October 19, 2016 Page 1 of 17 Staff Report Report No.: PDSD-P-58-16 Meeting Date: October 19, 2016 Submitted by: Subject: Recommendation: Ben Puzanov, RPP, Senior Planner Application for Zoning By-law Amendment; 1739766 Ontario Inc. Komoka Glen Subdivision Lots 2, 3, 5, 6-10, 14-17, 19, 23, 24, 27-29, 36-38, 43-45, 47, 48, 53, 55 and 56 THAT the Zoning By-law Amendment application filed by 17397766 Ontario Inc. in order to reduce certain front yard and interior side yard setbacks and to remove a semi-detached dwelling as a permitted use on specific lots within the Komoka Glen subdivision, be approved. Purpose: The purpose of this report is to provide Council with a recommendation regarding a rezoning application for various lots within the Komoka Glen subdivision along Union Avenue and Valleyview Crescent in Komoka. Background: The purpose of the application is to rezone a number of vacant lots within the Komoka Glen subdivision from site-specific Urban Residential First Density (UR1-5, UR1-6 and UR1-7) zones to new site-specific Urban Residential First Density zones. The effect of the proposal is to change the interior side yard setbacks and front yard setbacks for specific lots within the development as follows: Lot # 6-9, 15, 16, 28, 37, 38, 44 and 56 2, 3, 5, 10, 14, 17, 19, 23, 24, 27, 29, 36, 43, 45, 47, 48 and 55 Proposed Interior Side Yard Setbacks 1.2 metres (3.9 ft) on each side 1.5 metres (4.9 ft) from an interior side lot line adjacent to a lot on which there is an existing residence and 1.2 metres (3.9 ft) from an interior side lot line adjacent to a vacant lot 1
October 19, 2016 Page 2 of 17 Staff Report Lot # 2, 3, 5, 23, 24, 27, 28, 29, 36, 37, 38, 47, 48, 53, 55 and 56 Proposed Front Yard Setback 6 metres (19.6 ft) The applicant has also requested to eliminate a semi-detached dwelling as a permitted use for vacant lots within the UR1-6 zone; being lots 23, 24, 27, 28, 29, 48, 53, 55 and 56. All other zoning standards within the UR1-5, UR1-6 and UR1-7 zones would remain unchanged for the subject lots. A map showing the lots subject the the rezoning application is included in Attachment 1. The applicant s planning justification report is included in Attachment 2. Analysis: The subject land is designated Settlement Area according to the County of Middlesex Official Plan and Residential by the Middlesex Centre Official Plan. The land is zoned as a mix of sitespecific Urban Residential First Density (UR1-5, UR1-6 and UR1-7) zones by the Middlesex Centre Comprehensive Zoning By-law. The applicant s planning consultant has been in discussions with staff over the last several months in order to explore options for providing builders with flexibility in constructing new houses within the subdivision. The proposal that has been submitted for Council s consideration would allow builders to construct houses that are slightly wider and deeper than is currently allowed but without altering the maximum lot coverages permitted on individual lots. With some exceptions for houses that do not contain exterior openings on one side or an attached garage, the current interior side yard setbacks within the development generally require setbacks of 1.5 metres (4.9 ft) and 2.5 metres (8.2 ft). In order to ensure that new houses would not be constructed any closer to the sides of existing dwellings than is currently permitted, the requested 1.2 metre (3.9 ft) side yard setback would apply only on that side of a new house that is adjacent to a vacant lot. The side yard setback adjacent to existing residences is proposed to be 1.5 metres (4.9 ft). The applicant s request to reduce the front yard setback for specific lots from 8 metres (26.2 ft) to 6 metre (19.6 ft) would allow for an improved use of land on each individual lot while still providing for ample separation between attached garages and front lot lines. Planning staff is of the opinion that the applicant s request is appropriate as it has struck a balance between meeting market demand for new construction within the development and the need to ensure that the minimum side yard setback expectations of existing residents in 2
October 19, 2016 Page 3 of 17 Staff Report Komoka Glen are met. While the applicant is not proposing to alter lot coverages within the development, staff have requested that the proponent s engineer review the overall grading plan for the subdivision and ensure appropriate revisions are made and incorporated into the subdivision agreement, if necessary. Financial Implications: None. Strategic Plan: The proposal supports the following Strategic Priorities of the Middlesex Centre Strategic Plan (2012-2017): Realizing development potential Meeting the needs of both current and future residents 3
October 19, 2016 Attachment Page 1: Location 4 of 17 Map
Attachment 2 October 19, 2016 Page 5 of 17 PLANNING JUSTIFICATION REPORT for a reduction in side yards and front yards for selected lots in Komoka Glen residential subdivision by 1739766 ONTARIO INC.-- Freure Homes in Komoka, Middlesex Centre, Ontario September 2016 1
October 19, 2016 Page 6 of 17 TABLE OF CONTENTS 1.0 Introduction. pg. 3 2.0 The 1739766 ONTARIO INC.-- Freure Homes Proposal... pg.3 3.0 Subject Site and Surrounding Land Uses...... pg. 6 4.0 Planning Policy Framework & Analysis........ pg.6 4.1 Provincial Policy Statement.......... pg.7 4.2 County of Middlesex Official Plan....... pg. 7 4.3 Middlesex Centre Official Plan.. pg. 8 4.4 Middlesex Urban Design Guidelines.. pg. 8 5.0 Middlesex Centre Zoning By law........... pg. 9 6.0 Engineering. pg. 10 7.0 Conclusion..... pg. 10 LIST OF FIGURES Figure 1 Subdivision map of development....... pg. 4 Figure 2 KOMOKA GLEN SITE MAP. pg. 5a Figure 3 3D ortho image of area (Google)...... pg. 6 Figure 4 Zoning Map excerpt........ pg. 9 APPENDIX Letter from EngCET Engineering Limited on Impact of zoning refinements This is to acknowledge the assistance of EngCET Engineering Ltd, in the preparation of this Report. 2
October 19, 2016 Page 7 of 17 1.0 Introduction The following document is a land use planning justification report in support of a rezoning proposal to refine and clarify the zoning in the single detached residential subdivision known as KOMOKA GLEN which comprises 56 lots in total. 28 of the lots, all being vacant would affected by the following proposed zoning refinements: 1. To permit a reduction of minimum side yards for selected lots 28 lots in total. 2. To permit a reduction of minimum front yards for selected lots 16 lots in total. 3. To remove semi-detached dwellings as a permitted use. More specifically, 1739766 ONTARIO INC.-- Freure Homes (hereafter referred to as Freure) is proposing these reductions to enable more flexibility in house design and facilitate marketing of lots and home building. Build-out of this development has taken longer that original expectations. The subject lands are Urban Residential First Density comprising three zone variations namely; UR1-5, UR1-6, and UR1-7. The lands are designated RESIDENTIAL in the Official Plan Komoka-Kilworth Urban Settlement Area and Secondary Plan. Section 5.7.4 permits low density and medium density residential development. Single detached residences are the only type, or form, of housing that has developed. Komoka Glen was approved in 2008 and comprised 56 lots. To date about one half, or 27 lots, have been sold and are built upon and are now occupied. 29 lots remain vacant and sales should be more robust according to the marketing support for the developer-owner. One of the major reasons is that the house footprint design and front elevation that the market is expressing a demand for, cannot be built because the zoning envelope is too narrow. The Report assesses the proposal within the relevant Provincial and Municipal land use planning policy frameworks. The proposed refinements to the residential zoning would be a logical and continue to efficiently utilize land and resources. The refinements would conform to the local Official land and County of Middlesex Official Plan. They would also be consistent with the Provincial Policy Statement. 2.0 The 1739766 ONTARIO INC.-- Freure Homes Proposal Komoka Glen was approved in 2008 and comprised 56 lots. To date about one half or 27 lots have been sold and are built upon and are now occupied. 29 lots remain vacant and sales are slow. See Figure 1. For example, and from a Builders perspective (in Imperial measurement) a typical lot frontage (width) is 49 feet. With a side yards of 5 feet and 8 feet required and a 22 foot wide garage (2 cars), a total of 35 feet results and this leaves only 13 feet left for the remainder of the house front façade. The width of 3
October 19, 2016 Page 8 of 17 the front door (5 feet) and wall space between house corner and wall space to garage (combined 6 feet) leaves minimal room for a reasonable sized front facade window (about 2 to 3 feet). The room at the front of the home is also compromised and narrower (and sometimes therefore eliminated from the floor plan) than what is being preferred by consumers. A reduction of the 8 foot side yard to 4 feet and a reduction of the other 5 foot side yard to 4 feet would provide a critical 5 foot increase to accommodate front windows and front rooms. The result would be that on a 49 foot wide lot, the home could be 41 feet rather than 36 feet wide. A reduction of the 8 foot side yard to 4 feet and no reduction of the other 5 foot side yard because it wold be adjacent to an existing home owner, would provide a critical 4 foot increase to accommodate front windows and rooms. The result would be that on a 49 foot wide lot, the home could be 40 feet rather than 36 feet wide. Figure 1- showing the entire Komoka Glen subdivision and those lots in green that are built upon and those lots in brown are vacant. 4
October 19, 2016 Page 9 of 17 1739766 ONTARIO INC.-- Freure Homes is proposing to refine the existing three zones as described in Parts A, B, and C following, and needs to be read in conjunction with Figure 2 KOMOKA GLEN SITE MAP. A. SIDEYARDS 1. Rezone vacant lots 6 thru 9, 15, 16, 28,29,37, 38, 44, and 56 such that the side yards would be reduced FROM 1.5 m and 2.4 m TO 1.2 m on both sides. total of 12 lots. These lots have no built homes on either abutting side and therefore there would be no impact on existing residences. In terms of the actual three Zones, the following lots would be rezoned is presented. - In the URI-5 zone lots 6, 7, 8, 9, 15, 16, and 44 - In the URI-6 zone lots 28, 29 and 56 - In the UR1-7 zone lots 37 and 38 2. Rezone vacant lots 2, 3, 5, 10, 14, 17, 19, 23, 24, 27, 36, 43, 45, 47, 48, and 55 such that the side yards would be reduced FROM 2.4 m TO 1.2 m on one side while the other side is left at 1.5 m. a total of 16 lots. These lots have built homes on one side and therefore we are not proposing to change the side yard on the built side as it may be perceived by EXISTING home owners that they would be impacted with a lesser side yard. In terms of the actual three zones, the following is presented. - In the URI-5 zone lots 10, 14, 17, 19, 43 and 45 - In the URI-6 zone lots 23, 24, 27, 48 and 55 - In the UR1-7 zone lots 2, 3, 5, 36 and 47 It is noted that there is one vacant, lot #53, that has existing residences on both sides and therefore there is no proposal to change either side yard on this lot.) B. FRONT YARD 1. Rezone all of the vacant lots (15 in total) in the UR1-6 zone and the UR1-7 zone to reduce the front yard setbacks from 8.0m to 6.0 m the same as the existing minimum front yard setback in UR1-5 zone. Specifically, - In the UR1-6 zone - lots 23, 24, 27, 28, 29, 48, 55 and 56 and 53 - In the UR1-7 zone lots 2, 3, 5, 36, 37, 38 and 47 This would make the three zones consistent throughout the Komoka Glen neighbourhood, enables slightly larger rear yards, or possibly deeper residential homes, maintain ample depth of driveways to accommodate a vehicle parking in front of a garage, and is likely not perceived to be a significant departure from existing residences that have an 2 m greater setback, given the separation spaces between houses. C. REMOVE SEMI-DETACHED HOUSING FORM AS A PERMITTED USE The UR1-6 zone permits semi-detached dwellings and to be consistent with the UR1-5 and UR1-7 zones, this permitted use is requested to be removed from the UR1-6 zone. All references to semi - detached regulations would be removed as well. 5
October 19, 2016 Page 10 of 17
October 19, 2016 Page 11 of 17 3.0 Subject Site and Surrounding Land Uses: Figure 3: 3D View of Komoka Glen (Google Maps) Komoka Glen neighbourhood shown approximately in RED circle. SURROUNDING LAND USES: To the NORTH - Railway and Open space with Storm water detention pond with corresponding Open Space zoning. To the EAST - Open Space and Creek Valley with corresponding Open Space zoning. To the SOUTH seniors retirement residence and corresponding Institutional zoning To the WEST - single detached residential development on large lots with UR1-3 zoning. The conclusion of the surrounding land use review is that the subject Komoka Glen subdivision would continue to develop and fit very well into the Komoka community. The reason for this is a combination of the similarity of adjacent land sues and the extent of the refinement of the existing zoning proposed. 4.0 Planning Framework and Analysis Being situated in the Municipality, the proposal is subject to the Middlesex Centre Official Plan and Zoning By law, the County of Middlesex Official Plan, as well as the Provincial Policy Statement (PPS) 6
October 19, 2016 Page 12 of 17 which provides guidance on land use planning in Ontario. Relevant policies and provisions that create the planning policy and implementation framework for the proposed development are provided below. 4.1 Provincial Policy Statement (PPS): The existing PPS states in: Section 1.1.3.1 that settlement areas shall be the focus of growth. The subject lands are within the Komoka - Kilworth settlement area. Section 1.1.3.2 of the PPS states that land use patterns within settlement areas shall be based on densities and a mix of land uses that efficiently use land and resources, efficiently use public infrastructure, and public service facilities, and promote energy efficiency. RESPONSE: The refinement in zone regulations would contribute to achieving objectives of Section 1.1.3.2. The PPS generally encourages the efficient use of land and resources and promotes infill development, intensification and redevelopment. RESPONSE: It should be clear that no intensification is proposed. However, the development can be considered infill which is to be promoted. Section 1.6.6.2 prefers full municipal services, which are available to the site. RESPONSE: These services exist and are available.. The conclusion is that the zoning refinements proposed by 1739766 ONTARIO INC.-- Freure Homes would be consistent with the PPS. 4.2 County of Middlesex Official Plan Section 1.3 of the OP states: This Plan recognizes the planning powers and authorities vested in the local municipalities through the Planning Act and other legislation. The Middlesex County Official Plan does not address in any great detail those planning matters which can better be dealt with by the local municipalities. Local Official Plans complement the County Plan by providing more detailed strategies, policies and land use designations for planning and development at the local level. The County Plan will provide the framework for this more detailed planning by the local municipalities. RESPONSE: The Middlesex Centre Official Plan in the preceding review and analysis is an example of this by designating the lands Residential within a Settlement Area. And further, zoning refinements as proposed is clearly a lower tier government matter that unabated by the County level of land use planning. The conclusion is that the zoning refinements proposed by 1739766 ONTARIO INC.-- Freure Homes would conform to the County Official Plan. 7
October 19, 2016 Page 13 of 17 4.3 The Middlesex Centre Official Plan The subject Springer Pond Developments Inc. lands are designated Residential. The zoning refinement proposal is in keeping with and would contribute to the achievement of the policies of Section 5.7 of the Middlesex Centre OP being policies for the Komoka-Kilworth Secondary Plan as follows: Section 5.7.1 - goals of balanced mixed use, housing choice, compact land use, place making, active and healthy life styles, full services, conserving environmental features and minimize risk to public safety. Section 5.74. residential policies in terms of mix, diverse forms of multi-unit development, attractive streetscape along Glendon Drive, setback of garages, Section 5.7.11 servicing policies in terms of the provisions of full municipal services. The zoning refinement proposal is in keeping with Section 5.1.1 of the Middlesex Centre OP which states that all new proposed development shall be fully serviced by municipal water and sewage disposal systems. Further the proposal is able to fulfill the Settlement Area design goals, and the design policies for site plan and infill development which are respectively outlined in Sections 6.1 and 6.3 of the Middlesex Centre OP. The conclusion is that the zoning refinements by 1739766 ONTARIO INC.-- Freure Homes would conform to the Middlesex Centre Official Plan. 4.4 Middlesex Centre Urban Design Guidelines: Section 4.2.5 (page 36) of the Guidelines document make note that the design and placement of windows add greatly to the impression of the house. Windows are said to be a visual symbol of habitable space and other comfort and reassurance to both occupants and passers by. Further, item d) sates that the design of the front elevation and the flankage elevations additional consideration should be given to the scale and location of windows to support an eyes-on-the-street approach to the design. This Municipal document places a lot of importance on front windows as a design element. The proposed zoning refinements would well serve this very guideline objective, by enabling the addition of front windows and habitable spaces to the design of the remaining homes on the 26 lots, all as referenced in section 2.0. 8
October 19, 2016 Page 14 of 17 5.0 Middlesex Centre Zoning By law: Figure 4 shows the three zones that are affected by the proposed refinements. In order to maintain the existing zoning for the developed and occupied lots, it may be preferable to using the same labeling but extend it to distinguish the reduce side yards and/or front yards. Therefore the changes on lots in the UR1-5 zone would be labelled as follows: UR1-5a for those lots that have both side yards reduced from 2.4 m and 1.5m TO 1.2 m on each side and have front yards reduced from 8.0 m to 6.0 m. This zone would include lots 6, 7, 8, 9, 15, 16, and 44. UR1-5b for those lots that have one side yard reduced from 2.4 m TO 1.2 m on each side and have front yards reduced from 8.0 m to 6.0 m. This zone would include lots 10, 14, 17, 19, 43 and 45. Figure 4 - Zoning map excerpt Middlesex Centre Zoning Bylaw showing the three affected zones in red circle. 9
October 19, 2016 Page 15 of 17 UR1-6a for those lots that have both side yards reduced from 2.4 m and 1.5m TO 1.2 m on each side and have front yards reduced from 8.0 m to 6.0 m. This zone would include lots 28, 29 and 56. UR1-6b for those lots that have one side yard reduced from 2.4 m TO 1.2 m on each side and have front yards reduced from 8.0 m to 6.0 m. This zone would include lots 23, 24, 27, 48 and 55. UR1-7a for those lots that have both side yards reduced from 2.4 m and 1.5m TO 1.2 m on each side and have front yards reduced from 8.0 m to 6.0 m. This zone would include lots 37 and 38. UR1-7b for those lots that have one side yard reduced from 2.4 m TO 1.2 m on each side and have front yards reduced from 8.0 m to 6.0 m. This zone would include lots 2, 3, 5, 36 and 47. 6.0 Engineering EngCET Engineering Ltd. (formerly Whitney Engineering) has reviewed the proposed zoning refinements and points out that there is no change to the building coverage and therefore the overall run-off coefficient would reaming the same. The letter dated August 23, 2016 from EngCET is in the Appendix. 7.0 Conclusion Based on the aforementioned planning analysis, the by 1739766 ONTARIO INC.-- Freure Homes proposal has been demonstrated: 1. to be proposing refinements that would maintain the quality of single detached development and fit well with the existing residences; 2. to assist in the build out of the Komoka Glen subdivision; 3. to be consistent with the PPS; 4. to conform to the County of Middlesex Official Plan; 5. to conform to the Official Plan of Middlesex Centre; 6. to be capable of complying with the structure and intent of the Zoning By law; 7. to be compatible with surrounding land uses; 8. to support the efficient use of land and resources within Komoka Kilworth Community. It is therefore requested that the Municipal staff support that the Zoning By law Amendment to change the present zoning of the subject lands as described. 10
October 19, 2016 Page 16 of 17 1. Middlesex Centre Official Plan 2. Provincial Policy Statement 3. Middlesex County Official Plan 4. Middlesex Centre Zoning Bylaw. Bibliography APPENDIX Letter for EngCET Engineering Ltd. on engineering mpact of zone refinements. 11
October 19, 2016 Page 17 of 17