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HomeMy WebLinkAboutInformation Report 06-19--C4J0f--p](KER]NG Information Report to Planning & Development Committee From: Catherine Rose, MCIP, RPP Chief Planner Report Number: 06-19 Date: April 1, 2019 Subject: Revised Zoning By-law Amendment Application A 13/17 (R) Avonmore Ventures Inc. Part of Lot 18, Concession 3 (North of William Jackson Drive, South of the CPR Corridor) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding a revised application for Zoning By-law Amendment, submitted by Avonmore Ventures Inc., to permit a residential 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 revised proposal. The Planning & Development Committee will hear public delegations on the revised application, ask questions of clarification and identify any planning issues. This report is for information and no decision 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 east side of Brock Road, north of William Jackson Drive and south of the Canadian Pacific Railway (CPR) Corridor within the Duffin Heights Neighbourhood (see Location Map, Attachment #1). The subject lands, which comprise three properties, have a combined area of approximately 2.3 hectares of which only 1.47 hectares are developable. The remaining environmentally sensitive lands, having an area of 0.82 of a hectare, will be conveyed to the Toronto and Region Conservation Authority (TRCA). The devetopable lands will have approximately 113 metres of ,frontage along William Jackson Drive and 42 metres of frontage along Brock Road. Infrastructure Ontario (10) presently owns approximately 0.3 of a hectare of the subject lands, which the applicant is in the process of acquiring (see Ownership Map, Attachment #2). A single storey detached dwelling currently occupies the site, which is proposed to be removed. Mature trees and other vegetation are located along the northern and eastern limits of the subject lands, and within the valley lands associated with the Urfe Creek (see Air Photo Map, Attachment #3). Surrounding land uses include: North: Across the CPR Corridor, vacant lands designated as "Open Space Systems -Seaton Natural Heritage System". East: Urfe Creek and associated valley lands designated as "Open Space System -Natural Areas". Information Report No. 06-19 Page 2 South: An existing medium density residential subdivision comprising freehold semi-detached and townhouse dwelling units. A future Village Green is located between the residential subdivision and Brock Road, to be constructed by the City. West: Across Brock Road, vacant lands designated as "Mixed Use Areas -Mixed Corridors". The lands at the northwest corner of Brock Road and Zents Drive, which are owned by the City, are planned for a future Fire Hall and headquarters. 3. Background In 2017, Avonmore Ventures Inc. submitted an application for a zoning by-law amendment to facilitate a residential condominium consisting of 178 stacked townhouse units within 7 rows of multi-unit residential blocks (see Previous Concept Plan, Attachment #4). A public open house was held on February 22, 2018, and a statutory public information meeting was held on April 3, 2018. The following is a list of key concerns/comments that were expressed by the area residents regarding the previous proposal: • concerned with the loss of mature vegetation and wildlife habitat, and that the removal of the vegetation will result in excess noise and vibration impacts on the existing residential properties in the area • commented that the proposal will increase traffic congestion in the area, and that vehicular access be aligned with the north-bound portion of William Jackson Drive and designed as a three-way stop • concerned about the lack of park space and outdoor private amenity within the proposal and within the Duffin Heights Neighbourhood to serve both existing and future residents The applicant has since revised their proposal to provide a wider range of housing types in the neighbourhoood, and to take into consideration some of the concerns raised in the initial review. A revised application was received on December 21, 2018. 4. Applicant's Revised Proposal The applicant is proposing a residential condominium development consisting of a 7-storey apartment building and stacked townhouse units containing a total of 205 units (see Submitted Revised Concept Plan, Attachment #5). The 7-storey apartment building is proposed to be located on the westerly portion of the developable lands, adjacent to Brock Road (see Submitted Conceptual Apartment and Townhouse Block Elevations, Attachments #6 and #7). The longest section of the exterior fa9ade will run parallel to the CPR Corridor and will step down from 7-storeys to 3-storeys at the east side of the building. The 3-storey section will consist of a block of stacked townhouse units with separate exterior entrances. The apartment building and attached stacked townhouse block will contain a total of 148 apartment units and 12 stacked townhouse units. The remaining 45 stacked townhouse units will be located on the easterly portion of the developable lands within 2 rows of 3-storey stacked townhouse blocks oriented perpendicular to the rail corridor (see Submitted Conceptual Townhouse Block Elevation, Attachment #8). The 2 rows will contain 4 blocks of stacked townhouse units. Information Report No. 06-19 Page 3 The conceptual site plan illustrates two vehicular access points from William Jackson Drive. The principal access for the residents will be a three-way stop controlled intersection at the 90 degree curve in William Jackson Drive. The second access, located east of the principal access, is strictly for emergency fire access. A total of 282 resident parking spaces will be provided within one-level of underground parking garages. A total of 33 visitor parking spaces are proposed at grade. The residential buildings will be setback a minimum of 20.0 metres from the north property line. To protect the proposed residential development from the rail corridor, the applicant is proposing to construct a concrete crash wall along the entire length of the north property line. The proposed crash wall will have a height of approximately 2.1 metres from grade and a width of approximately 1.0 metre. Rooftop patio areas and balconies are proposed for the stacked townhouse units, and balconies are proposed for the apartment units. A private landscaped parkette, having an area of approximately 0.2 of a hectare, is proposed adjacent to the future Village Green, and a smaller private parkette is proposed at the northeast corner of the site, adjacent to the CPR Corridor and the environmental lands. The applicant has indicated that the valley lands associated with the Urfe Creek, including required buffer lands, will be conveyed to the TRCA. The table below summarizes the key details of the proposal: Lot Area Developable Lands: 1.47 hectares Environmental Lands: 0.82 of a hectare Gross Floor Area Townhouse Blocks A, B, C, D: 6,923 square metres Apartment Building and Townhouse Block E: 16,370 square metres Total: 23,293 square metres Total # of Units 205 units (148 apartment units and 57 stacked townhouse units) Density 139.5 units per net hectare Floor Space Index 1.58 # of Storeys and Apartment building: ?-storeys (19.1 metres) Building Height Stacked townhouses: 3-storeys (8.7 metres) # of Parking Townhouse Blocks A, B, C, D: 90 spaces (all located within two Spaces provided separated one-level underground parking garages) Apartment Building and Townhouse Block E: 192 spaces (all located within a one-level underground parking garage) Visitor Parking: 33 spaces (surface parking) Information Report No. 06-19 Page 4 Townhouse Blocks A, B, C, D: 2.0 spaces per unit Proposed Parking Ratios Apartment Building and Townhouse Block E: 1.20 spaces per unit Visitor Parking: 0.16 spaces per unit The proposal will be subject to site plan approval and an application for draft plan of condominium will be required at a later date. 5. Policy Framework 5.1 Region of Durham Official Plan The Regional Official Plan (ROP) designates the subject lands as "Living Areas" with a ' "Regional Corridor" overlay along Brock Road. Living Areas shall be developed predominately for housing purposes. Limited office development and limited retailing of goods and services, in appropriate locations, as components of mixed use developments, are also permitted. In the consideration of development proposals, regard shall be had to achieving a compact urban form, including intensive residential, office, retail, service and mixed uses along arterial roads, in conjunction with present and potential transit facilities. Regional Corridors shall 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. Brock Road is designated as a Type 'A' Arterial Road and High Frequency Transit Network in the ROP. 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. Roads designated High Frequency Transit Network are recognized for planned High Occupancy Vehicle (HOV) lanes, or buses in mixed traffic, with transit signal priority at major intersections and other measures to ensure fast and reliable transit service. The proposal appears to conform to the policies and provisions of the Durham Region Official Plan. 5.2 Pickering Official Plan The Pickering Official Plan designates the developable portion of the subject lands as "Mixed Use Areas -Mixed Corridors" within the Duffin Heights Neighbourhood. Mixed Use Areas are recognized as lands that have or are intended to have the widest variety of uses and highest levels of activity in the City. The Mixed Corridors designation is intended primarily for residential, retail, community, cultural and recreational uses at a scale serving the community, and provides for a range of commercial uses and residential development at a density range of over 30 units up to and including 140 units per net hectare and a maximum FSI up to and including 2.5. The proposed development has a net residential density of approximately 139.5 units per net hectare and an FSI of 1.5. Information Report No. 06-19 Page 5 The portion of the subject lands containing the Urfe Creek and associated valley lands and buffers are designated as "Open Space -Natural Areas". Lands designated as part of the open space system are intended to be used primarily for conservation, restoration, environmental education, recreation and ancillary purposes. As noted above, these lands will be conveyed to the TRCA through the site plan approval process. 5.3 Duffin Heights Neighbourhood Policies The Duffin Heights Neighbourhood policies of the Pickering Official Plan require a broad mix of housing by form, location, size and affordability within the neighbourhood. Policies for the Mixed Use Areas -Mixed Corridors designation in this neighbourhood require the following: • new development to provide a strong and identifiable urban image by establishing buildings closer to the street, providing safe and convenient pedestrian access and requiring all buildings to be multi-storey • higher intensity multi-unit housing forms on lands adjacent to Brock Road and restrict grade related residential development to lands adjacent to collector or local roads • require proponents of new development abutting or containing existing naturalized open space features designated Natural Areas, to submit an Edge Management Plan to the satisfaction of the City, in consultation with the TRCA, that: • address the protection of the natural heritage features and functions from the impacts of any few development through such mechanism as tree management, tree preservation, invasive species management, construction management and stormwater management; and • identifies road and engineering designs that maintain the ecological integrity of the tableland coniferous and mixed forest The Duffin Heights Neighbourhood policies of the Pickering Official Plan also require landowners to demonstrate how the proposal is consistent with the Duffin Heights Environmental Servicing Plan (ESP) to the satisfaction of the Region, City and TRCA. As a condition of approval, the landowners are required to become a party to the cost sharing agreement for Duffin Heights or receive an acknowledgement from the Trustee of the Duffin Heights Landowners Group Inc. that the benefitting landowner has made satisfactory arrangements to pay its proportion of the shared development costs. The applkation will be assessed against the Duffin Heights Neighbourhood policies and provisions of the Pickering Official Plan during the further processing of the application. 5.4 Duffin Heights Neighbourhood Guidelines The Duffin Heights Neighbourhood Development Guidelines provide design objectives for the neighbourhood. The intent of the Guidelines is to further the objectives of the Official Plan and to achieve the following: • an accessible pedestrian-oriented residential area, distinct in character and harmonious with the larger neighbourhood • a streetscape which is attractive, safe and encourages social interaction with the neighbourhood • a central focus to the neighbourhood which is safe, lively and attractive Information Report No. 06-19 Page 6 • a diversity of uses to support neighbourhood and City functions • preserve and maintain the ecological function of the tableland forest and valleylands • promote site development and building/construction that is consistent with the City's Sustainable Development Guidelines • a mix of housing types, forms, affordability and tenure on a variety of lot frontages The developable portion of the subject lands are delineated as Brock Road Streetscape on the Tertiary Plan, which encourages higher density, mid-rise and mixed use buildings with a high level of architectural quality. The application will be assessed against the provisions of the Duffin Heights Neigbourhood policies and Development Guidelines during the further processing of the application. 5.5 Zoning By-law 3037 The subject lands are currently zoned "A" -Rural Agriculture Zone within Zoning By-law 3037, as amended, which permits a detached dwelling, home occupation and various agricultural and related uses. The applicant is requesting to rezone the developable portion of the subject lands to an appropriate residential zone category with site-specific performance standards to facilitate the proposal. The lands associated with the Urfe Creek, including the required buffer lands, are to be rezoned to "OS" -Open Space Areas. 6. Comments Received 6.1 Public comments from public open house meeting and written submissions As of the writing of this report, no comments or concerns have been received from the public regarding the revised application. 6.2 Agency Comments At the time of writing this report, no comments have been received from the Region of Durham -Planning & Economic Development Department, the Toronto and Region Conservation Authority (TRCA) or the Canadian Pacific Railway (CPR). 6.3 City Department Comments 6.3.1 Engineering Services Department • no comments received at the time of writing this report 7. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and others identified through the circulation and detailed review of the proposal, are required to be address by the applicant prior to a final recommendation report to Planning & Development Committee: • ensure conformity with the City's Official Plan and Duffin Heights Neighbourhood policies • ensure the proposal is compatible with the surrounding established residential development Information Report No. 06-19 Page 7 • assess any potential shadow impacts from the proposed ?-storey building on the existing residential development and future Village Green to the south • ensure that the massing for the apartment building and townhouse blocks are well designed and articulated by incorporating a variety of architectural elements and details, including durable cladding materials, projections and recesses, pronounced vertical elements, corner and parapet features and distinct rooflines • assess the appropriateness and suitability of the proposed parking ratios, the parking ratios for the apartment building, Block E and visitor parking • assess if the proposed private parkettes are sufficient to serve the needs of future residents • ensure bicycle parking is provided for residents and visitors • explore opportunities for the development to include affordable and/or rental units and accessible units • explore opportunities for the development to include affordable or rental units • ensure that the proposed crash wall/acoustical attenuation barrier is designed to the satisfaction of the Region of Durham and CPR, and appropriate on-site landscaping is maintained to soften or screen the crash wall • ensure the proposal complies with TRCA's policies and regulations, and that the limits of development, including appropriate buffer areas adjacent to the Urfe Creek, are provided to the satisfaction of the TRCA • ensure that the proposed three-way stop provides safe and appropriate access to the site for vehicles and pedestrians, and is designed in accordance with City standards • ensure that appropriate compensation (financial and replacement planting) is provided for the removal of the existing vegetation and loss of ecosystem services • ensure that the applicant becomes a party to the cost sharing agreement for Duffin Heights or receives an acknowledgement from the Trustee of the Duffin Heights Landowners Group Inc., that the benefiting landowner has made satisfactory arrangements to pay its proportion of the shared development cost • further issues may be identified following receipt and review of comments from the circulated departments, agencies and 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 public. 8. Information Received Copies of the plans and studies submitted for the revised application and listed below are available for viewing on the City's website at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: • Second Submission Covering Letter, prepared by the Biglieri Group Ltd., dated December 21, 2018 • First Submission Comment Response Matrix, prepared by the Biglieri Group Ltd., dated December 21, 2018 • Architectural Drawing Set (A 1, A2, A3), prepared by Ferdinand Wagner -B. Arch. Consultant, dated September 2018 • Preliminary Site Grading Plan (SG-01), prepared by Uthos Group Ltd., dated December 20,2018 • Stage 2 Archaeological Assessment, prepared by AECOM, dated October 9, 2018 Information Report No. 06-19 Page 8 • Environmental Noise and Vibration Impact Study, prepared by Aercoustics Engineering Ltd., dated December 19, 2018 • Environmental Impact Study, prepared by Beacon Environmental Limited, dated December 2018 • Arborist Report, prepared by DA White Tree Care, dated December 17, 2018 • Groundwater Assessment, prepared by Groundwater Science Corp., dated December 18, 2018 • Geotechnical Investigation Addendum, prepared by Haddad Geotechnical Inc., dated December 18, 2018 • Phase Two Environmental Site Assessment Addendum No. 1, prepared by Haddad Geotechnical Inc., dated October 31, 2018 • Functional Servicing and Stormwater Management Report, prepared by Lithos Group Inc., dated December 2018 • Planning Rationale Report Addendum Letter, prepared by the Biglieri Group Ltd., dated December 21 , 2018 • Sun/Shadow Study Report, prepared by the Biglieri Group Ltd., dated December 2018 • Transportation Impact Study, prepared by TMIG Ltd., dated December 2018 9. Procedural Information 9.1 General • written comments regarding this proposal should be directed to the City Development Department • oral comments r,:iay 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 10. Owner/Applicant Information The owner of this property is Avonmore Ventures Inc. and represented by The Biglieri. Group. Attachments 1 . Location Map 2. ownership Map 3. Air Photo Map 4. Previous Concept Plan 5. Submitted Revised Concept Plan 6. Submitted Conceptual Apartment and Townhouse Block Elevation (North) 7. Submitted Conceptual Apartment and Townhouse Block Elevation (East) 8. Submitted Conceptual Town house Block Elevation Information Report No. 06-19 Prepared By: rti, MCIP, RPP Manager, Development Review & Urban Design RM:NS:ld Date of Report: March 11, 2019 Approved/Endorsed By: Catherine Rose, MCIP, Chief Planner Page 9 Fourth Concession Road Zents Drive -Ci4Jo/-P](KER]NG City Development Department Taunton Road Location Ma File: A 13/17 Date: Feb. 25, 2019 Fourth Concession Road Zents Drive -CdtJo/-PlCKERlNG City Development Department Attachment# ol to Information Reoort# D(crl;J Taunton Road "O cu 0 a:: -"' () e ((l ckleberry Crossing Ownership Map File: A 13/1 ?(R) Applicant: Avonmore Ventures Inc. Property Description:Part of Lot 18, Concession 3 (William Jackson Drive) Date: Mar. 08, 2019 """ ...,orporauon o· 111e t;lt)' o 1c enng 1-'ro uce (in part) urmerueense trom:1g uueens t-'nnter, umano M111151Jy 01 r1aturaI ttesourees. SCALE: 1 :5,000 I ~l rights reserved.;© Her Majesty the Queen !n Right of Canada, Department of !lalural Resources.Al rights rnerved.; giTeranel Enterprises !nc. and !ts suppliers all rights reserved.;© Munklpal Property AssessmentCorporatkln and Is suppliers a!I rights reserved.; THIS IS NOT A PLAN OF SURVEY. -Cdpo/-PJ(KERJNG City Development Department Air Photo Map File: A 13/17 R Date: Mar. 06, 2019 SCALE: 1 :5,000 THIS IS tlOT APLAtlOF SURVEY. ~ cf e co -~c/- PJ(KERJNG City Development Department r UNDERGROUND RA MP 1.0mWIOE , I CRASH WALL '\ CP Rail I BLOCK1 ~l/;i:lllJ ,./r:ICL 'TSolJ I) . ~'"e Previous Concept Plan File No: A 13/17 (R) Applicant : Avonmore Ventures Inc. Property Description: Part of Lot 18, Concession 3 (William Jackson Drive) FULL SCALE COPIE S OF THIS PLAN AR E AVA ILAB LE FOR VI EWING AT THE CITY O F PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: March 1, 2018 ~ .... Q) 3 g. ~3 -·(l) 0 ::s ::s -XI =it: U: 0 6" ..l. .J) 0 -~o/- PJ(KERJNG City Development Department Crash wall RAILWAY LANDS Entrances to Underground Parking W;11;c1n-, J. i:lcfrsono . rive Submitted Revised Concept Plan File No: A 13/17 (R) Applicant: Avonmore Ventures Inc. Parkette Emergency Access Property Description: Part of Lot 18, Concession 3 (William Ja9kson Drive) FULL SCALE COPIES O F T HIS PLAN A RE AVAILAB LE FOR VI EW ING AT T HE CITY OF PI CKERIN G CITY DEV ELO PMENT DEPART MENT. . DATE: Feb. 20, 2019 Townhouse Block E -~of- Pl(KERlNG City Development Department Apartment Buildin I Apartment andTownhouse Block North Elevation Submitted ConceJ)tual Apartment and Townhouse Block Elevation (Nort_l'l} File No: A 13/17 (R) Applicant: Avonmore Ventures Inc. Property Description: Part of Lot 18, Concession 3 (William Jackson Drive) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Feb. 20, 2019 -... ::J o' ~ 3 a 5" ::; ~I~ 8(5'" ::1- ::i:1: ..... 0 0, 6" iff-1. _£) -~of- Pl(KERlNG City Development Department .------~lll!T'QG-'IYP. I Apartment Building Apartment and Townhouse Block East Elevation Submitted Conceptual Apartment ~nd Townhouse Block Elevation (East) File No: A 13/17 (R) Applicant: Avonmore Ventures Inc. Property Description: Part of Lot 18, Concession 3 (William Jackson Drive) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Feb. 20, 2019 ~)'.> =' r::,. ""'*"' ,.,..,>-0 0) """'() 3-:s- ~~ 3 -·ro 0::, :J -~I# ~ '1 :j:f:,_ 0 0 cr--- \ ,-· 1...Q -Cdpof- Pl(KERlNG City Development Department I I I I WNlO#-ea'l'QC>-T'iP. r ffllRACECOl"!:NTO \ Al!!O\'liJ-T'iP. I I \lllll04 11.AD&-T'iP. --llf'ANPf;El.a.AZIHG / ce&l-'l'l'P. I I Townhouse Block Submitted Conceetual Townhouse Block Elevation File No: A 13/17 (R) Applicant: Avonmore Ventures Inc. Property Description: Part of Lot 18, Concession 3 (William Jackson Drive) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Feb. 20, 2019 ~}:::, :J ,,..;, -., r:,- 0 0) -. 0 3 :Y ~3 5" ID •j a ;;o # lle0 ;i:_ " 0 C) 6' \ S;