HomeMy WebLinkAboutInformation Report 04-16 00 Information Report to
Planning & Development Committee
PI KERIN Report Number: 04-16
Date: April 11, 2016
From: Catherine Rose, MCIP, RPP
Chief Planner
Subject: Draft Plan of Subdivision Application SP-2015-07
Zoning By-law Amendment Application A 16/15
Woodview Land Development Corporation (Geranium Homes)
Part of Lot 10, Plan 329
(1952, 1958 and 1960 Woodview Avenue)
1. Purpose of this Report
The purpose of this report is to provide preliminary information regarding
applications for Draft of Subdivision and Zoning By-law Amendment, submitted
by Woodview Land Development Corporation, to permit the development of
23 lots for detached dwellings. 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. Planning & Development Committee
will hear public delegations on the applications, ask questions of clarification and
identify any planning issues. This report is to be received and no decision is to
be 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 are located on the west side of Woodview Avenue, south of
Finch Avenue, within the Rouge Park Neighbourhood (see Location Map,
Attachment#1). The subject lands comprise three properties having a combined
area of approximately 2.02 hectares and a combined frontage of approximately
111 metres along Woodview Avenue.
The lands are generally flat and are currently occupied by two existing detached
dwellings, which will be demolished in order to facilitate the proposed
development. A portion of the Townline Provincially Significant Wetland is
located along the northerly and westerly portions of the subject lands.
To the north, south, and east, across Woodview Avenue, are detached dwellings
on lots with varying frontages (see Existing Frontage Map, Attachment#2). To
the west is the Townline Provincially Significant Wetland and a woodlot.
Information Report No. 04-16 Page 2
3. Applicant's Proposal
The draft plan of subdivision proposes 22 lots for detached dwellings, a future
development block for a detached dwelling and an open space block for a portion
of the Townline Provincially Significant Wetland and woodlot (see Submitted
Draft Plan of Subdivision, Attachment#3). Fifteen lots, having frontages between
12.0 metres and 13.2 metres, are proposed to front onto an internal public road,
and seven lots having frontages between 12.0 metres and 17.1 metres are
proposed to front onto Woodview Avenue.
An internal public road having a right-of-way width of 18.0 metres is proposed to
extend from Woodview Avenue westward and then southward, terminating at a
temporary turning circle at the south end of the subject lands. When lands to the
south are developed, the road is intended to continue southerly and then
eastward to Woodview Avenue. The temporary turning circle, when no longer
required, will be developed as a residential lot for a detached dwelling.
A block of approximately 0.64 of a hectare is proposed to accommodate a portion
of the Townline Provincially Significant Wetland, a woodlot and associated
buffers along the north and west limits of the subject lands. These lands are
proposed to be rezoned as Open Space — Hazard Lands and conveyed to the
Toronto and Region Conservation Authority (TRCA).
4. Policy Framework
4.1 Regional Official Plan
The Region of Durham Official Plan (DROP) designates the subject lands as
"Living Areas". This designation is intended to be used predominantly for
housing purposes. Schedule B, the Natural Heritage System & Key Natural
Heritage and Hydrologic Features map, indicates a Key Natural Heritage and
Hydrologic Feature at the northern and western limits of the subject lands. The
DROP states that development or site alteration is not permitted in key natural
heritage and/or hydrologic features, including any associated vegetation
protection zone. The vegetation protection zone shall be determined through an
environmental impact study.
The proposal will be assessed against the policies and provisions of the DROP
during the further processing of the applications.
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. This designation permits a net density of up to and including 30 units per
net hectare. The proposal has a net density of approximately 24 units per net
hectare.
Information Report No. 04-16 Page 3
The Official Plan states that in establishing performance standards, regard shall
be had to protecting and enhancing the character of established neighbourhoods
by considering matters such as building height, yard setbacks, lot coverage,
access to sunlight, parking provisions and traffic implications. The proposed
draft plan of subdivision incorporates the proposed new road connection
contemplated by the Rouge Park Neighbourhood Plan.
Details of the applications will be assessed against the policies and provisions of
the Official Plan during the further processing of the applications.
4.3 Rouge Park Neighbourhood Development Guidelines
The Rouge Park Neighbourhood Development Guidelines establish the following
goals to ensure developable lands are developed in a cohesive well-designed
neighbourhood:
• development must maintain a connection with surrounding natural areas
• residential areas feature a variety of housing types of high-quality design
arranged on efficient street patterns, which contribute to a lotting pattern and
streetscape that are aesthetically pleasing, diverse, encourage social
interaction within a neighbourhood, and support safe environments
The Guidelines state that where appropriate, the conveyance of significant
environmental features and their buffers to the City or other public agencies may
be required as a condition of development approval.
In 2000, City Council endorsed an Environmental Master Servicing Plan for the
Rouge Park Neighbourhood (EMSP), which provides direction on stormwater
management and strategies for developing in an environmentally responsible
manner. The EMSP locates the subject property within portions of the Townline
Provincially Significant Wetland, which is a significant natural heritage feature
because of its size and ecological function capable of supporting area sensitive
flora and fauna species. Developable limits are approximated by the EMSP.
Precise delineation of the property's development limits is addressed in the
environmental impact study submitted in support of the proposal and is under
review by the TRCA.
4.4 Zoning By-law 3036
The subject lands are zoned "A"— Rural Agriculture Zone by By-law 3036, as
amended, which permits various agriculture uses including a detached dwelling.
The applicant proposes to rezone the developable lands to permit 23 residential
lots for detached dwellings with site specific performance standards for lot
frontage, lot area, yard setbacks, building height, lot coverage and other
appropriate zoning provisions. The Zoning Provisions Comparison Chart (see
Attachment#4), summarizes the applicant's requested zoning provisions and the
zone standards found in the surrounding residential areas (see Existing Zoning
Map, Attachment#5).
Information Report No. 04-16 Page 4
The applicant proposed that the undevelopable lands associated with the
Townline Provincially Significant Wetland, a woodlot and associated buffers will
be zoned as Open Space — Hazard Lands.
5. Comments Received
5.1 Comments from the February 25, 2016 Public Open House
Two households were represented at the Open House meeting on February 25, 2016
at the Petticoat Creek Recreation Centre. There were no significant comments
or concerns expressed by area residents at the Open House meeting.
5.2 Comments from the Public
The resident at 1950 Woodview Avenue, the adjacent property to the south of the
subject lands, has submitted a letter expressing full support of the proposed draft
plan of subdivision. The letter notes that the condition of the support for the
proposal is the installation of a construction fence prior to the commencement of
construction, which is to be maintained for the duration of the construction, and
which is to be replaced by an appropriate permanent fence upon completion of
the project.
The resident at 1942 Woodview Avenue, to the south of 1950 Woodview Avenue,
has verbally indicated a concern over the impact that the proposed development
may have on the Rouge - Duffins Wildlife Corridor, and requested assurances
that the proposed home construction would be of a high quality.
5.3 Agency Comments
Durham Catholic District • no objections to the proposal
School Board • students generated from this proposed development will
attend St. Monica Catholic Elementary School located
at 275 Twyn Rivers Drive and St. Mary Catholic
Secondary School located at 1918 Whites Road
Durham District School • no objections to the proposal
Board • students generated by this development will attend
existing schools
Toronto and Region • as of the writing of this report, no comments or
Conservation Authority concerns have been received
5.4 City Department Comments
Engineering & Public Works
As of the writing of this report, no comments or concerns have been received
from Engineering & Public Works.
Information Report No. 04-16 Page 5
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 City's Official Plan, Rouge
Park Neighbourhood Policies, Rouge Park Neighbourhood Development
Guidelines and Rouge Park Neighbourhood Master Servicing Plan
• ensuring that the proposal complies with TRCA's policies and regulations,
and that the limits of development, including appropriate buffer areas to the
Townline Provincially Significant Wetland, are provided to the satisfaction of
the TRCA
• evaluating the appropriateness of the proposed lot frontage, lot area, yard
setbacks, building height and lot coverage to ensure that the development is
in keeping with character of the surrounding residential neighbourhood
• ensuring that the proposed underground stormwater quantity control storage
is feasible given the high groundwater table
• ensuring the landowner pays its appropriate share of the cost of the Rouge
Park Neighbourhood study
• ensuring a tree compensation plan and/or financial contribution is provided to
address the loss of existing mature trees and other significant legislation
• ensuring that the required technical submissions and reports meet City and
TRCA standards
The City Development Department will conclude its position on the applications
after it has received and assessed comments from the circulated departments,
agencies and public.
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 Opinion, prepared by Malone Given Parsons Ltd., dated
November 2015
• Stage 1-2 Archaeological Assessment, prepared by Amick Consultants
Limited, dated November 18, 2015
• Environmental Impact Study, prepared by Beacon Environmental, dated
November 2015
• Functional Servicing and Stormwater Management Report, prepared by
SCS Consulting Group Ltd., dated November 2015
• Phase 1 & 2 Environmental Site Assessment, prepared by Golder
Associates, dated November 2015
• Preliminary Environmental Noise Analysis, prepared by Jade Acoustics,
dated November 20, 2015
• Preliminary Geotechnical Investigation Report, prepared by Golder
Associates, dated November 20, 2015
•
Information Report No. 04-16 Page 6
• Preliminary Hydrogeological Investigation, prepared by Golder Associates,
dated November 2015
• Transportation Assessment, prepared by BA Group, dated November 20, 2015
• Tree Inventory and Preservation Plan, prepared by Beacon Environmental,
dated November 20, 2015
• Preliminary Floodplain Analysis, prepared by SCS Consulting Group Ltd.,
dated December 18, 2015
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,
which will be 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 or makes a decision on the draft plan of
subdivision or draft plan of condominium
• 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 property is Woodview Land Development Corporation and is
represented by Matthew Cory, Malone.Given Parsons Ltd.
Attachments
1. Location Map
2. Existing Frontage Map
3. Submitted Draft Plan of Subdivision
4. Zoning Provisions Comparison Chart
5. Existing Zoning Map
•
Information Report No. 04-16 Page 7
Prepared By: Approved/Endorsed By:
,17,6)‘/A; , 1/4"*•
Deborah Wylie, MCIP, RPP Catherine Rose, MCIP, RPP
Principal Pla er - Policy Chief Planner
I\ .
Nil- h `urti, iCIP, RPP
Manager, Development Review
& Urban Design
DW:Id
Attachments
Date of Report: March 22, 2016
Copy: Director, City Development
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