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HomeMy WebLinkAboutInformation Report 06-16 Ci co Information Report to Planning & Development Committee PI OMMIKT Report Number: 06-16 Date: April 11, 2016 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Official Plan Amendment Application OPA 15-005/P Zoning By-law Amendment Application A 18/15 Draft Plan of Subdivision Application SP-2015-08 Draft Plan of Condominium Application CP-2015-03 Altona Land Development Corporation (Geranium Homes) , Part of Lot 33, Range 3, BFC (1484 and 1498 Altona Road) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Official Plan Amendment, Zoning By-law Amendment, Draft Plan of Subdivision, and Draft Plan of Condominium, submitted by Altona Land Development Corporation, to facilitate a residential common element condominium development consisting of 32 three-storey townhouse units. 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 for information and no decisions on these applications are being 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 comprise five properties located at the southwest corner of Altona Road and Twyn Rivers Drive, in the Rougemount Neighbourhood (see Location Map, Attachment#1). The subject lands have a combined area of approximately 0.72 of a hectare with approximately 129 metres of frontage along Altona Road and approximately 40 metres of frontage along Twyn Rivers Drive. Altona Land Corporation has ownership of four properties and intends to purchase the remaining property from the City of Pickering to consolidate all the lands into a single development block (see Ownership Map, Attachment #2). Information Report No. 06-16 Page 2 The subject lands currently support a single detached dwelling fronting Altona Road. Mature trees are located along the west property line and along the southerly portion of the subject lands. Surrounding land uses include low density residential development consisting of detached dwellings to the north, south and east. St. Monica Catholic Elementary School is located immediately to the west. 3. Previous Proposal Altridge Properties Inc. had previously applied for a Draft Plan of Subdivision and a Zoning By-law Amendment, on the subject lands to facilitate the creation of 10 lots for single detached dwellings fronting onto a public road accessed from Altona Road On July 23, 2008, Council approved the Draft Plan of Subdivision and related Zoning By-law Amendment, despite City Staff recommending against the applications in favor of an alternate design that provided access through Richardson Street to the south of the subject site (see Previously Approved Draft Plan of Subdivision, Attachment#3). Councils decision was appealed to the Ontario Municipal Board (OMB) by a neighbouring resident. On July 28, 2008, the OMB ruled in favor of the applicant's proposal as approved by City Council. 4. Applicant's Proposal The applicant is proposing to re-designate the subject lands from "Urban Residential - Low Density Residential" to "Urban Residential - Medium Density Residential" to facilitate a common element condominium development consisting of 32 three-storey townhouse units accessed from an internal private road (see Submitted Concept Plan, Attachment #4). The concept plan illustrates five blocks of townhouse units. Blocks 1, 2 and 3 are rear-loaded townhouse units that will front onto Altona Road with vehicular access from the internal private road. These rear-loaded units provide for 2 internal parking spaces and 2 external driveway parking spaces. Blocks 4 and 5 are front-loaded townhouse units with both pedestrian and vehicular access from the internal private road. The proposed resident parking for the front-loaded units will be 1 internal parking space and 1 external driveway space. The concept plan illustrates a 8 visitor spaces. Vehicular access to the development will be through a 6.5 metre wide private road off Altona Road. The concept plan also illustrates a meter room and pedestrian connections to Altona Road at the south end of the property. Information Report No. 06-16 Page 3 The applicant has submitted a draft plan of subdivision application to create a single development block. This is a technical requirement to allow the applicant to create the privately-owned parcels and the parcels for the common elements of the development through a process called "lifting part lot control" (see Submitted Draft Plan of Subdivision, Attachment#5). The applicant has also submitted a draft plan of condominium application to create tenure of the parcels in the development. The common element features include, but are not limited to: the private road, community mailboxes, meter room, pedestrian walkways, and visitor parking spaces (see Submitted Draft Plan of Condominium, Attachment#6). The development will be subject to site plan approval. 5. Policy Framework 5.1 Regional Official Plan The Regional Official Plan (ROP) designates the subject lands as "Living Areas". The "Living Areas" designation shall be used predominantly for housing purposes. The plan also states that lands within the "Living Areas" designation shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along an arterial road. The applicant's proposal conforms to the policies and provisions of the Durham Regional Official Plan. 5.2 Pickering Official Plan The subject lands are designated "Urban Residential Areas — Low Density Areas", which provides for housing and related uses. This designation permits a maximum net residential density of 30 units per hectare, while the proposed development provides a net residential density of 44.4 units per hectare. An amendment to the Pickering Official Plan Amendment is required. The Official Plan states that in establishing performance standards, regard shall be had for protecting and enhancing the character of the established neighbourhoods by considering matters such as building height, yard setbacks, lot coverage, access to sunlight, parking provisions and traffic implications. 5.3 Zoning By-law 3036 The subject lands are currently zoned "S3" — Single Residential within Zoning By-law 3036 as amended, which only permits single detached residential. The applicant has requested that the subject lands be rezoned to an appropriate residential zone category with site specific performance standards to facilitate the proposal. Information Report No. 06-16 Page 4 6. Comments Received 6.1 Resident Comments An Open House meeting was held on February 18, 2016 at the Petticoat Creek Recreation Centre to allow area residents to learn more about the proposal, as well as review and comment on the plans that the applicant has submitted. A total of 25 households were represented at the meeting. The following is a summary of written comments received to date, and concerns identified by area residents at the Open House meeting: • the proposal for three-storey townhouse units on a private road is not compatible with the surrounding large lot residential properties consisting of single detached dwellings • the proposal is too dense for the existing low density residential neighbourhood • the informal walkway to St. Monica Catholic Elementary School be made into a permanent pedestrian connection with appropriate lighting to allow safe and convenient access to the school without having to walk along Altona Road and Twyn Rivers Drive • requested that garbage be collected from the internal private road for the townhouse units fronting Altona Road • loss of existing mature trees, particularly along the west property line abutting the school • concerned that the increase in population will put a strain on the existing community facilities within the neighbourhood and negatively impact all of the existing residents • privacy concerns for the abutting residents to the south and west as a result of the proposed three-storey townhouse units • proposed townhouse blocks are sited too close to the abutting residential properties to the south and west • concerned that the proposal will result in increased traffic • the proposed retaining wall along the south property line may limit or preclude the abutting lands to the south from redeveloping in the future • the proposal will decrease existing property values within the immediate community • consider reducing the speed limit on Altona Road to 50 km/h to better facilitate safe turning movements from the site • consider installing red light camera at the intersection of Altona Road and Twyn Rivers Drive Information Report No. 06-16 Page 5 6.2 Agency Comments As of the writing of this report, the following written comments have been received from external agencies: Canadian National • no objection to the development proposal Railway (CN Rail) • requests the following provisions be included as conditions of approval: • registration on title of CN Railway's environmental easement • registration on title of a CN Railway development agreement to ensure, among other things, that all mitigation measures will be maintained by the condominium corporation 6.3 City Departments Comments Engineering & Public • no objection to the proposal Works • matters with respect to grading and drainage, tree preservation and protection, fencing details and requirements, stormwater management details and construction management requirements will be further reviewed through the Site Plan Approval process • the applicant is required to enter into a subdivision agreement with the City of Pickering concerning the provision and installation of roads, services, grading, drainage, easements, cost sharing, as well as securities and insurance • on-site works prior to Draft Plan of Subdivision Approval will not be permitted, unless the City has issued a permit under the Fill and Topsoil Disturbance By-law • the 1.5 metre pedestrian walkway at the south west corner of the site must be extended south, and connect to the turning circle on Richardson Street • a 1.5 metre pedestrian walkway connection to St. Monica's Catholic School and associated easement in favour of the City will be required • permission from the Region of Durham for grading within the Altona Road Right-of-Way will be required Information Report No. 06-16 Page 6 7. Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: • reviewing the proposed intensification of the site in relation to the objectives and findings of the South Pickering Intensification Study • assessing the appropriateness of the requested increase in density to ensure the proposal is compatible with the existing surrounding neighbourhood • reviewing the appropriateness of the proposed site layout considering such matters as: building setbacks, heights and massing, buffers to existing residential, location of visitor parking, and other urban design elements • ensuring that sufficient unencumbered open space amenity area such as a tot lot is provided • ensuring that appropriate landscaped buffers and privacy fencing to adjacent landowners is provided • ensuring that adequate resident and visitor parking is provided to support this development • formalizing a 1.5 metre pedestrian walkway connection to St. Monica's Catholic School • where trees are not being maintained, ensuring a tree compensation plan and/or a financial contribution is provided to address the loss of existing mature trees and other significant vegetation • ensuring that the required technical submissions and reports meet City standards • ensuring that satisfactory arrangements are made between the applicant and the City respecting the acquisition of the City-owned lands 8. Information Received Full scale copies of the plans and studies listed below are available for viewing at the office of the City of Pickering, City Development Department: • Planning Opinion Report with Sustainable Development Brief, prepared by Malone Given Parsons Ltd., dated December 2015 • Phase I & II Environmental Site Assessment, prepared by Golder Associates, dated December 9, 2015 • Natural Heritage Evaluation Memorandum, prepared by Beacon Environmental, dated December 9, 2015 • Tree Inventory and Preservation Plan, prepared by Beacon Environmental, dated December 11, 2015 • Preliminary Geotechnical Investigation, prepared by Golder Associates, dated December 16, 2015 • Preliminary Hydrogeological Investigation, prepared by Golder Associates, dated December, 2015 • Functional Servicing and Stormwater Management Report, prepared by SCS Consulting Group Ltd., dated December 2015 Information Report No. 06-16 Page 7 • Transportation Review Memorandum, prepared by BA Group, dated December 15, 2015 • Environmental Noise and Vibration Report, prepared by Jade Acoustics., dated December 15, 2015 • Stage I & II Archeological Assessment, prepared by AMICK Consulting Ltd., dated December 11, 2015 9. Procedural Information 9.1 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 9.2 Official Plan Amendment Approval Authority • the Region of Durham may exempt certain local official plan amendments from Regional approval if such applications are determined to be locally significant, and do not exhibit matters of Regional and/or Provincial interest • at this time, the Region has not yet determined whether this official plan amendment application is exempt from Regional Approval 10. Owner/Applicant Information • the owner of the property is Altona Land Development Corporation (Geranium Homes) and is represented by Matthew Cory of Malone Given Parsons Ltd. Attachments 1. Location Map 2. Ownership Map 3. Previously Approved Draft Plan of Subdivision 4. Submitted Concept Plan 5. Submitted Draft Plan of Subdivision 6. Submitted Draft Plan of Condominium Information Report No. 06-16 Page 8 Prepared By: Approved/Endorsed By: dir 4/&rt--,c_ Amy Emm, MCIP, RPP Catherine Rose, MCIP, RPP Planner II Chief Planner 114 '1 Nilesh Sbrti, MCIP, RPP Manager, Development Review & Urban Design AE:Id Attachments Date of Report: March 23, 2016 Copy: Director, City Development Attachment#_/to Information Report# 06-1G w____-•r,, • - =. = ■muI,■ N— ,' ?,1u �"1 DRIVE � �o% 0 1 1 e z�'w OURT STARVIEW CRT.' 2'■�� z _�■1 I 6 Zi LJ M < • _—_—l w r o G •b_ a3Aell LAWSON STREET "Ilk 1 rN li....... CNR _— L ,—_ i \ • TWYN RIVERS DRIVE SFEPPARD AVENUE IN r.v.sz mil •��. i000i � ST. 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