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HomeMy WebLinkAboutInfo Report 02-25Information Report to Planning & Development Committee Report Number: 02-25 Date: March 3, 2025 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 06/24 Draft Plan of Condominium CP-2024-05 9004807 Canada Inc. (Stonepay) 1635 Palmer’s Sawmill Road 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for a Zoning By-law Amendment and a Draft Plan of Condominium, submitted by 9004807 Canada Inc. (Stonepay) to facilitate a residential common element condominium development. 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 for clarification, and identify any planning issues. This report is for information, and no decisions 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 on the south side of Palmer’s Sawmill Road, west of Brock Road, in the Duffin Heights Neighbourhood (see Location Map, Attachment 1). The site is currently vacant and has an area of approximately 1.82 hectares, with frontage along Palmer’s Sawmill Road. The surrounding land uses are as follows (see Air Photo Map, Attachment 2): North: Across Palmer’s Sawmill Road to the north are lands owned by the applicant. These lands are currently zoned for a mix of block and stacked townhouses. East: Directly to the east is the applicant’s first phase of development, which consists of 137 block and stacked townhouse units. South of this development is a City-owned stormwater management pond. Further east is the “Seaton Centre” commercial plaza, which includes multi-tenant buildings with a variety of restaurants, retail stores, financial institutions, fitness centre, and offices. Some of the tenants include Planet Fitness, Dollar Tree, Scotia Bank, The Social Bar and Lounge, and Angus Valley Montessori Preschool. Information Report 02-25 Page 2 South & To the south and west are open space lands, including significant woodlands West: and the Ganatsekiagon Creek and associated valleylands. 3. Previous Approvals On July 31, 2019, the Local Planning Appeals Tribunal (LPAT), now known as the Ontario Land Tribunal (OLT), approved applications for a Zoning By-law Amendment (File A 05/17) and a Draft Plan of Subdivision (File SP-2017-02). This approval permitted a four-phase residential development (see Registered Plan of Subdivision, Attachment 3). The plan of subdivision was registered on December 8, 2020, creating four development blocks (Blocks 1 to 4), containing approximately 726 townhouse units. The plan also included a 0.62 of a hectare park block (Block 5), a stormwater pond (Block 6), and two new municipal streets, all of which have been conveyed to the City. The first phase of the residential development, Block 1, received Site Plan Approval on December 18, 2020 (File S 02/19). This phase includes a total of 137 block and stacked townhouse units, accessed by private internal roads. Many of the units are now occupied. The subject property, known as Block 2, is the second phase of development. On March 3, 2022, the applicant submitted a Site Plan Approval application (File S 04/22) for a residential condominium development consisting of 111 block and stacked townhouse units. This proposal was intended to be a standard condominium development. 4. Applicant’s Proposal On October 11, 2024, the applicant submitted a revised site plan, changing the proposed housing form, from block and stacked townhouses, to street townhouses. They also requested a change in tenure, from a standard condominium, to a common-element condominium. In a standard condominium, the purchaser owns the interior unit and pays fees to cover the cost of utilities and shared common elements, such as private roads, mailboxes, and visitor parking areas. The change to a common-element condominium tenure allows the purchaser to own both the unit and a small lot, pay fees for common elements, and potentially the owner may pay for utilities separately. As a result of the change of tenure, several site-specific by-law amendments are required to establish zone requirements for each freehold parcel and dwelling. These amendments are detailed in Section 5.5 of the report. The applicant is now proposing a residential, common-element condominium development, consisting of 85 three-storey street townhouses, a reduction of 26 units from the original site plan submission. The common elements include internal private roads, visitor parking areas, pedestrian mews, a meter room, and community mailboxes (see Submitted Site Plan, Attachment 4). Information Report 02-25 Page 3 The table below summarizes the key details of the development: Provision Proposal Net Developable Area 1.8 hectares Residential Density 46.6 units per net hectare Number of Units 85 street townhouse units Residential Parking • a minimum of 2.0 spaces per unit • a total of 170 residential parking spaces are provided on-site Visitor Parking • a minimum of 0.2 spaces per unit • a total of 17 visitor parking spaces are provided on-site, of which two are barrier-free spaces The submitted site plan features 13 townhouse buildings with 85 street townhouses, accessed via internal private roads. This phase includes three vehicular access points: a right-in/right-out access at the west end of the site from Palmer’s Sawmill Road, and a full-movement access and a three-quarter access at the existing north-south private road that connects to Palmer’s Sawmill Road and serves the first phase development to the east. The development will require site plan approval. 5. Policy Framework 5.1 Provincial Planning Statement (2024) On October 20, 2024, the Ministry of Municipal Affairs and Housing issued a new Provincial Planning Statement (PPS), replacing both the Provincial Policy Statement (2020), and A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019). The PPS states that to support the achievement of complete communities, a range and mix of housing options, intensification and more mixed-use development should be planned. It directs Planning Authorities to permit development and intensification to support the achievement of complete communities and a compact built form. The applicant’s revised proposal conforms to the new PPS. 5.2 Durham Regional Official Plan (ROP) “Envision Durham" On May 17, 2023, Durham Regional Council adopted the new Official Plan “Envision Durham”, as amended. On January 1, 2025, Durham Region became an upper-tier municipality without land use planning responsibilities. Pursuant to Subsection 70.13(2) of the Planning Act, the Region of Durham Official Plan is deemed to constitute an official plan of the City in respect of any area in the City to which it applies and will remain in effect until the City revokes or amends it. Information Report 02-25 Page 4 The new Regional Official Plan designates the subject property as “Community Areas”. Lands within this designation are intended to offer a complete living environment, consisting of housing, commercial uses, institutional uses, and public service facilities, such as schools, libraries and hospitals. A key objective of this designation is for Community Areas to contain a variety of housing types, sizes and tenures, within connected neighbourhoods. The applicant’s proposed development conforms to the policies of the new ROP. 5.3 Pickering Official Plan The Pickering Official Plan designates the subject lands as "Urban Residential Areas - Medium Density Areas" in the Duffin Heights Neighbourhood. This designation is intended primarily for residential, community, cultural, and recreational uses. Minimum and maximum residential densities are established for Urban Residential Areas. The permitted residential density range for Medium Density is over 30 units and up to and including 80 units per net hectare. The proposed townhouse development is consistent with the permissions for residential uses, and the proposed density of 46.6 units per hectare conforms to the density requirements of the City’s Official Plan. The subject lands are within the Duffin Heights Neighbourhood, which includes specific policies that aim to promote a diverse mix of housing types, sizes, locations, and affordability. Key policies include enhancing street frontages by promoting pedestrian safety and keeping sidewalks uninterrupted by driveways, encouraging residential units to be accessed by rear lanes instead. Another key policy includes requiring developers to provide a variety of housing forms and tenures, including dwellings and units of various widths, to make streetscapes dynamic, manage building massing, and preserve space to provide on-street parking options for visitors. The proposal conforms to the policies of the Official Plan. 5.4 Duffin Heights Neighbourhood Development Guidelines The Duffin Heights Neighbourhood Development Guidelines intend to further the objectives of the Official Plan and achieve the following design objectives for the neighbourhood: • to create a streetscape that is attractive, safe and encourages social interaction within the neighbourhood • to establish a central focus on the neighbourhood which is safe, lively and attractive, and • to provide a diversity of uses to support neighbourhood and City functions The subject lands are delineated as Residential on the Tertiary Plan, which encourages moderate density and primarily residential buildings that transition to higher densities towards Brock Road to the east. Townhouse units are listed as an appropriate transitioning building type between the commercial and mixed-use areas along Brock Road and the adjacent woodland areas in the Duffin Heights Neighbourhood. The Tertiary Plan also identifies Palmer’s Sawmill Road as a major pedestrian route. Information Report 02-25 Page 5 This proposal is consistent with the Duffin Heights Neighbourhood Development Guidelines. 5.5 Consolidated Zoning By-law 8149/24 The subject lands are zoned as MU-MD-2, subject to Exception 308, within the Consolidated Zoning By-law 8149/24. This zoning category only permits Block Townhouse dwellings and Stacked Townhouse dwellings. As noted in Section 4 of this report, the rezoning application requires adding “Street Townhouse dwellings” to the list of permitted housing types and establishing zoning standards to allow the creation of freehold lots within a common element condominium. These zoning standards include requirements for lot frontage, lot area, building setbacks, and architectural projections. Additionally, the applicant is requesting approval to place air conditioning units between the building and the street. In the first phase of development (Block 1), air conditioner units were installed on balconies. Through the Ward Councillors, staff have received feedback from residents in the first phase of development stating that the size of the air conditioning unit reduces their usable private amenity space, and that the space becomes unenjoyable when the air condition units are in use during warmer months. To address this issue in the current phase of development, the applicant is requesting to amend the site-specific zoning by-law to permit the placement of air conditioning units between the building and the street. No changes are being proposed for residential and visitor parking standards. 6. Comments Received 6.1 Public Comments Notice of the Electronic Statutory Public Meeting regarding these applications was provided by mail to all properties within 150 metres of the subject property. A Public Meeting Notice sign was posted on the property on January 30, 2025. As of the date of this report, no written or verbal comments have been received from the public. 6.2 Agency Comments As of writing this report, the City Development Department has received comments from the Toronto and Region Conservation Authority, Durham District School Board, and Durham Catholic District School Board. These agencies have all indicated they have no objections or concerns with the approval of the submitted applications. The City is awaiting comments from the Region of Durham. 6.3 City Department Comments As of writing this report, no comments have been received from City Departments. Information Report 02-25 Page 6 7. Planning & Design Section Comments The following is a summary of key concerns and issues that have been identified by staff for further review and consideration. These matters, and others identified through the circulation and review of the revised proposal, are required to be addressed by the applicant before a final recommendation report to the Planning & Development Committee: • ensure that the requested site-specific zoning by-law amendments for lot frontage, building setback and architectural projections are appropriate to accommodate grading, drainage, and on-site landscaping • require the applicant to demonstrate how the air conditioner units will be appropriately screened from Palmer’s Sawmill Road, as well as internal roads and pedestrian mews 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 application after it has received and assessed comments from the circulated departments, agencies, and the public. 8. Information Received Updated reports submitted in support of the revised application 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 Letter, prepared by The Biglieri Group Ltd., dated December 11, 2023 • Draft Plan of Condominium prepared by The Biglieri Group Ltd., dated December 3, 2024 • Site Plan prepared by The Biglieri Group Ltd., dated December 10, 2024 • Draft Zoning By-law, prepared by The Biglieri Group Ltd., dated December 11, 2024 9. Procedural Information 9.1 General • written comments regarding this proposal should be directed to the City Development Department • 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 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 this property is 9004807 Canada Inc. (Stonepay), who is represented by The Biglieri Group Ltd. Information Report 02-25 Page 7 Attachments: 1.Location Map 2.Air Photo Map 3. Registered Plan of Subdivision 4.Submitted Site Plan Prepared By: Original Signed By Liam Crawford Planner II 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 LC:ld -0£;of­PJ(KERJNG City Development Department Hy r::oLands Third Concession Road Location Map File: A 06/24, CP-2024-05 Applicant: 9004807 Canada Inc. (Stonepay) Palmer's Sawmill Road Hydro Lands Munici al Address: 1635 Palmer's Sawmill Road © The Corporation of the City of Pickering Produced (in part) under license from © Kings Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved.;© Tera net Enterprises Inc. and its suppliers. All rights reserved.;© Municipal Property Assessment Corporation and its suppliers. All rights reserved. l:\PLANNING\01-MapFiles\A\2024\A XX-24 Applicant\A XX-24 Applicant.aprx -0 Cll 0 a:: -"' () e co Date: Jan. 14, 2025 SCALE: 1 :4,000 THIS IS NOT A PLAN OF SURVEY. Attachment 1 to Information Report 02-25 -0£;of - PJ(KERJNG City Development Department l:\PLANNING\01 -MapFiles\A\2024\A XX-24 Applicant\A XX-24 Applicant.aprx Air Photo Map File: A 06/24, CP-2024-05 Applicant:9004807 Canada Inc. (Stonepay) Munici al Address: 1635 Palmer's Sawmill Road © The Corporation of the City of Pickering Produced (in part) under lic ense from © Kings Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada , Department of Natural Resources. All rights reserved.;© Tera net Enterp ri ses Inc . and its suppliers. All rights reserved.;© Municipal Property Assessment Corporation and its suppliers. All rights reserved. Date: Feb. 10, 2025 SCALE: 1 :5 ,000 THIS IS NOT A PLAN OF SURVEY. Attachment 2 to Information Report 02-25 Attachment 3 to Information Report 02-25 Registered Plan of Subdivision City Development Department Jan. 27, 2025FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 06/24, CP-2024-05 9004807 Canada Inc. (Stonepay) Applicant: DATE: File No: L:\Planning\01-MapFiles\CP\2024 N Municipal Address:1635 Palmer’s Sawmill Road Attachment 4 to Information Report 02-25 Submitted Site Plan City Development Department Jan 25, 2025FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 06/24, CP-2024-05 9004807 Canada Inc. (Stonepay)Applicant: Municipal Address: DATE: File No: 1635 Palmer’s Sawmill Road L:\Planning\01-MapFiles\A\2022 1. 5 m S I D E W AL K 1. 5 m S I D E W A L K 8.50 1.50 8.50 1.50 2.60R7.5 0 R 7 . 5 0 R 7 . 5 0 R7 . 5 0 2. 3 3 4.60 R 1 1 . 0 0 R11 . 0 0 3.35 2.74 3.50 3.50 4.76 4.30 3. 2 6 1.06 6. 0 5 1. 5 2 6. 0 5 LON G T E R M S T A B L E T O P O F B A N K TOP O F B A N K 1 0 m S E T B A C K 32 . 7 7 32 . 7 7 PR I V A T E R O A D " A " V5 S. S . S. S . S.S. F. R . F. R . WA T E R M E T E R R O O M R13 . 0 0 R13 . 0 0 R 1 3 . 0 0 R 1 3 . 0 0 R7.50 1. 8 m H I G H B L A C K VI N Y L F E N C E A N D AC C E S S G A T E (S E E L A N D S C A P E P L A N ) 4.60 4.30 3. 2 6 1. 5 2 4.60 6. 0 0 B B G B B G 1.5m SIDEWALK PR I V A T E O P E N S P A C E 1.5 m S I D E W A L K 1.8m SIDEWALK R7.5 0 6.50 R 9 . 1 5 PR I V A T E R O A D " C " 1. 5 m S I D E W A L K PR I V A T E R O A D " B " PRIVATE ROAD "A" PRIVATE ROAD "B" WA T E R M E T E R R O O M R9.15 V13 V17 2.60 R 9 . 1 5 R9.1 5 R9 . 1 5 R9. 1 5 R9.1 5 6.50 6. 5 0 R15.65 R1 5 . 6 5 R9. 0 0 1. 5 m S I D E W A L K 6. 5 0 5. 3 0 1. 5 0 6.0 3 19 . 3 3 5. 5 9 3.71 BU I L D I N G 5 BU I L D I N G 6 BU I L D I N G 1 2 BU I L D I N G 1 1 BU I L D I N G 1 0 BU I L D I N G 1 3 BUILDING 1 BUILDING 2 BUILDING 3 BUILDING 4 BU I L D I N G 9 BU I L D I N G 8 BUILDING 7 MOD R 9 . 1 5 R9.1 5 V1 V6 V7 V 3.0725.9225.924.5625.923.1621.653.11 3.16 6. 5 6 6. 0 5 6. 6 1 6. 0 5 6.12 6.05 6.42 6.09 6.056.05 11.30 1.50 4.80 4. 0 1 34 . 4 6 3. 1 6 34 . 4 6 5. 5 0 25 . 9 2 3. 1 6 30 . 1 9 4. 0 0 34 . 4 6 3. 1 6 34 . 4 6 5. 5 0 6.1 1 2.6 0 5. 5 4 5. 3 0 2.60 5.3 0 1.5m SIDEWALK 4.09 2. 2 0 27 . 8 1 3. 0 5 27 . 0 3 4. 0 1 1. 9 5 5.00 6.50 6.65 4. 5 5 4. 0 5 3. 0 5 2. 5 5 3. 0 5 4. 5 5 42.06 6. 0 6 MOD 12 3.4 0 3.40 1.50 R11.00 R7.50 R1 1 . 0 0 R 1 1 . 0 0 R 1 5 . 5 0 R15.50 R11.00 3.813.813.813.81 3. 1 0 3. 1 0 3. 8 1 3. 8 1 3. 8 1 3. 8 1 3. 8 1 3. 8 1 3.10 5.00 6.11 6.08 6. 9 8 2. 1 1 3. 6 3 2. 1 1 3. 6 3 2. 1 1 3. 6 3 2. 1 1 3. 6 3 E X I S T I N G V A L L E Y L A N D S N