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Home My WebLink AboutInformation Report 10-16 04 061 Information Report to PICKERING Planning & Development Committee Report Number: 10-16 Date: September 12, 2016 From: Catherine Rose, MCIP, RPP (Acting) Director, City Development Subject: Draft Plan of Condominium Application CP-2016-02 Grossi Group Building Corporation Inc. Block 17, Plan 40M-1827 (305 Sparrow Circle) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding an application for Draft Plan of Condominium, submitted by Grossi Group Building Corporation Inc. to facilitate a residential common element condominium development. 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 application, ask questions of clarification and identify any planning issues. This report is for information and no decisions on this application is being made at this time. In accordance with Council Policy and Delegation By-law 7306/13, the Director, City Development has the authority to grant draft plan approval for plans of condominium. Therefore, no further approvals are required from City Council. 2. Property Location and Description The subject property is located at the southeast corner of Altona Road and Sparrow Circle, in the Highbush Neighbourhood (see Location Map, Attachment #1). The subject property has an area of approximately 0.6 of a hectare with approximately 113 metres of frontage along Altona Road and 51 metres of frontage along Sparrow Circle. The property is currently vacant with some existing vegetation on the southern portion of the property along the Altona Road frontage. Surrounding land uses include existing medium density residential developments consisting of semi-detached and townhouse dwellings to the north and east, Altona Road to the west, environmentally significant lands and an auto mechanics shop further west, and a stormwater management pond immediately to the south. Information Report No. 10-16 Page 2 3. Background In March 2006, Council approved a site specific Zoning By-law Amendment to facilitate a freehold townhouse, common element condominium development. The previous concept plan, submitted in support of the rezoning application, consisted of 25 three-storey townhouse units accessed from an internal private road off of Sparrow Circle. In addition, the applicant proposed 2 parking spaces per dwelling unit (one in the garage and one on the driveway) and 7 visitor parking spaces (see Previous Concept Plan, Attachment#2). 4. Applicant's Proposal To facilitate the proposed condominium tenure of the common elements that will be privately owned and maintained by a Condominium Corporation, the applicant has submitted an application for Draft Plan of Condominium. The common element features include a private road, pedestrian walkways, visitor parking spaces, outdoor play area, meter room and community mailboxes: The applicant has also submitted an application for Site Plan Approval, which is generally consist the previous concept plan that accompanied the rezoning application. The proposed site plan consists of 27 three-storey townhouse units accessed from an internal private road. Vehicular access to the development will be from Sparrow Circle. A secondary access is provided from Chickadee Court for emergency vehicles only and removable bollards are proposed to prevent public use of this access. Resident parking is provided at a rate of 2 parking spaces per dwelling unit. Visitor parking is provided at a rate of 0.25 spaces per unit for a total of 8 spaces. A small children's outdoor play area is proposed adjacent to the water meter room (see Submitted Site Plan and Draft Plan of Condominium, Attachments #3 and #4). As the subject lands are a block on a registered Plan of Subdivision, the applicant proposes to create the privately owned parcels and parcels of common element through a process called "lifting of part lot control". 5. Policy Framework 5.1 Pickering Official Plan The subject property is designated "Urban Residential Areas — Medium Density Areas", which provides for housing and related uses. This designation permits a maximum net residential density of 30 to 80 units per hectare, while the proposed development provides a net residential density of 44.2 units per hectare. The City of Pickering Official Plan establishes broad goals and objectives related to housing. A key goal of Council is to encourage a broad diversity of housing form, location, size, tenure and cost within the City, so that the housing needs of existing and future residents can be met as they evolve over time. The proposed development complies with the policies and density requirements of the Official Plan. Information Report No. 10-16 Page 3 5.2 Zoning By-law 3036 The current zoning permits multiple dwelling vertical and multiple dwelling horizontal. The by-law also permits various commercial uses including business office, day nursery, dry cleaning depot, financial institution, personal service shop, professional office, and retail store.' The proposed development generally complies with all the performance standards of the site specific zoning by-law. Through the review of the Site Plan Approval application, some minor variances may be required. 6. Comments Received 6.1 Resident Comments The following is a summary of oral comments received to date: • ensure that the proposed private road does not result in a full vehicular access connection to Chickadee Court • would prefer to see a commercial component on the property as there is insufficient commercial/retail uses in the immediate area • ensure that there is adequate resident and visitor parking within the development to i . prevent overflow parking onto Sparrow Circle or Chickadee Court 6.2 Agency Comments As of the writing of this report, the following written comments have been received from external agencies: Hydro One, Enbridge and Durham • no objection to the development proposal District School Board 6.3 Region of Durham Comments • None received to date 6.4 Ci ty Departments artments Comments Engineering & Public Works • no concerns with the Draft Plan of Condominium Application • all technical concerns will be addressed through the Site Plan Approval Process Fire Services • no objection to the application • will require the installation of removable bollards along Chickadee Court Information Report No. 10-16 Page 4 7. Planning & Design Section Comments Staff have no concerns with respect to the submitted Draft Plan of Condominium. Technical matters will be further reviewed by staff through the Site Plan Approval process including, building elevations, grading, drainage, stormwater management, construction management, location of the visitor parking spaces, and pedestrian connections to Altona Road, Sparrow Circle and Chickadee Court 8. Information Received Full scale copies of the plans and studies listed below are available for online viewing at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: • Planning Justification Report with Sustainable Development Brief, prepared by Humphries Planning Group Inc., dated May 2016 • Phase I Environmental Site Assessment, prepared by Forward Engineering & Associates Inc., dated June 10, 2016 • Draft Plan of Condominium, prepared by Guido Papa Surveying, dated April 15, 2016 • Draft Plan of Condominium Application Form • Preliminary Site Plan, prepared by Jardin Design Group, dated April 26, 2016 • Preliminary Elevation Plans, prepared by Jardin Design Group, dated April 26, 2016 9. Procedural Information 9.1 General • written comments regarding this proposal should be directed to the City Development Department • oral comments may be made at the Public Information Meeting • in accordance with Council Policy and Delegation By-law 7306/13, the Director, City Development has the authority to grant draft plan approval for plans of condominium • any member of the public who wishes to reserve the option to appeal the Director's decision must provide comments to the City before the Director makes a decision on the draft plan of condominium • any member of the public who wishes to be notified of Director's decision regarding this proposal must request such in writing to the City Clerk 9.2 Owner/Applicant Information • the owner of the property is Grossi Group Building Corporation Inc. and is represented by Rosemarie Humphries of Humphries Planning Group Inc. Information Report No. 10-16 Page 5 Attachments 1. Location Map 2. Previous Concept Plan 3: Submitted Site Plan 4. Submitted Draft Plan of Condominium Prepared By: Approved/Endorsed By: • y Emm, MCIP, RPP Catherine Rose, MCIP, RPP • Plan er I (Acting) Director, City Development • Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design AE:Id Date of Report: August 25, 2016 • • Attachment# / to Information Resort# /0—/6 FINCH AVENUE FINCH _ AVENUE r = o D o �. 111 CL II o PLACE O� ■ ''1, O (O� G 111111��a 6=a-(., ,,0 „„,,\-\- , ,,,,,.., it 0111 __ , \ T SPARROW Il MOM CRF I�= ��' o o EMI R� 'I' SCENT :``�` %� w M =I''"t"`� a CHICKADEE MIN NA MELDRON,� ■■111,` C MIN in MI/ �/ I ' Ili MINIMMEI'', <--Q PROPERTY Al cRFSI PINE GROVE P ) UI_ it\is' iluiiw I y LC:7_, -7; ,[1]. * "4 MOSSBROOK TRANQUIL CRT. 3 Ill Location Map °I FILE No: CP-2016-02 PICKERING APPLICANT: Grossi Group Building Corporation Inc. City Development PROPERTY DESCRIPTION: Block 17, Plan 40M-1827 (305 Sparrow Circle) Department DATE: June 13,2016 tea." "^^—° SCALE 1:5,000 PN-10 a T..*Eowynsee In...*.4 mod 0 1,1.00rne•IMCI COM IS 1M Arn 7.6 SNOT A%J.OF SURVEY Attachment#_____2- to Information Reoort# /D—/6 , SPARROW CIRCLE I I i / ■ r INS i 11 I a - i . 1 ii. Q IN •11 '111111 int • I'. 1 it °a j: 11111 ---- IM Cr re I a W o � MI11111 _ . ,, , I i , CHICKADEE COURT I. Ell II: I 1 /111.11 I I ' . . , k riT. .___________________ 1 • 1• 1 / I 7 r . , it, i -/\ ,v Previous Concept Plan G,trif FILE No: CP-2016-02 PICKERING APPLICANT: Grossi Group Building Corporation Inc. PROPERTY DESCRIPTION: Block 17, Plan 40M-1827 (305 Sparrow Circle) City Development Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE:August 23,2016 Attachment# l� to Informati,," Qeport# \C\ t(Q 1 SPARROW CIRCLE IX (7 i il =. . , , 4 t !II II == ' II I - - COMMUNITY �� , I MAILBOX 1 ===_ I Zo —__ WATER METER 1 i• �r VITC I ROOM N a Zn xl iii . H s . o R, % CHILDREN'S — — OUTDOOR o PLAY AREA W = O 1: f driiik I •• • VISITOR f PARKING I •. + b.. -Aft- `' S [ o ,� L I _ :_ \ PARKING VISITOR rale � : t — SECONDARY BLOCK3 ACCESS FOR•7 UNITS ". _ _ _ _ EMERGENCY — VEHICULES I I I ONLY illkLA _J. 0 i I\ N Submitted Site Plan Gty,/ --- FILE No: CP 2016-02 PICKERING APPLICANT: Grossi Group Building Corporation Inc. PROPERTY DESCRIPTION: Block 17, Plan 40M-1827 (305 Sparrow Circle) City Development Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE:July 11,2016 Attachment# 4 to Information::eaort#_ l0— icP ill I SPARROW CIRCLE J!T10 PART 1 t[ onzso-[ 711430-[ A a PART 11 I. PART 2 III yg/.•s.n�l 1 0mo•c 711430•[ L. _ x 1605 . x 415 I- PART 13 : PART 3 R� z • a nrsc[ 11=007[ . .[.., I PART 2005 14 PART 4 .1710-[ • "�i '0 I x 4s.. PART 15 PART 5 T —_1 .1430[ "mnc[ x xs.. :s os 11- . PART 16 f— PART 6 ; ", Z .1200-[ i1T5o'[ • W 4a. 45(vwc..sl ;'• 4005 w PART 7 ;;: PART 17 III " uJ 3430•[ 711430[ 40.E z PART 8 PART 18 z x' N- ", n.1:30•[ , 0 . 030-[ c zs.0 PART 9 O PART 19 I Q "1.3.05[ 'IT' Ii Ii i Z PART 20 111 _L(_ 1 O Em J &v Q PART 21 • PART 38 \ vt 6,"6'8; g'1 CHICKADEE COURT . wg, '86S— • J °4 -0 of D q D $ D R - / f-- D 3S m A m D ; v 111 § D . • -1 —I N ti y E �� / W W W W co N E N • 01 A N U Iv 'D EI Em r--—i -0 W ` I X XI D D D D w ..: —I-g —1 8 :ll B .19 8 A B 11 B --I I /_ //\\ ...0... ... V (P W • W N N I W V v &II . .00 00. .-G 9;414, N I Submitted Draft Plan of Condominium 00 FILE No: CP-2016-02 a .. - APPLICANT: Grossi Group Building Corporation Inc. WCOINUNIZIC PROPERTY DESCRIPTION: Block 17, Plan 40M-1827 (305 Sparrow Circle) City Development Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE:June 13, 2016