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HomeMy WebLinkAboutOctober 11, 2016 Planning & Development Committee Agenda Tuesday, October 11, 2016 Council Chambers 7:00 pm Chair: Councillor Cumming For information related to accessibility requirements please contact: Linda Roberts 905.420.4660 extension 2928 lroberts@pickering.ca Anything highlighted denotes an attachment or link. By clicking the links on the agenda page, you can jump directly to that section of the agenda. To manoeuver back to the agenda page use the Ctrl + Home keys simultaneously, or use the “bookmark” icon to the left of your screen to navigate from one report to the next. -C~o~~ PICKERING Information Report to Planning & Development Committee From: Catherine Rose, MCIP, RPP (Acting) Director, City Development Report Number: 12-16 Date: October 11, 2016 Subject: Draft Plan of Subdivision Application SP-2016-02 Zoning By-law Amendment Application A 1 0/16 Frontdoor Developments Inc. Block 111, Plan40M-1413 (2090 Duberry Drive) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Zoning By-law Amendment and Draft Plan of Subdivision, submitted by Frontdoor Developments Inc., to permit a residential development. 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 decision is to be made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description The subject lands are located on the west side of Duberry Drive, south of Major Oaks Road within the Brock Ridge Neighbourhood (see Location Map, Attachment #1 ). The subject lands have an area of approximately 2 hectares with approximately 97 metres of frontage along Duberry Drive. The lands are currently occupied by the former St. Anthony Daniel C;3tholic Elementary School, which was officially closed in 2013, and sold to the current owner in late 2015. · Surrounding land uses include low density residential development consisting of two-storey detached, semi-detached and townhouse dwellings (see Aerial Photo, Attachment #2). Further south is the Brock Ridge Community Park and Hydro Corridor. 3. Applicant's Proposal The applicant is proposing a residential development consisting of 40 lots for detached dwellings. Thirty-five lots will front onto a new internal public road and five lots will front onto Duberry Drive (see Submitted Draft Plan of Subdivision, Attachment #3). The proposed lot frontages will range between 9.75 metres and 13.0 metres, and all dwellings are proposed to be two storeys in height. The new internal public road will have a right-of-way width of 20.0 metres extending westward from Duberry Drive and then southward, terminating in a turning circle. 1 2 Information Report No .. 12-16 Page2 4. Policy Framework 4.1 Durham Regional Official Plan The Regional Official Plan (ROP) designates the subject lands as "Living Areas". The. "Living Areas" designation shall be used predominantly for housing purposes. The plan also states that lands within the Living Areas designation shall be developed in compact form through higher densities and by intensifying and redeveloping existing areas. The applicant's proposal conforms to the policies and provisions of the ROP. 4.2 Pickering Official Plan The lands are within the Brock Ridge Neighbourhood and are designated "Urban Residential-Low Density Areas", which provides for housing and related uses. This designation permits a density of up to and including 30 units per net hectare. The proposal has a density of approximately 24.8 units per net hectare. The Official Plan states that in establishing performance standards, regard shall be had to protecting and enhancing the character of established neighbourhoods by considering matters such as building height, yard setbacks, lot coverage, access to sunlight, parking provisions and traffic implications. Details of the applications will be assessed against the policies and provisions of the Official Plan during the further processing of the applications. 4.3 Zoning By-law 3036 The subject lands are currently zoned "ES" -Elementary School Zone, within Zoning By..:law 3036, as amended by By-law 1976/85, which only permits a public school and accessory uses. The applicant has requested that the subject lands be rezoned to an appropriate residential zone category with site specific performance standards to permit the proposal. The Zoning Provisions Comparison Chart (see Attachment #4), summarizes the applicant's requested zoning provisions and the zone standards found in the surrounding residential areas (see Existing Zoning Map, Attachment #5). 5. Comments Received 5.1 Residents Comments An Open House meeting was held on September 13, 2016 at Pickering City Hall to allow area residents to learn more about the proposal, as well as review and comment on the plans that the applicant has submitted. Approximately 9 households were represented at the meeting. The following is a summary of written comments received to date, and key concerns and comments identified by area residents at the Open House meeting: • commented that only a maximum of 40 detached homes is considered compatible with the area • concerned that there will be new homes backing onto an existing home that was purchased because it abutted a school yard where there would not be any development Information Report No. 12-16 Page 3 • commented that the City should not consider approving another residential development in the Brock Ridge Neighbourhood until the widening of Brock Road is completed • concerned with the loss of the school yard that served the community's outdoor recreational needs • commented that the City should have engaged existing residents when the Durham District Catholic School Board put the surplus school site on the market for sale • concerned that the City is considering residential uses and not open space uses for the surplus school site • requested that traffic lights be installed at the intersection of Duberry Drive and Major Oaks intersection due to the high level of traffic in this area • concerned about site security and maintenance of the existing property during the municipal approval process, and requested that the vacant school building should be demolished as soon as possible • requested additional information regarding the applicant's construction management practice to ensure construction impacts such as dust, noise, mud tracking, parking of construction vehicles, and other related construction activities are minimized • concerned about the possibility of damage to existing fencing during construction • requested assurance that the existing adjacent residential lots are not impacted by ·storm drainage from the developed site 5.2 Agency Comments Durham Catholic District School Board Durham District School Board Region of Durham • no objection to the development proposal • approximately 6 elementary students could be generated from the proposed development • the proposed development is within the boundary area of St. Wilfred Catholic Elementary School and St. Mary Catholic Secondary School • no objection to the development proposal • approximately 20 elementary students could be generated from the proposed development • the proposed ·development is within the boundary area of Valley Farm Public School and Pine Ridge Secondary School • as of the writing of this report, no comments or concerns have been received 5.3 City Departments Comments As of the writing of this report, no comments or concerns have been received. 3 4 Information Report No. 12-16 Page 4 6. Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: • ensuring the proposal is in conformity with the City's Official Plan • evaluating the appropriateness of the proposed zoning performance standards, particularly the reduced side yard setbacks, to ensure that the development is in keeping with the character of the surrounding residential neighbourhood • reviewing any traffic and operational impacts on local roads • ensuring a tree compensation plan and/or financial contribution is provided to address the loss of existing mature trees and other significant vegetation • ensuring that the required technical submissions and reports meet city standards 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 online viewing at pickering.ca/devapp or in person at the office of the City of Pickering, City Developm~nt Department: • Draft Plan .of Subdivision, prepared by Weston Consulting, dated May 26, 2016 • Functional Servicing and Stormwater Management Report, prepared by Schaeffers, dated May 2016 • Phase One Environmental Site Assessment, prepared by Golder Associates, dated May 2016 • Planning Justification Report, prepared by Weston Consulting, dated June 2016 • Preliminary Site Development Plan, prepared by Hunt Design Associates Inc., dated June 16, 2016 • Soil Investigation, prepared by Soil Engineers Limited, dated March 2016 • Streetscape Landscape/Planting Plan, prepared by Landscape Planning Limited, dated April 2016 • Traffic Study, prepared by LEA Consulting Ltd., dated June 2, 2016 • Tree Inventory and Arborist Report, prepared by The Urban Arborist, dated June 1, 2016 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 prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council 1 1 ---Cip oJ--- PJCKER1NG Information Report to Planning & Development Committee From: Catherine Rose, MCIP, RPP (Acting) Director, City Development Report Number: 13-16 Date: October 11, 2016 Subject: Zoning By-law Amendment Application A 09/16 Draft Plan of Subdivision Application SP-2016-01 Draft Plan of Condominium Application CP-2016-03 702153 Ontario Limited Part of Lot 1, Plan 566 (1985 and 1999 Altona Road) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Zoning By-law Amendment, Draft Plan of Subdivision, and Draft Plan of Condominium, submitted by 702153 Ontario Limited, to permit a residential common element condominium development. 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 issue. This report is for information and no decision is to be made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description The subject lands are located at the southeast corner of Altona Road and Finch Avenue, within the Rouge Park Neighbourhood (see Location Map, Attachment #1). The subject lands comprise two properties having an area of approximately 0.83 of a hectare with approximately 81 metres of frontage along Altona Road and 65 metres of frontage along Finch Avenue. The site is generally clear with hedgerows along the east and south property lines. The larger parcel at 1999 Altona Road is presently vacant with the exception of an unused paved parking lot remaining from a previous sales office that occupied the site. The property at 1985 Altona Road contains a vacant dwelling and an accessory building. Information Report No. 13-16 Page 2 Surrounding land uses include (see Aerial Photo, Attachment #2): north across Finch Avenue, a woodlot owned by Infrastructure Ontario, and further east of the woodlot is a residential development consisting of detached dwellings fronting onto Mapleview Court east detached dwellings fronting onto Finch Avenue, and environmentally sensitive lands owned by the Toronto and Region Conservation Authority south lands currently under construction for a residential common element condominium development consisting of 40 townhouse units west across Altona Road, at the southwest corner of Finch Avenue and Altona Road are lands presently under construction for a residential common element condominium development consisting of 23 3-storey townhouse units, and an existing semi-detached dwelling fronting Shadow Place 3. Applicant's Proposal The applicant is proposing a common element condominium development consisting of 40 townhouse units and 8 back-to-back semi-detached dwellings accessed through an internal private road (see Submitted Concept Plan, Attachment #3). The concept plan illustrates 6 residential blocks. Blocks 1 and 2 consist of 29 rear lane townhouse units fronting onto Altona Road and Finch Avenue with parking at the rear of the dwelling units from the internal private road. Blocks 3 and 4 consist of 8 back-to-back semi-detached dwellings. Blocks 5 and 6 consist of 11 traditional townhouse units. Parking for both the back-to-back semi-detached dwellings and the traditional townhouse units is provided at the front of the buildings off the internal private road. The minimum lot frontages range between 4.58 metres and 7.2 metres. All buildings are proposed to be 3-storeys, approximately 12 metres in height (see Submitted Conceptual Rendering, Attachment #4). Vehicular access to the development is from Altona Road. Resident parking is provided at q ratio of two parking spaces per dwelling unit (one parl<ing space within a private garage and one space on the driveway). Visitor parking is provided at a rate of 0.25 spaces per unit for a total of 12 parking spaces. The concept plan also includes a community mailbox area, a water meter room, an outdoor amenity area and internal sidewalks. The applicant has submitted a Draft Plan of Subdivision 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 an open space block for the environmental sensitive lands and associated buffers to be conveyed to the Toronto and Region Conservation Authority (TRCA), and a road widening block along Finch Avenue to be conveyed to the Region of Durham (see Submitted Draft Plan of Subdivision, Attachment #5). 12 13 Information Report No. 13-16 Page 3 The applicant has also submitted a Draft Plan of Condominium Application to create tenure of the parcels in the development. The common element features include, but are not limited to, the internal private road, internal sidewalks, visitor parking areas, outdoor amenity area, community mailboxes, and the water meter room (see Submitted Draft Plan of Condominium, Attachment #6). The development will be subject to site plan approval. 4. Policy Framework 4.1 Durham Regional Official Plan The Regional Official Plan (ROP) designates the subject lands as "Living Areas". The "Living Areas" designation shall be used predominantly for housing purposes. The plan also states that lands within the Living Areas designation shall be developed in compact form through h_igher densities and by intensifying and redeveloping existing areas. Altona Road and Finch Avenue, east of Altona Road, are designated as Type B Arterial Roads. Type B Arterial Roads generally have a right-of-way width ranging from 36 to 50 metres. The applications will be assessed against the policies and provisions of the Regional Official Plan during the further processing of the application. 4.2 Pickering Official Plan The subject lands are within the Rouge Park Neighbourhood and are designated "Mixed Use Areas -Local Nodes", which provides for the widest variety of uses and highest levels of activities in the City at a scale and extent intend_ed to serve the local community. This designation permits a maximum net residential density of over 30 and up to and including 80 units per net hectare, and a maximum gross leasable floor space for the retailing of goods and services of up to and including 1 0,000 square metres. The permitted maximum floor space index (FSI) is up to and including 2.5 FSI. The proposal will result in a net residential density of 68 units per net hectare, which falls within the permitted density range of the "Mixed Use Areas -Local Nodes" . . The City of Pickering Official Plan establishes broad goals and objectives related to housing. A key goal of Council is to encourage a broad diversity of housing form, location, size, tenure and cost within tlie City, so that the housing needs of existing and future residents can be met as they evolve over time. 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 environmentally sensitive lands. Information Report No. 13-16 Page4 4.3 Rouge Park Neighbourhood Development Guidelines The Rouge Park Neighbourhood Development Guidelines establish goals to ensure lands are developed in a cohesive, well-designed neighbourhood. In review of development proposals, the following broad goals of the guidelines are to be considered: • develop 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 • 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 "neighbhourhood focus", which require a strong presence at this intersection 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. In reviewing development proposals in this area, theGuidelines require the following: • building heights will preferably range from 8.5 metres to 15 metres in height (generally 3 to 5 storeys) • redevelopment of the southeast corner of Altona Road and Finch Avenue is strongly encouraged to accommodate a range of uses, including: medium density residential; retailing; offices; restaurants; and community, cultural and recreation uses, as well as accommodate as much as 1 ,000 square metres of non-residential space • access to the blocks of land at the four corners of the Altona Road and Finch Avenue intersection will be dependent on the type of uses proposed and residential development will be encouraged to make use of new, internal roads 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 subject lands are zoned "C1"-Local Commercial Zone and "A"-Rural Agricultural Zone, within Zoning By-law 3036, as amended. The "C1" Zone permits various commercial, office and restaurant uses. The "A" ·zone permits various agricultural uses including one detached dwelling on a lot having a minimum lot frontage of 60 metres and a minimum lot area of 0.8 of a hectare. 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 proposal. An amendment to the zoning by-law is required to implement the applicant's proposal. 14 15 Information Report No. 13-16 Page 5 5. Comments Received· 5.1 Resident Comments The following is a summary of written comments received to date: • disagreed with any proposed rezoning of the subject lands to a residential use; preferring that these lands be developed for local commercial uses serving the growing residential community and promoting a walkable neighbourhood • concerned that Altona Road and Finch Avenue will become overly congested if another residential development is constructed 5.2 Agency Comments Durham District School Board Region of Durham Toronto and Region Conservation Authority • no objection to the development proposal • approximately 17 elementary students could be generated from the proposed development • the proposed development is within the boundary area of Altona Forest Public School and Dunbarton High School • as of the writing of this report, no comments or concerns have been received • as of the writing of this report, no comments or concerns have been received 5.3 · City Departments Comments As of the writing of this report, no comments or concerns have been received. 6. Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: • ensuring conformity with the City's Official Plan and Neighbourhood policies and Development Guidelines · • assessing whether non-residential uses can be incorporated within the proposal to provide local commercial uses to service the immediate neighbourhood • ensuring that the limit of development is further refined to the satisfaction of the Toronto and Region Conservation Authority • evaluating the appropriateness of the proposed site layout, building setbacks, building heights and massing, and landscaped to ensure the City's urban design objectives are achieved for the intersection of Altona Road and Finch Avenue • evaluating the location, size and functionality of the proposed outdoor amenity area • ensuring that adequate resident and visitor parking is provided to support this development Information Report No. 13-16 Page 6 • reviewing traffic and operational impacts on_ adjacent roads and the intersection of Altona Road and Finch Avenue • ensuring that the proposed road widening is acceptable to the Region of Durham • 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 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 online viewing at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: • Arborist Report and Tree Inventory Plan, prepared by Cosburn Nauboris Ltd., dated February 5, 2016 • Draft Plan of Condominium, prepared by GHD, dated June 2016 • Draft Plan of Subdivision, prepared by GHD, dated June 2016 • Environmental Impact Study, prepared by Beacon Environmental, dated June 2016 • Functional Servicing Report, prepared by Sabourin Kimble & Associates Ltd., dated May 2016 • Geotechnical Investigation, prepared by Canada Engineering Services Inc., dated December 22, 2015 • Hydrogeological Study, prepared by Soil Engineers Ltd.; dated March 2016 • Noise Impact Study, prepared by J.E. Coulter Associates Limited, dated April 5, 2016 • Phase One Environmental Site Assessment, prepared by Canada Engineering Services Inc., dated December 22, 2015 • Planning Rationale Report, prepared by GHD, dated June 2016 • Preliminary Site Plan and Building Elevations, prepared by SRN Architects Inc., dated April12, 2016 • Stages 1 and 2 Archaeological Assessment, prepared by The Archaeologists Inc., dated May 12, 2016 • Sustainable Development Report, prepared by GHD, dated June 2016 • Transportation Impact Assessment, prepared by AECOM, dated April2016 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 prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council 16