HomeMy WebLinkAboutInformation Report 06-14 cliff 00 Information Report to
Planning & Development Committee
PICKERING
Report Number: 06-14
Date: May 5, 2014
From: Catherine Rose
Chief Planner
Subject: Draft Plan of Subdivision SP-2014-02
Draft Plan of Condominium CP-2014-02
(Related Files: Draft Plan of Subdivision SP-2013-03 and
Zoning By-law Amendment A 6/13)
E. Ovide Holdings (Altona) Inc.
1973 and 1981 Altona Road
1. Purpose of this Report
The purpose of this report is to provide preliminary information regarding
applications for draft plan of subdivision and draft plan of condominium,
submitted by E. Ovide Holdings (Altona) Inc., to create a single development
block to facilitate a common element condominium consisting of 40 townhouse
units accessed by a private road. 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. Background
• on December 2, 2013, an Information Meeting was held for Draft Plan of
Subdivision SP-2013=03 and Zoning By-law Amendment A 6/13
• these applications were submitted by E. Ovide Holdings (Altona) Inc. to
facilitate residential developments on four separate properties located in the
area of Finch Avenue and Altona Road, within the Rouge Park
•
Neighbourhood •
• Information Report No.11-13 was prepared for that meeting; the Report
outlined applicable official plan policies, zoning information, staff and resident
comments to-date (see Appendix I, Information Report No. 11-13)
• Attachment#1 to Information Report No. 11-13 shows the location of the four
parcels
1
Information Report No. 06-14 Page 2
• although the applicant proposed to develop one of the four parcels (Parcel C)
as a common element condominium, the applicant decided not to submit
applications to implement the condominium tenure as part of their original
submission
• the applicant has now decided that they would like to proceed with the
applications to create the common element condominium to ensure that the
lands in Parcel C are developed concurrently with the other parcels
• accordingly, the applicant has submitted applications for draft plan of
subdivision and condominium to facilitate a common element townhouse
development on Parcel C
3. Property Location and Description
• the subject lands are located on the east side of Altona Road, south of
Finch Avenue within the Rouge Park Neighbourhood (see Location Map,
Attachment#1 to Information Report No. 06-14)
• the property has an area of approximately 1.05 hectares with approximately
154 metres of frontage along Altona Road
• mature trees exist in random locations across the site and along the
properties lines
• abutting the subject lands: to the north are vacant commercial lands; to the
south is a Hydro corridor; to the west across Altona Road is a proposed
townhouse development; and to the east are environmental lands
4. Applicant's Proposal
• the applicant's proposal is to develop a common element condominium
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
• the applicant has submitted a draft plan of subdivision application to create a
single development block for all of the lands; this is a technical requirement to
allow the applicant to create the privately-owned parcels and the parcels for
the common elements of the development through a process called "lifting
part lot control"
• the applicant has also submitted a draft plan of condominium application to
create the tenure of the parcels in the development
5. Comments Received
5.1 Resident Comments
• a Public Open House was held on November 19, 2013, and a Statutory Public -
Information Meeting was held on December 2, 2013, regarding the residential
developments on four separate properties
• the key concerns raised by area residents for Parcel C included the following:
• concern with the number of units proposed for the townhouse
development
• inquired about the height and design of the townhouse units; and
• the location of sidewalks and connections to open space areas
2
Information Report No. 06-14 Page 3
• members of Planning & Development Committee requested that the
applicant:
• give consideration to the impact of construction on the overall community
and development of the subject lands concurrently; and
• meet with the landowner to the north of the subject lands to investigate if
development can occur at the same time
6. Planning & Design Section Comments
The following matters have been identified by staff for further review and
consideration:
• both of these applications are technical in nature but require a Statutory
Public Information Meeting under the Planning Act
• Section 6.0 of Information Report No. 11-13 (see Appendix I) outlines matters
that have been identified by staff for further review and consideration
• at this time staff have not identified any specific concerns with the proposed
draft plan
• revisions to the draft plan of condominium may be required to reflect the final
zoning and site design for the subject lands
• the applications for Draft Plan of Subdivision SP-2014-02 and SP-2013-03,
Draft Plan of Condominium CP-2014-02 and Zoning By-law Amendment
A 6/13, submitted by E. Ovide Holdings (Altona) Inc. to facilitate future
residential development on four separate properties will be brought forward to
a subsequent Planning & Development Committee Meeting in a
comprehensive report
7. Procedural Information
• 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
8. Owner/Applicant Information
• the owner of the subject lands is E. Ovide Holdings (Altana) Inc., represented
by Malone Given Parsons Ltd.
•
3 .
Information Report No. 06-14 Page 4
Appendix
Appendix I: Information Report No.11-13
Attachments
1. Location Map
2. Applicant's Submitted Plan — Draft Plan of Subdivision SP-2014-02
3. Applicant's Submitted Plan — Draft Plan of Condominium CP-2014-02
•
Prepared By: Approved/Endorsed By:
Cristina Celebre, MCIP, RPP Catherine Rose, MCIP, RPP
Senior Planner— Development Review Chief Planner
& H:rita•e
i esh Surti, MCIP, RPP •
Manager, Development Review &
Urban Design
•
CC:jf
Attachments
Date of Report: April 15, 2014
Copy: Director, City Development
4
Appendix I To
Information Report No. 06-14
Information Report No. 11-13
5
Citq 00 - 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
6
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
7
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 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
8
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 Roug e Park Neighbourhood Development Guidelines (see Roug e 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
9
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
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
10
•
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
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
11
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
12
Information Report No.11-13 Page 8
Prepared By: Approved/Endorsed By:
ORIGINAL SIGNED BY ORIGINAL SIGNED BY
Cristina Celebre, MCIP, RPP Catherine Rose, MCIP, RPP
Senior Planner— Development Review Chief Planner
&Heritage
ORIGINAL SIGNED BY
Nilesh Surti, MCIP, RPP.
Manager, Development Review &
Urban Design
CC:Id
Attachments
Date of Report: November 14, 2013
Copy: Director, City Development
13
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Applicant's Submitted Plan .
FILE No:A 06/13 .
. .
APPLICANT: E. Ovide Holdings (Mona) Inc.
W MI CII as roc
PROPERTY DESCRIPTION: Parcel C 1973,&1981 Altona Road(Con 1,N Pt. Lot 32,
City Development
40R-25868,Pt.o,f 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
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F. : -'.!'r g: APPLICANT: E. Ovide Holdings (Altona) Inc.
CO hi �� �L PROPERTY DESCRIPTION: 1973 & 1981 Altona Road ( N Pt. Lot 32, Con 1,
City Development Pt. of Pt. 3, 40R-25868) DATE: Mar.20,2014
Department Data Sources:
BTeronet Enterprises Inc. d Its u Allen. All rights Reserved. Not o plop of survey. SCALE 1.5,000 PN-14
2013 MPAC and Its suppliers. All rl'ghts Reserved. Not 0 plan of Survey.
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