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
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