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Information Report 16-20
Information Report to Planning & Development Committee Report Number: 16-20 Date: December 7, 2020 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Official Plan Amendment OPA 20-005/P Zoning By-law Amendment Application A 09/20 Mattamy (Seaton) Limited Part of Lots 25 and 26, Concession 3, Now Parts 1 and 2, 40R-24268 and Part of Lot 3, 40R-29614 (1034 Reflection Place) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Official Plan Amendment, Zoning By-law Amendment and Site Plan Approval, submitted by Mattamy (Seaton) Limited, to permit a residential condominium development. This report contains general information on the applicable Official Plan and other related policies a nd identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholde rs to understand the proposal. Planning & Development Committee will hear public delegations on the applications, ask questions of clarification and identify any planning issues. This report is for information and no decision on these applications are being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description The subject property is located at the southwest corner of Taunton Road and Sapphire Drive within the Seaton Neighbourhood (see Location Map, Attachment #1). The property has an area of approximately 1.05 hectares with frontages along Taunton Road, Sapphire Drive and Reflection Place. The subject property is currently occupied by temporary construction trailers for Mattamy Homes. Immediately to the west, and to the north, across Taunton Road, are lands owned by Infrastructure Ontario (IO) and are designated as Seaton Natural Heritage System within the City’s Official Plan. To the east, across Sapphire Drive, and to the south across Reflection Place, is a medium density residential subdivision recently constructed by Mattamy Homes consisting of freehold detached and townhouse dwellings (see Air Photo Map, Attachment #2). Information Report No. 16-20 Page 2 3. Applicant’s Proposal Mattamy (Seaton) Limited has submitted applications for an Official Plan Amendment, a Zoning By-law Amendment and Site Plan Approval, to permit a residential condominium development consisting of 28 stacked back-to-back townhouse units and 50 block townhouse units accessed from an internal private road (see Attachment #3, Submitted Conceptual Site Plan). The applicant is proposing to amend the Lamoreaux Neighbourhood official plan policies to reduce the minimum residential density from 203 to 78 units per net hectare and to permit townhouses instead of apartment buildings. The applicant is proposing to transfer the density from the Lamoreaux Neighbourhood to the Thompson’s Corner Neighbourhood . Details regarding the requested official plan amendments and density transfer are discussed in Section 4.3 of this report. The intent of the Zoning By-law Amendment is to request site-specific exceptions to the Seaton Zoning By-law 7364/14, as amended, is to permit a reduced residential density, permit stacked back-to-back townhouses and block townhouses, and establish appropriate zoning standards to implement the proposal. The proposed development consists of 6 residential blocks accessed by an internal private road from Reflection Place. Blocks 1 to 5 consists of 50 3-storey rear lane block townhouse units, approximately 8.6 metres in height. Each unit can be accessed at grade through the front door and a private garage in the rear (see Submitted Conceptual Elevations for Block Townhouses, Attachments #4 and #5). The second and third stories shift into back-to-back townhouse units, sharing a common rear wall. Individual private balconies are provided on the second floor. Two parking spaces are provided for each townhouse unit, one space within a private garage and one space on the driveway. No visitor parking spaces are provided for the block townhouse units. Block 6 consists of 28 4-storey stacked back-to-back townhouse units. The applicant is proposing a greater height (approximately 11.3 metres), than the rest of the site, along the frontage of Taunton Road. Each entrance is shared amongst 2 dwelling units, 1 unit comprised of the basement and ground levels, and the second unit comprised of the third and fourth levels (see Submitted Conceptual Elevations for Stacked Back-to-Back Townhouses, Attachments #6 and #7). Individual private balconies are provided on the ground floor for the lower units and on the second floor for the upper units. A total of 35 surface parking spaces are provided for the future residents of the stacked back -to-back townhouse units at a rate of 1.25 parking spaces per unit, and 7 visitor parking spaces are provided at a rate of 0.25 visitor parking spaces per unit. To the west of Block 5, the applicant proposes a 40 square metres of outdoor amenity area (future tot lot). The waste collection area for the stacked back-to-back townhouse units is located south of the future tot lot. The applicant is proposing a landscaped entrance feature at the intersection of Sapphire Drive and Taunton Road. As part of the proposed development, the applicant is proposing to direct rear yard and roof drainage to a headwater feature to maintain predevelopment flows to this feature. This stormwater management infrastructure is located on lands immediately adjacent to Natural Heritage lands to the west, that are owned by IO. Information Report No. 16-20 Page 3 The City’s Official Plan policies encourage developments within Seaton to include sustainable features. Although density contributes to sustainability, the applicant is proposing to develop this site using a more sustainable and innovative approach, while still providing a 3 to 4 storey massing (i.e., townhouses). The following sustainable features are proposed to reduce the use of energy, water and waste wherever possible: geothermal heating and cooling district system to produce 100 percent clean renewable energy; solar panels within the entrance feature at Sapphire Drive and Taunton Road, and 2 solar car public chargers located in the visitor parking stalls; energy-efficient buildings, which includes low flow toilets and fixtures that reduce water consumption, meeting and/or exceed the Ontario Building Code Supplementary Standard SB-12; all private garages with charging infrastructure in place for electric vehicles; use of low impact development best practices to promote smart planting and waste-wise landscaping; use of high albedo permeable pavers for driveways and parking areas to facilitate stormwater management and reduce the heat island effect ; establish urban bee enclosures and implement bee and butterfly friendly pollinator planting; limit construction waste and use regionally sourced materials for landscaping and use solar panels made in Canada; and educational program for owners with respect to the site’s sustainability features and inclusion of signage for these features. As noted, Mattamy Homes, has formally applied for Site Plan Approval, which is currently under review. 4. Policy Framework 4.1 Central Pickering Development Plan The Central Pickering Development Plan (CPDP) sets out the principles and goals that outline the general development vision for the overall Seaton Urban Area, including the integration of new sustainable urban development while ensuring the protection, maintenance and enhancement of the natural heritage system. The objectives and policies of the CPDP are designed to achieve the vision of Seaton. The subject applications generally conform to the intent of the CPDP. 4.2 Durham Regional Official Plan The Seaton Community falls under ‘Special Policy Area A (Pickering)’, in the Durham Regional Official Plan. These lands shall be developed in accordance with the CPDP and implementing Neighbourhood Plans. The design, structure and uses proposed in the subject applications are consistent with those permitted in the CPDP and the Neighbourhood Plans. The applications comply with the Durham Regional Official Plan. Information Report No. 16-20 Page 4 4.3 Pickering Official Plan The subject property is designated as “Mixed Use Areas – Mixed Corridors” in the City’s Official Plan. Within the Lamoreaux Neighbourhood, the subject property is further designated as Mixed Corridor Type 2 and identified as a Gateway site. The permitted density for lands subcategorized as Mixed Corridor Type 2 is a minimum of 60 units per net hectare and a maximum of 180 units per net hectare, provided the overall density of lands within Mixed Corridors Type 1 and Type 2 designations, within each draft plan of subdivision, is no more than 140 units per net hectare. Also, lands identified as Gateway sites within the Mixed Corridor Type 2 subcategory shall be reserved for apartment buildings at or near the highest density and height permission. The subject property is within the approved Draft Plan of Subdivision SP-2009-13, which requires a minimum of 470 dwelling units. To achieve this minimum density, the subject lands must construct an apartment building with 203 dwelling units. The applicant proposes a site-specific amendment to the neighbourhood policies to permit 78 townhouse dwellings. The density shortfall of 129 dwelling units is proposed to be transferred to the Thompson’s Corners Neighbourhood. The applicant’s proposal will be assessed against the policies of the Official Plan during the further processing of the application. 4.4 Seaton Sustainable Place-Making Guidelines The Seaton Sustainable Place-Making Guidelines provide greater guidance on urban design and sustainability performance measures discussed in Chapter 11 – Seaton Urban Area of Pickering’s Official Plan. Some of the key guiding principles of the Guidelines include: residences should be located within a 200 to 400 metre radium to a village green and within close proximity to other passive recreational elements such as trails and neighbourhood parks; rear lanes should be a maximum length of 180 metres, or an on -street hydrant location is required; pedestrian walkways should be distinctly marked and designed to include Crime Prevention Through Environmental Design principles; sufficient space along streets for sidewalks, street furniture, public utilities, tree plantings and transit shelters should be provided; physical barriers, such as lot fencing, should be reviewed and considered in areas where access and encroachment into the Natural Heritage System is to be restricted; homeowner education and stewardship should be encouraged through the distribution of a homeowner’s pamphlet as a consider of draft approval; parks should be located and oriented to maximize sunlight and be sheltered from the wind, noise and traffic of adjacent streets; parks should be designed and located to utilize the Crime Prevention through Environmental Design principles; Information Report No. 16-20 Page 5 where there is a need to discourage public access to stormwater management ponds, living fences and barrier planting may be utilized in place of fencing; a variety of architectural styles, elements, and material detailing should be considered to create a distinctive and complementary character, as well as provide visual interest; townhouses should achieve the development standards within the Guidelines (e.g., garages accessed from the rear lane for units with less than 6.0 metres of frontage); front entry elements should be articulated through the use of framing materials, colour and built form including porches, arches or articulated front steps; every effort should be made to screen utility meters on townhouse units from public view through the use of recessed walls, in setting within walls, landscaping, or other screening solutions that may be provided by the builder; driveway widths should generally be no wider than the interior width of the garage; units facing or flanking onto arterial or collector roads, or at a gateway corner should be given special consideration in architectural design, massing, orientation, siting and materials and should be of high architectural quality; for units flanking an arterial or collector road, the main front door should be visible from, and oriented to, the exterior side elevation of the house with access to the sidewalk; side and rear elevations adjacent to a public space such as a park should use materials that are consistent with those used on front elevations; alternative energy sources such as photovoltaic panels are encouraged; grade related residential unit driveways, roofs and hardscaped areas such as parking areas, are encouraged to be paved with a light-coloured material to reduce the heat island effect; charging stations that would supply electricity for electric vehicles are encouraged in developments; grade related residential unit driveways should be paved with permeable material to reduce stormwater runoff; and innovative sustainable technologies in the capture, conveyance, and treatment of storm run-off to reduce potential pollutants/contaminants are encouraged. The applicants’ proposal will be assessed for conformity with the Sustainable Place-Making Guidelines during the detailed design stage. 4.5 Seaton Zoning By-law 7364/14 Seaton Zoning By-law 7364/14, as amended, implements the City’s Official Plan Amendment 22, and the CPDP. The subject property is currently zoned “MC3-1” – Mixed Corridor Type 3 Exception One Zone within the Seaton Zoning By-law 7364/14, as amended. The MC3-1 Zone permits apartment buildings, a nursing home or long-term care/retirement home, or a building with only retail/commercial uses. The applicant is proposing to amend the list of permitted uses to include stacked back-to-back townhouse dwellings and block townhouse dwellings. 5. Comments Received 5.1 Public comments As of the writing of this report, no comments or concerns have been received from the public. Information Report No. 16-20 Page 6 5.2 City Department Comments 5.2.1 Engineering Services consideration shall be made to align the easterly driveway with Toffee Street instead of Elmcreek Mews; enhance the proposed landscape treatment at the corner of Taunton Road and Sapphire Drive; maintain a sufficient separation between the garbage facility and the future children’s playground area; and technical revisions required to the submitted plans and reports. 5.2.2 Fire Services As of writing this report, no comments have been received from Fire Services. 5.3 Agency Comments 5.3.1 Region of Durham As of writing this report, no comments have been received from the Region of Durham. 5.3.2 Durham District School Board (DDSB) As of writing this report, no comments have been received from DDSB. 5.3.3 Durham Catholic District School Board (DCDSB) As of writing this report, no comments have been received from D CDSB. 6. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and others identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant before a final recommendation report to Planning & Development Committee: ensure conformity with the City’s Official Plan and the Seaton Neighbourhood policies; ensure the proposal is consistent with the City’s urban design goals and objectives in the Seaton Sustainable Place-Making Guidelines; review the appropriateness of transferring density from the subject property to lands in the Thompson’s Corner neighbourhood, and if the density transfer is deemed appropriate, ensure that the lands receiving the density are concurrently rezoned for the additional density; require the development to provide a minimum of 0.25 visitor parking spaces per dwelling unit for the block townhouses, resulting in an additional 13 visitor parking spaces; explore opportunities for below-grade parking for the stacked back-to-back townhouses to accommodate the required on-site visitor parking and increase on-site landscaped area; Information Report No. 16-20 Page 7 explore the opportunity to replace the block townhouses within additional stacked back-to-back townhouses to increase the density on-site; ensure that the implementing documents (OPA, ZBA and Site Plan Agreements) secure the proposed sustainable features as outlined in Section 3 of this report; require that Mattamy Homes obtain appropriate authorization from Toronto and Region Conservation Authority (TRCA) and IO to permit stormwater management infrastructure on IO lands within the natural heritage system; ensure the architectural design of the buildings are enhanced (e.g., architectural projections, use of high-quality building materials) given that the site is located at a proximate gateway location; require the waste collection area to be relocated away from the central outdoor amenity space; review internal circulation for emergency access and waste collection routes; and ensure the overall size and location of the outdoor amenity spaces (private tot lot) is of sufficient size and has appropriate frontage along the private road. Further issues may be identified following receipt and review of comments from the circulated departments, agencies and public. The City Development Department will conclude its position on the application after it has received and assessed comments from the circulated department, agencies and public. 7. Information Received Copies of the plans and studies submitted in support of the applications are listed below and available for viewing on the City’s website at pickering.ca/devapp or in person by appointment at the office of the City of Pickering, City Development Department: Planning Justification Report, prepared by Korsiak Urban Planning, dated June 2020; Planning Justification Report Addendum, prepared by MSH, dated September 22, 2020; Taunton MC Block Proposed Residential Development Urban Transportation Considerations, prepared by BA Group, dated May 29, 2020; Sustainable Development Checklist and Report, prepared by Mattamy Homes; Technical Memorandum for Natural Heritage Evaluation, prepared by Burnside & Associates Limited, dated April 29, 2020; Technical Memorandum for Scoped Environment Impact Study, prepared by Burnside & Associates Limited, dated April 15, 2020; Stormwater Management Technical Design Brief, prepared by Burnside & Associates Limited, dated April 6, 2020; and Environmental Noise Assessment, prepared by YCA Engineering Limited, dated February 2020. Information Report No. 16-20 Page 8 8. Procedural Information 8.1 General written comments regarding this proposal should be directed to the City Development Department; oral comments may be made at the Electronic Statutory Public Meeting; all comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council; any member of the public who wishes to reserve the option to appeal Council’s decision must provide comments to the City before Council adopts any by-law for this proposal; and any member of the public who wishes to be notified of Council’s decision regarding this proposal must request such in writing to the City Clerk. 8.2 Official Plan Amendment Approval Authority the Region of Durham may exempt certain local official plan amendments from Regional approval if such application is determined to be locally significant, and does not exhibit matters of Regional and/or Provincial interest; and the Region has not yet advised if the application for Official Plan Amendment is considered to have no significant Regional or Provincial concerns and would therefore be exempted from Regional approval. 8.3 Owner/Applicant Information The owner of the property is Mattamy (Seaton) Limited and is represented by Korsiak Urban Planning. Attachments 1. Location Map 2. Air Photo Map 3. Submitted Conceptual Site Plan 4. Submitted Conceptual Elevations for Block Townhouses (North and South Elevations) 5. Submitted Conceptual Elevations for Block Townhouses (East and West Elevations) 6. Submitted Conceptual Elevations for Stacked Back-to-Back Townhouses (North and South Elevations) 7. Submitted Conceptual Elevations for Stacked Back-to-Back Townhouses (East and West Elevations) Information Report No. 16-20 Page 9 Prepared By: Approved/Endorsed By: Tanjot Bal, MCIP, RPP Catherine Rose, MCIP, RPP Planner II Chief Planner Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design TB:NS:ld Date of Report: November 20, 2020 Taunton Road Skyridge Bouleva r d Cameo Street BurkholderDriveBelcourt Stre et Dragonfly AvenueReflection PlaceToffee StreetSapphire DriveFall Harvest CrescentSilk Street Clipper LaneMoonlightCrescent Orenda Street Foxtail Crescent 1:4,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © 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.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile No:Applicant:Property Description: OPA 20-005 and A 09/20 THIS IS NOT A PLAN OF SURVEY. Date: Oct. 19, 2020 ¯ Mattamy (Seaton) Limited Part of Lots 25 and 26, Concession 3, Now Parts 1 and 2, 40R-24268 and Part of Lot 3, 40R-29614 (1034 Reflection Place) SubjectLands L:\PLANNING\01-MapFiles\OPA\2020\OPA 20-005, A 009-20 - Mattamy(Seaton) Limited\OPA 20-005 A009-20_LocationMap.mxdE Attachment #1 to Information Report 16-20 BurkholderDriveCameo S t r e e t Belcourt Stre et Dragonfly AvenueReflection PlaceToffee StreetDashwood Court Fall Harvest CrescentSkyridge Boulevar d Keystone MewsSapphire DriveTaunton Road M a r a t h o n A v e n u e Silk Street Clipper Lane Elmcreek MewsHollow Oak MewsMoonlig htCrescentOrenda Street F oxtail Crescent 1:5,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © 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.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Air Photo MapFile No:Applicant:Property Description: THIS IS NOT A PLAN OF SURVEY. Date: Nov. 02, 2020 SubjectLands EL:\PLANNING\01-MapFiles\OPA\2020\OPA 20-005, A 009-20 - Mattamy(Seaton) Limited\OPA 20-005P_AirPhoto.mxd ¯ OPA 20-005 and A 09/20Mattamy (Seaton) LimitedPart of Lots 25 and 26, Concession 3, Now Parts 1 and 2, 40R-24268 and Part of Lot 3, 40R-29614 (1034 Reflection Place) Attachment #2 to Information Report 16-20 L:\Planning\01-MapFiles\OPA\2020 Nov 16, 2020DATE: Applicant: Property Description: File No: Submitted Conceptual Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 20-005/P and A 09/20 Mattamy (Seaton) Limited Part Lots 25 and 26, Concession 3, Now Parts 1 and 2, 40R-24268 and Part of Lot 3, 40R-29614 (1034 Reflection Place) Stacked Back-to-Back Townhouses Stacked Back-to-Back Townhouses Resident and Visitor Parking Garbage Collection Area Block Townhouses Visitor Parking Amenity Area Attachment #3 to Information Report 16-20 L:\Planning\01-MapFiles\OPA\2020 Nov 2, 2020DATE: Applicant: Property Description: File No: Submitted Conceptual Elevations for Block Townhouses (North and South Elevations) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 20-005/P and A 09/20 Mattamy (Seaton) Limited Part of Lots 25 and 26, Concession 3, Now Parts 1 and 2, 40R-24268 and Part of Lot 3, 40R-29614 (1034 Reflection Place) Front Elevation (North) Rear Elevation (South) Attachment #4 to Information Report 16-20 L:\Planning\01-MapFiles\OPA\2020 Nov 2, 2020DATE: Applicant: Property Description: File No: Submitted Conceptual Elevations of Block Townhouses (East and West Elevations) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 20-005/P and A 09/20 Mattamy (Seaton) Limited Part of Lots 25 and 26, Concession 3, Now Parts 1 and 2, 40R-24268 and Part of Lot 3, 40R-29614 (1034 Reflection Place) Side Elevation (West)Side Elevation (East) Attachment #5 to Information Report 16-20 L:\Planning\01-MapFiles\OPA\2020 Nov 2, 2020DATE: Applicant: Property Description: File No: Submitted Conceptual Elevations of Stacked Back-to-Back Townhouses (North and South Elevations) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 20-005/P and A 09/20 Mattamy (Seaton) Limited Part of Lots 25 and 26, Concession 3, Now Parts 1 and 2, 40R-24268 and Part of Lot 3, 40R-29614 (1034 Reflection Place) Front Elevation (South) Front Elevation (North) Attachment #6 to Information Report 16-20 L:\Planning\01-MapFiles\OPA\2020 Nov 2, 2020DATE: Applicant: Property Description: File No: Submitted Conceptual Elevations of Stacked Back-to-Back Townhouses (East and West Elevations) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 20-005/P and A 09/20 Mattamy (Seaton) Limited Part of Lots 25 and 26, Concession 3, Now Parts 1 and 2, 40R-24268 and Part of Lot 3, 40R-29614 (1034 Reflection Place) Side Elevation (West)Side Elevation (East) Attachment #7 to Information Report 16-20