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HomeMy WebLinkAboutPLN 31-23Report to Planning & Development Committee Report Number: PLN 31-23 Date: September 5, 2023 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment Application A 09-16(R) Draft Plan of Subdivision Application SP-2016-01(R) Draft Plan of Condominium Application CP-2016-03(R) 702153 Ontario Limited Southeast corner of Finch Avenue and Altona Road (1985 and 1999 Altona Road, and 323, 327 and 331 Finch Avenue) Recommendation: 1. That Zoning By-law Amendment Application A 09/16(R), submitted by 702153 Ontario Limited, to facilitate a residential common element condominium, development consisting of 48 townhouse units, on the lands located at the southeast corner of Finch Avenue and Altona Road, be approved subject to the zoning provisions contained in Appendix I to Report PLN 31-23, and that staff be authorized to finalize and forward an implementing Zoning By-law to Council for enactment; and 2. That Draft Plan of Subdivision Application SP-2016-01(R), submitted by 702153 Ontario Limited, to establish a development block to facilitate a common element condominium; an open space block, and two road widening blocks, as shown in Attachment #6 to Report PLN 31-23, and the implementing conditions of approval, as set out in Appendix II, be endorsed. Executive Summary: The subject lands are located at the southeast corner of Finch Avenue and Altona Road, within the Rouge Park Neighbourhood (see Location Map and Air Photo Map, Attachments #1 and #2). In 2016, 702153 Ontario Limited submitted applications for a Zoning By-law Amendment, Draft Plan of Subdivision, and Draft Plan of Condominium (common element) to facilitate a residential condominium development, consisting of 40 townhouse units and 8 back-to-back, semi-detached dwellings on the lands at 1985 and 1999 Altona Road (see Original Conceptual Plan, Attachment #3). The proposal was revised in 2018 to include additional lands (323, 327 and 331 Finch Avenue). The revised applications proposed a total of 85 residential units, comprising 36 rear-lane townhouses; 24 back-to-back townhouses; 23 traditional townhouses; and 2 semi-detached units (see Revised Conceptual Plan (2018), Attachment #4). Following consultation with City staff and the Toronto and Region Conservation Authority (TRCA), further revisions were made to refine the proposed development limits, and expand the open space block. This led to a reduction in the overall number of dwelling units from 84 units to 48 units, PLN 31-23 September 5, 2023 Subject: Zoning By-law Amendment Application A 09-16(R) Page 2 Draft Plan of Subdivision Application SP-2016-01(R) Draft Plan of Condominium Application CP-2016-03(R) 702153 Ontario Limited and resulted in the removal of the back-to-back townhouses and semi-detached units. Additional changes included introducing a landscaped entryway at the southeast corner of Finch Avenue and Altona Road; enlarging and relocating the common amenity space for greater visibility; and enhancing internal pedestrian connections (see Revised Conceptual Plan, Attachment #5; Revised Draft Plan of Subdivision, Attachment #6; and Revised Draft Plan of Condominium, Attachment #7). City Development staff are in support of the revised plan. The proposal conforms to the policies of the City’s Official Plan, and effectively utilizes density transfer permissions of the Rouge Park Neighbourhood polices. The proposed site layout and design creates a logical and orderly development that provides adequate parking, on-site amenity space, and a mix of rear lane and traditional townhomes of several sizes. The proposed townhouse units are consistent with other recently constructed residential condominium developments within this neighbourhood, and will develop a strong visual and physical relationship with the intersection of Finch Avenue and Altona Road. The recommended zoning by-law provisions will result in a built form that is consistent with the Rouge Park Neighbourhood policies and with the Rouge Park Neighbourhood Development Guidelines. The proposed development will ensure the preservation of natural features, both within and adjacent to the subject lands. The required buffers have been provided and the proposed open space block will be conveyed to the TRCA for long-term protection. Accordingly, staff recommends that Council approve Zoning By-law Amendment Application A 09/16(R), and Draft Plan of Subdivision Application SP-2016-01(R), including the conditions of draft plan approval. 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 lands are located at the southeast corner of Altona Road and Finch Avenue, and comprise 5 properties having a combined area of approximately 1.48 hectares, with approximately 81 metres of frontage along Altona Road, and 133 metres of frontage along Finch Avenue (see Location Map, Attachment #1). 1999 Altona Road is currently vacant, except for an unused paved parking lot remaining from a previous sales office that occupied the site. The balance of the lands contain demolished basement foundations and dispersed vegetation, which is proposed to be removed to accommodate the proposal (see Air Photo Map, Attachment #2). PLN 31-23 September 5, 2023 Subject: Zoning By-law Amendment Application A 09-16(R) Page 3 Draft Plan of Subdivision Application SP-2016-01(R) Draft Plan of Condominium Application CP-2016-03(R) 702153 Ontario Limited Surrounding land uses include: North Across Finch Avenue is a woodlot owned by Infrastructure Ontario. East of the woodlot is a residential development, consisting of 2-storey detached dwellings fronting onto Mapleview Court. The northwest corner of Finch Avenue and Altona Road is a residential condominium development, consisting of 40 semi-detached dwellings and 68 townhouse units. East: Immediately to the east are 2-storey detached dwellings fronting Finch Avenue. Further east are environmentally sensitive lands owned by the TRCA, which form part of the Rouge-Duffins Wildlife Corridor. South: Immediately to the south are environmentally sensitive lands owned by TRCA. Further south is a recently constructed residential common element condominium development consisting of 40, 3-storey townhouse units, which front Finch Avenue and an internal private road. West At the southwest corner of Finch Avenue and Altona Road is a residential common element condominium development, consisting of 23 townhouse units and semi-detached and townhouse dwellings fronting Shadow Place. 1.2 Background In 2016, 702153 Ontario Limited submitted applications for zoning by-law amendment, draft plan of subdivision, and draft plan of condominium, proposing a residential common element condominium development, consisting of 40 townhouse units and 8 back-to-back semi-detached dwellings on 1985 and 1999 Altona Road (see Original Conceptual Site Plan (2016), Attachment #3). Following the Statutory Public Information meeting held on October 11, 2016, the applicant acquired additional lands at 323, 327 and 331 Finch Avenue. In 2018, the applicant submitted a revised proposal. 1.3 Applicant’s Revised and Current Proposal The revised applications, submitted in 2018, encompassed the additional lands at 323, 327 and 331 Finch Avenue, and proposed a common element condominium development with a total of 85 residential units, consisting of 36 rear-lane townhouses; 24 back-to-back townhouses; 23 traditional townhouses; and 2 semi-detached dwellings (see Revised Conceptual Site Plan (2018), Attachment #4). Through discussions between City staff, the TRCA and the applicant, the proposal was revised to provide 30 rear-lane townhouses and 18 traditional townhouses (see Current Conceptual Site Plan, Attachment #5). The following key changes have been made to the original proposal: •decreased the total number of dwellings from 85 units to 48 units, which included removing the back-to-back and semi-detached dwelling units; PLN 31-23 September 5, 2023 Subject: Zoning By-law Amendment Application A 09-16(R) Page 4 Draft Plan of Subdivision Application SP-2016-01(R) Draft Plan of Condominium Application CP-2016-03(R) 702153 Ontario Limited • increased the size of the outdoor common amenity area from 196 square metres to 382 square metres and relocated to a more visible location adjacent to Altona Road and contiguous with the open space block; • provided a 412 square metre landscaped entry feature at the corner of Finch Avenue and Altona Road; • increased the size of the open space block from 0.23 of a hectare to 0.48 of a hectare, consisting of a wetland and required buffers associated with Altona Forest, to be conveyed to the TRCA for long-term protection and preservation; • provided emergency vehicular access to Finch Avenue, to the satisfaction of Fire Services; • increased setbacks between townhouse blocks fronting Finch Avenue and Altona Road from 1.5 metres to 2.5 metres; • increased the minimum width of the rear-lane and traditional townhouse units from 4.5 metres to 5.2 metres and 5.5 metres, respectively; • increased the building setback between the easterly block of townhomes fronting Finch Avenue and the existing residential properties immediately to the east, from 2.7 metres to 7.1 metres; • committed to providing dedicated interior storage shelving for waste bins and recreational equipment within private garages; and • provided wider units that will accommodate enlarged garages for rear-lane townhouses fronting Finch Avenue. The application for Draft Plan of Subdivision is intended to create a single development block. This is a technical requirement to allow the applicant to create the privately owned parcels through a process called “lifting part lot control”. The draft plan of subdivision will also create a 0.48 of a hectare open space block for the environmentally sensitive lands and associated buffers to be conveyed to TRCA, and two road widening blocks along Altona Road and Finch Avenue to be conveyed to the Region of Durham (see Revised Draft Plan of Subdivision, Attachment #6). The Draft Plan of Condominium Application will establish the tenure of the parcels within the development. The common element features include, but are not limited to, the internal private road, internal sidewalks, pedestrian connections, visitor parking areas, outdoor amenity area, landscaped entry feature, community mailboxes, and the water meter room (see Revised Draft Plan of Condominium, Attachment #7). The development will be subject to site plan approval. 2. Comments Received 2.1 Comments received in writing and expressed at the September 11, 2018 Statutory Public Meeting A Statutory Public Meeting was held on September 11, 2018, where one delegation provided comments. PLN 31-23 September 5, 2023 Subject: Zoning By-law Amendment Application A 09-16(R) Page 5 Draft Plan of Subdivision Application SP-2016-01(R) Draft Plan of Condominium Application CP-2016-03(R) 702153 Ontario Limited The following is a list of key comments and concerns that were expressed at the Statutory Public meeting, and written submissions received: • disagreed with the rezoning of the lands to residential use, and preferred that these lands be developed for local commercial uses, as the area lacks adequate commercial services; • concerned about the potential increase in traffic congestion and noise in the area due to the proposed development; • concerned about the prevalence of townhouses and semi-detached dwellings in the area, and suggested the development incorporate single and semi-detached dwellings; • noted that three-storey townhouses are not in keeping with the built-form of the existing homes on Mapleview Court and the houses to the east on Finch Avenue; • requested that the City consider adequate play areas within the development; • concerned about the safety implications of a private road connection to Finch Avenue; • concerned about the potential loss of trees that are in good condition; • commented that mature trees should be included in the landscape plan, including on the north side of Finch Avenue, to replace the trees to be removed and provide privacy; • commented on the need for ample visitor parking to be provided within the development to minimize spillover parking onto adjacent streets; • concerned regarding the lack of basements, which may lead to outside storage of personal items, and suggested that the condominium corporation be required to prohibit/enforce outside storage; and • concerned about the proposal exceeding the maximum permitted density. Members of the Planning & Development Committee also expressed concerns about developments continually providing only two parking spaces given many individuals use their garages for storage rather than parking, which contributes to issues with on-street parking. The Committee requested that adequate resident and visitor parking be provided. They also requested staff to have discussions with Durham Region regarding the location of bus stops, and the future urbanization of Altona and Finch. Members also questioned whether the condominium corporation would be responsible for boulevard maintenance. 2.2 Agency Comments 2.2.1 Region of Durham • no objection to the proposal subject to the conditions of draft approval of the plan of subdivision and plan of condominium (common element) provided; • the proposed development is consistent with the policies of the Provincial Policy Statement that encourage the efficient use of land, infrastructure and planned public service facilities; • the applications are generally in conformity with the objectives of the Growth Plan for the Greater Golden Horseshoe; • the Regional Official Plan designates the subject lands as “Living Areas”, which are intended to be used predominantly for housing purposes with a mix of housing types, sizes, and tenure; PLN 31-23 September 5, 2023 Subject: Zoning By-law Amendment Application A 09-16(R) Page 6 Draft Plan of Subdivision Application SP-2016-01(R) Draft Plan of Condominium Application CP-2016-03(R) 702153 Ontario Limited • municipal water supply and sanitary sewer servicing can be provided from the existing watermain and sanitary sewers on Finch Avenue or Altona Road; • as a condition of approval, the Region requires the applicant to include in the future subdivision agreement all recommended noise measures as noted in the Noise Impact Study; and • as a condition of approval, the Region requires that the applicant convey a road widening adjacent to Altona Road measuring 3.85 metres at the sight triangle and 5.18 metres across the Finch Avenue frontage. 2.2.2 Toronto and Region Conservation Authority • the subject lands are within a TRCA Regulated Area of the Petticoat Creek Watershed, and a permit is required from the TRCA before any development takes place; • TRCA staff have worked with the applicant to refine the proposal to meet the regulatory requirements, and is satisfied with the proposed development limits; • TRCA has no objections to the proposal, subject to the conditions of draft approval of the plan of subdivision and condominium provided, which includes, as a condition of approval, the applicant agreeing to pay $11,734.17 to the TRCA as compensation for the reduced buffer to the wetland feature; • a restrictive covenant shall be placed over the rear yards of lots that abut TRCA lands and shall have the effect of prohibiting the removal of fences and the installation of gates or other access through the fences along the lot line where it abuts TRCA owned lands. 2.2.3 Durham District School Board • no objections to the proposal; • approximately 17 students will be generated from the proposed; and • students from this development will be accommodated within existing neighbourhood schools. 2.2.4 Durham Catholic District School Board • no objections to the proposal; and • students from this development will attend St. Elizabeth Seton Elementary School located at 490 Strouds Lane and St. Mary Catholic School located at 1918 Whites Road. 2.2.5 Canadian Pacific Railway (CPR) • no objections to the proposal; • the proposal will be required to maintain CPR 2013 Proximity Guidelines; and • CPR requires that a clause be inserted in all offers to purchase, agreements of purchase and sale or lease and in the title deed or lease of each dwelling within 300 metres of the railway right-of-way, warning prospective purchasers or tenants of the existence of the Railway's operating right-of-way; the possibility of alterations, including the potential for the Railway to expand its operations, which may affect the living PLN 31-23 September 5, 2023 Subject: Zoning By-law Amendment Application A 09-16(R) Page 7 Draft Plan of Subdivision Application SP-2016-01(R) Draft Plan of Condominium Application CP-2016-03(R) 702153 Ontario Limited environment of the residents, notwithstanding the inclusion of noise and vibration attenuating measures in the design of the subdivision and individual units; and that the Railway will not be responsible for complaints or claims arising from the use of its facilities and/or operations. 2.3 Comments from City Departments 2.3.1 Engineering Services • no objection to the proposal, subject to the conditions of draft approval provided; and • the owner shall satisfy all requirements, financial and otherwise of the City of Pickering including, among other matters, the execution of a subdivision agreement between the owner and the City concerning the provision and installation of roads, services, grading, drainage, utilities, tree compensation, construction management, cash-in-lieu of parkland, noise attenuation, street lighting, public sidewalks and any other matters. 2.2.2 Fire Services • no objections to the proposed; and • are satisfied with the emergency connection to Finch Avenue. 2.2.3 Sustainability On September 20, 2022, City Council adopted new Integrated Sustainable Design Standards (ISDS) for all new development in the City to replace the 2007 Sustainable Development Guidelines. The new standards consist of 2 tiers of performance measures that promote sustainable site and building design. Tier 1 elements would be required for new development applications deemed complete on or after January 1, 2023. Applications submitted (deemed complete) before December 31, 2022, will continue to follow the 2007 Sustainable Development Guidelines and, at a minimum, achieve a minimum Level 1, or 19 points. Given that the applications were received in 2018, before the new standards were enacted, the 2007 guidelines apply. Sustainability staff have reviewed the Sustainable Development Report/Checklist, prepared by GHD, dated February 2018, and further revised January 2023, which is based on the Draft Sustainable Guidelines approved in 2007. Sustainability staff have no objection to the approval of the proposed Zoning By-law Amendment application to facilitate the proposed development. The applicant has noted that the proposal aims to achieve a total of 29 points (Level 2), which exceeds the minimum Level 1 (19 points) required. The applicant has identified the proposal will include the following optional sustainability elements: • provide appropriate measures to protect and/or mitigate negative impacts to adjacent natural features; • provide native landscape plantings; • provide green upgrades to the future purchasers of each unit such as energy-efficient appliances, additional native plant species, and smart metering; and • provide numerous pedestrian connections throughout the site. PLN 31-23 September 5, 2023 Subject: Zoning By-law Amendment Application A 09-16(R) Page 8 Draft Plan of Subdivision Application SP-2016-01(R) Draft Plan of Condominium Application CP-2016-03(R) 702153 Ontario Limited The development will be subject to Site Plan Approval. When an application for Site Plan Approval is received, the applicant will be required to provide a completed ISDS Checklist for low-rise buildings and, at a minimum, achieve Tier 1 performance standards. Sustainability staff are satisfied that the proposal complies with the Draft Sustainable Guidelines approved in 2007, and will continue to work with the applicant to ensure the proposal will comply with the City’s new ISDS standard. The final sustainable design features to be incorporated into the development will be presented to the Site Plan Review Panel for their feedback before the Director, City Development & CBO issues site plan approval 3. Planning Analysis 3.1 The proposal is consistent with the policies of the Official Plan and the proposed residential density transfer is appropriate The subject lands are located in the Rouge Park Neighbourhood. The westerly portion of the lands (1985 and 1999 Altona Road) are designated “Mixed Use Areas – Local Nodes”, which permits a maximum net residential density of over 30 and up to and including 80 units per net hectare. The easterly portion of lands (323, 327 and 331 Finch Avenue) are designated “Urban Residential Areas – Low Density”, which permits a maximum net residential density of up to and including 30 units per net hectare. The City’s Official Plan requires that density be calculated based on net residential density, which excludes all lands to be conveyed to public ownership such as valley lands, public roads and road widening. The following table details the maximum permitted density and the maximum permitted number of units within the net developable areas that are designated “Mixed Use Areas – Local Nodes” and “Urban Residential Areas – Low Density”: 1985 & 1999 Altona Road 323, 327 & 331 Finch Avenue Land Use Designation Mixed Use Areas – Local Nodes Urban Residential Areas – Low Density Developable Area 0.56 hectares 0.35 hectares Maximum Permitted Density 80 units per net hectare 30 units per net hectare Maximum Permitted Number of Units 45 units 10 units Proposed Number of Units 27 units 21 units PLN 31-23 September 5, 2023 Subject: Zoning By-law Amendment Application A 09-16(R) Page 9 Draft Plan of Subdivision Application SP-2016-01(R) Draft Plan of Condominium Application CP-2016-03(R) 702153 Ontario Limited 1985 & 1999 Altona Road 323, 327 & 331 Finch Avenue Total Permitted Number of Units 55 units Total Units Proposed 48 units Based on the maximum density permissions within the respective land use designations, the overall combined residential density permitted is 55 units, with 45 units being permitted within the lands designated “Local Node”, and 10 units being permitted within the lands designated “Low Density”. The proposed development proposes a combined residential density of 48 units per net hectare. However, when calculated for each designation, the number of units proposed on 323, 327 and 331 Finch Avenue, will exceed the permissible density of the “Low Density” designation. To permit the proposed development, the applicant has requested to utilize a residential density transfer from lands designated “Local Node” to lands designated “Low Density”. A total of 11 units are proposed to be transferred from the unused density within the “Local Node” lands to the “Low Density” lands. Section 12.16(iv) of the Rouge Park Neighbourhood Policies recognize that this neighbourhood has small developable areas, and as such, permits the use of density transfers, which would allow the net site density for a parcel of land to exceed the maximum permitted density, subject to criteria identified under the Official Plan’s Density Transfer policies (Section 16.8) and the Rouge Park Neighbourhood Development Guidelines. The conditions require that the proposed development fulfill the objectives of the Development Guidelines; that it is demonstrated how both the granting and receiving properties satisfy the requirements of the Guidelines; and that the implementing by-law detail the granting and receiving properties, and the number of units transferred. The proposed residential development, comprising traditional townhouses and rear-lane townhouse units, is appropriate, desirable, and in keeping with the established built form of the Rouge Park Neighbourhood. The proposal will enable a density and building mass that is consistent with the recent development located at the northwest and southwest corners of Finch Avenue and Altona Road intersection, both of which feature 3-storey townhouses. As further elaborated in Section 3.2 of this Report, the development will achieve the objectives of the Rouge Park Development Guidelines. The implementing zoning by-law will include provisions that detail the density transfer. 3.2 The proposal is consistent with the design objectives of the Rouge Park Neighbourhood Policies and Development Guidelines The Rouge Park Neighbourhood Policies discourage reverse frontages, berms and significant noise attenuation fencing adjacent to Altona Road; require new development to have regard for the Rouge Park Management Plan; and encourage the retention of PLN 31-23 September 5, 2023 Subject: Zoning By-law Amendment Application A 09-16(R) Page 10 Draft Plan of Subdivision Application SP-2016-01(R) Draft Plan of Condominium Application CP-2016-03(R) 702153 Ontario Limited environmentally sensitive lands. The Rouge Park Neighbourhood Development Guidelines establish goals to ensure lands are developed in a cohesive, well-designed neighbourhood. In the review of development proposals, the following broad goals of the guidelines are to be considered: • develop a strong visual and physical relationship with Finch Avenue; • maintain visual and physical connections with surrounding natural areas; • through high-quality building, landscape design, and the provision of a mix of uses, the intersection of Finch Avenue and Altona Road will be the central focus of the Neighbourhood; and • residential areas are to feature a variety of housing types of high-quality design arranged on efficient street patterns. The four corners of the intersection of Altona Road and Finch Avenue are identified as a “neighbourhood focus”, that requires a strong presence to define the area as a centre. This can be accomplished by building close to the street, providing outdoor public space (squares, plazas), and the use of hard and soft landscaping. The proposed development supports the neighbourhood focus through the orientation of 3-storey buildings fronting Finch Avenue and Altona Road. The proposed siting of the building blocks parallel to the adjacent roadways establishes a strong visual relationship with the intersection (see Conceptual Elevations – Rear Lane Townhouses and Conceptual Elevations – Traditional Townhouses, Attachments #8, #9 and #10, respectively). The proposed 3-storey buildings will continue the pattern of development established along the east and west sides of Altona Road immediately to the south, and are compatible with the existing 2-storey detached dwellings immediately to the east, fronting Finch Avenue. The proposed outdoor private amenity space at the intersection will be designed with hard and soft landscaping, and will provide an entryway to the subject lands, similar to the condition provided on the northwest corner. An open space block, which will be conveyed to the TRCA, will provide for the retention of natural features, inclusive of the required buffers. The proposed location of the common amenity area at the southwest corner of the subject lands will enable visual connectivity from Altona Road to the natural features to the east. Through the site plan approval process, staff will continue to work with the applicant to further review detailed urban design and architectural matters in accordance with the Rouge Park Neighbourhood Development Guidelines, including detailed building location and siting; internal pedestrian circulation and connections; internal landscaping and final design of the common amenity areas; architectural design and building materials; and the location of community mailboxes, water meter room, hydro transformers, gas meters and other utilities. PLN 31-23 September 5, 2023 Subject: Zoning By-law Amendment Application A 09-16(R) Page 11 Draft Plan of Subdivision Application SP-2016-01(R) Draft Plan of Condominium Application CP-2016-03(R) 702153 Ontario Limited 3.3 Environmental buffers have been addressed and will be conveyed to TRCA TRCA has identified the lands to the south of the subject site as environmentally significant lands containing a provincially significant wetland. The policies of the Official Plan require a minimum vegetation protection buffer of 30 metres adjacent to wetlands. However, within the South Pickering urban area, the minimum vegetation buffer could be reduced where the conservation authority determines it to be appropriate, and where it can be demonstrated there is no increase in risk to life or property, no impact to the control of flooding, erosion, or pollution, and where a net environmental benefit can be established on the property. To support the proposed development, the applicant has submitted an Environmental Impact Study (EIS), prepared by Beacon Environmental, dated June 2021. This study assessed the quality and extent of natural heritage features both on, and adjacent to, the subject lands. This includes examining the nearby wetland and the Altona Forest, along with the potential impacts on these features from the proposed development. The EIS highlighted that portions of the subject lands support the offsite wetland and the Altona Forest, but that the lands are dominated by non-native vegetation. The EIS concluded that any potential impacts on the adjacent natural features due to the proposed development can be mitigated through the conveyance of a proposed open space block, and careful design considerations. These considerations include grading and stormwater management; a plan for sediment and erosion control; and a strategy for native replanting and restoration within the buffer zone. As detailed in Section 2.2.2, the TRCA has advised that they have worked with the applicant to refine the proposal to meet the regulatory requirements. They have advised that they are satisfied with the proposed development limits, including the slight reduction to the feature buffers. This reduction will be compensated through monetary contributions totaling $11,734.17. TRCA staff are satisfied with the recommendations of the EIS, which will be implemented through the detailed design, as a condition of draft plan of subdivision approval, and the site plan approval process. 3.4 Sufficient number of parking spaces are available to accommodate the proposal Concerns were expressed that the number of parking spaces, proposed for residents and visitors, may not be sufficient to support the development. The applicant is providing residential parking at a ratio of 2 parking spaces per dwelling unit, with 1 space being provided in an internal garage, and the other being located on a surface driveway. Several rear-lane townhouse units are proposed to contain double-car garages, providing a total of 4 parking spaces. Visitor parking is provided at a rate of 0.25 spaces per unit, for a total of 12 parking spaces, which will be located in a central area near the vehicle entrance from Altona Road. The proposed parking ratios for both residents and visitors are consistent with the City’s standard parking requirements for townhouse units, and the parking requirements established through other site-specific development proposals, including those at the northwest and southwest corner of Finch Avenue and Altona Road. PLN 31-23 September 5, 2023 Subject: Zoning By-law Amendment Application A 09-16(R) Page 12 Draft Plan of Subdivision Application SP-2016-01(R) Draft Plan of Condominium Application CP-2016-03(R) 702153 Ontario Limited The proposed private garages will have a minimum interior dimension of 3.0 metres by 6.0 metres, which will provide sufficient space to accommodate personal vehicles of all sizes. In addition, the applicant has agreed to provide dedicated storage shelves within the garage to ensure there is sufficient space to accommodate the storage of household items, without compromising the ability to park a vehicle. Staff are supportive of the parking ratios proposed, and are satisfied that a sufficient number of parking spaces will be provided to accommodate this development. 3.5 Vehicular traffic from the future development will not impact the road network An area resident expressed concern that the proposed development would result in an increase in traffic congestion within the area and that vehicular access from Finch Avenue would result in a safety issue. The applicant has submitted a Traffic Brief, prepared by AECOM, dated August 2022, which investigated the traffic conditions, and effects of the proposed development on the surrounding area, and the intersection of Finch Avenue and Altona Road. The proposed residential development will generate 23 trips during the morning peak hour (18 outbound and 5 inbound trips) and 27 trips during the afternoon peak hour (10 outbound and 17 inbound trips). The study found that during the morning (7:30 am to 8:30 am) and afternoon (4:45 pm to 5:45 pm) peak hours, Finch Avenue and Altona Road intersection will operate with acceptable levels of service, and roadways will continue to function with minimal delay. Additionally, Altona Road and Finch Avenue (east of Altona Road) are both “Type B” Regional Arterial Roads, which are intended to carry moderate volumes of traffic throughout the municipality, and can accommodate the proposed development. The private road serving the proposed development will extend from a full move access on the east side of Altona Road, located at the southwest corner of the subject lands. The connection to Finch Avenue is strictly for emergency services. This connection will be restricted through the installation of a locked gate, and is not intended for residential use. The City’s Engineering Department, and the Region of Durham Works Department, have reviewed the submitted Traffic Brief and are satisfied with the findings of the study. 3.6 Tree compensation will be required for the loss of existing vegetation A concern was raised regarding the loss of mature trees from the subject lands as a result of the proposed development. The applicant has submitted a Revised Arborist Report, prepared by Cosburn Nauboris Ltd., dated February 5, 2018, which surveyed and evaluated 61 trees within the boundary of the subject lands, and 9 trees adjacent to the subject lands. The applicant has proposed to remove all trees within the subject lands to accommodate the proposal. The condition of the trees to be removed includes poor, fair and good. Staff have identified that there may be an opportunity to protect additional trees within Block 2 as PLN 31-23 September 5, 2023 Subject: Zoning By-law Amendment Application A 09-16(R) Page 13 Draft Plan of Subdivision Application SP-2016-01(R) Draft Plan of Condominium Application CP-2016-03(R) 702153 Ontario Limited a result of the increased size of the open space block. As a condition of draft plan approval, a revised Tree Assessment and Conservation Plan is required to reflect the revised draft plan of subdivision. The applicant has submitted a Wetland Compensation Plan, prepared by Cosburn Nauboris Ltd., dated July 22, 2021, which identifies approximately 125 deciduous trees that will be planted within the open space block. Plantings within the open space block will replace the significant number of trees proposed to be removed. The Recommended Conditions of Approval (see Appendix I) require the applicant to prepare and submit a Landscape Plan, which provides details regarding replacement tree plantings within the development block. The applicant will also be required to provide compensation to the City through cash-in-lieu payment for the balance of tree compensation required, not satisfied through on-site plantings within the development block or open space block. 3.7 Response to Key Concerns raised at the September 11, 2018, Public Meeting The table below summarizes the key concerns raised at the September 11, 2018, Planning & Development Committee meeting and staff’s response. Concerns Staff’s Response Urbanization of Finch Avenue and Altona Road Sidewalks will be installed along the east side of Altona Road Members of the Planning & Development Committee questioned the timing of the urbanization of Finch Avenue and Altona Road. The Engineering Services Department has advised that the sidewalks along the east side of Altona Road are proposed to be installed, commencing in August 2023. At this time, the Region has advised that the 2023 Capital Road Budget forecasts the urbanization of Finch Avenue, between Altona Road and Brock Road, occurring between 2028 and 2032, where it will be widened from 2 to 3 lanes. Altona Road will be widened from 2 to 3 lanes between Strouds Lane and Finch Avenue in the future. However, it is not planned to be urbanized beyond the current nine-year forecast. As a condition of draft plan of subdivision, the applicant will be required to convey, to the Region of Durham, a road widening adjacent to Altona Road at the intersection, and across the entire Finch Avenue frontage, to support the future urbanization of the public right-of-way. Requested commercial uses be provided The neighbourhood is serviced by existing commercial uses A commercial plaza is located approximately 788 metres (10 minute walk) to the east of the subject lands at 550 Finch PLN 31-23 September 5, 2023 Subject: Zoning By-law Amendment Application A 09-16(R) Page 14 Draft Plan of Subdivision Application SP-2016-01(R) Draft Plan of Condominium Application CP-2016-03(R) 702153 Ontario Limited Concerns Staff’s Response Avenue (RoseFinch Plaza). The plaza provides a variety of commercial uses to serve the neighbourhood, including restaurants, medical services, and retail stores. In addition, a mixed-use development provides a variety of personal service and medical office uses, which is located approximately 750 metres south of the subject lands, at 1870 Altona Road (Forestview Plaza). The future sidewalks along Altona Road, and the long-term urbanization of both Altona Road and Finch Avenue, will assist in improving transit, pedestrian, and vehicular access to these commercial uses. Modest residential growth within the Rouge Park Neighbourhood, as provided for by the proposal, will support the existing commercial uses. Ensuring appropriate private and common amenity areas Residents have private rear yards or deck amenity space, and access to two private common amenity areas Outdoor amenity space requirements have been sufficiently addressed by providing private rear yards for the traditional townhouses, and private amenity space areas above garages for the rear-lane townhouses. In addition, two private outdoor amenity areas are proposed having a combined area of approximately 794 square metres, representing approximately 11 percent of the developable area. A landscaped entry feature is proposed at the intersection of Finch Avenue and Altona Road. The size of this amenity area is approximately 412 square metres. The feature will include hard surface pathway connections, seating areas and soft landscape treatments and plantings, which will provide a gateway to the development from the abutting street network. A second outdoor amenity area with an area of 382 square metres, is located on the east side of the private road, adjacent to the open space block. The applicant has provided a facility fit plan demonstrating that the size and configuration of this amenity area can support a children’s play structure, landscaping, walkways and seating. The conditions of draft plan of subdivision approval contain a condition for the payment by the owner of cash-in-lieu of parkland. PLN 31-23 September 5, 2023 Subject: Zoning By-law Amendment Application A 09-16(R) Page 15 Draft Plan of Subdivision Application SP-2016-01(R) Draft Plan of Condominium Application CP-2016-03(R) 702153 Ontario Limited Concerns Staff’s Response Ensuring the landowner pays its proportionate share of the cost of the Rouge Park Neighbourhood Study completed in 2000 The landowner will be required to cost share The conditions of draft plan of subdivision approval contain a condition for the payment by the owner of their proportionate share of the cost for the Rouge Park Neighbourhood Study. Maintenance of front yards Front yards along Altona Road and Finch Avenue will be maintained by the Condominium Corporation The maintenance of front yards, including the repair and/or replacement of fencing and landscaping elements in front of dwelling units that front Finch Avenue and Altona Road will be the responsibility of the condominium. This requirement will be included in the Condominium Declaration. 3.8 Technical matters will be addressed as conditions of subdivision approval and through site plan approval Detailed design issues will be considered through the subdivision agreement and site plan approval processes. These requirements will address matters such as, but not limited to: • conveyance of open space and road widening lands to the applicable public agency; • drainage and grading; • site servicing; • noise attenuation; • façade and building material treatments, and enhanced design adjacent Finch Avenue and Altona Road; • compliance with the City’s ISDS standards; • cash-in-lieu of parkland; • tree compensation; • requirements for a Construction Management Plan; • landscaping of entryway and common amenity area; • resident, visitor, and accessible parking spaces; • emergency vehicle access; • waste management collection; • location of community mailboxes; and • location of water meter room, hydro transformers, gas meters and other utilities. PLN 31-23 September 5, 2023 Subject: Zoning By-law Amendment Application A 09-16(R) Page 16 Draft Plan of Subdivision Application SP-2016-01(R) Draft Plan of Condominium Application CP-2016-03(R) 702153 Ontario Limited 3.9 Draft Approval of the Draft Plan of Condominium is delegated to the Director, City Development Applications for standard and common element condominium are delegated to the Director, City Development for final approval. No further approvals are required at this time. 3.10 Conclusion The applicant’s proposal satisfies the applicable Official Plan policies for the Rouge Park Neighbourhood, and also addresses the applicable urban design requirements as established in the Rouge Park Development Guidelines. The applicant has worked with City staff, and external agencies, to address various technical requirements. Staff support Zoning By-law Amendment Application A 09/16(R), and recommend that the site-specific implementing by-law, containing the standards set out in Appendix I to this Report, be finalized and brought before Council for enactment. Staff recommends Council endorse Draft Plan of Subdivision SP-2016-01(R), as shown in Attachment #6 to this Report, and the Conditions of Approval set out in Appendix II to this Report 3.11 Applicant’s Comments The applicant supports the recommendations of this report. Appendices Appendix I Recommended Zoning By-law Provisions for Zoning by-law Amendment Application A 09/16(R) Appendix II Recommended Conditions of Approval for Draft Plan of Subdivision SP-2016-01(R) Attachments 1.Location Map 2.Air Photo Map 3.Original Conceptual Site Plan (2016) 4.Revised Conceptual Site Plan (2018) 5.Current Conceptual Site Plan 6.Revised Draft Plan of Subdivision 7.Revised Draft Plan of Condominium 8.Conceptual Elevations – Rear-lane Townhouses (View from Finch Avenue) 9.Conceptual Elevations – Rear-lane Townhouses (View from Altona Road) 10.Conceptual Elevations – Traditional Townhouses (View from Internal Road) PLN 31-23 September 5, 2023 Subject: Zoning By-law Amendment Application A 09-16(R) Page 17 Draft Plan of Subdivision Application SP-2016-01(R) Draft Plan of Condominium Application CP-2016-03(R) 702153 Ontario Limited Prepared By: Original Signed By Cody Morrison Principal Planner, Development Review Original Signed By Nilesh Surti, MCIP, RPP Division Head, 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 CM:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer Appendix I to Report PLN 31-23 Recommended Zoning By-law Provisions for Zoning by-law Amendment Application A 09/16(R) Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 09/16(R) That the implementing zoning by-law permit residential condominium developments in accordance with the following provisions: A. Zoning Provisions Permitted Uses 1. Permitted uses within Block 1 include Block Townhouse Buildings, Private Parks and Water Meter Room. Building Restrictions Unit Type Rear-lane Townhouse (fronting Finch Avenue and Altona Road) Traditional Townhouse (Fronting internal private road) 1. Number of Dwelling Units (maximum) 30 18 2. Lot Frontage (minimum) 5.2 metres 5.5 metres 3. Lot Area (minimum) 105 square metres 130 square metres 4. Front Yard Depth (minimum) 3.0 metres 5.0 metres 5. Side Yard Depth (minimum) 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. 6. Rear Yard Depth (minimum) 4.5 metres 6.0 metres 7. Flankage Yard Depth (minimum) 2.4 metres 1.75 metres 8. Building Height (maximum) 12.0 metres (3 storeys) 9. Driveway Width (maximum) Shall not exceed the width of the private garage 2. Private amenity area (Rear-lane Townhouse with integrated garage at the rear of the dwelling): a. Minimum Area – 10.0 square metres; b. Shall be located above the garage at the rear of the dwelling unit and shall not be enclosed; c. Accessory structures such as pergolas, sheds or other similar structures shall not be permitted on the private amenity area above the garage at the rear of the dwelling unit. Parking Requirements 3. Minimum 2.0 parking spaces per dwelling unit to be provided plus 0.25 of a parking space per dwelling unit for visitors. 4. Garage requirements: minimum one private garage per lot attached to the main building, the vehicular entrance of which shall be located a minimum of 6.0 metres from the common element condominium street. 5. Interior garage size: a private garage shall have a minimum width of 3.0 metres and a minimum depth of 6.0 metres; however, the width of a private garage may include one interior step and the depth may include two interior steps. 6. The minimum right-of-way width for a private street shall be 6.5 metres. Model Homes 7. A maximum of 2 blocks together with no fewer than 2.0 parking spaces per Model Home is permitted. General Provisions 8. The west property line shall be considered the front lot line for all units within Blocks 1 and 2. 9. The north property line shall be considered the front lot line for all units within Blocks 3, 4 and 5. 10. Projections such as window sills, chimney breasts, fireplaces, belt courses, cornices, pilasters, eaves, eave troughs and other similar architectural features may be permitted in any required yard, provided that no such feature projects into the required yard more than 0.6 metres or half the distance of the required yard, whichever is less. 11. Uncovered deck, uncovered or covered porch, and uncovered steps are permitted to project a maximum of 1.5 metres into any required front or rear yard. 12. Uncovered steps to an uncovered deck, uncovered or covered porch may encroach to within 0.45 metres of the front lot line for units within Blocks 1, 2, 3 4 and 5. 13. A bay, box window, with or without foundation, having a maximum width of 4.0 metres may encroach into any required yard to a maximum of 0.6 metres or half the distance of the required yard, whichever is less. 14. Air conditioners are permitted on a lot provided they are located in the rear yard or side yard or on a balcony or roof. In addition, such units shall not be located any closer than 0.6 of a metre to a side lot line. Density Transfer 15. A maximum of 11 units shall be permitted to be transferred from the lands municipally known as 1985 and 1999 Altona Road to the lands municipally known as 323, 327 and 331 Finch Avenue. Appendix II to Report PLN 31-23 Recommended Conditions of Approval for Draft Plan of Subdivision SP-2016-01(R) Recommended Conditions of Approval for Draft Plan of Subdivision SP-2016-01(R) General Conditions 1. That the Owner shall prepare the final plan generally on the basis of the Draft Plan of Subdivision, prepared by GHD Inc., identified as Drawing Number 11115167-DP2, dated February 2018 , which illustrates one development block , an open space block and two road widening blocks. Region of Durham 2. That the Owner shall name the road allowance included in this draft plan to the satisfaction of the Region of Durham and the City of Pickering. 3. That the Owner shall submit plans showing the proposed phasing to the Region of Durham and the City of Pickering for review and approval if this subdivision is to be developed by more than one registration. 4. That the Owner shall convey to the Region of Durham a road allowance widening adjacent to Altona Road measuring 3.85 metres at the sight triangle and tapering to 0.0 metres at approximately 35.0 metres north of the south property line. 5. That the Owner shall convey to the Region of Durham a road allowance widening to provide a minimum of 15.0 metres measured from the centreline of Finch Avenue to the south street line across the Finch Avenue frontage. 6. That the Owner shall grant such easements as may be required to provide Regional services for this development. The easements shall be in locations and of such widths as determined by the Region of Durham. 7. Prior to the finalization of this plan of subdivision, the Owner shall provide satisfactory evidence to the Region of Durham in accordance with Durham’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 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. 8. That the Owner shall agree in the local subdivision agreement to implement the recommended noise control measures and warning clauses of the study titled, “Noise Impact Study,” prepared by J. E. Coulter Associates Limited, dated July 27, 2021. The Owner shall agree in the subdivision agreement to implement the recommended noise control measures and warning clauses. The agreement shall contain a full and complete reference to the noise study (i.e., author, title, date and any revisions/addenda) and shall include any required noise control measures and warning clauses recommended in the study. Recommended Conditions of Approval Page 2 (SP-2016-01(R)) – 702153 Ontario Limited 9. That the Owner shall provide the Region of Durham with an archeological clearance letter from the Ministry of Heritage, Sport, Tourism and Culture Industries for The Archaeologists Inc.’s reports entitled, “Stage 1 Background Study for 1985 & 1999 Altona Road,” dated March 2016, and “Stage 2 Archaeological Assessment for 1985 & 1999 Altona Road,” dated May 2013. No grading or works are to take place on the subject lands in advance of the Ministry clearance as such works may destroy/damage any potential archaeological resources on the subject lands. 10. 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 this 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 Region 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. 11. That prior to entering into a subdivision agreement, the Region of Durham shall be satisfied that adequate water pollution control plant and water supply capacities are available to the proposed subdivision. 12. That the Owner shall satisfy all requirements, financial and otherwise, of the Region of Durham. This shall include, among other matters, the execution of a subdivision agreement between the Owner and the Region of Durham concerning the provision and installation of sanitary sewers, water supply, roads and other Regional Services. Subdivision Agreement 13. 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 14. That the Owner submits a Draft 40M-Plan to the satisfaction of the City Development Department. Street Names 15. That street names and signage be provided to the satisfaction of the Region of Durham and the City. Development Charges & Development Review & Inspection Fee 16. That the Owner satisfies the City financially with respect to the Development Charges Act. 17. That the Owner satisfies the City with respect to payment for engineering review fees, lot grading review fee and inspection fees. Recommended Conditions of Approval Page 3 (SP-2016-01(R)) – 702153 Ontario Limited Architectural Control 18. 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. Pre-Condition Survey 19. That the Owner submits a pre-condition survey for 335 Finch Avenue and 1965 Altona Road, Units 1 to 3, to the satisfaction of the City. The surveys must be prepared by a qualified professional and must be undertaken prior to any site work commencing. Cost Recovery 20. That the Owner satisfies the City with payment for their proportionate share of the preparation of the Rouge Park Neighbourhood Study. 21. That the Owner satisfies the City with payment for their proportionate share of the shared service costs for stormwater management (SWM) purposes, including, but not limited to, SWM pond and storm sewer oversizing, as well as the cost of required easements, installed downstream of this development in general conformity with the Rouge Park Master Environmental Services Plan (MESP). Stormwater 22. 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. 23. That the Owner satisfies the Director, Engineering Services for contributions for stormwater maintenance fees. 24. That the Owner satisfies the Director, Engineering Services for the design and implementation of stormwater management facilities and easements for outfalls and access to the outfalls. Grading 25. That the Owner satisfies the Director, Engineering Services respecting the submission and approval of a Grading Control Plan. 26. That the Owner satisfies the Director, Engineering Services respecting authorization from abutting landowners for all off-site grading. Geotechnical Investigation 27. That the Owner satisfies the Director, Engineering Services respecting the submission and approval of a geotechnical investigation. Recommended Conditions of Approval Page 4 (SP-2016-01(R)) – 702153 Ontario Limited Fill & Topsoil 28. That the Owner acknowledges that the City’s Fill & Topsoil Disturbance By-law prohibits vegetation or soil disturbance, vegetation or soil removal or importation to the site. No on-site work prior to the City issuing authorization to commence works is permitted. Construction/Installation of City Works & Services 29. That the Owner satisfies the Director, Engineering Services respecting the construction of roads, storm sewers, sidewalks and boulevard designs through the submission and approval of a Site Servicing Plan. 30. That the Owner satisfies the City respecting arrangements for the provision of all services required by the City. 31. 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. 32. 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 Owner. Phasing & Development Coordination 33. 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 34. That the Owner conveys to the City, at no cost, all road allowances with the proper corner roundings and sight triangles. Easements 35. That the Owner conveys, to the satisfaction of the City, at no cost, any required easement for works, facilities or user rights that are required by the City. 36. That the Owner conveys any easement to any utility provider to facilitate the installation of their services in a location(s) to the satisfaction of the City and the utility provider. 37. That the Owner arranges, 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 any time after draft approval. Recommended Conditions of Approval Page 5 (SP-2016-01(R)) – 702153 Ontario Limited Construction Management Plan 38. That the Owner satisfies the City respecting the submission and approval of a Construction Management/Erosion & Sediment Control Plan; with such Plan to contain, among other matters: (i) details of erosion and sedimentation controls during all phases of construction and provide maintenance requirements to maintain these controls as per the City’s Erosion & Sediment Control Guideline for Urban Construction; (ii) addressing the parking of vehicles and the storage of construction and building materials during servicing and construction and ensuring that such locations will not impede the flow of traffic or emergency vehicles on existing streets, or the proposed public street; (iii) assurance that the City’s Noise By-law will be adhered to and that all contractors, trades and suppliers are advised of this By-law; (iv) the provision of mud and dust control on all roads within and adjacent to the site; (v) type and timing of construction fencing; (vi) location of construction trailers; and (vii) details of the temporary construction access. Fencing 39. That the Owner satisfies the City with respect to the provision of temporary fencing around the entire perimeter of the subject lands during construction, prior to the commencement of any works. 40. That the Owner agrees to install a 1.8-metre high board-on-board wood privacy fence along the east and south property lines of Block 1, where there is an adjacent existing residential lot fronting onto Finch Avenue or Altona Road. 41. That the Owner agrees to install a 1.8-metre high chain-link fence along the east and south property lines of Block 1, where the lands abut another property or the open space block (Block 2). Landscaping 42. That the Owner satisfies the Director, Engineering Services respecting the submission and approval of a Street Tree-Planting Plan. 43. That the Owner satisfies the Director, Engineering Services with the submission of a tree preservation plan which will illustrate the protection of trees and other natural features where appropriate, with specific attention to preservation in all public open spaces prior to the approval of a Preliminary Grading Plan. Recommended Conditions of Approval Page 6 (SP-2016-01(R)) – 702153 Ontario Limited Lighting 44. That the Owner satisfies the Director, Engineering Services with the submission of a street lighting study, which determines if any additional street lighting is required on Altona Road and Finch Avenue. Tree Compensation 45. That the Owner agrees that prior to final approval of the draft plan, or any phase thereof, compensation for the loss of the 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 trees to the satisfaction of the Director, Engineering Services. Engineering Plans 46. That the Owner ensures that the engineering plans are coordinated with the streetscape/architectural control guidelines and further that the 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/siting and architectural design statement can be achieved. 47. That the Owner satisfies the City respecting the submission of appropriate engineering drawings that detail, among other things: city services, roads, storm sewers, sidewalks, lot grading, streetlights, fencing, tree planting; and financially secure such works. Noise Attenuation 48. That the owner agrees in the subdivision agreement to implement noise control measures and warning clauses as recommended in the Noise Impact Study, prepared by J. E. Coulter Associates Limited, dated July 27, 2021. Parkland Dedication 49. 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 50. 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. Recommended Conditions of Approval Page 7 (SP-2016-01(R)) – 702153 Ontario Limited Model Homes 51. That the Owner enters into a model home agreement with the City, if applicable for this draft plan. All model homes must satisfy all requirements of the siting and architectural design statement. Canada Post 52. That the Owner agrees to include on all offers of purchase and sale, a statement that advises the prospective purchaser that mail delivery will be from a designated Community Mailbox. 53. That the Owner agrees to consult with Canada Post Corporation and the City of Pickering to determine a suitable location(s) for the placement of the Community Mailbox(s) and to indicate these locations on appropriate servicing plans. 54. That the Owner agrees to provide 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. 55. 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. Toronto and Region Conservation Authority (TRCA) 56. That the Owner shall, Prior to the initiation of grading, and prior to the registration of this Draft Plan of Subdivision or any phase thereof, the owner shall submit the following to the TRCA and the City of Pickering for review and approval: a) A detailed Stormwater Management Report to include the detailed design for the storm drainage system for the proposed development; b) Overall grading plans for the lands within the Draft Plan of Subdivision, illustrating, among others, how all vegetation in the natural heritage system will be protected from grading and construction impacts; and c) Landscaping plans for the open space block (Block 2). 57. That the Owner shall agree in a subdivision agreement, in wording acceptable to the TRCA: a) To carry out or cause to be carried out, to the satisfaction of the TRCA, the recommendation of the technical reports referenced in Condition #56; b) To agree to, and implement, the requirements of the TRCA’s conditions in wording acceptable to the TRCA; c) To design and implement on and off-site erosion and sediment control; Recommended Conditions of Approval Page 8 (SP-2016-01(R)) – 702153 Ontario Limited d) To maintain all stormwater management and erosion and sedimentation control structures operating and in good repair during the construction period, in a manner satisfactory to the TRCA; e) To obtain all necessary permits pursuant to Ontario Regulation 166/06, as amended, from the TRCA; f) To implement all water balance/infiltration measures identified in the approved SWM Report; g) To provide a letter of credit to the City of Pickering for the full cost of the landscaping identified in Condition #56(c); h) To install a permanent fence along the boundary of the development block (Block 1) and the open space block (Block 2). 58. That the Owner shall, prior to the registration of this subdivision or any phase thereof or the issuance of any permits under O. Reg. 166/06, as amended, provide $11,734.17 to the TRCA, to compensate for the reduced buffer from the adjacent wetland, said amount subject to change at the time of payment based on current rates for restoration. Canadian Pacific Railway (CP Railway) 59. That the Owner shall insert a warning clause in all offers to purchase, agreements of purchase and sale or lease and in the title deed or lease of each dwelling within 300 metres of the railway right-of-way, warning prospective purchasers or tenants of the existence of the Railway's operating right-of-way; the possibility of alterations including the possibility that the Railway may expand its operations, which expansion may affect the living environment of the residents notwithstanding the inclusion of noise and vibration attenuating measures in the design of the subdivision and individual units; and that the Railway will not be responsible for complaints or claims arising from the use of its facilities and/or operations. Other Approval Agencies 60. That any approvals which are required from the Region of Durham, the TRCA, CP Railway 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. Attachment #1 to Report PLN 31-23 A l t o na R o ad S p a rr o w C ir c l e Shadow Place Finch Avenue Ma p l e v i e w C o u r t City DevelopmentDepartment Location MapFile:Applicant:Municipal Address: A 09/16(R), SP-2016-01(R), & CP-2016-03 (R) Date: Aug. 02, 2023 ¯ E Hydro Corridor 702153 Ontario Limited1985 & 1999 Altona Road, and 323, 327 & 331 SubjectLands L:\PLANNING\01-MapFiles\SP\2016\SP-2016-01(R), CP-2016-03(R), A 09-16(R) 702153 Ontario Limited\SP-2016-01(R)_LocationMap.mxd 1:4,000 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.; © His Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and itssuppliers. All rights reserved.; © Municipal Property Assessment Corporation and its suppliers. All rights reserved. Finch Avenue Hydro Co r r i d o r 1985 1999 32 3 32 7 33 1 Attachment #2 to Report PLN 31-23 A l t o na R o ad S p a r r o w C i r c l e Shadow Place Finch Avenue Ma p l e v i e w C o u r t Air Photo MapFile:Applicant:Municipal Address:Date: Aug. 02, 2023 ¯ L:\PLANNING\01-MapFiles\SP\2016\SP-2016-01(R), CP-2016-03(R), A 09-16(R) 702153 Ontario Limited\SP-2016-01(R)_AirPhoto.mxd 1:4,000 SCALE:THIS IS NOT A PLAN OF SURVEY. City DevelopmentDepartment A 09/16(R), SP-2016-01(R), & CP-2016-03 (R)702153 Ontario Limited1985 & 1999 Altona Road, and 323, 327 & 331 © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.; © His Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and itssuppliers. All rights reserved.; © Municipal Property Assessment Corporation and its suppliers. All rights reserved. Finch Avenue E SubjectLands Hydro Corridor Hydro Co r r i d o r 1985 1999 32 3 32 7 33 1 Attachment #3 to Report PLN 31-23 Applicant: Municipal Address: DATE: Aug. 8, 2023 File: A 09/16(R), SP-2016-01(R), & CP-2016-03(R) 702153 Ontario Limited N FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. Original Conceptual Site Plan (2016) BLOCK 1 BL O C K 2 BLOCK 5 BL O C K 6 BL O C K 3 BL O C K 4 City Development Department N FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. 1985 & 1999 Altona Road, and 323, 327 & 331 Finch Avenue Attachment #4 to Report PLN 31-23 DATE: Applicant: Municipal Address: File: Revised Conceptual Site Plan (2018) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 09/16(R), SP-2016-01(R), & CP-2016-03(R) 702153 Ontario Limited 1985 & 1999 Altona Road, and 323, 327 & 331 Finch Avenue N August 8, 2023 Attachment #5 to Report PLN 31-23 L:\Planning\01-MapFiles\SP\2016 DATE: Applicant: Municipal Address: File: Current Conceptual Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 09/16(R), SP-2016-019(R), & CP-2016-03 (R) 702153 Ontario Limited 1985 & 1999 Altona Road, and 323, 327 & 331 Finch Avenue N August 2, 2023 Attachment #6 to Report PLN 31-23 L:\Planning\01-MapFiles\SP\2016 August 2, 2023DATE: Applicant: Municipal Address: File: Revised Draft Plan of Subdivision FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department 702153 Ontario Limited 1985 & 1999 Altona Road, and 323, 327 & 331 Finch Avenue N A 09/16(R), SP-2016-019(R), & CP-2016-03 (R) Attachment #7 to Report PLN 31-23 L:\Planning\01-MapFiles\SP\2016 DATE: Applicant: Municipal Address: File: Revised Draft Plan of Condominium FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department 702153 Ontario Limited 1985 & 1999 Altona Road, and 323, 327 & 331 Finch Avenue N A 09/16(R), SP-2016-019(R), & CP-2016-03 (R) August 2, 2023 Attachment #8 to Report PLN 31-23 L:\Planning\01-MapFiles\SP\2016 August 2, 2023DATE: Applicant: Municipal Address: File No: Conceptual Elevations - Rear-Lane Townhouse Units (View from Finch Avenue) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department 702153 Ontario Limited 1985 & 1999 Altona Road, and 323, 327 & 331 Finch Avenue A 09/16(R), SP-2016-019(R), & CP-2016-03 (R) Attachment #9 to Report PLN 31-23 L:\Planning\01-MapFiles\SP\2016 August 2, 2023DATE: Applicant: Municipal Address: File: Conceptual Elevations - Rear-Lane Townhouse Units (View from Altona Road) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department 702153 Ontario Limited 1985 & 1999 Altona Road, and 323, 327 & 331 Finch Avenue A 09/16(R), SP-2016-019(R), & CP-2016-03 (R) Attachment #10 to Report PLN 31-23 L:\Planning\01-MapFiles\SP\2016 August 2, 2023DATE: Applicant: Municipal Address: File: Conceptual Elevations - Traditional Townhouse Units (View from Internal Road) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department 702153 Ontario Limited 1985 & 1999 Altona Road, and 323, 327 & 331 Finch Avenue A 09/16(R), SP-2016-019(R), & CP-2016-03 (R)