HomeMy WebLinkAboutPLN 11-19Revised
---��'�� �� Report to
f' 1 C KE R 1 N G Planning & Development Committee
Report Number: PLN 11-19
Date: May 6, 2019
From: Kyle Bentley
Director, City Development & CBO
Subject: Official Plan Amendment OPA 18-001/P
Zoning By-law Amendment Application A 02/18
Draft Plan of Subdivision Application SP-2018-02
Draft Plan of Condominium Application CP-2018-01
Icon Forest District Limited
Northwest corner of Finch Avenue and Altona Road
(2024 and 2026 Altona Road, and 200 Finch Avenue)
Recommendation:
That Official Plan Amendment Application OPA 18-001/P, submitted by Icon Forest District
Limited, to re-designate the lands located on the northwest corner of Finch Avenue and
Altona Road from "Urban Residential Areas — Low Density Areas" to "Urban Residential
Areas — Medium Density Areas" to allow a residential common element condominium
development be approved, and that the draft by-law to adopt Amendment 34 to the
Pickering Official Plan as set out in Appendix I to Report PLN 11-19 be forwarded to
Council for enactment;
2. That Zoning By-law Amendment Application A 02/18, submitted by Icon Forest District
Limited, to facilitate a residential common element condominium development consisting of
40 semi-detached and 68 townhouse units on the lands located at the northwest corner of
Finch Avenue and Altona Road, be endorsed subject to the provisions contained in
Appendix II to Report PLN 11-19, and that staff be authorized to finalize and forward an
implementing Zoning By-law to Council for enactment;
3. That Draft Plan of Subdivision Application SP-2018-02, submitted by Icon Forest District
Limited, to establish a single development block to facilitate a common element
condominium, as shown on Attachment #4 to Report PLN 11-19, and the implementing
conditions of approval, as set out in Appendix III, be endorsed;
4. That Informational Revision 23 to the Pickering Official Plan Rouge Park Neighbourhood
Map 24 to delete the symbols for a"Proposed Separate Elementary School" and "Proposed
Park", as set out in Appendix IV, be approved; and
5. That the changes to the Rouge Park Neighbourhood Development Guideline Figure A—
Tertiary Plan, as shown on Appendix V to Report PLN 11-19, to delete the "Future
Elementary School", "Neighbourhood Park", "Potential Access Location" and "Potential
Heritage Home", be approved.
Report PLN 11-19
Subject: Icon Forest District Limited
(OPA 18-001/P, SP-2018-02, CP-2018-01, A 02/18)
May 6, 2019
Page 2
Executive Summary: The subject lands are located on the northwest corner of Finch Avenue
and Altona Road within the Rouge Park Neighbourhood (see Location Map and Air Photo Map,
Attachments #1 and #2).
Icon Forest District Limited has submitted applications for an Official Plan Amendment, Zoning
By-law Amendment, Draft Plan of Subdivision and Draft Plan of Condominium (common element)
to facilitate a medium density residential condominium development consisting 109 townhouse
and semi-detached units, accessed through an internal private road (see Original Conceptual
Plan, Attachment #3).
The proposal was revised to increase the overall size of the outdoor amenity areas, locate the two
amenity areas in close proximity to each other, adjust the length of some of the blocks of
townhomes and increase the space between the blocks, improve the internal pedestrian
connections, and increase the number of visitor parking spaces. These changes have resulted in
the elimination of one of the rear lane townhouse unit (see Revised Conceptual Plan,
Attachment #6; Revised Draft Plan of Subdivision, Attachment #4; and Revised Draft Plan of
Condominium, Attachment #5).
The proposed site layout and design represents a logical and orderly development, and is in
keeping with other recently constructed residential condominium developments within this
neighbourhood. The farmhouse located northwest of the site on Infrastructure Ontario lands was
identified as a potential heritage resource. The applicant has agreed to use materials salvaged
from the farmhouse in the creation of the private amenity area located at the intersection of Finch
Avenue and Altona Road and will install an interpretive plaque that speaks to the heritage of the
site.
City Development staff are in support of the revised plan. The revised proposal is consistent with
Provincial Plans and conforms to the Durham Regional Official Plan. While the current Pickering
Official Plan designation does not permit the requested number of units, the request can be
supported based on the relatively small development area, the mix of semi-detached and
townhouse units, the inclusion of appropriate private amenity space, and other design
modifications.
The City has determined that these lands are not required for school or park purposes. The
development complies with urban design and other relevant policies of the Pickering Official Plan
and the Rouge Park Neighbourhood Guidelines.
Accordingly, staff recommends that Council approve Official Plan Amendment Application
OPA 18-001/P, Zoning By-law Amendment Application A 02/18, and Draft Plan of Subdivision
Application SP-2018-02 and the related conditions of approval. Additionally, staff recommends
approval of the housekeeping changes to the Rouge Park Neighbourhood Map 24 of the Pickering
Official Plan, and the Rouge Park Neighbourhood Tertiary Plan of the Neighbourhood
Development Guidelines.
Financial Implications: No direct costs to the City are anticipated as a result of the proposed
development.
Report PLN 11-19
May 6, 2019
Subject: Icon Forest District Limited Page 3
(OPA 18-001/P, SP-2018-02, CP-2018-01, A 02/18)
1. Background
1.1 Property Description
The subject lands comprise three properties having a combined area of approximately
, 2.2 hectares with approximately 172 metres of frontage along Finch Avenue and
approximately 107 metres of frontage along Altona Road (see Lo�ation Map, Attachment #1).
The subject lands are currently occupied by a detached dwelling with accessory building,
which are proposed to be removed. The remaining lands are vacant (see Air Photo Map,
Attachment #2).
Surrounding land uses include:
North and Immediately north and west are environmentally sensitive lands, forming part
West: of the Petticoat Creek watershed. The lands to the north are owned by
Infrastructure Ontario (10) and the lands to the west have been recently
transferred from 10 to the Toronto and Region Conservation Authority (TRCA).
An existing detached dwelling is located northwest of the subject lands on 10
lands with a driveway access from Altona Road. Further north is the Canadian
Pacific Railway corridor and the Enbridge Pipeline.
East: Across Altona Road are two detached dwellings fronting onto Altona Road,
and a woodlot at the northeast corner of Altona Road and Finch Avenue.
Further east is a residential development consisting of detached dwellings
fronting onto Mapleview Court.
South: At the southwest corner of Finch Avenue and Altona Road is a residential
common element condominium development consisting of 23 3-storey
townhouses, and a residential subdivision consisting of semi-detached
dwellings fronting Shadow Place. At the southeast corner of Finch Avenue
and Altona Road, the City has received revised applications, submitted by
702153 Ontario Lirnited, for a residential common element condominium
development consisting of 2 semi-detached dwellings and 83 townhouse units.
1.2 Applicant's Original and Revised Proposal
The applicant has submitted applications for Official Plan Amendment, Zoning By-law
Amendment, Draft Plan of Subdivision, and Draft Plan of Condominium (common element),
to facilitate a residential condominium development accessed through a private road.
The Original Conceptual Plan, as shown on Attachment #3, illustrates 35 rear lane
townhouse units fronting Finch Avenue and Altona Road, and 34 street townhouse units
and 40 semi-detached units fronting an internal private road. Two private outdoor amenity
areas are shown: one at the centre of the site; and the other at the corner of Finch Avenue
and Altona Road.
Report PLN 11-19 Revised May 6, 2019
Subject: Icon Forest District Limited
(OPA 18-001/P, SP-2018-02, CP-2018-01, A 02/18)
2.
2.1
2.2
Page 4
Through collaboration between City staff and the applicant, the proposal was revised (see
Revised Conceptual Plan, Attachment #6). The following key changes have been made to
the original proposal:
• the number of visitor parking spaces was increased to provide 0.25 spaces per unit,
resulting in the loss of one rear-lane townhouse (reducing total number of units from
109 units to 108 units consisting of 33 rear lane townhouse units, 35 street townhouse
units and 40 semi-detached)
• the townhouse blocks fronting Finch Avenue have been reduced from 3 blocks to
2 blocks, and the building separation has increased from 3.0 metres to 4.0 metres
• the total outdoor amenity area has increased from 717 square metres to 770 square
metres
• the outdoor amenity area at the centre of the site has been relocated to abut an inside
corner of the private street in order to improve the visibility and access
• access to the amenity space was improved by removing visitor parking from the
frontage of the amenity space
• internal pedestrian pathways have been revised to provide improved connections
within the site and abutting public streets
• the entry feature amenity area at the corner of Altona Road and Finch Avenue
proposes to use salvaged materials from the farmhouse located at 2026 Altona Road,
which is planned to be demolished, and the installment of an interpretive plaque
• road widenings have been provided along Finch Avenue and Altona Road
Comments Received
June 18, 2018 Public Information Meeting and Written Comments
No members of the public attended the meeting and no comments have been received
from the public in response to the circulation of the application.
Key concerns raised by staff and members of Planning & Development Committee at the
Public Information Meeting included: investigating the requirements for emergency access
from Altona Road; ensuring that the size of the private amenity area is appropriate, and
ensuring that the development provides for a sufficient number of resident and visitor
parking to serve the development.
City Departments & Agency Comments
2.2.1 Region of Durham
• no objection to the proposal subject to the conditions of draft approval of the plan of
subdivision and plan of condominium (common element) provided
• the Official Plan Amendment application is exempt from Regional approval
• the proposed development is consistent with Provincial Policy Statement policies that
encourage the efficient use of land, infrastructure and planned public service facilities
• the applications are generally in conformity with the objectives of the Growth Plan for
the Greater Golden Horseshoe
Report PLN 11-19
Subject: Icon Forest District Limited
(OPA 18-001/P, SP-2018-02, CP-2018-01, A 02/18)
May 6, 2019
Page 5
• the Regional Official Plan designates the subject lands as "Living Areas", which are
intended to be used predominantly for housing purposes with a mix of housing types,
sizes, and tenure
• municipal water supply can be provided from the existing watermain on Finch Avenue
and sanitary sewer servicing is available to the subject site from the existing sanitary
sewer on Finch Avenue
• as a condition of approval, the Region requires the applicant to include all
recommended noise and vibration control measures of the Noise and Vibration Impact
Study in the subdivision agreement
• as a condition of approval the Region requires that the applicant convey a road
allowance widening from the centerline of Altona Road and the site triangle at the
intersection Finch Avenue and Altona Road
• as a condition of approval, the Region requires the Ministry of Tourism, Culture and
Sport's clearance letter indicating all cultural heritage resource requirements at the site
have been met
2.2.2 City of Pickering Engineering Services Department
no objection to the proposal subject to the conditions of draft approval provided
the owner shall satisfy all requirements, financial and otherwise of the City of Pickering
including, among other matters, the execution of a subdivision agreement between the
owner and the City concerning the provision and installation of roads, services, grading,
drainage, utilities, tree compensation, construction management, cash-in-lieu of
parkland, noise attenuation and any other matters
2.2.3 Toronto and Region Conservation Authority
• the subject lands are within a TRCA Regulated Area of the Petticoat Creek Watershed;
a permit is required from the TRCA prior to any development taking place within the
Regulated Area limits
• TRCA has no objections to the proposal subject to the conditions of draft approval of the
plan of subdivision provided
• TRCA has reviewed the proposal and provided technical comments on the hydrology,
stormwater management, flood proofing and drainage
• a restrictive covenant shall be placed over the rear yards of lots abut TRCA lands and
shall have the effect of prohibiting the removal of fences and the installation of gates or
other access through the fences along the lot line where it abuts TRCA owned lands
2.2.4 Durham District School Board
• no objections to the proposal
• students from this development will be accommodated within existing neighbourhood
schools
2.2.5 Durham Catholic District School Board
• no objections to the proposal
Report PLN 11-19
Subject: Icon Forest District Limited
(OPA 18-001/P, SP-2018-02, CP-2018-01, A 02/18)
May 6, 2019
students from this development will attend St. Monica Catholic Elementary School
located at 275 Twyn Rivers Drive and St. Mary Catholic School located at 1918 Whites
Road
2.2.6 Canadian Pacific Railway (CPR)
no objections to the proposal
as a condition of approval, CPR requires a warning clause be inserted in all offers of
purchase/lease agreements advising potential purchasers: of the existence of the
Railway's operating right-of-way; of the possibility of alterations to the Railway line
including Railway expansion; and that expansions may affect the living environment of
residents notwithstanding the inclusion of noise and vibration attenuating measures in
the design of the subdivision and individual units and that the Railway will not be
responsible for complaints or claims arising from the use of its facilities and or
operations
3. Planning Analysis
3.1 The proposal is consistent and conforms with the Provincial Policy Statement and
the Growth Plan for the Greater Golden Horseshoe
The Provincial Policy Statement (PPS) provides provincial policy direction on land use
planning. The PPS provides for appropriate development while protecting resources of
provincial interest, public health and safety, and the quality of the natural and built
environment. The PPS supports improved land use planning and management, which
contributes to a more effective and efficient land use planning system.
The PPS indicates that healthy, livable and safe communities are to be sustained by,
among �other matters, promoting efficient development and land use patterns and
accommodating an appropriate range and mix of residential. The proposed development
promotes residential intensification and provides appropriate density where existing
infrastructure and publac service facilities are available. The proposed development is
consistent with the PPS policies that encourage the efficient use of land, infrastructure and
planned public service facilities.
The Growth Plan for the Greater Golden Horseshoe (Growth Plan) sets out a planhing
vision for growth throughout the Greater Golden Horseshoe. The subject lands are located
within the "built up area" of the City of Pickering. The proposed development provides for a
compact form of development that is consistent with the Plan.
3.2 An amendment to the Pickering Official Plan to increase the density on the subject
lands is appropriate
The subject lands are within the Rouge Park Neighbourhood and are designated "Urban
Residential Areas — L.ow Density Areas". The Low Density designation provides for
housing at a residential density of up to and including 30 units per net hectare. The policies
of the Official Plan state that the City Council shall encourage a broad diversity of housing
by form, location, size, tenure arid cost within the neighbourhoods and villages of the City,
so that the housing needs of existing and future residents can be met as they evolve over
time.
Report PLN 11-19
Subject: Icon Forest District �imited
(OPA 18-001/P, SP-2018-02, CP-2018-01, A 02/18)
May 6, 2019
Page 7
The proposal results in a density of 49 units per net hectare. The "Urban Residential Areas
— Medium Density Areas" designation provides for housing at a net residential density of
over 30 units and up to and including 80 units per net hectare. The City's Official Plan
requires that density be calculated on the basis of net residential density, which excludes
all lands to be conveyed to public ownership such as valley lands, public roads and road
widening.
The proposed residential development, consisting of semi-detached, street townhouses
and rear lane townhouse units, is appropriate and desirable and in keeping with the current
and evolving Rouge Park Neighbourhood. The proposal provides for a mix of housing
forms and tenure, and will assist the City in achieving its intensification targets.
3.3 The proposal is consistent with the design objectives of the Rouge Park
Neighbourhood Policies and Development Guidelines
The Rouge Park Neighbourhood Development Guidelines establish goals to ensure lands
are developed in a cohesive, well-designed neighbourhood. The proposal has been
reviewed against both the neighbourhood polices and the Development Guidelines.
The four corners of the intersection of Altona Road and Finch Avenue are identified as a
"neighbourhood focus" that requires a strong presence at this intersection to define the
area as a centre. The proposed development supports the neighbourhood focus through
the orientation of the buildings fronting Finch Avenue and Altona Road. The development
proposes 3-storey massing, which helps establish a strong visual relationship with the
intersection (see Submitted Preliminary Building Elevations - Rear Lane Townhouses and
Street Townhouses, Attachments #7 and #8). The proposed outdoor private amenity space
at the intersection will be designed with hard and soft landscaping, including an area
dedicated to commemorate the heritage farmhouse.
Through the site plan approval process, staff will continue to work with the applicant to
further review detailed�urban design and architectural matters in accordance with the
Rouge Park Neighbourhood Development Guidelines including: detailed building location
and siting; internal pedestrian circulation and connections; internal landscaping and final
design of the private amenity areas; architectural design and materials; and the location of
community mailboxes, water meter room, hydro transformers, gas meters and other utilities.
3.4 Heritage Commemoration in Private Amenity Area
The Rouge Park Neighbourhood Development Guidelines identified a potential heritage
home located northwest of the subject lands. The farmhouse is located on lands that are
within the Petticoat Creek watershed and are owned by Infrastructure Ontario (10). The
farmhouse does not have heritage status. However, given that the Guidelines identify the
farmhouse as being of potential heritage significance, the City prepared a Cultural Heritage
Evaluation.
Report PLN 11-19
Subject: Icon Forest District Limited
(OPA 18-001/P, SP-2018-02, CP-2018-01, A 02/18)
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May 6, 2019
Page 8
Gates family early 20th century (Source, Time Present and Time Past, John Sabean)
Based on the findings, the property was found to have cultural heritage value related to its
context, associations and architecture. The farmhouse is an intact example of a rural stone
farmhouse built in the 1850s and exhibits a fine degree of craftsmanship including the
quality of masonry. The farmhouse has direct associations with earlier settlers: Thomas
Bernard, a farmer and Councillor closely tied to the Church in Cherrywood; John Pearce, a
farmer and mason local to Cherrywood; and John Henderson, farmer and local school
Trustee. John Henderson sold the farm to George Gates in 1909 and the family lived there
into the 1970s when it was expropriated. The farmhouse has contextual value related to the
village of Cherrywood as found in the direct historical associations of residents and
supporting the agricultural traditions of the area.
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Farmhouse today, 2018 (Source, Altona Road Heritage Commemoration, Stantec)
The farmhouse is currently located outside of the floodplain, but within areas of "spill over"
from Petticoat Creek. In order to flood proof the proposed development, Icon Homes is
proposing to build up the north boundary of the development in order to redirect overland
flows westerly towards Petticoat Creek and thus, as a result, the farmhouse will become
uninhabitable.
Report PLN 11-19
Subject: Icon Forest District Limited
(OPA 18-001/P, SP-2018-02, CP-2018-01, A 02/18)
May 6, 2019
Page 9
Staff's preferred option is to conserve the existing farmhouse in its original location or
alternatively relocate the farmhouse to a separate parcel within the proposed development.
Icon advised that it is not economically feasible to relocate the farmhouse within their
development. Therefore, Icon and 10 have agreed to commemorate the farmhouse by
means of re-using the main structural materials (i.e., stone) in the proposed amenity space
area entry feature located at the corner of Finch Avenue and Altona Road.
At the March 27, 2019 Heritage Pickering Advisory Committee meeting, the Committee
reviewed and discussed the recommendations to commemorate the farmhouse in the
private outdoor amenity area. The Committee expressed regret that the farmhouse could
not be protected and remain in its current location as a habitable building. Notwithstanding,
the Committee supports the commemoration of the farmhouse and requests that a
significant amount of salvageable material be incorporated into the commemoration plan.
The Committee adopted the following motion:
1) That Heritage Pickering Advisory Committee support Icon Forest District Limited
development and commemorating the farmhouse located at 2026 Altona Road;
2) That the following condition is included in the Recommended Conditions of Draft Plan
Approval for Draft Plan of Subdivision SP-2018-02:
The condition of Draft Plan of Subdivision approval contain a condition that the Owner
prepare and implement a Commemoration Plan, which addresses such aspects as, but
not limited to, the landscape drawings for the new park/entry feature identifying the
salvaged materials to be re-used, an explanation of the interpretive aspect of the park
design (the cultural heritage themes being commemorated), information on the plaque
(text and graphic design, display design, and placement in the park), and other related
commemorative aspects of the design;
3) That historic references be considered in the naming of streets and park names,
including the Gates family;
4) That Icon Forest District Limited incorporate a significant amount of salvaged materials
from the farmhouse into the Commemoration Plan; and
5) That prior to the issuance of site plan approval, the final landscape plans implementing
the recommendation of the Commemoration Plan be forwarded to Heritage Pickering
Advisory Committee for comment.
3.5 Response to Key Concerns raised at the June 18, 2018 Public Meeting
The table below summarizes the key concerns raised at the June 18, 2018 Planning &
Development Committee meeting and staff's response.
Report PLN 11-19
Subject: Icon Forest District Limited
(OPA 18-001/P, SP-2018-02, CP-2018-01, A 02/18)
May 6, 2019
Page 10
Concerns Staff's Response
Ensuring Sufficient number of parking spaces are available to accommodate
sufficient the proposal
resident and The applicant is providing resident parking at a ratio of 2 parking
visitor parking spaces per dwelling unit:
• Semi-detached dwellings and street townhouse units: 1 space
within a private garage and 1 space in the driveway
• Rear Lane townhouse units: 2 spaces within a private garage
Visitor parking is provided at a rate of 0.25 spaces unit for a total of
27 parking spaces. In addition, the applicant has agreed to provide,
wherever possible, a dedicated storage room and/or storage shelves
within the garage to ensure there is sufficient space to accommodate
the parking of a vehicle and the storage of household items.
Ensuring The proposal will be well served by private rear yards, deck
appropriate amenity space and two private amenity areas
amenity areas Outdoor amenity space requirements are sufficiently addressed by
providing private rear yards for the street townhouse units and
semi-detached units, and private amenity space areas above garages
for the rear lane townhouse units. In addition, two private outdoor
amenity areas are proposed having a total area of approximately
770 square metres.
An outdoor amenity area is proposed between Blocks 1 and 2 abutting
the intersection of Finch Avenue and Altona Road. The size of this
amenity area is approximately 469 square metres, coupled with
treatment commemorating the farmhouse, will act as a gateway to the
development from the abutting street network.
A second outdoor amenity area is located diagonally from the first one,
on the inside corner of the internal road. It is approximately 301 square
metres. The applicant has provided a preliminary plan demonstrating
that the size and configuration of this amenity area can support a
children's play area, landscaping, walkways and seating.
The conditions of draft plan of subdivision approval contain a condition
for the payment by the owner of cash-in-lieu of parkland.
Report PLN 11-19
Subject: Icon Forest District Limited
(OPA 18-001/P, SP-2018-02, CP-2018-01, A 02/18)
May 6, 2019
Page 11
Concerns Staff's Response
Investigate the Vehicular access from Altona Road not required
requirements A second access proposed to/from Altona Road is not supported by the
for access / Region of Durham given that the access would be within the functional
emergency area of Finch/Altona intersection. Considering both safety and volume
access from of traffic, an access to Altona Road is not required.
Altona Road
Maintenance of Front Yards Along Altona Road and Finch Avenue will be
Front Yards maintained by the Condominium Corporation
The maintenance of front yards, including the repair and/or
replacement of fencing and landscaping elements in front of dwelling
units that front Finch Avenue and Altona Road will be the responsibility
of the condominium. This requirement will be included in the
Condominium Declaration.
3.6 Housekeeping amendments to the Rouge Park Neighbourhood Map and the Rouge
Park Neighbourhood Development Guidelines is appropriate
The Rouge Park Neighbourhood Development Guideline Figure A— Tertiary Plan illustrates
symbols for a"Future Elementary School" and "Neighbourhood Park" on the subject lands,
and a symbol for a"Potential Access Location" to Altona Road. Also, a"Potential Heritage
Home" symbol is located northwest of the subject lands. "Proposed Separate Elementary
School" and "Proposed Park" symbols also appear on the Map 24: Rouge Park
Neighbowrhood Map of the Pickering Official Plan.
Since the preparation of the Guidelines in 2000 (as amended in 2003), new environmental
studies identified additional wetlands in the Neighbourhood. As a result, the amount of
developable land in the Neighbourhood is considerably reduced from that anticipated in
2000. With the reduced size of the developable area, there is no longer sufficient area for
these proposed uses. Further, the City has received written confirmation from the Durham
Catholic District School Board that a separate elementary school is no longer needed at
this location. Through the review of this development application and the inclusion of
private amenity areas in the overall development, the City has concluded a neighbourhood
park is not required at this location. The Region of Durham does not support the access
location along Altona Road, and it is not necessary to address safety or the volume of
traffic. The farmhouse is to be demolished.
Housekeeping changes to the Official Plan and Neighbourhood Guidelines are required.
Accordingly, staff recommend Council approve Informational Revision 23 to the Pickering
Official Plan Rouge Park Neighbourhood Map 24 to delete the symbols for a"Proposed
Separate Elementary School" and "Proposed Park", as set out in Appendix IV to Report
PLN 11-19, and approve the changes to the Rouge Park Neighbourhood Development
Guideline Figure A— Tertiary Plan to delete the "Future Elementary School",
"Neighbourhood Park", "Potential Access Location" and "Potential Heritage Home", as
shown on Appendix V to this Report PLN 11-19.
Report PLN 11-19
May 6, 2019
Subject: Icon Forest District Limited Page 12
(OPA 18-001/P, SP-2018-02, CP-2018-01, A 02/18)
3.7 Technical matters will be addressed as conditions of subdivision approval and
through site plan approval
Detailed design issues will be dealt with through the subdivision agreement and site plan
approval process. These requirements will address matters such as, but not limited to:
• Commemoration Plan in amenity area
• drainage and grading
• site servicing
• noise attenuation
• enhanced building design of townhouse units fronting Finch Avenue and Altona Road
• cash-in-lieu of parkland
• tree compensation
• requirements for Construction Management Plan
• landscaping
• resident, visitor and accessible parking spaces
• emergency vehicle access
• waste rrianagement collection
• location of community mailboxes �
• location of water meter room, hydro transformers, gas meters and other utilities
3.8 Draft Approval of the Draft Plan of Condominium is delegated to the Director, City
Development
Applications for standard and common element condominium are delegated to the
Director, City Development for final approval. No further approvals are required at this
time.
3.9 Conclusion
The applicant's proposal satisfies the applicable Official Plan policies for the Rouge Park
Neighborhood, and also addresses the applicable urban design requirements as established
in the Rouge Park Development Guidelines. The applicant has worked with City staff and
external agencies to address various technical requirements.
Staff supports the site specific Official Plan Amendment to re-designate the subject lands
from "Urban Residential Areas — Low Density Areas" to "Urban Residential Areas — Medium
Density Areas" (see Appendix I, Draft By-law to,Adopt Amendment 34) and recommends
that the By-law to adopt Amendment 34 be forwarded to Council for enactment. Staff
recommends Council endorse Draft Plan of Subdivision SP-2018-02 as shown on
Attachment #4 to the Report and the Conditions of Approval set out in Appendix III to this
Report. Furthermore, staff supports the Zoning By-law Amendment Application A 02/18
and recommends that the site specific implementing by-law, containing the standards set
out in Appendix II to this Report be finalized and brought before Council for enactment.
The housekeeping changes to the Pickering Official Plan and the Rouge Park
Neighbourhood Guidelines as set out in Appendices IV and V are also recommended for
approvaL
Report PLN 11-19
Subject: Icon Forest District Limited
(OPA 18-001/P, SP-2018-02, CP-2018-01, A 02/18)
3.10 Applicant's Comments
The applicant supports the recommendations of this report.
Appendices
Appendix I
Appendix II
Appendix III
Appendix IV
Appendix V
Attachments
2
3
4
5
6
7
8
May 6, 2019
Page 13
Draft By-law to Adopt Amendment 34 to the Pickering Official Plan
Recommended Zoning By-law Provisions for Zoning by-law Amendment
Application A 02/18
Recommended Conditions of Approval for Draft Plan of Subdivision SP-2018-02
Informational Revision 23 to the Pickering Official Plan
Rouge Park Neighbourhood Tertiary Plan
Location Map
Air Photo Map
Original Conceptual Plan
Revised Draft Plan of Subdivision
Revised Draft Plan of Condominium
Revised Conceptual Plan
Submitted Preliminary Building Elevation — Rear Lane Townhouses
Submitted Preliminary Building Elevation — Street Townhouses
re, MCIP, RPP
ier, Development Review
1CIP, RPP
elopment Review
& Urban Design
CC:Id
Approved/Endorsed By:
Recommended for the consideration
of Pickering City Council
. 23` 20` �
Tony Prevedel, P.Eng.
Chief Administrative Officer
cr—
Catherine Rose, MCIP, RPP
Chief Planner
_ ` ,���x''�'``j
Kyle Bentley, P.Eng.
Director, City Development & CBO
Revised A►ppendix I to
Report PLN 11-19
Draft By-law to Adopt Amendment 34
to the Pickering Official Plan
The Corporation of the City of Pickering
By-law No. XXXX/19
Being a By-law to adopt Amendment 34 to the
Official Plan for the City of Pickering (OPA 18-001/P)
Whereas pursuant to the Planning Act, R.S.O. 1990, c.p. 13, subsections 17(22) and
21(1),, the Council of The Corporation of the City of Pickering may, by by-law, adopt
amendments to the Official Plan for the City of Pickering;
And whereas pursuant to Section 17(10) of the Planning Act, the Minister of Municipal
Affairs and Housing has by order authorized Regional Council to pass a by-law to
exempt proposed area municipal official plan amendments from its approval;
And whereas on February 23, 2000, Regional Council passed By-law 11/2000 which
allows the Region to exempt proposed area municipal official plan amendments from its
approval;
And whereas the Region has advised that Amendment 34 to the City of Pickering �
Official Plan is exempt from Regional approval;
Now therefore the Council of The Corporation of the City of Pickering hereby enacts as
fol lows:
1. That Amendment 34 to the Official Plan for the City of Pickering, attached hereto as
Exhibit "A", is hereby adopted;
2. That the City Clerk is hereby authorized and directed to forward to the Regional
Municipality of Durham the documentation required by Procedure: Area Municipal
Official Plans and Amendments.
3. This By-law shall come into force and take effect on the day of the final passing
hereof.
By-law passed this XX day of XXXX, 2019.
,��:- .` ��
David Ryan, Mayor
Susan Cassel, City Clerk
Exhibit "A" to By-law XXXX/19
Amendment 34
to the City of Pickering Official Plan
Proposed Amendment 34 to the Pickering Official Plan
Purpose: The purpose of this amendment is to re-designate the lands located on the
northwest corner of Altona Road and Finch Avenue from "Urban
Residential Areas — Low Density Areas" to "Urban Residential Areas —
Medium Density Areas" to facilitate a residential common element
condominium development.
Location: The site specific amendment affects the lands located on the northwest
corner of Finch Avenue and Altona Road described as Part of Lot 33,
Concession 2, Part 1, 40R-2582, Parts 3, 6, 7 and 14, 40R-29767 and
Part 1, 40R-10888, City of Pickering.
Basis: Through the review of Official Plan Amendment Application 18-001/P,
Zoning By-law Amendment Application A 02/18, Draft Plan of Subdivision
SP-2018-02 and Draft Plan of Condominium CP-2018-01, City Council
determined that the Amendment facilitates a development that is
compatible with the surrounding community, and is an appropriate
intensification project in Pickering's urban area. The Amendment is
consistent with the policies of the Provincial Policy Statement 2014, and
conforms to the Growth Plan for the Greater Golden Horseshoe and the
Durham Regiorial Official Plan.
Actual
Amendment: The City of Pickering Official Plan is hereby amended by:
Amending Schedule I— Land Use Structure by replacing the "Urban Residential
Areas — Low Density Areas" designation with "Urban Residential Areas - Medium
Density Areas" designation for lands located on the north west corner Finch Avenue
and Altona Road, as illustrated on Schedule `A' attached to this amendment.
Implementation: The provisions set forth in the City of Pickering Official Plan, as amended,
regarding the, implementation of the Plan shall apply in regard to this
Amendment.
Interpretation: The provisions set forth in the City of Pickering Official Plan, as amended,
regarding the interpretation of the Plan shall apply in regard to this
Amendment.
OPA 18-001/P
A 02/18
SP-2018-02
CP-2018-01
Icon Forest District Limited
Appendix II to
Report PLN 11-19
Recommended Zoning By-law Provisions
for Zoning By-law Amendment A 02/18
Recommended Zoning By-law Provisions for
Zoning By-law Amendment Application A 02/18
That the implementing zoning by-law permit residential condominium developments in accordance
with the following provisions:
A. Zoning Provisions
Permitted Uses
1. Permitted uses include Block Townhouse Building, Semi-Detached, Private Parks and
Water Meter Room.
Building Restrictions
Unit Type Block Townhouse with Block Townhouse Semi-detached
integrated garage at the with integrated
rear of the dwelling garage at the front
(Rear Lane Townhouse) of the dwelling
(Street Townhouse)
1. Number of
Dwelling Units 108
(maximum)
2. Lot Frontage 3.9 metres 5.5 metres 6.0 metres
(minimum)
3. Lot Area g0 square metres 140 square metres 175 square metres
(minimum)
4. Front Yard 6.0 metres
Depth 3.0 metres 6.0 metres to the (except Lot 12
(minimum) � garage 4.8 metres)
5. Side Yard 1.2 metres except where dwellings on abutting
Depth lots share a common wall, no interior side yard 0.75 metres
(minimum) shall be required adjacent to that wall on either lot
6. Rear Yard
Depth n/a 6.8 metres 7.0 metres
(minimum)
7. Flankage Yard
Depth 1.0 metres
(minimum)
8. Building Height 12.0 metres
(maximum)
9. Driveway Width 3.7 metres
(maximum)
2. Private amenity area (Block Townhouse with integrated garage at the rear of the dwelling):
a. Minimum Area — 6.5 square metres
b. Shall be located above the garage at the rear of the dwelling unit and shall not be
enclosed
c. Accessory structures such as pergolas, sheds or other similar structures shall not be
permitted on the private amenity area above the garage at the rear of the dwelling
unit
Parking Requirements
3. Minimum 2.0 parking spaces per dwelling unit to be provided plus 0.25 of a parking space
per dwelling unit for visitors.
4. Garage requirements: minimum one private garage per lot attached to the main building,
the vehicular entrance of which shall be located a minimum of 6.0 metres from the
common element condominium street.
5. Interior garage size: a private garage shall have a minimum width of 3.0 metres and a
minimum depth of 6.0 metres; however, the width of a private garage may include one
interior step and the depth may include two interior steps.
6. The minimum right-of-way width for a private street shall be 6.5 metres.
Model Homes
7. A maximum of 2 blocks together with no fewer than 2 parking spaces per Model Home is
permitted.
General Provisions
8. Projections such as window sills, chimney breasts, fireplaces, belt courses, cornices,
pilasters, eaves, eave troughs and other similar architectural features may be permitted in
any required yard, provided that no such feature projects into the required yard more than
0.6 metres or half the distance of the required yard, whichever is less.
9. A porch, uncovered deck, or balcony, may encroach into any required front yard to a
maximum of 2.0 metres or half the distance of the required yard, whichever is less.
10. A porch, uncovered deck, or balcony, may encroach into any required flankage yard to a
maximum of 2.0 metres.
11. Stairs to a porch, uncovered deck or an entrance may encroach to within 0.3 metres of
the front lot line or flankage lot line; to within 1.0 metres of a rear lot line and to within
0.6 metres of a side lot line.
12. A bay, box window, with or without foundation, having a maximum width of 4.0 metres may
encroach into any required yard to a maximum of 0.6 metres or half the distance of the
required yard, whichever is less.
13. Air conditioners are permitted on a lot provided they are located in the rear yard or side
yard or on a balcony or roof. In addition, such units shall not be located any closer than
0.6 of a metre to a side lot line and shall not be located on any easement in favour of the
City.
Appendix III to
Report PLN 11-19
Recommended Conditions of Approval for
Draft Plan of Subdivision SP-2018-02
Recommended Conditions of Approval for
Draft Plan of Subdivision SP-2018-02
General Conditions
1. That the Owner shall prepare the final plan generally on the basis of the approved draft plan
of subdivision, prepared by Askan Piller Corporation Ltd., identified as project number
17-20-12655-01, for lands being Part of Lot 33, Concession 2, Now Part 1, 40R-2582, Now
Parts 3, 6, 7 and 14, 40R-29767 and Part 1, 40R-10888, dated January 30, 2018, which
illustrates one residential block and two blocks for road widening.
Subdivision Agreement
2. That the Owner enters into a subdivision agreement with and to the satisfaction of the City of
Pickering to ensure the fulfillment of the City's requirements, financial and otherwise, which
shall include, but not necessarily be limited to the conditions outlined in this document.
40M-Plan
3. That the Owner submits a 40M-Plan to the satisfaction of the City Development Department.
Zoning
4. That the implementing by-law for Zoning By-law Amendment Application A 02/18 becomes final
and binding.
Street Names and House Numbers
5. That street names and signage be provided to the satisfaction of the Region and the City.
6. That house numbers are assigned as per the City's addressing conventions.
Development Charges & Development Review Inspection Fee
7. That the Owner satisfies the City financially with respe.ct to the Development Charges Act.
8. That the Owner satisfies the Citjr with respect to payment for development review and
inspection fees.
Dedications/Transfers/Conveyances
9. That the Owner conveys to the City, at no cost:
i. A 5.1 metre road widening along Finch Avenue frontage of Plan 40R-2582 and any other
easements as required; and
ii. 0.3 metre reserve(s) as required by the City.
Recommended Conditions of Approval (SP-2018-02)
Icon Forest District Limited
Stormwater
Page 2
10. That the Owner satisfies the Director, Engineering Services respecting the stormwater drainage
and management system to service all the lands in the subdivision, and any provision regarding
easements.
11. That the Owner satisfies the Director, Engineering Services for contributions for stormwater
maintenance fees.
12. That the Owner satisfies the Director, Engineering Services for the design and implementation
of stormwater management facilities and easements for outfalls and access to the outfalls for
the development.
Grading
13. That the Owner satisfies the Director, Engineering Services respecting submission and
approval of a grading plan for the development.
14. That the Owner satisfies the Director, Engineering Services respecting authorization from
abutting landowners for all offsite grading. .
Fill & Topsoil
15. That the Owner acknowledges that the City's Fill & Topsoil Disturbance By-law prohibits
vegetation or soil disturbance, vegetation or soil removal or importation to the site unless a
permit has been issued. No on-site works prior to draft plan approval is permitted. A Fill &
Topsoil Disturbance Permit will be required should vegetation removal or grading works
proceed prior to the subdivision agreement being executed.
Construction/lnstallation of City Works & Services
16. That the Owner satisfies the Director, Engineering Services respecting the submission of
appropriate engineering drawings that detail, among other things, City services, construction of
roads with curbs, storm sewers, pedestrian walkways/sidewalks, boulevard design, lot grading,
streetlights, fencing and tree planting, and financially secure such works.
17. That the Owner satisfies the City respecting arrangements for the provision of all services
required by the City. �
18. That the Owner satisfies the appropriate authorities respecting arrangements and/or the
conveyance of any easements to any utility to facilitate the installation of their services including
the provision of underground wiring, street lighting, cable television, natural gas and other
similar services for the development.
19. That the Owner agrees that the cost of any relocation, extension, alteration or extraordinary
maintenance of existing services necessitated by the developer shall be the responsibility of the
Owner.
Recommended Conditions of Approval (SP-2018-02)
Icon Forest District Limited
Phasing & Development Coordination
Page 3
20. That if this subdivision is to be developed by more than one registration, the Owner will be
required to submit a plan showing the proposed phasing, all to the satisfaction of the Region of
Durham and the City.
Easements
21. That the Owner convey to the City, at no cost, any easements as required, and any reserves as
required by the City.
22. That the Owner conveys any easements to any utility provider to facilitate the installation of
their services in a location(s) to the satisfaction of the City and the utility provider.
23. That the Owner arrange at no cost to the City any easements required on third party lands for
servicing and such easements shall be in a location as determined by the City and/or the
Region and are to be granted upon request at any time after draft approval. That the Owner
satisfies the Director, Engineering Services with any required on-site or off-site easements for
works, facilities or use rights that are required by the City.
Construction Management Plan
24. That the Owner satisfies the City respecting the submission and approval of a Construction
Management/Erosion & Sediment Control Plan with such Plan to contain, among other matters:
details of erosion and sedimentation controls during all phases of construction and provide
maintenance requirements to maintain these controls as per the City's Erosion & Sediment
Control Guideline for Urban Construction;
addressing the parking of vehicles and the storage of construction and building materials
during servicing and construction, and ensuring that such locations will not impede the
flow of traffic or emergency vehicles on existing streets;
iii. assurance that the City's Noise By-law will be adhered to and that all contractors, trades
and suppliers are advised of this By-law;
iv. the provision of mud and dust control on all roads within and adjacent to the site;
v. type and timing of construction fencing;
vi. location of construction trailers; and
vii. details of the temporary construction access.
Fencing
25. That the Owner satisfies the City with respect to the provision of temporary fencing around the
entire perimeter of the subject lands during construction, prior to the commencement of any
works.
Recommended Conditions of Approval (SP-2018-02)
Icon Forest District Limited
Tree Compensation
Page 4
26. That the Owner agrees that prior to final approval of the draft plan, or any phase thereof,
compensation of the loss of tree canopy will be required either through replacement planting or
cash-in-lieu, to be paid to the City of Pickering. In accordance with the City of Pickering Tree
Inventory, Preservation and Removal Compensation requirements. Based on the City's Tree
Replacement Formula/Cash-in-lieu Calculations, 142 trees are required for compensation.
Replacement planting may be done on the development site or on other publicly owned lands in
proximity of the site that have been approved by the City of Pickering and with written
authorization of the subject landowner(s).
Should compensation panting take the form of naturalization planting in an open space area
where smaller sized plant material may be more suitable, the City will determine what the
appropriate total quantity/value of the plant material is that will be required. Reasonable effort
must be taken to compensate for tree loss through on-site and/or off-site plantings by the
developer. Compensation in the form of cash-in-lieu shall be provided for all trees that cannot
be planted on or adjacent to the site at a rate per tree, established in the City's approved
Summary of Fees and Charges, to be paid prior to the issuance of any building permit.
Engineering Plans
27. That the Owner satisfies the City of Pickering respecting arrangements necessary to provide for
coordination of services and roads with adjacent lands.
28. That the Owner satisfies the City respecting the submission of appropriate engineering
drawings that detail, arnong other things: City services, roads, storm sewers, sidewalks, lot
grading, streetlights, fencing, tree planning and financially secure such works.
Parkland Dedication
29. That the �wner satisfies the City with respect to its obligation to provide parkland or payment of
cash-in-lieu on accordance with the parkland dedication requirements of the Planning Act.
Fire
30. That the Owner agrees that no development will proceed on any lands until adequate services
are available including adequate water pressure to the satisfaction of the City's Fire Services
Department.
Cost Recovery
31. That the Owner agrees to contribute their share of the Rouge Park Neighbourhood Study.
32. That the Owner agrees to contribute to shared service costs for stormwater management
purposes in in general conformity with the Rouge Park Master Environmental Servicing Plan.
Recommended Conditions of Approval (SP-2018-02)
Icon Forest District Limited
Heritage Commemoration Plan
Page 5
33. That the Owner shall prepare to the satisfaction ofi the Director, City Development & CBO, a
Heritage Commemoration Plan that shall identify the salvage materials to be re-used within the
private open space/entry feature; an explanation of the cultural heritage building being
commemorated; information on the plaque (text and graphic design, display design and
placement in the private open space/entry feature); and any other related commemorative
aspects of the design.
Model Homes
34. That the Owner enters into a model home agreement with the City, if applicable for this draft
plan. All model homes must be in compliance with the approved site plan drawings.
Other Approval Agencies
35. That any approvals which are required from the Region of Durham, the Ministry of
Transportation or any utility for the development of this plan be obtained by the Owner and
upon request written confirmation be provided to the City as verification of these approvals.
Plan Revisions
36. That the Owner acknowledges and agrees that the draft plan of subdivision and associated
conditions of approval may require revisions to the satisfaction of the City, to implement or
integrate any recommendation resulting from studies required as conditions of approval.
37. That the Owner revises the draft plan as necessary to the satisfaction of the City, to
accommodate any technical engineering issues which arise during the review of the final
engineering drawings. Required revisions may include revising the number of residential
building lots or reconfiguring the roads or lots to the City's satisfaction.
38. That the Owner agrees to implement the requirements of all studies that are required by the
City for the development of this draft plan of subdivision to the satisfaction of the City.
Notes to Draft Approval
39. This draft approval shall lapse three years from the date the draft approval has been granted if
the noted conditions have not been fulfilled, or if it has not been extended by the City of
Pickering.
Appendix IV to
Report PLN 11-19
Informational Revision 23
to the City of Pickering Official Plan
Revised
Informational Revision 23 to the Pickering Official Plan
Purpose: The purpose of this revision is to change Map 24, Neighbourhood 14:
Rouge Park, to delete the symbols for a proposed separate elementary
school and proposed neighbourhood park. The existing road pattern is
also updated.
Location: The subject lands are located at the
and Altona road, municipally known
200 Finch Avenue.
northwest corner of Finch Avenue
as 2024 and 2026 Altona Road, and
Basis: The informational revision has been determined to be appropriate to keep
the Official Plan up to date with current environmental information and
current development approvals. Based on environmental information, the
total amount of developable land at the northwest corner of Altona Road
and Finch Avenue is significantly smaller than originally anticipated. As a
result, there is insufficient land for a school and park. The Durham
Catholic District School Board has advised it does not require an
elementary school site in this location. The City has determined it does
not require a neighbourhood park in this location.
The lands are to be developed as a residential common element
condominium consisting of 40 semi-detached and 68 townhouse units at
the northwest corner of Finch Avenue and Altona Road.
Actual
Revision: The City of Pickering Official Plan is hereby revised by:
Deleting the "Proposed Separate Elementary School" symbol and the "Proposed
Park" symbol from lands at the northwest corner of Finch Avenue and Altona Road, and
deleting the "Proposed Separate Elementary School" symbol from the Legend, as
illustrated on Schedule `A' attached to this Informational Revision; and
2. Updating the existing road pattern.
Implementation: The provisions set forth in the City of Pickering Official Plan, as amended,
regarding the implementation of the Plan shall apply in regard to this
Revision.
Interpretation: The provisions set forth in the City of Pickering Official Plan, as amended,
regarding the interpretation of the Plan shall apply in regard to this
Revision.
Cross Reference:
OPA 18-001/P
(Related Files: SP-2018-02; A 02/18; CP-2018-01)
(Applicant: Icon forest District Limited)
(Date: May 6, 2019)
Schedule `A'
. � .
� i � .. ' � � � � � � i � .
�
LEGFND SYMBOLS
NEW ftDAD GONNECTIONS (PRDPOSED)
DEfAiLEO REVIEV/ AREA
LA7JDS FOR WHICH COUNCIL HAS
ADOPTED DEVELOPMENT GUIDELINES
(REFER TO C6MPENDIUM DDCUMENT)
CffY OF PICKERIHO
�T' OMLO►MGlIT DCMIITNlM
JULY, 20fE
�'re+m we robua a,�nr a mrtbH � ce u+e nn.a,No
tICML lIAV ANO NttSf ne �aa n we�rur¢nan wmi ixc
on.�n aa.muus nao +.� nx*.
- BOUNDARY HOOD r-�-,
u
� PUBLIC SCHO�L �
5EPARATE ELEMENTARY
SCHOOL
PARK
� PROP03ED SEPARATE O PRQPOSEO PARK
EIEMENTARY SCHOOL
Delete Proposed
Separate Elementary
School from L.egend
NOTE: LAND USE DESiGNATiONS
APPEAR ON SCNEDULE I
Appendix V to
Report PLN 11-19
Rouge Park Neighbourhood Tertiary Plan
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