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HomeMy WebLinkAboutInformation Report 04-16 00 Information Report to Planning & Development Committee PI KERIN Report Number: 04-16 Date: April 11, 2016 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Draft Plan of Subdivision Application SP-2015-07 Zoning By-law Amendment Application A 16/15 Woodview Land Development Corporation (Geranium Homes) Part of Lot 10, Plan 329 (1952, 1958 and 1960 Woodview Avenue) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Draft of Subdivision and Zoning By-law Amendment, submitted by Woodview Land Development Corporation, to permit the development of 23 lots for detached dwellings. This report contains general information on the applicable Official Plan and other related policies, and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. Planning & Development Committee will hear public delegations on the applications, ask questions of clarification and identify any planning issues. This report is to be received and no decision is to be made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description The subject lands are located on the west side of Woodview Avenue, south of Finch Avenue, within the Rouge Park Neighbourhood (see Location Map, Attachment#1). The subject lands comprise three properties having a combined area of approximately 2.02 hectares and a combined frontage of approximately 111 metres along Woodview Avenue. The lands are generally flat and are currently occupied by two existing detached dwellings, which will be demolished in order to facilitate the proposed development. A portion of the Townline Provincially Significant Wetland is located along the northerly and westerly portions of the subject lands. To the north, south, and east, across Woodview Avenue, are detached dwellings on lots with varying frontages (see Existing Frontage Map, Attachment#2). To the west is the Townline Provincially Significant Wetland and a woodlot. Information Report No. 04-16 Page 2 3. Applicant's Proposal The draft plan of subdivision proposes 22 lots for detached dwellings, a future development block for a detached dwelling and an open space block for a portion of the Townline Provincially Significant Wetland and woodlot (see Submitted Draft Plan of Subdivision, Attachment#3). Fifteen lots, having frontages between 12.0 metres and 13.2 metres, are proposed to front onto an internal public road, and seven lots having frontages between 12.0 metres and 17.1 metres are proposed to front onto Woodview Avenue. An internal public road having a right-of-way width of 18.0 metres is proposed to extend from Woodview Avenue westward and then southward, terminating at a temporary turning circle at the south end of the subject lands. When lands to the south are developed, the road is intended to continue southerly and then eastward to Woodview Avenue. The temporary turning circle, when no longer required, will be developed as a residential lot for a detached dwelling. A block of approximately 0.64 of a hectare is proposed to accommodate a portion of the Townline Provincially Significant Wetland, a woodlot and associated buffers along the north and west limits of the subject lands. These lands are proposed to be rezoned as Open Space — Hazard Lands and conveyed to the Toronto and Region Conservation Authority (TRCA). 4. Policy Framework 4.1 Regional Official Plan The Region of Durham Official Plan (DROP) designates the subject lands as "Living Areas". This designation is intended to be used predominantly for housing purposes. Schedule B, the Natural Heritage System & Key Natural Heritage and Hydrologic Features map, indicates a Key Natural Heritage and Hydrologic Feature at the northern and western limits of the subject lands. The DROP states that development or site alteration is not permitted in key natural heritage and/or hydrologic features, including any associated vegetation protection zone. The vegetation protection zone shall be determined through an environmental impact study. The proposal will be assessed against the policies and provisions of the DROP during the further processing of the applications. 4.2 Pickering Official Plan The subject lands are within the Rouge Park Neighbourhood and are designated "Urban Residential - Low Density Areas", which provides for housing and related uses. This designation permits a net density of up to and including 30 units per net hectare. The proposal has a net density of approximately 24 units per net hectare. Information Report No. 04-16 Page 3 The Official Plan states that in establishing performance standards, regard shall be had to protecting and enhancing the character of established neighbourhoods by considering matters such as building height, yard setbacks, lot coverage, access to sunlight, parking provisions and traffic implications. The proposed draft plan of subdivision incorporates the proposed new road connection contemplated by the Rouge Park Neighbourhood Plan. Details of the applications will be assessed against the policies and provisions of the Official Plan during the further processing of the applications. 4.3 Rouge Park Neighbourhood Development Guidelines The Rouge Park Neighbourhood Development Guidelines establish the following goals to ensure developable lands are developed in a cohesive well-designed neighbourhood: • development must maintain a connection with surrounding natural areas • residential areas feature a variety of housing types of high-quality design arranged on efficient street patterns, which contribute to a lotting pattern and streetscape that are aesthetically pleasing, diverse, encourage social interaction within a neighbourhood, and support safe environments The Guidelines state that where appropriate, the conveyance of significant environmental features and their buffers to the City or other public agencies may be required as a condition of development approval. In 2000, City Council endorsed an Environmental Master Servicing Plan for the Rouge Park Neighbourhood (EMSP), which provides direction on stormwater management and strategies for developing in an environmentally responsible manner. The EMSP locates the subject property within portions of the Townline Provincially Significant Wetland, which is a significant natural heritage feature because of its size and ecological function capable of supporting area sensitive flora and fauna species. Developable limits are approximated by the EMSP. Precise delineation of the property's development limits is addressed in the environmental impact study submitted in support of the proposal and is under review by the TRCA. 4.4 Zoning By-law 3036 The subject lands are zoned "A"— Rural Agriculture Zone by By-law 3036, as amended, which permits various agriculture uses including a detached dwelling. The applicant proposes to rezone the developable lands to permit 23 residential lots for detached dwellings with site specific performance standards for lot frontage, lot area, yard setbacks, building height, lot coverage and other appropriate zoning provisions. The Zoning Provisions Comparison Chart (see Attachment#4), summarizes the applicant's requested zoning provisions and the zone standards found in the surrounding residential areas (see Existing Zoning Map, Attachment#5). Information Report No. 04-16 Page 4 The applicant proposed that the undevelopable lands associated with the Townline Provincially Significant Wetland, a woodlot and associated buffers will be zoned as Open Space — Hazard Lands. 5. Comments Received 5.1 Comments from the February 25, 2016 Public Open House Two households were represented at the Open House meeting on February 25, 2016 at the Petticoat Creek Recreation Centre. There were no significant comments or concerns expressed by area residents at the Open House meeting. 5.2 Comments from the Public The resident at 1950 Woodview Avenue, the adjacent property to the south of the subject lands, has submitted a letter expressing full support of the proposed draft plan of subdivision. The letter notes that the condition of the support for the proposal is the installation of a construction fence prior to the commencement of construction, which is to be maintained for the duration of the construction, and which is to be replaced by an appropriate permanent fence upon completion of the project. The resident at 1942 Woodview Avenue, to the south of 1950 Woodview Avenue, has verbally indicated a concern over the impact that the proposed development may have on the Rouge - Duffins Wildlife Corridor, and requested assurances that the proposed home construction would be of a high quality. 5.3 Agency Comments Durham Catholic District • no objections to the proposal School Board • students generated from this proposed development will attend St. Monica Catholic Elementary School located at 275 Twyn Rivers Drive and St. Mary Catholic Secondary School located at 1918 Whites Road Durham District School • no objections to the proposal Board • students generated by this development will attend existing schools Toronto and Region • as of the writing of this report, no comments or Conservation Authority concerns have been received 5.4 City Department Comments Engineering & Public Works As of the writing of this report, no comments or concerns have been received from Engineering & Public Works. Information Report No. 04-16 Page 5 6. Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: • ensuring the proposal is in conformity with the City's Official Plan, Rouge Park Neighbourhood Policies, Rouge Park Neighbourhood Development Guidelines and Rouge Park Neighbourhood Master Servicing Plan • ensuring that the proposal complies with TRCA's policies and regulations, and that the limits of development, including appropriate buffer areas to the Townline Provincially Significant Wetland, are provided to the satisfaction of the TRCA • evaluating the appropriateness of the proposed lot frontage, lot area, yard setbacks, building height and lot coverage to ensure that the development is in keeping with character of the surrounding residential neighbourhood • ensuring that the proposed underground stormwater quantity control storage is feasible given the high groundwater table • ensuring the landowner pays its appropriate share of the cost of the Rouge Park Neighbourhood study • ensuring a tree compensation plan and/or financial contribution is provided to address the loss of existing mature trees and other significant legislation • ensuring that the required technical submissions and reports meet City and TRCA standards The City Development Department will conclude its position on the applications after it has received and assessed comments from the circulated departments, agencies and public. 7. Information Received Full scale copies of the plans and studies listed below are available for viewing at the offices of the City of Pickering, City Development Department: • Planning Opinion, prepared by Malone Given Parsons Ltd., dated November 2015 • Stage 1-2 Archaeological Assessment, prepared by Amick Consultants Limited, dated November 18, 2015 • Environmental Impact Study, prepared by Beacon Environmental, dated November 2015 • Functional Servicing and Stormwater Management Report, prepared by SCS Consulting Group Ltd., dated November 2015 • Phase 1 & 2 Environmental Site Assessment, prepared by Golder Associates, dated November 2015 • Preliminary Environmental Noise Analysis, prepared by Jade Acoustics, dated November 20, 2015 • Preliminary Geotechnical Investigation Report, prepared by Golder Associates, dated November 20, 2015 • Information Report No. 04-16 Page 6 • Preliminary Hydrogeological Investigation, prepared by Golder Associates, dated November 2015 • Transportation Assessment, prepared by BA Group, dated November 20, 2015 • Tree Inventory and Preservation Plan, prepared by Beacon Environmental, dated November 20, 2015 • Preliminary Floodplain Analysis, prepared by SCS Consulting Group Ltd., dated December 18, 2015 8. Procedural Information 8.1 General • written comments regarding this proposal should be directed to the City Development Department • oral comments may be made at the Public Information Meeting • all comments received will be noted and used as input to a Planning Report, which will be prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council • any member of the public who wishes to reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law for this proposal or makes a decision on the draft plan of subdivision or draft plan of condominium • any member of the public who wishes to be notified of Council's decision regarding this proposal must request such in writing to the City Clerk 9. Owner/Applicant Information The owner of the property is Woodview Land Development Corporation and is represented by Matthew Cory, Malone.Given Parsons Ltd. Attachments 1. Location Map 2. Existing Frontage Map 3. Submitted Draft Plan of Subdivision 4. Zoning Provisions Comparison Chart 5. Existing Zoning Map • Information Report No. 04-16 Page 7 Prepared By: Approved/Endorsed By: ,17,6)‘/A; , 1/4"*• Deborah Wylie, MCIP, RPP Catherine Rose, MCIP, RPP Principal Pla er - Policy Chief Planner I\ . Nil- h `urti, iCIP, RPP Manager, Development Review & Urban Design DW:Id Attachments Date of Report: March 22, 2016 Copy: Director, City Development Attachment#__L._to Information Report# 04-/6 ._.... NATURE HAVEN n Nlik TOT LOT 0., ORES NATUiU- 11111.11111 11111.11111 O" '1I FINCH AVENUE FINCH AVNU - I w I ill 7 Z M W , •.•.. ••44••••. SUBJECT -••� -•; • •�� • 1 • ••�• ••--4-•4. • •4• 4••• x • •.•...4• ..•1 t LANDS .-•-••-.-•-....-.-s..-. .❖.❖❖•❖.❖❖❖.•I \COI G� ' .. .11.111•.. NM 111.0111.111 c° ,,3 5� FSCFNT ` 9 N`r 1110.,' / ,• MELDRON�—�� ■ - _'„`*,t =r �_ FOREST 11"1'11",I , �� /A ...1 1111■ — I MEMM IIII. Location Map Cifil°¢ _ 'A _ FILE No:SP-2015-07 &A 16/15 _ .•! e APPLICANT: Woodview Land Development Corporation tJCM'.1 4I0C PROPERTY DESCRIPTION: Part of Lot 10, Plan 329 City Development (1952, 1958&1960 Woodview Avenue) DATE: Mar. 10,2016 Department Data Sources. BTerenet Enterprise, Inc. dr Its suppliers. All right. Reserved. Not a plan of survey. SCALE 1:5000 PN-14 (�2013 MPAC end Its supplisrs. All rights Reserved. Not a plop of Survey. Attachment# .to • Information Rencrt# 04/1-/6 NATURE HAVEN TOT LOT 150 15.0 15.0 15.0 15.0 15A 15.0 15.0 150\I -' ' CRES 4 15.0 15.0 4.;�� NATURE \ 15.0 15.0 15.0 ISO I5.0 150 15.0 15.0 15.0 150 11111 33.1 FINCH AVENUE FINCH AVENUE _ 45.7 22.8 22.8 22.8 22.8 50.4 14.3 13.7 13.7 13.7 13.7 13.7 13.7'13.7 13.7 13.7 13.7 13.7 UI ' N IJ V IJ yy LLJ : ILIIIIIII±III . • N N H • • f SUBJECT w A LANDS 0 0 o Existing Frontage Map City°¢ FILE No:SP-2015-07 &A 16/15 ' -r-y' - m°In APPLICANT: Woodview Land Development Corporation W CM N E4I IC PROPERTY DESCRIPTION: Part of Lot 10, Plan 329 City Development (1952, 1958 & 1960 Woodview Avenue) . DATE: Feb 24,2016 Department Det, Se�r�ee. Terenet Enterprleet Inc. and Ita euppliO All right Reserved. Not a plop of e"rvey. SCALE N.T.S. PN-14 • 2013 MPAC and Its suppliers. All rig Nts Reserved. Not o plan o1 Survey. Attachment# 3 to information Retort#��_ A VMM o MDOOM 0 If******.Z. 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Q! iilflhIii a LL >. Ce .. JU .... m = -; • 1 Attachment# _to information Rc? Qrt NATURE HAVEN TOT LOT 51-14 CRES NATURE N P = 01.)4 FINCH AVENUE FINCH AVENUE S -15 T••• I w M z Li R3-9 SUBJECT w LANDS 0 0 Existing Zoning Map C°¢ FILE No:SP-2015-07 & A 16/15 r2,1 '�i-rk APPLICANT: Woodview Land Development Corporation LI"6� �M I W� PROPERTY DESCRIPTION: Part of Lot 10, Plan 329 City Development (1952, 1958 & 1960 Woodview Avenue) DATE: Feb 24,2016 Department Teranet Enterprl.00 Inc. d it. .uppVera. All right. Resery ed. Not a pion of .urvey. SCALE N.T.S. PN-14 2013 MPAC and It. wpplter.. All rlght. R..erv.d. Not c plop of Survey.