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Home My WebLink AboutPLN 17-14 Cat/ o0 Report to Planning & Development Committee PICKERING Report Number: PLN 17-14 Date: September 2, 2014 From: Thomas Melymuk Director, City Development Subject: Zoning By-law Amendment Application A 5/14 Marshall Homes (Copperfield) Ltd. 1283 Wharf Street Lot 20, Plan 89 Recommendation: 1. That Zoning By-law Amendment Application A 5/14, submitted by Marshall Homes (Copperfield) Ltd., to amend the zoning on lands being Lot 20, Plan 89 in order to facilitate a residential development consisting of four townhouse units be endorsed with the provisions contained in Appendix Ito Report PLN 17-14, and that staff be authorized to finalize and forward an implementing Zoning By-law to Council for enactment. Executive Summary: The subject property is located on the south side of Wharf Street, west of Liverpool Road, and east of Frenchman's Bay within the Bay Ridges Neighbourhood (see Location Map, Attachment#1). The applicant is proposing to demolish the existing detached dwelling on the subject lands and develop four freehold 3-storey townhouse units (see Submitted Plan and Concept Building Elevation, Attachments #2 and #3). The applicant's proposal complies with the policies of the Official Plan and the Bay Ridges Neighbourhood. Area residents identified a number of concerns regarding the proposal including the height of the proposed building obstructing views to Frenchman's Bay, lack of visitor parking to support the development, and impacts of grading and drainage on adjacent properties. These concerns have been addressed by the applicant to staffs satisfaction. The proposed building height of 3 storeys will not further obstruct views of Frenchman's Bay for the residents of the condominium development to the east. The internal private garages will be wider than typical garages providing sufficient space to store items and park a vehicle. Furthermore, additional visitor parking is available on Liverpool Road and on the north side of Wharf Street, east of Liverpool Road. Drainage from the redevelopment will be contained within swales on-site and directed out to Wharf Street. 34 Report PLN 17-14 September 2, 2014 Subject: Marshall Homes (Copperfield) Ltd. (A 5/14) Page 2 To ensure compatibility with the surrounding neighbourhood, the zoning by-law will have site specific provisions including, but not limited to, maximum building height, minimum yard setbacks, minimum amount of outdoor amenity area, minimum number of parking spaces, and minimum internal width of the garage. Furthermore, the amending by-law will incorporate an (H) - holding provision that will require the Owner to enter into a Development Agreement with the City and submit an updated Phase 1 Environmental Site Assessment to the Region's satisfaction. The proposed residential development will be a positive redevelopment within this area providing a high quality, well-designed built form that appropriately reflects the site's location close to Frenchman's Bay. Accordingly, staff recommends that Zoning By-law Amendment Application A 5/14 be approved, as outlined in Appendix Ito Report PLN 17-14, and that staff be authorized to finalize and forward an implementing Zoning By-law 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 south side of Wharf Street, west of Liverpool Road, and east of Frenchman's Bay within the Bay Ridges Neighbourhood (see Location Map, Attachment#1). The property has an area of approximately 0.09 of a hectare with approximately 35.0 metres of frontage along Wharf Street and a lot depth of 27.0 metres. The property currently supports an existing detached dwelling, which is proposed to be demolished. The surrounding land uses include detached dwellings immediately to the west and to the north, a common element condominium development consisting of 3-storey townhouses to the east, and the Port Restaurant and a marina lift immediately to the south. 1.2 Applicant's Proposal The applicant is requesting to rezone the subject property to facilitate a residential development consisting of four freehold 3-storey townhouses (see Submitted Plan and Submitted Concept Building Elevation, Attachments#2 and #3). The lot frontages will range between 7.0 metres for the internal units and 11.6 metres for the end units. The units will be approximately 12.0 metres in height to accommodate an internal elevator and the rooftop stairwell enclosure. Three of the four units will have a single car garage with a double car garage for the most easterly unit. 35 Report PLN 17-14 September 2, 2014 Subject: Marshall Homes (Copperfield) Ltd. (A 5/14) Page 3 Following the enactment of the Zoning By-law Amendment, the subject property will be subdivided through the process of lifting Part Lot Control to create a total of four new lots. 2. Comments Received 2.1 At the July 7, 2014 Public Information Meeting and in written submission Approximately 9 residents attended the Public Meeting and 1 resident voiced concern with respect to the proposed development. In addition staff have also received 4 written comments from area residents. The concerns identified by the residents are as follows: • the overall height of the proposed building would block views to . Frenchman's Bay • lack of visitor parking to support the proposed development • impacts of grading and drainage on adjacent properties to the west 2.2 City Departments & Agency Comments Region of Durham — • the proposal complies with the Waterfront Places Planning Department designation policies of the Regional Official Plan • sanitary and water services are available to the subject lands • the Region has reviewed the Environmental Noise Assessment, prepared by YCA Engineering Ltd., dated April 17, 2014, and the Addendum Letter, dated July 28, 2014, and are satisfied with the noise mitigation measures; appropriate noise warning clauses will be registered on title • the Region has reviewed the Phase 1 Environmental Site Assessment (ESA), prepared by Terrapex Environmental Ltd., dated March 26, 2014, and has requested that the Phase I ESA be updated to reflect the current Ontario Regulation standard; on August 12, 2014 an updated ESA was submitted to the Region for their review • the Region has no objection to the application, subject to an (H) — Holding Symbol which can be lifted once the Region is satisfied with the updated Phase 1 ESA Toronto and Region • no objection to the proposal Conservation Authority 36 Report PLN 17-14 September 2, 2014 Subject: Marshall Homes (Copperfield) Ltd. (A 5/14) Page 4 Durham District School • no objection to the proposal Board and Durham • any pupils generated by the proposal can be Catholic School Board accommodated within existing school facilities Canada Post • no objection to the proposed application • provision regarding the location of a new community mailbox will be included in the Development Agreement Engineering & Public • no objection to the proposed application • Works • the owner will be required to enter into a Development Agreement with the City to address such matters as, but not limited to, road restoration, service connections, stormwater management, lot grading and drainage, boulevard tree planning, utilities and securities 3. Planning Analysis 3.1 The proposal is consistent with the policies of the Official Plan and the Bay Ridges Neighbourhood The Pickering Official Plan designates the subject property as "Open Space System - Marina Area"within the Bay Ridges Neighbourhood. This designation permits, amongst other uses: marina supportive uses; restaurants; limited retail uses; and limited residential uses in conjunction with marinas and yacht clubs. The Bay Ridges Neighbourhood policies recognize that the area generally situated north of the Lake Ontario shoreline on either side of Liverpool Road up to Commerce Street exhibits a unique mix of built and natural attributes and establishes the area as the "Liverpool Road Waterfront Node". For lands south of Wharf Street and 31.0 metres from the edge of Frenchman's Bay, residential uses may be permitted up to a maximum density of 55.0 units per net hectare provided that: • a functional marina operation can be maintained on the remaining lands • a publicly-accessible space to the water's edge of Frenchman's Bay is provided; and • other applicable policies of the Plan are complied with The proposal to create a total of 4 lots for townhouse units resulting in a residential density of approximately 44.0 units per net hectare. The proposed development will not impact the operation of the existing marina travel lift immediately to the south. The subject site does not have frontage along Frenchman's Bay and will not preclude the City's ability to provide publicly accessible space along the water's edge of Frenchman's Bay. The proposal is consistent with the policies of the Official Plan and is appropriate and in keeping with the established development along Wharf Street and Liverpool Road. 37 Report PLN 17-14 September 2, 2014 Subject: Marshall Homes (Copperfield) Ltd. (A 5/14) Page 5 3.2 The architectural design and siting of the proposed development is consistent with the urban design objectives of the Liverpool Road Waterfront Node Development Guidelines The Liverpool Road Waterfront Node Development Guidelines provide design objectives for the Bay Ridges neighbourhood. The subject property is located within the "Marina Mixed Use Area" and architectural design consideration for new development should reflect the Great Lakes Nautical Village theme by incorporating design details, such as balconies, decks, front porches, wider doorways, street level access, awnings and window boxes. • The proposed building elevations have been reviewed by the City's Urban Design Review Consultant and they have indicated that the proposed development employs a high quality, modern/contemporary architectural design. While the proposed building may not possess traditional nautical architectural characteristics, in their opinion it provides many of the qualities desired for new built form in this area such as decks and balconies on the main and second floors, a larger rooftop terrace to take advantage of water views and ample fenestration. Overall, the architectural design of the development will complement the existing townhouse development to the east. 3.3 The proposed building height is compatible with the surrounding neighbourhood The proposed building height of 3 storeys is generally consistent with the building height of the existing development to the east. The existing townhouses will continue to have views to Frenchman's Bay through the Wharf Street right-of-way and southwest over the rear yards of the proposed townhouses, the restaurant building and further southwest. The direct westerly view is currently obstructed by an existing hedgerow, an existing one storey home on the subject property, a two storey home adjacent to the water, and significant vegetation associated with that waterfront property. The proposed building height of 3 storeys will not further obstruct views to Frenchman's Bay for the residents living in the development to the east. Furthermore, staff are satisfied that the height of the proposed building is compatible with the existing pattern of development along Wharf Street. 3.4 Sufficient visitor parking is available to support the development The City's zoning by-law requires that a minimum of 2 parking spaces are provided per unit (1 within a garage and 1 on the driveway). The applicant has exceeded this minimum by designing and situating the dwellings such that three of the units can accommodate up to 3 vehicles (1 within a garage and 2 On the driveway) while the fourth unit (the end unit with the double car garage) can accommodate up to 6 vehicles (2 within the garage and 4 on the driveway). 38 Report PLN 17-14 September 2, 2014 Subject: Marshall Homes (Copperfield) Ltd. (A 5/14) Page 6 In addition, the proposed units will have wider garages (3.7 metres, whereas • typical garages have a width of 3.0 metres) to allow for the storage of items in the garage as well as vehicle parking. Furthermore, on-street parking is available for visitors on Liverpool Road and on the north side of Wharf Street, east of Liverpool Road. These locations are within a short walking distance from the subject property. Staff are satisfied that there are sufficient opportunities for visitor parking for these four townhouse units. 3.5 Proposed grading and drainage from the development will not-impact adjacent properties In support of the development, the applicant has submitted a Functional Servicing Report prepared Sabourin Kimble &Associates. The City's Engineering & Public Works Department has advised that it is generally satisfied with this report. Detailed grading plans will be required as a condition of final approval. Although under existing conditions a portion of the subject site currently drains toward the existing residential lots to the west, the drainage from the redevelopment of the site will be contained within swales on-site and redirected out to Wharf Street. Therefore, grading and drainage resulting from the development will not impact adjacent properties. 3.6 Appropriate noise measures have been provided to support the residential development A Noise Assessment Study prepared by YCA Engineering Limited, dated April 17, 2014, has been submitted in support of the application. The study examined noise levels generated by the roof top mechanical units and the delivery area associated with the Port Restaurant, and the marine travel lift to the south. Using the rear yard as the primary amenity area, the noise assessment recommended a 2.8 metre high acoustical fence along the southerly property line. Staff were concerned with the overall height of the proposed acoustical fence and requested the applicant explore alternative measures to reduce the overall height of the fence. To address this matter, the applicant has designated the roof top terraces as the primary outdoor amenity areas. In an addendum letter dated July 28, 2014, the noise consultant has advised that the roof top amenity area sound levels are expected to meet Ministry of Environmental daytime noise levels. This would allow the replacement of the proposed 2.8 metre high acoustical fence along the south property line with a 1.8 metre high privacy fence. Furthermore, all units will be provided with central air conditioning. The Region has reviewed the Noise Assessment Report (April 2014) and the Noise Assessment Addendum (July 2014) and is satisfied with the conclusions. Appropriate provisions will be included in the Development Agreement to ensure noise warning clauses will be registered on title to the properties. 39 Report PLN 17-14 September 2, 2014 Subject: Marshall Homes (Copperfield) Ltd. (A 5/14) Page 7 3.7 All Technical and Development matters will be addressed within the Development Agreement To ensure appropriate development, the City, Region and agency requirements will be imposed as conditions within the Development Agreement between the City and owner. These conditions will address matters such as, but not limited to: • drainage and grading • • site servicing • noise attenuation and the registration of a noise warning clause on title • cash-in-lieu of parkland • landscape plan and boulevard tree planting • requirements for a Construction Management Plan • building design • location of Community Mailboxes • geotechnical report 4.0 Sustainability implications have been reviewed The application was reviewed against the City's Draft Sustainable Development Guidelines resulted in a score below the Level 1 standard. Given the small scope of the application, there is limited opportunity to achieve Level 1. There will be opportunities to improve this rating as additional sustainability measures become available through the construction and building permit process _ for each phase of development, including: • use of permeable materials for paved areas • use of native species in landscaped areas • use of water and energy efficient appliances • • infiltration of runoffs from the rear yards and rear downspouts • green upgrades for new home buyers 5.0 Zoning By-law to be finalized and forwarded to Council for enactment Staff support the rezoning application and recommend that the site specific implementing by-law, containing the standards outlined in Appendix I, be brought before Council for enactment. The amending zoning by-law will incorporate an (H) — holding provision that will require the Owner to satisfy certain conditions prior to the lifting of the (H). These conditions will include entering into a Development Agreement with the City and a confirmation from the Region of Durham Region that they are satisfied with the submitted Phase 1 Environmental Site Assessment. • A by-law requesting Council to lift Part Lot Control for the subject lands will be submitted at a later date. 40 Report PLN 17-14 September 2, 2014 Subject: Marshall Homes (Copperfield) Ltd. (A 5/14) Page 8 6.0 Applicant's Comments The applicant has been advised of the recommendations of this report. Appendix Appendix I Recommended Performance Standards for Zoning By-law Amendment Application A 5/14 Attachments 1. Location Map 2. Submitted Plan 3. Submitted Concept Building Elevation Prepared By: Approved/Endorsed By: Lalita Paray, MCIP, RPP Catherine Rose, MCIP,,RPP Plan er II Chief Planner Nilesh Surti, MCIP, RPP Thomas Melymuk, CIP, RPP Manager, Development Review Director, City Development & Urban Design LP:Id Recommended for the consideration of Pickering City Council ,/..t.„,„1 . list 2.014_ Tony Prevedel, P.Eng. Chief Administrative Officer 41 Appendix t to Report PLN 17-14 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 5/14 42 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 5/14 Recommends lands to be rezone from "(H)03B Waterfront Recreational"to "(H)SA-22"to permit 4 townhouse units in accordance with the following provisions: 1. "(H) SA -22" Single Attached site specific zoning a) Lot Area (min.) — 190 square metres b) Lot Frontage (min.) —7.0 metres c) Front Yard Depth (min.) —4.0 metres to the main wall of the dwelling.and 6.0 metres to the garage d) Side Yard Width (min.) — 1.5 metres where no common wall e) Rear Yard Depth (min.) —7.5 metres f) Building Height (max.) = 12.0 metres g) Internal Garage Width (min.) — 3.7 metres on lots with 10.0 metres or less of lot frontage and 5.5 metres on lots greater than 11.0 metres of lot frontage h) unenclosed porches not exceeding 1.5 metres in height above established grade may encroach a maximum of 2.0 metres into the required minimum front yard i) uncovered decks, platforms and steps may encroach a maximum of 3.0 metres into the required rear yard j) Required Parking (min.) —2 spaces per unit k) Outdoor Private Amenity Area (min.) —25 square metres located on the roof top terrance I) Pergolas or other'structures located on the roof top terrance shall be within the maximum building height requirement 2. The (H) — holding provision to be applied until the Owner satisfies the following conditions: . a. the Owner has entered into a Development Agreement with the City; b. the Owner has submitted a revised Phase I Environmental Site Assessment Report to the satisfaction of the Region of Durham. • 43 ATTACHMENT# I TO REPORT # 9,.t5 1'7-1L( S Er' MEM OLD ORCHARD AVENUE ti . 0 � N le Lt D - illgi'r-4011.1. a�� t` 10 MONICA COOK 4 Ii BS WI° mo I//IIIii`E L s �� F' BROWNING AVE. —\\ ' w ww_ �_M FOXGLOVE AVENUE BAI, • w _ 5z I ILONA PARK r \ * i- HD In HOLY `,ISIIIM o ROAD REDEEMER zo SHEARER SEPARATE LANE WATERPI�++ r SCHOOL _ ST'r '� DRIVE w ‘Ita_ COMMERCE w \ STREET a o PARK Illrrirkiliii COMMERCE STREET ° COMMERCE STREET COL PRO ` SS ''l'�° g FRENCH�•4NS �� cn z BAY .T o �_z BROADVIEW STREET a _ 0 -z PAR \ a - g ANNLAND STREET , °� FRENCHMAN'S BAY *1101111 - ,, WHARF 1 I — 4* STREET SUBJECT in. : 11110 PROPERTY tie.•.•: • Lk 4 , . . ta) 1 ._ 0 ...,... u.., J rammed�. ____ taiiren.LAKE ONTARIO ------ 1` 1.11 . 1 N Location Map °¢ FILE No:A 05/14 -�-, APPLICANT: Marshall Homes (Copperfield) Ltd. Wm:Ad-mix PROPERTY DESCRIPTION:1283 Wharf Street (Lot 20, Plan M-89) City Development DATE:Apr.25,2014 Department ®ete se cep: Terenet Enterpri>e> In< and its >uppfiers. Ail rights Re>erved. Not a plan of >�rvey. SCALE 1 5,000 PN-3 1 2014 MPAC and itz cu4:1°—. All rights ReALZZ Nof a plan of Survey. 44 • ATTACHMENT# 2 TO . ,, REPORT # _pLK F7-I'7! • cr 0 0.1 v.: r.- Ch f'.....'Z' , <cal- . . • . • . , 1— _ . ...." -. , —, - - -.... ,.... ------- . , . J. ------,_• 1 c7)- 4-, • op C . 1 h E> g! ''.6,2•3 .i, ilctl H .0:11310X1 0350cOdi 1 h ".. ,-) ,-., 1 L.L.I 1 1 1 i N Fez° 0 7..2: — •-t- • ---1 7.-50 __15 w 1.-- I -.,..:_.., OD. . ,§ 4 I 61;1 tj N' -las c..) 17_ 0 -_, s_ .---. ..,_, >- - 2SIGUIR7 1 - 79 I ' Li. II rego. ! , I a 1 00'9 I ' ...,a CV 6:1 L'I ZY7 I cc i •CD ..c 'E co . II ===---------- -,_. - a) ...c ,- < .(xotav I I k$N >: C.:.) 7 i....■ LI trii&ald ! 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