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HomeMy WebLinkAboutPLN 16-16 C. Report to P 1 R I N V Planning & Development Committee V Report Number: PLN 16-16 Date: September 12, 2016 From: Catherine Rose (Acting) Director, City Development Subject: Zoning By-law Amendment Application A 17/15 Vastor Construction Inc. Part of Block 13, Plan 40M-2482 (2585 Brock Road) Recommendation: 1. That Zoning By-law Amendment Application A 17/15, submitted by Vastor Construction Inc., to delete a provision in the site-specific zoning by-law that prohibits residential dwelling units on the first two storeys of a building in order to permit a development that is only residential on lands being Part of Block 13, Plan 40M-2482, be endorsed as outlined in Appendix Ito Report PLN 16-16, and that staff be authorized to finalize and forward the implementing Zoning By-law to Council for enactment. Executive Summary: The subject property is located at the northeast corner of Brock Road and William Jackson Drive, within the Duffin Heights Neighbourhood. Vastor Construction Inc., has requested an amendment to the existing zoning by-law to remove a provision that prohibits residential dwelling units on the first two storeys of a building in order to permit a development that is only residential. Key concerns expressed by area residents at the Open House and the Public Information meetings were with respect to the location of the proposed vehicular access and the garbage bins. The applicant's transportation consultant has indicated that relocating the vehicular access from Pure Springs Boulevard to William Jackson Drive would result in operational conflicts on William Jackson Drive, and at the intersection of Brock Road and William Jackson Drive. The applicant is proposing to install semi in-ground garbage and recycling bins (i.e. MOLOK or EarthBin) and additional plantings around the bins to minimize the visual appearance of the refuse bins. The proposal to permit a residential only development consisting of 104 stacked back-to-back townhouse units within 5 multi-unit residential blocks is consistent with the policies of the Official Plan and the Duffin Heights Neighbourhood, and achieves the design objectives of the Duffin Heights Neighbourhood Development Guidelines. The proposed development will create a focal point at the intersection Brock Road and William Jackson Drive by appropriately framing the intersection and creating a gateway into the community from the south. Staff recommends that Zoning By-law Amendment Application A 17/15 be approved, as outlined in Appendix Ito Report PLN 16-16, and that staff be authorized to finalize and forward an implementing Zoning By-law to Council for enactment. Report PLN 16-16 September 12, 2016 Subject: A 17/15 —Vastor Construction Inc. Page 2 Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. 1. Background 1.1 Property Description The subject property is located at the northeast corner of Brock Road and William Jackson Drive, within the Duffin Heights Neighbourhood (see Location Map, Attachment#1). The property has an area of approximately 0.84 of a hectare with 75 metres of frontage along Brock Road and 175 metres of frontage along William Jackson Drive. Surrounding land uses include: north a residential condominium development consisting of a mix of stacked townhouses and freehold townhouses east low and medium density development comprising a mix of townhouses and single detached dwellings south across William Jackson Drive, is the Duffin Meadows Cemetery west across Brock Road, at the northwest corner of Brock Road and Dersan Street, is a vacant property formerly owned by Jodee Trucking and further north is the Devi Mandir Hindu Temple 1.2 Applicant's Proposal The applicant is requesting to delete a provision in the site-specific zoning by-law that prohibits residential dwelling units on the first two storeys of a building in order to permit a development that is only residential. This request is to facilitate a condominium development consisting of 104 stacked back-to-back townhouse units within 5 multi-unit residential blocks accessed through an internal private road (see Submitted Site Plan and Submitted Conceptual Rendering, Attachments #2 and #3). The residential blocks will be 4-storeys (approximately 14.0 metres in height) with 2-storey units stacked on top of 2-storey units. Each unit will have its own entrance at grade. A fenced outdoor amenity area is proposed for the ground level units and a rooftop amenity area is proposed for the upper units. The proposed plan also illustrates a central outdoor amenity area along with an internal pedestrian pathway system and a landscape feature on the corner of Brock Road and William Jackson Drive. A single level of resident parking is provided below the buildings and visitor parking will be provided at grade. Resident parking is provided at a ratio of 1 parking space per dwelling unit for a total of 104 spaces. Visitor parking is provided at a rate of 0.25 spaces per unit for a total of 26 parking spaces. Vehicular access is provided off of Pure Springs Boulevard. The redevelopment of the site will be subject to site plan approval. Report PLN 16-16 September 12, 2016 Subject: A 17/15 —Vastor Construction Inc. Page 3 2. Comments Received 2.1 March 22, 2016 Open House, May 9, 2016 Public Information Meeting and Written Submission An Open House meeting was held on March 22, 2016 to allow area residents to learn more about the new residential proposal, as well as review and comment on the plans that the applicant submitted. A total of 5 households were represented at the meeting. A Public Information Meeting was held on May 9, 2016 at which two residents attended the meeting and one resident submitted written comments following the meeting. The concerns identified are as follows: • concerned that the proposed development will create additional vehicular traffic along Legian Mews, which will be used as a shortcut to access the entrance located off of Pure Springs Boulevard, and requested that the proposed access be relocated to William Jackson Drive • concerned that the proposed garbage bins are located in close proximity to the amenity areas of the adjacent dwellings to the east • concerned that insufficient visitor parking spaces are provided on-site resulting in the potential increase in overnight parking on Pure Springs Boulevard 2.2 City Departments & Agency Comments 2.2.1 Region of Durham • the subject lands are designated as "Living Areas" with a "Regional Corridor" overlay in the Durham Regional Official Plan • Corridors are to be planned and developed as higher density mixed use area, which include residential, commercial and service area to support higher-order transit and pedestrian oriented development • the rezoning applicant generally conforms to the policies and directions of the Regional Official Plan • the Region has advised that proposed high density residential development will contribute to the intensification targets of the City and the Region, and therefore is generally consist with the directions of the Growth Plan for the Greater Golden Horseshoe • the Phase 1 Environmental Site Assessment (ESA) conducted for the subject lands concluded that a Phase 2 ESA is required • the Region has requested that Site Plan Approval not be issued after they have reviewed and approved the Phase 2 ESA and any related information • the Region has requested that a Stage 1 Archaeological Assessment (and any further required studies) be completed by a licensed Ontario Archaeologist and the reports are to be submitted to the Ministry of Tourism, Culture and Sport for their review and approval • municipal water supply and sanitary sewerage are available to service the subject lands Report PLN 16-16 September 12, 2016 Subject: A 17/15 — Vastor Construction Inc. Page 4 • the Central Pickering Development Plan Class EA for Regional services has identified the need for an additional road widening (approximately 2.0 metres wide along a portion of Brock Road) to accommodate the future 7-lane cross-section and a proposed bus stop/shelter • The Regional Planning Division has advised that they have no objection to the proposed Zoning By-law Amendment application 2.2.2 City of Pickering Engineering & Public Works • no objections to the proposed zoning by-law amendment application • all technical matters will be addressed through Site Plan Approval process 3. Planning Analysis 3.1 The proposal to permit a residential only development complies with the policies of the Official Plan The subject lands are designated as "Mixed Use Areas — Mixed Corridors" in the Official Plan. Mixed Use Areas are recognized as lands that have or are intended to have the widest variety of uses and highest levels of activity in the City. The Mixed Corridors designation is intended primarily for residential, retail, community, cultural and recreational uses at a scale serving the community and provides for a range of commercial uses and residential development at a density range of over 30 units up to and including 140 units per net hectare, and a maximum floor space index (FSI) up to and including 2.5 FSI. The proposed development has a residential density of 123 units per net hectare with a proposed FSI of 1.33. The City's Official Plan polices do not require mixed-use development on every site along Brock Road. The City has recently approved two proposals submitted by Duffin's Point Inc. and Averton (Brock Three) Ltd. et at within the mixed use corridor along Brock Road. Together, these proposals will provide for up to 15,700 square metres of commercial space and an additional 750 units of medium and high density residential units. Staff are satisfied that removing the commercial component from the first two storeys of the building for this development is appropriate and in keeping with the Pickering Official Plan policies. 3.2 The proposal is consistent with the policies of the Duffins Height Neighbourhood and urban design objectives of the Duffins Heights Neighbourhood Development Guidelines The Duffin Heights Neighourhood policies for the Mixed Corridor designation require new developments to provide: • a strong and identifiable urban image by establishing buildings closer to the street, providing safe and convenient pedestrian access, and requiring all buildings to be multi-storey • higher intensity multi-unit housing forms on lands adjacent to Brock Road while restricting grade related residential development to lands adjacent to collector or local roads Report PLN 16-16 September 12, 2016 Subject: A 17/15 —Vastor Construction Inc. Page 5 The intersection of Brock Road and William Jackson Drive is identified as a Focal Point on the Tertiary Plan within the Council-adopted Duffin Heights Neighbourhood Development Guidelines. The Guidelines state that development at focal points shall contribute to the prominence of the intersection through the use of appropriate building heights, massing, architectural features and landscaping. The concept plan illustrates a condominium development consisting of 104 stacked back-to-back townhouse units within 5 multi-unit residential blocks. The proposed 4-storey stacked townhouses adjacent to Brock Road and William Jackson Drive will provide a strong identifiable urban image. Each unit has its own entrance at grade fronting a public street or private road providing pedestrian access directly to sidewalks and the multi-use trail along Brock Road. Furthermore, private patios and enhanced landscaping are proposed along the building frontages in order to animate the streetscape. The central outdoor amenity area along with an internal pedestrian pathway system and a landscape feature on the corner of Brock Road and William Jackson Drive is designed to create an accessible pedestrian-oriented residential development as well as establish a central focus in the neighbourhood. The proposal illustrates a distinct architectural style for all buildings and includes high-quality materials and consistent colour schemes to enhance • the architectural details and features of the proposed buildings. The proposed buildings and landscape features appropriately frame the intersection creating a gateway into the community from the south and provide a prominent focal point through the use of architectural wall articulation, building height and massing, and enhanced landscaping, which includes decorative masonry piers, stone seat walls, and upgraded paved walkways. The proposal will complement the surrounding neighbourhood and is in keeping with the vision for the Duffin Heights Neighbourhood. 3.3 Proposed location of vehicular access from Pure Springs Boulevard is appropriate Residents from the abutting townhouse development to the east expressed concerns that the location of the proposed vehicular access on Pure Springs Boulevard will result in additional traffic on Legian Mews and requested that the proposed access be relocated to William Jackson Drive. The applicant's transportation consultant has reviewed the residents request and has indicated the following concerns with relocating the access to William Jackson Drive: • the proposed vehicular access from William Jackson Drive would be located approximately 76 metres east from the Brock Road and William Jackson Drive intersection, which would be in conflict with the taper portion of the westbound right turn lane • during peak traffic periods, queuing from the westbound left turning lane approaching the William Jackson and Brock Road intersection may block the proposed access • relocating the access further east, out of the taper lane, would place it in too close of a proximity to the exiting municipal laneway Report PLN 16-16 September 12, 2016 Subject: A 17/15 —Vastor Construction Inc. Page 6 To address concerns raised by the residents, the applicant's traffic consultant recommends that "Local Traffic Only" signage be installed to deter motorists from using Legian Mews to travel northbound on the laneway. Staff concur with the analysis provided by the transportation consultant and acknowledge that relocating the proposed access to William Jackson Drive would result in potential operational conflicts on William Jackson Drive, and at the intersection of Brock Road and William Jackson Drive. Based on the submitted analysis, City staff are satisfied that maintaining the originally proposed access off of Pure Springs Boulevard is the more viable and functional option. 3.4 Proposed waste containers to be appropriately screened Residents from the abutting townhouse development to the east expressed concerns with the location of the proposed garbage bins, which in their opinion are too close to the property line and in full view from their outdoor amenity areas. The applicant is proposing to install semi in-ground garbage and recycling bins (i.e MOLOK or EarthBin), which is a new waste management system where the containers are installed partially underground to reduce odour and the visual appearance of the garbage bins. To screen the refuse bins from the adjacent residents, additional coniferous trees and shrubs will be planted along the west side of Legian Mews. The proposed semi-underground waste system for this development and the additional landscape screening will minimize any impacts on the abutting residents to the east. 3.5 Sufficient resident and visitors parking is available to support the development The existing zoning for the subject property requires parking for the proposed development to be provided at a rate of 1.0 parking space per dwelling unit for residents, and 0.25 of a parking space per dwelling unit for visitors. Parking spaces for residents shall be provided in a below ground structure, at grade or both. Visitors parking shall be provided at grade. Based on these requirements, the applicant is proposing a total of 104 parking spaces for residents within a single level below grade parking structure, and a total of 26 visitor parking spaces at grade. Staff are satisfied that sufficient parking will be provided to accommodate the parking demands of the proposed residential condominium development. 3.6 All Technical Matters will be addressed through the Site Plan Approval Process A Site Plan Approval application has been submitted and is currently under review, and the following detailed design issues and technical matters will be further reviewed including: • architectural treatment • lighting • landscaping • pedestrian circulation and connections, including barrier-free walkways, within the site and connecting to Brock Road and William Jackson Drive Report PLN 16-16 September 12, 2016 Subject: A 17/15—Vastor Construction Inc. Page 7 • drainage and grading • site servicing • construction management plan • cash-in-lieu of parkland In addition to the above-noted matters, the applicant will be required to convey a narrow road widening to the Region of Durham along a portion of Brock Road to accommodate a future bus lay-by and bus shelter at the northeast corner of Brock Road and William Jackson Drive. No further reports are anticipated to be brought before Council if the rezoning application is approved. 3.7 Staff support the proposal and recommend that a zoning by-law be finalized and forwarded to Council for enactment The applicant's request to permit residential dwelling units on the first two stories of the building, complies with policies of the Pickering Official Plan. Staff supports the application and recommends that the site specific amending by-law as set out in Appendix I, be approved and forwarded to Council for enactment. Appendix Appendix I Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 17/15 Attachments 1. Location Map 2. Submitted Site Plan 3. Submitted Conceptual Rendering Report PLN 16-16 September 12, 2016 Subject: A 17/15 —Vastor Construction Inc. Page 8 Prepared By: Approved/Endorsed By: , ajii-TIel 4122'V Isabelle Janton Catherine Rose, MCIP, RPP Plann.r II — Site Planning (Acting) Director, City Development i Nilesh ' urti, MCIP, RPP Manager, Development Review & Urban Design IJ:so Recommended for the consideration of Pickering City Council i / , „ 415_ 2 i‘ ZO((a Tony Prevedel, P.Eng. Chief Administrative Officer • Appendix I to Report PLN 16-16 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 17/15 The Corporation of the City of Pickering IA I Being a By-law to amend Restricted Area (Zoning) By-law 3037, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, in Part of Block 13, Plan 40M-2482, City of Pickering (A 17/15) Whereas the Council of The Corporation of the City of Pickering received an application to rezone the subject lands being Part of Block 13, Plan 40M-2482, in the City of Pickering to delete a provision that prohibits residential dwelling units on the first two storeys of a building in order to permit a development that is only residential; And whereas an amendment to By-law 3037, as amended by By-law 7518/12, is therefore deemed necessary; • Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Area Restricted The provisions of this By-law shall apply to those lands in Part of Block 13, Plan 40M-2482, in the City of Pickering. 2. Schedules I and II Schedules I and II to By-law 7218/12 is hereby amended by adjusting the current "MU-24" zoning boundary, as shown on Schedules I and II attached hereto. 3. Text Amendment Section 5.(2) Zone Requirements of By-law 3037, as amended by By-law 7518/12 subsection (e) Special Regulations, is hereby amended by deleting Section 5.(2)(e)(ii) which reads as follows: "(ii) Residential dwelling units shall be prohibited from the first two storeys of a building" 4. By-law 3037 By-law 3037, as amended by By-law 7518/12, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the provisions of the By-law as set out in Section 1, Area Restricted, Schedules I and II, and Section 3, Text Amendment, above. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 3037, as amended. By-law No. XXXX Page 2 ffective Date ® This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XX day of XXX, 2016. DRAFT David Ryan, Mayor DRAFT Debbie Shields, City Clerk T-- LIATRIS n Q 0 o� \c� KC'' <,��'�' c �KALMAR � --, cr 0 Q2 1•<(‘ STREET 'A' 11 U E SA-13 Q HAYDEN N STREET 'B' E Q MU-MD - _ N 60.0m STREET 'A' LIATRIS 68.1m \ I / N O N 6 MU-24 E 6 O On N N _ __________/ 46.1m 32.2m 45.0m DERSAN STREET ----\ L y. SCHEDULE I TO B , �;; y 7412/15 AMENDEQ: I: �L T PASSED "iT=i DAY OF, 2016 MAYOR OF CLERK i STREET 'A' 3.0m r 2.0m Q I0 3.0 m---►� �- o / 4.0m o .((\ 4.0m 1 .5m 2.0m �'✓ to///// � t 60.0m WILLIAM JACKSON DRIVE BUILD-TO-ZONE BUILDING ENVELOPE 'A' SCHEDULE II TO BY- 7412/15 AMENDED : ►.•�'� PASSED DAY OF 2016 MAYOR CLERK ATTACHMENT# -- TO REPORT# PLN 1 o-1 .O FI l j'A EARL GREY / o ZENTS DRIVE • O CREEKS/DE I, PARK LIATRIS DRIVE • 4 1 !oIIIIIIIII f \IIIIIIo o K ALMAR Q=: P< Al �-A������3= w 111111111/ A""" = 1111111111°=%/1111111111111, HINDU CULTURAL , 1111F-o 1111111111 1111111111111111111111 BLVD ° MISTHOLLOW DRIVE CENTRE r--.Y * �l�!�!�!�����Q� LIATRIS DRIVE DERSAN STREET WILLIAM SUBJECT PROPERTY O m Location-Cily oil FILE No: A 17/15 PICKERING APPLICANT: Vastor Construction Inc. 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