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HomeMy WebLinkAboutInformation Report 05-22Information Report to Planning & Development Committee Report Number: 05-22 Date: March 7, 2022 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Revised Draft Plan of Subdivision Application SP-2015-03 (R) Revised Zoning By-law Amendment Application A 05/15 (R) Seaton TFPM Inc. Part of Lots 17 to 19, Concession 4 and Part of Lots 19 to 20, Concession 5 Seaton Community 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding revised applications for Draft Plans of Subdivision and a Zoning By-law Amendment, submitted by Seaton TFPM Inc., to permit the approval and implementation of a draft plan of subdivision containing a variety of land uses. This report contains general information on the applicable Official Plan and other related policies, and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the applications, ask questions of clarification, and identify any planning matters. This report is for information and no decision is 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 lands consists of multiple individual parcels located in the northeast quadrant of the Seaton Community having a total land area of approximately 124 hectares and located within Seaton Neighbourhood 20, Thompson’s Corner (see Neighbourhood 20: Thompson’s Corner Neighbourhood Plan and Location Map, Attachments #1 and #2). Part of the subject lands, municipally known as 3440 Elsa Storry Avenue (formerly, Brock Road), is listed on the City’s Municipal Heritage Register. The Brock Road/Highway 407/ETR interchange is within the Neighbourhood plan, but is not part of the subject applications. The Hamlet of Brougham is also not included within the applications. The lands are currently used for agricultural, rural activities and open space (see Air Photo Map, Attachment #3). Surrounding land uses include: North: The Hamlet of Brougham, and on the north side of Highway 7 are the Federal Airport lands that currently support agricultural/rural activities. Information Report No. 05-22 Page 2 South: Additional lands owned by the Province designated as Seaton Natural Heritage System. East: North of the Fifth Concession Road are rural/open space lands, and south of the Fifth Concession Road, in the Town of Ajax, there is a pioneer cemetery and rural uses. West: Additional lands owned by the Province that are designated as Seaton Natural Heritage System, and along the Highway 407/ETR corridor are additional future Employment Lands, and the eastern edges of Seaton Neighbourhoods 19 and 21. 3. Background and Previous Proposals In 2015, Ontario Infrastructure and Land Corporation (OILC) submitted 5 separate applications for the approval of draft plans of subdivision and related zoning by-law amendments for the developable OILC lands in each of the Seaton Neighbourhoods, including the subject lands located in Neighbourhood 20: Thompson’s Corner Neighbourhood Plan. The application details generally reflected the land use designations in Neighbourhood 20 of the Official Plan, including a diversity of land uses that included employment, commercial, residential, schools and community facilities. A Statutory Pubic Meeting was held on October 5, 2015 to consider the 5 draft plans of subdivision and related zoning amendment applications. In 2018, OILC sold the subject lands to Seaton TFPM Inc.; and in 2020, Seaton TFPM Inc. submitted new applications (see Previous Submitted Plan, Attachment #4). The application details included: • the draft plan of subdivision was generally reflective of the land use designations in Neighbourhood 20 of the Official Plan; • the draft plan proposed approximately 34 hectares of Prestige Employment Node; 14 hectares of Prestige Employment General; 7 hectares of Community Node; 10 hectares of Mixed Corridor; 14 hectares of Medium Density Residential; and 10 hectares of Low Density Residential; • the projected number of dwelling units in the draft plan of subdivision was approximately 2,197 units; • the Community Node was located along Brock Road, central to the neighbourhood and a Pedestrian Predominant Street runs perpendicular to Brock Road, and forms the spine of the Community Node; • the mixed corridor uses were proposed south of the Community Node and along the east and west side of Brock Road, and extending south of Alexander Knox Road on the west side of Brock Road; • blocks of land for a cluster of community facilities were located on the east side of Brock Road, north of the Fifth Concession Road and intended for a high school, an elementary school, a neighbourhood park and a recreation centre; and • low density residential uses located south of the Fifth Concession Road, west of Sideline 16 (referred to as Phase 1A lands). Information Report No. 05-22 Page 3 On March 2, 2020, a Statutory Pubic Meeting was held to consider the Seaton TFPM Inc. applications. No members of the public voiced comments regarding the proposed applications. The Planning & Development Committee provided the following comments: • questioned the anticipated timelines and population for the development; • questioned the City’s notification process, and the number of residents notified of the application; • questioned if there is a planned expansion for Brock Road from a 2 lane highway to 4 lanes, and if this expansion would require the extension of water and sewer infrastructure; • questioned if the City was reviewing other options related to stormwater management controls; • questioned the ingress and egress to the development; • questioned if the development will have sufficient neighbourhood parks and related amenities; and • questioned if the City is working with the applicant to ensure conformity with the Provincial Policy Statement. The applicant proceeded with the approval of the low density residential lands located south of Fifth Concession Road in advance of the remaining draft plan. The lands are referred to Phase 1A, and shown on the Location Map, Attachment #2. On April 26, 2021, Council endorsed the Phase 1A draft plan of subdivision and related conditions, and approved the implementing site specific Zoning By-law 7838/21. 4. Applicants’ Revised Proposal (2021) The applicant is requesting a revision to their applications, as shown on the Revised Submitted Plan, Attachment #5 and outlined in Proposed Development Details, Attachment #6. The draft plan of subdivision has been updated with the following general changes: • the addition of 0.56 of a hectare of land to the stormwater management pond at the northwest corner of Brock Road and Alexander Knox Drive; • the removal of Phase 1A lands (located south of Fifth Concession Road) from the plan following its approval; • the removal of the proposed local municipal roads and stomwater management ponds for the prestige employment blocks located north of 407/ETR and west of Mowbray Street; • the addition of Gateway Sites within the plan as approved by OPA 42, transferring density from the Lamoreaux Neighbourhood to Thompson’s Corners Neighbhourhood; • the removal of a stormwater management pond located east of Brock Road; • the addition of street townhouse blocks and detached blocks located north of Fifth Concession Road; • the relocation of the village green block further north on the plan (located west of Brock Road); • the reconfiguration and enlargement of the neighbourhood park block located on the west side of Brock Road and the relocation of the neighbourhood park further north on the plan (located east of Brock Road, north of Fifth Concession Road); Information Report No. 05-22 Page 4 • a shift in the street bridge crossing location between Prestige Employment Node areas located south of 407/ETR; • the reconfiguration and slight adjustments of certain land use blocks; and • the addition, widening and slight adjustments of certain local roads. As shown on the Revised Submitted Plan, Attachment #5, the Community Node is located along Brock Road, central to the neighbourhood. A Pedestrian Predominant Street runs perpendicular to Brock Road, and forms the spine of the Community Node. The Mixed Corridor blocks, including Gateway blocks, are proposed south of the Community Node, along the east and west sides of Brock Road, and at the southwest corner of Alexander Knox Drive and Brock Road. Blocks of land for a cluster of community facilities are located on the east side of Brock Road, north of the Fifth Concession Road, and are intended for a high school, an elementary school, a neighbourhood park and a recreation centre. Proposed on the west side of Brock Road is an elementary school, a neighbhourhood park and a village green. The medium density residential uses proposed consist of detached dwellings and street townhouse units, and a total of 743 dwelling units are proposed. Detached dwelling blocks are located along the western limits of the plan, and several blocks are adjacent to the Seaton Natural Heritage System, with two detached blocks located on eastern limits of the plan. Street townhouse blocks are located north of Fifth Concession Road, and west of Brock Road. The proposed unit counts for the Mixed Corridor, Community Node and Gateway site blocks are approximate, and based on minimum required density. Therefore, the projected number of dwelling units in the draft plan of subdivision is approximately 2,203 units. The employment lands are located on the north and south sides of Highway 407/ETR, along Brock Road and a block on the eastern limits of the plan. The revised draft plan of subdivision is generally reflective of the land use designations in Neighbourhood 20 of the Official Plan. The Neighbourhood is considered a complete community given the integration of a diversity of land uses that includes employment, commercial, residential, schools and community facilities. 5. Policy Framework 5.1 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. Information Report No. 05-22 Page 5 5.2 Durham Regional Official Plan The Seaton Neighbourhoods fall under ‘Special Policy Area A (Pickering)’, in the Durham Regional Official Plan. The policies state that these lands shall be developed in accordance with the CPDP and implementing Neighbourhood Plans. The design, structure and uses proposed are generally consistent with those permitted in the CPDP and the Neighbourhood Plans. The applications generally comply with the Durham Regional Official Plan. 5.3 Pickering Official Plan The subject lands are within the Seaton Urban Area. The Official Plan contains policies governing various land use designations, such as Residential Areas, Mixed Use Areas, Employment Areas, and Open Space System, all of which are located in the draft plan of subdivision. The Official Plan establishes various polices for such matters as density, intensity of land use and sustainability. Chapter 11 of the Official Plan further defines the land use designations as well as establishes polices for such matters as the Seaton natural heritage system, cultural heritage, sustainable development, servicing, population targets and urban design (see Official Plan Schedule XII, Neighbourhood 20: Thompson’s Corner Neighbourhood Plan, Attachment #1). The Neighbourhood is planned to have a broad range of land use densities, including commercial, and a variety of residential built forms with densities ranging from low, medium and mixed use density. The applications will be assessed against the policies and provisions of the Pickering Official Plan during the further processing of the applications. 5.3.1 Seaton Sustainable Place-Making Guidelines The Seaton Sustainable Place-Making Guidelines address the urban design guidelines contained within the CPDP and expands upon the key design elements such as setting out minimum standards and benchmarks for plans of subdivision and site plans, and list the range of matters that are to be addressed in the development of the lands. The Guidelines also provide direction on the design of the public realm, built form and green infrastructure and buildings. The applications will be assessed against the policies and provisions of the Seaton Sustainable Place-Making Guidelines during the further processing of the applications. 5.4 Zoning By-law 3037 The subject lands are zoned “A” – Rural Agricultural Zone under Restricted Area Zoning By-law 3037, as amended, which currently permits a detached dwelling, home occupation, and various agricultural and related uses. Amendments are proposed to delete all of the subject lands from Zoning By-law 3037 and to add these lands to the new Seaton Zoning By-law 7364/14 in order to facilitate the implementation of the draft plans of subdivision. Information Report No. 05-22 Page 6 6. Comments Received 6.1 Resident Comments As of writing this report, no comments or concerns have been received on the revised applications. 6.2 Agency Comments The revised applications have been circulated to the Region of Durham-Planning & Economic Development Department (Region), Toronto and Region Conservation Authority (TRCA), Ministry of Transportation, school boards etc.; and at the time of writing this report, no written comments have been received from these commenting agencies. 6.3 City Department Comments 6.3.1 Economic Development & Strategic Projects • notes that the southern-most block of land designated Prestige Employment Node,, which is triangular in shape, may present compatibility issues with the medium density development proposed immediately to the south, with the proposed school site further south; suggests alternative land uses be explored for this block; • not in support of deleting a proposed local municipal road to serve the prestige employment block located in the northwest corner of the draft plan, and south of Highway 7; and • in support of deleting proposed local municipal roads to serve the remaining prestige employment blocks located north of 407/ETR and west of Mowbray Street; and providing vehicular access to these blocks via existing local municipal roads, that will be required to designed to municipal standards. 6.3.2 Engineering Services As of writing this report, no comments or concerns have been received on the revised applications. 7. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance that have been identified by staff for further review and consideration. 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 and Development Committee: • ensure the applications will implement 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; • ensure that the submitted Functional Servicing and Stormwater Management Report (FSSR) is revised to include the employment lands north of 407/ETR; Information Report No. 05-22 Page 7 • ensure that revised submitted FSSR is consistent with the Seaton Master Environmental Servicing Plan to the satisfaction of the Region, the City, and TRCA; • ensure the full range of land uses can be achieved to realize a complete neighbourhood; • confirm with the school boards that the proposed school block sizes are appropriate for their needs; • evaluate whether alternative land uses could be established for the southern-most, triangular-shaped parcel of employment lands to ensure compatibility; ensure the zoning for this block addresses matters respecting compatibility; • evaluate the appropriateness of the removal of the proposed local municipal road and stomwater management ponds for the prestige employment blocks located north of 407/ETR and west of Mowbray Street, as identified on the Thompson’s Corner Neighbourhood Plan; • assess the appropriateness of a phased approval of the draft plan in order to address technical matters while streamlining the approval process for specific areas of the plan; • ensure an appropriate heritage review has been undertaken for the barns and outbuildings located on lands that form part of the draft plan that are listed on the City’s Municipal Heritage Register; and to ensure that adverse impacts are appropriately mitigated for abutting properties that may be impacted by the development; • ensure that the proposed development contains appropriate sustainable development components; and • ensure that required technical submissions and reports meet City standards. Further issues may be identified following receipt and review of comments from the circulated departments, agencies and public. The City Development Department will conclude its position on the applications after it has received and assessed comments from the circulated department, agencies and public. 8. Information Received Copies of the plans and studies submitted for the revised application listed below are available for viewing on the City’s website at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: • Draft Plan of Subdivision (Part A and B), prepared by Korsiak Urban Planning, dated December 20, 2021; • Functional Servicing and Stormwater Management Report, prepared by Urbantech, dated August 21, 2021; • Servicing Memo, prepared by Urbantech, dated December 21, 2021; • Traffic Sensitivity Analysis, prepared by BA Group, dated August 5, 2021; • Preliminary Environmental Noise Assessment, prepared by YCA Engineering Limited, dated October 19, 2019; and • Updated Planning Justification Report, prepared by Korsiak Urban Planning, dated August 6, 2021 and December 21, 2021. Information Report No. 05-22 Page 8 9. Procedural Information 9.1 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. 10. Owner/Applicant Information The owner of the subject lands is Seaton TFPM Inc. (Seaton TFPM Inc. is a consortium of developers being, TACC Development, Fieldgate Homes, Paradise Developments, and Mattamy Homes). Attachments: 1. Neighbourhood 20: Thompson’s Corner Neighbourhood Plan 2. Location Map 3. Air Photo Map 4. Previous Submitted Plan 5. Revised Submitted Plan 6. Proposed Development Details Prepared By: Original Signed By Cristina Celebre, MCIP, RPP Principal Planner, Strategic Initiatives Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner CC:ld Date of Report: February 18, 2022 Attachment #1 to Information Report 05-22 Neighbourhood 20: Thompson's Corner Neighbourhood Plan City Development Department Feb 16, 2022FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2015-03 (R) and A05/15 (R) Property Description: DATE: File No: Part of Lots 17 to 19, Concession 4, Part Lots 17 to 21, L:\Planning\01-MapFiles\SP\2015 Applicant: Seaton TFPM Inc. Concession 5 Attachment #2 to Information Report 05-22 H i g h w a y 4 0 7 Broc k R o a d E l s a S t orr y A venue Don BeerMemorialPark © 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:SP-2015-03 (R) and A05/15 (R) Date: Feb. 07, 2022 Phase 1A L:\PLANNING\01-MapFiles\SP\2015\SP-2015-03 & A0515\V2 - 2022\SP2015-03R A0515R_LocationMap_v2.mxd 1:13,500 SCALE:THIS IS NOT A PLAN OF SURVEY. Property Description:Part of Lots 17 to 19, Concession 4, Part Lots 17 to 21, Applicant:Seaton TFPM Inc. Subject Lands Concession 5 Alexander Knox Drive Fifth Concession Road Si d e l i n e 1 6 Mu l b e r r y L a n e Highway 7 Mo w b r a y S t r e e t Do n n a l e a Av e n u e Sp r i n g St r e e t To w n o f A j a x Attachment #3 to Information Report 05-22 Broc k R o a d H i g h w a y 4 0 7 Donnal e a A v e n u e Mo w b r a y S t r e e t Fifth Concession RoadAlexander Knox Drive Highway 7 S i d e l i n e 2 0 S pri ngS t reet E l s a S t orry A venue Mu l b e r r y L a n e S i d e l i n e 1 6 Air Photo MapFile:Applicant:Property Description: SP-2015-03 (R) and A05/15 (R) Date: Feb. 14, 2022 Seaton TFPM Inc.Parts of Lots 17 to 19, Concession 4, Part Lots 17 to 21, SubjectLands L:\PLANNING\01-MapFiles\SP\2015\SP-2015-03 & A0515\V2 - 2022\SP-2015-03R_AirPhoto_standard.mxd 1:13,500 SCALE:THIS IS NOT A PLAN OF SURVEY. © 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 Concession 5 Phase 1A Attachment #5 to Information Report 05-22 Revised Submitted Plan City Development Department Feb. 17, 2022FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2015-03 & A05/15 Property Description: DATE: File No: Part of Lots 17 to 19, Concession 4, Part Lots 17 to 21, L:\Planning\01-MapFiles\SP\2015 Applicant: N Seaton TFPM Inc. Concession 5 Attachment #6 to Information Report 05-22 Draft Plan of Subdivision SP-2015-03 Proposed Development Details Pickering Official Plan Designation •Employment Areas – Prestige Employment •Open Space System – Seaton Natural Heritage System and Active Recreational Areas •Mixed Use Areas – Community Nodes and Mixed Corridors •Urban Residential Areas – Medium Density Areas Neighbhourhood Plan Designation Neighbourhood 20: Thompson’s Corners Neighbourhood Plan •Seaton Natural Heritage System (not within the applications) •Prestige Employment General •Prestige Employment Node •Prestige Employment Node – that includes a Future Transitway Station (not within the lands subject to these applications) •Community Node •Mixed Corridor Type 2 •Gateway Site •Medium Density Area •Low Density Area Type 1 (not within the lands subject to these applications) •Heritage Lot (not within the lands subject to these applications) •High Schools •Elementary Schools •Recreation Centre •Neighbourhood Park •Village Green •District Energy (not within the lands subject to these applications) Zoning Existing: Zoned “A” – Rural Agricultural Zone under Zoning By-law 3037 Proposed: Zoning By-law amendment to delete the subject lands from Zoning By-law 3037; and to add these lands to the Seaton Zoning By-law 7364/14 in order to facilitate the implementation of the draft plans of subdivision Details of the Draft Plan of Subdivision Land Use Blocks (Total) Area (hectares) Prestige Employment Node 12 36.00 Prestige Employment General 1 17.33 Community Node 2 4.05 Mixed Corridor Type 2 5 8.74 Gateway 5 3.50 Street Townhouse Dwelling Units 31 12.27 Detached Dwelling Units 14 5.28 High School 1 6.49 Elementary Schools 2 4.59 Recreation Centre 1 4.19 Neighbourhood Park 2 3.03 Village Green 1 0.30 Trail Head 3 0.10 Enhanced Pedestrian Boulevard 1 0.05 Overland Flow 1 0.17 Stormwater Management Pond 3 4.15 Open Space 1 0.04 New Road Allowance 2 0.15 Servicing 1 0.11 Reserve 2 0.21 Municipal ROW 13.39 Total 91 Blocks 124.14 Hectares Residential Type of Units Number of Units Detached Dwellings 143 Street Townhouse Dwellings 600 Mixed Corridor Type 2 Dwellings 526 Gateway 596 Community Node Dwellings 338 Total Approximately 2,203 Units