HomeMy WebLinkAboutInformation Report 01-19-C~of-· -PlCKER1NG Information Report to Planning & Development Committee From: Catherine Rose, MCIP, RPP Chief Planner Report Number: 01-19 Date: January 7, 2019 Subject: Official Plan Amendment Application OPA 18-004/P Zoning By-law Amendment Application A 09/18 Trillium Housing Oak Non-Profit Corporation Part of Lot 18, Concession 3 North, Part 1, 40R-29457 (Southeast corner of William Jackson Drive and Earl Grey Avenue) 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 Trillium Housing Oak Non-Profit Corporation, to permit a residential 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. The 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 on these applications are being made at this time. Staff will bring forward a recommendati.on 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 William Jackson Drive and Earl Grey Avenue withiri the Duffin Heights Neighbourhood (see Location Map, Attachment #1). The subject lands have an area of approximately 1.75 hectares with approximately 196 metres of frontage along William Jackson Drive and approximately 98 metres of frontage along Earl Grey Avenue. The lands are presently vacant with a few clusters of trees that are proposed to be removed to accommodate the development (see Air Photo Map, Attachment #2). Surrounding land uses include: North: Across Earl Grey Avenue is a residential subdivision consisting of freehold semi-detached and townhouse dwellings. East: Vacant lands that are designated as "Open Space Systems -Natural Areas", the Urfe Creek valley lands and further east is the Pickering Golf Club.
Information Report No. 01-19 Page 2 South: Hydro corridor that includes a parking lot that services the Pickering Golf Club and further south is Creekside Neighbourhood Park. West: Across William Jackson Drive is a residential condominium development by Averton (Brock) Limited. The development includes a mix of townhouse units on the north and south sides of Rex Health Drive, and two 8-storey apartment buildings and townhouse units along Brock Road (not yet under construction). In late 2017, Averton (Brock) Limited submitted a rezoning application to permit an increase in the number of apartment units and an increase in the height of the ·apartment buildings. 3. Trillium Housing Oak Non-Profit Corporation Trillium Housing Oak Non-Profit Corporation (Trillium Housing) is a non-profit housing provider which has a mortgage assistance program providing financial support for buyers entering the housing market. Trillium Housing purchases surplus lands from the Province, and partners with a developer (in this case VanMar Contractors) to work together to develop and sell some of the units to families who otherwise cannot afford to buy. The subject lands were originally planned for a future elementary school. However, the Durham Catholic District School Board determined the lands were no longer required. In 2017, Trillium Housing purchased the subject lands from Infrastructure Ontario. 4. Applicant's Proposal Trillium Housing is proposing a residential condominium development consisting of 264 stacked units accessed through an internal private road (see Submitted Concept Site Plan, Attachment #3). The conceptual plan illustrates 13 residential blocks fronting William Jackson Drive, Earl Grey Avenue, a private road and internal courtyard areas. The residential blocks will have four levels. However, all buildings will appear as though they are 3 storey from William Jackson Drive and Earl Grey Avenue. The first level is a bungalow unit that has a pedestrian access from the internal courtyard. This unit will have a private outdoor amenity area at grade. The second level is also a bungalow unit that has a pedestrian access either from the internal private road or from a public street. This unit will have a balcony overlooking the courtyard as their private outdoor amenity area. The third and fourth levels are back-to-back 2 storey units having pedestrian access from either the private road or the public streets. The upper units will have a rooftop private outdoor amenity area and balconies (see Submitted Concept Rendering, Submitted Concept Elevation Plan and Submitted Concept Cross Section, Attachments #4, 'lf-5 and #6). A mix of one, two and three bedroom units are proposed. Vehicular access to the internal private road will be provided from William Jackson Drive across from Rex Heath Drive and from a second access on the south side of the site. An underground parking garage is proposed providing 405 spaces for residents a.nd visitors, and an additional 16 surface spaces for visitors. Resident parking is provided at a ratio of 1.25 spaces per unit, and visitor parking at a ratio of 0.25 spaces per unit, for a total of 421 parking spaces.
Information Report No. 01-19 Page 3 The applicant is proposing a 900 square metre park block to be conveyed to the City as parkland dedication, which is located at southwest corner of the site adjacent to the hydro corridor. Also proposed is a centrally located amenity area that includes an indoor amenity building and an outdoor amenity area. This space is intended to include a landscaped area, and areas of decking, decorative paving or other similar surfaces. The design of these areas will be determined as part of the site plan approval process. Along the easterly edge of the site is a natural buffer zone adjacent to the natural heritage feature, which is proposed to be rezoned as open space area and provide additional outdoor amenity area. The applicant has submitted an application for an Official Plan Amendment to re-designate the subject lands from "Medium Density Areas" to "High Density Areas", and a Zoning By-law Amendment application to rezone the subject lands to an appropriate residential zone category to implement the proposal as described above, including establishing appropriate development standards. The proposal will be subject to site plan approval and an application for draft plan of condominium will be required at a late date. 5. Policy Framework 5.1 Region of Durham Official Plan The Regional Official Plan (ROP) designates the subject lands as "Living Areas". The "Living Areas" designation shall be used predominately for housing purposes. Th~ 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. The proposal generally conforms to the Durham Regional Official Plan. 5.2 Pickering Official Plan The Pickering Official Plan designates the subject lands as "Urban Residential Areas -Medium Density Areas" within the Duffin Heights Neighbourhood. The Duffin Heights Neighbourhood is intended to be developed with a mix of uses including medium and high density residential. Lands within the medium density designation are intended primarily for housing and related uses. The permitted residential density range for Medium Density Areas is over 30 units and up to and including 80 units per net hectare. The proposed development will result in a density of 161 units per net hectare, which is not within the permissible density range and therefore an Official Plan Amendment is required to facilitate the proposal.
Information Report No. 01-19 The following table outlines the maximum permissible _and proposed density for the development. Page4 Units per Net Resulting total Hectare number of units Maximum permitted density by the City's 80 units/ha 132 units Official Plan Proposed Maximum Density 161 units/ha 264 units Difference between maximum permitted additional additional density and proposed density 81 units/ha 132 units 5.3 Duffin Heights Neighbourhood Policies and Development Guidelines The Duffin Heights Neighbourhood policies of the Pickering Official Plan require a broad mix of housing by form, location, size and affordability within the neighbourhood. New development is required to demonstrate how the proposal is consistent with the Duffin Heights Environmental Servicing Plan (ESP) to the satisfaction of the Region, City and the Toronto and Region Conservation Authority (TRCA). As a condition of approval, the landowners are required to become a party to the cost sharing agreement for Duffin Heights or receive an acknowledgement from the Trustee of the Duffin Heights Landowners Group Inc. that the benefitting landowner has made satisfactory arrangements to pay its proportion of the shared development costs. The Duffin Heights Neighbourhood Development Guidelines provide design objectives for the neighbourhood. The Tertiary Plan identifies the lands as residential. The intent of the Guidelines is to further the objectives of the Official Plan and to achieve the following: • · an accessible pedestrian-oriented residential areas, distinct in character and harmonious with the larger neighbourhood. • a streetscape which is attractive, safe and encourages social interaction with the neighbourhood • a central focus to the neighbourhood which is safe, lively and attractive • · a diversity of uses to support neighbourhood and City functioris, and • a mix of housing types, forms, affordability and tenure on a variety of lot frontages The Plan identifies a proposed separate elementary school symbol on the subject lands. The City has previously received confirmation from the Durham Catholic District School board that a separate elementary school is no longer needed at this location. The Guidelines state that the location of symbols on the Tertiary Plan will be further refined through the review and approval of development applications. · The applications will be assessed against the provisions of the Duffin Heights Neigbourhood policies and Development Guidelines during the further processing of ~he applications.
Information Report No. 01-19 Page 5 5.4 Zoning By-law 3037 The subject lands are currently zoned "Cl-ES" -Elementary School Zone within. Zoning By-law 3037, as amended, which permits an elementary school use. The applicant is requesting to rezone the subject lands to appropriate residential zone categories with site-specific performance standards to facilitate the proposal. 6. Comments Received 6.1 Public comments from public open house meeting and written submissions On November 28, 2018, a Public Open House meeting was hosted by the City Development Department to inform area residents about the development proposal. One person attended the Open House meeting. The following is a list of key concerns that were verbally expressed by the area resident at the meeting and written comments received. • · opposed to the proposed change in land use from an elementary school site to a residential development • commented that the proposed change in land use to High Density Residential is not suitable for this location • commented that the number of new high density residential developments within the Duffin Heights community are inconsistent with the neighbourhood vision • concerned that the proposed high density residential development will put a strain on the existing park spaces within the neighbourhood and negatively impact all of the existing residents • commented that the proposal will further worsen the existing parking issues within the neighbourhood • concerned that the development will impact the natural habitat and remove environmental sensitive lands • commented that the proposal will negatively impact the existing property values within the neighbourhood · 6.2 Agency Comments 6.2.1 Region of Durham • Th_e proposal contributes to providing a variety of housing options for the residents of Durham Region of all household size and income. • The applicant is required to implement the recommendations of the submitted Noise Feasibility Study, and will require that the noise mitigation measure in the Study be added to the City's Site Plan/Condominium Agreement to the satisfaction of the Region. • A Phase One Environmental Site Assessment and a Phase Two Environmental Site Assessment were submitted, and the Phase Two recommends that no further study is required and a signed and stamped Reliance Letter is required. • Archeological potential was addressed during a Stage 1-3 Archaeological Assessments, and no archaeological sites were found either on or immediately adjacent to the subject site and no further archeological assessment is required.
Information Report No. 01-19 Page 6 • The Region requests that a copy of the Clearance letter from the Ministry of Tourism, Culture and Sport be forwarded to the Region. • The subject lands fall within the recommended 400 metre walking distance to transit, as per the Durham Region Transit (ORT) Five Year Service Strategy. The nearest transit stop to the site is currently located at the intersection of Brock Road and Zents Drive. However, future transit service will be directly on William Jackson Drive at the site, once Rex Heath Drive is open for transit service. ORT and the applicant will coordinate the future transit stop location. • Municipal water supply can be provided from the existing watermain on William Jackson Drive. • Based on projections of flows generated by existing and future developments, it is anticipated that ultimately the theoretical flow at the Duffin Heights Sanitary Sewage Pumping Station (SSPS) may exceed capacity. The remaining sanitary capacity will be on a first come first serve basis, and is allocated at the time of signin•g a servicing agreement. Diversion. of future flows away from Duffin Heights SSPS may be needed in the future. The Region will monitor this situation as development within the Duffin Heights SSPS service are.a proceeds. • A Waste Management Plan illustrating how waste collection can be accommodated is required at the site plan application. If the development does not meet Region's standards for municipal waste collection on private property, then the applicant will be responsible for retaining private waste collection services. · 6.2.2 Toronto and Region Conservation Authority (TRCA) • The subject lands are within a TRCA Regulated Area. • TRCA's policy document, the Living City Policies (LCP) for Planning and Development in the Watersheds of the TRCA apply to this application. • TRCA is in agreement with the 30 metre buffer from the natural features. However, TRCA recommends that the buffer limit be "squared-off" so that a consistent separation is established between the development block and the natural area. · • The buffer area lands are requested to be identified as a separate block and rezoned to an appropriate open space/natural area category. • There are no ecosystem losses on this site or as part of the development. However, TRCA requests that lands to the rear be planted and renaturalized, as well as a trail extension be considered within the 30 metre buffer on Infrastructure Ontario lands. • The applicant shall demonstrate conformity with TRCA stromwater management criteria • The applicant is to provide information on the number of underground parking levels and any dewatering requirement. If dewatering is required, an impact assessment on Urfe Creek and a mitigation and contingency plan is required. 6.2.3 Hydro One Networks Inc. (HONI) • The development proposal is abutting and encroaching onto HONI high voltage transmission corridor. • All technical requirements are required to be addressed to HONl's satisfaction.
Information Report No. 01-19 Page 7 6.3 City Department Comments 6.3.1 Engineering Services Department • The applicant shall satisfy the City, through the site plan application review stage, respecting the submission of appropriate engineering drawings that detail, among other things, City services, roads, storm sewers, sidewalks, lot grading, street lights, fencing and tree planting, and financially secure such works. • Tree compensation shall be provided for the removal of all trees as required· under the City of Pickering Inventory, Preservation and Removal Compensation Policy. • Internal accessible pedestrian facilities/pathways are to be increased to 1.8 metres or greater. • The proposed Storm Drainage Plan and the Functional Grading Plan are to be revised to be consistent with the proposed stormwater management strategy with respect to major flows. • The applicant is required to demonstrate that the Water Balance targets established in the Environmental Servicing Plan will be achieved. The applicant is required to explore opportunities throughout the site to implement Low Impact Development measures to help satisfy the Water Balance targets. · • The applicant is required to confirm that there is sufficient inlet capacity, and storm sewer capacity to capture and convey the major systems flows. • Complete details of the underground storage tank are required. 6.3.2 Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and other identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant prior to a final recommendation · report to Planning & Development Committee: • ensuring conformity with all applicable statutory policies of the Provincial Policy Statement (2014), the Growth Plan for the Greater Golden Horseshoe (2017), the Region of Durham and City of Pickering Official Plans, Neighbourhood policies and Development Guidelines • assessing the appropriateness of redesignating the subject lands from "Medium Density Residential" to "High Density Residential" · • ensuring the proposed housing form and density is compatible with the surrounding neighbourhood • evaluating the appropriateness of the proposed site layout, building setbacks, massing and landscaping to ensure the City's urban design objectives are achieved • evaluating the design of the pedestrian connections within the site and. to the transit stop location(s) • evaluating size and functionality of the proposed public park block • assessing whether the size and configuration of the proposed private amenity space is appropriate for the proposed development • ensuring the buffer area is rezoned to an appropriate open space/natural area category • ensuring Low Impact Development measures are appropriately designed and located to the satisfaction of the City and the TRCA
Information Report No. 01-19 Page 8 • ensuring the applicant becomes a party to the cost sharing agreement for Duffin Heights or receives an acknowledgement from the Trustee of the Duffin Heights Landowners Group Inc., that the benefitting landowner has made satisfactory arrangements to pay its proportions of the shar·ed development cost • ensuring that the required technical submissions and reports meet City standards • further issues may be identified following receipt and review of comments from the circulated departments, agencies and public The City Development Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies, and public. 7. Information Received Copies of the plans and studies listed below are available for viewing on the City's website at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: • . Conceptual Site Plan, prepared by Kirkor Architecture, dated June 2018 • Planning & Urban Design Rationale, prepared by SvN Architects & Planners, elated June 2018 • Noise Feasibility Study, prepared by HGC Engineering, dated June 2018 • Phase I, Environmental Site Assessment, prepared by Soil Engineers Ltd., dated December 8, 2017 • Phase II, Environmental Site Assessment, prepared by Soil Engineers Ltd., dated February 5, 2018 • Environmental Impact Study, prepared by Beacon Environmental, dated June 2018 • Functional Servicing Report, prepared by SCS Consulting Group Ltd., dated June 2018 • Arborist Report and Tree Inventory and Preservation Plan, prepared by Beacon Environmental, dated June 2018 • Transportation Study Report, prepared by R.J. Burnside & Associates, dated June 2018 . • Archaeological Site Assessment, prepared by Archaeological Assessments Ltd., dated June 2018 • Geotechnical Soil Report, prepared by Soil Engineers Ltd., dated January 2018 • Geomorphic Assessment Report, prepared by Beacon Environmental, dated June 2018 • Slope Stability Analysis, prepared by Soil Engineers Ltd., dated April 2018 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
Information Report No. 01-19 Page 9 • ariy 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 8.2 Official Plan Amendment Approval Authority • the Region of Durham may exempt certain local official plan amendments from Regional approval if such applications are determined to be locally significant, and do not exhibit matters of Regional and/or Provincial interest • the Region has determined that this application is considered to have no significant Regional or Provincial concerns and therefore exempted from Regional approval • Council will make the final decision subject to the appeal provisions of the Planning Act 9. Owner/Applicant Information The owner of this property is Trillium Housing Oak Non-Profit Corporation and represented by SvN Architects & Planners. Attachments 1. Location Map 2. Air Photo Map 3. Submitted Concept Site Plan 4. Submitted Concept Rendering 5. Submitted Concept Elevation Plan 6. Submitted Concept Cross Section Prepared By: LL elebre, MCIP, RPP lann r, Development Review CC:NS:ld Date of Report: December 20, 2018 Approved/Endorsed By: ~P~ Catherine Rose, MC~P~P Chief Planner
Zents Drive Dersan Street -Cift;o/-PJ(KERJNG City Development Department Attachment# I to Information Report# 01-(9 Lands -Location Ma File: OPA 18-04/P and A 09/18 Applicant: Trillium Housing Oak Non-Profit Corporation Pro ert Descri tion: Part of Lot 18 Concession 3 Part 1 40R-29457 (SE corner of William Jackson Dr and Earl Grey Ave) Date: Dec. 17, 2018 I rlghtsreserved.;C) Her l,1ajesty the Oueenln Right of Can.id a, ~pu1menl of ~lat~1 Resources. Al rights reHrved.: SCALE: 1 :5,QQQ OTeranet Enlerprisu Inc. :md Its supplie1$ all rights reserved.; 0 Municipal PropertyAnenment Corpoulbn and Is 1uppfer1 all rig
hts reserved.; THIS IS UOT APLAU OF SURVEY.
-Cdt;t>/-P1CKER1NG City Development Department Air Photo Ma File: OPA 18-04/P and A 09/18 Applicant: Trillium Housing Oak Non-Profit Corporation Pro ert Descri tion: Part of Lot 18 Concession 3 Part 1 40R-29457 (SE corner of William Jackson Dr and Earl Grey Ave) Date: Dec. 17, 2018 SCALE: 1 :5,000 THIS IS NOT A PLAtl OF SURVEY.
1' w > ~ 0 z 0 ~ ~ ""') --Cdt)o/--p](KERJNG City Development Department Attachment# 3 to ijnformation Report# 0 / -19 -BUILDING TYPE 1 (3 .BEDROOM ONLY) --BUILDING TYPE 2 (2 BEDROOMS&. 1 BEDROOMS) LANDSCAPED AREAS ----WALKWAYS DRIVEWAYS AND PARKING AREAS PARKLAND DEDICATION 30.0M NATURAL FEATURE BUFFER --PROPOSED LANDSCAPE BUFFER ON HYDRO LANDS AMENITY AREA Submitted Concept Site Plan File No: OPA 18-04/P and A 09/18 Applicant: Trillium Housing Oak Non-Profit Corporation Property Description: Part of Lot 18, Concession 3, Part 1 40R-29457 (SE corner of William Jackson Dr and Earl Grey Ave) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Dec 17, 2018
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