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HomeMy WebLinkAboutInformation Report 08-16 Cliq 00 A Information Report to Planning & Development Committee re PICKERING Report Number: 08-16 Date: June 20, 2016 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 14/15 Request for Red-Line Revision of Draft Approved Plan of Subdivision SP-2009-02 Hunley Homes Ltd., 1350557 Ontario Ltd., Affiliated Realty Corporation Ltd. and Chestermere Investments Ltd. Part of Lots 25, 26, 27 and 28, Concession 4 City of Pickering 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Zoning By-law Amendment and Request for Red-Line Revision of Draft Approved Plan of Subdivision SP-2009-02, submitted by Hunley Homes Ltd. et. al , to facilitate revisions to an approved draft plan of subdivision. 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 are located on the east and west sides of Sideline 26 (Whites Road extension), south of Whitevale Road within the Mount Pleasant Neighbourhood, which is part of the Seaton community (see Location Map, Attachment#1). The subject lands have a land area of approximately 83.6 hectares and are bisected by Sideline 26 (Whites Road extension). Most of the subject lands are currently used for field crops while the remaining lands are natural open space. There are no buildings or structures on the subject lands. Information Report No. 08-16 Page 2 Surrounding land uses include: north: across Whitevale Road are additional lands owned by the applicant that have received draft approval of the Plan of Subdivision SP-2009-01 and rezoned to implement the draft plan and are currently used for agricultural activities and open space east, lands owned by the Province that are designated Seaton Natural west and Heritage System south: 3. Applicant's Proposal The subject lands have received draft approval of the plan of subdivision and rezoned to implement the draft plan. The draft plan of subdivision and zoning were approved by the Ontario Municipal Board (OMB) in December 2013 and the zoning By-law for Seaton was confirmed by the Province through an Order in Council in March 2014. Since the approval of the draft plan of subdivision and zoning by-law, the Region of Durham has completed the Central Pickering Development Plan Class Environmental Assessment for Regional Services. This resulted in the need to revise the approved draft plan of subdivision to accommodate a relocation of the Regional reservoir block and to address technical design matters for Whites Road and Whitevale Road By-pass. The requested zoning by-law amendment proposed adjustments to the zone boundaries to reflect the revisions to the draft plan of subdivision (see Submitted Concept Plan, Attachment#2). The majority of the draft plan of subdivision and zoning remains unchanged as the revisions mostly affect the northeast quadrant of the approved draft plan. As a result of the recommendations of the Class EA for Regional Services, the lands for the Regional reservoir are shifted east, which resulted in the relocation of the school and park blocks along with some residential lots. Majority of slip-lanes have been removed along Whitevale Road By-pass and along the west side of Sideline 26 (Whites Road extension) certain local road intersections have been eliminated. These changes result in modifications to the lotting fabric of the approved draft plan of subdivision. The other modification is a reduction in the number of dwelling units in the land designated Community Node. The approved draft plan has a density of 250 units per hectare for the Community Node and the revised draft plan provides a density of 67 units per hectare. Community Node Designations have a density range of over 80 and up to 140 dwellings per hectare. Refer to Attachment#3 for a comparison of the details of the original draft plan of subdivision and the revised draft plan. Information Report No. 08-16 Page 3 4. Policy Framework 4.1 Central Pickering Development Plan The Central Pickering Development Plan (CPDP) sets out the principles and goals that outline the general development vision for the overall Seaton Urban Area, including the integration of new sustainable urban development while ensuring the protection, maintenance and enhancement of the natural heritage system. The objectives and policies of the CPDP are designed to achieve the vision of Seaton. The subject applications conform to the intent of the CPDP. 4.2 Regional Official Plan The Seaton community falls under `Special Policy Area A (Pickering)', in the Durham Regional Official Plan. These lands shall be developed in accordance with the CPDP and implementing Neighbourhood Plans. The design, structure and uses proposed in the subject applications are consistent with those permitted in the CPDP and the Neighbourhood Plans. The applications comply with the Durham Regional Official Plan. 4.3 Pickering Official Plan The subject lands are within the Seaton Urban Area Boundary in the Pickering Official Plan. The Official Plan contains policies governing various land use designations, such as Residential Areas, Mixed Use Areas, and Open Space System, all of which are located in the subject lands. The Official Plan establishes various polices for such matters as density, intensity of land use and sustainability. Official Plan Amendment 22 further defines the land use designations as well as establishes polices for such matters as the Seaton Natural Heritage System, cultural heritage, sustainable development, servicing, and urban design. The applications will be assessed against the policies and provisions of the Pickering Official Plan during the further processing of the applications. 4.4 Seaton Sustainable Place-Making Guidelines The Seaton Sustainable Place-Making Guidelines address the urban design guidelines contained within the CPDP and expands upon the key design elements: • the Guidelines set out minimum standards and benchmarks for plans of subdivision and site plans, and list the range of matters that are to be addressed in the development of the lands • the Guidelines provide direction on the design of the public realm, built form and green infrastructure and buildings The applications will be assessed against the policies and provisions of the Seaton Sustainable Place-Making Guidelines during the further processing of the applications. Information Report No. 08-16 Page 4 4.5 Zoning By-law 7364/14 Seaton Zoning By-law 7364/14 was approved by the OMB and confirmed by the Province in 2013 and 2014, respectfully. This by-law implemented the City's Official Plan Amendment 22, which brought the Official Plan in conformity with the Central Pickering Development Plan. This by-law also implemented the draft plans of subdivisions, including the subject Draft Plan of Subdivision SP-2009-02 that the OMB approved in December 2013. A zoning by-law amendment is required to implement the proposed red-line revisions to the approved draft plan of subdivision. The applicant is only proposing amendments to the zoning schedules modifying certain zoning boundaries. No changes are proposed to the zoning categories or performance standards. The proposed rezoning is only for lands in the draft plan located north of the Whitevale Road By-pass. Zoning for the remaining lands within the draft plan remain unchanged. 5. Comments Received 5.1 Written Comments from the Public As of the writing of this report, no comments or concerns have been received from the public. 5.2 Agency Comments Toronto and Region • no objection to the amendment to the zoning Conservation Authority by-law or revision to the draft approved plan of subdivision Durham Catholic District • no objection and requests similar draft plan School Board conditions of approval related to the acquisition of the proposed school block for an elementary school 5.3 City Department Comments Engineering & Public Works Engineering & Public Works note the revisions to the draft plan no longer mirror the specific location of uses in the Neighbourhood Plans of the Official Plan. The introduction of detached dwelling lots fronting on to Whitevale Road east of Sideline 26 was not contemplated in the Neighbourhood Plan. Information Report No. 08-16 Page 5 6. Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: • ensuring the applications will implement the City's Official Plan and the Seaton Neighbourhood policies • ensuring the proposal is consistent with the City's urban design goals and objectives in the Seaton Sustainable Place-Making Guidelines • ensuring that the proposed development contains appropriate sustainable development components • ensuring the Community Node lands provide appropriate density • ensuring the proposed lots along Whitevale Road are appropriately sized to accommodate appropriate building setback and massing • ensuring that required technical submissions and reports meet City 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 office of the City of Pickering, City Development Department: • Revised Draft Plan of Subdivision, dated January 13, 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 • 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 8.2 Ontario Municipal Board is the Approval Authority for this Revision to the Draft Plan of Subdivision As the subject draft plan of subdivision was approved by the OMB, the Board is also the approval authority for the requested revision. If Council supports the requested revision it is anticipated that the owner and staff will approach the OMB to approve the requested revision. The City of Pickering is the approval authority for the amendment to the zoning by-law. Information Report No. 08-16 Page 6 9. Owner/Applicant Information The owners of the property are Hunley Homes Ltd, 1350557 Ontario Limited, Affiliated Realty Corporation Limited and Chestermere Investments Limited and is represented by KLM Planning Partners Inc. Attachments 1. Location Map 2. Submitted Plan 3. Revised Draft Plan of Subdivision SP-2009-02, Proposed Development Detail Prepared By: Approved/Endorsed By: 4).d-q?Y\ Ross Pym, MtiP, RPP, PLE Catherine Rose, MCIP, RPP Principal Planner— Strategic Initiatives Chief Planner RP:Id Attachments Date of Report: June 3, 2016 Copy: Director, City Development Attachment# / to Information Report# 08- 1 , • r ---- , ..... 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"r • .:••� 3,I, t 1 L\ ,__ I _ A _ _ _ '', r' (c-jam`; d r ROAD ALLOWANCE BETWEEN LOTS 24 AND 25,CONCESSION 4(NORffVn L I G N ED SIDELINE 24 /- ---- — -R\ �\ J- //__i i LOT 24, CONCESSION 4 �' \\ Ir \ \\\ \ —1 cp L�_J �- ) \\, \ ---J Attachment# 3 to Inform tine ?enort# rh8-I(0 Revised Draft Plan of Subdivision SP-2009-02 Proposed Development Detail Pickering Official Plan — Mixed Use Areas — Community Nodes Designation — Mixed Use Areas — Mixed Corridor — Urban Residential Areas — Medium Density Areas — Urban Residential Areas — Low Density Areas Neighbourhood Plan — Community Node Designation — Mixed Corridor Type 2 — Gateway Site — Mixed Corridor Type 2 — Mixed Corridor Type 1 — Medium Density Area — Low Density Area Type 1 — Heritage Lot — Neighbourhood Park — Village Green — Reservoir Elementary School Zoning Existing: — CN, CN-PP, MC1, MC2, MC3, MD-M, MD-DS, Zoning By-law MD-M-1, LD1, LD1-T, LD1-6, CU/MD-M, CU/MD- 7364/14 DS, CU/LD1, OS, SWM Proposed — appropriate to permit proposed revised draft plan in Seaton Zoning By-law 7364/14 Attachment# 3 to Information Report# Details of the Draft Plan Original Approved Revised Draft Draft Plan Plan Total Area of Draft Plan 83.6 hectares 83.6 hectares 3 Elementary School Blocks 7.32 hectares 7.35 hectares 2 Park Blocks 3.10 hectares 2.80 hectares 3 Village Green Blocks 1.24 hectares 1.24 hectares Reservoir Block 2.12 hectares 1.34 hectares Stormwater Management Facilities Blocks 2.54 hectares 2.54 hectares Open Space Blocks 0.19 hectares 0.16 hectares Buffer Blocks 0.33 hectares NA Road Widening Blocks 0.62 hectares 0.65 hectares Roads 21.49 hectares 21.82 hectares Residential Units Detached Dwellings 13.7 meter frontage 55 47 Detached Dwellings 12.8 meter frontage 46 91 Detached Dwellings 11.6 meter frontage 112 115 Semi Detached Dwellings 18.0 meter frontage 178 134 Street Townhouse 7.5 meter frontage 333 344 Street Townhouse 6.0 meter frontage 403 324 Street Townhouse 4.0 meter frontage 110 224 Stacked townhouses 76 76 Gateway Blocks 142 144 Commercial / High Density Blocks 3129 837 Total Dwelling Units 4585 2336