HomeMy WebLinkAboutInformation Report 13-16 0E, Information Report to
P ICKERJ N G Planning & Development Committee
Report Number: 13-16
Date: October 11, 2016
From: Catherine Rose, MCIP, RPP
(Acting) Director, City Development
Subject: Zoning By-law Amendment Application A 09/16 •
Draft Plan of Subdivision Application SP-2016-01
Draft Plan of Condominium Application CP-2016-03
702153 Ontario Limited
Part of Lot 1, Plan 566
(1985 and 1999 Altona Road)
1. Purpose of this Report
The purpose of this report is to provide preliminary information regarding applications for
Zoning By-law Amendment, Draft Plan of Subdivision, and Draft Plan of Condominium,
submitted by 702153 Ontario Limited, to permit 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 applications, ask questions of clarification and identify any planning issue. This
report is for information 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 at the southeast corner of Altona Road and Finch Avenue,
within the Rouge Park Neighbourhood (see Location Map, Attachment#1). The subject
lands comprise two properties having an area of approximately 0.83 of a hectare with
approximately 81 metres of frontage along Altona Road and 65 metres of frontage along
Finch Avenue.
The site is generally clear with hedgerows along the east and south property lines. The
larger parcel at 1999 Altona Road is presently vacant with the exception of an unused
paved parking lot remaining from a previous sales office that occupied the site. The
property at 1985 Altona Road contains a vacant dwelling and an accessory building.
Information Report No. 13-16 Page 2
Surrounding land uses include (see Aerial Photo, Attachment#2):
north across Finch Avenue, a woodlot owned by Infrastructure Ontario, and further
east of the woodlot is a residential development consisting of detached
dwellings fronting onto Mapleview Court
east detached dwellings fronting onto Finch Avenue, and environmentally
sensitive lands owned by the Toronto and Region Conservation Authority
south lands currently under construction for a residential common element
condominium development consisting of 40 townhouse units
west across Altona Road, at the southwest corner of Finch Avenue and Altona
Road are lands presently under construction for a residential common
element condominium development consisting of 23 3-storey townhouse
units, and an existing semi-detached dwelling fronting Shadow Place
3. Applicant's Proposal
The applicant is proposing a common element condominium development consisting of
40 townhouse units and 8 back-to-back semi-detached dwellings accessed through an
internal private road (see Submitted Concept Plan, Attachment#3).
The concept plan illustrates 6 residential blocks. Blocks 1 and 2 consist of 29 rear lane
townhouse units fronting onto Altona Road and Finch Avenue with parking at the rear of the
dwelling units from the internal private road. Blocks 3 and 4 consist of 8 back-to-back
semi-detached dwellings. Blocks 5 and 6 consist of 11 traditional townhouse units.
Parking for both the back-to-back semi-detached dwellings and the traditional townhouse
units is provided at the front of the buildings off the internal private road. The minimum lot
frontages range between 4.58 metres and 7.2 metres. All buildings are proposed to be
3-storeys, approximately 12 metres in height (see Submitted Conceptual Rendering,
Attachment#4).
Vehicular access to the development is from Altona Road. Resident parking is provided at
a ratio of two parking spaces per dwelling unit (one parking space within a private garage
and one space on the driveway). Visitor parking is provided at a rate of 0.25 spaces per
unit for a total of 12 parking spaces. The concept plan also includes a community mailbox
area, a water meter room, an outdoor amenity area and internal sidewalks.
The applicant has submitted a Draft Plan of Subdivision to create a single development
block. This is a technical requirement to allow the applicant to create the privately owned
parcels through a process called "lifting part lot control". The draft plan of subdivision will
also create an open space block for the environmental sensitive lands and associated
buffers to be conveyed to the Toronto and Region Conservation Authority (TRCA), and a
road widening block along Finch Avenue to be conveyed to the Region of Durham (see
Submitted Draft Plan of Subdivision, Attachment#5).
Information Report No. 13-16 Page 3
The applicant has also submitted a Draft Plan of Condominium Application to create tenure
of the parcels in the development. The common element features include, but are not
limited to, the internal private road, internal sidewalks, visitor parking areas, outdoor
amenity area, community mailboxes, and the water meter room (see Submitted Draft Plan
of Condominium, Attachment#6).
The development will be subject to site plan approval.
4. Policy Framework
4.1 Durham Regional Official Plan
The Regional Official Plan (ROP) designates the subject lands as "Living Areas". The
"Living Areas" designation shall be used predominantly for housing purposes. The plan
also states that lands within the Living Areas designation shall be developed in compact
form through higher densities and by intensifying and redeveloping existing areas.
Altona Road and Finch Avenue, east of Altona Road, are designated as Type B Arterial
Roads. Type B Arterial Roads generally have a right-of-way width ranging from 36 to
50 metres.
The applications will be assessed against the policies and provisions of the Regional
Official Plan during the further processing of the application.
4.2 Pickering Official Plan
The subject lands are within the Rouge Park Neighbourhood and are designated "Mixed
Use Areas — Local Nodes", which provides for the widest variety of uses and highest levels
of activities in the City at a scale and extent intended to serve the local community. This
designation permits a maximum net residential density of over 30 and up to and including
80 units per net hectare, and a maximum gross leasable floor space for the retailing of
goods and services of up to and including 10,000 square metres. The permitted maximum
floor space index (FSI) is up to and including 2.5 FSI. The proposal will result in a net
residential density of 68 units per net hectare, which falls within the permitted density range
of the "Mixed Use Areas — Local Nodes".
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 Rouge Park Neighbourhood Policies discourage reverse frontages, berms and
significant noise attenuation fencing adjacent to Altona Road; require new development to
have regard for the Rouge Park Management Plan; and encourage the retention of
environmentally sensitive lands.
Information Report No. 13-16 Page 4
4.3 Rouge Park Neighbourhood Development Guidelines
The Rouge Park Neighbourhood Development Guidelines establish goals to ensure lands
are developed in a cohesive, well-designed neighbourhood. In review of development
proposals, the following broad goals of the guidelines are to be considered:
• develop strong visual and physical relationship with Finch Avenue
• maintain visual and physical connections with surrounding natural areas
• through high-quality building, landscape design and the provision of a mix of uses,
the intersection of Finch Avenue and Altona Road will be the central focus of the
Neighbourhood
• residential areas are to feature a variety of housing types of high-quality design
arranged on efficient street patterns
The four corners of the intersection of Altona Road and Finch Avenue are identified as a
"neighbhourhood focus", which require a strong presence at this intersection to define the
area as a centre. This can be accomplished by building close to the street, providing
outdoor public space (squares, plazas), and the use of hard and soft landscaping. In
reviewing development proposals in this area, the Guidelines require the following:
• building heights will preferably range from 8.5 metres to 15 metres in height
(generally 3 to 5 storeys)
• redevelopment of the southeast corner of Altona Road and Finch Avenue is strongly
encouraged to accommodate a range of uses, including: medium density residential;
retailing; offices; restaurants; and community, cultural and recreation uses, as well
as accommodate as much as 1,000 square metres of non-residential space
• access to the blocks of land at the four corners of the Altona Road and Finch
Avenue intersection will be dependent on the type of uses proposed and residential
development will be encouraged to make use of new, internal roads
The applicant's proposal will be reviewed in detail to ensure compliance with the
requirements of the Rouge Park Neighbourhood Development and Design Guidelines.
4.4 Zoning By-law 3036
The subject lands are zoned "C1" — Local Commercial Zone and "A" — Rural Agricultural
Zone, within Zoning By-law 3036, as amended. The "C1" Zone permits various
commercial, office and restaurant uses. The "A" Zone permits various agricultural uses
including one detached dwelling on a lot having a minimum lot frontage of 60 metres and a
minimum lot area of 0.8 of a hectare.
The applicant has requested that the developable portion of the subject lands be rezoned
to an appropriate residential zone category in order to permit the proposal. An amendment
to the zoning by-law is required to implement the applicant's proposal.
Information Report No. 13-16 Page 5
5. Comments Received
5.1 Resident Comments
The following is a summary of written comments received to date:
• disagreed with any proposed rezoning of the subject lands to a residential use;
preferring that these lands be developed for local commercial uses serving the growing
residential community and promoting a walkable neighbourhood
• concerned that Altona Road and Finch Avenue will become overly congested if another
residential development is constructed
5.2 Agency Comments
Durham District School • no objection to the development proposal
Board • approximately 17 elementary students could be
generated from the proposed development
• the proposed development is within the boundary area
of Altona Forest Public School and Dunbarton High
School
Region of Durham • as of the writing of this report, no comments or
concerns have been received
Toronto and Region • as of the writing of this report, no comments or
Conservation Authority concerns have been received
5.3 City Departments Comments
As of the writing of this report, no comments or concerns have been received.
6. Planning & Design Section Comments
The following matters have been identified by staff for further review and consideration:
• ensuring conformity with the City's Official Plan and Neighbourhood policies and
Development Guidelines
• assessing whether non-residential uses can be incorporated within the proposal to
provide local commercial uses to service the immediate neighbourhood
• ensuring that the limit of development is further refined to the satisfaction of the Toronto
and Region Conservation Authority
• evaluating the appropriateness of the proposed site layout, building setbacks, building
heights and massing, and landscaped to ensure the City's urban design objectives are
achieved for the intersection of Altona Road and Finch Avenue
• evaluating the location, size and functionality of the proposed outdoor amenity area
• ensuring that adequate resident and visitor parking is provided to support this
development
Information Report No. 13-16 Page 6
• reviewing traffic and operational impacts on adjacent roads and the intersection of
Altona Road and Finch Avenue
• ensuring that the proposed road widening is acceptable to the Region of Durham
• 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
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 online viewing at
pickering.ca/devapp or in person at the office of the City of Pickering, City Development
Department:
• Arborist Report and Tree Inventory Plan, prepared by Cosburn Nauboris Ltd.,
dated February 5, 2016
• Draft Plan of Condominium, prepared by GHD, dated June 2016
• Draft Plan of Subdivision, prepared by GHD, dated June 2016
• Environmental Impact Study, prepared by Beacon Environmental, dated June 2016
• Functional Servicing Report, prepared by Sabourin Kimble & Associates Ltd.,
dated May 2016
• Geotechnical Investigation, prepared by Canada Engineering Services Inc.,
dated December 22, 2015
• Hydrogeological Study, prepared by Soil Engineers Ltd., dated March 2016
• Noise Impact Study, prepared by J.E. Coulter Associates Limited, dated April 5, 2016
• Phase One Environmental Site Assessment, prepared by Canada Engineering
Services Inc., dated December 22, 2015
• Planning Rationale Report, prepared by GHD, dated June 2016
• Preliminary Site Plan and Building Elevations, prepared by SRN Architects Inc.,
dated April 12, 2016
• Stages 1 and 2 Archaeological Assessment, prepared by The Archaeologists Inc.,
dated May 12, 2016
• Sustainable Development Report, prepared by GHD, dated June 2016
• Transportation Impact Assessment, prepared by AECOM, dated April 2016
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
Information Report No. 13-16 Page 7
• 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 and 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 7022153 Ontario Limited (Tony Mauro) and is represented by
Steve Edwards, GHD Limited.
Attachments
1. Location Map
2. Aerial Photo
3. Submitted Concept Plan
4. Submitted Conceptual Rendering
5. Submitted Draft Plan of Subdivision
6. Submitted Draft Plan of Condominium
Prepared By: Approved/Endorsed By:
Deborah Wylie, MCIP, RPP Catherine Rose, MCIP, R P
Princip-I Plan m er— Policy (Acting) Director, City Development•
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Nilesh rti, CIP, RPP
Manager, Development Review
& Urban Design
DW:Id
Date of Report: September 22, 2016
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PICKERING APPLICANT: 702153 Ontario Limited
PROPERTY DESCRIPTION:Part of Lot 6, Plan 566
City Development (1985 and 1999 Altona Road)
Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING I DATE:Aug.23,2016
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PICKERING APPLICANT: 702153 Ontario Limited
PROPERTY DESCRIPTION: Part of Lot 6, Plan 566 (1985 and 1999 Altona Road)
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Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT. DATE:Aug 23, 2016