HomeMy WebLinkAboutPSD-019-15 Clarington
Planning Services
Public Meeting Report
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Report To: General Purpose and Administration Committee
Date of Meeting: Monday, March 30, 2015
Report Number: PSD-019-15 Resolution: 6M--Q_X% -
File Number: COPA 2015-0001, S-C 2015-0001, By-law Number:
ZBA 2015-0002, SPA 2015-0001, PLN 31.5.6
Report Subject: An Application by H & H Properties Inc.
to develop 80 residential units on Tooley Road, Courtice
Recommendations:
1. That Report PSD-019-15 be received;
2. That the applications to amend the Clarington Official Plan, Worden East Neighbourhood
Design Plan, Zoning By-law 84-63 and an application for Draft Plan of Subdivision,
submitted by H & H Properties Inc. for the development of 80 residential units continue to
be processed and that a subsequent report be prepared;
3. That the Durham Regional Planning and Economic Development Department and Municipal
Property Assessment Corporation be forwarded a copy of Report PSD-019-15 and
Council's decision; and
4. That all interested parties listed in Report PSD-019-15 and any delegations be advised of
Council's decision.
Municipality of Clarington
Report PSD-019-15 Page 2
Report Overview
The Municipality is seeking public comments on the applications submitted by H & H
Properties Inc. proposing 80 residential units on the west side of Tooley Road, north of Nash
Road, in Courtice. The proposal would require amendments to the Clarington Official Plan,
Worden East Neighbourhood Design Plan and Zoning By-law 84-63 and an application for a
Draft Plan of Subdivision.
1 . Application Details
1.1 Owner/Applicant: H & H Properties Inc.
1.2 Agent: D.G. Biddle and Associates
1.3 Proposal: Clarington Official Plan Amendment:
To remove a separate elementary school symbol to permit 80
residential units consisting of 10 semi-detached units and 70
townhouse units.
Neighbourhood Design Plan Amendment:
To delete the separate elementary school site, a future road
connection being Cloverfield Street, single detached dwellings
and replace with one block for 80 residential units.
Draft Plan of Subdivision:
To permit the creation of one block to allow for the registration of
a common elements condominium.
Zoning By-law Amendment:
Rezoning from "Holding-Urban Residential Type One ((H)R1)
Zone" and "Urban Residential Type One (R1) Zone" to an
appropriate zone to permit the development.
1.4 Site Area: 3.76 hectares (9.29 acres)
1.5 Density: 21.3 units per hectare
1.6 Location: The lands subject to these applications are located approximately
100 metres north of Nash Road, west of Tooley Road being Part
Lot, 33 Concession 3 in the former Township of Darlington (see
Figure 1).
1.7 Within Built Boundary: Yes
Municipality of Clarington
Report PSD-019-15 Page 3
Figure 1: Key Map
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2. Background
2.1 On December 24, 2014, H & H Properties Inc. submitted applications for amendments to
the Clarington Official Plan Amendment, Worden East Neighbourhood Design Plan, By-
law 84-63 and applications for a Draft Plan of Subdivision and Site Plan Approval to
permit 80 bungalow style residential units fronting onto an interior network of private
roads. Some required information in support of the applications was not received until
the end of January 2015.The application for the common elements condominium has not
yet been filed.
Municipality of Clarington
Report PSD-019-15 Page 4
2.2 Studies Submitted
The following studies have been submitted and currently under review.
• Planning Justification Report;
• Traffic Impact Study;
• Phase One Environmental Site Assessment;
• Site Servicing Report;
• Stormwater and Functional Servicing Report; and
• Geotechnical Investigation.
3. Land Characteristics and Surrounding Uses
3.1 The lands subject to the applications were assembled from eight parcels with frontage on
Nash Road, Tooley Road and Cloverfield Street. There are three homes that will be
demolished to facilitate this development, one fronting onto Nash Road and two fronting
on Tooley Road. The subject lands are relatively flat with low lying vegetation and mature
trees some of which has been removed. (See Figures 2 and 3).
Figure 2: Looking west from Tooley Road Figure 3: Looking east from Cloverfield Street
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NOTICE
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3.2 The surrounding uses are as follows:
North: residential on large lots and vacant lands
South: residential and church
East: residential on large lots
West: urban residential
Municipality of Clarington
Report PSD-019-15 Page 5
4. Provincial Policy
4.1 Provincial Policy Statement
4.1.1 The Provincial Policy Statement encourages planning authorities to create healthy
liveable and safe communities by accommodating an appropriate range and mix of
residential; employment; recreation, park and open space; and other uses to meet long
term needs. Some relevant policies are:
• New development shall occur adjacent to built up areas and shall have compact
form, a mix of uses and densities that allow for the efficient use of land,
infrastructure and public services.
• Development should support active transportation and transit.
• New housing is to be directed to locations where infrastructure and public services
are or will be available.
• A full range and mix of housing types and densities shall be provided to meet
projected requirements of current and future residents of the regional market area.
• Infrastructure and public service facilities shall be provided in a coordinated efficient
and cost effective manner.
4.1.2 The applicant proposes to introduce bungalow townhouses and semi-detached dwellings
in an off-street block format. The proposal will require the extension of sanitary services
from Nash Road. The site is in close proximity to a Durham Region Transit Route on
Nash Road, a public elementary school, a neighbourhood park, and the Courtice Main
Street. The proposed development is consistent with the Provincial Policy Statement.
4.2 Provincial Growth Plan
4.2.1 The Provincial Growth Plan encourages municipalities to manage growth by directing
population growth to settlement areas such as the Courtice Urban Area. Municipalities
are encouraged to create complete communities that offer a mix of land uses,
employment and housing options, high quality open space, and access to stores and
services. In particular:
• Growth is to be accommodated in transit-supportive communities to reduce
dependence on the automobile through the development of mixed use, pedestrian-
friendly environments.
• Growth shall also be directed to areas that offer municipal water and wastewater
systems.
• Municipalities should establish an urban open space system within built up areas.
Municipality of Clarington
Report PSD-019-15 Page 6
• The Municipality must accommodate 32% of its residential development occurring
annually in the built-up area.
4.2.2 The subject lands are inside the built-up area for Courtice. The proposed development is
generally consistent with the Growth Plan.
5. Official Plans
5.1 Durham Regional Official Plan
The Durham Regional Official Plan designates the subject lands as Living Area. Lands
designated as Living Area permit the development of communities with defined
boundaries, incorporating the widest possible variety of housing types, sizes and tenure
to provide living accommodations that address various socio-economic factors. The
proposed development is permitted within the Living Area designation.
5.2 Clarington Official Plan
5.2.1 The Clarington Official Plan designates the subject lands are designated as Urban
Residential with a separate elementary school and medium density symbol in the vicinity
of the site. The lands are within the Worden Neighbourhood, which has a population
allocation of 3900 and a housing unit target of 1300 including 85 medium density units
and 50 units for intensification.
5.2.2 The Low Density designation allows a density of 10 to 30 units per net hectare and the
predominant form of housing is single and semi-detached units. This does not preclude
other housing types.
5.2.3 The Worden East Neighbourhood Design Plan was approved in 2002. An amendment to
the Neighbourhood Design Plan is required to remove the separate elementary school
site, the extension of Cloverfield Street, the single detached dwellings on the south side
of Cloverfield Street and replace with one block for the proposed development (see
Attachment 1).
5.2.4 The subject site would have two accesses on Tooley Rod, which is designated a
Collector Road. The site is in close proximity to Nash Road which is a Type `C' Arterial.
6. Zoning By-Law
6.1 Zoning By-law 84-63 zones the subject lands "(Holding) Urban Residential Type One"
and Urban Residential Type One (R1) Zone. An application for rezoning is required to
permit the proposed development.
Municipality of Clarington
Report PSD-019-15 Page 7
7. Public Notice and Submissions
7.1 The Public Notice was given by mail to landowners within 120 metres of the subject site
and Public Notice signs were placed on Tooley Road, Nash Road and the end of
Cloverfield Street in accordance with the Planning Act. The notice also advised of a
Public Information Centre on March 10th, 2015 at Faith United Church in Courtice.
7.2 As of writing this report, Staff received three inquiries. Two individuals who live on
Centrefield Drive and Nash Road expressed concerns with development in rear of their
properties. One resident on Tooley Road, abutting the subject site, inquired about the
timing of the development, installation of sanitary sewer, sidewalks and privacy fencing.
7.3 Public Information Centre
The applicant hosted a Public Information Centre on Tuesday March 10, 2015 at Faith
United Church on Nash Road in Courtice. The applicant and the consultants attended the
meeting as well as staff from the Planning Services Department and two members of
Council. Fourty-one area residents attended the meeting. The comments are
summarized below:
• Concern with increased traffic on Tooley Road;
• Concern with appearance of units backing onto Tooley Road;
• Fencing along existing residential lots;
• Residents on Centrefield Drive do not want vehicular access through Cloverfield
Street;
• Residents on Tooley Road want a secondary access to the site from other than
Tooley Road; and
• The bungalow style condominium development is desirable for "empty nesters".
8. Agency Comments
8.1 Comments are outstanding from the Regional Municipality of Durham, Central Lake
Ontario Conservation, Separate and Public School Boards, and Hydro One.
9. Departmental Comments
9.1 Engineering Services
9.1.1 The Engineering Services Department is reviewing all aspects of proposal. The Traffic
Impact Study in support of this application indicates that no road improvements or
modifications will be required to the road network to accommodate the anticipated volume
of traffic. The study is currently under review.
Municipality of Clarington
Report PSD-019-15 Page 8
9.1.2 The rehabilitation of Tooley Road by the Municipality is anticipated in the near future.
The timing for the actual development of the subject lands may be affected by the
anticipated road rehabilitation.
9.1.3 Should the development be approved as proposed, the short stub of Cloverfield Street
between Centrefield Road and the proposed development must be legally closed by
Council by-law. The applicant must remove all above ground and below ground
infrastructure prior to development proceeding.
9.1.4 The applicant has proposed a new sidewalk connection from the site to Centrefield Drive.
The internal sidewalk and the external sidewalk from the site to Centrefield Drive will be
maintained by the condominium corporation in perpetuity. The applicant will be required
to install a sidewalk on the west side of Tooley Road from Nash Road to the north
property boundary.
9.1.5 The proposed private stormwater management pond depicts an unusual design. Staff
will be reviewing this with the applicant.
9.1.6 The applicant will be required to pay the appropriate cash in lieu of parkland dedication.
9.2 Emergency and Fire Services
Emergency and Fire Services have no objections.
10. Discussion
10.1 Detailed Proposal
80 bungalow style units are proposed on internal private streets. A loft will be offered as
an option. Each unit will have a private amenity area in the rear. There are two common
amenity areas internal to the site. There appears to be sufficient parking spaces on site.
Each unit will having either one or two car garages plus space in the driveway. (See
Figure 4) Visitor parking spaces are internal to the site, reducing the need for parking on
Varcoe Road. A private stormwater management pond is also shown which is being
reviewed by the Engineering Services Department.
Figure 4: Three Unit Townhouse Block
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Municipality of Clarington
Report PSD-019-15 Page 9
10.2 Proposed Changes to the Neighbourhood Design Plan
The approved Neighbourhood Design Plan shows Cloverfield Street being extended from
Centrefield Drive to Tooley Road. A separate elementary school site is identified on north
side of Cloverfield Street, and residential lots on the south side (see Attachment 1).
In 2007, the Peterborough Victoria Northumberland and Clarington Catholic District
School Board advised staff that it did not have any interest in acquiring this site for an
elementary school. The applicant is proposing to eliminate the school site, Cloverfield
Street and the lots in favour of one block for the proposed development (see Attachment
2). A portion of Cloverfield Street is constructed from Centrefield Drive with homes
flanking to the north and south. The applicant is proposing to legally close Cloverfield
Street and add a pedestrian connection to Centrefield Drive. This would eliminate a street
connection between Centrefield Drive and Tooley Road and an alternative access to
Nash Road. The proposed pedestrian access to Centrefield provides future residents
walking connections to Worden Public School, the neighbourhood park, and the Courtice
Main Street.
The proposed changes to the Neighbourhood Design Plan show the site as a Medium
Density Block, which is incorrect given the current application for 80 units.
10.3 Townhouses in Low Density Format
The Clarington Official Plan provides density ranges for Low, Medium and High Density
and also specifies the "predominant" housing types for each category. The proposed
development has a density of 21 units per hectare, which is low density. The townhouse
units are either 10 m or 8.53 m in width, in comparison to the 6 m width multi-storey
traditional townhouse. The mixture of townhouses and semi-detached units and the
provision of on-site stormwater pond, amenity areas and 3 m buffer area on the perimeter
provides for a lower density than might be anticipated.
10.4 Residential Concerns
The concerns and comments that were raised in the Public Information Centre and in the
Public Meeting will be considered as staff reviews the various supporting reports and
through deliberation of the applications.
11 . Conclusion
11.1 The purpose of this report is to provide background information on the proposed
development submitted by H&H Properties Inc. for the Public Meeting under the Planning
Act. Staff will continue processing the application including the preparation of a
subsequent report upon further review and resolution of the identified issues.
Municipality of Clarington
Report PSD-019-15 Page 10
12. Strategic Plan Application
12.1 Not applicable
=- 9
Submitted by: Reviewed by:
Davi J. Crome, MCIP, RPP Franklin Wu,
Director of Planning Services Chief Administrative Officer
Staff Contact: Cynthia Strike, Principal Planner, 905-623-3379 ext. 2410 or
cstrike Co) rington.net
Attachments:
Attachment 1: Approved Worden East Neighbourhood Design Plan
Attachment 2: Proposed Amendment to Worden East Neighbourhood Design Plan
The following is a list of the interested parties to be notified of Council's decision:
Chris O'Brien Gerrit Olthof
Terech Family Kristan Salter
Muzik Family David Gainey
Carmen Baragar Louis and Elizabeth Horvath
Hans Sanders Patty Layng
Jack Sanders Sharon Paille
Wm. C. Marchand
Dawna Murray Janet and Ken Hosking
John Van Seters Steve Canonico
Dave and Helen Tonkin Carlo Thompson
L. Aitcheson Gord and Jeannie Dinning
Sharon and Ken Ferguson Mike Levesque
Paige Roberts, Dawn Clark and Ken Clark Victor Humphreys
Kristina and Peter Vizza Tracey Cameron
Lynn and Glen Bartlett Robert Manuel
Halina Workman and Justin Kennedy Hannu Halminen
Teresa and Bill Peeters D.G. Biddle &Associates Attn. Michael Fry
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Attachment 2 to
Municipality of Clarington Report PSD-019-15
Proposed Amendment to Worden East Neighbourhood Design Plan
9
LEGEND
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