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HomeMy WebLinkAboutPSD-015-15 Clarftwn Planning Services Public Meeting Report If this information is required in an alternate accessible format, please contact the Municipal Clerk at 905-623-3379 ext. 2102. Report To: General Purpose and Administration Committee Date of Meeting: March 9, 2015 Report Number: PSD-015-15 Resolution Number: - 1 File Number: ZBA2015-0003 By-law Number: Report Subject: An Application by Jeffery Homes Inc. to rezone lands in a Draft Approved Plan of Subdivision Recommendations: 1. That Report PSD-015-15 be received; 2. That the application to amend Zoning By-law 84-63, submitted by Jeffery Homes Inc. continue to be processed and that a subsequent report be prepared, and 3. That all interested parties listed in Report PSD-015-15 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD-015-15 Page 2 Report Overview The Municipality is seeking public comments on the application submitted by Jeffery Homes Inc. proposing to rezone lands in a draft approved plan of subdivision (S-C-2003-001). The lands are currently designated for Urban Residential development in the Clarington Official Plan. 1 . Application Details 1.1 Applicant: Jeffery Homes Inc. 1.2 Agent: D.G. Biddle & Associates Ltd. 1.3 Proposal: To rezone the lands by: • Increasing lot coverage from 40% to 50% for bungalows with loft space; • Decreasing rear yard setbacks on some lots from 7.5 metres to 6 metres; • Increasing garage width to 55% of the width of the lot; • Allowing garage projections of 0.7 metres beyond the dwelling front wall or covered porch projection; • Allowing a minimum yard setback of 1.2 metres to a sight triangle; and • Removing the (H) Holding symbol from the lands after the draft plan is registered. 1.4 Area: 11.45 hectares 1.5 Location: Lands north of Centerfield Drive, east of Old Varcoe Road being located in Part of Lot 34, Concession 3, former Township of Darlington (see Figure 1) 1.6 Within Built Boundary: No 2. Background The subject lands were draft approved in 2010 for 55 single-detached dwellings and were later amended in 2011 to 51 single-detached dwellings. An extension to draft approval was granted on July 10, 2014. The applicant has entered into a subdivision agreement with the Municipality of Clarington and the draft plan will be registered soon. Municipality of Clarington Report PSD-015-15 Page 3 3. Land Characteristics and Surrounding Uses The subject site is located north of Centrefield Drive and east of Old Varcoe Road in the Worden Neighbourhood in Courtice and is currently vacant. The surrounding uses are as follows: North: Two single-detached dwellings and farm field with dwelling and accessory buildings South: Low density residential dwellings West: Harmony Creek and associated valley lands; existing single-detached dwellings on Old Varcoe Road and Lawson Road East: Provincially Significant Wetland (PSW); existing single-detached dwellings on Tooley Road Figure 1. Site Location �V Subject Site • t •M• r r A. f L / Municipality of Clarington Report PSD-015-15 Page 4 4. Provincial Policy The applications are proposing variations to the setbacks and other regulations for a previously draft approved plan of subdivision. The level of detail addressed by the application is not addressed in Provincial Policy. 5. Official Plans 5.1 Durham Regional Official Plan The Durham Regional Official Plan designates the lands as "Living Areas", which shall be used predominately for housing purposes. The proposed rezoning application is to allow for an alteration in dwelling design elements for residential lots in a draft approved plan of subdivision. This proposal conforms with the Durham Regional Official Plan. 5.2 Clarington Official Plan The Clarington Official Plan designates the subject lands Urban Residential — Low Density. Low Density residential uses shall be developed between 10-30 units per net residential hectare. The predominant housing form shall be single detached, semi- detached/link and duplex to a maximum height of 2.5 storeys. This application conforms to the Clarington Official Plan. 6. Zoning By-law Zoning By-law 84-63, zones the lands "Holding Urban Residential Type One Exception ((H) R2-71)" and "Holding Urban Residential Type Two Exception ((H) R2-72)". The applicant is seeking to rezone the subject lands to increase lot coverage for bungalows with lofts, decrease rear yard setbacks for specific lots, increase garage width, allow for garage projections and to reduce the yard setback to the property line created by the site triangle. The applicant has also requested that the Holding (H) symbol be removed through this application. 7. Public Notice and Submissions Public notice was given by mail to each landowner within 120 metres of the subject site and a public meeting notice sign was installed on the property. The public notice was also posted on the Municipal website and in the Planning Services electronic newsletter. As of the writing of this report, Staff have received one inquiry from the public. The inquiry related to the nature of the rezoning and whether the proposal to change the zone provisions would apply to the wider neighbourhood or only to the subject lands. No objections were stated. Municipality of Clarington Report PSD-015-15 Page 5 8. Agency Comments 8.1 Central Lake Ontario Conservation Authority Conservation Authority staff have reviewed the application and have indicated a concern with a potential impact on the water balance for the site with increased coverage. Rainwater wells are required on some lots within the plan, while others are to have swales and increased topsoil depths for the promotion of greater infiltration. It is not clear how the requested changes might impact on these components and the water budget for the site and Authority staff recommend that additional information be provided by the applicant in this regard prior to approval of the application. 9. Departmental Comments 9.1 Engineering Services The Engineering Services Department have reviewed the application and have indicated that additional supporting information is required. The engineering drawings for this development have already been approved and the underground services have already been constructed. The applicant must submit a Stormwater Management Brief which demonstrates that each component of the overall stormwater management design and infrastructure (storm sewers, ponds, swales, overland flow routes, infiltration trenches etc.) has adequate capacity to accommodate the increased stormwater flow rates that will result from the proposed zoning changes. The approved Master Grading Plan must be adhered to if this application is approved. 9.2 Building Services Division The Clarington Building Division has no concerns with this application. 10. Discussion 10.1 The applicant is proposing changes to the provisions in the R2-71 and R2-72 zones to accommodate various successful house models currently used in other subdivisions. The applicant is seeking to increase the lot coverage for bungalows with a loft space from 40% to 50% to be in line with the lot coverage permissions of one-storey dwellings. 10.2 The Engineering Services Department has requested an updated Stormwater Management Brief to assess how the proposed increased lot coverage will impact stormwater runoff volumes and flow rates. 10.3 The applicant is proposing to allow for decreased rear yard setbacks from a minimum of 7.5 metres to 6 metres on lots 16 to 18 and from 7.5 metres to 7.1 metres on lots 19 to 21 in order to accommodate proposed house models on these lots (see Figure 2). The six lots in question are on average 3 metres shallower than typical lot depths of 30 metres. Municipality of Clarington Report PSD-015-15 Page 6 Figure 2: Proposed Lots Future Adelaide n-. �W 22 2� v �S 76 ? P Q o O m "° qj v O \ 5 O CENT VF Z©A 2015-0007 10.4 A provision regulating the garage width is provided to ensure a proportional balance between the habitable portion of the dwelling and the garage so that the visual impact of the garage on the streetscape is minimized. The R2-71 zone permits a maximum garage width of 45% of the width of the lot. The applicant is proposing an increase in garage width up to a maximum of 55% of the width of the lot. 10.5 Preventing significant garage projection past the dwelling front wall or covered porch projection helps to minimize the visual dominance of the garage on the streetscape and instead allows the front porch and doors to be prominent on the streetscape. The R2-71 and R2-72 zones do not permit garages to project beyond the dwelling front wall or covered porch projection. The applicant is proposing a 0.7 metre garage projection beyond the dwelling front wall or covered porch projection. Municipality of Clarington Report PSD-015-15 Page 7 10.6 The applicant is proposing a minimum yard setback of 1.2 metres for porches only to the property line created by the site triangle (see Figure 3). This provision would apply to Lots 1, 7, 26 and 51. These lots have a larger than typical site triangle because they directly abut either Varcoe Road, a designated collector road, or the future Adelaide Avenue, a designated Type 'C' Arterial Road. The proposed setback distance of 1.2 metres is between the porch of the proposed dwelling and site triangle on these lots. No part of the dwelling would encroach in the required site triangle and therefore no impediments to visibility of drivers would be introduced by this proposal and the dwelling would comply with other front and side yard setback provisions. Figure 3: Lot 1 showing proposed porch setback from site triangle LOT 1 r'. `l J: 5.za 11 . Concurrence Not Applicable 12. Conclusion The purpose of this report is to provide background information on the proposal to amend Zoning By-law 84-63, submitted by Jeffery Homes Inc. Staff will continue processing the application including the preparation of a subsequent report upon resolution of the identified issues. 13. Strategic Plan Application The recommendations contained in this report conform to the Strategic Plan. Municipality of Clarington Report PSD-015-15 Page 8 13. Strategic Plan Application The recommendations contained in this report conform to the Strategic Plan. Submitted by: Reviewed by: i avi J. Crome, MCIP, RPP Franklin Wu, Director of Planning Services Chief Administrative Officer Staff Contact: Dave Addington, Planner 1, 905-623-3379 ext. 2419 or daddington@clarington.net List of interested parties to be notified of Council's decision is on file in the Planning Services Department. D.G. Biddle & Associates Ltd. c/o Michael Fry Jeffery Homes Inc. c/o Scott Jeffery DJC/DA/df/jp