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HomeMy WebLinkAboutPDS-035-23Clarftwn Staff Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: June 5, 2023 Report Number: PDS-035-23 Submitted By: Carlos Salazar, Director of Planning and Infrastructure Services Reviewed By: File Number: Mary -Anne Dempster, CAO Resolution#: PD-056-23 COPA2020-0005 and ZBA-2020-0019 By-law Number: Report Subject: Official Plan Amendment, and Zoning By-law Amendment to permit a 10 Storey building containing 140 residential units and 44 Townhouse units in Courtice Recommendations: 1. That Report PDS-035-23 and any related delegations or communication items, be received. 2. That the Official Plan Amendment and the Zoning By-law Amendment applications submitted by SvN Architects + Planners be approved and the Official Plan Amendment and Zoning By-law Amendment in Attachments 1 and 2 to Report PDS- 035-23 be passed; 3. That any Council and/or Public concerns regarding the site plan be addressed through the conditions of site plan approval; 4. That once all requirements and conditions contained in the Official Plan with respect to the removal of the (H) Holding Symbol and conditions of the site plan approval are satisfied, the By-law authorizing the removal of the (H) Holding Symbol be approved by the Director of Planning and Infrastructure Services; 5. That the Region of Durham Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PDS- 035-23 and Council's decision; and 6. That all interested parties listed in Report PDS-035-23 and any delegations be advised of Council's decision. Municipality of Clarington Report PDS-035-23 Report Overview Page 2 This report recommends approval of the proposed applications to amend the Courtice Main Street Secondary Plan and Zoning By-law to allow a ten -storey mixed use building and 44 townhouse units situated in five separate blocks at 1465 Highway 2 in Courtice. The ten - storey building is proposed to contain 140 residential units plus 200 square metres of ground related commercial floor space. The total number of units proposed on the subject lands is 184. The site is approximately 1.1 hectares, producing a housing density of approximately 170 units per hectare. The site plan details, and tenure will be addressed through future Site Plan and Plan of Condominium applications. 1. Application Details 1.1 Owner: 1465 King Street Inc. 1.2 Applicant: SvN Architects + Planners 1.3 Proposal: Clarington Official Plan and Courtice Main Street Secondary Plan Amendment To permit townhouses as a component of a mixed -use development site within the "Regional Corridor" and "Commercial" land use designations. To increase the maximum permitted building height from eight storeys to ten storeys for the mixed -use building. To reduce the private laneway width from 7 metres to 6.5 metres. Zoning By-law Amendment To rezone the property from "General Commercial Exception (C1-39) Zone" to "Holding - Residential Mixed -Use Exception (H)(MU2-3 (S:3/10)) Zone". 1.4 Area: 1.1 hectares 1.5 Location: 1465 Regional Highway 2, Courtice 1.6 Within Built Boundary: Yes 2. Background 2.1 On October 9, 2020, 1465 King Street Inc. submitted applications to amend the Courtice Main Street Secondary Plan and Zoning By-law 84-63 to facilitate the proposed Municipality of Clarington Report PDS-035-23 Page 3 development. The proposal consists of a ten -storey mixed -use building (Building 1) and 5 blocks for townhouse units (Buildings 2-6), for a total of 184 residential units and 200 sq. m. of commercial floor area. The proposal also includes indoor and outdoor common amenity spaces as well as enclosed at -grade and below -grade parking. Figure 1: Proposed Site Plan 2.2 A Public Meeting was held on January 11, 2021, followed by a Virtual Public Open House on February 4, 2021. Comments were sent to the applicant on April 30, 2021. A revised submission was received a year later (April 25, 2022), which incorporated some of the comments received. A site plan application was also submitted in conjunction with the revised submission. The site plan application was deemed complete on August 17, 2022, and comments were sent to the applicant at that time. The applicant has since submitted a third submission on January 31, 2023. Municipality of Clarington Report PDS-035-23 Page 4 2.3 The applicant has submitted the following supporting documents, which have been circulated to departments and agencies for review. They are available upon request and are summarized in Section 8 of this report. • Planning, Urban Design, and Sustainability Report • Noise Report • Transportation Impact Study • Hydrogeological Study • Functional Servicing and Stormwater Management Report • Environmental Impact Study — Addendum • Stage 1-2 Archaeological Property Assessment • Phase One and Two Environmental Site Assessment 3. Land Characteristics and Surrounding Context 3.1 The subject lands are located on the south side of Regional Highway 2, just east of Darlington Boulevard in Courtice. There is approximately 104 metres of frontage along Regional Highway 2. The site is 1.1 hectares (2.7 acres) and vacant. Proposed vehicle access to the site is off Regional Highway 2. The site is adjacent to an approved Site Plan (SPA2018-0032) known as the Uplands or High Street Courtice. 3.2 The surrounding land uses are as follows: North: White Cliffe Terrace Retirement Residence and single detached dwellings fronting onto Cherry Blossom Crescent. South and East: The Uplands, Courtice development site, comprised of two apartment buildings with 339 units, 93 link townhouse dwellings and 26 back-to- back townhouse units, totaling 458 units. West: Oshawa Monument Company, Esso and Circle K with Tim Hortons Express. Municipality of Clarington Report PDS-035-23 BLOSS OM 65 N T r1 - OURHAM HIGHWAY 2 NID iaE �. 7LF ~ iglRl;E �SbTVRfY: I f y - -- �E�kTi. V crrooa r,l' � JO amo�rc-_ gg fi LINi4 � I r � r Figure 2 — Location and Surrounding Lands Page 5 Municipality of Clarington Report PDS-035-23 Page 6 Figure 3 — Southeast view of subject lands, looking towards the Farewell Creek Valley Trail 4. Provincial Policy Provincial Policy Statement 4.1 The Provincial Policy Statement (PPS) policies direct growth to settlement areas and promote compact development forms. The subject lands are proposed within the Courtice Settlement boundary. Planning authorities are to facilitate a variety of housing forms and promote residential intensification to achieve efficient development patterns, especially along public transit and active transportation routes, such as Regional Highway 2. 4.2 The PPS requires Planning authorities to identify appropriate locations and promote opportunities for intensification and redevelopment. It also requires Planning authorities to identify the availability of suitable existing or planned infrastructure and public service facilities required to accommodate these projected needs. Municipality of Clarington Page 7 Report PDS-035-23 4.3 Settlement Areas shall encourage opportunities for infill where it can be accommodated. New development is to use existing infrastructure and public services appropriately, having regard for the site's surroundings. 4.4 The proposed development is a form of infill and intensification development that would utilize existing and planned infrastructure and would be appropriate for this context. 4.5 The proposal is consistent with the Provincial Policy Statement. Growth Plan 4.5 The Growth Plan contains policies for municipalities within the Greater Golden Horseshoe to manage growth and to direct and encourage development to settlement areas. It provides policies to encourage complete communities, which includes a diverse mix of land uses, a mix of employment and housing types, high -quality public open spaces, and convenient access to local stores and services. New transit -supportive and pedestrian -friendly developments will be concentrated along existing and future transit routes. The objective is to protect the natural environment and agricultural lands by making efficient use of existing public infrastructure and encouraging compact development within the already built-up areas of the municipality. 4.6 The site is within the defined Built Boundary in Courtice. Some growth is to be accommodated by directing development to the already built-up areas of Courtice through intensification. A minimum of 40 percent of all residential development occurring annually within each upper -tier municipality will be within built-up areas. After the Durham Region Official Plan comprehensive review is completed, the minimum target will increase to 50 percent. 4.7 The proposal for 184 units will contribute to Clarington's annual intensification targets and conforms to the Growth Plan. 5. Official Plans Durham Region Official Plan 5.1 The Durham Region Official Plan designates the subject lands as a Regional Corridor. Regional Highway 2 is a Type B Arterial Road and functions as a transit spine. Regional Corridors are targeted for higher densities and mixed uses, supporting higher - order transit services and pedestrian -oriented development. Regional Corridors support an overall, long-term density target of at least 60 residential units per gross hectare and a floor space index (FSI) of 2.5. The proposal achieves a density of approximately 170 units per hectare and an FSI of 1.8. It is important to note that the FSI target is a long- range target to be achieved for the overall Regional Corridor, not just on a site -by -site basis. The proposal would support and assist in achieving this target. Municipality of Clarington Report PDS-035-23 Page 8 5.2 Transit Spines facilitate inter -regional and inter -municipal transit services along arterial roads (GO Transit) and intersect with local transit services (Durham Regional Transit). Development along Transit Spines shall provide for complimentary higher densities and mixed uses in accordance with the Regional Corridor policies. 5.3 The proposal will intensify and redevelop an underutilized lot within the Regional Corridor and conforms to the Region Official Plan. Clarington Official Plan 5.4 The lands are within a Regional Corridor, within which a mixed -use building and apartments are permitted with a height between 3 and 12 storeys. The minimum net density is 85 units per hectare. The proposal is approximately 170 units per hectare, and the height ranges from 3 to 10 storeys. An Official Plan Amendment application was submitted to permit the additional use of townhouses. 5.5 Proposals for multi -unit residential must consider the appropriateness of the site, compatibility, provision of suitable access points, traffic and parking impacts and massing. The urban design and sustainability policies of the Official Plan must be implemented through the development. 5.6 Multiple vehicular accesses shall generally be provided to townhouse and apartment blocks. Each condominium corporation shall have direct street frontage and direct vehicular access. 5.7 Where lands are within 120 metres of a natural heritage or hydrologic feature, an Environmental Impact Study (EIS) is required. An EIS was submitted in support of the application. The findings and recommendations are summarized in Section 8 of this report. 5.8 The proposal to add townhouses as a permitted use within the Regional Corridor meets the intent of the policies in the Clarington Official Plan as the proposed townhouses balance the need for intensification units within the Regional Corridor, while respecting the surrounding lower density -built forms. The overall density target would still be achieved, and the height of the buildings are a minimum of 3 storeys. Municipality of Clarington Report PDS-035-23 Courtice Main Steet Secondary Plan Page 9 5.9 Within the Courtice Main Street Secondary Plan, the lands are designated Commercial. The Commercial designation allows retail, service and office uses, high -density residential uses such as mid- and high-rise apartments, either in a single -use building or part of a mixed -use building and limited community facilities, including social, recreational, educational, and cultural facilities. 5.10 The Secondary Plan also identifies a trail system and a network of private lanes to be considered during the review of the applications. The proposal shows an interconnected vehicle and pedestrian access with The Uplands development adjacent to the site. 5.11 The Secondary Plan provides detailed urban design policies to ensure street -oriented buildings and an attractive streetscape along the Courtice Main Street in order to achieve a walkable community with a well-defined public -realm. This includes a highly interconnected pattern of lotting for development blocks, consistent built form, safety, accessibility, shade and comfort in the pedestrian environment and support for active modes of transportation. Views and connections to natural heritage features shall be enhanced through the development of this site. 5.12 The proposed amendment to the Courtice Main Street Secondary Plan would allow for limited townhouse development in the Commercial designation, increase the maximum height from eight to ten storeys, and a reduction in the private laneway width from 7 metres to 6.5 metres. 6. Zoning By-law 6.1 The site is zoned General Commercial Exception (C1-39), which permits the full range of commercial uses found in the General Commercial zone within mixed -use or single - use buildings, subject to various specific regulations. The C1-39 Zone does not permit the proposed development therefore, a rezoning application has been submitted. It is important to note that the C1-39 Zone predates the approved policies of the Courtice Main Street Secondary Plan and contemplated a prior development proposal that would not conform to the Clarington Official Plan. The C1-39 Zone does not align with the approved vision for the Courtice Main Street area. 6.2 The Zoning By-law amendment application proposes to rezone the property to a Residential Mixed Use Exception Zone to permit the proposed development. The Mixed - Use Exception Zone is also found in other areas within the Courtice Main Street Secondary Plan and would bring the subject lands in conformity with the policies and vision for the area. Municipality of Clarington Report PDS-035-23 Holding Provisions Page 10 6.3 The proposed Zoning By-law amendment includes a Holding Zone. The Holding Zone will remain on the lands until the conditions of the Site Plan are fulfilled. The conditions of the site plan will require the applicant to, among other matters: • Address the recommendations of the background studies, including submissions of additional information, plans and reports; • Obtain a clearance letter from Durham Region with respect to the Environmental Site Assessment and Archaeological Study; • Demonstrate conformity with the Courtice Main Street Secondary Plan Design Guidelines; • Provide a fire plan to the satisfaction of Clarington Emergency and Fire Services Department and Building Division; and • Provide for a shared vehicle access arrangement with the Uplands development to the east and the Oshawa Monument site to the west, including cost sharing for a signalized entrance. 7. Public Notice and Submissions 7.1 A Public Meeting was held on January 11, 2021, followed by a Virtual Public Open House on February 4, 2021. Details of the application were also posted on the Municipality of Clarington's development application webpage, various Clarington social media channels, and in the Planning and Infrastructure Services monthly e-mail update. 7.2 Notification of the Public Meeting and Virtual Public Open House was mailed to property owners within 120 metres of the subject lands. Notification signage was also posted on the property. 7.3 Approximately 18 written submissions were received, one person came out to speak at the Public Meeting, and approximately 30 people attended the Virtual Public Open House meeting. The following inquiries and questions were received from residents, as follows: • Opposition to the density proposed on the subject site, as well as the adjacent Uplands site to the east; • Concern about the quality of life with the amount of proposed density; • Proposed development could be premature; Municipality of Clarington Report PDS-035-23 Page 11 • Suggest focusing high -density development to the east on Regional Highway 2 towards the Courtice Urban Centre at Trulls Road and Courtice Road instead; • Concern with the destruction of green space and wildlife habitat; • Inquiry on how the pedestrian paths will connect to the Farwell Creek trail; • Concern with an increase in traffic congestion on area roads, including Highway 401 interchange, and the impact on residents and businesses; • Concern with the limited amount of proposed on -site parking; • Concern with drainage and stormwater management; • Request for more commercial uses instead of residential uses on the subject lands. 7.4 These comments and concerns will be further discussed in Section 9 of this report. 8. Summary of Background Studies Planning, Urban Design and Sustainability Report, SvN Architects + Planners, September 2020 8.1 The proposal aims to contribute to meeting the density and streetscaping objectives of the Secondary Plan and Design Guidelines by siting buildings near the street line to contribute to a sense of enclosure and a strong street edge. The ground floor avoids expanses of blank facades by providing transparent glazing. The proposal demonstrates that it will enhance the pedestrian environment using canopies, balconies, benches and landscaping. The main entrance to the apartment building and commercial units face Regional Highway 2. 8.2 The report concludes that in this location, the proposed scale and intensity of the development considers its context and responds to urban design objectives of the Clarington Official Plan, Secondary Plan and the Courtice Main Street Urban Design Guidelines. 8.3 The proposed design incorporates low -impact development strategies such as green roofs, permeable pavement, enhanced landscaping, bicycle parking, EV charging station retrofit, and enhanced topsoil, in order to meet the Municipality's sustainability objectives, limit the impact on the natural environment, and contribute to a resilient community in Clarington. The report mentions that a checklist will be provided as part of the Site Plan application to demonstrate how the development will achieve several enhanced targets through the Green Development Framework of the Clarington Priority Green initiative. Municipality of Clarington Report PDS-035-23 tau _ •, 1 A #1 � S- i� " Page 12 Figure 4: View of proposed development from Regional Highway 2 looking southwest. Noise Report, Valcoustics Canada Ltd., Sept. 11, 2020, Addendum Nov. 29, 2022 8.4 This study examines noise generated by traffic on Regional Highway 2, by operations at the Esso gas bar, and by operations at the adjacent Oshawa Monument Company. Mitigation measures are outlined in the study and in the subsequent addendum letter and will need to be addressed through the Site Plan application process. 8.5 The addendum letter was prepared to address changes to the compressor located at the Oshawa Monument Company to the west. It was determined that the daytime sound levels were exceeded for Condo Block F (townhouses). Mitigation measures on the monument site were recommended to reduce the sound levels, such as the installation of a fence. An agreement from the adjacent property Owner would be required in order to implement the recommendation in the Addendum letter. This would be required through the Site Plan process. Transportation Impact Study, Nextrans Consulting Engineers, Apr. 2022, Response Letter Nov. 30, 2022 8.6 The development is proposed to include 274 vehicle parking spaces and 220 bicycle parking spaces. Site entrances from Regional Highway 2 include a right in/right out access at the west side of the site and a full movement signalized intersection at the east edge of the site, shared with the Uplands development (Maple Park Ave). The Municipality of Clarington Report PDS-035-23 Page 13 analysis completed for this study indicates that the internal private street network and the surrounding public streets can accommodate traffic generated by the proposed development with minimal impact on traffic volumes and travel time. The report states that the proposed supply of onsite parking will be sufficient in the context of available options for public and active transportation at the site. 8.7 A reciprocal easement will be required for both properties on either side of the subject lands to facilitate traffic movements throughout the site and to utilize the traffic signals. The Oshawa Monument site to the west will be restricted to a right-in/right-out as a result of this development and will need access to the signals at Maple Park Ave. Similarly, the subject development would need access to the Oshawa Monument Site to protect for future vehicle traffic movements through to Darlington Blvd as per the private lane shown in the Courtice Main Street Secondary Plan. BRIAR H ILL6ArEown&WLLF ` 26 s] - 1460 64 I � Y • � z B LOSSOM CI qy, - R6 .0 �lI43 REGIONAL Fl1 yWAYZ it 11 � O 1 • a 0 ! 1169 - - 1567tl 146E OLD KINGs]Ok RpA - 1 • 1 x-- ------ 1463 82 o' }qg6 LLI 0ET- a .r 72 1 I67' Figure 5: Conceptual interconnected private laneway connection as per Courtice Main Street Secondary Plan 8.8 The Region of Durham requires a 45-metre right-of-way along Regional Highway 2 to protect for a future rapid transit corridor, however given the timing of when this development originally came forward, the Region has accepted a reduction to 42 metres specifically for this site. The proposal was revised to demonstrate it can accommodate the additional 1 metre above what was originally shown on the site plan proposal for the Municipality of Clarington Report PDS-035-23 Page 14 road widening but will result in a reduced 0 metre setback to the underground parking. This has been reflected in the proposed zoning by-law amendment for the subject lands. Hydrogeological Study, G2S Consulting Inc., Aug. 2021 8.9 A Hydrogeological Study was prepared to assess the short-term and long-term dewatering requirements for the proposal and recommends a number of construction measures to be implemented by the construction contractor. A construction dewatering plan should be prepared by the contractor prior to the commencement of construction and the construction dewatering activities. Confirmation is also required on the potential impacts to the tributary prior to any approvals of the site plan application. 8.10 Groundwater quality generally meets the sanitary sewer discharge requirements except for a marginal exceedance in total suspended solids. In accordance with the Region's sewer use bylaws, groundwater may not be discharged to the sanitary sewers, therefore due to exceedances in total suspended solids, manganese and phosphorous, groundwater will need to be treated prior to being discharged to the local storm sewer. Servicing and Stormwater Management Report, Siteplantech Inc., Dec. 16, 2022 8.11 This report investigated water supply, sanitary sewer and storm drainage for the site and concludes that the existing water supply and sanitary sewer services on Regional Highway 2 have sufficient capacity to accommodate the proposed development. Stormwater collected on this site is proposed to be stored on -site, with a portion of the water to be reused as greywater and irrigation for landscaping. 8.12 The approval of this development is contingent upon the final completion of the external stormwater management features, including the outlets to the Farwell Creek, to be constructed on the adjacent Uplands site. The report will also need to be updated to reflect any changes to the proposal as a condition of site plan approval. Environmental Impact Study, GHD, Addendum Letter, June 3, 2021 8.13 This addendum was completed in light of the Environmental Impact Study completed for the adjacent Uplands site. The original study included fieldwork on this site. Additional fieldwork needed to produce the addendum was completed in June 2020. The study recommends that work to clear the site for grading should occur outside of the April 15 to August 15 breeding bird window but recognizes that the site has already been disturbed. 8.14 Confirmation is also required on the potential impacts to the unnamed tributary to the east of the site prior to any approvals of the site plan application. Stage 1 and 2 Archaeological Property Assessment, Amick Consultants Limited, Sept. 9, 2020 Municipality of Clarington Report PDS-035-23 Page 15 8.15 A Stage One and Two Archaeological Assessment was completed for the subject lands. The assessment was carried out on May 19, 2020. Stage One research indicated that the property may have archaeological potential because of its proximity to water and historical settlement information. 8.16 This assessment did not result in the discovery of any material of cultural significance. If any archaeological resources should be discovered during the course of development, all excavation must stop immediately, and the Ministry of Tourism, Culture and Sport shall be contacted immediately. A clearance letter will be required from the Ministry of Heritage, Sport, Tourism and Culture Industries prior to the approval of the Site Plan application. Phase One and Two Environmental Site Assessment - 1459, 1461, 1463 & 1465 Highway 2, Aug. 21, 2020, and July 2022 8.17 A Phase One Environmental Site Assessment (ESA) identified the presence of unknown fill materials throughout the site and two areas of potential environmental concern within the site. First, there was a small welding shop on the site historically and second, the current and historic uses on the adjacent properties, including the monuments manufacturer and the gas bar. The report recommended that a Phase Two Environmental Site Assessment be undertaken to investigate potential contaminants in the soil and groundwater. 8.18 Phase Two ESA was completed in July 2022. Based on the finding in the report, the chemical quality of the soil and groundwater in the tested samples meets the applicable site condition standards in non -potable groundwater conditions for residential uses. No further investigation was recommended in the report however, a Record of Site Condition (RSC) will be required as a condition of approval for the Site Plan. This also means further investigation will be required to satisfy the requirements of O. Reg. 153/04, according to the ESA report. 8.19 In accordance with O. Reg. 903/90, as amended, the monitoring wells should be decommissioned if the wells are not in use or being maintained for future use. 8.20 The proponent will also have to satisfy the Region's Site Contamination Protocol to address any other site contamination matters. 9. Department and Agency Comments 9.1 The list of agencies and internal departments comments received on the applications can be found in Attachment 3. 10. Discussion 10.1 The site is situated in the Courtice Main Street Secondary Plan Area. This development is intended to be complementary to the site to the east, known as The Uplands Municipality of Clarington Report PDS-035-23 Page 16 development, completing the west side of the private street between the two sites and completing the street frontage along this section of Highway 2. A cost -sharing agreement between the two sites is necessary for the construction and maintenance of the private lanes. Cross -access easements will also be required and applied for through the Region of Durham severance application process. 10.2 The subject lands are within a Regional Corridor and designated Commercial in the Courtice Main Street Secondary Plan, which permits retail and service uses, as well as mid- and high-rise apartments. The proposed amendment to the Courtice Main Street Secondary Plan is required to allow for limited townhouse development in the Commercial designation, increase the maximum height from eight to ten storeys, and reduce the private laneway width from 7 metres to 6.5 metres. 10.3 The site will add 200 square metres of commercial space in a place easily accessible by residents of these developments and others nearby. The proposal has been revised to incorporate an outdoor patio on the west commercial unit to activate the street and enhance the public realm along Highway 2. Figure 6 — Site Plan of subject lands and adjacent Uplands site Municipality of Clarington Page 17 Report PDS-035-23 10.4 A rezoning is required to rezone the lands from "General Commercial Exception (C1-39) Zone" to a Residential Mixed Use Exception Zone that will facilitate the proposed development. A Zoning By-law Amendment has been prepared which would zone the subject lands to the "Holding - Residential Mixed -Use Exception (H)(MU2-3 (S:3/10)) Zone". The proposed zone would better align with the approved vision for the Courtice Main Street area. 10.5 A hold symbol is proposed for the subject lands and will be removed once the Applicant provides satisfactory evidence which addresses all concerns listed in this report and fulfills conditions of the site plan with the Municipality of Clarington to the satisfaction of the Director of Planning and Infrastructure Services. The draft conditions of the site plan application will be prepared at a later date, provided Council supports the recommendations in this report. Density 10.6 The area around the subject property is comprised of low -density residential and commercial uses in transition. The commercial areas are traditional single -storey developments surrounded by surface parking. The residential areas are traditional single detached houses on relatively large lots. Some of the newer format commercial spaces (such as the Shoppers Drug Mart) are two storeys and line the street. 10.7 Since the implementation of the Courtice Main Street Secondary Plan, the Regional Highway 2 corridor has seen an increase in higher -density developments, including: • the recently built development within the Courtice Town Centre; • the site currently under construction at the former motel site at 1607 Highway 2; • the draft approved site plan adjacent to the subject lands (The Uplands); • the proposed seniors residence at 1697 Highway 2 (Lawson); and • The mixed -use development at 1678 Highway 2 (Provenzano). 10.8 The density proposed is in conformity with the policy direction and vision for the Courtice Main Street Area and provides for a greater diversity of housing types for the area. 10.9 Ideally, step backs for the upper floors of the ten -storey building would be preferred to create a more pedestrian -scaled development along the street edge, however, given the grading constraints on the site and the overall design of the integrated parking garage with common shared amenities on the roof of the garage, it would be difficult to achieve. To address this, the design of the building incorporates contrasting materials for the ground floor and upper levels, with the second -floor balconies serving as a cornice line to define the public realm. This creates visual articulation in the building to make it more Municipality of Clarington Report PDS-035-23 Page 18 interesting. The building massing and lack of step back at upper levels are also consistent with the approved mid -rise building to the east that is part of the Uplands development. �II��xi = ti•rs r •. rr r I �w � ��tt� lY'w Fi' a ■ Ci L- id � i� Lr Ate. Ri L� qed Lr li•rid rid rLL ft—, - NORTH ELEVATION Figure 9- North Elevation 10.10 Regional Corridors are part of Clarington's priority intensification areas and are third, in terms of density hierarchy, next to Transportation Hubs and Urban Centres. These areas are to accommodate a significant amount of growth to create a vibrant street edge and to support public investment in major transportation infrastructure. It also transitions in scale to the lower -density areas to the south and west by providing three and four - storey townhouses at the rear. Vehicle Access and Traffic 10.11 The proposed application will be an extension to the draft approved site plan application to the east (The Uplands) and includes an important section of the private laneway network required to complete the traffic circulation for this block. The private lanes will also connect to the Oshawa Monument site to the west, which will eventually allow for future connections to Darlington Boulevard as future blocks develop. 10.12 It has been important for this development to have a signalized entrance shared with the Uplands development to the east. The new signals would not only benefit the subject lands but would assist in the further deterioration of the Darlington Boulevard intersection as background traffic continues to grow. Since it will not meet the Region's criteria for signals, it would be the Municipality's responsibility to pay for signalization. The Municipality will recover 100% of the costs associated with the signals from the developers that benefit from the signalized intersection. Municipality of Clarington Page 19 Report PDS-035-23 10.13 Transportation objectives of the Secondary Plan are to transform Highway 2 from a "highway" environment to an urban multimodal transportation corridor with greater emphasis on the "pedestrian environment." Additional objectives are to support sustainable transportation choices, including active transportation modes and future higher -order transit and to improve the public realm and make the Corridor more transit - supportive through high -quality streetscaping. This proposal is part of bringing the vision for Regional Highway 2 to life by enhancing mobility options and the public realm, building transit -supportive land uses and creating an inspiring urban built form. 10.14 Traffic counts were completed on Wednesday, March 4, 2020. Conditions observed indicate that the intersections in the study area are operating at acceptable levels of service, which is expected to continue under anticipated future conditions. The same is true of the proposed new entrances from Regional Highway 2 to serve the subject and adjacent Uplands developments. 10.15 The proposed development is expected to generate 67 two-way automobile trips during the peak morning hours and 91 two-way automobile trips during the peak afternoon hours. Some common Transportation Demand Management recommendations are offered and have been considered in the preparation of the Secondary Plan Amendment, Zoning By-law amendment and through the Site Plan approval process. These include designated carshare parking spaces, 22 short-term and 198 indoor bicycle parking spaces, pedestrian sidewalks along the internal roads which connect to Highway 2, and provide an information package to new residents which includes Durham Region Transit information, community cycling maps, trails, etc. 10.16 The final construction traffic and phasing plan will be required through the site plan process and will need to be coordinated with the Uplands development. Construction traffic will be required to use the Highway 2 entrance. Parking 10.17 The Mixed -Use zone designation for the Courtice Main Street area has a parking ratio for apartment buildings of one parking space per unit, which includes visitor parking. This ratio is lower than the general parking requirement for apartments in the zoning by- law, which is used in other areas of the Municipality. The intent of reducing the parking ratios for the entire mixed -use areas within the Courtice Main Street is to support frequent public transit investment and encourage an increase in multi -modal transportation options. The same ratio is proposed to be applied to the subject lands as part of the MU2 Zone, however, for the townhouses, a parking ratio of two parking spaces per unit will still be required, and a visitor parking ratio of 0.25 spaces per unit consistent with the adjacent development to the east. 10.18 Given the parking ratios proposed in the zoning by-law amendment, a total of 274 parking spaces would be required for the site and 7 accessible parking spaces. The proposal provides for a total of 274 parking spaces and 27 accessible parking spaces. Municipality of Clarington Report PDS-035-23 Pedestrian and Trail Connections Page 20 10.19 The proposal integrates with the Uplands development to the east and will contain pedestrian linkages to the Farwell Creek Valley trail system. Public access will be created through an easement in favour of the Municipality that will be established through the site plan process. This is an important objective of the Official Plan as the Municipality develops an active transportation network of trails, bike lanes and sidewalks. The Farewell Creek trail will be a major spine for the active transportation network. 10.20 A 2.1 metre sidewalk is proposed along the west side of the site which is adjacent to the private lane. It connects to the adjoining Uplands site to the south and carries on to the Farwell Creek Trail. The goal is to allow for trail users to connect to the commercial areas to the north and west, and for the residential neighbourhood to access the valley and trail system. Municipality of Clarington Report PDS-035-23 Page 22 accordance with Clarington's Amenity Guidelines for Medium and High -Density Residences. The outdoor amenity areas include common areas on the roof of the parking structure, as well as a patio on the rooftop terrace of the high-rise building. Additionally, the townhouses will also contain individual private rooftop amenity space. Figure 10- Outdoor Amenity Area proposed on top of the parking garage. Municipality of Clarington Report PDS-035-23 NON -ACCESSIBLE GREEN ROOF Page 23 O L0.PM£SET ': WGGG BENCH iOP, i EH 5 PoL59EROQ4IE�SIEELPIPN191— - WALL-NWM Fo-goo rvrr 4 � — ONROOFSU6 Ro o �o-too m PJRCFIAINPAVING - CONCREfEPANNG&WN I — \ V J PD M r r '}x g?B, Figure 11- Rooftop Patio 10.22 Payment -in -lieu of parkland dedication will also be required for this development as the private outdoor amenity space is only intended for the residents of the site, given the lack of private outdoor space for each of the units. Private outdoor amenity space does not count towards the public park contributions. 10.23 Municipal parkland dedication for this site will be calculated in accordance with the Planning Act under Section 42, as well as the Municipality's Parkland Dedication By-law 2022-043. Currently, the Alternative Rate is 1 ha per 1,000 units, to a maximum of 10% of the site area. This would result in a payment equivalent to the value of lands for 0.11 ha. The new Alternative Rate was introduced through Bill 23. Prior to the recent Bill 23 changes to the Planning Act, the requirement was 1 ha per 500 units, which would have resulted in 0.37 ha. At a value of approximately $4,000,000 per ha for residential lands, this results in approximately $1,000,000 of loss revenue, given the recent changes to the alternative rate. 10.24 The final parkland calculation will be determined through the site plan stage, and payment is required prior to issuing a building permit. Stormwater Management 10.25 Staff and CLOCA are satisfied with the proposed management of stormwater quality and quantity. The final design details of infiltration areas and other stormwater management features will be confirmed at the site plan approval stage. Appropriate conditions for future maintenance and operation of stormwater management elements will be included in the site plan and condominium agreements. The future condominium corporation(s) will be responsible for not only the on -site stormwater structures but the outlets in the valley as well. Municipality of Clarington Report PDS-035-23 Fire and Emergency Services Page 24 10.26 Emergency and Fire Services has reviewed the proposal and has expressed some concerns with the overall site layout. The applicant will need to demonstrate that an unobstructed path of travel from the fire route to the furthest proposed tenant main entrance on the interior units of Condos, C, D, and F, cannot exceed more than 45 meters for the fire truck. 10.27 Furthermore, at the Public Meeting, a concern was raised regarding the clearance of the portico at the westerly vehicle entrance for a fire truck. Although there may be clearance for a fire truck, the Building Division has indicated that the Building Code does not permit the fire route to be closer than 3 metres to the building. The design of the 10- storey building would need to be revised as part of the site plan process to comply. r :i I iDC=LCNAISE PDRTIONa K Dkl+ M DLMRIEE Figure 12- Cross section - south view showing the portico over the drive aisle on the west and the interior units which face the private outdoor amenity space. Site Plan Application 10.28 Staff will continue to collaborate with the owner and review the site plan application. Detailed site design refinements will occur through the Site Plan approval process, such as technical issues that deal with grading, stormwater management, traffic, and emergency response. 11. Financial Considerations 11.1 The capital infrastructure required for this development will be built by the developer and assumed by the Municipality upon acceptance. The Municipality will include the new Municipality of Clarington Report PDS-035-23 Page 25 public capital assets in its asset management plans and be responsible for the major repair, rehabilitation, and replacement of the public assets in the future. 11.2 Maintenance and minor repairs of any public infrastructure will be included in future operating budgets. 11.3 The maintenance, repair, and replacement of any private laneways or private amenities will not be the responsibility of the Municipality. 12. Concurrence 12.1 Not Applicable. 13. Conclusion 13.1 In consideration of all agency, staff and public comments, it is respectfully recommended that the applications by Kingside to amend the Clarington Official Plan, Courtice Main Street Secondary Plan, and Zoning By-law for a multi -unit residential development with commercial space on the ground floor be approved, with a holding symbol that will be removed once the conditions of the site plan are satisfied. The conditions for the site plan application will be issued after Council makes a decision on the official plan and rezoning applications. Staff Contact: Nicole Zambri, Senior Planner, 905-623-3379 ext. 2422 or nzambri(a)_clarington.net . Attachments: Attachment 1 — Official Plan Amendment Attachment 2 — Zoning By-law Amendment Attachment 3 — Agency and Department Comments Interested Parties: List of Interested Parties available from Department. Attachment 1 to PDS-035-23 The Corporation of the Municipality of Clarington I'_1 i�it'P i T1T1►P in, 41'i:I:W:1 To the Municipality of Clarington Official Plan Purpose: To amend the Clarington Official Plan and the Courtice Main Street Secondary Plan to permit townhouses as a component of a mixed use development within a Regional Corridor and Commercial land use designation, to increase the maximum permitted building height in the Commercial designation, and to permit a private laneway width of 6.5 metres. Location: The amendment to the Official Plan applies to the property at 1465 Durham Highway 2 in Courtice. Basis: This amendment is based on applications by 1465 Highway 2 Inc. to permit a multi -unit residential development, which will result in 184 units, including a mixed use building and townhouses, on lands south of Durham Highway 2, east of Darlington Boulevard, and within the Courtice Main Street Secondary Plan area. Actual Amendment: The Clarington Official Plan is herby amended by adding an exception to Section 23.19.1 "Residential Exceptions" as follows: ix. Notwithstanding Table 4-3 "Summary of Urban Structure Typologies", lands identified by Roll Number 1817-010-070-06400 shall, in addition to the permitted uses within the Region Corridor, be used for townhouses in conjunction with a mixed -use or apartment building located on the same site. The Courtice Main Street Secondary Plan is hereby amended as follows: a) Notwithstanding the provisions of section 5.2.2, the following uses are permitted: - Townhouses in conjunction with a mixed use building or apartment building located on the same site. Attachment 1 to PDS-035-23 b) Notwithstanding the provisions of section 5.2.3, the maximum building height is 10 storeys, provided that the 10t" storey excludes any residential units. c) Notwithstanding the provisions of section 9.2.6, private laneways shall have a minimum width of 6.5 metres. Implementation: The provisions set forth in the Municipality of Clarington Official Plan and the Courtice Main Street Secondary Plan, regarding the implementation of the Plan, shall apply in regard to this Amendment. Interpretation: The provisions set forth in the Municipality of Clarington Official Plan and the Courtice Main Street Secondary Plan, regarding the interpretation of the Plan, shall apply in regard to this Amendment. The Corporation of the Municipality of Clarington By-law 2023- Being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the Municipality of Clarington. Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington for ZBA2020-0019; Now Therefore the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 16A.7 "Site Specific Exceptions" is amended by adding the following new Special Exception Zone and renumbering the remaining sections: 16A.7.5 Residential Mixed Use Exception (MU2-3) Zone Notwithstanding the respective provisions of Section 3.16 e. and 16A, those lands zoned MU2-3 (S:3/10) on the Schedules to this By-law, shall be subject to the following requirements: a. Additional permitted uses: i. Linked Townhouse dwellings; ii. Linked and Stacked Townhouse dwellings are only permitted in conjunction with an apartment or mixed use building, either connected or on the same site. b. Regulations for Mixed -Use Building i. The number of storeys is subject to the zone suffixes as shown on the Zoning Map Schedule, however in no case shall the loth storey be used for residential units. ii. Minimum length of street fagade (Highway 2) 55% iii. Minimum setback all floors above 4th storey that face a public street 0 metres c. Regulations for Linked and Stacked Townhouse Dwellings i. The total number of townhouse dwelling units shall not exceed 45% of the total number of units within the MU2-3 Zone. ii. Setback between dwelling without a common wall (minimum) 2.4 metres iii. Minimum length of street fagade (Highway 2) 10% iv. Location of main entrance No requirement V. Minimum number of parking spaces per unit: 2 spaces per unit 0.25 spaces for visitor parking vi. Minimum private outdoor amenity space 30 square metres per unit vii. Location of entrance no requirement d. Regulations for entire block i. Yard Requirements to underground parking (minimum) a) Front yard 0 metres; b) All other yards 1.2 metres ii. Private Lane Width (Minimum) 6.5 metres iii. Private Sidewalk Width (Minimum) 1.5 metres iv. Minimum bicycle parking 0.5 space per dwelling unit V. Minimum outdoor amenity space (shared) 4.0 square metres per unit vi. Minimum indoor amenity space (shared) 2.0 square metres per unit 2. Schedule `4' to By-law 84-63, as amended, is hereby further amended by changing the zone designation from "General Commercial Exception (C1-39) Zone" to "Holding - Residential Mixed Use Exception (H)(MU2-3 (S:3/10)) Zone" as illustrated on the attached Schedule `A' hereto. 3. Schedule `A' attached hereto shall form part of this By-law. 4. This By-law shall come into effect on the date of passing hereof, subject to the provisions of Section 34 and 36 of the Planning Act Passed in Open Council this 12t" day of June, 2023. Adrian Foster, Mayor June Gallagher, Municipal Clerk This is Schedule "A" to By-law 2023- , passed this day of , 2023 A.D. DALE PARK DRIVE 0 z 0 V m kn TFL_W LU � � V W � 0 W a � HIGHWAY 2 0 W 0 CO z 0 z J IY Zoning Change From 'C1-39' To '(H)MU2-3 (&3/10)' N Courtice . ZBA 2020-0019 • Schedule 4 Attachment 3 to PDS-035-23 Attachment 3 — Agency and Department Comments The following agencies and internal departments were circulated for comments on the applications. Below is a chart showing the list of circulated parties and whether or not we have received comments to date. Department/Agency Comments Summary of Comment Received Durham Region ❑x Durham Region does not have an objection to Planning Department the proposal. A Record of Site Condition will be required as well as a clearance letter from the Ministry of Heritage, Sport, Tourism and Culture Industries. For the noise receptor the Region has indicated that it prefers the noise barrier to be constructed on the Oshawa Monument Site. Durham Region Works ❑x A Regional Servicing Agreement is required. Department A Waste Management Plan is required. The Region will require a 21 metre road widening from the centre of the original road allowance. A cross access easement will be required for the Oshawa Monument site given the restrictions to the right in right out turning movements as a result of this development. The raised planer beds and large trees will not be permitted within the Regions right-of- way or future road widening dedication. Central Lake Ontario ❑x CLOCA does not have an objection to the Conservation Authority proposal. A dewatering plan will be required (CLCOA) for the next site plan application submission. The unnamed tributary to the to the southeast on the adjacent Uplands site will need to be evaluated for potential impacts. Kawartha Pineridge 0 KPRDSB has no objection to the proposal. District School Board Requested warning clauses be included in the offer of purchase and sale agreements advising prospective homeowners of accommodations at certain schools is not guaranteed and the school bus pick-up points will not be located on the private lane but from the public road. A pedestrian walkway internal to the site is required to promote safe walking routes. Clarington Engineering 0 No objection to proposal. Detailed design Development Division comments related to snow storage, truck Attachment 3 to PDS-035-23 turning movements, servicing, grading, and stormwater management were provided and will need to be addressed prior to finalization of the site plan application. Clarington Emergency ❑x Applicant to show distance of the fire hydrants Services to the furthest main entrance of the proposed buildings. Fire route will need to comply with OBC 32.5 and "No parking fire route" signs to be installed. Clarington Building 0 No objection to first submission. Division Clarington 0 No objection. Detailed comments were Accessibility provided regarding access to the building, Committee relocation of the covered lift to the private outdoor amenity space, smooth surfaces for the amenity space, clearance for mobility devices in the dog was and drop off lobby area, and accessible residential units to be provided as an option for purchase. Canada Post 0 No objection. Corporation Bell Canada 0 No objection. Rogers 0 No objection. Enbridge Gas 0 No objection. PVNC District Catholic ❑ School Board Conseil Scolaire de ❑ District Centre-Sud- Quest Conseil Scolaire de ❑ District Catholique Centre-Sud