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HomeMy WebLinkAboutInformation Report 09-17Oily a6 PICKERING Information Report to Planning & Development Committee Report Number: 09-17 Date: November 6, 2017 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Official Plan Amendment Application OPA 17-002/P Zoning By-law Amendment Application A 02/17 2388116 Ontario Inc. Part of Lot 5, and Lots 8, 9, 10, 11 and 12, Plan M-89 (1280, 1288, 1290, 1292 and 1294 Wharf Street, and 607 Annland Street) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Official Plan Amendment and Zoning By-law Amendment, submitted by 2388116 Ontario Inc., to permit an 8 -storey condominium apartment building. 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. The Planning & Development Committee will hear public delegations on the applications, ask questions of clarification, and identify any planning issues. This report is for information purposes and no decision on these applications are 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 properties are located north of Wharf Street, south of Annland Street and west of Liverpool Road (see Location Map, Attachment #1). The subject lands, which comprise six properties having the municipal addresses of 1280, 1288, 1290, 1292 and 1294 Wharf Street, and 607 Annland Street (see Municipal Address Map, Attachment #2), have a combined area of approximately 0.5 of a hectare with approximately 94 metres of frontage along Wharf Street and 35 metres of frontage along Annland Street. The applicant also owns a parcel of land along Frenchman's Bay (1276 Wharf Street), located to the west of the subject lands, having an area of approximately 345 square metres, which is indicated as `Additional Lands' on the Location Map. A detached dwelling occupies 1280, 1288 and 1290 Wharf Street, and 607 Annland Street. The rear yard of 1290 Wharf Street is currently used for outside storage of boats. The property at 1292 Wharf Street is used for outside storage of equipment and materials, and overflow parking for the Port Restaurant. A metal storage building and outside storage occupies 1294 Wharf Street. Information Report No. 09-17 Page 2 Surrounding land uses include (see Aerial Photo Map, Attachment #3): North: across Annland Street are detached dwellings East: two properties occupied by detached dwellings and accessory structures (garage), and are also used for outside storage of boats South: across Wharf Street are townhouse dwellings, the Port Restaurant and a waterfront property occupied by a detached dwelling West: two waterfront properties occupied by detached dwellings, vacant properties utilized for outside storage of boats and equipment, and a vacant waterfront property owned by the applicant; a 7.0 metre wide easement is registered over a portion of the vacant lands immediately to the west to accommodate a 4509 millimetre trunk sanitary sewer in favour of the Region of Durham serving areas to the north in the Bay Ridges Community, and a private right-of-way providing access to 1276, 1280 and 1288 Wharf Street 3. Applicant's Proposal The applicant is proposing an 8 -storey shaped condominium apartment building consisting of 118 dwelling units containing one and two bedroom units and a visitors' suite (see Submitted Plan, Attachment #4). A three-level parking structure partially below -grade is proposed to accommodate a total of 167 parking spaces for both residents and visitors. Access to the parking structure is from Annland Street and a loading/delivery area is accessed from Wharf Street. The principal pedestrian entrance is proposed from Wharf Street in the southeast corner of the site. A secondary pedestrian entrance is provided in the vicinity of the Anniand Street entrance to the underground parking structure. The overall building height varies from 27.5 metres at the southeasterly corner of the building in the vicinity of Wharf Street to 30 metres at the northwesterly corner of the building in the vicinity of Annland Street. Exclusive of outdoor common amenity areas and private amenity areas, the proposed building has a total gross floor area of approximately 16,030 square metres, a Floor Space Index of 3.2 and a density of approximately 230 units per net hectare. Building stepbacks are proposed along the Wharf Street elevation above the below grade parking structure at the first, third, fifth, seventh and eighth floors. Building stepbacks are also proposed along the west elevation, overlooking Frenchman's Bay, at the first, fifth and eighth floors (see Submitted South and West Building Elevations, Attachment #5). No building stepbacks are proposed along the north (Annland Street) and east (Liverpool Road) elevations, but contain balconies that are recessed from the face of the building (see Submitted North and East Building Elevations, Attachment #6). Exclusive use private amenity areas adjacent the first floor units and the outdoor common amenity areas are located on top of the below grade parking structure along the south (Wharf Street), west (Frenchman's Bay), and partially along the east elevations. Information Report No. 09-17 Page 3 The applicant proposes to dedicate to the City of Pickering for the purposes of public parkland the `Additional Lands' (1276 Wharf Street) that are owned by the applicant and located on Frenchman's Bay. The `Additional Lands' are not subject of the applications for Official Plan Amendment and Zoning By-law Amendment. At the request of the City Development, a Block Plan was submitted by the applicant that demonstrates the applicant's vision of how the development of the `Additional Lands' for park purposes would connect Front Road to Wharf Street. The plan also demonstrated an option of how the abutting lands to the east could accommodate a possible future development. These adjacent lands to the east are not owned by the applicant and the Block Plan has no approval status. The applicant has submitted an application for an Official Plan Amendment to re -designate the subject lands from "Open Space System — Marina Areas" and "Urban Residential Areas — Low Density Areas" to "Urban Residential Areas — High Density Areas". Also submitted is a Zoning By-law Amendment Application to rezone the subject lands to an appropriate residential zone category to facilitate the proposal. While the `Additional Lands' are not part of the Zoning By-law Amendment Application, the applicant is proposing that the City initiate a site specific amendment to rezone the property to an appropriate zone category for recreation/park uses. 4. Policy Framework 4.1 Durham Regional Official Plan The subject lands are designated as `Waterfront Areas" and "Living Areas", and Frenchman's Bay is designated as "Waterfront Places — Frenchman's Bay" in the Durham Regional Official Plan. Lands within the "Waterfront Areas" designation shall generally be developed as people places. Lands within the "Living Areas" designation are predominantly for housing purposes and incorporate a variety of housing types, sizes and tenure. Living Areas shall be developed in a compact form through higher densities, especially along arterial roads by intensifying and redeveloping in existing areas, provided that it complies with the provisions of the area municipal official plan and zoning by-law. The "Waterfront Places — Frenchman's Bay" designation requires waterfront areas within the vicinity of Frenchman's Bay designation to be developed as focal points along the Lake Ontario waterfront having a mix of uses, which may include residential, commercial, marina, recreational, tourist, and cultural and community facilities. The scale of development shall be based on and reflect the characteristics of each Waterfront Place. The boundaries and land uses of Waterfront Places are to be defined in local official plans. Where appropriate, Waterfront Places shall be planned to support an overall, long-term density target of at least 60 residential units per gross hectare and a floor space index of 2.0. The built form should vary, and be developed in a manner that is sensitive to the interface with the natural environment, as detailed in area municipal official plans. Information Report No. 09-17 Page 4 4.2 Pickering Official Plan The westerly portion of the subject lands (1280 and 1288 Wharf Street and 607 Annland Street) are designated "Open Space System — Marina Areas" and the remaining lands (1290, 1292 and 1294 Wharf Street) are designated "Urban Residential Areas — Low Density Areas" within the Bay Ridges Neighbourhood. The "Open Space System — Marina Areas" designation provides for marinas, yacht clubs, marina supportive uses such as restaurants, limited retail sales, limited residential uses in conjunction with marinas and yacht clubs, and aquaculture in addition to conservation, environmental protection, and agricultural uses. The "Urban Residential Areas — Low Density Areas" designation provides for housing and related uses with a maximum net residential density of 30 units per hectare. The applicant's proposal illustrates a density of approximately 230 units per net hectare. Notwithstanding the current land use permissions, the Bay Ridges Neighbourhood policies further restrict permitted uses on the subject lands to only non-residential uses listed above. The Bay Ridges Neighbourhood Policies recognize the subject lands as being within the "Liverpool Road Waterfront Node", which is described as an area that exhibits an unique mix of built and natural attributes. Building form and public space within the Waterfront Node are to be of high quality design with a nautical theme as detailed in the Liverpool Road Waterfront Node Development Guidelines. The applicant's proposal will be reviewed in detail for conformity with the policy provisions of the City's Official Plan. 4.3 Liverpool Road Waterfront Node Development Guidelines The Tertiary Plan of the Council adopted Liverpool Road Waterfront Node Development Guidelines designates the subject lands as Marina Mixed Use Area. Lands in this designation are intended to develop in a manner that creates a high quality built form that is sensitive to views of the water, provides a critical link for visual and physical public accessibility to the waterfront where appropriate, has an attractive pedestrian scale, and builds upon existing neighbourhood patterns. The Guidelines set out detailed development standards and policies addressing the protection of views and vistas, maintenance of existing road network, opportunities for additional off-road trail connections, continuance of street and block patterns, provision of pedestrian friendly built form, creative parking strategies, compliance with relevant environmental management policies, and stormwater best management practices ensuring post development flows are of equal or better to that of predevelopment flows. The applicant's proposal will be reviewed in detail for compliance with the requirements of the Liverpool Road Waterfront Node Development Guidelines. Information Report No. 09-17 Page 5 4.4 Zoning By-law 2511 The subject properties are zoned "O3B" -- Waterfront and "O3B(H)" —Waterfront (Holding) within Zoning By-law 2511, as amended by By-laws 3179 and 6689/06. The "O3B" Zone permits a variety of open space uses as well as marinas which includes associated uses such as parking areas, boat moorings, launching ramps, tennis courts, picnic areas, parks, playgrounds, swimming pools, beaches, lockers and locker room facilities, enclosed storage areas, winter storage areas, a marine service station, marine railway equipment, restaurant facilities, refreshment stands, repair facilities, a boatel, sales and display offices, a boat livery and retail outlets. In 1966, the Township of Pickering Council enacted amending By-law 3179 rezoning the subject lands making these properties subject to an "H" Holding Provision. The Holding Provisions prevented any new development until Council was satisfied with the site design. In 2006, the City of Pickering Council enacted amending By-law 6689/06 removing the "H" Holding Provision from the Port Restaurant lands, and 1292 and 1294 Wharf Street. The "H" Holding Provisions continue to apply to the remainder of the subject lands. The applicant has requested that the subject properties be rezoned to an appropriate residential zone to permit the proposed 8 -storey residential condominium building. 5. Comments Received 5.1 Public comments from public open house meetings and written submissions On October 11, 2017, a Public Open House meeting was hosted by City Development Department to inform area residents about the development proposal. Approximately 100 persons attended the Open House meeting. The following is a list of key concerns that were verbally expressed by area residents at the meeting and written submissions received from approximately 20 residents: • opposed to the proposed development and ask that the City deny the application • concerned that the proposal is out -of -character with the community • concerned that this proposal may be the catalyst for similar developments in the area • commented that there are three existing problems in the area including parking, traffic and enforcement, and that this development would further exacerbate these issues • commented that the traffic impact study submitted in support of the applications should include data from the summer months (particularly during weekend events), and traffic data for Front Road traffic • commented that the location of the access to the underground parking garage from Annland Street is located on a dangerous bend and could cause potential operational conflicts or accidents • questioned the ability of the community to object to the proposal considering expected changes to the Planning Act • supportive of development of the subject lands that would not exceed the height of existing residences in the area • concerned with potential noise generated by service vehicles Information Report No. 09-17 Page 6 • concerned that the proposed height will permit new residents to overlook into existing residents' yards and have shadow impacts on the surrounding community • requested an animated shadow study • concerned that the proposed height has potential implications on the landing of float planes in Frenchman's Bay • concerned about impacts on the water table and increased basement flooding in the area • concerned that the proposal will result in an increase in traffic congestion particularly during the summer months • concerned that development of the subject lands removes overflow parking for the Port Restaurant that was tied to the Restaurant's development approvals opposed to the use of underground garage for overflow parking for the Port Restaurant • commented that the area is not well served by public transit to be a real transportation alternative • concerned that the proposed development will have an impact on ingress/egress to neighbouring properties • concerned that visitor parking will overflow onto City streets • commented that the groundwater risks are not appropriately addressed in the supporting report and existing flooding concerns on neighbouring properties may increase • commented that the proposal does not adhere to the ambience of the nautical village that has been established in the area • commented that Liverpool Road is the sole access road to this area, and it cannot handle the traffic and that access to existing homes will be disrupted • commented that the quality of life for existing residents will be impacted • commented that in favour of good development, but not eight storeys, would support a maximum of four storeys as it is a better fit for the community ▪ concerned that the proposal would compound an existing parking problem in the south end of Liverpool Road • concerned that the proposed development is too dense for the area and would cause traffic conditions leading to safety and security issues for emergency vehicles • commented that Pleasant Street and Annland Street, which are now quiet local streets, will experience increased traffic • concerned that the proposed 8 -storey development will change the quaint and waterfront feel of the area • commented that townhouses would fit in with current development in the area • commented that it is already difficult to access Liverpool Road from Annland Street and is concerned that this development will make it more challenging to make left turns onto Liverpool Road • commented that the proposal does not represent making the best use of the subject lands, integration into the existing neighbourhood, and preserving the area's natural resources and built heritage • commented that the proposal provides insufficient parking and each unit will require parking for two or more vehicles • concerned that the proposed 8 -storey building will block cooling southwest breezes that existing residents have enjoyed Information Report No. 09-17 Page 7 • concerned that the proposed development will contribute to the declining support of recreational boating in the area, and questioned why three levels of government recently spent more than $9,000,000.00 on rebuilding the harbour entrance to Frenchman's Bay • questioned how long it would take for an 8 -storey building to be evacuated in an emergency • questioned the impact of an 8 -storey building on the monarch butterfly migration • commented that the proposed building is unattractive 5.2 Agency Comments Region of Durham Planning and Economic Development Department Durham District School Board Durham Catholic District School Board • the proposed development is permitted by the Region of Durham Official Plan as it supports infill development within the urban area, implementing the intensification policies of the Region of Durham Official Plan • sanitary and water services are available • as a change to a more sensitive land use is being proposed, the Region will require a Record of Site Condition to the Region's satisfaction • the Region requires the registration of the archaeological assessment with the Ministry of Tourism, Culture and Sport, and copy of the Ministry's clearance letter • the proposal achieves the principle that transit services should be available within a reasonable walking distance, defined as approximately 400 metres, as such the Region has no concerns from a transit perspective • the application to amend the City of Pickering Official Plan is considered to have no significant Regional or Provincial concerns and is exempt from Regional approval • no objections to the proposed development • students generated from this development will attend existing neighbourhood schools • no objections to the proposed development • students from this development will attend Father Fenelon Catholic Elementary School located at 795 Eyer Drive and St. Mary Catholic Secondary School located at 1918 Whites Road Information Report No, 09-17 Page 8 5.3 City Departments Comments Engineering Services As of the writing of this report, no comments or concerns have been received. 6. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and other identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant prior to a final recommendation report to Planning & Development Committee: • assess the proposal against the Provincial Policy Statement, the Growth Plan, and the Region of Durham Official Plan • assess the Planning Rationale submitted in support of the application against the intent of the policies of the City's Official Plan, Bay Ridges Neighbourhood policies and Liverpool Road Waterfront Node Development Guidelines • assess whether the Waterfront Place designation in the Region of Durham Official Plan suggests a new visioning exercise for the area • assess whether the proposed density, building height and massing, and scale of development is in keeping with the established character of the surrounding established neighbourhood • assess the shadow impacts of the proposed 8 -storey building on the neighbouring properties • review the proposed site layout, building design, setbacks, landscape buffers, private outdoor area, vehicular and pedestrian access locations, service areas, and at grade building design/treatment along Wharf Street • assess the suitability of the lands along Frenchman's Bay as illustrated on the applicant's concept plan for park purposes and the feasibility of acquiring these additional lands • assess whether the proposal will result in any significant traffic impacts and/or operation issues on Liverpool Road and local roads • require a revised traffic impact study to include analysis during major summer community waterfront events and impacts on local streets such as Front Road • review the location of the proposed vehicle access on Annland Street to ensure appropriate sightlines are maintained for safe turning movements • ensure sufficient resident and visitor parking is provided on-site to support the proposal, including overflow parking for the Port Restaurant • assess whether the current private right-of-way providing access to 1276 Wharf Street would permit public access to a future public park • assess the impact of the proposal on the future of marina activities in the area • ensure that the required technical submissions and reports meet City standards • further issues may be identified following receipt and review of comments from the circulated departments, agencies and the public The City Development Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies and the public. Information Report No. 09-17 Page 9 7. Information Received Copies of the plans and studies listed below are available for online viewing at pickering.caldevapp or in person at the offices of the City of Pickering, City Development Department: • Conceptual Site Plan, McDermott & Associates Limited/Naylor Architect Inc., received February 3, 2017 • Functional Grading Plan, Functional Servicing Plan, Odan-Detech Consulting Engineers, December 2015 • Rendering View from Annland Street and Liverpool Road • Rendering View from Pleasant Street • Rendering View from Wharf Street • Wharf Street Condo — Conceptual Block Plan • Bird Strike Mitigation Report, Niblett Environmental Associates Inc., April 18, 2017 • Environmental Report, Niblett Environmental Associates Inc., March 2016 • Functional Servicing Report, Odan-Detech Consulting Engineers, September 27, 2016 • Geotechnical Investigation, V.A. Wood Associates Limited, December 2015 • Land Use Planning & Urban Design Rationale, McDermott & Associates Limited, November 2016 • Land Use Planning & Urban Design Rationale — Compendium Document, McDermott & Associates Limited, November 2016 • Phase One Environmental Site Assessment, Pinchin, April 12, 2017 • Phase Two Environmental Site Assessment, Pinchin, April 12, 2017 • Shadow Impact Study, Ralph Bouwmeester, February 9, 2016 • Stage 1 and 2 Archaeological Assessment, ASI, February 3, 2016 • Transportation Impact Study, Dionne Bacchus & Associates, December 16, 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 • 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 9. Owner/Applicant Information The owner of these properties are Ralph Morgan, Wharf Marina Ltd., and Janice Gamblin. Information Report No. 09-17 Page 10 Attachments 1, Location Map 2. Municipal Address Map 3. Aerial Photo Map 4. Submitted Plan 5. Submitted South and West Building Elevations 6. Submitted North and East Building Elevations Prepared By: Approved/Endorsed By: Deborah Wylie, MCIP, RPP Catherine Rose, MCIP, RPP Principal Planner, Development Review Chief Planner Nilesh .Surti, MCIP, RPP Manager, Development Review & Urban Design DW:Id Date of Report: October 17, 2017 Attachment #,__tto z LU w 0 k NING AVENUE 0 0 z0 LL w w cr) 1z— CO SUBJECT LANDS ADDITIONAL LANDS WHARF STREET 111111141 11114111 -----iiiikr-v- UM 1 LUNA COURT 0 RPOOL RC FOXGLOVE AVENUE On w z 0 cr) w 1 COMMERCE STREET BROADVIEW STREET ANNLAND STREET 64 4 Location Map File: OPA 17-002/P and A 02/17 PICKE RING City Development Departm en t Applicant:2388116 Ontario Inc. Property Description:Part Lot 5 and Lots 8 - 12, Plan M-89 (1280, 1288, 1290, 1292, 1294 Wharf St, & 607 Annland St) SCALE: 1:5,000 _31-11S 15 NOTA.PLAN OF SURVEY Q me Corporation oFER Cay of Pickering Produced pn pari) under keened Porn Pt Queens Printer, Ontarlo-kfinistry of ktalurat Resources All rights reserved A Rer Motesty the Queen rn Rght of Canada, Department al Natural Result., All rights reserved., Date: Oct. 12, 2017 *Taranet Enterprises Inc. and IR cUppilers BEI ughts raSENed...g klUmergal Properly Assessment Corporation and Its suppliers sit nghls reserved : Attachment #_,29____(0 Informatinr5 port 7 690 688 680 687 1278 1280 280A 12801282 1284'286 1 1288 Al 288A 1288 C 288 B COMMERCE STREET 1291 ADDITIONAL LANDS MEM 1278 PLEASANT STREET 1290 1292 1294 1296 1298 ANNLAND STREET 1280 609 SUBJECT LANDS /�� 640 1288 1290 1292 1294 1 WHARF STREET 1275 1279 1283 28 1289 12951295 1295 1295 1295 12951295 1295 1295 12951295 1295129512951295 12951295129512951295 295 29512951 2951295 1295 1295 1295129 129E 1295'29 129512 1295 95 295 /1295 1295 1295 1295 1295 1295 1295 1295 1295 1295 1295 1295 1295 LIVERPOOL ROAD 695 689 685 1302 675 667 663 303 634 657 653 649 645 641 631 5302 • 633 633A 303 631 629 627 623 621 619 617 613 611 609 644 Municipal Address Map File: OPA 17-002/P and A 02/17 PICKERING City Development Department Applicant:2388116 Ontario Inc. Property Description: Part Lot 5 and Lots 8 - 12, Plan M-89 (1280, 1288, 1290, 1292, 1294 Wharf St, & 607 Anniand St) TSCALE� 1:2LAN0,000 SURVEY 0me Corpnadon of IN, QMy of PIcke;Ing Pydure On pad)under pcenselrorn 4 Queens Pilmer, dnraria Muusuy el Narural Rewwce.. ,J1 rrghtsRServed.©�,Me,ly ineQueeniR oICanada Qe rrelNWealReeoures.A nallereserved, Date: Oct_ 12 2017 9)T:anal&nerposes Inc, ane Ilssuppans all rights reserved „ra Muni .l Proaany._._screen corpoaticn ane es suppaers all rani. Wienne_ s Attachment # 3 to fermei- nr` C`';-,-Ifit I -II_� lOrtaidt 70Z a ; I 1.777.rirrtqr k FI �����•'��r Jit Ssrll J ADDITIONAL LANDS cds4 Aerial Map File: OPA 17-002/P and A 02117 PICKERING City Development Departmentrms Applicant:2388116 Ontario Inc. Property Description:Part Lot 5 and Lots 8 - 12, Plan M-89 (1280, 1288, 1290, 1292, 129x4 Wharf St, & 607 Annland St)Oct.tltALE:P�:5,000 Is NOT A ID. The Corporation or the Ley of Pickering Produced hn part) undarmensa linen 0 Oueens Prier Dula. Ministry d p Nalurai Reeaurc, Date: 12 201 ! 511 rghrs werysly th ed.',B Her Melee Queen in Muhl of Canada. Pepedr orn el Natural Rasrrulxs. All tights.asersad: 0 Teranet &ierprises me. and IIs WW1. all rights reserved.: ®MuracapaI haparry Assn sarnent Corporation and 6ounnnaro all VIMaaerved. 1 Vehicle Access to Underground Parking Structure Secondary Pedestrian Entrance ANNLAND STREET Outdoor Common Amenity Area 3 8 Storey Apartment Building WHARF STREET 717415""likl Private Amenity Area Loading/Deliveries Area Principal Pedestrian Entrance PICKERING City Development Department Submitted Plan File No: OPA 17-002/P and A 02/17 Applicant: 2388116 Ontario Inc. Property Description: Part Lot 5 and Lots 8 - 12, Plan M-89 (1280, 1288, 1290, 1292, 1294, Wharf Street and 607 Annland Street) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. 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E•1111■■l EE .-- `lit East Elevation (view from Liverpool Road) PICKERING City Development Department Submitted North and East Building Elevations File No: OPA 17-002/P and A 02/17 Applicant: 2388116 Ontario Inc. Property Description: Part Lot 5 and Lots 8 - 12, Plan M-89 (1280, 1288, 1290, 1292, 1294, Wharf Street and 607 Annland Street) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKER€NG CITY DEVELOPMENT DEPARTMENT. DATE: Oct 12, 2017