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HomeMy WebLinkAboutInformation Report 08-15 City 00 Information Report to Planning & Development Committee pll PICKERING Report Number: 08-15 Date: November 9, 2015 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Official Plan Amendment Application OPA 15-002P Zoning By-law Amendment Application A 12/15 2399478 Ontario Inc. Plan 388, Part Lots 2 & 3 (1956 Altona Road) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Official Plan Amendment and Zoning By-law Amendment, submitted by 2399478 Ontario Inc., to permit a residential condominium development consisting of 73 stacked back-to-back townhouse units. This report contains general information on the applicable Official Plan and other related policies, and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. Planning & Development Committee will hear public delegations on the applications, ask questions of clarification and identify any planning issues. This report is for information and no decisions on these applications are being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description The subject property is located on the west side of Altona Road, north of the Hydro Corridor and south of Finch Avenue in the Rouge Park Neighbourhood (see Location Map, Attachment#1). The property has an area of approximately 2.4 hectares with approximately 50 metres of frontage along Altona Road. The subject property is heavily treed. The westerly portion of the property contains significant open space lands associated with the Petticoat Creek valley and the Townline Provincially Significant Wetland Complex. The easterly portion of the property supports a detached dwelling, which is intended to be demolished to accommodate the proposal. Information Report No. 08-15 Page 2 Surrounding land uses include: north: recently draft approved plan of subdivision for 22 townhouse units fronting the extension of Shadow Place, and environmentally sensitive lands associated with the Petticoat Creek valley and the Townline Provincially Significant Wetland Complex east: across Altona Road, a recently approved common element condominium development consisting of 40 townhouse units south: a Hydro Corridor, and further south low density residential development west: the Townline Provincially Significant Wetland Complex and Petticoat Creek valley lands 3. Applicant's Proposal The applicant has submitted applications for an Official Plan Amendment and a Zoning By-law Amendment to re-designate the easterly developable portion of the subject lands from "Urban Residential Areas — Low Density Areas" to "Urban Residential Areas — High Density Areas". The remaining portion of the subject lands outside of the proposed development limits are designated "Open Space System — Natural Areas" and these lands are intended to be conveyed to the Toronto and Region Conservation Authority (TRCA). The applicant is proposing a condominium development consisting of 73 stacked back-to-back townhouse units within three multi-unit residential blocks accessed through an internal private road (see Submitted Plan and Submitted Building Elevations, Attachments #2, #3 and #4). Blocks 1 and 2 will be 4-storeys (approximately 14.0 metres in height) with 2 units of 2-storeys stacked above each other. Block 1 will be 3-storeys (approximately 10.5 metres in height) with a single storey through unit on the first floor and a 2-storey unit above. A single level of resident parking is provided below the buildings and visitor parking will be provided at grade. Resident parking is provided at a rate of 1 space per unit for a total of 73 spaces. Visitor parking is provided at a rate of 0.25 spaces per unit for a total of 18 parking spaces. Vehicular access is provided through a 6.5 metre wide private road off Altona Road. The proposed plan also illustrates a small parkette immediately north of Block 3 and an internal pedestrian pathway system. The development will be subject to site plan approval. Information Report No. 08-15 Page 3 4. Policy Framework 4.1 Regional Official Plan The Regional Official Plan (ROP) designates the subject lands as "Living Areas" and "Major Open Space Areas". The "Living Areas" designation shall be used predominantly for housing purposes, while the "Major Open Space Areas" designation shall be for conservation, and a full range of agricultural, agricultural-related and secondary uses. The plan also states that lands within the "Living Areas" designation shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along an arterial road. The applicant's proposal conforms to the policies and provisions of the Durham Regional Official Plan. 4.2 Pickering Official Plan The subject lands are within the Rouge Park Neighbourhood. The easterly developable portion of the subject lands are designated "Urban Residential Areas — Low Density Areas", and the westerly non-developable portion of the subject lands are designated "Open Space System — Natural Areas". The "Urban Residential Areas — Low Density Areas" designation provides for housing and related uses with a maximum net residential density of 30 units per hectare. The applicant's proposal illustrates a net residential density of approximately 130 units per net hectare. The "Open Space System — Natural Areas" designation is intended to be used primarily for conservation, restoration, environmental education, recreation and ancillary purposes. The Official Plan states that in establishing performance standards regard shall be had for protecting and enhancing the character of the established neighbourhoods by considering matters such as building height, yard setbacks, lot coverage, access to sunlight, parking provisions and traffic implications. The Rouge Park Neighbourhood Policies discourage reverse frontages, berms and significant noise attenuation fencing adjacent to Altona Road; requires new development to have regard for the Rouge Park Management Plan; and encourages the retention of environmentally sensitive lands. An Official Plan Amendment is required to redesignate the easterly developable portion of the subject lands from Low Density Residential to High Density Residential in order to facilitate the proposal. 4.3 Rouge Park Neighbourhood Development and Design Guidelines The Rouge Park Neighbourhood Development Guidelines (see Rouge Park Neighbourhood Tertiary Plan, Attachment #5) establishes the following goals to ensure lands are developed in a cohesive well-designed neighbourhood: Information Report No. 08-15 Page 4 • development must maintain a connection with surrounding natural areas; neighbourhood design within developable areas must be done in a manner that retains visual and physical (where appropriate) connections to these areas • residential areas feature a variety of housing types of high-quality design arranged on efficient street patterns; housing types may include detached, semi-detached, townhomes, and multi-unit dwellings which contribute to a lotting pattern and streetscape that are aesthetically pleasing, diverse, encourage social interaction within a neighbourhood, and support safe environments • development standards for the neighbourhood that are applicable to the subject properties are as follows: • new development along Altona Road should employ innovative architecture and urban design techniques to humanize the street, mitigate the effects of traffic, and present an attractive frontage along these roads • alternative development standards such as reduced right-of-ways and private lanes will also be considered • sidewalks will be required on at least one side of all new public roads • for condominium developments, a pathway system should provide convenient pedestrian access to appropriate areas within the site as well as connections to public sidewalks and streets • the Tertiary Plan identifies potential trail access locations that will link with new development with these trail systems • opportunities to secure an adequate right-of-way for these future trail systems, as well as links to the Neighbourhood will be considered in the review of the subdivision and site designs as the area develops The applicant's proposal will be reviewed in detail to ensure compliance with the requirements of the Rouge Park Neighbourhood Development and Design Guidelines. 4.4 Zoning By-law 3036 The easterly developable portion of the subject lands is zoned "A" — Rural Agricultural, which permits a detached dwelling, agricultural uses, limited recreational, institutional and business uses. The westerly non-developable portion of the subject lands is zoned "G" — Greenbelt Conservation, which permits recreational uses and limited commercial uses such as a refreshment pavilion or booth, forestry, reforestation conservation activities and agricultural uses. The applicant has requested that the developable portion of the subject lands be rezoned to an appropriate residential zone category in order to permit the development. An amendment to the zoning by-law is required to implement the applicant's proposal. Information Report No. 08-15 Page 5 5. Comments Received 5.1 Written Comments from the Public • as of the writing of this report, no comments or concerns have been received from the public 5.2 Agency Comments Region of Durham • Altona Road is a "Type B Arterial Road", which is designed to carry moderate volumes of traffic with some restrictions and typically require a right-of-way width of 30 to 36 metres • A road widening will be required to provide for an 18.0 metre right-of-way east of the centreline of Altona Road (approximately a 3.0 metre wide road widening will be required across the Altona Road frontage) • the Region will require a Record of Site Condition be completed on the property as the Phase One Environmental Site Assessment found reason for further study • as a condition of approval, the Region will require a Stage 2 Archeological Assessment and any further studies recommended by the licensed archeologist be completed and submitted to the Ministry of Tourism, Culture and Sport for the appropriate clearance • sanitary sewer and municipal water supply are available to service the proposal • staff concur with the recommendations in the Environmental Noise Impact Study as prepared by YCA Engineering Limited • the width of the internal private road does not meet the minimum requirements for Regional waste and recycling collection services • the Region has advised that they have no significant Regional or Provincial concerns with the applications, and that the Official Plan Amendment application is exempt from Regional approval Toronto and Region Conservation Authority (TRCA) • the subject property contains Key Natural Heritage Features associated with the Petticoat Creek watershed • the limit of development associated with the proposed residential development is shown to be set back 6.0 metres from the long-term stable top of bank slope • based on the submitted plans, stormwater management controls and grading is shown within the 6.0 metre buffer; buffer areas are to be naturalized and grading is not permitted within this limit • the limits of development require further refinement • request that the valleylands and buffer areas be conveyed into public ownership Information Report No. 08-15 Page 6 • require compensation for encroachment within the dripline of vegetation, removal of trees, and negative impacts on the natural system for the lands on site and adjacent to the valley corridor 5.3 City Departments Comments Engineering & Public Works • no significant concerns or objections with the applications for Official Plan Amendment and Zoning By-law Amendment • a revised Functional Servicing and Stormwater Management Report is required addressing TRCA's and the City's detail technical requirements • tree compensation will be required for the loss of existing tree canopy • a platform is required within the Altona Road right-of-way to accommodate a future municipal sidewalk • the applicant will be required to enter into a Site Plan Agreement with the City to address the development of the lands, including but not limited to, the installation of local services, grading, drainage, utilities, landscaping, stormwater management, easements for outfalls and access to the outfalls, fencing, securities, insurance, storm water management maintenance fee, inspection fees, conveyance and dedication of road widening and associated fees 6. Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: • assessing the appropriateness of the requested increase in density to ensure the proposal is compatible with the existing surrounding neighbourhood and the recently approved residential development immediately to the north and east, across Altona Road • ensuring conformity with the City's Official Plan and Neighbourhood policies and Development Guidelines • ensuring that the limit of development is further refined to the satisfaction of the Toronto and Region Conservation Authority • ensuring that adequate resident and visitor parking is provided to support this development • ensuring appropriate site layout, building setbacks, building heights and massing, landscaped areas, location and size of parkette, location of visitor parking spaces and service areas • ensuring a tree compensation plan and/or a financial contribution is provided to address the loss of existing mature trees and other significant vegetation • ensuring the landowner pays its proportionate share of the cost of the Rouge Park Neighbourhood Study and the cost of the stormwater management pond to the south • ensuring that the required technical submissions and reports meet City standards Information Report No. 08-15 Page 7 The City Development Department will conclude its position on the applications after it has received and assessed comments from the circulated departments, agencies and public. 7. Information Received Full scale copies of the plans and studies listed below are available for viewing at the office of the City of Pickering, City Development Department: • Planning Rationale Report, prepared by Brian Moss & Associates Ltd., dated July 2015 • Functional Servicing and Stormwater Management Report, prepared by GHD Ltd., dated June 2015 • Phase I & II Environmental Site Assessment, prepared by Terrapex Environmental Ltd., dated June 2015 • Environmental Noise Assessment, prepared by YCA Engineering Ltd., dated June 2015 • Tree Inventory Report, prepared by Cosburn Nauboris Ltd., dated June 2015 • Slope Stability Assessment and Geotechnical Assessment Report, prepared by Alston Associates Inc., dated June 2015 • Surveyor's Real Property Boundary Survey, prepared by Tom A. Senkus, OLS., dated January 21, 2015 • Traffic Impact Brief, prepared by GHD Ltd., dated March 2015 • Parking Standards Analysis/Justification, prepared by GHD Ltd., dated June 2015 • Phase I Archeological Assessment, prepared by This Land Archeological Ltd., dated July 2015 • Environmental Impact Study, prepared by Beacon Environmental, dated June 2015 • Concept Plan, prepared by Guthrie Muscovitch Architects, dated June 2015 8. Procedural Information 8.1 General • written comments regarding this proposal should be directed to the City Development Department • oral comments may be made at the Public Information Meeting • all comments received will be noted and used as input to a Planning Report, which will be pre ared by the City Development Department for a subsequent meeting of Council or a Committee of Council • any member of the public who wishes to reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law for this proposal • any member of the public who wishes to be notified of Council's decision regarding this proposal must request such in writing to the City Clerk Information Report No. 08-15 Page 8 9. Owner/Applicant Information • the owner of the property is 2399478 Ontario Inc. (Marshall Homes) and is represented by Brian Moss of Brian Moss & Associates Ltd. Attachments 1. Location Map 2. Submitted Plan 3. Conceptual Building Elevations - Blocks 1 and 2 4. Conceptual Building Elevations - Block 3 5. Rouge Park Neighbourhood Tertiary Plan Prepared By: Approved/Endorsed By: 4-0 ./ Aq Amy Emm, MCIP, RPP Catherine Rose, MCIP, RPP Plane r II Chief Planner Niles Surti, MCIP, RPP Manager, Development Review & Urban Design AE:Id Attachments Date of Report: October 22, 2015 Copy: Director, City Development Attachment#_/to Information`Report#. DR-/5 , Irr1 O RES •1Il1W APLEV 0 P NA1'll. — 0 )2----- ' 1 C / \ �- FINCH AVENUE - .D ----' 1 x 0 r___-Li PLACE ) ALIN ` * !�������������i PROPER rY \o& . r= ° 1410k,ko4C' ‘ms 11111111111 = N�oR IIIIIIIIIIIIIIIIII ■ \ /r) SPARROW cRelE,,\) Sch'ENT ,`�` a o 0 SP , = �= Aft& ` CHICKADEE gift ii .MELDRON x A� SANDHURST � Cr) J 'I,'�S PINE GROVE 11 0 . <'----\ wir %lir a Location Map City°¢ 'I FILE No: OPA 15-002P and A012/15 ' APPLICANT: 2399478 Ontario Inc. W C��1 Ei 1 et PROPERTY DESCRIPTION: Plan 388 Pt. 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