HomeMy WebLinkAboutInformation Report 11-16 o - Information Report to
P 1 C KE RiNG Planning & Development Committee
Report Number: 11-16
Date: September 12, 2016
From: Catherine Rose, MCIP, RPP
(Acting) Director, City Development
Subject: Zoning By-law Amendment Application A 08/16
Icon Dunfair Limited
Part of Lot 29, Range 3 BFC
(1464 and 1466 Whites Road)
•
1. Purpose of this Report
The purpose of this report is to provide preliminary information on a Zoning By-law
Amendment application, submitted by Icon Dunfair Limited, to facilitate a residential
stacked townhouse 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.
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 Whites Road, south of Dunfair Street and
north of Kingston Road within the Woodlands Neighbourhood (see Location Map,
Attachment#1). The subject lands comprise two properties having a combined lot area of
approximately 0.73 of a hectare with approximately 97 metres of frontage along
Whites Road and 62 metres of frontage along Dunfair Street. The lands are currently
occupied by a detached dwelling, which will be demolished in order to facilitate the
proposed development.
Surrounding land uses include:
north and Dunbarton High School and associated sports facilities and fields
west
south an automobile service station, and further west of the automobile
service station, an existing commercial development
east across Whites Road, vacant lands intended to be developed for a
14-storey apartment building and an automobile service station at the
northeast corner of Kingston Road and Whites Road
Information Report No. 11-16 Page 2
3. Applicant's Proposal
The applicant is proposing a condominium development consisting of 92 stacked
back-to-back townhouse dwelling units within 4 blocks accessed through an internal private
road. The residential blocks will be 4 storeys (approximately 16.0 metres in height)with
2-storey units stacked on top of 2-storey units. Each unit will have its own entrance at
grade. Each dwelling unit will have a private outdoor amenity area. The lower units will
have a raised terrace accessed from the ground floor, and the upper units will have a roof
top terrace. The proposed plan also illustrates a common outdoor amenity area with
seating and landscaping located at the southwest corner of the site. (see Submitted
Concept Plan and Submitted Conceptual Building Elevation, Attachments #2 and #3).
A total of 114 parking spaces are proposed to be provided on site. Resident parking is
proposed at a ratio of 1 parking space per dwelling unit for a total of 95 spaces located in
an underground parking area, accessed below Blocks 2 and 4. Visitor parking is proposed
at a ratio of 0.2 spaces per unit for a total of 19 spaces, including one accessible parking
space, located at grade. Vehicular access to the site is provided through Dunfair Street.
The development of this site will be subject to site plan approval.
4. Policy Framework
4.1 Regional Official Plan
The Durham Regional Official Plan designates the subject lands as "Living Areas" with a
"Regional Corridor" overlay. Lands with this designation are predominately intended for
housing purposes. Additionally, limited office, retail and service in appropriate locations as
components of mixed use developments are permitted. In the consideration of
development proposals, regard shall be had for achieving a compact urban form, including
intensive residential, office, retail and service, and mixed uses along arterial roads in
conjunction with present and potential transit facilities.
Regional Corridors are to be planned and developed in accordance with the underlying
land use designation, as higher density mixed use areas, supporting higher order transit
services and pedestrian oriented design. Regional Corridors are intended to support an
overall, long-term density target of at least 60 residential units per gross hectare and a floor
space index (FSI) of 2.5, with a wide variety of building forms, generally mid-rise in height,
with some higher buildings, as detailed in municipal official plans.
Whites Road is designated as a Type A Arterial Road and a Transit Spine in the Durham
Regional Official Plan. Type A Arterial Roads are designed to carry large volumes of traffic
at moderate to high speeds, have some access restrictions and generally have a
right-of-way width ranging from 36 to 45 metres. Transit Spines are recognized corridors
where higher levels of transit service is to be encouraged.
The application will be assessed against the policies and provisions of the Regional Official
Plan during the further processing of this application.
Information Report No. 11-16 Page 3
4.2 Pickering Official Plan
The subject lands are within the Woodlands Neighbourhood and are designated as "Mixed
Use Areas — Mixed Corridors". This designation is intended primarily for residential, retail,
community, cultural and recreational uses. The permitted residential density range for
Mixed Corridors is between 30 units per net hectare and 140 units per net hectare, with
maximum FSI of up to and including 2.5. The applicant is proposing 92 stacked
back-to-back townhouse dwelling units on a net developable area of 0.66 hectares, resulting
in a density of approximately 139.4 units per net hectare, with a proposed FSI of 1.5.
The Woodlands Neighbhourhood policies require new developments along Whites Road to
be located close to the street edge, with front doors facing the street, with a specific
percentage of their front walls required to be located within build-to-zones to be established
in the implementing zoning by-law. The policies also require a minimum of four functional
storeys for new dwellings fronting Whites Road.
The applicant's proposal complies with the provisions of the Official Plan and the policies of
the Woodlands Neighbourhood.
4.3 Northeast Quadrant Development Guidelines
The Northeast Quadrant Development Guidelines apply to the lands generally located
between Kingston Road and Sheppard Avenue, east of Whites Road, and for lands located
at the southwest corner of Dunfair Street and Whites Road. All new residential
development shall be integrated into the area in a manner that is both respectful of the
character of the existing neighbourhoods and serves as an interface between this area and
the surrounding lands.
In review of residential developments, the guidelines require the following:
• new residential developments along Whites Road shall be a minimum of 4 storeys
on the side of the building facing Whites Road and be of mostly brick construction on
all sides facing the public right-of-way
• architectural detailing and stepping the footprint of the front and rear façades shall
be utilized to avoid the appearance of long flat walls
• any building mounted utility boxes including telephone and hydro shall be enclosed
within or behind a screening device, which generally matches the materials used in
the building façade construction
• the grade of the site along Whites Road frontage shall be raised so that any
proposed dwelling's front entry is at or above the grade of the sidewalk on
Whites Road
• residential developments along Whites Road shall have front entrances facing the
street
The proposal generally complies with the urban design objectives of the Northeast
Quadrant Development Guidelines.
Information Report No. 11-16 Page 4
4.4 Zoning By-law 3036
The subject lands are currently zoned "H-MU" — Holding Mixed Use within Zoning By-law
3036, as amended by By-law 4114/92, which permits a wide range of commercial uses.
The applicant is requesting to rezone the subject lands to a residential zone category with
site-specific performance standards to facilitate the proposal.
5. Comments Received
5.1 Resident Comments
As of the writing of this report, no comments or concerns have been received.
5.2 Agency Comments
Region of Durham • as of the writing of this report, no comments or
• concerns have been received
5.3 City Departments Comments
As of the writing of this report, no comments or concerns have been received.
5.4 Planning & Design Section Comments
The following matters have been identified by staff for further review and consideration:
• reviewing the proposal in relation to the objectives and findings of the South Pickering
Intensification Study
• ensuring appropriate site layout, building setbacks, building heights and massing,
landscaped areas, location and size of outdoor amenity area, location of visitor parking
spaces and service areas
• ensuring that adequate resident and visitor parking is provided to support this
development
ii • ensuring that the architectural design of the buildings and the landscaping along
Whites Road is of high quality to create a pedestrian friendly streetscape
• assessing whether Dunfair Road requires to be urbanized or upgraded
• assessing whether any noise attenuation measures are required along the south and
west property lines adjacent to the existing commercial uses and automobile services
station with an accessory automatic car wash
• ensuring that required technical submissions and reports meet City Standards
The City Development Department will conclude its position on the application after it has
received and assessed comments from the circulated departments, agencies and public.
Information Report No. 11-16 Page 5
6. 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, and are also available on the
City's website at pickering.ca/devapp:
• Planning Rationale Report, prepared by Candevcon Limited, dated May 2016
• Traffic and Parking Brief, prepared by Candevcon Limited, dated May 6, 2016
• Noise Impact Assessment, prepared by Candevcon Limited, dated May 6, 2016
• Functional Servicing and Stormwater Report, prepared by Candevcon Limited,
dated May 2016
• Phase One and Phase Two Environmental Site Assessment, prepared by Toronto
Inspection Ltd. Geo-Environmental Consultants, dated May 10, 2016 and June 1, 2016
• Stage 1 & 2 Archaeological Assessment, prepared by The Archaeologist Inc., dated
April 20, 2016
7. Procedural Information
7.1 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 adopts any by-law for this proposal
• 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
7.2 Owner/Applicant Information
• the owner of the subject lands is Icon Dunfair Limited, represented by Candevcon
Limited
Attachments
1. Location Map
2. Submitted Concept Plan
3. Submitted Concept Building Elevation
Information Report No. 11-16 Page 6
Prepared By: Approved/Endorsed By:
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Cristina Celebre, MCIP, RPP Catherine Rose, MCI , RPP
Senior Planner, Development Review & Heritage (Acting) Director, City Development 4
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Nilesh S•rti, MCIP, RPP
Manager, Development Review & Urban Design
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CC:Id
Date of,Report: August 23, 2016
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FILE No: A 08/16
`' I�- w z APPLICANT: Icon Dunfair Limited
CO:,..1-k4 i 1C PROPERTY DESCRIPTION: Part of Lot 29, Range 3 BFC, Part 1, 40R-5809
City Development Except Part 5,40R-6139&Part 2,40R-28802(1464&1466 Whites Road) DATE: June 7, 2016
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PICKERING APPLICANT: Icon Dunfair Limited
PROPERTY DESCRIPTION: Part of Lot 29, Range 3 BFC, Part 1, 40R-5809
City Development Except Part 5, 40R-6139 & Part 2, 40R-28802 (1464 &1466 Whites Road)
Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT. DATE:Jul 20,2016
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