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HomeMy WebLinkAboutMarch 7, 2022 Planning & Development Committee Meeting Agenda March 7, 2022 Electronic Meeting – 7:00 pm Chair: Councillor Doody-Hamilton For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca Due to COVID-19, the City of Pickering continues to hold electronic Council and Committee Meetings. Members of the public may observe the meeting proceedings by viewing the livestream. A recording of the meeting will also be available on the City’s website following the meeting. Page 1. Roll Call 2. Disclosure of Interest 3. Statutory Public Meetings Statutory Public Meetings are held to receive input and feedback on certain types of planning applications. Due to the need to hold electronic meetings during the COVID-19 pandemic, members of the public who wish to address the Planning & Development Committee for any matters listed under Statutory Public Meetings may do so via an audio connection into the electronic meeting. To register as a delegate, visit www.pickering.ca/delegation and complete the on-line delegation form or email clerks@pickering.ca by 12:00 noon on the business day prior to the meeting. Please ensure that you provide the telephone number you wish to be called at so that you can be connected via audio when it is your turn to make a delegation. Please be advised that your name and address will appear in the public record and will be posted on the City’s website as part of the meeting minutes. 3.1 Information Report No. 05-22 1 Revised Draft Plan of Subdivision Application SP-2015-03 (R) Revised Zoning By-law Amendment Application A 05/15 (R) Seaton TFPM Inc. Part of Lots 17 to 19, Concession 4 and Part of Lots 19 to 20, Concession 5 Seaton Community 4. Delegations Due to COVID-19, members of the public looking to provide a verbal delegation to Members of the Planning & Development Committee for any matters listed under Planning and Development Reports, may do so via an audio connection into the electronic meeting. To register as a delegate, visit www.pickering.ca/delegation, and Planning & Development Committee Meeting Agenda March 7, 2022 Electronic Meeting – 7:00 pm Chair: Councillor Doody-Hamilton For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca complete the on-line delegation form or email clerks@pickering.ca. Persons who wish to speak to an item that is on the agenda must register by 12:00 noon on the last business day before the meeting. All delegations for items not listed on the agenda shall register ten (10) days prior to the meeting date. The list of delegates who have registered to speak will be called upon one by one by the Chair and invited to join the meeting via audio connection. A maximum of 10 minutes shall be allotted for each delegation. Please ensure you provide the phone number that you wish to be contacted on. Please be advised that your name and address will appear in the public record and will be posted on the City’s website as part of the meeting minutes. 5. Planning & Development Reports 5.1 Director, City Development & CBO, Report PLN 15-22 16 Official Plan Amendment Application OPA 20-007/P Zoning By-law Amendment Application A 12/20 Draft Plan of Subdivision Application 18T-99011(R20) Centreville Homes (Pickering) Inc. Part of Lots 28 to 30, Plan 350, Now Part 1 40R-31048 (313 Toynevale Road) Recommendation: 1. That Official Plan Amendment Application OPA 20-007/P, submitted by Centreville Homes (Pickering) Inc., to increase the maximum net residential density from 17 to 18.5 units per net hectare, for the lands located on the south side of Toynevale Road, west of Lytton Court and east of Winette Road, to facilitate a residential development, be approved, and that the draft by-law to adopt Amendment 44 to the Pickering Official Plan as set out in Appendix I to Report PLN 15-22 be forwarded to Council for enactment; 2. That Draft Plan of Subdivision Application 18T-99011(R20), submitted by Centreville Homes (Pickering) Inc., to establish a residential plan of subdivision, consisting of 13 lots for detached dwellings, 2 blocks for stormwater management, a public road and 1 block for a 0.3 metre reserve as shown on Attachment #4 to Report PLN 15-22 and the implementing conditions of approval, as set out in Appendix II, be endorsed; Planning & Development Committee Meeting Agenda March 7, 2022 Electronic Meeting – 7:00 pm Chair: Councillor Doody-Hamilton For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca 3. That Zoning By-law Amendment Application A 12/20, submitted by Centreville Homes (Pickering) Inc., to implement the Draft Plan of Subdivision 18T-99011(R20), on lands being Part of Lots 28 to 30, Plan 350, now Part 1 40R-31048 be approved, and that the draft Zoning By-law Amendment as set out in Appendix III to Report PLN 15-22 be finalized and forwarded to Council for enactment; and, 4. That Amendment 9 to the Rosebank Neighbourhood Development Guidelines – Precinct No. 1, to allow an exception permitting minimum lot frontages of 12 metres and minimum lot depths of 25 metres for single detached dwellings to implement Draft Plan of Subdivision 18T-99011(R20), be approved as set out in Appendix IV. 5.2 Director, City Development & CBO, Report PLN 16-22 61 Zoning By-law Amendment Application A 04/19 R. Taghipour 1964 Royal Road Recommendation: That Zoning By-law Amendment Application A 04/19, submitted by R. Taghipour, to facilitate two semi-detached dwellings, be approved, and that the draft Zoning By-law Amendment asset out in Appendix I to Report PLN 16-22 be finalized and forwarded to Council. 6. Other Business 7. Adjournment Information Report to Planning & Development Committee Report Number: 05-22 Date: March 7, 2022 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Revised Draft Plan of Subdivision Application SP-2015-03 (R) Revised Zoning By-law Amendment Application A 05/15 (R) Seaton TFPM Inc. Part of Lots 17 to 19, Concession 4 and Part of Lots 19 to 20, Concession 5 Seaton Community 1.Purpose of this Report The purpose of this report is to provide preliminary information regarding revised applications for Draft Plans of Subdivision and a Zoning By-law Amendment, submitted by Seaton TFPM Inc., to permit the approval and implementation of a draft plan of subdivision containing a variety of land uses. 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. The Planning & Development Committee will hear public delegations on the applications, ask questions of clarification, and identify any planning matters. This report is for information and no decision is 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 consists of multiple individual parcels located in the northeast quadrant of the Seaton Community having a total land area of approximately 124 hectares and located within Seaton Neighbourhood 20, Thompson’s Corner (see Neighbourhood 20: Thompson’s Corner Neighbourhood Plan and Location Map, Attachments #1 and #2). Part of the subject lands, municipally known as 3440 Elsa Storry Avenue (formerly, Brock Road), is listed on the City’s Municipal Heritage Register. The Brock Road/Highway 407/ETR interchange is within the Neighbourhood plan, but is not part of the subject applications. The Hamlet of Brougham is also not included within the applications. The lands are currently used for agricultural, rural activities and open space (see Air Photo Map, Attachment #3). Surrounding land uses include: North: The Hamlet of Brougham, and on the north side of Highway 7 are the Federal Airport lands that currently support agricultural/rural activities. - 1 - Information Report No. 05-22 Page 2 South: Additional lands owned by the Province designated as Seaton Natural Heritage System. East: North of the Fifth Concession Road are rural/open space lands, and south of the Fifth Concession Road, in the Town of Ajax, there is a pioneer cemetery and rural uses. West: Additional lands owned by the Province that are designated as Seaton Natural Heritage System, and along the Highway 407/ETR corridor are additional future Employment Lands, and the eastern edges of Seaton Neighbourhoods 19 and 21. 3. Background and Previous Proposals In 2015, Ontario Infrastructure and Land Corporation (OILC) submitted 5 separate applications for the approval of draft plans of subdivision and related zoning by-law amendments for the developable OILC lands in each of the Seaton Neighbourhoods, including the subject lands located in Neighbourhood 20: Thompson’s Corner Neighbourhood Plan. The application details generally reflected the land use designations in Neighbourhood 20 of the Official Plan, including a diversity of land uses that included employment, commercial, residential, schools and community facilities. A Statutory Pubic Meeting was held on October 5, 2015 to consider the 5 draft plans of subdivision and related zoning amendment applications. In 2018, OILC sold the subject lands to Seaton TFPM Inc.; and in 2020, Seaton TFPM Inc. submitted new applications (see Previous Submitted Plan, Attachment #4). The application details included: • the draft plan of subdivision was generally reflective of the land use designations in Neighbourhood 20 of the Official Plan; • the draft plan proposed approximately 34 hectares of Prestige Employment Node; 14 hectares of Prestige Employment General; 7 hectares of Community Node; 10 hectares of Mixed Corridor; 14 hectares of Medium Density Residential; and 10 hectares of Low Density Residential; • the projected number of dwelling units in the draft plan of subdivision was approximately 2,197 units; • the Community Node was located along Brock Road, central to the neighbourhood and a Pedestrian Predominant Street runs perpendicular to Brock Road, and forms the spine of the Community Node; • the mixed corridor uses were proposed south of the Community Node and along the east and west side of Brock Road, and extending south of Alexander Knox Road on the west side of Brock Road; • blocks of land for a cluster of community facilities were located on the east side of Brock Road, north of the Fifth Concession Road and intended for a high school, an elementary school, a neighbourhood park and a recreation centre; and • low density residential uses located south of the Fifth Concession Road, west of Sideline 16 (referred to as Phase 1A lands). - 2 - Information Report No. 05-22 Page 3 On March 2, 2020, a Statutory Pubic Meeting was held to consider the Seaton TFPM Inc. applications. No members of the public voiced comments regarding the proposed applications. The Planning & Development Committee provided the following comments: • questioned the anticipated timelines and population for the development; • questioned the City’s notification process, and the number of residents notified of the application; • questioned if there is a planned expansion for Brock Road from a 2 lane highway to 4 lanes, and if this expansion would require the extension of water and sewer infrastructure; • questioned if the City was reviewing other options related to stormwater management controls; • questioned the ingress and egress to the development; • questioned if the development will have sufficient neighbourhood parks and related amenities; and • questioned if the City is working with the applicant to ensure conformity with the Provincial Policy Statement. The applicant proceeded with the approval of the low density residential lands located south of Fifth Concession Road in advance of the remaining draft plan. The lands are referred to Phase 1A, and shown on the Location Map, Attachment #2. On April 26, 2021, Council endorsed the Phase 1A draft plan of subdivision and related conditions, and approved the implementing site specific Zoning By-law 7838/21. 4. Applicants’ Revised Proposal (2021) The applicant is requesting a revision to their applications, as shown on the Revised Submitted Plan, Attachment #5 and outlined in Proposed Development Details, Attachment #6. The draft plan of subdivision has been updated with the following general changes: • the addition of 0.56 of a hectare of land to the stormwater management pond at the northwest corner of Brock Road and Alexander Knox Drive; • the removal of Phase 1A lands (located south of Fifth Concession Road) from the plan following its approval; • the removal of the proposed local municipal roads and stomwater management ponds for the prestige employment blocks located north of 407/ETR and west of Mowbray Street; • the addition of Gateway Sites within the plan as approved by OPA 42, transferring density from the Lamoreaux Neighbourhood to Thompson’s Corners Neighbhourhood; • the removal of a stormwater management pond located east of Brock Road; • the addition of street townhouse blocks and detached blocks located north of Fifth Concession Road; • the relocation of the village green block further north on the plan (located west of Brock Road); • the reconfiguration and enlargement of the neighbourhood park block located on the west side of Brock Road and the relocation of the neighbourhood park further north on the plan (located east of Brock Road, north of Fifth Concession Road); - 3 - Information Report No. 05-22 Page 4 • a shift in the street bridge crossing location between Prestige Employment Node areas located south of 407/ETR; • the reconfiguration and slight adjustments of certain land use blocks; and • the addition, widening and slight adjustments of certain local roads. As shown on the Revised Submitted Plan, Attachment #5, the Community Node is located along Brock Road, central to the neighbourhood. A Pedestrian Predominant Street runs perpendicular to Brock Road, and forms the spine of the Community Node. The Mixed Corridor blocks, including Gateway blocks, are proposed south of the Community Node, along the east and west sides of Brock Road, and at the southwest corner of Alexander Knox Drive and Brock Road. Blocks of land for a cluster of community facilities are located on the east side of Brock Road, north of the Fifth Concession Road, and are intended for a high school, an elementary school, a neighbourhood park and a recreation centre. Proposed on the west side of Brock Road is an elementary school, a neighbhourhood park and a village green. The medium density residential uses proposed consist of detached dwellings and street townhouse units, and a total of 743 dwelling units are proposed. Detached dwelling blocks are located along the western limits of the plan, and several blocks are adjacent to the Seaton Natural Heritage System, with two detached blocks located on eastern limits of the plan. Street townhouse blocks are located north of Fifth Concession Road, and west of Brock Road. The proposed unit counts for the Mixed Corridor, Community Node and Gateway site blocks are approximate, and based on minimum required density. Therefore, the projected number of dwelling units in the draft plan of subdivision is approximately 2,203 units. The employment lands are located on the north and south sides of Highway 407/ETR, along Brock Road and a block on the eastern limits of the plan. The revised draft plan of subdivision is generally reflective of the land use designations in Neighbourhood 20 of the Official Plan. The Neighbourhood is considered a complete community given the integration of a diversity of land uses that includes employment, commercial, residential, schools and community facilities. 5. Policy Framework 5.1 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 generally conform to the intent of the CPDP. - 4 - Information Report No. 05-22 Page 5 5.2 Durham Regional Official Plan The Seaton Neighbourhoods fall under ‘Special Policy Area A (Pickering)’, in the Durham Regional Official Plan. The policies state that these lands shall be developed in accordance with the CPDP and implementing Neighbourhood Plans. The design, structure and uses proposed are generally consistent with those permitted in the CPDP and the Neighbourhood Plans. The applications generally comply with the Durham Regional Official Plan. 5.3 Pickering Official Plan The subject lands are within the Seaton Urban Area. The Official Plan contains policies governing various land use designations, such as Residential Areas, Mixed Use Areas, Employment Areas, and Open Space System, all of which are located in the draft plan of subdivision. The Official Plan establishes various polices for such matters as density, intensity of land use and sustainability. Chapter 11 of the Official Plan 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, population targets and urban design (see Official Plan Schedule XII, Neighbourhood 20: Thompson’s Corner Neighbourhood Plan, Attachment #1). The Neighbourhood is planned to have a broad range of land use densities, including commercial, and a variety of residential built forms with densities ranging from low, medium and mixed use density. The applications will be assessed against the policies and provisions of the Pickering Official Plan during the further processing of the applications. 5.3.1 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 such as setting 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 also 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. 5.4 Zoning By-law 3037 The subject lands are zoned “A” – Rural Agricultural Zone under Restricted Area Zoning By-law 3037, as amended, which currently permits a detached dwelling, home occupation, and various agricultural and related uses. Amendments are proposed to delete all of the subject lands from Zoning By-law 3037 and to add these lands to the new Seaton Zoning By-law 7364/14 in order to facilitate the implementation of the draft plans of subdivision. - 5 - Information Report No. 05-22 Page 6 6. Comments Received 6.1 Resident Comments As of writing this report, no comments or concerns have been received on the revised applications. 6.2 Agency Comments The revised applications have been circulated to the Region of Durham-Planning & Economic Development Department (Region), Toronto and Region Conservation Authority (TRCA), Ministry of Transportation, school boards etc.; and at the time of writing this report, no written comments have been received from these commenting agencies. 6.3 City Department Comments 6.3.1 Economic Development & Strategic Projects • notes that the southern-most block of land designated Prestige Employment Node,, which is triangular in shape, may present compatibility issues with the medium density development proposed immediately to the south, with the proposed school site further south; suggests alternative land uses be explored for this block; • not in support of deleting a proposed local municipal road to serve the prestige employment block located in the northwest corner of the draft plan, and south of Highway 7; and • in support of deleting proposed local municipal roads to serve the remaining prestige employment blocks located north of 407/ETR and west of Mowbray Street; and providing vehicular access to these blocks via existing local municipal roads, that will be required to designed to municipal standards. 6.3.2 Engineering Services As of writing this report, no comments or concerns have been received on the revised applications. 7. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance that have been identified by staff for further review and consideration. These matters, and others identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant before a final recommendation report to Planning and Development Committee: • ensure the applications will implement the City’s Official Plan and the Seaton Neighbourhood policies; • ensure the proposal is consistent with the City’s urban design goals and objectives in the Seaton Sustainable Place-Making Guidelines; • ensure that the submitted Functional Servicing and Stormwater Management Report (FSSR) is revised to include the employment lands north of 407/ETR; - 6 - Information Report No. 05-22 Page 7 • ensure that revised submitted FSSR is consistent with the Seaton Master Environmental Servicing Plan to the satisfaction of the Region, the City, and TRCA; • ensure the full range of land uses can be achieved to realize a complete neighbourhood; • confirm with the school boards that the proposed school block sizes are appropriate for their needs; • evaluate whether alternative land uses could be established for the southern-most, triangular-shaped parcel of employment lands to ensure compatibility; ensure the zoning for this block addresses matters respecting compatibility; • evaluate the appropriateness of the removal of the proposed local municipal road and stomwater management ponds for the prestige employment blocks located north of 407/ETR and west of Mowbray Street, as identified on the Thompson’s Corner Neighbourhood Plan; • assess the appropriateness of a phased approval of the draft plan in order to address technical matters while streamlining the approval process for specific areas of the plan; • ensure an appropriate heritage review has been undertaken for the barns and outbuildings located on lands that form part of the draft plan that are listed on the City’s Municipal Heritage Register; and to ensure that adverse impacts are appropriately mitigated for abutting properties that may be impacted by the development; • ensure that the proposed development contains appropriate sustainable development components; and • ensure that required technical submissions and reports meet City standards. Further issues may be identified following receipt and review of comments from the circulated departments, agencies and public. The City Development Department will conclude its position on the applications after it has received and assessed comments from the circulated department, agencies and public. 8. Information Received Copies of the plans and studies submitted for the revised application listed below are available for viewing on the City’s website at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: • Draft Plan of Subdivision (Part A and B), prepared by Korsiak Urban Planning, dated December 20, 2021; • Functional Servicing and Stormwater Management Report, prepared by Urbantech, dated August 21, 2021; • Servicing Memo, prepared by Urbantech, dated December 21, 2021; • Traffic Sensitivity Analysis, prepared by BA Group, dated August 5, 2021; • Preliminary Environmental Noise Assessment, prepared by YCA Engineering Limited, dated October 19, 2019; and • Updated Planning Justification Report, prepared by Korsiak Urban Planning, dated August 6, 2021 and December 21, 2021. - 7 - Information Report No. 05-22 Page 8 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 Electronic Statutory Public Meeting; • all comments received will be noted and used as input to a Recommendation Report 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; and • 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. 10. Owner/Applicant Information The owner of the subject lands is Seaton TFPM Inc. (Seaton TFPM Inc. is a consortium of developers being, TACC Development, Fieldgate Homes, Paradise Developments, and Mattamy Homes). Attachments: 1. Neighbourhood 20: Thompson’s Corner Neighbourhood Plan 2. Location Map 3. Air Photo Map 4. Previous Submitted Plan 5. Revised Submitted Plan 6. Proposed Development Details Prepared By: Original Signed By Cristina Celebre, MCIP, RPP Principal Planner, Strategic Initiatives Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner CC:ld Date of Report: February 18, 2022 - 8 - Attachment #1 to Information Report 05-22 Neighbourhood 20: Thompson's Corner Neighbourhood Plan City Development Department Feb 16, 2022FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2015-03 (R) and A05/15 (R) Property Description: DATE: File No: Part of Lots 17 to 19, Concession 4, Part Lots 17 to 21, L:\Planning\01-MapFiles\SP\2015 Applicant: Seaton TFPM Inc. Concession 5 - 9 - Attachment #2 to Information Report 05-22 H i g h w a y 4 0 7 Broc k R o a d E l s a S t orr y A venue Don BeerMemorialPark © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile:SP-2015-03 (R) and A05/15 (R) Date: Feb. 07, 2022 Phase 1A L:\PLANNING\01-MapFiles\SP\2015\SP-2015-03 & A0515\V2 - 2022\SP2015-03R A0515R_LocationMap_v2.mxd 1:13,500 SCALE:THIS IS NOT A PLAN OF SURVEY. Property Description:Part of Lots 17 to 19, Concession 4, Part Lots 17 to 21, Applicant:Seaton TFPM Inc. Subject Lands Concession 5 Alexander Knox Drive Fifth Concession Road Si d e l i n e 1 6 Mu l b e r r y L a n e Highway 7 Mo w b r a y S t r e e t Do n n a l e a Av e n u e Sp r i n g St r e e t To w n o f A j a x - 10 - Attachment #3 to Information Report 05-22 Broc k R o a d H i g h w a y 4 0 7 Donnal e a A v e n u e Mo w b r a y S t r e e t Fifth Concession RoadAlexander Knox Drive Highway 7 S i d e l i n e 2 0 S pri ngS t reet E l s a S t orry A venue Mu l b e r r y L a n e S i d e l i n e 1 6 Air Photo MapFile:Applicant:Property Description: SP-2015-03 (R) and A05/15 (R) Date: Feb. 14, 2022 Seaton TFPM Inc.Parts of Lots 17 to 19, Concession 4, Part Lots 17 to 21, SubjectLands L:\PLANNING\01-MapFiles\SP\2015\SP-2015-03 & A0515\V2 - 2022\SP-2015-03R_AirPhoto_standard.mxd 1:13,500 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.; © Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; ©Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal Property Assessment Corporation and its suppliers. All rights reserved. City DevelopmentDepartment Concession 5 Phase 1A - 11 - - 12 - Attachment #5 to Information Report 05-22 Revised Submitted Plan City Development Department Feb. 17, 2022FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2015-03 & A05/15 Property Description: DATE: File No: Part of Lots 17 to 19, Concession 4, Part Lots 17 to 21, L:\Planning\01-MapFiles\SP\2015 Applicant: N Seaton TFPM Inc. Concession 5 - 13 - Attachment #6 to Information Report 05-22 Draft Plan of Subdivision SP-2015-03 Proposed Development Details Pickering Official Plan Designation •Employment Areas – Prestige Employment •Open Space System – Seaton Natural Heritage System and Active Recreational Areas •Mixed Use Areas – Community Nodes and Mixed Corridors •Urban Residential Areas – Medium Density Areas Neighbhourhood Plan Designation Neighbourhood 20: Thompson’s Corners Neighbourhood Plan •Seaton Natural Heritage System (not within the applications) •Prestige Employment General •Prestige Employment Node •Prestige Employment Node – that includes a Future Transitway Station (not within the lands subject to these applications) •Community Node •Mixed Corridor Type 2 •Gateway Site •Medium Density Area •Low Density Area Type 1 (not within the lands subject to these applications) •Heritage Lot (not within the lands subject to these applications) •High Schools •Elementary Schools •Recreation Centre •Neighbourhood Park •Village Green •District Energy (not within the lands subject to these applications) Zoning Existing: Zoned “A” – Rural Agricultural Zone under Zoning By-law 3037 Proposed: Zoning By-law amendment to delete the subject lands from Zoning By-law 3037; and to add these lands to the Seaton Zoning By-law 7364/14 in order to facilitate the implementation of the draft plans of subdivision - 14 - Details of the Draft Plan of Subdivision Land Use Blocks (Total) Area (hectares) Prestige Employment Node 12 36.00 Prestige Employment General 1 17.33 Community Node 2 4.05 Mixed Corridor Type 2 5 8.74 Gateway 5 3.50 Street Townhouse Dwelling Units 31 12.27 Detached Dwelling Units 14 5.28 High School 1 6.49 Elementary Schools 2 4.59 Recreation Centre 1 4.19 Neighbourhood Park 2 3.03 Village Green 1 0.30 Trail Head 3 0.10 Enhanced Pedestrian Boulevard 1 0.05 Overland Flow 1 0.17 Stormwater Management Pond 3 4.15 Open Space 1 0.04 New Road Allowance 2 0.15 Servicing 1 0.11 Reserve 2 0.21 Municipal ROW 13.39 Total 91 Blocks 124.14 Hectares Residential Type of Units Number of Units Detached Dwellings 143 Street Townhouse Dwellings 600 Mixed Corridor Type 2 Dwellings 526 Gateway 596 Community Node Dwellings 338 Total Approximately 2,203 Units - 15 - Report to Planning & Development Committee Report Number: PLN 15-22 Date: March 7, 2022 From: Kyle Bentley Director, City Development & CBO Subject: Official Plan Amendment Application OPA 20-007/P Zoning By-law Amendment Application A 12/20 Draft Plan of Subdivision Application 18T-99011(R20) Centreville Homes (Pickering) Inc. Part of Lots 28 to 30, Plan 350, Now Part 1 40R-31048 (313 Toynevale Road) Recommendation: 1.That Official Plan Amendment Application OPA 20-007/P, submitted by Centreville Homes (Pickering) Inc., to increase the maximum net residential density from 17 to 18.5 units per net hectare, for the lands located on the south side of Toynevale Road, west of Lytton Court and east of Winette Road, to facilitate a residential development, be approved, and that the draft by-law to adopt Amendment 44 to the Pickering Official Plan as set out in Appendix I to Report PLN 15-22 be forwarded to Council for enactment; 2.That Draft Plan of Subdivision Application 18T-99011(R20), submitted by Centreville Homes (Pickering) Inc., to establish a residential plan of subdivision, consisting of 13 lots for detached dwellings, 2 blocks for stormwater management, a public road and 1 block for a 0.3 metre reserve as shown on Attachment #4 to Report PLN 15-22 and the implementing conditions of approval, as set out in Appendix II, be endorsed; 3.That Zoning By-law Amendment Application A 12/20, submitted by Centreville Homes (Pickering) Inc., to implement the Draft Plan of Subdivision 18T-99011(R20), on lands being Part of Lots 28 to 30, Plan 350, now Part 1 40R-31048 be approved, and that the draft Zoning By-law Amendment as set out in Appendix III to Report PLN 15-22 be finalized and forwarded to Council for enactment; and 4.That Amendment 9 to the Rosebank Neighbourhood Development Guidelines – Precinct No. 1, to allow an exception permitting minimum lot frontages of 12 metres and minimum lot depths of 25 metres for single detached dwellings to implement Draft Plan of Subdivision 18T-99011(R20), be approved as set out in Appendix IV. Executive Summary: The subject lands are located on the south side of Toynevale Road, west of Lytton Court and east of Winette Road, within the Rosebank neighbourhood (see Location Map, Attachment #1). - 16 - Report PLN 15-22 March 7, 2022 Subject: Centreville Homes (Pickering) Inc. Page 2 Centreville Homes (Pickering) Inc. has submitted applications for Official Plan Amendment, Zoning By-law Amendment, and Draft Plan of Subdivision, to facilitate a residential subdivision development. The original proposal included a total of 14 lots for detached dwellings fronting a new public road, extending south from Toynevale Road, terminating in a cul-de-sac. In response to identified concerns from staff and area residents, the applicant has revised their proposal and zoning performance standards, to ensure the proposed lot sizes and the scale and massing of the future dwellings are in keeping with the established neighbourhood character. Key changes to the proposal include: reducing the number of lots from 14 to 13; increasing the minimum lot size; increasing the minimum lot frontage; increasing the minimum side yard width, and reducing the maximum lot coverage (see Submitted Revised Draft Plan of Subdivision, Attachment #4). Staff support the proposed official plan amendment, zoning by-law amendment, and draft plan of subdivision, on the basis that the size and configuration of the proposed lots, in combination with the proposed zoning provisions, will ensure that the final built form is compatible with the existing neighbourhood. The proposal implements the policies of the Official Plan, and the recommendations of the Infill and Replacement Housing Study. Concerns were raised by area residents about potential increased run-off causing water drainage issues for abutting properties, the lack of sidewalk provided along the proposed road extension, and the reduced front yard setbacks, as they appeared to be deficient in size to allow for the parking of an average sized vehicle. These matters have been satisfactorily addressed by the applicant. The Recommended Conditions of Approval (see Appendix II) require the applicant to prepare and submit detailed drainage and grading plans. These plans will be reviewed further by City staff to ensure compliance with the City’s engineering standards. Accordingly, staff recommend that Council approve the site-specific Official Amendment to increase the maximum net residential density from 17 to 18.5 units per net hectare, and recommends that the draft by-law to adopt Amendment 44 be forwarded to Council for enactment (see Appendix I). Staff recommend that Council endorse Draft Plan of Subdivision 18T-99011(R20), as shown on Attachment #4 to this Report, and the conditions of approval set out in Appendix II to this Report. Staff recommend that the site-specific implementing by-law, containing the standards set out in Appendix III to this Report, be finalized and brought before Council for enactment. Furthermore, staff recommend that Amendment 9 to the Rosebank Neighbourhood Development Guidelines be approved, to permit a reduced lot frontage and lot depth within the boundaries of the draft plan of subdivision (see Appendix IV). Financial Implications: No direct costs to the City are anticipated as a result of the recommendations of this report. - 17 - Report PLN 15-22 March 7, 2022 Subject: Centreville Homes (Pickering) Inc. Page 3 1. Background 1.1 Property Description The subject lands are located on the south side of Toynevale Road, west of Lytton Court and east of Winette Road, within the Rosebank neighbourhood (see Location Map, Attachment #1). The property has an area of approximately 1.0 hectare, and approximately 28 metres of frontage along Toynevale Road. The subject lands were created through a land assembly facilitated by various land division applications approved in 2018. The site contains a detached dwelling and an associated detached garage, which are proposed to be demolished as part of the redevelopment of the property. There are several mature trees located on the site. Surrounding land uses to the east, west, and south include low-density residential development, consisting of 2-storey detached dwellings fronting Winette Road, Toynevale Road, and Lytton Court. To the north, across Toynevale Road, are detached dwellings fronting Toynevale Road, and further north is Highway 401 (see Air Photo Map, Attachment #2). 2. Previously Approved Draft Plan of Subdivision and Land Division Applications In March of 2001, City Council recommended that the Region of Durham approve Draft Plan of Subdivision 18T-99011, submitted collectively by 8 individual landowners known as the Pine Ridge Land Assembly Group, for 21 lots for detached dwellings, 5 blocks for future development, a public road, and 2 blocks for 0.3 metre reserves. This plan received draft approval on November 30, 2004 (see Approved Draft Plan of Subdivision, Attachment #3). Following the approval of the draft plan of subdivision, the plan remained inactive, which caused various owners to move forward with individual severance applications, generally consistent with the approved draft plan. In 2006 and 2014, the Region of Durham Land Division Committee approved 4 Land Division Applications (Land Division Application file numbers LD 087/06, LD 089/06, LD 035/14 and LD 039/14), which severed off specific lands within the boundaries of the approved draft plan of subdivision. The City of Pickering concurred with the Committee’s decision, since the proposals maintained the proper and orderly development of the lands and preserved the integrity of the subdivision. As the lands within the approved Draft Plan of Subdivision have substantially changed since 2004, the applicant, Centreville Homes (Pickering) Inc., was required to revise Draft Plan of Subdivision 18T-99011. In 2018, the Region of Durham Land Division Committee approved 6 Land Division Applications (Land Division Application file numbers LD 128/18, LD 129/18, LD 130/18, LD 131/18, LD 132/18 and LD 133/18), which severed the rear portions of the individual lands to consolidate all of the landholdings within the Draft Plan of Subdivision to a single landowner. Each of the retained lots contained existing detached dwellings that front onto Toynevale Road, Pine Ridge Road and Winette Road. - 18 - Report PLN 15-22 March 7, 2022 Subject: Centreville Homes (Pickering) Inc. Page 4 To revise the approved Draft Plan of Subdivision to reflect these changes, the applicant has submitted an application for red-line revisions to an existing approved draft plan of subdivision. 3. Applicant’s Proposal The applicant has submitted applications for Official Plan Amendment, Zoning By-law Amendment, and revisions to Draft Approved Plan of Subdivision 18T-99011 to facilitate a residential development (see Submitted Revised Draft Plan of Subdivision, Attachment #4). Through collaboration between City staff and the applicant, the applicant updated their proposal to address various technical comments and concerns identified through the public consultation process. The table below summarizes the details of the updated proposal. Lot/Block Number Land Area (approx.) Proposed Use Lots 1 to 13 0.7 hectares 13 lots for detached dwellings fronting a new public road extending south from Toynevale Road terminating in a cul-de-sac. Lot frontages will range between 12.6 metres and 20.4 metres, and lot areas will range between 417 square metres and 762 square metres. Blocks 14 and 15 0.04 hectares Two blocks for stormwater management in the form of infiltration galleries, which are proposed to be conveyed to the City of Pickering. Block 16 0.001 hectares A 0.3 metre reserve located on the west end of the cul-de-sac. Public Road 0.27 hectares Conveyance of municipal roads having a right-of-way width of 18.0 metres. Total 1.008 hectares Below is a summary of the key changes made to the draft plan: • reduced the number of proposed lots from 14 to 13; • reduced the proposed residential density from 19.8 units per net hectare to 18.4 units per net hectare; • as a result of reducing the number of lots, the lots along the east side of the proposed public road (Lots 9 to 13) were enlarged to a minimum lot width of 15 metres, and now propose the same lot width as the existing lots along the west side of Lytton Court; • reduced the proposed minimum lot coverage from 45 percent to 39 percent; • increased the proposed minimum side yard width from 1.25 metres to 1.5 metres; - 19 - Report PLN 15-22 March 7, 2022 Subject: Centreville Homes (Pickering) Inc. Page 5 •slightly increased the proposed minimum lot area from 400 square metres to 410 square metres; •slightly increased the proposed minimum lot frontage from 12.1 metres to 12.5 metres; •reduced the proposed minimum front yard depth to the front wall of the dwelling from 4.8 metres to 4.7 metres; •provided a 1.5 metre wide sidewalk along the east side of the proposed public road; and •proposed two blocks at the northern portion of the site for the purpose of stormwater management. To facilitate the proposed development, the applicant is requesting site-specific zoning exceptions, including a reduction to the minimum lot area, lot frontage and front yard depth, and an increase of the maximum lot coverage (see Zoning Provisions Comparison Chart, Attachment #5). 4.Comments Received 4.1 February 1, 2021 Electronic Statutory Public Meeting and Written Comments An electronic Statutory Public Meeting was held on February 1, 2021, where 4 residents spoke at the meeting. The City has received 6 written comments from the public. The following is a list of key comments and concerns expressed by area residents at the meeting, and in written submissions: •requested details on the proposed new stormwater management system and how the system will mitigate any negative issues to the existing neighbourhood; •concerned that the increased lot coverage, and reduced side yard setback for the new detached dwellings, will increase run-off, causing potential water drainage issues for abutting properties; •requested a sidewalk be provided along the proposed road extension; •concerned that the reduced front yard setbacks appear to be deficient in size to allow an average sized vehicle (15 to 18 feet in length) to park in the driveway; •concerned that the reduced lot frontages and front yard setbacks will result in development that is inconsistent with the character of the neighbourhood; and •concerned that the proposed development standards are not mindful of the Infill and Replacement Housing in Established Neighbourhoods Study. On November 19, 2021, a meeting was held between the applicant, the local Ward 1 Councillor, an area resident representing the property owners along Lytton Court, and City staff to discuss the proposed stormwater management for the development, and to address concerns related to potential drainage impacts on the abutting lots along Lytton Court. - 20 - Report PLN 15-22 March 7, 2022 Subject: Centreville Homes (Pickering) Inc. Page 6 4.2 Agency Comments 4.2.1 Region of Durham • no objection to draft approval of revised redlined draft plan of subdivision, official plan amendment and rezoning application; • the Region’s conditions of approval must be complied with prior to clearance by the Region for registration of this plan; • the applicant must provide a land use table prepared by an Ontario Land Surveyor to the satisfaction of the Region; and • the submitted Official Plan Amendment is considered to have no significant Regional or Provincial concerns and is therefore exempt from Regional approval. 4.2.2 Ministry of Transportation (MTO) • no concerns; and • all MTO Building and Land Use Permits must be applied for prior to construction. 4.2.3 Durham District School Board • no objections; and • students generated from this development will attend existing neighbourhood schools. 4.3 Comments from City Departments 4.3.1 Engineering Services • no objection to the proposal; • Blocks 14 and 15 are to be conveyed to the City for stormwater management features; • the design of the cul-de-sac has been reviewed and adequately accommodates emergency, snow removal, and waste vehicles; • the cul-de-sac will be a municipal roadway, and therefore, maintenance, including snow removal, is the City’s responsibility; and • matters with respect to detailed grading and drainage, stormwater management, construction management/erosion and sediment control, site servicing, detailed right-of-way, utility locations, easements, tree compensation, fencing details, and street tree planting will be further reviewed through conditions of draft plan of subdivision approval. 4.3.2 Sustainability • no objections; • the proposed development achieves the minimum points required by the City’s Sustainable Development Guidelines and achieves Level 1 with 24 points; and - 21 - Report PLN 15-22 March 7, 2022 Subject: Centreville Homes (Pickering) Inc. Page 7 • the applicant proposes the following optional sustainability measures to achieve the minimum Level 1 of the City’s Sustainable Development Guidelines: • an infiltration system will be provided; • all native species plantings are proposed as part of the landscaping plan; • intensification of an underutilized site; • access to amenities, as the subject property is located within 400 metres of at least 4 amenities, including commercial plazas and educational facilities; • support for alternative transportation, as the dwellings will be designed to incorporate bike storage facilities and rough-in for electric vehicle charging; • transit-oriented compactness, as the subject property is located within a Durham Region Transit Urban On Demand service area and located within 400 metres of multiple existing bus stops along Kingston Road; • energy efficient appliances will be provided in all proposed dwellings; and • water efficiency in the proposed dwellings, targeting 30 percent water savings. 4.3.3 Fire Services • no objection. 5. Planning Analysis 5.1 An amendment to the Pickering Official Plan to increase the density on the subject lands is appropriate The subject lands are located within the Rosebank Neighbourhood, and are designated “Urban Residential Areas – Low Density Areas” within the Pickering Official Plan. Low Density Areas primarily provide for residential or related uses at a maximum net residential density of up to and including 30 units per net hectare. However, the Rosebank Neighbourhood policies restricts lands west of Rosebank Road to the development and infilling of single detached dwellings only, at a maximum residential density of 17 units per net hectare. The applicant has submitted an application for Official Plan Amendment to increase the maximum permitted density within the Rosebank Neighbourhood policies from 17 units per net hectare to 18.5 units per net hectare on the subject lands. The policies of the Official Plan state that City Council shall encourage a broad diversity of housing by form, location, size, tenure and cost within the neighbourhoods so that the housing needs of existing and future residents can be met as they evolve over time. City Council shall maximize the efficiency of existing infrastructure and minimize the consumption of vacant land by encouraging infill development of vacant or underutilized blocks of lands. The applicant reduced the number of proposed lots from 14 to 13, resulting in a net residential density of approximately 18.4 units per net hectare. As a result of eliminating a lot, the applicant has increased the minimum lot frontages, increased the minimum side yard setbacks, and reduced the minimum lot coverages, within the entire development. Furthermore, as a result of eliminating one lot, the proposed lots along - 22 - Report PLN 15-22 March 7, 2022 Subject: Centreville Homes (Pickering) Inc. Page 8 the east side of the public road, sharing a rear lot line with the existing lots along Lytton Court, were enlarged, and now propose the same lot width as the existing lots along the west side Lytton Court (being a minimum lot width of 15.0 metres). The changes made to the proposed development ensure a built form and lotting pattern that is compatible with the surrounding neighbourhood. The impact on the neighbourhood in terms of increased traffic on local roads, noise, and municipal services because of one additional lot is negligible. The proposed residential development, consisting of detached dwellings, is appropriate and in keeping with the existing built form and lotting fabric of the immediately surrounding neighbourhood. The proposal includes a road extension extending from a collector road that can accommodate the traffic generated by this development. The proposal will result in the development of vacant, underutilized land within an area that is well serviced by existing infrastructure. Staff support the site-specific official plan amendment to increase the maximum net residential density from 17 to 18.5 units per net hectare. It is recommended that the draft by-law to adopt Amendment 44 be finalized and forwarded to Council for enactment (see Appendix I). 5.2 A site-specific exception to the Rosebank Neighbourhood Development Guidelines, to reduce the lot frontage and lot depth requirements, is appropriate The Rosebank Neighbourhood Development Guidelines identify three design precincts within the neighbourhood. The proposed development falls within Design Precinct No. 1, which permits single detached dwellings only. The minimum lot frontage for single detached dwellings within this precinct is 15 metres, and the minimum lot depth is between 33 metres and 60 metres. The Guidelines state that reduced lot frontages and lot depths may be considered if the surrounding lot patterns in the area are similar in size. The surrounding lots within the immediate neighbourhood, which also fall within Design Precinct No. 1, have a range of lot frontages and lot depths. The existing residential lots along the south side of Toynevale Road have lot frontages ranging between 15 and 25 metres (averaging a lot frontage of approximately 17 metres), and lot depths of 30 metres. The lots along the east side of Winette Road have lot frontages ranging between 18 and 30 metres (averaging a lot frontage of approximately 23 metres), and lot depths ranging between 40 and 65 metres. The lots along the west side of Lytton Court have lot frontages of 15 metres and lot depths of 33 metres. Within the draft plan, Lot 6, and Lots 9 to 13, are proposed to have lot frontages ranging between 15 and 20 metres and lot depths ranging between 32 and 39 metres. Lot 6 and Lots 9 to 13 comply with the Guidelines of Design Precinct No. 1. - 23 - Report PLN 15-22 March 7, 2022 Subject: Centreville Homes (Pickering) Inc. Page 9 5.2.1 Reduced lot frontage for Lot 7 and reduced lot depth for Lot 8 Lot 7 is proposed to have a lot depth of 39 metres and a lot frontage of approximately 12.7 metres, which does not meet the lot frontage requirement as set out in Design Precinct No. 1. This reduction in lot frontage is a result of the lot being located along the proposed cul-de-sac, which creates an irregular shaped lot. Despite Lot 7 not meeting the lot frontage requirement, this lot will exceed the average lot size of the immediately surrounding neighbourhood (Lot 7 has an area of 762 square metres, whereas the average size of lots in the immediate neighbourhood is 645 square metres). Lot 8 is proposed to have a lot frontage of 15 metres and a lot depth of 28.4 metres, which does not meet the lot depth requirement as set out in Design Precinct No. 1. Similarly, Lot 8 is located along the proposed cul-de-sac, which creates a curve at the front property line. Lot 8 will also exceed the average lot size of the immediately surrounding neighbourhood, having a lot area of 737 square metres. 5.2.2 Reduced lot frontages and lot depths for Lots 1 to 5 Lots 1 to 4 are proposed to have lot frontages of 13.6 metres, and lot depths ranging between 30 and 39 metres. Lot 5 is proposed to have a lot frontage of 14.1 metres and a lot depth of 25.3 metres. To accommodate the lots on this irregularly shaped portion of the subject lands, a modest reduction in the lot frontage is requested. The size and configuration of the proposed lots, in combination with the proposed zoning provisions, as provided in the draft zoning by-law (see Appendix II), will ensure that the resulting built form on these lots is compatible with the existing neighbourhood. In addition, similarly to Lot 8, a modest reduction in the lot depth is required for Lot 5 due to its location along the cul-de-sac, which creates a curve at the front property line. The depth of Lot 5 increases towards the north to a depth of 36 metres at the north side property line. The applicant has demonstrated that a detached dwelling can be appropriately sited on Lots 1 to 5. Staff recommend that an exception to the Rosebank Neighbourhood Development Guidelines be approved to permit lots for detached dwellings with minimum lot frontages of 12 metres and minimum lot depths of 25 metres, within the boundaries of this draft plan. Further, the draft zoning by-law contains site-specific zoning provisions to address lot frontage, yards setbacks, lot coverage and other zoning standards to ensure the development will be in keeping with the established built form of the immediate neighbourhood. 5.3 Council has approved Official Plan Amendment and Zoning By-law Amendment to implement the Infill and Replacement Housing in Established Neighbourhoods Study On September 28, 2020, City Council endorsed the recommendations of the Infill and Replacement Housing in Established Neighbourhoods Study (the Infill Study) and adopted the Urban Design Guidelines for Infill and Replacement Housing in Established - 24 - Report PLN 15-22 March 7, 2022 Subject: Centreville Homes (Pickering) Inc. Page 10 Neighbourhood Precincts. The recommendations of the Infill Study provided direction for the preparation of appropriate planning implementation tools to facilitate a transition between existing houses and new construction occurring in the City’s established neighbourhoods. On September 27, 2021, City Council adopted Official Plan Amendment (OPA) 40 to implement the recommendations of the Infill Study, and enacted By-law 7872/21 (the Infill By-law) to amend Zoning By-law 2511, to rezone all lands within the Established Neighbourhood Precincts to an “Established Neighbourhood Precinct Overlay Zone” category. The amending Infill By-law introduces new provisions for yard setbacks, building height, lot coverage and other zoning standards to ensure new built form is compatible with existing built form. City Council also adopted the Revised Urban Design Guidelines for Infill and Replacement Housing in Established Neighbourhood Precincts. Following adoption by Council, the City received appeals to OPA 40 and the Infill By-law, including an appeal from the applicant. The applicant’s reasons for appealing are as follows: • OPA 40 and the Infill By-law should not apply to the subject lands; • the existing lots along Lytton Court, immediately to the east of the subject lands, were excluded from the Infill Study; • OPA 40 policies are overly restrictive and may limit the ability for infill development to proceed; and • the proposed development will front a new road, wherein no existing neighbourhood properties or street context are present in which to reinforce established patterns. A date for the Ontario Land Tribunal hearing has not been scheduled. On January 24, 2022, City Council adopted another Zoning By-law Amendment, (By-law 7900/22), to reinstate a maximum building height of 9.0 metres for all lands within the Established Neighbourhood Precincts. 5.4 The proposal maintains the recommendations of the Infill and Replacement Housing in Established Neighbourhoods Study The subject lands are located within an Established Neighbourhood Precinct, along with the existing residential lots along the south side of Toynevale Road, and the lots along the east side of Winette Road. The lots along the west side of Lytton Court are not within the Established Neighbourhood Precinct. One of the policies introduced through Official Plan Amendment 40 states, that when considering applications for the development of infill dwellings within an Established Neighbourhood Precinct, City Council shall require that such development complements and is compatible with the character of the Established Neighbourhood Precinct, including: minimizing the impacts associated with building height, massing and scale, privacy, overlook and shadowing on neighbouring properties; reinforcing the established pattern of existing side yard setbacks and separation distances between dwellings as observed from the street; reinforcing the established pattern of existing lot widths and lot coverage in the Established Neighbourhood Precinct; and reinforcing the established pattern of front yard setbacks on the street. - 25 - Report PLN 15-22 March 7, 2022 Subject: Centreville Homes (Pickering) Inc. Page 11 5.4.1 Building Height, Dwelling Depth and Rear & Side Yards Attachment #5 to this report provides a comparison of the recommended zoning performance standards for the subject lands, the zoning performance standards of the Infill By-law, and the existing zoning standards of the immediately surrounding neighbourhood. The zoning standards for the proposed lots are in accordance with the standards of the Infill By-law in regard to maximum building height, maximum elevation of the front entrance, maximum dwelling depth, minimum interior garage size, and maximum driveway width. In addition, the applicant has increased the proposed minimum side yard width from 1.25 metres to 1.5 metres, which is in keeping with the side yard requirements for the immediate surrounding lots (being a minimum of 1.5 metres for lots on Toynevale Road and Lytton Court, and 1.8 metres for lots on Winette Road). The minimum proposed rear yard depth is 7.5 metres, which is also in keeping with the rear yard requirements for the surrounding lots. 5.4.2 Front Yard Depth The majority of the proposed dwellings have front yard depths ranging between 6 and 12 metres to the front wall of the dwelling, except for one lot. Lot 5 has a minimum front yard depth of 4.7 metres, due to the curve at the front property line as a result of its location along the cul-de-sac. In general, the proposed dwellings maintain consistent front yard depths that complies with the intent of the minimum and maximum front yard depth requirements in the Infill By-law. In addition, the proposed lots front onto a new public road extension, wherein an existing front yard depth has not yet been established. The proposed dwellings will create a consistent streetscape and is generally consistent with established front yard depth within this neighbourhood. 5.4.3 Lot Coverage The maximum proposed lot coverage for the subject lands is 39 percent, whereas the Infill By-law permits a maximum lot coverage of 33 percent for lots less than 1,000 square metres in area. For the existing lots along the south side of Toynevale Road, a maximum lot coverage of 36 percent has been granted through a minor variance. The existing lots along the west side of Lytton Court have been granted minor variances to permit lot coverages between 34.5 and 38 percent. Along Winette Road, where lots are larger, and there has been no conveyance of lands for a road widening, lot coverages range between 14 and 31 percent. Following comments received from staff and area residents, the applicant reduced the proposed minimum lot coverage from 45 percent to 39 percent. The proposed dwellings on Lots 1 and 2, and Lots 5 to 8, have coverages ranging between 28 and 36 percent. Lots 3 and 4, and Lots 9 to 13, have coverages ranging between 38 and 39 percent. The proposed lot coverages have been brought more in line with the established lot coverage in the immediate area. - 26 - Report PLN 15-22 March 7, 2022 Subject: Centreville Homes (Pickering) Inc. Page 12 The applicant has worked with staff to ensure that the zoning performance standards for the proposed lots are generally in keeping with the zoning standards of the Infill By-law, and are consistent with the existing built form in the immediate area. Staff are satisfied that the proposed lot sizes, and the recommended zoning standards, will ensure that the size, scale, setbacks and building heights for the future dwellings will be in keeping with the established neighbourhood character within the immediate area. 5.5 Proposed grading and drainage for the development will not impact adjacent properties On November 19, 2021, a meeting was held between the applicant, the Local Ward 1 Councillor, an area resident representing the property owners along Lytton Court, and City staff. The purpose of the meeting was to discuss the proposed stormwater management for the development, and to address concerns related to potential drainage impacts on the abutting lots along Lytton Court. A Functional Servicing and Stormwater Management Report, prepared by Politis Engineering Ltd., dated August 27, 2021, was submitted in support of the proposal. Blocks 13 and 14 are proposed to be used for stormwater detention and infiltration systems to be able to meet the required water balance and peak storm attenuation requirements. These blocks will be conveyed to the City, much like a stormwater management pond typically seen in larger subdivisions. To contain the storm drainage within the subject lands, and to ensure no drainage is directed to the existing lots to the east on Lytton Court, retaining walls have been proposed along the east property line within the private rear yards. The retaining walls will direct drainage within the subject lands to the storm sewer, including emergency overland flow. The Recommended Conditions of Approval (see Appendix II) require the applicant to prepare and submit detailed drainage and grading plans. These plans will be reviewed further by City staff to ensure compliance with the City’s engineering standards. The required detailed drainage and grading plans for the development will ensure that drainage from the development will not impact adjacent properties. Drainage issues are not expected to impact the existing lots surrounding the subject property as a result of this development. 5.6 A sidewalk will be provided along the proposed road extension Area residents expressed concerns with the lack of sidewalk provided along the proposed road. The applicant redesigned the road to provide a 1.5 metre wide sidewalk along the east side of the proposed road extension. 5.7 Sufficient room for the parking of a vehicle will be provided on the driveways Area residents expressed concerns with the reduced front yard setbacks as they appeared to be deficient in size to allow an average sized vehicle (4.5 to 5.4 metres in length) to park in the driveway. The majority of the driveways will have lengths ranging between 7 and 13 metres, with the exception of one driveway that will have a length of 6.2 metres. The applicant has indicated that a vehicle can be easily parked within each - 27 - Report PLN 15-22 March 7, 2022 Subject: Centreville Homes (Pickering) Inc. Page 13 driveway as the size of the proposed driveways exceed the average length of a vehicle. In addition, each dwelling will have a double-car garage, having interior dimensions of 6.0 metres in length and 6.0 metres in width. The recommended zoning performance standards for the subject lands propose a minimum distance of 6.0 metres between the front property line and an attached private garage. The proposed depth of 6.0 metres is sufficient for the parking of an average size vehicle. 5.8 Technical matters will be addressed as conditions of subdivision approval To ensure appropriate development, the City, Region and agency requirements have been provided as conditions of approval for the subdivision application. Technical matters to be further addressed include, but are not limited to: • architectural treatment; • noise attenuation measures; • construction management/erosion and sediment control; • on-site grading and drainage; • site servicing; • fencing; • street tree planting and tree compensation; and • payment of cash-in-lieu of parkland dedication. The draft conditions of approval set out in Appendix II to this Report address these (and other) matters. It is recommended that Council endorse these conditions. 6. Conclusion Staff support the applications for official plan amendment, rezoning, and draft plan of subdivision. The proposed lot sizes will be generally in keeping with the established lotting pattern within the surrounding neighbourhood. The recommended zoning by-law provisions provide for yard setbacks, lot coverage, garage and driveway widths, dwelling depth, and building height requirements, amongst other requirements, to ensure that the final built form is compatible with the existing dwellings in the immediate area. Staff recommend that Council approve the site-specific Official Plan Amendment to increase the maximum net residential density from 17 to 18.5 units per net hectare, and recommends that the draft by-law to adopt Amendment 44 be forwarded to Council for enactment (see Appendix I). Staff also recommend that Council endorse Draft Plan of Subdivision 18T-99011(R20), as shown on Attachment #4 to this Report, and the conditions of approval set out in Appendix II to this Report. - 28 - Report PLN 15-22 March 7, 2022 Subject: Centreville Homes (Pickering) Inc. Page 14 Further, staff recommend that the site-specific implementing by-law, containing the standards set out in Appendix III to this Report, be finalized and brought before Council for enactment. Lastly, staff recommend that Amendment 9 to the Rosebank Neighbourhood Development Guidelines be approved, to permit a reduced lot frontage and lot depth within the boundaries of the draft plan of subdivision (see Appendix IV). 7. Applicant’s Comments The applicant has been advised of and concurs with the recommendations of this report. Appendices: Appendix I Draft By-law to Adopt Amendment 44 to the Pickering Official Plan Appendix II Recommended Conditions of Approval for Draft Plan of Subdivision 18T-99011(R20) Appendix III Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 12/20 Appendix IV Proposed Amendment 9 to the Rosebank Neighbourhood Development Attachments: 1. Location Map 2. Air Photo Map 3. Approved Draft Plan of Subdivision 4. Submitted Revised Draft Plan of Subdivision 5. Zoning Provisions Comparison Chart - 29 - Report PLN 15-22 March 7, 2022 Subject: Centreville Homes (Pickering) Inc. Page 15 Prepared By: Original Signed By Isabel Lima (Acting) Planner II Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO IL:NS:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 30 - Appendix I to Report PLN 15-22 Draft By-law to Adopt Amendment 44 to the Pickering Official Plan - 31 - The Corporation of the City of Pickering By-law No. XXXX/22 Being a By-law to adopt Amendment 44 to the Official Plan for the City of Pickering (OPA 20-007/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 44 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 follows: 1. That Amendment 44 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, 2022. __________________________ David Ryan, Mayor __________________________ Susan Cassel, City Clerk Draft Draft Draft - 32 - Exhibit “A” to By-law XXXX/22 Recommended Amendment 44 to the City of Pickering Official Plan - 33 - Recommended Amendment 44 to the Pickering Official Plan Purpose: The purpose of this amendment is to increase the minimum net residential density from 17 to 18.5 units per net hectare for the lands located on the south side of Toynevale Road, west of Lytton Court and east of Winette Road to facilitate a revised residential draft plan of subdivision consisting of 13 lots for detached dwellings fronting a new public road extending south from Toynevale Road. Location: The site specific amendment affects the lands located on the south side of Toynevale Road, west of Lytton Court and east of Winette Road, described as Part of Lots 28 to 30, Plan 350, Now Part 1 40R-31048, City of Pickering. Basis: Through the review of Official Plan Amendment Application OPA 20-007/P, Zoning By-law Amendment Application A 12/20 and Draft Plan of Subdivision 18T-99011(R20), City Council determined that the Amendment facilitates a development that is compatible with the surrounding community, and is an appropriate infill project in Pickering’s urban area. The Amendment is consistent with the policies of the Provincial Policy Statement 2020, and conforms to A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020) and the Durham Regional Official Plan. Actual Amendment: The City of Pickering Official Plan is hereby amended by: 1. By re-alphabetizing subsection 12.3 Rosebank Neighbourhood Policies, in order to incorporate the following new subsection: “12.3(j) despite 12.3(a), and despite Table 9 of Chapter 3, establish a maximum residential density of 18.5 units per net hectare for the lands located on the south side of Toynevale Road, west of Lytton Court and east of Winette Road, being Part of Lots 28 to 30, Plan 350, Now Part 1 40R-31048.” 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 20-007/P A 12/20 18T-99011(R20) Centreville Homes (Pickering) Inc. - 34 - Appendix II to Report PLN 15-22 Recommended Conditions of Approval for Draft Plan of Subdivision 18T-99011(R20) - 35 - Recommended Conditions of Approval for Draft Plan of Subdivision 18T-99011(R20) General Conditions 1. That the Owner shall prepare the final plan generally on the basis of the draft plan of subdivision, prepared by Evans Planning Inc., as revised and dated September 2, 2021, which illustrates 13 lots for detached dwellings, 2 blocks for stormwater management, a public road and 1 block for a 0.3 metre reserve. Region of Durham 2. That the Owner shall agree in the City of Pickering Subdivision Agreement to implement the recommendation of the report entitled “Noise Feasibility Study” prepared by HGC Engineering, and dated December 20, 2019 which specifies noise attenuation measures for the development. The measures shall be included in the Subdivision Agreement and must also contain a full and complete reference to the noise report (i.e., author, title, date and any revisions/addenda) and shall include warning clauses identified in the study. 3. That prior to the finalization of this Plan of Subdivision, the Owner must provide satisfactory evidence to the Regional Municipality of Durham in accordance with the Region's Soil and Groundwater Assessment Protocol to address site contamination matters. Such evidence may include the completion of a Regional Reliance Letter and Certificate of Insurance. Depending on the nature of the proposal or the findings of any Record of Site Condition (RSC) Compliant Phase One Environmental Site Assessment (ESA), an RSC Compliant Phase Two ESA may also be required. The findings of the Phase Two ESA could also necessitate the requirement for an RSC through the Ministry of the Environment, Conservation and Parks, accompanied by any additional supporting information. 4. That the Owner shall submit plans showing any proposed phasing to the Region for review and approval, if this subdivision is to be developed by more than one registration. 5. That the Owner shall grant to the Region, any easements required to provide Regional Services for this development and these easements shall be in locations and of such widths as determined by the Region. 6. That the Owner shall provide for the extension of such sanitary sewer and water supply facilities which are external to, as well as within, the limits of this plan that are required to service this plan. In addition, the Owner shall provide for the extension of sanitary sewer and water supply facilities within the limits of the plan, which are required to service other developments external to this subdivision. Such sanitary sewer and water supply facilities are to be designed and constructed according to the standards and requirements of the Regional Municipality of Durham. All arrangements, financial and otherwise for said extensions are to be made to the satisfaction of the Regional Municipality of Durham and are to be completed prior to final approval of this plan. - 36 - Recommended Conditions of Approval Page 2 (18T-99011(R20)) – Centreville Homes (Pickering) Inc. 7. That prior to entering into a subdivision agreement, the Regional Municipality of Durham shall be satisfied that adequate water pollution control plant and water supply plant capacities are available to the proposed subdivision. 8. That the Owner shall satisfy all requirements, financial and otherwise, of the Regional Municipality of Durham. This shall include, among other matters, the execution of a subdivision agreement between the Owner and the Region concerning the provision and installation of sanitary sewers, water supply, roads and other services. Subdivision Agreement 9. 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 10. That the Owner submits a Draft 40M-Plan to the satisfaction of the City Development Department. Street Names 11. The owner shall name road allowances included in this draft plan to the satisfaction of the Regional Municipality of Durham and the City of Pickering. 12. That street signage be provided to the satisfaction of the City of Pickering. Development Charges & Development Review & Inspection Fee 13. That the Owner satisfies the City financially with respect to the Development Charges Act. 14. That the Owner satisfies the City with respect to payment for the Development Services Engineering Review Fee, Residential Lot Grading Review Fee, Road Degradation Fee, and Development Services Inspection Fees. Architectural Control 15. That the Owner submits preliminary model designs for sale to be reviewed and approved by the City’s Urban Design Review Consultant. The Owner will be responsible for the City’s full cost of undertaking this review. Stormwater 16. 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. - 37 - Recommended Conditions of Approval Page 3 (18T-99011(R20)) – Centreville Homes (Pickering) Inc. 17. That the Owner satisfy the Director, Engineering Services regarding the revision of stormwater maintenance fees. Grading 18. That the Owner satisfies the Director, Engineering Services, respecting the submission and approval of a grading control plan. 19. That the Owner satisfies the Director, Engineering Services, respecting authorization from abutting landowners for all off-site grading. Geotechnical Investigation 20. That the Owner satisfies the Director, Engineering Services, respecting the submission and approval of a geotechnical soils analysis. Fill & Topsoil 21. That the City of Pickering’s Fill & Topsoil By-law prohibits soil disturbance, removal, or importation of material to the site unless a permit has been issued. No on-site works prior to Draft Plan Approval is permitted. A Fill and Topsoil Permit will be required should grading works proceed prior to a Subdivision Agreement. Construction/Installation of City Works & Services 22. That the Owner satisfies the Director, Engineering Services, respecting the construction of Municipal Services such as roads, curbs, storm sewers, sidewalks, and boulevard designs through the submission and approval of site servicing plan(s). 23. That the Owner satisfy the City respecting arrangements for the provision of all services required by the City. 24. That the Owner satisfies the appropriate authorities respecting arrangements for the provision of underground wiring, street lighting, cable television, natural gas and other similar services. 25. That the Owner agrees that the cost of any relocation, extension, alteration or extraordinary maintenance of existing services necessitated by this development shall be the responsibility of the Subdivider. 26. That the Owner satisfy the City with respect to arrangements necessary to provide for coordination of services and roads with adjacent lands and any phasing of development that may be required. 27. That the reconstruction and urbanization of the portion of existing Toynevale Road fronting this development, from Winnette Road to Lytton Court, must be a condition of this development and addressed in the subdivision agreement. - 38 - Recommended Conditions of Approval Page 4 (18T-99011(R20)) – Centreville Homes (Pickering) Inc. Phasing & Development Coordination 28. 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. Dedications/Transfers/Conveyances/Reserves 29. That the Owner conveys to the City, at no cost, any easements and any reserves as required by the City. 30. That the Owner conveys to the City, at no cost, Blocks 14 and 15 for stormwater management purposes. 31. That the Owner conveys to the City, at no cost, Street ‘A’ for a municipal public road. 32. That the Owner conveys to the City, at no cost, Block 16 for a 0.3 metre reserve. Easements 33. That the Owner, to the satisfaction of the Director, Engineering Services, provide any required easement for works, facilities or use rights that are required by the City of Pickering. 34. That the Owner conveys any easements to any utility to facilitate the installation of their services in a location(s) satisfactory to the City and the utility. 35. 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. Construction Management Plan 36. That the Owner satisfies the City respecting the submission and approval of a Construction Management, with such Plan to contain, among other matters: (i) details of erosion and sedimentation controls during all phases of construction and provide maintenance requirements to maintain these controls; (ii) addressing the parking of vehicles and the storage of construction and building materials during servicing and house construction, and ensuring that such locations will not impede the flow of traffic or emergency vehicles on either existing streets, or the proposed public street; (iii) confirmation that the City’s Noise By-law will be adhered to and that all contractors, trades and suppliers are advised of this By-law; - 39 - Recommended Conditions of Approval Page 5 (18T-99011(R20)) – Centreville Homes (Pickering) Inc. (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. 37. That the owner shall agree in the subdivision agreement, in wording acceptable to the City, to maintain all stormwater management and erosion and sedimentation control structures operating and in good repair during the construction period. Fencing 38. That the Owner satisfies the City with respect to the provision of temporary fencing (a 1.8 metre high board-on-board wood privacy fence) around the entire perimeter of the subject lands during construction, prior to the commencement of any works. Landscaping 39. That the Owner satisfies the Director, Engineering Services, respecting the submission and approval of a boulevard street tree planting plan. Tree Compensation 40. That the Owner agrees that prior to final approval of the draft plan, compensation for 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 Council Resolution #387/18, approved on January 15, 2018, tree removal compensation is to be calculated in accordance with the City of Pickering Tree Inventory, Preservation and Removal Compensation requirements. Where compensation through replanting is being considered, the Owner will be required to provide a Landscape Plan indicating the location, size and species of all trees, including boulevard trees, to the satisfaction of the Director, Engineering Services. Engineering Plans 41. That the Owner satisfy the City respecting the submission of appropriate engineering drawings that detail, among other things, City services, roads, storm sewers, sidewalks, lot grading, streetlights, fencing, and tree planting, and financially-secure such works. 42. That the engineering plans be coordinated with the architectural design objectives. 43. That the Owner ensure that the engineering plans are coordinated with the streetscape/architectural control guidelines and further that the engineering plans coordinate the driveway, street hardware, and street trees to ensure that conflicts do not exist, asphalt is minimized and all objectives of the streetscape/architectural control guidelines can be achieved. - 40 - Recommended Conditions of Approval Page 6 (18T-99011(R20)) – Centreville Homes (Pickering) Inc. Noise Attenuation 44. That the Owner shall agree in the subdivision agreement to implement the recommended noise control measures and warning clauses of the study entitled Noise Feasibility Study, prepared by HGC Engineering, as dated December 20, 2019. Parkland Dedication 45. That the Owner satisfies the City with respect to the payment of cash-in-lieu in accordance with the parkland dedication requirements of the Planning Act. Fire 46. That the Owner agrees that no development will proceed on any land until adequate services are available including adequate water pressure to the satisfaction of the City’s Fire Services Department. Model Homes 47. That the Owner enters into a model home agreement with the City, if applicable for this draft plan. All model homes must satisfy all architectural requirements. Canada Post 48. That the Owner agrees to include in all offers of purchase and sale, a statement that advises the prospective purchaser that mail delivery will be from a designated Community Mailbox. 49. That the Owner will be responsible for notifying the purchaser of the exact Community Mailbox locations prior to the closing of any unit sale. 50. That the Owner agrees to consult with Canada Post Corporation to determine suitable location for the placement of Community Mailbox and to indicate these locations on appropriate servicing plans. 51. That the Owner agrees to provide the following for each Community Mailbox site and include these requirements on the appropriate servicing plans: (i) An appropriately sized sidewalk section (concrete pad) for the Community Mailbox to be placed on, any required walkway across the boulevard and any required curb depression for barrier free access. (ii) Any required curb depressions for wheelchair access. 52. That the Owner agrees to determine and provide a suitable temporary Community Mailbox location(s), which may be utilized by Canada Post until the curbs, sidewalks and final grading have been completed at the permanent Community Mailbox location(s). - 41 - Recommended Conditions of Approval Page 7 (18T-99011(R20)) – Centreville Homes (Pickering) Inc. 53. That the Owner agrees to provide Canada Post at least 60 business days’ notice prior to the confirmed first occupancy date to allow for the community mailboxes to be ordered and installed at the prepared temporary location. Bell Canada 54. That the Owner acknowledges and agrees to convey any easement(s) as deemed necessary by Bell Canada to service this new development. The Owner further agrees and acknowledges to convey such easements at no cost to Bell Canada. 55. That the Owner agrees that should any conflict arise with existing Bell Canada facilities where a current and valid easement exists within the subject area, the Owner shall be responsible for the relocation of any such facilities or easements at their own cost. Other Approval Agencies 56. That any approvals which are required from the Region of Durham 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. 57. That the Owner, through the approval of the Utility Coordination Plan for the location(s), is to enter into an agreement with Canada Post Corporation for the provision of a Community Mailbox(es) including technical specifications and financial terms. Plan Revisions 58. 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. 59. 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. 60. 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. - 42 - Appendix III to Report PLN 15-22 Recommended Zoning By-law Provisions for Zoning By-law Amendment A 12/20 - 43 - The Corporation of the City of Pickering Draft By-law No. XXXX/22 Being a by-law to amend Restricted Area (Zoning) By-law 2511, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, being Part of Lots 28 to 30, Plan 350, Now Part 1 40R-31048, City of Pickering (A 12/20) Whereas the Council of The Corporation of the City of Pickering received an application to rezone the subject lands being Part of Lots 28 to 30, Plan 350, Now Part 1 40R-31048, in the City of Pickering to permit the development of 13 lots for detached dwellings accessed from an internal public road; And whereas an amendment to Zoning By-law 2511, as amended, is required to permit Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedule I Schedule I attached hereto with notations and references shown thereon are hereby declared to be part of this By-law. 2. Area Restricted The provisions of this By-law shall apply to those lands being Part of Lots 28 to 30, Plan 350, Now Part 1 40R-31048, in the City of Pickering, designated “R4-23”, “R4-24” and “OS” on Schedule I to this By-law. 3. General Provisions No building, structure, land or part thereof shall hereafter be used, occupied, erected, moved or structurally altered except in conformity with the provisions of this By-law. 4. Definitions (1) “Balcony” shall mean an attached covered or uncovered platform projecting or recessed from the face of an exterior wall, including above a porch, which is only directly accessible from within a building, usually surrounded by a balustrade or railing, and does not have direct exterior access to grade. (2) “Bay, Bow, Box Window” shall mean a window that protrudes from the main wall, usually bowed, canted, polygonal, segmental, semicircular or square sided with window on front face in plan; one or more storeys in height, which may or may not include a foundation; may or may not include a window seat; and may include a door. (3) “Deck” shall mean a raised platform attached to the exterior wall of a building and with direct access from within a building and from grade. - 44 - By-law No. XXXX/22 Page 2 Draft (4) (a) “Dwelling” shall mean a building or part of a building containing one or more dwelling units, but does not include a mobile home or trailer. (b) “Dwelling, detached” shall mean a single dwelling which is freestanding, separate and detached from other main buildings or structures. (5) “Dwelling Depth” shall mean a horizontal distance measured from the front wall of a dwelling to the rear wall of a dwelling, excluding any allowable projection. (6) “Front Entrance” shall mean the principal entrance oriented towards the front lot line providing access to the interior of a dwelling from the exterior and does not include an access provided through an attached private garage. In the case of a corner lot, the principal entrance providing access to the interior of a dwelling from the exterior may be oriented towards the side lot line that is adjacent to the street, or abutting on a reserve on the opposite side of which is a street. (7) “Grade” or “Established Grade” shall mean, when used with reference to a building, the average elevation of the finished surface of the ground where it meets the exterior of the front wall of such building and when used with reference to a structure shall mean the average elevation of the finished surface of the ground immediately surrounding such structure, exclusive in both cases of any artificial embankment. (8) “Height, Building” shall mean the vertical distance between the established grade, at the front of the house, and in the case of a flat roof, the highest point of the roof surface or parapet wall, or in the case of a mansard roof the deck line, or in the case of a gabled, hip or gambrel roof, the mean height between eaves and ridge. (9) (a) “Lot” shall mean an area of land fronting on a street which is used or intended to be used as the site of a building, or group of buildings, as the case may be, together with any accessory buildings or structures, or a public park or open space area, regardless of whether or not such lot constitutes the whole of a lot or block on a registered plan of subdivision. (b) “Lot Coverage” shall mean the combined areas of all the buildings on the lot measured at the level of the first floor and expressed as a percentage of the lot area. (c) “Lot Frontage” shall mean the width of a lot between the side lot lines measured along a line parallel to and 7.5 metres distant from the front lot line. (10) “Porch” shall mean a roofed deck or portico structure attached to the exterior wall of a building, a basement may be located under the porch. (11) “Private Garage” shall mean an enclosed or partially enclosed structure for the storage of one or more vehicles, in which structure no business or service is conducted for profit or otherwise. - 45 - By-law No. XXXX/22 Page 3 Draft (12) “Storey” shall mean the portion of a building other than a basement, cellar, or attic, included between the surface of any floor, and the surface of the floor, roof deck or ridge next above it. (13) “Wall, Front” shall mean a primary exterior wall of a building, not including permitted projections, which contains the primary entrance door. (14) (a) “Yard” shall mean an area of land which is appurtenant to and located on the same lot as a building or structure and is open, uncovered, and unoccupied above ground except for such accessory buildings, structures, or other uses as are specifically permitted thereon. (b) “Front Yard” shall mean a yard extending across the full width of a lot between the front lot line of the lot and the nearest wall of the nearest main building or structure on the lot. (c) “Front Yard Depth” shall mean the shortest horizontal dimension of a front yard of a lot between the front lot line and the nearest wall of the nearest main building or structure on the lot. (d) “Rear Yard” shall mean a yard extending across the full width of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot. (e) “Rear Yard Depth” shall mean the shortest horizontal dimension of a rear yard of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot. (f) “Side Yard” shall mean a yard of a lot extending from the front yard to the rear yard, and from the side lot line to the nearest wall of the nearest main building or structure on the lot. (g) “Side Yard Width” shall mean the shortest horizontal dimension of a side yard of a lot between the side lot line and the nearest wall of the nearest main building or structure on the lot. (h) “Flankage Side Yard” shall mean a side yard immediately adjoining a street or abutting on a reserve on the opposite side of which is a street. (i) “Flankage Side Yard Width” shall mean the shortest horizontal dimension of a flankage side yard of a lot between the lot line adjoining a street or abutting on a reserve on the opposite side of which is a street, and the nearest wall of the nearest main building or structure on the lot. (j) “Interior Side Yard” shall mean a side yard other than a flankage side yard. - 46 - By-law No. XXXX/22 Page 4 Draft 5. Provisions (1) Uses Permitted (“OS” Zone) No person shall within the lands zoned “OS” on Schedule I to this By-law, use any lot or erect, alter, or use any building or structure for any purpose except the following: (i) preservation and conservation of the natural environment, soil and wildlife; and (ii) resource management. (2) Uses Permitted (“R4-23” and “R4-24” Zones) No person shall within the lands zoned “R4-23” and “R4-24” on Schedule I to this By-law, use any lot or erect, alter, or use any building or structure for any purpose except the following: (i) Detached dwelling (3) Zone Requirements (“R4-23” and “R4-24” Zones) No person shall within the lands zoned “R4-23” and “R4-24” on Schedule I to this By-law, use any lot or erect, alter, or use any building or structure except in accordance with the following provisions: “R4-23” Zone “R4-24” Zone (a) Lot Area (minimum) 410 square metres (b) Lot Frontage (minimum) (i) 13.5 metres (ii) 14 metres for the lands in the diagonal hatched area as shown on Schedule I to this By-law (i) 15 metres (ii) 12.5 metres for the lands in the cross hatched area as shown on Schedule I to this By-law (c) Front Yard Depth (minimum) (i) 6.0 metres (ii) 4.5 metres for the lands in the diagonal hatched area as shown on Schedule I to this By-law 6.0 metres (d) Side Yard Width (minimum) 1.5 metres (e) Flankage Side Yard Width (minimum) 4.5 metres - 47 - By-law No. XXXX/22 Page 5 Draft “R4-23” Zone “R4-24” Zone (f) Rear Yard Depth (minimum) 7.5 metres (g) Dwelling Depth (maximum) (i) For lots with depths up to and including 40 metres: 17 metres (ii) For lots with depths greater than 40 metres: 20 metres (h) Front Entrance (maximum elevation) The maximum elevation of the front entrance shall be 1.2 metres above the average grade, which is measured along the front wall of the dwelling, to the top of the platform (covered or uncovered) immediately outside of the front entrance. (i) Building Height (maximum) 9.0 metres (j) Lot Coverage (maximum) 39 percent (k) Parking Requirements (minimum) A minimum of 2 parking spaces per dwelling unit, one of which must be provided within an attached private garage. (l) Driveway Width (maximum) Maximum driveway width shall not exceed the width of the exterior walls of a private garage. (m) Garage Requirements Minimum one private garage per lot attached to the main building, the vehicular entrance of which shall be located not less than 6.0 metres from the front lot line. (n) Interior Garage Size (minimum) Each parking space within a private garage shall have a minimum width of 3.0 metres and a minimum depth of 6.0 metres. However, the width may include one interior step and the depth may include two interior steps. (4) Special Provisions (“R4-23” and “R4-24” Zones) (a) Obstruction of Yards (maximum): (i) uncovered and covered unenclosed porches and associated stairs not exceeding 1.2 metres in height above established grade may encroach a maximum of 2.0 metres into the required front yard; - 48 - By-law No. XXXX/22 Page 6 Draft (ii) uncovered decks and associated stairs not exceeding 2.0 metres in height above established grade may encroach a maximum of 2.0 metres into the required rear yard, provided they are setback a minimum of 0.6 of a metre from the interior side lot line; (iii) balconies located above the first floor projecting or recessed in the rear are prohibited; (iv) stairs to an entrance may encroach to within a minimum of 0.6 of a metre from the interior side lot line; (v) stairs to a below grade access may encroach a maximum of 2.0 metres into the required rear yard; (vi) a bay, box or bow window, with or without foundation, having a width of up to 4.0 metres may encroach a maximum of 0.6 metres into any required yard or half the required interior side yard, whichever is less; and (vii) window sills, chimney breasts, fireplaces, belt courses, cornices, pilasters, eaves, eaves troughs, and other similar architectural features may project a maximum of 0.6 of a metre into any required yard and are required to be setback a minimum of 0.6 of a metre from the interior side lot line. 6. By-law 2511 By-law 2511, as amended, is hereby further amended only to the extend necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedule I to this By-law. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 2511, as amended. 7. Effective Date This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XXth day of XXXX, 2022. ________________________________ Draft David Ryan, Mayor ________________________________ Draft Susan Cassel, City Clerk - 49 - Ly t t o n C o u r t Toynevale Road Wi n e t t e R o a d Pi n e R i d g e R o a d Clerk Mayor Schedule I to By-LawPassed ThisDay of N XXXX/22XXrd XXXX 2022 30.5m 30 . 5 m 30 . 5 m 30.5m30.5m 11 6 . 4 m 37.3m 1 9 . 9 m 30 . 5 m 19 . 8 m 18 . 3 m 2 1 . 6 m 25.2m 9.1m 2 7 . 5 m 7.6m 4.9m OS Draft Draft R4-24 R4-23 - 50 - Appendix IV to Report PLN 15-22 Amendment 9 to the Rosebank Neighbourhood Development Guidelines - 51 - Amendment 9 to the Rosebank Neighbourhood Development Guidelines Purpose: The purpose of this amendment is to permit, as an exception to the minimum frontage requirement of 15 metres and the minimum lot depth requirement between 33 metres and 60 metres for new lots for single detached dwellings within Design Precinct No. 1, minimum frontages of 12 metres and minimum lot depths of 25 metres for new lots for single detached dwellings within the proposed subdivision plan boundaries established by subdivision file 18T-99011(R20). Location: The subject lands are approximately 1.0 hectare in area and are located on the south side of Toynevale Road, west of Lytton Court and east of Winette Road. The lands fall within Part of Lots 28 to 30, Plan 350, Now Part 1 40R 31048. Basis: The amendment has been determined to be appropriate and the zoning performance standards for the proposed lots will ensure that the size, scale, setbacks and building heights for the future dwellings will be in keeping with the established neighbourhood character within the immediate area. Actual The City of Pickering Rosebank Neighbourhood Development Guidelines are Amendment: hereby amended by: 1. Adding an “Exception” paragraph to section A1.1.1, Design Precinct No. 1, as follows: “Despite the minimum frontage and lot depth requirements for new lots for single detached dwellings within Design Precinct No. 1, Lots 1, 2, 3, 4, 5 and 7 for single detached dwellings within Draft Plan of Subdivision 18T-99011(R20) are permitted a minimum frontage of 12 metres, and Lots 3, 4, 5, 8 and 9 for single detached dwellings within Draft Plan of Subdivision 18T-99011(R20) are permitted a minimum lot depth of 25 metres (see Exhibit A).” Cross Reference: Informational Revision to the Official Plan Compendium Document (Related Files: OPA 20-007/P, A 12/20 and 18T-99011(R20)) (Applicant: Centreville Homes (Pickering) Inc.) (Date: March 7, 2022) - 52 - Exhibit “A” to Amendment 9 to the Rosebank Neighbourhood Development Guidelines Rosebank Neighbourhood Development Guidelines The following Rosebank Neighbourhood Development Guidelines were adopted by Pickering Council on January 22, 1979, and amended as follows: No.1 on February 4, 1985; No. 2 on October 15, 1991; No. 3 on May 4, 1992; No. 4 on October 19, 1992 and No. 5 on July 14, 2010, No. 6. on August 16, 2010 (OMB); No. 7 on May 14, 2018; and No. 8 on November 2, 2020. Section A1.1 As indicated on the map, the Neighbourhood comprises three design precincts. The following provides detailed guidelines for each of these precincts. A1.1.1 Design Precinct No. 1 Within Precinct No. 1, residential development shall be limited to the provision of single detached dwellings only. All new lots created in this precinct shall have minimum lot frontages of approximately 15.0 metres and minimum lot depths ranging between approximately 33 metres and 60 metres, unless the character of the area is such that a smaller lot frontage or smaller lot depth is desirable. Despite the minimum frontage and lot depth requirements for new lots for single detached dwellings within Design Precinct No. 1, Lots 1, 2, 3, 4, 5 and 7 for single detached dwellings within Draft Plan of Subdivision 18T-99011(R20) are permitted a minimum frontage of 12 metres, and Lots 3, 4, 5, 8 and 9 for single detached dwellings within Draft Plan of Subdivision 18T-99011(R20) are permitted a minimum lot depth of 25 metres (Proposed Exception Amendment No. 9). A1.1.2 Design Precinct No. 2 Within Precinct No. 2, residential development shall be limited to the provision of single detached dwellings only. All new lots created in this precinct shall have minimum lot frontages of approximately 15.0 metres and minimum lot depths ranging between approximately 30 metres and 36 metres. A1.1.3 Design Precinct No. 3 Within Precinct No. 3, residential development shall be limited to the provisions of single detached and semi-detached dwellings. All new lots created in this precinct for semi-detached dwellings shall have minimum lot frontages of approximately 10.5 metres and minimum lot depths of approximately 30 metres. New lots for single detached dwellings shall have the same minimum lot dimensions as new lots in Precinct No. 2. Despite the minimum frontage requirements for single detached dwellings within Design Precinct No. 3, new lots for single detached dwellings within the subdivision connecting Cowan Circle and Gillmoss Road (subdivision file SP-2008-02) are permitted a minimum frontage of 11.0 metres (Exception Amendment No. 6). - 53 - Rosebank Neighbourhood Development Guidelines Page 2 Despite the minimum frontage requirements for new lots for single detached dwellings within Design Precinct No. 3, new lots for single detached dwellings within subdivision file SP-2016-04 are permitted a minimum frontage of 10.5 metres and a minimum lot depth of 27 metres (Exception Amendment No. 7). Despite the minimum frontage requirements for new lots for single detached dwellings within Design Precinct No. 3, new lots for single detached dwellings within subdivision file SP-2019-02 are permitted a minimum frontage of 12.2 metres (Exception Amendment No. 8). - 54 - Attachment #1 to Report #PLN 15-22 Ro u g e m o u n t D r i v e Mountain Ash Drive Highway 401 Al t o n a R o a d Toynevale Road Wi n e t t e R o a d Lekani C ourt Kingston R o a d Ly t t o n C o u r t Pi n e R i d g e R o a d 1:4,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile:Applicant:Municipal Address: OPA 20-007/P, A 12/20 and 18T-99011 (R20) THIS IS NOT A PLAN OF SURVEY. Date: Jan. 24, 2022 Centreville Homes (Pickering) Inc.313 Toynevale Road SubjectLands L:\PLANNING\01-MapFiles\OPA\2020\OPA 20-007P, 18T-99011(R20), A 12-20 Centreville Homes Inc\OPA 20-007P_A12-20_LocationMap.mxd- 55 - Attachment #2 to Report #PLN 15-22 Ro u g e m o u n t D r i v e Mountain Ash Drive Highway 401 Al t o n a R o a d Toynevale Road Wi n e t t e R o a d Lekani C ourt Kingston R o a d Ly t t o n C o u r t Pi n e R i d g e R o a d 1:4,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Air Photo MapFile:Applicant:Municipal Address: OPA 20-007/P, A 12/20 and 18T-99011 (R20)Centreville Homes (Pickering) Inc.313 Toynevale Road THIS IS NOT A PLAN OF SURVEY. Date: Jan. 24, 2022 L:\PLANNING\01-MapFiles\OPA\2020\OPA 20-007P, 18T-99011(R20), A 12-20 Centreville Homes Inc\OPA 20-007P_AirPhoto.mxd SubjectLands - 56 - Attachment #3 to Report #PLN 15-22 Approved Draft Plan of Subdivision City Development Department Jan. 24, 2022FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 20-007/P, A 12/20 and 18T-99011 (R20) Centreville Homes (Pickering) Inc.Applicant: Municipal Address: DATE: File No: 3 13 Toynevale Road L:\Planning\01-MapFiles\OPA\2020 - 57 - Attachment #4 to Report #PLN 15-22 Submitted Revised Draft Plan of Subdivision City Development Department Jan. 25, 2022FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 20-007/P, A 12/20 and 18T-99011 (R20) Centreville Homes (Pickering) Inc.Applicant: Municipal Address: DATE: File No: 3 13 Toynevale Road L:\Planning\01-MapFiles\OPA\2020 - 58 - Attachment #5 to Report #PLN 15-22 Zoning Provisions Comparison Chart (OPA 20-007/P, A 12/20 & 18T-99011(R20)) Provision Recommended Zoning Performance Standards for the Subject Lands (A 12/20) Infill & Replacement Housing By-law 7872/21 (Appealed to the Ontario Land Tribunal) Existing “R4” Zone Standards (For lots fronting Toynevale Road and Lytton Court) Existing “R3” Zone Standards (For lots fronting Winette Road) Permitted Uses Detached Dwelling N/A Detached Dwelling Detached Dwelling Lot Area (minimum) 410 square metres N/A 460 square metres 550 square metres Lot Frontage (minimum) 12.5 metres N/A 15.0 metres 18.0 metres Front Yard Depth (minimum) (i)4.7 metres to the front wall of a dwelling (ii)6.0 metres to an attached private garage Minimum: Equal to the shortest existing front yard setback of the dwellings on the immediately abutting lots located along the same side if the street and within the same block. Maximum: Not more than 1.0 metre beyond the average of the existing front yard setback of the dwellings on the immediately abutting lots located along the same side of the street and within the same block. 7.5 metres 7.5 metres Side Yard Width (minimum) 1.5 metres N/A (i)1.5 metres, the other side 2.4 metres (ii)Or 1.5 metres on both sides with an attached garage (i)1.8 metres, the other side 3.0 metres (ii)Or 1.8 metres on both sides with an attached garage Flankage Side Yard Width (minimum) 4.5 metres N/A 4.5 metres 4.5 metres Rear Yard Depth (minimum) 7.5 metres N/A 7.5 metres 7.5 metres Dwelling Depth (maximum) (i)For lots with depths up to and including 40 metres: 17 metres (ii)For lots with depths greater than 40 metres: 20 metres (i)For lots with depths up to and including 40 metres: 17 metres (ii)For lots with depths greater than 40 metres: 20 metres N/A N/A - 59 - Provision Recommended Zoning Performance Standards for the Subject Lands (A 12/20) Infill & Replacement Housing By-law 7872/21 (Appealed to the Ontario Land Tribunal) Existing “R4” Zone Standards (For lots fronting Toynevale Road and Lytton Court) Existing “R3” Zone Standards (For lots fronting Winette Road) Front Entrance (maximum elevation) The maximum elevation of the front entrance shall be 1.2 metres above the average grade, which is measured along the front wall of the dwelling, to the top of the platform (covered or uncovered) immediately outside of the front entrance. The maximum elevation of the front entrance shall be 1.2 metres above the average grade, which is measured along the front wall of the dwelling, to the top of the platform (covered or uncovered) immediately outside of the front entrance. N/A N/A Building Height (maximum) 9.0 metres 9.0 metres (As amended by By-law 7900/22) 18.0 metres 18.0 metres Lot Coverage (maximum) 39 percent a. For lots greater than or equal to 1,000 square metres in area: 25 percent b. For lots less than 1,000 square metres in area: 33 percent 33 percent 33 percent Parking Requirements (minimum) A minimum of 2 parking spaces per dwelling unit, one of which must be provided within an attached private garage. N/A 1 space per dwelling unit 1 space per dwelling unit Driveway Width (maximum) Maximum driveway width shall not exceed the width of the exterior walls of a private garage. The maximum width of a driveway shall be 6.0 metres. However, for lots where the entrance of a garage is wider than 6.0 metres, the maximum driveway width shall be no greater than the width of the entrance of the garage. N/A N/A Garage Requirements Minimum one private garage per lot attached to the main building, the vehicular entrance of which shall be located not less than 6.0 metres from the front lot line. N/A N/A N/A Interior Garage Size (minimum) Each parking space within a private garage shall have a minimum width of 3.0 metres and a minimum depth of 6.0 metres. However, the width may include one interior step and the depth may include two interior steps. Each parking space within a private garage shall have a minimum width of 3.0 metres and a minimum depth of 6.0 metres. However, the width may include one interior step and the depth may include two interior steps. N/A N/A - 60 - Report to Planning & Development Committee Report Number: PLN 16-22 Date: March 7, 2022 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment Application A 04/19 R. Taghipour 1964 Royal Road Recommendation: 1.That Zoning By-law Amendment Application A 04/19, submitted by R. Taghipour, to facilitate two semi-detached dwellings, be approved, and that the draft Zoning By-law Amendment as set out in Appendix I to Report PLN 16-22 be finalized and forwarded to Council. Executive Summary: The subject lands are located on the west side of Royal Road, north of Kingston Road, within the Village East Neighbourhood (see Location Map, Attachment #1). The applicant originally proposed to rezone the subject property to permit the construction of a mixed-use building, with commercial uses on the ground floor, and two residential rental dwelling units on the upper two floors (see Original Conceptual Site Plan, Attachment #3). Following the Statutory Public Meeting on June 15, 2020, the applicant revised their proposal to address concerns raised by the City and the area residents. The applicant is now proposing to rezone the property to add a new residential zone category, to the existing “R3” – Detached Dwelling – Third Density Residential Zone, to permit a semi-detached dwelling use, fronting onto Royal Road (see Revised Conceptual Site Plan, Attachment #4, and Conceptual Building Elevations, Attachments #5 and #6). Staff support the proposed rezoning application as it creates an opportunity for an additional housing form in the area that will be compatible with abutting development. Accordingly, staff recommends that Zoning By-law Amendment A 04/19 be approved, and the draft zoning by-law amendment as set out in Appendix I be finalized and forwarded to Council for enactment. 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 on the west side of Royal Road, north of Kingston Road, within the Village East Neighbourhood. The property has an area of approximately 710 square metres, with approximately 15.5 metres of frontage along Royal Road - 61 - March 7, 2022 Report PLN 16-22 Subject: Zoning By-law Amendment Application R. Taghipour (A 04/19) Page 2 (see Location Map, Attachment #1). The site is currently occupied by a bungalow and an accessory detached garage located in the rear yard. The existing driveway is a shared driveway with the abutting property to the north (1966 Royal Road). The existing buildings are proposed to be demolished. Surrounding land uses include (see Air Photo Map, Attachment #2): North: Immediately to the north on the west side of Royal Road is an established low-density residential neighbourhood consisting of a mix of bungalows and newly constructed 2-storey detached dwellings. East: Immediately to the east are multi-tenant commercial buildings with various uses, including but not limited to restaurants, retail, professional offices and personal service use. Further north on the east side of Royal Road is a residential condominium development consisting of 67 townhouse units accessed through an internal private road from Royal Road. South: Abutting the subject property to the south is a vehicle repair and maintenance shop (Midas Auto Repair Shop) fronting onto Kingston Road. West: To the west is an established residential neighbourhood consisting of a mix of bungalows and newly constructed 2-storey detached dwellings fronting onto Guild Road. At the northwest corner of Guild Road and Kingston Road, Council approved applications in 2021 for Official Plan Amendment and Zoning By-law Amendment to facilitate 2 apartment buildings having heights of 12 and 16-storeys, connected by a 5-storey podium, containing a total of 346 units. 1.2 Applicant’s Original Proposal R. Taghipour applied for a Zoning By-law Amendment to facilitate the construction of a 3-storey mixed-use building fronting onto Royal Road (see Original Conceptual Site Plan, Attachment #3). The applicant originally proposed a building with an overall height of approximately 14.8 metres from established grade to the top of the rooftop stair enclosure. The basement level was proposed to include the mechanical room, lockers and storage space. The ground floor was proposed to have a total leasable floor area of approximately 100 square metres to be used for commercial uses, including business or professional office, and retail convenience store. The second and third floors contained two rental dwelling units each approximately 318 square metres. Also proposed was a 54 square metre outdoor rooftop amenity area. A total of 7 parking spaces were proposed at the rear of the building, with a one-way vehicular access from Royal Road. 1.3 Applicant’s Revised Proposal Based on comments and concerns expressed by area residents at the Statutory Public Meeting, the applicant has amended their proposal to permit the construction of two semi-detached dwelling units fronting onto Royal Road (see Revised Conceptual Site Plan, Attachment #4). All commercial uses have been eliminated from the proposal. - 62 - March 7, 2022 Report PLN 16-22 Subject: Zoning By-law Amendment Application R. Taghipour (A 04/19) Page 3 The proposed semi-detached dwellings will be 2 storeys with an above-grade basement. The dwellings are proposed to have an overall building height of approximately 11 metres from established grade to the peak of the roof, and each dwelling will be approximately 244 square metres in size. A shared driveway is proposed to minimize the number of driveway entrances from Royal Road. Each dwelling will have two parking spaces, one within a private garage and a second space on the driveway. The proposed development standards are set out within the Recommended Draft Zoning By-law attached as Appendix I to this report. The applicant has also revised the conceptual building elevation to ensure that the design of the dwelling units is consistent with the established streetscape along Royal Road. Key changes to the building elevations include a mansard roof, a front entrance with a porch, and the exterior will be cladded with stone and brick (see Conceptual Building Elevations, Attachments #5 and #6). 2.Comments Received 2.1 Statutory Public Meeting and Written Comments The Electronic Statutory Public Meeting was held on June 15, 2020, where 5 people attended the Public Meeting to express their concerns with the proposed mixed-use development. In addition, the City received 7 written comments. The following is a list of key comments and concerns expressed by the area residents regarding the original proposal: •commented that Pickering’s Official Plan requires that development reinforces and enhances the specific character of the existing neighbourhood and that the size of the building will negatively impact the neighbouring property; •concerned that the proposed mixed-use building will negatively impact the value of their homes; •commented that there are no existing commercial uses along Royal Road; permitting a commercial use will set an undesirable precedent and that commercial uses should be located outside of residential areas; •commented that having commercial signage on a residential street will impact the existing streetscape; •commented that permitting a commercial use will increase illicit activity that currently occurs at the commercial plaza at the northeast corner of Kingston Road and Royal Road; •concerned that the proposed laneway is too narrow, one-way vehicle movement is dangerous even with a convex mirror, and that there is an insufficient number of on-site vehicle parking causing spillover of customers parking on Royal Road; •commented that encouraging on-street parking to support the proposed commercial will cause increased traffic, visibility issues and safety concerns; and •concerned that after using on-street parking, customers to the commercial use will use private driveways to turn around and exit onto Kingston Road. As of writing this report, no comments were received by area residents with regards to the revised proposal. - 63 - March 7, 2022 Report PLN 16-22 Subject: Zoning By-law Amendment Application R. Taghipour (A 04/19) Page 4 2.2 City Departments & Agency Comments 2.2.1 Region of Durham •no objection to the proposed development as it is consistent with the Provincial Policy Statement, and conforms with the Growth Plan and the Regional Official Plan; and •a consent application is required to be submitted to the Region of Durham Land Division Committee to create the semi-detached lots, further detailed review will be conducted through this application process. 2.2.2 Engineering Services Department •no objections to the submitted rezoning application; and •Engineering Services Department has requested revisions to some technical plans, including the lot grading plan, the functional servicing report and the arborist report which can be reviewed through the land division process. 2.2.3 Durham District School Board •no objections to the proposal; and •students generated from this development will attend existing neighbourhood schools. 2.2.4 Durham Catholic District School Board •no objections to the proposal; and •students generated from this development will attend St. Wilfrid Catholic Elementary School and St. Mary Catholic Secondary School. 3.Planning Analysis 3.1 The proposal conforms to the policies and provisions of the City’s Official Plan The subject lands are located within the Village East Neighbourhood and are designated “Urban Residential Areas – Medium Density Area” by the Pickering Official Plan. This designation provides for housing and related uses with a net residential density of over 30 and up to and including 80 units per net hectare. There are no specific development guidelines for the Royal Road area of the Village East Neighbourhood. Furthermore, the subject lands are not within an Established Neighbourhood Precinct identified by the Infill and Replacement Housing zoning by-laws. The proposed semi-detached development has a density of approximately 35 units per net hectare, which is within the density range for the lands designated Medium Density in the City’s Official Plan. 3.2 The proposed residential dwelling is appropriate for an established residential street The City's Official Plan states that in establishing performance standards, regard shall be had to protect and enhance the character of established neighbourhoods by considering matters such as building height, yard setbacks, lot coverage, access to sunlight, parking provisions, and traffic implications. The Official Plan also states that where new development is proposed within an existing neighbourhood or established area, City Council shall encourage building design that reinforces and complements existing built patterns, such as form, massing, height proportion, position relative to the street, and building area to site ratio. - 64 - March 7, 2022 Report PLN 16-22 Subject: Zoning By-law Amendment Application R. Taghipour (A 04/19) Page 5 Royal Road is a residential street with a mix of bungalows, newly constructed 2-storey detached dwellings, and 3-storey townhouses forming part of a common element condominium development. Staff have observed that Royal Road is an area under transition, whereby several existing dwellings have been demolished for newer dwellings and the introduction of townhouse dwellings. The proposed building setbacks (front, rear and side yards) are in keeping with the existing R3 zoning provisions. The proposed lot coverage of 36 percent is slightly larger than the required R3 zone lot coverage of 33 percent, which is a result of the existing lot having a shallower lot depth than the existing lots to the north. The applicant is proposing a maximum building height of 11.2 metres from the established grade to the peak of the mansard roof. Staff have reviewed the building heights of recently constructed detached dwellings along the west side of Royal Road, which have heights ranging between 8.5 metres and 10.5 metres. The existing R3 zone currently has a maximum height requirement of 18.0 metres. To ensure the overall massing and height of the proposed semi-detached dwellings are compatible with the newly constructed dwellings, staff are recommending a maximum height of 10.0 metres for the semi-detached dwellings. Staff are supportive of the two semi-detached residential dwellings. The recommended zoning performance standards with respect to building setbacks, building height and lot coverage will ensure that the overall scale and massing of the semi-detached dwellings will be compatible with the newly constructed single-detached dwellings along Royal Road (see Recommended Draft Zoning By-law, Appendix I). Staff are also recommending that the property be dual zoned to allow the applicant the flexibility to maintain the existing detached dwelling or construct a new detached dwelling in keeping with the existing R3 zoning provisions. 3.3 Public concerns have been addressed through the resubmission Comments received before and at the June 15, 2020, Statutory Public Meeting predominantly applied to the original mixed-use development. The primary concerns were related to the potential adverse impacts from commercial activity proposed along a residential street. These impacts include increased traffic congestion and on-street parking, privacy and safety concerns for the existing residents, and functional concerns of commercial use such as bright signage and garbage storage. As noted, the applicant has eliminated all commercial uses on the site and is only proposing a residential development. 3.4 Grading and drainage matters will be further addressed as conditions of Land Division The applicant has submitted a Functional Servicing Report, prepared by Geomaple Canada Inc. The proposed site grading and drainage have been designed to maintain existing drainage patterns. Engineering Services have reviewed the submitted Functional Servicing Report, and the grading and drainage plans, and are generally satisfied with the submitted information. However, the plans will require technical revisions to implement low-impact development (LID) measures to ensure that additional drainage resulting from this development will be maintained on-site. These matters will continue to be reviewed and can be addressed as a condition of Land Division. - 65 - March 7, 2022 Report PLN 16-22 Subject: Zoning By-law Amendment Application R. Taghipour (A 04/19) Page 6 3.5 Other Technical matters related to the City will be addressed as conditions of Land Division If Council approves this rezoning application, the applicant will be required to submit a Land Division application to create the lots for the semi-detached dwellings. The City will have the opportunity to provide comments, and recommend conditions of approval to the Region of Durham Land Division Committee to address development/technical matters such as, but not limited to: •on-site grading and drainage; •stormwater management; •street tree planting and tree compensation; •construction management/erosion and sediment control; and •payment of cash-in-lieu of parkland dedication. 3.6 Zoning by-law be finalized and forwarded to Council for enactment The applicant is requesting to rezone the subject lands from an "R3” - Detached Dwelling - Third Density Residential Zone to an appropriate dual residential zone category to facilitate the proposal. Staff supports the rezoning application and recommends that a site-specific implementing by-law, attached as Appendix I to this Report, be finalized and brought before Council for enactment. 3.7 Applicant’s Comments The applicant has been advised of and concurs with the recommendations of this report. Appendix: Appendix I Recommended Draft Zoning By-law Attachments: 1.Location Map 2.Air Photo Map 3.Original Conceptual Site Plan 4.Revised Conceptual Site Plan 5. Conceptual Building Elevations (East/West) 6. Conceptual Building Elevations (South/North) - 66 - Report PLN 16-22 March 7, 2022 Subject: Zoning By-law Amendment Application R. Taghipour (A 04/19) Page 7 Prepared By: Original Signed By Felix Chau Planner II Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO FC:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 67 - Appendix I to Report No. PLN 16-22 Recommended Draft Zoning By-law Amendment A 04/19 - 68 - The Corporation of the City of Pickering Draft By-law No. XXXX/22 Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, in Lot 5, Plan 316, in the City of Pickering. (A 04/19) Whereas the Council of The Corporation of the City of Pickering received an application to rezone the subject lands being Lot 5, Plan 316 in the City of Pickering to permit two semi- detached dwellings; And whereas an amendment to By-law 3036, as amended, is therefore deemed necessary; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedules I and II Schedules I and II attached hereto with notations and references shown thereon is hereby declared to be part of this By-law. 2. Area Restricted The provisions of this By-law shall apply to those lands in Lot 5, Plan 316, in the City of Pickering, designated “R3/SD” on Schedule I attached hereto. 3. General Provisions No building, structure, land or part thereof shall hereafter be used, occupied, erected, moved or structurally altered except in conformity with the provisions of this By-law. 4. Definitions In this By-law, (1) “Bay, Bow, Box Window” shall mean a window that protrudes from the main wall, usually bowed, canted, polygonal, segmental, semicircular or square sided with window on front face in plan; one or more storeys in height, which may or may not include a foundation; may or may not include a window seat; and may include a door. (2) “Dwelling, Semi Detached or Semi-Detached Dwelling” shall mean one of a pair of single dwellings, such as dwellings being attached together horizontally in whole or in part above grade, below grade, or both above and below grade. (3) “Height, Building” shall mean the vertical distance between the established grade, at the front of the house, and in the case of a flat roof, the highest point of the roof surface or parapet wall, or in the case of a mansard roof the deck line, or in the case of a gabled, hip or gambrel roof, the mean height between eaves and ridge. - 69 - By-law No. XXXX/22 Page 2 Draft (4) (a) “Lot” shall mean an area of land fronting on a street which is used or intended to be used as the site of a building, or group of buildings, as the case may be, together with any accessory buildings or structures, or a public park or open space area, regardless of whether or not such lot constitutes the whole of a lot or block on a registered plan of subdivision. (b) “Lot Frontage” shall mean the width of a lot between the side lot lines measured along a line parallel to and 7.5 metres distant from the front lot line. (5) “Private Garage” shall mean an enclosed or partially enclosed structure for the storage of one or more vehicles, in which structure no business or service is conducted for profit or otherwise. (6) (a) “Yard” shall mean an area of land which is appurtenant to and located on the same lot as a building or structure and is open, uncovered, and unoccupied above ground except for such accessory buildings, structures, or other uses as are specifically permitted thereon. (b) “Front Yard” shall mean a yard extending across the full width of a lot between the front lot line of the lot and the nearest wall of the nearest main building or structure on the lot. (c) “Front Yard Depth” shall mean the shortest horizontal dimension of a front yard of a lot between the front lot line and the nearest wall of the nearest main building or structure on the lot. (d) “Rear Yard” shall mean a yard extending across the full width of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot. (e) “Rear Yard Depth” shall mean the shortest horizontal dimension of a rear yard of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot. (f) “Side Yard” shall mean a yard of a lot extending from the front yard to the rear yard, and from the side lot line to the nearest wall of the nearest main building or structure on the lot. (g) “Side Yard Width” shall mean the shortest horizontal dimension of a side yard of a lot between the side lot line and the nearest wall of the nearest main building or structure on the lot. - 70 - By-law No. XXXX/22 Page 3 Draft 5. Provisions (a) Uses Permitted (“R3/SD” Zone) No person shall within the lands designated “R3/SD” on Schedule I attached hereto, use any lot or erect, alter, or use any building or structure for any purpose except the following: (i) detached dwellings subject to the provisions of By-law 3036, as amended, except that the Maximum Building Height shall be 10.0 metres; (ii) semi-detached dwellings (b) Zone Requirements for semi-detached dwellings: (i) Lot Area (minimum) 350 square metres (ii) Lot Frontage (minimum) 7.5 metres (iii) Front Yard Depth (minimum) 7.5 metres (iv) Side Yard Depth (minimum) (i) 1.2 metres except where dwellings on abutting lots share a common wall, no interior side yard shall be required adjacent to that wall on either lot (ii) 1.8 metres to the north lot line for a lot in the diagonally hatched area as shown on Schedule II (v) Rear Yard Depth (minimum) 7.5 metres (vi) Lot Coverage (maximum) 36 percent (vii) Building Height (maximum) 10 metres (viii) Parking Requirements (minimum) 2 parking spaces per dwelling unit (ix) Garage Requirements Minimum one private garage per lot attached to the main building, the vehicular entrance of which shall be located not less than 6.0 metres from the front lot line. - 71 - By-law No. XXXX/22 Page 4 Draft (x) Interior Garage Size (minimum) A private garage shall have a minimum width of 3.0 metres and a minimum depth of 6.0 metres provided, however, the width may include one interior step and the depth may include two interior steps 6. Special Regulations The following special provisions shall apply to lands zoned “R3/SD” on Schedule I: (a) Obstruction of Yards (maximum): (i) uncovered and covered unenclosed porches and associated stairs not exceeding 1.5 metres in height above established grade may encroach a maximum of 2.0 metres into the minimum required front or flankage yard; (ii) uncovered balconies, decks and associated stairs, not exceeding 1.5 metres in height above grade may encroach a maximum of 3.0 metres into the required rear yard, provided they are setback 0.6 metres from a side lot line; (iii) balconies located above the first floor projecting or inset in the rear are prohibited; (iv) bay, box or bow window, with or without foundation, having a width of up to 4.0 metres may encroach a maximum of 0.6 metres into any required yard or half the required side yard, whichever is less; and (v) window sills, chimney breasts, fireplaces, belt courses, cornices, pilasters, eaves, eaves troughs, and other similar architectural features are permitted to project a maximum of 0.6 metres into any required yard and are required to be setback 0.6 metres from a side lot line. 7. By-law 3036 By-law 3036, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedules I and II attached hereto. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 3036, as amended. - 72 - By-law No. XXXX/22 Page 5 Draft 8. Effective Date This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XX day of XXXX, 2022. ___________________________________ Draft David Ryan, Mayor ___________________________________ Draft Susan Cassel, City Clerk - 73 - Kingston R o a d G u i l d R o a d Ro y a l R o a d D e n m a r R o a d Clerk Mayor Schedule I to By-LawPassed ThisDay of N XXXX/22XXrd XXXX 2022 R3/SD 45.7m 45.7m 15 . 5 m 15 . 5 m - 74 - Ro y a l R o a d G u i l d R o a d Kingston R o a d Clerk Mayor N XXrd XXXX 2022 45.7m 45.7m 7. 7 5 m 7. 7 5 m Schedule II to By-LawPassed ThisDay of XXXX/22 - 75 - Attachment #1 to Report #PLN 16-22 D e n m a r Road Kingston R o a d Finch Avenue Br o c k R o a d Ro y a l R o a d Gu i l d R o a d Jay wi n Circ l e Alwin Circ l e Diana PrincessOf Wales Park Denmar Park BrockridgeCommunityPark 1:4,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment File:Applicant:Property Description: THIS IS NOT A PLAN OF SURVEY. Date: Mar. 09, 2020 ¯ E SubjectProperty HydroCorridor L:\PLANNING\01-MapFiles\A\2019\A 04-19 - R. Taghipour\A04-19_LocationMap.mxd Location MapA 04/19R. TaghipourLot 5, Plan 316(1964 Royal Road) HydroCorridor - 76 - Attachment #2 to Report #PLN 16-22 Kingston R o a d Jaywin C i r c l e Finch Avenue D e n m a r R o a d B r o c k Road Ro y a l R o a d Gu i l d R o a d 1:2,500 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Air Photo MapFile:Applicant:Property Description: THIS IS NOT A PLAN OF SURVEY. Date: Mar. 09, 2020 SubjectProperty E ¯ L:\PLANNING\01-MapFiles\A\2019\A 04-19 - R. Taghipour\A04-19_AirPhoto.mxd A 04/19R. TaghipourLot 5, Plan 316(1964 Royal Road) - 77 - Attachment #3 to Report #PLN 16-22 Submitted Conceptual Site Plan City Development Department Feb 26, 2020FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. Applicant: Property Description: DATE: File No: L:\Planning\01-MapFiles\A\2019 A 04/19 R. Taghipour Lot 5, Plan 316 (1964 Royal Road) N - 78 - Attachment #4 to Report #PLN 16-22 Revised Conceptual Site Plan City Development Department Feb 02, 2022FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. Applicant: Municipal Address: DATE: File No: L:\Planning\01-MapFiles\A\2019 A 04/19 R. Taghipour 1964 Royal Road N - 79 - Attachment #5 to Report #PLN 16-22 L:\Planning\01-MapFiles\A\2019 Feb 02, 2022DATE: Applicant: Municipal Address: File No: Conceptual Building Elevations (East/West) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 04/19 R. Taghipour 1964 Royal Road - 80 - Attachment #6 to Report #PLN 16-22 L:\Planning\01-MapFiles\A\2019 Feb 02, 2022DATE: Applicant: Municipal Address: File No: Conceptual Building Elevations (South/North) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 04/19 R. Taghipour 1964 Royal Road - 81 -