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HomeMy WebLinkAboutInformation Report 09-23Information Report to Planning & Development Committee Report Number: 09-23 Date: September 5, 2023 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Draft Plan of Subdivision Application SP-2023-02 Zoning By-law Amendment Application A 05/23 Seaton TFPM Inc. Part of Lots 21 and 22, Concession 5 Seaton Community 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Draft Plans of Subdivision and Zoning By-law Amendment, submitted by Seaton TFPM Inc., to facilitate the development of a residential draft plan of subdivision. This report contains general information on the applicable Official Plan, and other related policies, and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the applications, ask questions of clarification, and identify any planning issues. This report is for information, and no decision on these applications 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. Development Review Process The City has revised the planning review process for Official Plan Amendment, Zoning By-law Amendment, Draft Plan of Subdivision and Site Plan Approval as a result of the Provincial changes to the Planning Act, through Bill 109. Council approved the new planning review process on May 23, 2023, and is in effect for all application submissions received after June 30, 2023. The new process introduces a mandatory pre-submission stage, which occurs before an actual development application is submitted to the City. This adjustment is aimed at ensuring the City meets the Planning Act approval/decision timelines and prevents the need to refund application fees. The subject applications were submitted on April 11, 2023. As such, the new planning review process is not applicable to these applications. 3. Background Information and Previous Proposal In 2015, Ontario Infrastructure and Land Corporation (OILC) submitted applications seeking 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 Information Report 09-23 Page 2 located in Neighbourhood 19: Wilson Meadows Neighbourhood. A Statutory Pubic Meeting was held on October 5, 2015, to consider the draft plans of subdivision and related zoning amendment applications. In 2018, the subject lands were sold by OILC to Seaton TFPM Inc., and Seaton TFPM Inc. has now decided to submit new applications. Seaton TFPM Inc. is a consortium of developers being, TACC Developments, Fieldgate Homes, Paradise Homes, and Mattamy Homes. 4. Property Location and Description The lands subject to these applications are located north of Alexander Knox Road, and west of Sideline 20 within Seaton Neighbourhood 19: Wilson Meadows (see Location Map, Attachments #1). The lands are approximately 19.69 hectares in size and are currently used for agricultural purposes (see Air Photo Map, Attachment #2). Surrounding land uses include: North: Immediately north are lands owned by Infrastructure Ontario (IO) and are designated as “Seaton Natural Heritage System”. Across the Seaton Natural Heritage System is the Highway 407 corridor. South: Lands to the south are owned by Mattamy (Seaton) Limited (one of the four developers who comprise of Seaton TFPM Inc.) and are currently subject to applications for a red-line revision Draft Plan of Subdivision and Zoning By-law Amendment (files SP-2009-11(R2) and A 08/23). These lands are designated as “Low Density Type 1 Area”, “Medium Density Areas”, and “Neighbourhood Park”. East: Immediately to the east are lands owned by IO and are designated Seaton Natural Heritage System. West: Lands to the west are owned by IO and designated Seaton Natural Heritage System; and lands that form part of the Mattamy (Seaton) Limited application for a red-line revision Draft Plan of Subdivision and Zoning By-law Amendment (files SP-2009-11(R2) and A 08/23). These lands are designated “Medium Density Areas”. 5. Applicant’s Proposal Seaton TFPM Inc. has submitted applications for Draft Plan of Subdivision and Zoning By-law Amendment to facilitate a residential plan of subdivision. The plan proposes a total of 381 residential units. A residential block (block 25) is also proposed to be rezoned, and is anticipated to be a condominium development containing a minimum of 33 townhouse units. These lands will be subject to future draft plan of condominium and site plan applications. Information Report 09-23 Page 3 The table below summarizes the types and number of dwellings being proposed (not including the residential block 25). Residential Types Number of Units Detached Dwellings 218 units Street Townhouse Dwellings 89 units Back-to-back Townhouse Dwellings 52 units Rear-Lane Townhouse Dwellings 22 units Total 381 The proposal also includes blocks for an elementary school, park, stormwater management facility, and trail heads. The proposed draft plan of subdivision proposes to create a total of 32 blocks as illustrated on Attachment #4, Submitted Draft Plan of Subdivision. The table below provides land use details of the draft plan of subdivision: Land Use Total Blocks Area (hectares) Residential 26 10.23 Natural Heritage System 1 0.03 Stormwater Management Facility 1 1.68 Elementary School 1 2.57 Park 1 0.98 Trail Head 2 0.08 Municipal ROW 4.12 Totals 32 19.69 The neighbourhood park block is 0.98 of a hectare in size, and is located along the southerly boundary of the lands to align with the proposed park block located within the draft plan of subdivision to the south. That draft plan, submitted by Mattamy (Seaton) Limited, is also currently under review. The neighbourhood park will have a combined size of 2.0 hectares. Primary access to the proposed development will be provided from the future Peter Matthews Drive (Sideline 22). Additional connections include the future east-west road, Nathaniel Hastings Drive, and additional connections from existing and future local roads within the Wilson Meadows Neighbourhood Plan. The intent of the zoning by-law amendment is to rezone the lands to an appropriate zone category to permit the proposed uses and establish appropriate development standards. 5.1 Affordable Housing The applicant indicates in their submission that the mix of housing types will provide an opportunity to serve all sizes, incomes, and ages of households. The proposal provides for a range of housing forms including detached dwellings, and a variety of townhouse types. The proposal also includes a residential block, anticipated to be of condominium Information Report 09-23 Page 4 development containing townhouse units, that will further expand the range of housing forms. 6. Policy Framework 6.1 Durham Regional Official Plan The subject lands are located within the Seaton Urban Area, and are designated as Special Policy Area A in the Regional Official Plan (ROP). The ROP policy refers to the now revoked Central Pickering Development Plan (the “CPDP”, which was revoked by the Province of Ontario in December 2022). The subject lands are designated as “Community Area” in the new ROP, which was adopted by Regional Council in May 2023, and forwarded to the Provinces for approval. Community Areas are intended to offer a complete living environment, and comprise housing, community uses, offices, institutional uses, and public service facilities, as well as a variety of cultural and recreational uses. The future Peter Matthews Drive is designated a “Regional Arterial Road Type B” and will connect with Highway 7. A future Highway 407 interchange is also planned. The proposal conforms to the policies of the ROP. 6.2 Pickering Official Plan The subject lands are designated “Urban Residential Areas – Low Density Areas” and “Urban Residential Areas – Medium Density Areas” in the Pickering Official Plan. The lands are located within the Seaton Urban Area. Chapter 11 of the Official Plan further refines the land use designations as well as establishes policies for such matters as the Seaton natural heritage system, cultural heritage, sustainable development, servicing, population targets and urban design. The subject lands are located within Neighbourhood 19: Wilson Meadows Neighbourhood Plan (see Attachment #3). The Neighbourhood is planned to have a range of low to medium land use densities, and include a variety of residential built forms. The lands subject to the application are designated as “Seaton Urban Area – Low Density Types 1 and 2 Areas”; “Seaton Urban Area – Medium Density Areas”, including lands designated for an “Elementary School”; and “Neighbourhood Park”. The Neighbourhood Plan also identifies lands for a Stormwater Management Facility, Trailheads and Terminal Views. The applicant’s proposal will be assessed against the policies and provisions of the Official Plan during the future processing of the applications. 6.2.1 Seaton Sustainable Place-Making Guidelines The Seaton Sustainable Place-Making Guidelines address the urban design guidelines contained within the CPDP (revoked December 2022), and expand upon the key design elements, set 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. Information Report 09-23 Page 5 The applications will be assessed against the policies and provisions of the Seaton Sustainable Place-Making Guidelines during the further processing of the applications. 6.3 Zoning By-law 3037 The subject lands are zoned “A” – Rural Agricultural Zone within Zoning By-law 3037, as amended, which currently permits a detached dwelling, home occupation, and various agricultural and related uses. The applicant is requesting to remove the subject lands from Zoning By-law 3037 and add them to the Seaton Zoning By-law 7364/14. Appropriate zone categories and provisions will be implemented to facilitate the implementation of the draft plan of subdivision. In accordance with the Pickering Official Plan, Chapter 11, Seaton Urban Area, the completion of a future transportation planning study is to be undertaken by the Seaton landowners, and completed before development proceeding beyond the Seaton first phase of development. An “H” Hold Zone will therefore be required for the lands. 7. Comments Received 7.1 Notice of Electronic Statutory Public Meeting Notice of the Electronic Statutory Public Meeting regarding this application was provided through a mailing of all properties within 500 metres of the entire subject site. Given that the lands do not have frontage on a municipal road, the Notice of the Public Meeting was placed in the Weekly Community Page on August 17, 2023, and August 31, 2023. 7.2 Resident comments As of writing this report, no comments or concerns have been received on the applications. 7.3 Agency Comments The applications have been circulated to the Region of Durham – Planning & Economic Development Department (Region) and the school boards. At the time of writing this report, no written comments have been received from these commenting agencies. 7.4 Toronto and Region Conservation Authority (TRCA) TRCA has provided the following key comments based on their role as a conservation authority: • further information is required as it relates to the on-site water management; and • submission of an Environmental Impact Statement required. 7.5 City Department Comments 7.5.1 Engineering Services As of writing this report, no comments have been received on the applications. Information Report 09-23 Page 6 7.5.2 Sustainability • the applicant has submitted a Sustainability Place-Making Checklist, prepared by Korsiak Urban Planning. However, a Sustainability Development Report is required indicating how the proposal achieves Level 1; and • staff encourage the applicant to strive for “Enhanced” levels of sustainability to align with the City’s community sustainability goals and objectives. 8. 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 & 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 the road pattern and lotting fabric achieve City design standards; • ensure the coordination of streets, parks and residential blocks with the application to the south, submitted by Mattamy (Seaton) Limited; • ensure that the proposed neighbourhood park block is appropriately designed and sized given the increase in the number of townhouse units in the application to the south of the lands Mattamy (Seaton) Limited; • review the suitability of the street townhouse Blocks 18 and 19 located along the frontage of the neighbourhood park, as the location of the townhouse blocks limit park frontage on a municipal road; • ensure the school board is satisfied with the school block size and frontage, given the limited frontage along municipal roads; • review the arrangement of blocks for detached and townhomes to ensure that on-street parking is adequate to support visitor parking; • ensure garages are appropriately sized to meet the needs of residents; • ensure that the submitted Functional Site Servicing Report is consistent with the Seaton Master Environmental Servicing Plan to the satisfaction of the Region, the City, and TRCA; and • ensure the proposed development contains appropriate sustainable development components, as well as encourage enhanced benchmarks in the Seaton Sustainable Place-Making Guidelines to reflect today’s best practices. Further issues may be identified following receipt and review of comments from the circulated departments, agencies, and the 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 the public. Information Report 09-23 Page 7 9. 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, prepared by Korsiak Urban Planning, dated February 8, 2023; • Functional Servicing and Stormwater Management Report, prepared by R.J. Burnside Ltd., dated March, 2023; • Hydrogeological Assessment, prepared by R.J. Burnside Ltd., dated August 2013; • Arborist Report, prepared by R. J. Burnside Ltd., dated March 13, 2023; • Phase I ESA Update, prepared by Pinchin Ltd., dated March 2, 2020; • Phase II ESA Update, prepared by Pinchin Ltd., dated March 13, 2020; • Noise Study, prepared by YCA Engineering Ltd., dated February 10, 2023; • Parking Plan, prepared by Korsiak Urban Planning, dated March 24, 2023; • Traffic Impact Study, prepared by BA Group, dated March 24, 2023; • Geotechnical Report, prepared by AME, dated August 9, 2012; • Archaeological Assessment, prepared by Archaeological Assessment Ltd., dated September 2005; • Sustainable Development Guidelines Checklist, prepared by Korsiak Urban Planning, dated May 9, 2023; • Planning Rationale Report, prepared by Korsiak Urban Planning, dated March 2023; and • Affordable Housing Information, prepared by Mattamy Homes, dated May 2023. 9.1 General • written comments regarding this proposal should be directed to the City Development Department; • oral comments may be made at the Hybrid 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 Developments, Fieldgate Homes, Paradise Homes, and Mattamy Homes, and is represented by Korsiak Urban Planning. Attachments: 1. Location Map 2. Air Photo Map 3. Neighbourhood 19: Wilson Meadows Neighbourhood Plan 4. Submitted Draft Plan of Subdivision Information Report 09-23 Page 8 Prepared By: Original Signed By Cristina Celebre, MCIP, RPP Principal Planner, Strategic Initiatives Original Signed By Nilesh Surti, MCIP, RPP Division Head, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner CC:ld Date of Report: August 18, 2023 Attachment #1 to Information Report 09-23 B rigadier A ve n u e Alexander Knox Road Highw ay 407 City Development Department Location MapFile:Applicant:Legal Description: SP-2023-02 & A 005/23 Date: Aug. 03, 2023 ¯ Seaton TFPM Inc. Part of Lots 21 and 22, Concession 5 SubjectLands L:\PLANNING\01-MapFiles\SP\2023\SP-2023-02, A 005-23 Seaton TFPM Inc\SP-2023-02, A 005-23_LocationMap_v2.mxd 1:8,000 SCALE: THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.; © His Majesty the King in Right of Canada, Department ofNatural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. Si d e l i n e 2 0 F u t u r e P e t e r M a t t h e w s D r i v e Attachment #2 to Information Report 09-23 S t illm e a d owLane T urnstone Boulevard Thunderbird Promenade Sw o r d b i l l S t r e e t Alexander Knox Road Br i g a d i e r A v e n u e Mu l b e r r y L a n e Ho l l y b e r r y T r a i l Si d e l i n e 2 0 WillowridgePath P eter Matthews Drive Whitevale Road Highway 407 Air Photo MapFile:Applicant:SP-2023-02 & A 005/23 Date: Aug. 14, 2023 ¯ Seaton TFPM Inc. L:\PLANNING\01-MapFiles\SP\2023\SP-2023-02, A 005-23 Seaton TFPM Inc\SP-2023-02, A 005-23_AirPhoto_v2.mxd 1:9,000 SCALE: THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.; © His Majesty the King in Right of Canada, Department ofNatural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City Development Department Legal Description:Part of Lots 21 and 22, Concession 5 F u t u r e P e t e r M a t t h e w s D r i v e Ownership Seaton TFPM Inc. Mattamy (Seaton) Limited Future Nathaniel Hastings Drive Future A l e x a n d e r K n o x R o a d Future Roads E E SubjectLands Attachment #3 to Information Report 09-23 City Development Department July 12, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT.DATE: L:\Planning\01-MapFiles\SP\2023 Neighbourhood 19: Wilson Meadows Neighbourhood Plan SP-2023-02 & A 005/23 Seaton TFPM Inc.Applicant: Legal Description: File No: Part of Lots 21 and 22, Concession 5 N Subject Lands Attachment #4 to Information Report 09-23 L:\Planning\01-MapFiles\SP\2023 August 17, 2023DATE: Applicant: File No: Submitted Draft Plan of Subdivision FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department SP-2023-02 & A 005/23 Seaton TFPM Inc. Legal Description:Part of Lots 21 and 22, Concession 5 N