HomeMy WebLinkAboutPLN 17-19DICKERING
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Report to
Planning &. Development Committee
Report Number: PLN 17-19
Date: June 17, 2019
From: Kyle Bentley
Director, City Development & CBO
Subject: Official Plan Amendment OPA 18-004/P
Zoning By-law Amendment Application A 09/18
Trillium Housing Oak Non -Profit Corporation
Part of Lot 18, Concession 3, Part 1, 40R-29457
(Southeast corner of William Jackson Drive and Earl Grey Avenue)
Recommendation:
1. That Official Plan Amendment Application OPA 18-004/P, submitted by Trillium Housing Oak
Non -Profit Corporation, to re -designate the lands located on the southeast corner of William
Jackson Drive and Earl Grey Avenue from "Urban Residential Areas — Medium Density
Areas" to "Urban Residential Areas — High Density Areas" to allow a maximum site density of
161 units per net hectare in order to facilitate a residential condominium development
consisting of 264 stacked units, be approved, and that the draft by-law to adopt Amendment 37
to the Pickering Official Plan as set out in Appendix I to Report PLN 17-19 be forwarded to
Council for enactment;
2. That Zoning By-law Amendment Application A 09/18, submitted by Trillium Housing Oak
Non -Profit Corporation, to facilitate a residential condominium development consisting of
264 stacked units on lands located on the southeast corner of William Jackson Drive and
Earl Grey Avenue, be endorsed subject to the provisions contained in Appendix II to
Report PLN 17-19, and that staff be authorized to finalize and forward an implementing
Zoning By-law Amendment to Council for enactment;
3. That Informational Revision 25 to the Pickering Official Plan Duffin Heights Neighbourhood
Map 25 to delete the symbol for a "Proposed Separate Elementary School", as set out in
Appendix III, be approved; and
4. That the changes to the Duffin Heights Neighbourhood Development Guideline Figure A —
Tertiary Plan, as shown on Appendix IV to Report PLN 17-19, to delete the "Future
Elementary School", be approved.
Executive Summary: The subject lands are located on the southeast corner of William
Jackson Drive and Earl Grey Avenue within the Duffin Heights Neighbourhood (see Location Map
and Air Photo Map, Attachments #1 and #2).
Report PLN 17-19
Subject: Trillium Housing Oak Non -Profit Corporation
(OPA 18-004/P & A 09/18)
June 17, 2019
Page 2
Trillium Housing Oak Non -Profit Corporation has submitted applications for an Official Plan
Amendment and Zoning By-law Amendment to facilitate a high density residential condominium
development consisting of 264 stacked units, accessed through an internal private road (see
Conceptual Site Plan, Attachment #3). The proposed site layout and design represents a logical
and orderly development, and is in keeping with other recently constructed residential
condominium developments within this neighbourhood.
City Development staff are in support of the proposal. The proposal is consistent with Provincial
Plans and conforms to the Durham Regional Official Plan. While the current Pickering Official
Plan designation does not permit the requested number of units, the request can be supported
based on a relatively small development area, the dedication of a public park, underground
parking area, the inclusion of appropriate private amenity spaces, and the opportunity for 60 to
100 families to receive mortgage assistance from Trillium Housing.
The development complies with urban design and relevant policies of the Pickering Official Plan
and the Duffin Heights Neighbourhood Guidelines.
Accordingly, staff recommends that Council approve Official Plan Amendment Application
OPA 18-004/P and Zoning By-law Amendment Application A 09/18. Additionally, staff
recommends approval of the housekeeping changes to the Duffin Heights Neighbourhood Map 25
of the Pickering Official Plan, and the Duffin Heights Neighbourhood Tertiary Plan of the
Neighbourhood Development Guidelines.
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 William Jackson Drive and Earl
Grey Avenue within the Duffin Heights Neighbourhood (see Location Map, Attachment #1).
The subject lands have an area of approximately 1.74 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:
East:
South:
Across Earl Grey Avenue is a residential subdivision consisting of freehold
semi-detached and townhouse dwellings.
Vacant lands that are designated as "Open Space Systems — Natural Areas",
the Urfe Creek valley lands and further east is the Pickering Golf Club.
Hydro corridor that includes a parking lot that services the Pickering Golf Club
and further south is Creekside Neighbourhood Park.
Report PLN 17-19
Subject: Trillium Housing Oak Non -Profit Corporation
(OPA 18-004/P & A 09/18)
June 17, 2019
Page 3
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.
1.2 Applicant's Proposal
Trillium Housing has submitted applications for Official Plan Amendment and Zoning
By-law Amendment to facilitate a residential condominium development consisting of
264 stacked units accessed through an internal private road. The conceptual plan
illustrates 13 residential blocks fronting William Jackson Drive, Earl Grey Avenue, a private
road and internal courtyards areas (see Conceptual Site Plan, Attachment #3). The
residential blocks will have four levels. However, all buildings will appear as though they
are 3 -storeys from William Jackson Drive and Earl Grey Avenue (see Conceptual Elevation
Plan and Rendering, Attachments #4 and #5). 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 and 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.
The applicant is proposing a 935 square metre park block to be conveyed to the City as
parkland dedication, which is approximately 5 percent of the land area. The block is
located at the southwest corner of the site adjacent to the hydro corridor. Also proposed is
a centrally located private 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 30 metre buffer area from a natural heritage feature
located on adjacent lands owned by Infrastructure Ontario. In consultation with the Toronto
and Region Conservation Authority (TRCA), the applicant has refined the limits of the buffer
area so that a consistent separation limit is established between the development block and
the natural area. The revised boundary line will be fenced, and lands east of the fence will
be naturalized.
Report PLN 17-19
Subject: Trillium Housing Oak Non -Profit Corporation
(OPA 18-004/P & A 09/18)
June 17, 2019
Page 4
2. Comments Received
2.1 November 28, 2018 Open House Meeting, January 7, 2019 Public Information
Meeting, Written Submissions and a Petition
An Open house meeting was held on November 28, 2018 and a Public Information Meeting
was held on January 7, 2019 at which a number of households attended to voice their
concerns with the proposal. In addition, staff also met with a group of residents to further
discuss their concerns on December 20, 2018, and a petition was received by the Clerks
Department on January 14, 2019, signed by approximately 173 households outlining a list
of concerns.
In summary, the key concerns and comments included:
• an objection to the application to re -designate and rezone the lands to a high density
residential development
• concerned with the increase number of new stacked residential developments in the
area
• the proposal will increase traffic congestion on neighbourhood streets and intersections
• the proposal will create a greater strain on Creekside Park that is already heavily used
by residents and by the Pickering Soccer Club
• the proposal will further impact on -street parking issues
• that the City look into a long-term strategy for the neighbourhood prior to further
approving new developments in the area including the need for common spaces, City
facilities, parks and schools
A letter was received from Averton (Brock) Limited, the owner of lands located at the
northwest and southwest corner of William Jackson Drive and Rex Heath Drive. Averton
(Brock) Limited requested further clarification and information regarding servicing capacity
available to participating landowners of the Duffin Heights Landowners Group.
2.2 City Departments & Agency Comments
2.2.1 Region of Durham
• the Official Plan Amendment application is exempt from Regional approval
• the proposed residential development will support new affordable higher density
development at the periphery of a neighbourhood, efficiently utilizing existing
infrastructure and in proximity to existing transit service. The proposed development is
consistent with the policies of the Provincial Policy Statement
• the proposed development is 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
• the proposal conforms to the policies of the Regional Official Plan
• municipal water supply is available to service the proposed development from the
existing watermain on William Jackson Drive
Report PLN 17-19
Subject: Trillium Housing Oak Non -Profit Corporation
(OPA 18-004/P & A 09/18)
June 17, 2019
Page 5
• 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
• as a condition of approval, the Region requires the applicant to include all
recommended noise attenuation measures of the Noise Feasibility Study in a future
condominium/site plan agreement to the satisfaction of the Region
2.2.2 City of Pickering Engineering Services Department
• no objection to the proposal
• matters with respect to grading and drainage, fencing details, stormwater management
details, construction management requirements, snow storage location, landscaping
requirements will be further reviewed through the site plan approval process
2.2.3 Toronto and Region Conservation Authority
• no objection to the proposal
• technical matters will be further reviewed and addressed through the site plan approval
process
2.2.4 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 HONI's satisfaction
3. Planning Analysis
3.1 The proposal is consistent and conforms with the Provincial Policy Statement and
the Growth Plan for the Greater Golden Horseshoe
The Provincial Policy Statement (PPS) provides provincial policy direction on land use
planning. The PPS provides for appropriate development while protecting resources of
provincial interest, public health and safety, and the quality of the natural and built
environment. The PPS supports improved land use planning and management, which
contributes to a more effective and efficient land use planning system.
The PPS indicates that healthy, livable and safe communities are to be sustained by,
among other matters, promoting efficient development and land use patterns and
accommodating an appropriate range and mix of residential. The proposed development
promotes residential intensification and provides appropriate density where existing
infrastructure and public service facilities are available. The proposed development is
consistent with the PPS policies that encourage the efficient use of land, infrastructure and
planned public service facilities.
Report PLN 17-19
Subject: Trillium Housing Oak Non -Profit Corporation
(OPA 18-004/P & A 09/18)
June 17, 2019
Page 6
The Growth Plan for the Greater Golden Horseshoe (Growth Plan) sets out a planning
vision for growth throughout the Greater Golden Horseshoe. The subject lands are located
within the "built up area" of the City of Pickering. The proposed development provides for a
compact form of development that is consistent with the Growth Plan.
3.2 An amendment to the Pickering Official Plan to increase the density on the subject
lands is appropriate
The subject lands are within the Duffin Heights Neighbourhood and are designated
Urban Residential Areas — Medium Density Areas. The Medium Density Areas
designation provides for housing at a residential density of over 30 units and up to and
including 80 units per net hectare. The applicant is proposing 264 units on a 1.64 hectare
of developable land, resulting 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.
The applicant has submitted an Official Plan Amendment application to re -designate the
lands from Urban Residential Areas — Medium Density Areas to Urban Residential Areas —
High Density Areas. The proposed density of 161 units per net hectare exceeds the
maximum High Density Areas permission of 140 units per hectare. Therefore, the Official
Plan Amendment includes a site specific exception to permit a maximum density of
161 units per net hectare.
The policies of the Official Plan state that City Council shall encourage a broad diversity of
housing by form, location, size, tenure and cost within the neighbourhoods so that the
housing needs of existing and future residents can be met as they evolve over time. City
Council shall maximize the efficiency of existing infrastructure and minimize the
consumption of vacant land by encouraging infill development of vacant or underutilized
blocks of lands. Furthermore, City Council shall encourage the provision of an adequate
supply of housing throughout the City including the provision of an adequate supply of
affordable housing.
Trillium Housing is a non-profit housing provider which has a mortgage assistance program
providing financial support for buyers entering the housing market, who otherwise could not
afford to buy a new home. Trillium advises that this program will be available to assist
approximately 60 to 100 purchasers and therefore this proposal provides and promotes an
affordable housing option for future residents of this neighbourhood.
The proposed development reflects a compact urban form that makes efficient use of
resources and infrastructure. The proposed stacked unit housing type and built form will
create a safe, attractive and pedestrian friendly environment and is appropriate, desirable
and in keeping with the current and evolving Duffin Heights Neighbourhood.
Staff support the site specific amendment to re -designate the subject lands from Urban
Residential Areas — Medium Density Areas to Urban Residential Areas — High Density
Areas with a maximum residential density of 161 units per net hectare. It is recommended
that the By-law to adopt Amendment 37 be forwarded to Council for enactment (see
Appendix I).
Report PLN 17-19
Subject: Trillium Housing Oak Non -Profit Corporation
(OPA 18-004/P & A 09/18)
June 17, 2019
Page 7
3.3 The proposal is consistent with the design objectives of the Duffin Heights
Neighbourhood Policies and Development Guidelines
The Duffin Heights Neighbourhood policies of the Pickering Official Plan require a broad
mix of housing 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
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 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 functions, and
• a mix of housing types, forms, affordability and tenure on a variety of lot frontages
The plan conforms with the Duffin Heights Neighbourhood policies and Development
Guidelines. The overall design and layout of the plan facilitates a pedestrian -oriented
residential development by creating an attractive urban streetscape along a public road,
allowing for convenient pedestrian circulation through enhanced internal pathway
connections and open space areas. The proposal also provides and promotes new
affordable ownership housing.
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 Duffin
Heights Neighbourhood Development Guidelines including, but not limited to: detailed
building location and siting; internal pedestrian circulation and connections; internal
landscaping and final design of the private amenity areas; architectural design and
materials; and the location of community mailboxes, water meter room, hydro transformers,
gas meters and other utilities.
3.4 The proposal will have minimal traffic impacts on surrounding road network
The submitted Transportation Study, prepared by R.J. Burnside & Associates, investigated
the traffic conditions and effects of the proposed development on the surrounding area and
the intersections of Brock Road and Zents Drive/Rex Heath Drive, William Jackson Drive
and Rex Heath Drive/proposed north driveway and William Jackson Drive and proposed
south driveway. The Study found that under existing, background and total conditions,
during the morning and afternoon peak hours, all study intersections are operating and will
operate with excess capacity and roadways will continue to function with minimal delay.
Report PLN 17-19
Subject: Trillium Housing Oak Non -Profit Corporation
(OPA 18-004/P & A 09/18)
June 17, 2019
Page 8
The Study also concludes that the proposed parking supply will meet future demand.
Furthermore, the Study indicates that the site is well designed to provide access by
pedestrian and cyclist to area sidewalks, multi -use path along William Jackson Drive, bike
routes and transit, and as a result, provides choices in mode of travel. Engineering Services
has reviewed the submitted Transportation Study and concur with the consultant's
recommendations.
3.5 New Parks planned and park improvements in the Duffin Heights Neighbourhood
City Council Resolution #323/17 directed staff to work with developers and agencies to plan
and provide appropriate outdoor recreation areas/parks in the Duffin Heights Neighbourhood.
As noted in Section 1.2 of this report, the applicant is proposing a 935 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.
Staff have explored opportunities to improve and expand playground areas within existing
parks and have approved new parks spaces within the Duffin Heights neighbourhood that
are anticipated to be completed in the next two to three years.
A summary of the key improvements and new initiatives include:
• approved funding in the 2019 capital budget to construct a pre-school aged play area
within the Jackson Green parkette located at the corner of William Jackson Drive and
Misthollow Drive, which is anticipated to be constructed by August 2019
• an expansion of the playground area which may include swings and other play
structures in the Creekside Park has been included in the Capital Budget forecast for
2020
• the Pickering Soccer Club has moved a portion of its soccer programming from
Creekside Park to Kinsman Park providing additional times for the area residents to use
the soccer fields
• a new park, having an area of 0.76 of a hectare located at William Jackson Drive and
Carousel Mews, known as Carousel Green, will include a walking path, seating and
small playground area (timing of park construction is dependent on the finalization of
plans for a residential development north of the site)
• a new park, having an area of 0.62 of a hectare, located on the west of Brock Road and
the future Four Seasons Lane, will include walking paths, seating, a multi -use court,
playground area and shade structure (anticipated to be constructed in 2021)
• a new public school with outdoor playing fields is anticipated to be located on the
decommissioned City Operations Centre located west of Brock Road, at the intersection
of Tillings Road and Dersan Street
• the City is investigating entering into a long-term lease with Infrastructure Ontario for
use of hydro corridor lands for future recreational uses
Report PLN 17-19
Subject: Trillium Housing Oak Non -Profit Corporation
(OPA 18-004/P & A 09/18)
June 17, 2019
Page 9
In addition to improvements to existing park spaces and new parks to be completed over
the next two to three years, new condominium developments within Duffin Heights that are
either approved or proposed also include private parkettes serving the residents of those
developments. A map titled Duffin Heights Parklands (see Attachment #6 to this report),
has been prepared identifying the locations of existing park spaces, proposed parks and
private amenity spaces. The proposed improvements will help to alleviate concerns
regarding the lack of public park space in the Duffin Heights neighbourhood.
3.6 Response to Key Concerns raised at the January 7, 2019 Public Information Meeting,
Written Comments and January 14, 2019 Petition
The table below summarizes the key concerns raised by area residents and staff's
response.
Concerns
Staff's Response
Traffic Congestion
The proposal will have minimal traffic impacts on surrounding road
networks
As further discussed in Section 3.4 of this report, staff are satisfied that the
traffic generated by this proposal will have minimal traffic impacts within
the Duffin Heights Neighbourhoods. Key intersections are currently
operating and will continue to operate with excess capacity, and existing
roadways will continue to function with minimal delay.
Ensuring sufficient
parking
Sufficient number of parking spaces are available to accommodate
the proposal
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.
An underground parking garage is proposed providing 405 spaces for
residents and visitors, and an additional 16 surface spaces for visitors.
Resident and visitor parking ratios provided are slightly higher than other
new developments in the Duffin Heights Neighbourhood.
Staff are satisfied that there are sufficient parking spaces available to
accommodate the proposal.
Strain on local
park
New Parks planned and Park improvements in the Duffin Heights
neighbourhood
As discussed in Section 3.5 of this report, the City is proposing park
improvements to Creekside Park and other local parks in the community,
and new parks are also planned in the Duffin Heights Neighbourhood.
The applicant is proposing a 935 square metre park block to be conveyed
to the City as parkland dedication, which adds additional park space within
the neighbourhood.
Report PLN 17-19
Subject: Trillium Housing Oak Non -Profit Corporation
(OPA 18-004/P & A 09/18)
June 17, 2019
Page 10
Concerns
Staff's Response
The Pickering
Soccer Club and
Creekside Park
The Pickering Soccer Club has moved a portion of its programming
from Creekside Park
The Pickering Soccer Club has moved a portion of its soccer programming
from Creekside Park mini fields to Kinsman Park in an effort to address
recent traffic and on -street parking concerns raised by local residents
during the soccer season. The remaining soccer program will continue at
a reduced capacity.
Compatibility with
surrounding
neighbourhood
The proposal is compatible with the surrounding neighbourhood
Through building scale, form and siting of buildings, this proposal is
compatible with the surrounding neighbourhood. The proposal facilitates a
pedestrian -oriented residential development by creating an attractive urban
streetscape along a public road, allowing for convenient pedestrian
circulation and enhanced internal pathway connections and open space
areas.
Number of
residents that will
benefit from the
Trillium program
The development is anticipated to assist a minimum of 60 purchasers
The development is anticipated to assist 60 purchasers with a Trillium
mortgage and could be increased up to 100 purchasers depending on the
availability of additional financing.
3.7 Region of Durham will monitor sanitary capacity as development within the Duffin
Heights Sanitary Sewage Pumping Station service area occurs over time
Averton (Brock) Limited, owner of the lands directly west of the subject lands at the
northeast and southeast corners of Brock Road and Rex Heath Drive, submitted a letter
requesting additional information confirming the actual capacity available at the Duffin
Heights Sanitary Sewage Pumping Station (SSPS) and to review the allocation of capacity
to the participating landowners.
The Region of Durham has advised that based on projections of flows generated by
existing and future developments (pending approval and/or not constructed) located within
the Duffin Heights area, it is anticipated that ultimately the theoretical flow at the Duffin
Heights Sanitary Sewage Pumping Station (SSPS) may exceed the capacity of the facility.
The remaining sanitary capacity will be on a first come first serve basis, and is allocated at
the time of signing a servicing agreement. Diversion of future flows away from Duffin
Heights SSPS may be needed in the future. The Region will continue to monitor this
situation as development within the Duffin Heights SSPS service area proceeds.
Report PLN 17-19
Subject: Trillium Housing Oak Non -Profit Corporation
(OPA 18-004/P & A 09/18)
June 17, 2019
Page 11
3.8 The applicant is required to become a party to the Duffin Heights cost sharing
agreement or pay their proportionate share of the development costs
A letter was received on behalf of the Duffin Heights Landowners Group Inc. The letter
advises that the applicant has not signed the Duffin Heights Developers Group Cost
Sharing Agreement (CSA) and is currently a non -participant with regards to the CSA.
Therefore, the Group would like to confirm that approval of applications will be conditional
upon the Trustee confirming to the City that the Owner has executed the CSA and satisfied
obligations thereunder related to the development of the subject lands.
The implementing zoning by-law amendment will include a Holding provision on the subject
lands until such time as the City receives an acknowledgement from the Trustee of the
Duffin Heights Landowners Group that the applicant has made satisfactory arrangements
to pay its proportionate share of the development costs to the Landowners Group.
3.9 Zoning By-law to be finalized and forwarded to Council for enactment
Staff supports the Zoning By-law Amendment Application A 09/18 and recommends that
the site specific implementing by-law, containing the standards set out in Appendix II to this
Report be finalized and brought before Council for enactment.
To ensure compatibility with the surrounding community and an appropriate design, the
zoning by-law will have an appropriate residential zone category to implement the
proposal including but not limited to, maximum building height, minimum building setbacks,
built -to -zone, maximum number of units, minimum number of resident and visitor parking
spaces.
The zoning by-law will also include an appropriate zone category for a neighbourhood park
that will be dedicated to the City and an appropriate zone category for the open space
lands along the easterly edge of the site as determined by the TRCA.
As noted above, the by-law will include a Holding provision on the lands to address
cost-sharing.
3.10 Housekeeping amendments to the Duffin Heights Neighbourhood Map and the Duffin
Heights Neighbourhood Development Guidelines are required
The Duffin Heights Neighbourhood Development Guideline, Figure A — Tertiary Plan, has a
symbol for a "Future Elementary School" on the subject lands. A "Proposed Separate
Elementary School" symbol also appears on the Map 25: Duffin Heights Neighbourhood
Map of the Pickering Official Plan. The City has received written confirmation from the
Durham Catholic District School Board that a separate elementary school is no longer
needed at this location.
Report PLN 17-19
Subject: Trillium Housing Oak Non -Profit Corporation
(OPA 18-004/P & A 09/18)
June 17, 2019
Page 12
Housekeeping changes to the Official Plan and Neighbourhood Guidelines are required.
Accordingly, staff recommend Council approve Informational Revision 25 to the Pickering
Official Plan Duffin Heights Neighbourhood Map 25 to delete the symbols for a "Proposed
Separate Elementary School", as set out in Appendix III to Report PLN 17-19, and approve
the changes to the Duffin Heights Neighbourhood Development Guideline Figure A —
Tertiary Plan to delete the "Future Elementary School", as shown on Appendix IV to
Report PLN 17-19.
3.11 Technical matters will be addressed through site plan approval process
Detailed design issues will be dealt with through the site plan approval process. These
requirements will address matters such as, but not limited to:
• architectural treatment
• landscaping and fencing
• lighting
• pedestrian circulation and connections
• amenity area design
• drainage and grading
• site servicing
• construction management plan
• resident, visitor and accessible parking spaces
• waste management collection
• location of community mailboxes
• location of water meter room, hydro transformers, gas meters and other utilities
3.12 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.
3.13 Applicant's Comments
The applicant supports the recommendations of this report.
Appendices
Appendix I
Appendix II
Appendix III
Appendix IV
Draft By-law to Adopt Amendment 37 to the Pickering Official Plan
Recommended Zoning By-law Provisions for Zoning By-law Amendment
Application A 09/18
Informational Revision 25 to the Pickering Official Plan
Duffin Heights Neighbourhood Guidelines — Tertiary Plan Amendment
Report PLN 17-19
Subject: Trillium Housing Oak Non -Profit Corporation
(OPA 18-004/P & A 09/18)
June 17, 2019
Page 13
Attachments
1. Location Map
2. Air Photo Map
3. Conceptual Site Plan
4. Conceptual Elevation Pian
5. Conceptual Rendering Plan
6. Duffin Heights Parklands
Prepared By:
Cristina Celebre, MCIP, RPP
Principle Planper, Development Review
Nilesh"Surti, MCIP, RPP
Manager, Development Review
& Urban Design
CC:Id
Approved/Endorsed By:
Catherine Rose, MCIP, RPP
Chief Planner
iLt4,
Kyle Bentley, P.Eng.
Director, City Development & CBO
Recommended for the consideration
of Pickering City uncil
Tony Prevedel, P.Eng.
Chief Administrative Officer
Appendix I to
Report PLN 17-19
Draft By-law to Adopt Amendment 37
to the Pickering Official Plan
The Corporation of the _ .ty of Pickering
' 4
Bylaw r, ^ 19
Being a By-law to adopt Amendment xx to the
Official Plan for the City of Pickering (OPA 18-004/P)
Whereas pursuant to the Planning Act, R.S.O. 1990, c.p. 13, subsections 17(22) and
21(1), the Council of The Corporation of the City of Pickering may, by by-law, adopt
amendments to the Official Plan for the City of Pickering;
And whereas pursuant to Section 17(10) of the Planning Act, the Minister of Municipal
Affairs and Housing has by order authorized Regional Council to pass a by-law to
exempt proposed area municipal official plan amendments from its approval;
And whereas on February 23, 2000, Regional Council passed By-law 11/2000, which
allows the Region to exempt proposed area municipal official plan amendments from its
approval;
And whereas the Region has advised that Amendment 37 to the City of Pickering
Official Plan is exempt from Regional approval;
Now therefore the Council of The Corporation of the City of Pickering hereby enacts as
follows:
1. That Amendment 37 to the Official Plan for the City of Pickering, attached hereto as
Exhibit "A", is hereby adopted;
2. That the City Clerk is hereby authorized and directed to forward to the Regional
Municipality of Durham the documentation required by Procedure: Area Municipal
Official Plans and Amendments.
3. This By-law shall come into force and take effect on the day of the final passing
hereof.
By-law passed this XX day of XXXX, 2019.
DRAFT
David Ryan, Mayor
Dor
Susan Cassel, City Clerk
Exhibit "A" to By-law XXXX/19
Amendment 37
to the City of Pickering Official Plan
Proposed Amendment 37 to the Pickering Official Plan
Purpose:
Location:
Basis:
The purpose of this amendment is to re -designate the lands located on the
southeast corner of William Jackson Drive and Earl Grey Avenue from
"Urban Residential Areas — Medium Density Areas" to "Urban Residential
Areas — High Density Areas" to facilitate a residential condominium
development including a site specific exemption to permit a maximum
density of 161 units per net hectare.
The site specific amendment affects the lands located on the southeast
corner of William Jackson Drive and Earl Grey Avenue described as Part
of Lot 18, Concession 3, Part 1, 40R-29457, City of Pickering.
Through the review of Official Plan Amendment Application 18-004/P
and Zoning By-law Amendment Application A 09/18, City Council
determined that the Amendment facilitates a development that is
compatible with the surrounding community, is an appropriate
intensification project in Pickering's urban area, and provides an
opportunity for 60 to 100 households to access funding from Trillium
Housing's second mortgage program adding to Pickering's supply of
affordable ownership housing. The Amendment is consistent with the
policies of the Provincial Policy Statement 2014, and conforms to the
Growth Plan for the Greater Golden Horseshoe and the Durham Regional
Official Plan.
Actual
Amendment: The City of Pickering Official Plan is hereby amended by:
1. Amending Schedule I — Land Use Structure by replacing the "Urban Residential
Areas — Medium Density Areas" designation with "Urban Residential Areas — High
Density Areas" designation for lands located on the southeast corner of William
Jackson Drive and Earl Grey Avenue, as illustrated on Schedule 'A' attached to this
amendment.
2. Revising policy 12.17, Duffin Heights Neighbourhood Policies, in Chapter 12 — Urban
Neighbourhoods, to add a new subsection (q) as follows:
"(q)
despite Table 9 of Chapter 3, establish a maximum net residential density
of 161 units per net hectare on lands located on the southeast corner of
William Jackson Drive and Earl Grey Avenue described as Part of Lot 18,
Concession 3, Part 1, 40R-29457."
Implementation: The provisions set forth in the City of Pickering Official Plan, as amended,
regarding the implementation of the Plan shall apply in regard to this
Amendment.
Interpretation: The provisions set forth in the City of Pickering Official Plan, as amended,
regarding the interpretation of the Plan shall apply in regard to this
Amendment.
OPA 18-004/P
A 09/18
Trillium Housing Oak Non -Profit Corporation
Schedule 'A' to Amendment 37
Existing Official Plan
Redesignate from
"Urban Residential Areas - Medium Density Areas"
to "Urban Residential Areas - High Density Areas"
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City of Pickering
City Development Deparbnant
July, IDta
Tide h.p Fame Pe rt of Eakin a of the Pickering OIIkkI Plan and
Must Be Rad In Conjunction with the Other Schedules and the Text.
Extract of
Schedule I to the
Pickering
Official Plan
Edition 8
'r :
1 oopo
Land Use Structure
Urban Residential Areas
Open Space System
- Seaton Natural
Heritage System
Natural Areas
Active Recreational Areas
Medium Density Areas
High Density Areas
Mixed Use Areas
Mixed Corridors
Appendix 11 to
Report PLN 17-19
Recommended Zoning By-Iaw Provisions
for Zoning By-Iaw Amendment A 09/18
Recommended Zoning By-law Provisions for
Zoning By-law Amendment Application A 09/18
That the implementing zoning by-law permits the establishment of the following zoning provisions:
1. Permitted Uses:
a. Stacked Dwellings
b. Neighbourhood Park
c. Open Space/Resource Management
2. "H" Holding Provision on all lands until such time as the City receives an acknowledgement
from the Trustee of the Duffin Heights Landowners Group that the applicant has made
satisfactory arrangements to pay its proportionate share of the development costs to the
Landowners Group.
3. Number of Dwelling Units:
a. minimum number of units 133
b. maximum number of units 264
4. All buildings and structures shall be located entirely within a building envelope with a minimum
setback of 3.0 metres from all lot lines.
5. A 4.0 metre wide build -to -zone adjacent to William Jackson Drive
A 3.0 metre wide build -to -zone adjacent to Earl Grey Avenue
6. No building or portion of a building or structure shall be erected within the building envelope,
unless a minimum of 60 percent of the entire length of the build -to -zone is occupied by.a
continuous portion of the exterior wall of a building.
7. Stairs; cover and uncovered porches and platforms; bay, box and bow windows; balconies, box
windows; eaves; canopies, window sills and other similar features are permitted to project
beyond the building envelope, but no closer than 0.6 of a metre to any lot line.
8. Maximum Building Height of 15.0 metres and 4 -storeys.
9. Minimum 4.5 square metres of private outdoor amenity space is required per dwelling unit.
10. Minimum 230 square metres for private park area (outdoor amenity area).
11. Minimum 1.25 parking space per dwelling unit and an additional 0.25 of a space per dwelling
unit for visitors.
12. The separation distance between the front wall of a building where it faces the front wall of
another building shall be a minimum of 14.0 metres, not including the front wall of the private
indoor amenity building.
13. Provisions to permit model homes, if required.
Appendix III to
Report PLN 17-19
Informational Revision 25
to the City of Pickering Official Plan
Informational Revision 25 to the Pickering Official Plan
Purpose:
Location:
Basis:
Actual
Revision:
The purpose of this revision is to change Map 25, Neighbourhood 15:
Duffin Heights, to delete the symbols for a proposed separate elementary
school.
The subject lands are located on the southeast corner of William Jackson
Drive and Earl Grey Avenue.
The informational revision has been determined to be appropriate to keep
the Official Plan up to date. The Durham Catholic District School Board
has advised it does not require an elementary school site in this location.
The lands are to be developed as a residential condominium consisting of
264 stacked units.
The City of Pickering Official Plan is hereby revised by:
1. On Map 25, Neighbourhood 15: Duffin Heights, deleting the "Proposed Separate
Elementary School" symbol from the subject lands and deleting the "Proposed
Separate Elementary School" symbol from the Legend, as illustrated on Schedule 'A'
attached to this Informational Revision.
Implementation: The provisions set forth in the City of Pickering Official Plan, as amended,
regarding the implementation of the Plan shall apply in regard to this
Revision.
Interpretation: The provisions set forth in the City of Pickering Official Plan, as amended,
regarding the interpretation of the Plan shall apply in regard to this
Revision.
Cross Reference:
OPA 18-004/P
(Related Files: A 09/18)
(Applicant: Trillium Housing Oak Non -Profit)
(Date: May 27, 2019)
Schedule 'A'
MAP 25
NEIGHBOURHOOD 15: DUFFIN HEIGHTS
Delete Proposed
Separate Elementary
School
X
0
z
0
1—
LEGEND LEGEND
NEW ROAD CONNECTIONS (PROPOSED)
DETAILED REVIEW AREA
LANDS FOR WHICH COUNCIL HAS
ADOPTED DEVELOPMENT GUIDELINES
(REFER TO CQMPENDIUM DOCUMENT)
CITY or PICKERINO
CRY DEVELOPMENT DEPARTMENT
JULY. 2010
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Separate Elementary
School from Legend
NOTE: LAND USE DESIGNATIONS
APPEAR ON SCHEDULE I
Appendix IV to
Report PLN 17-19
Duffin Heights Neighbourhood Guidelines
Tertiary Plan Amendment
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Property Description: Part of Lot 18, Concession 3, Part 1 40R-29457
(SE corner of William Jackson Dr and Earl Gre Ave)
Date: Ma . 28, 2019
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File: OPA 18-004/P and A 09/18
PICKERING
City Development
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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)
Date: Ma . 28, 2019
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PICKERING
City Development
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Conceptual Site Plan
File No: OPA 18-004/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: May 15, 2019
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City Development
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Conceptual Elevation Plan
File No: OPA 18-004/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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PICKERING
City Development
Department
Conceptual Rendering
File No: OPA 18-004/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
ATTACHMENT# 62 TO
REPORT # PLN i7-iq
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PICKERING
City Development
Department
Duffin Heights Parklands
SCALE 1:6,000
0 511 100
200 TO 430
ropasals
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r - Cemetery
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