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HomeMy WebLinkAboutPLN 17-20Cfy ot DICKERING Report to Planning & Development Committee Report Number: PLN 17-20 Date: September 14, 2020 From: Kyle Bentley Director, City Development & CBO Subject: Official Plan Amendment Application OPA 18-002/P Zoning By-law Amendment Application A 03/18 Metropia (Notion Road) Development Inc. Part of Lot 17, Concession 1, Now Part Lots 1, 2, and 3, 40R-11413 (1865 Pickering Parkway) Recommendation: 1. That Official Plan Amendment Application OPA 18-002/P, submitted by Metropia (Notion Road) Development Inc., to reduce the minimum net residential density from 80 units per net hectare to 58 units per net hectare for the lands located on the south side of Pickering Parkway west of Notion Road, and to re -designate the easterly portions of the subject lands and the lands (1805 Pickering Parkway) immediately to the south, currently owned by Pickering Ridge Lands Inc. Trustee, from "Mixed Use Areas — Specialty Retailing Node" to "Open Space System — Natural Areas" to allow a residential condominium development to be approved, and that the draft by-law to adopt Amendment 39 to the Pickering Official Plan as set out in Appendix I to Report PLN 17-20 be forwarded to Council for enactment; and 2. That Zoning By-law Amendment Application A 03/18, submitted by Metropia (Notion Road) Development Inc., to facilitate a residential condominium development consisting of 130 townhouse units on lands located on the south side of Pickering Parkway west of Notion Road, be endorsed subject to the provisions contained in Appendix II to Report PLN 17-20, and that staff be authorized to finalize and forward an implementing Zoning By-law to Council for enactment. Executive Summary: The subject lands are located at the southwest corner of Pickering Parkway and Notion Road within the Village East Neighbourhood (see Location Map, Attachment #1). The applicant's original proposal included an application for a draft plan of subdivision that proposed 1 block for residential use, 1 block for open space/parkland and 1 block for a road widening along Pickering Parkway (see Original Submitted Draft Plan of Subdivision, Attachment #3). Within the residential block, the applicant proposed a common element condominium development consisting of a total of 224 dwelling units comprising 64 townhouses and 160 back-to-back townhouses, accessed through an internal private road (see Original Submitted Conceptual Site Plan, Attachment #4). The proposal required a site-specific Official Plan Amendment to reduce the minimum net residential density to 70 units per net hectare from "over 80 units per net hectare" to facilitate the proposed residential condominium development. Report PLN 17-20 September 14, 2020 Subject: Metropia (Notion Road) Development Inc. Page 2 In response to identified concerns including the outcome of the Environmental Assessment (EA) for proposed future Highway 401 — Notion Road overpass, the applicant revised their proposal (see Revised Submitted Conceptual Site Plan, Attachment #5). The key revisions to their proposal include: • reducing the total number of units from 224 units to 130 units; • refining the limits of development resulting in a smaller developable area of 2.204 hectares from 3.13 hectares; • decreasing the density of the original proposal from 70 units per net hectare to 58 units per net hectare in the revised proposal; • redesigning and shifting of the 0.16 of a hectare private amenity area to a location more central to the development; • removing the secondary easterly access in the vicinity of Marshcourt Drive; • conveying a 0.523 of a hectare Open Space/Floodplain block to the Toronto and Region Conservation Authority (TRCA) for flood storage purposes (in the original proposal these lands were to be conveyed to the City as parkland); and • conveying a 0.314 of a hectare of land to TRCA as wetland compensation. As a result of the revisions to the proposal, staff support the proposed residential development. Accordingly, staff recommends that Council approve Official Plan Amendment Application OPA 18-002/P, and Zoning By-law Amendment Application A 03/18. Financial Implications: No direct cost to the City is anticipated as a result of the proposed development. 1. Background 1.1 Property Description The subject lands, municipally known as 1865 Pickering Parkway, are located at the southwest corner of Pickering Parkway and Notion Road within the Village East Neighbourhood (see Location Map, Attachment #1). The lands have been, and remain, disturbed by previous clearing and filling activities. The site has 2 man-made wetlands areas, totaling approximately 0.37 of a hectare, which are overgrown with non-native vegetation. Surrounding land uses include (see Air Photo Map, Attachment #2): North: Across Pickering Parkway is a low-density residential neighbourhood consisting of detached homes, and a vacant parcel of land between Marshcourt Drive and Notion Road. On February 26, 2020, the Local Planning Appeals Tribunal approved applications for zoning by-law amendment and draft plan of subdivision to permit 7 lots for detached dwellings along the east side of Marshcourt Drive. The balance of the lands will be acquired by the City to facilitate the future construction of the Notion Road overpass and raising of the grade of Pickering Parkway. Report PLN 17-20 September 14, 2020 Subject: Metropia (Notion Road) Development Inc. Page 3 East: Across Notion Road, in the Town of Ajax, is the St. Francis de Sales Catholic Cemetery; an industrial area with outdoor aggregate storage facilities; motor vehicle repair and towing businesses; and recycling services. South & Immediately to the south and west is the Shops at Pickering Ridge shopping West: centre and Blue Sky supermarket, and further south is Highway 401 and the Metrolinx/CN railway corridor. 1.2 Applicant's Original Proposal Metropia originally submitted applications for Official Plan Amendment, Zoning By-law Amendment, and Draft Plan of Subdivision. After the initial submission, an application for a Draft Plan of Condominium was submitted. These applications were intended to facilitate a residential common element condominium development. The original applications proposed 1 block for residential use, 1 block for open space/parkland and 1 block for a road widening along Pickering Parkway (see Original Submitted Draft Plan of Subdivision, Attachment #3). Within the residential block, a total of 224 dwelling units consisting of 64 townhouses and 160 back-to-back townhouses were proposed accessed through an internal private road (see Original Submitted Conceptual Site Plan, Attachment #4). Details of the original proposal included: • primary vehicular access was from Pickering Parkway opposite Beechlawn Drive; • secondary fire access was proposed on the south side of the property connecting to the adjacent commercial parking lot; • internal vehicular and pedestrian circulation consisted of a private road network having a width of 6.1 metres, a 1.5 metres wide pedestrian walkway lining one side of the internal private road system, and pedestrian connections to the existing transit stop along Pickering Parkway at the intersection of Pickering Parkway and Beechlawn Drive; • 2 parking spaces (1 in a private garage and 1 in the driveway) per dwelling unit; • access to private garages from the internal private road network; • visitor parking spaces provided at a ratio of 0.19 spaces per unit for a total of 42 spaces at various areas throughout the development; • the 0.49 of a hectare open space/park block at the easterly most area of the subject lands to be conveyed to the City for a public park consisting of active and passive recreational features; and • the re-creation of a wetland on the adjacent commercial property owned by Pickering Ridge Lands Inc. Trustee (1805 Pickering Parkway) immediately south of the open space/park block as compensation for the loss of the wetland on the subject lands, to be conveyed to Toronto and Region Conservation Authority (TRCA). Report PLN 17-20 September 14, 2020 Subject: Metropia (Notion Road) Development Inc. Page 4 1.3 Applicant's Revised Proposal In response to concerns and comments received from commenting agencies, including the outcome of the Environmental Assessment (EA) for proposed future Highway 401 — Notion Road overpass, the applicant has submitted a revised concept plan (see Revised Submitted Conceptual Site Plan, Attachment #5). The revised site plan proposes a residential condominium development consisting of 130 townhouse units within 15 residential blocks, a 0.16 of a hectare private amenity area, a 0.523 of a hectare open space/floodplain block, and a re-created compensatory wetland on the adjacent lands immediately south of the open space/floodplain block. Specifically, the key changes to the proposal include: • withdrawal of Applications for Draft Plan of Subdivision Approval and Draft Plan of Condominium (Common Element) Approval; • changing the tenure from common element condominium to a standard condominium; • reducing the total number of units from 224 units to 130 units; • refining the limits of development resulting in a smaller developable area of 2.204 hectares from 3.13 hectares; • further decreasing the density in the original proposal from 70 units per net hectare to 58 units per net hectare in the revised proposal; • redesigning and shifting the 0.16 of a hectare private amenity area to a location more central to the development; • increasing the width of the internal private roadways to 6.5 metres; • removing the pedestrian connection to the adjacent commercial lands to the south; • revising the property boundaries in the southwest corner to accommodate a redesign of the adjacent laneway accessing for the abutting commercial lands to the west and south; • removing the secondary easterly access in the vicinity of Marshcourt Drive; and • conveying a 0.523 of a hectare Open Space block to TRCA for flood storage purposes (in the original proposal these lands were to be conveyed to the City as parkland). The applicant has submitted a site plan application, which is currently under review. A Land Division Application has been submitted by Pickering Ridge Land Inc. Trustee proposing to sever and convey a 0.396 of a hectare parcel of land to Metropia (Notion Road) Development Inc., of which 0.314 of a hectare will then be conveyed to TRCA as wetland compensation and the remaining 0.082 of a hectare will be conveyed to the City to accommodate the Notion Road overpass. The application is to be considered by the Region of Durham Land Division Committee on September 17, 2020. A draft plan of condominium application will be submitted at a later date. 2.0 Comments Received 2.1 Open House, Statutory Public Meeting and Written Submissions An Open House meeting was held on May 22, 2018, and the Statutory Public Meeting was held on June 18, 2018. The following is a summary of key concerns and comments expressed by area residents at the Open House and Statutory Public meetings and written submissions received: Report PLN 17-20 September 14, 2020 Subject: Metropia (Notion Road) Development Inc. Page 5 • commented that the proposal to build townhouses on the vacant parcel is supported as the property has not been maintained and has become an eyesore; • concerned that the proposed development will lead to increased traffic using Pickering Parkway worsening the already difficult vehicle turns onto Pickering Parkway from Marshcourt Drive and Beechlawn Drive; and • concerned that traffic from the shopping centre to the south of the proposed development will increase the traffic using the intersection of Beechlawn Drive and Pickering Parkway, and questioned whether this intersection should be signalized. 2.2 City Departments and Agency Comments 2.2.1 Region of Durham • The Region generally has no concerns with the proposed revised Official Plan and Zoning By-law Amendments; • the Region's peer reviewer has confirmed there are no land use compatibility issues related to noise, dust, and odour; • the Official Plan Amendment conforms to the Region of Durham Official Plan and is exempt from Regional approval; • the revised proposal as shown in Attachment #5 does not meet the Guidelines and Standards for waste collection on private property; the applicant will be responsible for retaining private waste collection services at their own expense; • municipal water supply is available from the existing 200 mm diameter watermain on Notion Road or the existing 300 mm diameter watermain on Pickering Parkway; sanitary sewer servicing can be provided from either the existing 200 mm diameter sanitary sewer on Notion Road or the existing 250 mm diameter sanitary sewer on Pickering Parkway; • the applicant is to provide the Region with an updated request to apply non -potable standards prior to the submission of the Record of Site Condition; • the applicant is to submit an addendum letter addressing the predicted sound level for the Open Green Space block, and an assessment of installing a noise attenuation fence along the east side of the Open Green Space block from Pickering Parkway to Townhouse Block 13; and • the recommended mitigation measures/warning clauses of the Noise Study will be required in any future site plan/condominium agreement with the City of Pickering, to the satisfaction of the Region of Durham. 2.2.2 Toronto and Region Conservation Authority (TRCA) • The TRCA has no objection to the approval of the Official Plan Amendment and the Zoning By-law Amendment as the floodplain and water management components have been addressed; • detailed design of the floodproofing and the conveyance and restoration of the wetland block can be addressed through the Site Plan and Draft Plan of Condominium applications; • the land conveyance to facilitate the compensation for the loss of the wetland are the subject of future consent application; Report PLN 17-20 September 14, 2020 Subject: Metropia (Notion Road) Development Inc. Page 6 • at the Site Plan stage, the applicant is to demonstrate that the site is floodproofed to elevation 85.13 metres; • the Mike Flood 2D model is to be updated with the proposed grading, and the final stamped Stormwater Management Report is to be provided once the detailed grading is finalized; • an update will be required for "Floodplain Map duf_05" once the detailed grading is finalized; and • a maintenance plan and salt management plan is required to be provided for the oil grit separator unit, the permeable paving and the catch basin shields since the functionality of the runoff treatment components are dependent on maintenance and minimizing salt use, and should be incorporated into the condominium documents. 2.2.3 Ministry of Transportation of Ontario • All Ministry encroachment and building land use permits must be applied for with our guidelines. 2.2.4 Town of Ajax • This area is subject to flooding under Regional Storm conditions; the specific level of flood protection to be imposed, and any flood protection measures to be implemented relative to an individual development application shall be determined in cooperation with the TRCA and will require their approval; • the Town's Design Services staff recommend a wider landscape buffer along the south side of the property, to have a better and healthier landscape planting buffer between the commercial and residential uses; and • requests that the Site Plan Application be circulated to the Town of Ajax. 2.2.5 Engineering Services Department • No objection to the proposal; • matters concerning grading and drainage, tree preservation and protection, fencing details and requirements, stormwater management details and construction management requirements will be further reviewed through the Site Plan Approval process; • the applicant may be required to enter into a development agreement with the City of Pickering for off-site works such as the provision and installation of roads, services, grading, drainage, easements, cost-sharing, as well as securities and insurance; • on-site works prior to Site Plan Approval will not be permitted, unless the City has issued a permit under the Fill and Topsoil Disturbance By-law; and • the proposal and all property lines are to comply with the plans for the recently completed EA for the new Highway 401 crossing (Notion Road to Squires Beach Road). Report PLN 17-20 September 14, 2020 Subject: Metropia (Notion Road) Development Inc. Page 7 3. Planning Analysis 3.1 The amendment to the Official Plan to decrease the density on the subject lands is appropriate The subject lands are within the Village East Neighbourhood and are designated "Mixed Use Areas — Specialty Retailing Node". In addition to hotels, special purpose commercial uses such as large format food stores and large format discount stores, limited offices, and community, cultural and recreational uses, this designation also permits limited residential development at higher densities as an integral part of the overall development scheme. The "Mixed Use Areas — Specialty Retailing Node" designation permits a maximum net residential density of "over 80 and up to and including 180 units per net hectare", and a maximum floor space index (FSI) is up to and including 2.5 FSI. The applicant is proposing 130 units on a 2.204 hectare of developable land, resulting in a density of 58 units per net hectare, which is not within the permissible density range. Therefore, an Official Plan Amendment is required to facilitate the residential condominium development. In addition, the applicant, the City and the TRCA have worked together to mitigate the floodplain on the site. The lands to be conveyed to the TRCA to accommodate the floodplain are proposed to be re -designated to "Open Space System — Natural Areas". 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. The high water table and stormwater management requirements of the site preclude the use of underground parking or basement levels, which limits the type of built form that could be considered for the subject lands. The proposed townhouse development reflects a compact urban form that makes efficient use of the physical constraints on the subject lands as well as the existing infrastructure. The proposed rear -loaded and back-to-back townhouse housing built form will create a safe, attractive and pedestrian -friendly environment along Pickering Parkway and will provide for an appropriate and desirable built form within the context of the surrounding community, which includes an existing residential neighbourhood north of Pickering Parkway consisting of detached homes, and commercial lands to the west and south of the subject lands. Staff support the site-specific official plan amendment to reduce the minimum residential density to 58 units per net hectare and rezone these lands to a residential zone category to permit a condominium development consisting of 130 townhouse units. Staff also support the re -designation of the easterly portions of the subject lands and the adjacent commercial lands immediately south of the Open Space/Floodplain block to "Open Space System — Natural Areas", and to rezone these lands to Open Space. It is recommended that the By-law to adopt Amendment 39 be forwarded to Council for enactment (see Appendix I). Report PLN 17-20 September 14, 2020 Subject: Metropia (Notion Road) Development Inc. Page 8 3.2 The proposal maintains the vision for the Kingston Road Corridor and Specialty Retail Node Intensification Plan In December 2019, Council endorsed in principle the Kingston Road Corridor and Specialty Retailing Node Intensification Study, which provides a framework for the redevelopment and intensification for the lands within the study area, including the subject lands. Council authorized staff to initiate an Official Plan Amendment to implement the vision and intensification plan for the corridor and node. The subject lands are located within the Brock Precinct in the easternmost part of the study area. As indicated in Figures 11 and 78 of the Intensification Plan, a north -south road is proposed, which would bisect the subject lands from opposite Beechlawn Drive to the adjacent commercial properties to the south. Based on further discussions with the applicant and Pickering Ridge Lands Inc. Trustee (Bayfield), it was determined that the proposed roadway would generate traffic from properties south of the subject lands, which may adversely impact future residents and is not necessarily required to facilitate the future development of the area. To provide for secondary access to the adjacent commercial lands to the south, Metropia has agreed to convey a 0.06 of a hectare of land to Bayfield to widen the existing service lane to accommodate two-way vehicular traffic and delivery vehicles. This arrangement will allow the subject lands to be redeveloped for residential use without being adversely impacted by the traffic generated from the abutting commercial development while providing for safe ingress and egress access for the patrons of the commercial plaza. Furthermore, the removal of the north -south road on the subject lands will not compromise the ability of the commercial lands to the south and west to be redeveloped and intensified in accordance with the vision as set out in the endorsed Kingston Road Corridor and Specialty Retailing Node Intensification Study. 3.3 The proposed residential development has no land use compatibility issues related to noise, dust, and odour with surrounding land uses In support of the residential development, the applicant submitted a Land Use Compatibility, Environmental Air Quality, Noise & Vibration report, prepared by Novus Environmental, dated January 16, 2019. This report reviewed potential land use compatibility to ensure compliance with the Ministry of Environment, Conservation and Parks (MECP) D -Series Guidelines from the existing industries to the east on the proposed residential development. The report was reviewed by the Region of Durham and was peer reviewed by Trinity Consultants on behalf of the Region. The applicant also submitted an addendum letter, prepared by SLR, dated March 27, 2020, which addressed additional comments from the Region's peer reviewer and the updated design. The closest residences in the proposed development are now significantly farther from the existing industries to the east than existing residences along Pickering Parkway, Marshcourt Drive and Ashford Drive. The proposed revisions to the site plan places the closest residential unit approximately 180 metres away from the existing asphalt plant to the east, which will reduce any odour levels. This distance will allow for further dispersion/dilution of any dust, odour, or other air quality contaminants emitted from these industries. Report PLN 17-20 September 14, 2020 Subject: Metropia (Notion Road) Development Inc. Page 9 A revised Environmental Noise Assessment, prepared by Novus Environmental, dated March 2020, was submitted by the applicant and reviewed by the Region of Durham. A detailed assessment of noise impacts from surrounding industrial lands uses, including Shops at Pickering Ridge, Strada Aggregates, and Coco Paving was conducted. The consultant concluded that the applicable MECP noise guidelines are met. Given the setback distances, adverse impact with respect to noise and vibration are not anticipated at the proposed development. The Region of Durham has advised that there are no land use compatibility issues related to noise, dust, and odour. 3.4 Environmental sensitive lands will be conveyed to the Toronto and Region Conservation Authority A small portion of the subject lands in the vicinity of Pickering Parkway is indicated as Shorelines and Stream Corridors in the Official Plan. In addition, Pickering Parkway is the south limit of the Flood Plain Special Policy Area. Specifically, the TRCA has identified the subject lands as being within the spill area of the regulatory floodplain associated with the Duffins Creek. TRCA has also noted that in 2017 a wetland area of approximately 0.37 of a hectare was identified on the subject lands. The proposed development requires fill to safeguard the development from the regulatory floodplain. To eliminate the flood risk, the proposed development area will be elevated above the regulatory flood elevation. To compensate for the lost storage associated with the placement of fill in this area, the Open Space/Floodplain block at the eastern portion of the site will be graded to provide the necessary storage. As noted in Section 1.1 of this report, 2 wetland areas totaling 0.37 of a hectare have been identified on the subject lands. The applicant has submitted an Environmental Impact Study, prepared by Beacon Environmental to assess impacts related to the removal and compensation of the natural heritage features on the subject lands resulting from the proposed development. Based on discussions with TRCA, the applicant has agreed to convey a 0.314 of a hectare triangular portion of 1805 Pickering Parkway located immediately south of the Open Space/Floodplain block as wetland compensation. The Open Space/Floodplain block and the wetland compensation block will be re -designated to Open Space Areas — Natural Areas to reflect the future use of these lands and as requested by the TRCA. TRCA has advised that they have no objection to the approval of the Official Plan Amendment and the Zoning By-law Amendment. Detailed technical matters regarding floodproofing and the conveyance and restoration of the wetland block can be addressed through the Site Plan and Draft Plan of Condominium applications. Report PLN 17-20 September 14, 2020 Subject: Metropia (Notion Road) Development Inc. Page 10 3.5 Revisions to the proposal will not impact the preferred design concept of the Notion Road Overpass In October 2019, the City completed an EA for a new Highway 401 crossing to connect Notion Road and Squires Beach Road. The stated purpose of this transportation infrastructure project is to improve road connectively, increase capacity, provide active transportation facilities to support future growth in the City of Pickering, and provide relief to the existing road network. The new road crossing will also support the ongoing development of land south of the Highway 401 corridor to Bayly Street between Church Street South and a Canadian National Railway spur line to the west. As a result of this EA process, a preferred design concept emerged consisting of a bridge crossing of Highway 401 with a sidewalk and multi -use path. To facilitate this crossing, a realignment of Notion Road and Pickering Parkway has been recommended adjacent to the subject lands. The revised proposal responds to the preliminary design of the preferred crossing concept by relocating the residential and open space uses to the west to mitigate potential impacts on future residents. Through the site plan approval process, staff will continue to work with the applicant to ensure grading and servicing will be compatible with the proposed overpass. 3.6 The existing road network can accommodate the traffic generated by this development The submitted Transportation Impact Study, prepared by WSP Canada Group Limited, including an addendum report in support of the revised proposal, investigated the traffic conditions and effects of the proposed development on the local road network. The study specifically looked the traffic impacts on Pickering Parkway, Notion Road, Brock Road and Kingston Road as well as took into consideration existing traffic conditions and future traffic conditions. The Study found that the site traffic will not adversely impact the existing road network or the proposed site access. The existing road network can readily accommodate the traffic generated by this development. The study also assessed the new site driveway on Pickering Parkway opposite Beechlawn Drive and this intersection is expected to operate at an acceptable level. Given the lower number of trips generated by the revised development, this intersection would not warrant signalization. Engineering Services has reviewed the submitted Transportation Study and concur with the consultant's recommendations. Currently, there is an existing Durham Region Transit eastbound bus stop at the location where the site driveway access is proposed. It is recommended that the eastbound stop be moved approximately 35 metres to the west. This would have the added benefit of enabling the bus route to be modified such that buses can make a left onto Beechlawn Drive rather than Marshcourt Drive since a median is currently proposed as part of the Notion Road overpass design that would prevent left -turn movements at this intersection. Report PLN 17-20 September 14, 2020 Subject: Metropia (Notion Road) Development Inc. Page 11 Resident parking is provided at a ratio of 2 spaces per unit, and visitor parking at a ratio of 0.25 spaces per unit. The proposed development includes 33 visitor parking stalls, 2 of which are accessible spaces. The proposed visitor parking supply meets the City requirements. Staff are satisfied that there are sufficient parking spaces available to accommodate the proposal. 3.7 Technical matters will be addressed through site plan approval The applicant has submitted a site plan application, which is currently under review. Technical matters to be further addressed include, but are not limited to: • construction management/erosion and sediment control; • stormwater management; • floodproofing; • conveyance of open space/floodplain and wetland compensation blocks to TRCA; • noise mitigation measures including noise warning clauses; • on-site grading; • site servicing; • landscaping; • payment of cash -in -lieu of parkland dedication; • architectural review; and • continue to work with Region of Durham to review minor design details to permit municipal garbage collection. 3.8 Staff support the proposed Official Plan Amendment and recommend that a zoning by-law be finalized and forwarded to Council for enactment The applicant's proposal satisfies the applicable Official Plan policies. The applicant has worked with City staff and external agencies to address various technical requirements. Staff supports the site-specific Official Plan Amendment OPA 18-002/P to permit a minimum residential density of 58 units per net hectare and to re -designate the easterly portions of the subject lands and the abutting lands to the south to "Open Space Areas — Natural Areas" to facilitate a residential condominium development. Staff recommends that the By-law to adopt Amendment 39 be forwarded to Council for enactment (see Appendix I, Draft By-law to Adopt Amendment 39). Furthermore, staff support the Zoning By-law Amendment Application A 03/18 and recommends that the site-specific zoning provisions, containing the standards set out in Appendix II to this Report be finalized and brought before Council for enactment. 3.9 Applicant's Comments The applicant concurs with the recommendations of this report. Report PLN 17-20 September 14, 2020 Subject: Metropia (Notion Road) Development Inc. Page 12 Appendices Appendix 1 Draft By-law to Adopt Amendment 39 to the Pickering Official Plan Appendix 11 Recommended Zoning By-law Provisions Attachments: 1. Location Map 2. Air Photo Map 3. Original Submitted Draft Plan of Subdivision 4. Original Submitted Conceptual Site Plan 5. Revised Submitted Conceptual Site Plan Prepared By: Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design NS:Id Approved/Endorsed By: Catherine Rose, MCIP, RPP Chief Planner x Kyle Bentley, P.Eng. Director, City Development & CBO Recommended for the consideration of Pickering City Council Marisa Carpino, M.A. Interim Chief Administrative Officer Appendix I to Report PLN 17-20 Draft By-law to Adopt Amendment 39 to the Pickering Official Plan The Corporation of the City of Pickering By-law No. XXXX/20 Being a By-law to adopt Amendment 39 to the Official Plan for the City of Pickering (OPA 18-002/P) Whereas pursuant to the Planning Act, R.S.O. 1990, c.p. 13, subsection 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 form its approval; And whereas the Region has advised that Amendment 39 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 39 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, 2020. David Ryan, Mayor Susan Cassel, City Clerk Exhibit "A" to By-law XXXX/20 Amendment 39 to the City of Pickering Official Plan Recommended Amendment 39 to the Pickering Official Plan Purpose: The purpose of this amendment is to reduce the minimum net residential density required on the lands located on the northwest corner of Pickering Parkway and Notion Road to facilitate a residential condominium development. The second purpose of this Amendment is to re -designate the easterly portions of the subject lands and the lands immediately to the south (1805 Pickering Parkway), owned by Pickering Ridge Lands Inc. Trustee, from "Mixed Use Areas — Speciality Retailing Node" to "Open Space System — Natural Areas" to facilitate the conveyance of these lands to the Toronto and Region Conservation Authority. Location: The site specific amendment affects the lands located on the southwest corner of Pickering Parkway and Notion Road described as Part of Lot 17, Concession 1, Now Parts 1, 2 & 3, 40R-11413, City of Pickering. Basis: The Amendment for the lower minimum density facilitates an appropriate development that responds to the site constraints, and the surrounding residential development. The re -designation of the easterly portions of the subject lands and the lands (1805 Pickering Parkway) immediately to the south, owned by Pickering Ridge Lands Inc. Trustee, are required to enable the future conveyance of these lands to the Toronto and Region Conservation Authority for the purposes of floodplain storage and compensatory wetland area to facilitate the proposed residential development of the subject lands. The Amendment is consistent with the policies of the Provincial Policy Statement 2020, and conforms to the Growth Plan for the Greater Golden Horseshoe and the Durham Regional Official Plan. Actual The City of Pickering Official Plan is hereby amended by: Amendment: 1. Revising Section 12.11, Village East Neighbourhood Policies by adding a new subsection (h) as follows: "(h) despite Table 6: Mixed Use Areas: Densities and Floor Area by Subcategory, permit a minimum residential density of 58 units per net hectare on the "Metropia" lands located on the south side of Pickering Parkway, west of Notion Road." as identified and shown on Schedule 'A' attached to this amendment for information. 2. Amending Schedule I — Land Use Structure by replacing the "Mixed -Use Areas — Speciality Retailing Node" designation with "Open Space System — Natural Areas" designation for lands identified on Schedule 'A' attached hereto. 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 18-002/P A 03/18 Metropia (Notion Road) Development Inc. Schedule 'A' to Amendment 39 Existing Official Plan i11 1'. I1 I 11,1 i 1111 II II 1 1111111111 1I 11111 11 1 1j111 1 11j11111111 d 1 1 11111 >_ -_ - 1111111111 11111111 III 11111111 I11 11 II . 'a 1 I 111 1111 1 11 111 11 �_ 1 11111i1i111111111i111i11 II Ili1ii1111 111 I11I11I11111II r. k- 0 'i _ - fl1 CL 111 1111111j111111I111111111111111 O 11111 1 1 11 I III O Hi 1 III 1 III VIII 1 11 y v - O 111111�III�III�III�IIIIIIIIIIIII j11j1�1111111 - 4% DCIVe y - O I 1111111 11111111 111 111111111 1,1'Hi 111111 111111 1111 1 1 11.1 1111 1 1111 III I Pickering►Parkway /IIII O U rt por m / al - _ 1 11j1i 1 111j1111i11 "HI _ 1 1 'il I l; ;•,I I.1' III 111111 III 11111111111111 11 1 1 1 1 I 1 1111 1 11111 11 11 11 11 II 11 111 1 111j11111111111111 11 11 1 1 III I'll 11 11 11I1 1 1 1 I h,�;,�.11ll, IIii1'1 1 I 1 1 11 1 1 III 1 1 11 IMI 11111111 111 'I 11—'11 1 III 'I 1111 11 111 11 11 1 1 11 11 1 1 1111 111 1111 111 1111 111111111111111111 111111111111111111111IIi11111 i III 1 IIII 1 1 1 11 11 1 1 1 III 1 1111 11111 1II Redesignate from Mixed UseAreas- Specialty Retailing 11 1111 l l 1 11 1 1 1 III 11 1 111 1111 IIII 11 IIII 111 II 111 111 1 1 1111 1 111 111111111 111 1 1111111 "Open l 11 11 1 11 1111 1111 1 1 1 1 111111111 I � I I 1 I I 11111 11,1 1 II Node" to i1I1,1I11I11111111111;,1.1 111 i 1,11 �i 1 1 iii11111.1,� HI 1 1 1 1 1 1 1 1 1 1 1 1 11 1 1 1 1 1 1 1 1 ' 1 1 1 1 •1 1 1 1 1 1 Space System - 1 III 11 1 1 1 1 1 1 1 1 1 1 11 11 11 1 1111 IIII 111 1 I 1 1 1111 111111 1 II II11 I11milI1�1i1111.111�1I1111!IIII�II11IIIIII1II 11 111 1 11 I 1 'Hill 1 1 1 IIII 11 11 11 11 111 II 1 11111111 IIII 1 I II_ _ - - _ = Natural Areas" IIII II II 111 11 11 II 11 1jIII1111111111 1111 1 II LIII 1j 1111 1 -=- Reduce the minimum residential density to 58units per net hectare' I 1 11 111111 111 1 11 1j111 111111 1 11 1 1 1 III 111 1i l 11 III ! 1 1 III IIII 1 1111 1 11 11 1 -- ==`III 1 111 --- -- - c�9h% _.....KAK / A ,,, _,,,itiliglifillith A At, A A Extract of Land Schedule I to the Edition 8Urban Use Structure Residential Areas Pickering _ City . ofOfficial Pickering ... - Plan Mixed Low Density Areas Use Areas Freeways and Major Utilities Area Shown , I I i I I I Specialty Retailing Node E Controlled Access Areas This Ma of A;ax V Open Space System Employment Areas City of Pickering Natural Areas / Prestige Employment City Development Department ®July, 2018 This Map Forms Pari of EtliEon Bof Ne Pickering Official Plan antl Must Be Reatl in Conjun Rion with Ne Other Schedules antl the Text. — _ _ _ — — " ixed Employment Mixed p Appendix !Ito Report PLN 17-20 Recommended Zoning By-Iaw Provisions for Zoning By-Iaw Amendment A 03/18 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 03/18 That the implementing zoning by-law permit a residential condominium townhouse development in accordance with the following provisions: A. Zoning Provisions for Residential Development (Standard Condominium) Permitted Uses 1. Permitted uses include: Block Townhouse Building, Back-to-back Townhouse Building, Private Park and Water Meter Room. Building Restrictions 2. All buildings and structures shall be located entirely within a building envelope as illustrated on Schedule I attached. 3. A 3.0 metre wide build -to -zone adjacent to Pickering Parkway. 4. No building or portion of a building or structure shall be erected within the build -to -zone, 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. 5. The minimum separation distance between the front wall of a building or a dwelling where it faces the front wall of another building or a dwelling, shall be a minimum of 10.0 metres. 6. Minimum separation between the exterior walls of buildings or dwellings, except for the front wall, shall be a minimum of 2.4 metres. 7. Minimum number of dwellings units: 130 8. Maximum building height: 13.5 metres Parking Requirements 9. Minimum 2.0 parking spaces per dwelling unit to be provided either in a private garage or on a private driveway plus 0.25 of a parking space per dwelling unit for visitors. 10. Garage requirements: For dwelling units less than 6.5 metres in width vehicular entrance for an enclosed private garage shall be located a minimum of 5.6 metres from a private street that provides vehicular access to the private garage. 11. Interior garage size: a private garage shall have a minimum width of 2.9 metres and a minimum depth of 5.5 metres; however, the width of a private garage may include one interior step and the depth may include two interior steps. 12. No parking lot or parking space shall be permitted within 4.5 metres of a public street. 13. The minimum right-of-way width for a private street shall be 6.5 metres. Landscape Area and Private Residential Amenity Area 14. Minimum landscape area requirement: 20 percent 15. Private amenity area: a. Minimum Area — 10.0 square metres per unit; b. Accessory structures such as pergolas, sheds or other similar structures shall not be permitted on the private amenity area above the garage at the rear of the dwelling unit. 16. Minimum balcony depth: 1.5 metres 17. Minimum landscape buffer width along the south lot line: 1.3 metres 18. Minimum 1,500 square metres for private park area (outdoor amenity area). Model Homes 19. A maximum of 2 blocks together with no fewer than 2 parking spaces per Model Home is permitted. General Provisions 20. Projections including balconies, uncovered and covered porches, decks, platforms and awnings, stairs, window sills, chimney breasts, fireplaces, belt courses, cornices, pilasters, eaves, eave troughs and other similar architectural features may project outside the building envelope provided that no such feature projects a maximum of 2.0 metres from the main wall of the building. 21. Air conditioners units shall not be located between the front wall or a building or a dwelling and Pickering Parkway. 22. A water meter room required by the Region of Durham for the purpose of measuring the quantity of water delivered shall be exempt from the zone provisions and requirements. B. Zoning Provisions for Open Space & Wetland Blocks Permitted Uses 1. Permitted uses include Preservation and conservation of the natural environment, soil and wildlife. Building Restrictions 2. No buildings or structures shall be permitted to be erected, nor shall the placing or removal of fill be permitted, except where buildings or structures are used only for purposes of flood and erosion control, resource management, or pedestrian and/or bicycle trails. 0 • Inset Map 'A' 16m 1 Pickering Parkway 1 a) > "L 0 I1 0 0 L CO 2 15m–* --- - L , � 1♦_ T 2mI RH 111 OS •-,_.k OS -HL Al -3m Notion Road Inset Map 'A' 4m 3m RH 3m N\ghway 40' —� Building Envelope Build To Zone OS -HL Mayor Clerk Attachment #1 to Report #PLN 17-20 BainbridgeDom. Banbury Court Beechlawn Park v VII I mere Court Subject Lands Pickering Parkway c _c 0 m ••❖••.'•••••••••••••••••••••••••••❖•❖•••••••••••••••••• ••❖•••'•••••••••••••••••••••'••'••••••••••••'• •.❖.'.❖.••••••❖••••••••••••'.•'.••••❖.❖•'••••••'. •••••'❖•'•••'•••'••••❖•••'•❖•'.'.•••.'.'• •••• •'•❖ •'••'•'•❖••••••••••••❖.'•❖••••••'••••••••••••'••••••< .••••••••❖.••❖•••••••❖.• ••••❖•••••••••••••• •••••••• •• •••••••••••_••_• a 0 0 0 z Town of Ajax Proposed Recreated Wetland • 0 ca 0 _c 0 N 00 Tribro Studios A\,enue AN C44 Location Map File: OPA 18-002/P & A 03/18 PICKERING City Development Department Applicant: Metropia (Notion Road) Development Inc. Property Description: Part of Lot 17, Concession 1, Now Part Lots 1, 2 and 3, 40R-11413 (1865 Pickering Parkway) Date: Jul. 22, 2020 91 he Corporation of the City of Vmke nn g Produced (in part) under license from Co Queens Printer Ontario Ministry of Natural Resources. All rights reserved.',O Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; D.D. Tera net Ente re hens Inc. and las suppliers all rights reserved,, O Munlcipa l Property Assessment Corpora0on and its suppliers all rig Ms reserved: SCALE: 1:5,000 THIS IS NOT A PLAN OF SURVEY. L:\PLANNING 01-MapFl les \OPA\2018\OPA 18-0023 SP2018-038 A00 3-18 Metropia (Notion Road) Development Inc \OPA18_002P_A03_18_LocationMap.mxd Attachment #2 to Report #PLN 17-20 Oic 1 ,'...,:.,. �t yMY ... �, U \� ! 0 .!. ,...1.4,:p..,..,41.,. 1 • "+! Banbury Court�� c IN dGly i s,. r .\p,yiiyyms n mom! L_ i 111 r,,, -N , . ,,.: .-ii . , . ir .".. 0 ..,,,,• . I II A a' N _r .. 1 1111 ♦ 411:3 41 `1\1111 Mr• i '9 {s 11d'NW11 ,1{3 1 _i E• Ili •Qt,t ...E 0, . fI 11i ALOA101.1 \ .. . . 0 r- (f) v dere Court 0 0 U N CO Pickering Parkway„., II II I • Subject 40� vvg_ Lands Proposed Recreated Wetlan1"11d y�, I0*00 ,.,,.,,,.,,��c .1 Tribro Studios Avenue C Air Photo Map File: OPA 18-02/P & A 03/18 a/ PICKERING City Development Department Applicant: Metropia (Notion Road) Development Inc. Property Description: Part of Lot 17, Concession 1, Now Part Lots 1, 2 and 3, 40R-11413 (1865 Pickering Parkway) Date: Jul. 22, 2020 .The Corporation of the City ofmckenng Produced (In part) underlleense from. O Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;® Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; 0 Teranet Enterprises Inc and Its suppliers all dghts ©served.; ©Municipal Property Assessment Corporation and Its suppliers all fights reserved.; SCALE: 1:5,000 THIS IS NOT A PLAN OF SURVEY L:\PLANNING\01-MapFiles\OPA\2018\OPA 18-002P, SP2018-03 & A003-18 Metmpia (Notion Road) Development Inc\OPA18_002P_A03_ 18_AirPhoto. mxd Attachment #3 to Report #PLN 17-20 PARr 4. B 443-9876 t7 PART 6, PLAN 40R-9779 PICKERING PARKWA Y y 1 VAD€NING R 26 m R.O.W. PART 7, PLAN 40R-9779 BY BY-LAW NO. 2625 87 AND 211 85 PAR 1,1, PLAIti40R-i 43 PART 6. 1 PLAN 4094-20443 291.8 LOT 17 PART 1, PL4N 40R-29810 BLOCKI TOWNHOUSES 224 UNITS 3.1352 ha ,Q,& EC 70 , N F45LiEN1 4g W 64662612117 NO 06,612627 2729 OPEN SPACE BLOCK2 OPEN SPACEIPARK 0.4847 ha 54.0 J °g PICKERING City Development Department Original Submitted Draft Plan of Subdivision File No: OPA 18-002/P, A 03/18 Applicant: Metropia (Notion Road) Development Inc. Property Description: Part of Lot 17, Concession 1, Now Part Lots 1, 2 and 3, 40R-11413 (1865 Pickering Parkway) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Aug 25, 2020 Attachment #4 to Report #PLN 17-20 a w 0 25 or - - e EXISTING COMMERCIAL .. i' eerlFI bliq f f� SITE ELEMENTS PERMEABLE VEHICULAR PAVERS - - 4'045.4U PI 111 t . Nl�F,, w i ! ,AL".af; Ai h]l:,tl4. ilgrt le A- le FrtB�iq:r1)r", ,,• I B DECORATIVE VEHICULAR UNIT PAVERS IC IMPROVED PUBLIC STREETSCAPE - 2.0m sidewalk - Sireet tree plantings • dwy. 401 j D PARK/ OPEN SPACE - Refer to L-100 for Park Enlargement Plan I E PROPOSED WETLAND F DECORATIVE BUFFER / 2.6m HIGH PRIVACY FENCE Gj ENHANCED ENTRANCE - Pillars ? signage walls T 0/y o PICKERING City Development Department Original Submitted Conceptual Site Plan File No: OPA 18-002/P, A 03/18 Applicant: Metropia (Notion Road) Development Inc. Property Description: Part of Lot 17, Concession 1, Now Part Lots 1, 2 and 3, 40R-11413 (1865 Pickering Parkway) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Aug 25, 2020 Attachment #5 to Report #PLN 17-20 a Pickering Pkwy 0 EXiSTANG COMMERCIAL; 7 L 4 EXISTING COMMERCIAL tereE tet iiir f SITE ELEMENTS CA1 ▪ CONCRETE WALKWAY PERMEABLE VEHICULAR PAVERS IMPROVED PUBLIC STREETSCAPE - 2.0m sidewalk - Street tree pEantings , Frl F! I i , ,';:rl Dr f . r NINP 4 rrti .4JaUt0a , D❑ PARK IOPEN SPACE E] PROPOSED WETLAND n 1.5m WIDE PLANTED BUFFER WITH 2.0m HIGH PRIVACY FENCE ENHANCED ENTRANCE T cdrg PICKERING City Development Department Revised Submitted Conceptual Site Plan File No: OPA 18-002/P, A 03/18 Applicant: Metropia (Notion Road) Development Inc. Property Description: Part of Lot 17, Concession 1, Now Part Lots 1, 2 and 3, 40R-11413 (1865 Pickering Parkway) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Aug 27, 2020