HomeMy WebLinkAboutPLN 08-17�� o� Report to
P1 C K E Rl N� P�anning & Development Committee
Report Number: PLN 08-17
Date: May 8, 2017
From: Kyle Bentley
Director, City Development & CBO
Subject: Zoning By-law Amendment Application A 08/16
Icon Dunfair Limited
Part of Lot 29, Range 3 BFC
(1464 and 1466 Whites Road)
Recommendation:
1. That Zoning By-law Amendment Application A 08/16, submitted by Icon Dunfair Limited, to
facilitate a residential condominium development consisting of 92 stacked back-to-back
townhouse units on lands being Part of Lot 29, Range 3 BFC, be endorsed subject to the
provisions contained in Appendix I to Report PLN 08-17, and that staff be authorized to
finalize and forward an implementing Zoning By-law Amendment to Council for enactment.
Executive Summary: Icon Dunfair Limited has submitted a Zoning By-law Amendment
application to facilitate a residential devetopment on the lands located at the southwest corner of
Whites Road and Dunfair Street (see Location Map, Attachment #1). 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 (see Submitted Site Plan, Attachment #2).
Key concerns expressed at the Public Information Meeting were with respect to potential traffic
impacts, adequate resident and visitor parking, accessibility concerns and appropriate noise
attenuation measures. The Region has advised that the proposal will have minimal operational
impacts on Whites Road and the intersection of Whites Road and Dunfair Street. It is anticipated
however, that the turning movements at the intersection of Whites Road and Dunfair Street will
need to be restricted in the future due to traffic growth and the planned widening of Whites Road.
The site plan control agreement and the condominium declaration will include a statement
advising purchasers that the intersection of Dunfair Street and Whites Road may be restricted in
the future. The applicant is providing sufficient resident and visitor parking to support the
proposed development. The applicant has addressed all other concerns. Outstanding technical
matters, including final noise mitigation measures, will be addressed through the site plan
approval process.
The proposal complies with the policies of the Woodland Neighbourhood and achieves the urban
design objectives of the Northeast Quadrant Development Guidelines. The proposed development
is appropriate and will contribute to an attractive urban street edge. Accordingly, Staff
recommends that the Zoning By-law Amendment Application A 08/16 be endorsed subject to the
provisions contained in Appendix I to this report and that the final implementing zoning by-law
amendment be finalized and forwarded to Council for enactment.
Report PLN 08-17
Subject: Icon Dunfair Limited (A 08/16)
Financial Implications: No direct costs to the City are anticipated as a result of the
recommendations of this report.
1.0 Background
1.1 Property Description
May 8, 2017
Page 2
The subject lands comprise 2 properties, with a combined area of approximately 0.70 of a
hectare, located at the southwest corner of Whites Road and Dunfair Street, in the
Woodlands Neighbourhood (see Location Map, Attachment #1). The lands are currently
occupied by a detached dwelling, which will be demolished in order to facilitate the
proposed development.
Surrounding uses include: Dunbarton High School and associated sports facilities and
fields to the north and west; an existing commercial development to the west fronting
Kingston Road; an automobile service station with an automatic car wash and
drive-through restaurant to the south. To the east, across Whites Road, are vacant lands
intended to be developed for a 14-storey apartment building, and on the northeast corner of
Kingston Road and Whites Road is an existing automobile service station.
1.2 Applicant's Proposal
The applicant is proposing a condominium deuelopment 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 16.5 metres in height) with
2-storey units stacked on top of 2-storeys. Each unit will have its own entrance at grade.
The lower units will have a raised outdoor terrace accessed from the ground floor, and the
upper units will have a rooftop amenity area. The proposed plan also illustrates a common
outdoor amenity area with seating and landscaping located at the southwest corner of the
site (see Submitted Site Plan, Attachment #2).
A total of 111 parking spaces are proposed to be provided on-site. Resident parking is
proposed.at a ratio of 1.0 parking space per dwelling unit for a total of 92 spaces located in
an underground parking area, accessed below Blocks 2 and 4. Visitor parking is provided
at a rate of 0.2 spaces per unit for a total of 19 spaces lacated at grade. Vehicular access
is from Dunfair Street. A 7.5 metre wide road widening along a portion of the site is also
provided to accommodate the future widening of Whites Road.
An application for Site Plan Approval has been submitted and is currently under review.
Report PLN 08-17
May 8, 2017
Subject: Icon Dunfair Limited (A 08/16) Page 3
2.0 Comments Received
2.1 September 12, 2016 Public Information Meeting
A Public Information Meeting was held on September 12, 2016 at which an area resident
attended. The following is a summary of key concerns and comments:
• concerned that the proposed wood privacy fence will not alleviate noise and odour from
the adjacent gas station/car wash and requested a brick fence along the south property
line
• concerned with the proposed amenity area location and requested that it be relocated
� concerned that proposed walkways are not accessible to persons with disabilities
• concerned with where snow storage will be located on-site
In addition, the following comments and concerns were identified by members of the
Planning & Development Committee:
concerned that the proposed development is not accessible to persons with disabilities
concerned that the ratio of one space per unit for resident parking is insufficient
2.2 City Departments and Agency Comments
2.2.1 City of Pickering Engineering Services Department
• no objection to the proposal
• matters with respect to grading and drainage, fencing details, stormwater management
details, construction management requirements, snow storage location and landscaping
requirements will be further reviewed through the site plan approval process
2.2.2 Region of Durham
• the Regionat Official Plan designates the subject lands as "Living Areas" with a
"Regional Corridor" overlay; these lands shall be used predominately for housing
purpos.es and are to be developed in a compact form through higher densities and by
intensifying and redeveloping existing areas, particularly along arterial roads
• sanitary sewer and municipal water supply is available to service the lands
• the submitted Noise Impact Assessment, which evaluates noise from transportation
sources, and the submitted Noise Feasibility Study, which evaluates noise from
stationary sources, such as the abutting car wash to the south, are required to be
updated using the Ministry of Environment and Climate Change (MOECC) standards
• the Stage 1 and Stage 2 Archaeological Assessment states that no further
archaeological works are required
• the Phase One and the Phase Two Environmental Site Assessments confirmed that the
site has been remediated to the standards of MOECC and that the Record of Site
Condition will be filed with the MOECC in the near future
• prior to the issuance of final site plan approval, a copy of the MOECC
Acknowledgement Letter is required to be provided to the Region of Durham
• the Region has no objection to the approval of the rezoning application, as all further
technical matters will be dealt with through the concurrent site plan application
Report PLN 08-17
Subject: Icon Dunfair Limited (A 08/16)
3.0 Planning Analysis
May 8, 2017
3.1 The proposal conforms to the density provisions of the Pickering Official Plan
Page 4
The Pickering Official Plan designates the subject lands as "Mixed Use Areas — Mixed
Corridors" within the Woodlands Neighbhourhood. Lands within this designation are
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 Floor Space Index (FSI) of up to and
including 2.5. Following the conveyance to the Region of the Whites Road widening, the
land area will be reduced to 0.66 of a hectare. The proposed development will result in a
density of 140 units per net hectare with an FSI of 1.6, which is within the permissible
density range.
3.2 The proposal is consistent with the policies of the Woodlands Neighbhourhood and
the urban design objectives of the Northeast Quadrant Development Guidelines
The Woodlands Neighbourhood policies of the Pickering Official Plan require new
development to establish buildings on Whites Road close to the street edge, with the front
doors facing the street, and with a specified percentage of their front walls required to be
located within build-to-zones. The neighbourhood policies also require that new dwellings
along the Whites Road frontage have a minimum of four functional storeys.
The Northeast Quadrant Development Guidelines state that new residential development
shall be integrated into the area in a manner that is both respectFul of the character of the
existing neighbourhood and serves as an interface between this area and the surrounding
lands.
The proposed 4-storey stacked back-to-back townhouse development adjacent to Whites
Road will provide for a strong identifiable urban image. The building fa�ades along Whites
Road for Blocks 1 and 2 have been further enhanced with additional windows and covered
porches (see Submitted Conceptual Building Elevation Plan, Attachment #3). The
proposed building design contains well-proportioned architectural elements, materials and
massing configuration supportive of the contemporary architectural style. The building
material is mostly brick construction with fibre cement siding and stone accents on all sides
facing Whites Road and Dunfair Street. The zoning by-law will include a provision for a
build-to-zone and will require that approximately 60 percent of the build-to-zone be
occupied by buildings.
Each unit has its own entrance at grade connected to an internal pedestrian pathway
providing access to sidewalks along Whites Road and Dunfair Street. The private driveway
and underground garage access are screened from the street and utilities are enclosed
within the underground garage. In addition, required landscape improvements along
Whites Road and Dunfair Street will contribute to an enhanced streetscape.
The proposal complies with the policies of the Woodland Neighbourhood and is consistent
with the urban design objectives of the Northeast Quadrant Development Guidelines.
Report PLN 08-17
May 8, 2017
Subject: Icon Dunfair Limited (A 08/16) Page 5
3.3 The proposal will have minimal traffic impact on the operation of Whites Road and
surrounding road network
The Region of Durham has reviewed the submitted Traffic Study and is in general
agreement with the consultant's findings that the proposed development will have minimal
impact on Whites Road, and on the intersection of Whites Road and Dunfair Street.
However, the study did identify that there are existing turning delays experienced at the
intersection of Dunfair Street and Whites Road during the morning and afternoon peak
hours. It is anticipated that the current delays at the intersection of Whites Road and
Dunfair Street will become worse with general traffic growth in the future, the addition of the
proposed site traffic, and the planned widening of Whites Road from four to six lanes.
The Region of Durham has advised that intersection of Whites Road and Dunfair Street is
not a candidate for signalization because it is too close to the existing traffic signals at
Whites Road and Sheppard Avenue to the north, and Whites Road and Kingston Road to
the south. Therefore, poor operational conditions and associated safety problems are
expected to result in a need to restrict the intersection of Whites Road and Dunfair Street to
right turns only in the future.
City Development staff have explored whether the Region would consider restricting the
intersection of Whites Road and Dunfair Street to right turns only, prior to the commencement
of this development. The Region has advised that the widening of Whites Road to six
lanes from just north of Kingston Road to Finch Avenue is projected for 2023 construction
in the 2016 Capital Budget and Nine Year Forecast. Currently, there is no Environmental
Assessment (EA) or preliminary design for the widening of Whites Road. Turning
restrictions will be further reviewed through the EA process.
The Region recommends that a clause be included in the site plan agreement and
registered on title that the Region may restrict Dunfair Street at Whites Road to
right-in/right-out turns only in the future at the Region's discretion and without
compensation. Therefore, potential purchasers of units within this development shall be
notified of this condition with a warning clause in the Agreement of Purchase and Sale.
Engineering Services have reviewed the Traffic Study and concur with the Region's
comments. City Development staff will ensure that the site plan agreement and the
condominium declaration will include a statement advising purchasers that the intersection
of Dunfair Street and Whites Road will be restricted in the future.
3.4 Sufficient resident and visitor parking is available to support the development
As part of the Traffic Study, a parking justification analysis was provided in support of the
proposed development. As noted above, the applicant is proposing a ratio of 1 parking
space per dwelling unit for a total of 92 spaces for residents, and a ratio of 0.2 spaces per
unit for a total of 19 spaces for visitor parking for a total of 111 parking spaces.
Report PLN 08-17
May 8, 2017
Subject: Icon Dunfair Limited (A 08/16) Page 6
The consultant has indicated that based on their review of other municipal parking by-laws
for a similar built form, the proposed parking ratio is sufficient to support the development.
The consultant has also indicated that the area is well served by existing transit and
Kingston Road is currently being redeveloped as a Bus Rapid Transit (BRT) route. The
development is also located in close proximity to retail and service commercial uses and
well served by existing and planned improvements to the active transportation network
(sidewalks and walkways).
City Development staff are satisfied that sufficient parking will be provided to accommodate
the parking demands of the proposed residential condominium development.
3.5 The proposal has been revised to provide for barrier free pedestrian connections
Concerns were expressed that the proposed development is not accessible to persons with
disabilities. In response, the applicant has revised the original plan to provide a barrier free
pedestrian connection from Whites Road as well as a connection from Dunfair Street into
the development. Curb depressions on sidewalks throughout the site have also been added
to allow for complete movement in the common areas including outdoor amenity space
area, visitor parking and garbage areas. An accessible parking space is also provided at
grade. The applicant has indicated that this type of housing form is not designed to be
accessible. Stairs are located throughout the site including connections from one block to
another, the underground resident parking area, and most individual units. In instances
where accessible design is possible, the applicant would be willing to work with potential
purchasers.
3.6 Appropriate noise attenuation measures will be implemented
An area resident expressed a concern that the proposed wood privacy fence along the
south property line will not alleviate noise and odour from the adjacent gas station/car wash
and requested that a brick fence be installed.
A Noise Impact Assessment and a Noise Feasibility Study were submitted in support of the
proposal. Mitigation measures recommended by the consultants include a 1.8 metre high
wood privacy fence along the south and southwest property lines, but a 2.4 metre high
acoustic fence immediately abutting the automatic car wash (see Submitted Site Plan,
Attachment #2). Other mitigation measures recommended include noise barrier around the
perimeter of the rooftop amenity space and central air conditioning.
As noted in Section 2.2.2 of this report, the Region has advised that the submitted Noise
Impact Assessment and Noise Feasibility Study are required to be updated using MOECC
standards and to address Region's technical comments. The applicant has recently
submitted the revised studies, which are currently under review by the Region. Any further
comments or changes to the proposed noise mitigation measures can be implemented
through the current site plan review process.
City Development staff are satisfied that appropriate noise mitigation measures will be
implemented to ensure that future residents are not adversely impacted from the operation
of existing automobile service station and associated car wash and drive-through facility to
the south.
Report PLN 08-17 May 8, 2017
Subject: Icon Dunfair Limited (A 08/16) Page 7
3.7 Other matters identified by an area resident have been addressed
An area resident raised a concern that the proposed common outdoor amenity area should
be relocated. Staff find the location of the amenity area appropriate. The amenity area is
located at the southwest corner of the site screened from Whites Road with a pedestrian
connection to the area. Enhanced landscaping is proposed along the perimeter of the
common area including 2.4 metre high wood acoustic fence and a 1.8 metre high wood
privacy fence as recommended by the noise consultant.
Another concern that was also expressed was how snow storage will be managed.
Through the site plan review process, the applicant is required to identify snow storage
areas on the site plan. The site plan agreement and the condominium declaration will
include a clause that ,the condominium corporation will be required to remove snow from
the site in the event that a snowfall exceeds storage capacity.
3.8 Technical matters will be addressed through the site plan approval process
A site plan application has been submitted and is currently under review. The following
detailed design issues and technical matters will be further reviewed including:
• architectural treatment
• landscaping and fencing
• noise attenuation measures
• lighting
• pedestrian circulation and connections .
• outdoor amenity design
• drainage and grading
• site servicing
• construction management plan
• snow storage/removal
• garbage
• Whites Road widening
3.9 Zoning By-law will be finalized and forwarded to Council for enactment
The zoning by-law will have site specific provisions including, but not limited to,
build-to-zone provision, maximum building height, number of dwelling units, minimum
private amenity area per unit, minimum outdoor amenity area, and minimum number of
resident and visitor parking spaces.
Staff supports the rezoning application, and recommends that a site specific implementing
by-law, containing the standards attached as Appendix I to this Report, be finalized and
brought before Council for enactment.
3.10 Applicant's Comments
The applicant supports the recommendations of this report.
Report PLN 08-17
Subject: Icon Dunfair Limited (A 08/16)
Appendix
May 8, 2017
Page 8
Appendix I Recommended Zoning By-law Provisions for Zoning By-law Amendment A 08/16
Attachments
1. Location Map
2. Submitted Site Plan
3. Submitted Conceptual Building Elevation
Prepared By:
�
Cristina Celebre, MCIP, RPP
Senior Planne - Development Review & Heritage
,
a
Nilesh Su i, IP, RPP '
Manager, Development Review
& Urban Design
GC:Id
of P
ended for the consideration
�ng City Council
� �`,
s 1� �i'���-� 0 E
Tony Pre ede P.Eng.
Chief Administrative Officer
Approved/Endorsed By:
� �
c�------. .
Catherine Rose, MCIP, RPP
Chief Planner
�
Kyle Bentley, P. Eng.
Director, City Development & CBO
Appendix I to
Report PLN 08-17
Recommended Zoning By-law Provisions for
Zoning By-law Amendment Application A 08/16
That the implementing zoning by-law permit the establishment of stacked townhouse
dwellings in accordance with the following provisions:
1. Permitted Use '
a) Stacked Back-to Back Townhouse Dwellings
2. Number of Dwelling Units:
a) maximum number of units 92 ,
3. All buildings and structures shall be located entirely within a building envelope
with a minimum setback of 3.0 metres from all lot lines
4. A 3.0 metre wide build-to-zone adjacent to Whites Road ,
5. No building or portion of a building or structure shall be erected within the
building envelope, unless a minimum of 60 percent of the entire length of the
build-to-zone is occupied by a continuous portion of the exterior wall of a building
6. Stairs; cover and uncovered porches and platforms; bay, box and bow windows;
balconies, box windows; eaves; canopies, window sills and other similar features
are permitted to project beyond the building envelope, but no closer than 0.6 of a
metres to any lot line
7. Minimum Building Height of 12.0 metres and 4 storeys
8. Minimum 10.0 square metres of private outdoor ameni.ty space is required per
dwelling unit
9. Minimum 300 square metres for private park area (outdoor amenity area)
10. Minimum 1.0 parking space per dwelling unit and an additional 0.2 of a space per
dwelling unit for visitors
11. Minimum separation between buildings — 10.0 metres
12. Provisions to permit model homes, if required.
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PICKERING
City Development
Department
Submitted Site Plan
FILE No: A 8/16 �
APPLICANT: Icon Dunfair Limited
PROPERTY DESCRIPTION: Part of Lot 29
(1464 and 1466 Whites Road)
DEVELOPMENT DEPARTMENT.
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C•� o� FILE No: A 08/16
I'1CKERING 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 &146.6 Whites Road)
Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWINGATTHE CIIY OF PICKERING
CIlV DEVELOPMENT DEPARTMENT. DATE: Apfll 18, 2017