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HomeMy WebLinkAboutInformation Report 11-13 (ill 00 . 4t Information Report to - Planning & Development Committee PICKERING Report Number: 11-13 Date: December 2, 2013 From: Catherine Rose Chief Planner Subject Draft Plan of Subdivision SP-2013-03 Zoning By-law Amendment A 6/13 E. Ovide Holdings (Altona) Inc. Parcel A- 199, 207, 215, 219 and 223 Finch Avenue Parcel B - 1978 Altona Road Parcel C -1973 and 1981 Altona Road Parcel D - 335 and 339 Finch Avenue 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for a draft plan of subdivision and a zoning by-law amendment submitted by E. Ovide Holdings (Altona) Inc. to facilitate a future residential development on four separate properties located in the area of Finch Avenue and Altona Road within the Rouge Park Neighbourhood. 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 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 four separate properties are located in the vicinity of Finch Avenue and Altona Road within the Rouge Park Neighbourhood (see Location Map, Attachment#1) Parcel A • located on the south side of Finch Avenue, east of • • 199, 207, 215, 219 Woodview Avenue and 223 Finch • the properties have a combined area of approximately Avenue 0.65 of a hectare 1 Information Report No.11-13 Page 2 • • to the north and to the west of the subject lands are low density residential development consisting of detached dwellings fronting onto Nature Haven , Crescent, Finch Avenue and Woodview Avenue • to the south and to the east is a natural heritage system • the subject lands currently support two detached dwellings both of which are proposed to be demolished Parcel B • located on the west side of Altona Road immediately 1978 Altona Road south of Shadow Place • • the property has an area of approximately 0.56 of a hectare • immediately to the north is an established medium density residential subdivision consisting of semi-detached dwellings fronting onto Shadow Place • to the west are environmental lands and to the south is a residential property containing a detached dwelling • the subject lands currently supports a detached dwelling which is proposed to be demolished Parcel C • • located on the east side of Altona Road,,south of 1973 and 1981 Finch Avenue • Altona Road • the properties have a combined area of approximately 1.05 hectares • abutting the subject lands to the south is a Hydro corridor and to the east are environmental lands • the Rouge Park Neighbourhood Development Guidelines identified a potential dwelling to have heritage significance at 1973 Altona Road • the property is not listed or designated on the City of • Pickering Municipal Heritage Register • the applicant has recently obtained a demolition permit and has demolished the dwelling located at 1973 Altona Road Parcel D • located on the south side of Finch Avenue, east of 335 and 339 Finch Altona Road Avenue • the subject properties have a combined area of approximately 0.37 of a hectare • to the north, east and west of the subject lands are low density residential development consisting of detached dwellings fronting onto Mapleview Court and Finch Avenue and to the south are environmental lands • a detached dwelling is located on the subject lands, which is proposed to be demolished 2 Information Report No.11-13 Page 3 3. Applicant's Proposal • the lands outside the proposed development limits, within the natural heritage systems and their associated buffers were conveyed to the Toronto and Region Conservation Authority when the properties were purchased from Infrastructure Ontario which created four separate developable properties • the applicant is proposing to facilitate the future development of the four properties for residential purposes • the table below summarizes the applicant's proposal for each of the four properties (see Applicant's Submitted Plans, Attachments#2 and #3) Parcel A • applications for Draft Plan of Subdivision and Zoning By-law Amendment • to permit a residential development consisting of 13 lots for detached dwellings having a minimum lot frontage of 12.8 metres fronting Finch Avenue Parcel B • applications for Draft Plan of Subdivision and Zoning By-law Amendment • to permit a residential development of 22 townhouse units having a minimum lot frontage of 6.0 metres fronting the extension of Shadow Place Parcel C • application for a Zoning By-law Amendment to facilitate the future creation of a common element condominium development consisting of a total of 40 townhouse units accessed by a private road • • the proposal also includes 10 visitor parking spaces and an outdoor amenity area Parcel D • application for a Zoning By-law Amendment to facilitate the future creation of 3 new lots through land severance for detached dwellings having 9 a minimum lot frontage of 15.0 metres fronting onto Finch Avenue 4. Policy Framework 4.1 Durham Regional Official Plan • the Durham Regional Official Plan designates the subject lands as Urban Residential —"Living Areas" and shall be used predominately for housing and related uses • the plan states that"Living Areas" shall be developed in compact form through higher density and by intensifying and redeveloping existing areas • the applicant's proposal appears to comply with the policies and provisions of the Durham Regional Official Plan 3 Information Report No.11-13 Page 4 4.2 Pickering Official Plan • the subject lands are within the Rouge Park Neighbourhood and are designated "Urban Residential — Low Density Areas", which provides for housing and related uses • the Official Plan states that in establishing performance standards regard shall be had for protecting and enhancing the character of the established neighbourhoods by considering matters such as building height, yard setbacks, lot coverage, access to sunlight, parking provisions and traffic implications should be considered • Low Density Areas permit a density of up to 30 units per net hectare • the overall combined density for the four properties is 29.6 units per net hectare • the net residential density for each of the individual properties are as follows: • Parcel A- 20 units per net hectare • Parcel B - 39.3 units per net hectare • Parcel C - 38.1 units per net hectare • Parcel D - 8.1 units per net hectare • the Rouge Park Neighbourhood policies discourage designs which require the use of reverse frontages, berms and significant noise attenuation fences adjacent to Finch Avenue and Altona Road and require new development have regard for the Rouge Park Management Plan • Schedule II —Transportation Systems designates both Finch.Avenue and Altona Road as "Type B Arterial Roads", which typically requires a right-of-way width of 30 to 36 metres; a road widening on Finch Avenue is required 4.3 Rouge Park Neighbourhood Development Guidelines • the Rouge Park Neighbourhood Development Guidelines (see Rouge Park Neighbourhood Tertiary Plan, Attachment#4) establishes the following goals to ensure developable lands are developed in a cohesive well-designed neighbourhood: • Finch Avenue will serve as the backbone of the Neighbourhood; development adjacent to this primary road should establish a strong visual and physical relationship with the street • development must maintain a connection with surrounding natural areas; neighbourhood design within developable areas must be done in a manner that retains visual and physical (where appropriate) connections to these areas • residential areas feature a variety of housing types of high-quality design arranged on efficient street patterns; housing types may include detached, semi-detached, townhomes, and multi-unit dwellings which contribute to a lotting pattern and streetscape that are aesthetically pleasing, diverse, encourage social interaction within a neighbourhood, and support safe environments 4 Information Report No.11-13 Page 5 • the following development standards for the neighbourhood that are applicable for the subject properties are as follows: • new development along Finch Avenue and Altona Road should employ innovative and urban design techniques to humanize the street, mitigate the effects of traffic, and present an attractive frontage along these roads • alternate development standards such as reduced right-of-ways and private lanes will also be considered • sidewalks will be required on at least one side of all new public roads • for condominium developments, a pathway system should provide convenient pedestrian access to appropriate areas within the site as well as connections to public sidewalks and streets • the Tertiary Plan identifies potential trail access locations that will link with new development with these trail systems • opportunities to secure an adequate right-of-way for these future trail systems, as well as links to the Neighbourhood will be considered in the Y 9 review of the subdivision and site designs as the area develops • the guidelines recognizes that the Rouge Park Neighbourhood has a small developable area, and in certain circumstances in which a development proposal may be able to fulfill the objectives of the Development Guidelines, yet exceed the minimum allowable residential density established by the Official Plan, the transferring of residential units from one property to another • within the neighbourhood will be considered 4.4 Zoning By-law 3036 • the properties are currently zoned "A" — Rural Agriculture Zone, within Zoning By-law 3036, as amended, which permits various agriculture uses as well as one detached dwelling on a lot providing a minimum lot frontage of 60 metres and minimum lot area of 0.8 of a hectare • the applicant has requested Residential Zone categories be applied to the subject properties to permit the residential development which allows site specific amendments related to lot frontage, lot area, setbacks, building height, lot coverage, parking and other appropriate zoning provisions as required • an amendment to the zoning by-law is required to implement the applicant's proposal 5. Comments Received 5.1 Resident Comments • staff have received phone and counter inquires requesting details on the applicant's proposal; however, no written correspondence has been received • a-Public Open House was scheduled on November 19, 2013 to allow the public to learn more about the proposals as well as review and comment on the plans that the applicant has submitted • comments from the Public Open House will be presented at the Public Information Meeting 5 Information Report No.11-13 Page 6 5.2 Agency Comments • None received in response to the circulation date 5.3 City Departments Comments • None received in response to the circulation date s 6. Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: • ensuring the proposal is in conformity with the Pickering Official Plan, Rouge Park Neighbourhood and Rouge Park Neighbourhood Development Guidelines • ensuring the proposal addresses appropriate lotting patterns, yard setbacks, building height, lot coverage, and lot frontage and area • evaluating the appropriateness of the minimum 5.0 metre lot frontages for the townhouse units proposed on lands located within Parcels B and C (see Lot Frontage Map— Parcels B and C, Attachment#6) • evaluating the appropriateness of the minimum 12.0 metre and 15.0 metre lot frontages proposed for the lots fronting Finch Avenue on lands located within Parcels A and D (see_ Lot Frontage Map — Parcel A, Attachment#5 and Lot Frontage Map— Parcel D, Attachment#7) • reviewing the appropriateness of transferring residential units to Parcels B and C which exceeds the minimum density requirements of the Official Plan • reviewing traffic impacts on local and regional roads and on-site traffic management to ensure appropriate traffic movements • exploring the appropriateness to provide access to future trail systems • reviewing the appropriateness the use of holding symbol "H" in the implementing by-law for the proposed common element condominium development on Parcel C to ensure agreements such as a subdivision and site plan are entered into between the City and the owner • ensuring the landowner pays its proportionate share of the cost of the Rouge Park Neighbourhood Study and the cost of the stormwater management pond to the south • ensuring that the required technical submissions and reports meet City standards 7. Information Received Full scale copies of the plans and studies listed below are available for viewing at the offices of the City of Pickering, City Development Department: • Planning Justification Report • Transportation Study • Phase 1 & 2 Archaeological Assessment • Functional Servicing Study • Phase 1 Environmental Site Assessment • Noise Report 6 Information Report No.11-13 Page 7 • • Tree Inventory Report • • Scoped Environmental Impact Report 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 Public Information Meeting • all comments received will be noted and used as input to a Planning 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 enacts any by-law for these,proposals • 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 9. Owner/Applicant Information • the owner of the subject lands is E. Ovide Holdings (Altona) Inc., represented by Malone Given Parsons Ltd. • Attachments 1. Location Map 2. Applicant's Submitted Plan - Parcels A and B 3. Applicant's Submitted Plan - Parcels C and D 4. Rouge Park Neighbourhood Tertiary Plan 5. Lot Frontage Map —Parcel A 6. Lot Frontage Map — Parcels B and C • 7. Lot Frontage Map — Parcel D • 7 • Information Report No.11-13 Page 8 Prepared By: Approved/Endorsed By: Cristina Celebre, MCIP, RPP Catherine Rose, MCIP, RPP Senior Planner— Development Review Chief Planner &Heritage Nilesh Surti, MCIP, RPP Manager, Development Review& Urban Design CC:Id Attachments Date of Report: November 14, 2013 Copy: Director, City Development 8• 6 a � O`� �'51 t1 o a 1 Ani ip �I ap, 100 AVENUE' � 111B jrrll. m MI Ma Boo �.•�•i z 7-1 MIL Z_ -13 "D o IIIIA u.o w O -0 m n ►.�:�.� m= c^; n 11 r rt R) ►..4 N z �j0 N a Q Rom mo -A mm •%%1 • '- — n Ow O ,k . 0)::, g▪ D o ` :? oO D 0 ' • • .z FllL O �W f^ `,� A) MOOVHS ` < c o Cfl i.' Z rn ✓1 W N n 1 Ca O ► • n= Ut V • 4 m 2 9° N \ � � +4 F Wt ALTONA ROAD (.0 p N D W mo. 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L__ W s _ \_ 0n — a5a _ — 9.8 L 7 1.yL L • 1 V f — O R O ka I is \ fie' _ 1'a Applicant's Submitted Plan Ct/i Of " FILE No:SP 2013-03 &A 06/13 '==19-- - ' APPLICANT: E. Ovide Holdings (Altona) Inc. wco��ntilot PROPERTY DESCRIPTION: Parcel A 199, 207, 215, 219 &223 Finch Ave. (North Part Lot 34, Con. 1) City Development Parcel B 1978 Altona Road( Part Lot 2, Plan 388)• DATE: Oct.23,2013 Department .• 1 .., . .. ..8 .-. ... . . • CITY DEVELOPMENT DEPARTMENT. SCALE 1:5,000 PN-14 . . Attachment# -... to . 1 nforty-,tirr,Rennrt# 1 I --- I -.41 - .., FINCH AVENUE / i I — 15.0 Isio 15.5, I I I .6E . . A i 1 21 3 x I . EDGE OF WEILAND VIM ■..- ■fl .. V—1 Environmental Lands PARCEL 'D' 1.50 ha Ig 12.3_I se7 , Cl L.i=. < Ig 5_11 • PARCEL'C' • 0 ig __I rn EDGE OF WETLAND ... • I .1 —— m F.1 . .7., _.,.. .. __ 07 ,c, 0.. ,u,7.1, ''''.4 14.1 di . ..' S IC I I 'MUMEMAIMIIII■ : 0.........„,c. .1 so ../- Z I:' i 1 i I^ 0 1 Sc; ' 't .1°' t 0 A r i— bi 5it.INI i 7. , • \ Nt.1,\ us --/-- \ \6‘‘ ' •' •.I T. -A \ \ ..---- - • 1 ' 1 ' L ,A, \ \ 14 urirrs— _../--- .1 , A . . ' 1 ; ....-''' I 1 ,-,---- ..-------- 11‘ N 1 Applicant's Submitted Plan Cibi 4 FILE No:A 06/13 '-1:11.s-1-E13---7-*'.:;:----7-;-••• APPLICANT: E. Ovide Holdings (Altona) Inc. NCNCIONIOC. PROPERTY DESCRIPTION: Parcel C 1973,&1981 Altona Road(Con 1,N Pt.Lot 32, City Development 40R-25868,Pt.of Pt.3),Parcel D 335&339 Finch Ave(Lot 5,Plan 566) DATE: Oct 23,2013 FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING . CITY DEVELOPMENT DEPARTMENT. SCALE NTS PN-13 11 ., i __© ,:mint iiiii .__... _ <J- i 00,1-"! 1 4_, ::::,,,,_ 14' E ' --.. -- linialm--. .@ , 6:--), It 400 FIN I !!� FINCH ' /-V�a.NIA - . *7 F w --� n t r- i ∎-:p /// IIIoso v t I 3 O ,, •` J / 1I111)$.I III I 7 _ __ ... rte= �// = III 1111 AM 1q _ rl / _ 111/ a • . 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SEE SECTION N1.9.3 GM=II NEIGHBOURHD /\ BOUNDARY OO J NEIGHBOURHOOD FOCUS I,-,,,T, I FUTURE STORMWATER POTENTIAL TRAIL ACCESS *POTENTIAL ACCESS LOCATION SCALE M •'IL — –2 1 qi■ili° * POTENTIAL HERITAGE HOME NP FUTURE NEIGHBOURHOOD PARK ES FUTURE ELEMENTARY SCHOOL ax of PICKERING metros PLANNING 4 DEVELOPMENT DEPT. C DECEMBER 2003 • Attachment# 5 to rnfn. Ocr,Reoert#_ Ii-13 / - ___j _ r, a o z N C N Z m so " n; r O W N W J 6 p 1— z so U > -`�' Q 0 U - J LIJ 0 c. o al ni 6I !02b0 U a Z ai _ > C ti N o ° in . CV ti ° 0 otS Z of r ° — w c- `o. i Q (� N N Z zo . in Q O 65 H . 18.5 17.3 17.3 17.3 17.3 _15.0 15.1 :Z : r o 3(1N3AV M3IA000M zc s) ' a Z ;ae 6S7 9'41 181\ 58.3 38.1 o Q p Q c cD aC el) p U ° r v• Si.in •0LLI W R CV p p N CO lz Q cc °v in g Z U L Q w r-+ J a e..1- . • N = n' Q 3 ^N J 3° i Q d s - 000 ill.. N Cu 0 in t J E. W CU kirr m ° N �_.t c m • li s4P n. 0 1,.� m a Lri o•io i Z,o ° U tri 13 a 8.8 7.07,07,07.07.07.07.07.07,07,07.07,07,07.0 9.3 L SHADOW PLACE °` (U tU , PPP 1� .7,07,07,07.07.07,07.07,07.07.07.07,07.0 \. / :40:001 1 ' ' ' ' ' 1 H PARCEL 'C' ----; , 5 � � f,op,ots.os,o 0 ----J a cc I 3 o : ----1 i 11 1 , - '..-- >T \c,......s...1 �40 OF7.2T7.2K.OE'iOg.DA60,5 :----J `7.5 �Aj,yy� � � \ ��---1 \–�� 0��5�\5s \ \\ \\ \\ 7 # o ---. ��, ' \ \ \ �\ \ \ _' \ \ \ \ \ \ 1 1 1 1 1 1 1 1 9,a�.a��--\ \ `\ \ \ \ �—: i 1 \ `\ \\ \ ` UJ k 1 I I 1 \ \ PARCEL 'B' °/\ Frontage Map Cilq 4 "" FILE No:SP 2013-03 &A 06/13 —,..=-° 4�� • APPLICANT: E. Ovide Holdings (Altona) Inc. GOflS01I►�'OC PROPERTY DESCRIPTION: Parcel B 1978 Altona Road(Lot 2, Plan 388) City Development Parcel C 1973 & 1981 Altona Road(Con 1, N Pt. Lot 32, 40R-25868, Pt. of Pt. 3), DATE:Oct.28,2013 Department „��,, D T.r.n.t Ent.lprl... 100. 0 It. l.ppll.r.. All Aght. R...rwd. Not a plop of .urv.y. 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