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HomeMy WebLinkAboutInformation Report 12-23Information Report to Planning & Development Committee Report Number: 12-23 Date: October 3, 2023 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Request for Red-Line Revision of Draft Plan of Subdivision Application SP-2008-12 (R) Zoning By-law Amendment Application A 07/23 Taccgate Developments Inc. Part of Lots 23, 24 and 25, Concession 5 Seaton Community 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding a request for a red-line revision of Draft Plans of Subdivision and a Zoning By-law Amendment, submitted by Taccgate Development Inc, to permit the implementation of draft plan of subdivision. 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, and no decision on these applications 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. Development Review Process The City has revised the planning review process for Official Plan Amendment, Zoning By-law Amendment, Draft Plan of Subdivision and Site Plan Approval applications, as a result of the Provincial changes to the Planning Act, through Bill 109. Council approved the new planning review process on May 23, 2023, and is in effect for all application submissions received after June 30, 2023. The new process introduces a mandatory pre-submission stage, which occurs before an actual development application is submitted to the City. This adjustment is aimed at ensuring the City meets the Planning Act approval/decision timelines and prevents the need to refund application fees. The subject applications were submitted on May 15, 2023. As such, the new planning review process is not applicable to these applications. Information Report 12-23 Page 2 3. Background Information and Previous Approvals An application for a Plan of Subdivision (file number SP-2008-12), submitted by 1133373 Ontario Inc./Lebovic Enterprises, was drafted approved by the Ontario Municipal Board (OMB) in December 2013. The related zoning by-law that implemented the subdivision, Seaton Zoning By-law 7364/14, was approved by the OMB on December 17, 2013, and further approved on January 24, 2014. The decisions of the OMB were confirmed by the Province, through an Order to Council in March 2014. In 2021, Council passed a zoning by-law amendment to rezone a remnant parcel of land located at 1255 Whitevale Road to a Community Node (CN) zone category. These lands are now incorporated into the revised draft plan of subdivision. In 2022, the subject lands were acquired by Taccgate Developments Inc., and they have decided to amend the draft plan of subdivision. 4. Property Location and Description The approved Draft Plan of Subdivision is located on the north and south sides of Whitevale Road, west of Peter Matthews Drive, and on the west side of Sideline 24, within Seaton Neighbourhood 19, Wilson Meadows. As shown on the Location Map and Air Photo Map (see Attachments #1 and #2), the lands subject to the redline revision represent a portion of the approved draft plan, located south of the future Alexander Knox Road. The lands are vacant and are approximately 40 hectares in size. The surrounding land uses include: North: Vacant lands forming part of the approved Draft Plan of Subdivision. These lands are designated “Low Density Type 1 Areas”, “Medium Density Areas”, “Neighbourhood Park” and “Elementary School”. East: Peter Matthews Drive, and lands owned by Infrastructure Ontario that are designated as “Seaton Natural Heritage System”. South: Lands owned by Infrastructure Ontario that are designated as “Seaton Natural Heritage System”. West: Lands owned by Infrastructure Ontario that are designated as “Seaton Natural Heritage System”. 5. Applicant’s Proposal (2023) Taccgate Developments Inc. is requesting a revision to the draft approved plan of subdivision, along with an amendment to the existing zoning by-law, to implement the proposed revisions to the draft plan. The revisions to the draft plan of subdivision are for lands located south of the future Alexander Knox Road, east and west of Peter Matthews Drive, and are shown in red line markups on Attachment #3, Submitted Redline Draft Plan of Subdivision. Information Report 12-23 Page 3 Details of the submitted revised draft plan are found in the table below: Land Use Lots Blocks Area (Hectares) Residential (Detached Dwelling) 294 9.13 Residential (Townhouse) 52 5.06 Local Node 2 4.14 Community Park 1 10.01 Terminal View / Walkway 2 0.05 Stormwater Management Facility, Servicing Access & Emergency Flow 3 3.36 Road Widening 1 0.03 Roads 7.83 Total 294 Lots 61 Blocks 39.61 Hectares The proposed uses are the same as those previously approved, including residential uses, a local node, a community park, stormwater facilities, and open spaces. A colour plan of the revised draft plan is illustrated on Attachment #4, Submitted Colour Redline Draft Plan of Subdivision. Primary access is provided from Peter Matthews Drive and future Alexander Knox Road. Additional connections from Whitevale Road, and local roads within the development plan. 5.1 Revised Residential Housing Mix The applicant proposes an update to the housing mix, which includes the introduction of rear-lane detached dwellings, and back-to-back townhouses; the removal of the semi-detached dwellings; an increase in the number of rear-lane townhouses; and a reduction in the number of street townhouses. To support the change in the mix of housing types, the realignment of certain streets is also proposed. The following table provides a comparison of the unit types of the 2008 Draft Plan (approved in 2013), and the submitted redline draft plan. The portions of the approved draft plan lands located north of the future Alexander Knox Road, are not included in the unit totals below. Unit Types Approved Draft Plan Submitted Draft Plan (2023) Change in the Number of Units Detached Dwellings 177 174 Reduction of 3 units Rear-Lane Detached Dwellings 0 120 Introduction of 120 units Semi-Detached Dwellings 178 0 Removal of Semi- Detached Dwellings Street Townhouses 243 116 Reduction of 127 units Rear-Lane Townhouses 62 146 Increase of 84 units Information Report 12-23 Page 4 Unit Types Approved Draft Plan Submitted Draft Plan (2023) Change in the Number of Units Back-to-Back Townhouses 0 72 Introduction of 72 units Total 660 628 Reduction of 32 units 5.2 Revised Local Node Design and Uses The applicant proposes changes to the local node block design and permitted uses. The approved draft plan contained two local node blocks having a combined area of 4.51 hectares, and located along the Alexander Knox Road frontage, and west along the Peter Matthew Drive frontage. The property located at 1255 Whitevale Road, is situated between the local node blocks, and was not included in the approved draft plan of subdivision (see Attachment #5, Approved Draft Plan of Subdivision). The revised plan combines and reconfigures the local node blocks into a single block and adds the remnant parcel located at 1255 Whitevale Road (0.81 hectares in size), into the plan. The local node block is now concentrated at the southwest corner of Alexander Knox Road and Peter Matthews Drive. A portion of the reconfigured local node block lands now contain townhouse units. The revised local node block is a total of 4.09 hectares in size, a reduction of 0.42 hectares. The applicant proposes that the local node block will contain both commercial and residential uses and will be subject to refinement at the future site plan application stage. The Local Node (LN) zone category permits residential uses including block townhouses and back-to-back townhouses, only when built in combination with an apartment dwelling on the same site. The applicant proposes site specific exemptions to the LN zone category, including adding street townhouse dwellings to the list of permitted housing types. The applicant also proposes an exemption to permit block townhouses, back-to-back townhouses, and street townhouses to be constructed without the concurrent construction of an apartment building. Finally, the applicant has requested a revision to the draft plan by removing a gas station block use, located east of Peter Matthews Drive (approximately 0.05 of a hectare), and changing the lands to local node block. Notwithstanding this proposed change, a gas bar use is permitted in the LN zone category. 5.3 Affordable Housing The applicant indicates in their submission that the mix of housing types will provide an opportunity to serve all sizes and incomes of households. The proposal provides for a range of housing forms, including detached dwellings, and a variety of townhouse types. The revised draft plan removes semi-detached dwellings and introduces more affordable back-to-back townhouse units. The revised plan also introduces rear-lane detached dwellings. These units have smaller frontages and lot depth, compared to Information Report 12-23 Page 5 traditional detached dwelling lots, while maintaining a similar house size. The revised plan also introduces 4.6 metre wide rear-lane townhouse units which are more affordable than the originally approved 6.0 metre wide townhouse frontages. The proportion of medium-density residential units in the revised plan has increased from 46 percent to 52 percent. 6. Policy Framework 6.1 Durham Regional Official Plan The subject lands are located within the Seaton Urban Area and are designated as Special Policy Area A in the Regional Official Plan (ROP). The ROP policy refers to the now revoked Central Pickering Development Plan (the “CPDP”, which was revoked by the Province of Ontario in December 2022). The subject site is designated “Community Area” in the new ROP, which was adopted by Regional Council in May 2023 and forwarded to the Province for approval. Community Areas are intended to offer a complete living environment, and comprise of housing, commercial uses, offices, institutional uses, community uses, and public service facilities, as well as a range of cultural and recreational uses. The proposal will add a variety of housing types to the Seaton Urban Area and conforms to the policies of the ROP. 6.2 Pickering Official Plan The subject lands are designated “Urban Residential Areas - Low Density Areas”, “Urban Residential Areas – Medium Density Areas”, “Mixed Use Areas – Local Node” and “Open Space Systems – Active Recreations Areas” in the Pickering Official Plan (POP). The subject lands are within the Seaton Urban Area. Chapter 11 of the Official Plan further refines the land use designations as well as establishes policies for such matters as the Seaton natural heritage system, sustainable development, servicing, population targets and urban design. The subject lands are located within Neighbourhood 19: Wilson Meadows Neighbourhood Plan (see Attachment #6). The Neighbourhood is planned to have a range of low to medium land use densities, including commercial and mixed use, and a variety of residential and mixed use built forms. The lands subject to the application are designated “Seaton Urban Area – Low Density Type 1 Areas”, “Seaton Urban Area – Medium Density Areas”, “Local Node”, and “Community Park”. The Neighbourhood Plan also identifies lands for a Stormwater Management Facility, Trailheads and Terminal Views. 6.3 Seaton Sustainable Place-Making Guidelines The Seaton Sustainable Place-Making Guidelines address the urban design guidelines contained within the CPDP, and expand upon the key design elements, such as setting out minimum standards and benchmarks for plans of subdivision and site plans, and listing the range of matters that are to be addressed in the development of the lands. The Guidelines also provide direction on the design of the public realm, built forms, and green infrastructure and buildings. Information Report 12-23 Page 6 The applications will be assessed against the policies and provisions of the Seaton Sustainable Place-Making Guidelines during the further processing of the applications. 6.4 Zoning By-law 7364/14 The Seaton Zoning By-law 7364/14 was approved by the OMB on December 17, 2013, and further amended on January 24, 2014. A zoning by-law amendment is required to implement the proposed red-line revisions to the approved draft plan of subdivision. As noted in Section 4 of this report, a component of the requested rezoning application is to add a street townhouse dwelling to the list of permitted housing types within the Local Node (LN) zone category; and add an exception to permit block townhouses, back-to-back townhouses, and street townhouses to be construction without the concurrent construction of an apartment building within the Local Node (LN) Zone. 6.4.1 Technical Housekeeping Amendment The Seaton Zoning By-law 7464/14 inadvertently zoned the lands designated as a Local Node in a Community Node (CN) zone category. To be consistent with the Official Plan, the implementing zoning by-law amendment will rezone the lands to a Local Node (LN) zone category. 7. Comments Received 7.1 Notice of Electronic Statutory Public Meeting Notice of the Electronic Statutory Public Meeting regarding this application was provided through a mailing of all properties within 150 metres of the entire subject lands. Public Meeting Notice Signs were erected on August 19, 2023, and installed at two locations fronting Peter Matthews Drive. 7.2 Resident Comments As of writing this report, no comments or concerns have been received on the revised applications. 7.3 Agency Comments 7.3.1 Region of Durham 7.3.2 Toronto and Region Conservation Authority As of writing this report, no comments or concerns have been received on the revised applications. 7.4 City Department Comments 7.4.1 Engineering Services As of writing this report, no comments or concerns have been received on the revised applications. Information Report 12-23 Page 7 7.4.2 Sustainability • the applicant has submitted a Sustainable Place-Making Checklist, prepared by Korsiak Urban Planning, dated May 2023; and this document references the previously approved Urban Design and Sustainability Brief which was part of the original Draft Plan application; • the development proposal satisfies the general intent of the Official Plan policies related to the Seaton Sustainable Place-Making Guidelines for Neighbourhood 19; and • the Integrated Sustainable Design Standards (ISDS) Tier performance measures do not apply to these applications. However, the applicant is encouraged to build to sustainable building performance standards, whether by following the ISDS or the enhanced benchmarks in the Seaton Sustainable Place-Making Guidelines to reflect today's best practices. 8. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance that have been identified by staff for further review and consideration. These matters, and others identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant before a final recommendation report to Planning & Development Committee: • ensure the applications will implement the City’s Official Plan and the Seaton Neighbourhood policies; • ensure the proposal is consistent with the City’s urban design goals and objectives in the Seaton Sustainable Place-Making Guidelines; • ensure the revised road pattern and lotting fabric achieve City design standards; • with the increase in the number of townhouse units proposed from the original plan, and the timing for the construction of the Community Park (it is tied in with the timing of the construction of the future Recreation Centre), it is recommended that a village green be located centrally to the residential area; • review the revised local node block design to ensure its appropriately sized to include a wide variety of commercial, community, cultural, recreation and service uses for the residents of the area; • review the appropriateness of the proposed site-specific exemptions to the Local Node (LN) zone category, including adding an exception to permit block townhouses, back-to-back townhouses, and street townhouses to be constructed without the concurrent construction of an apartment building; • review the arrangement of lots and blocks to ensure that on-street parking is adequate to support visitor parking; • ensure garages are appropriately sized to meet the needs of residents; and • ensure that the proposed development contains appropriate sustainable development components as well as encourage enhanced benchmarks in the Seaton Sustainable Place-Making Guidelines to reflect today's best practices. 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 applications after it has received and assessed comments from the circulated department, agencies and the public. Information Report 12-23 Page 8 9. The Local Planning Appeal Tribunal (formerly the OMB) is the Approval Authority for this Revision to the Draft Plan of Subdivision As the subject draft plan of subdivision was approved by the OMB, the Local Planning Appeal Tribunal (LPAT) is the approval authority for the requested revision. If Council supports the requested revision, it is anticipated that the Owner and the City will approach the LPAT to approve the requested revision. The City of Pickering is the approval authority for the amendment to the zoning by-law. 10. Information Received Copies of the plans and studies submitted for the revised application 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: • Redlined Draft Plan of Subdivision, prepared by Korsiak Urban Planning, dated April 2023; • Functional Servicing and Stormwater Management Report, prepared by GEI, dated May 2023; • Supplemental Hydrogeological Investigation, prepared by GEI, dated April 2023; • Noise Study, prepared by YCA Engineering Ltd., dated May 2023; • Traffic Impact Study (Parking Plan), prepared by BA Group, dated May 2023; • Stage 2-3 Archaeological Assessment, prepared by Archaeological Assessments Ltd., dated January 2005; • Sustainable Development Guidelines Checklist, prepared by Korsiak Urban Planning, dated May 2023; • Planning Rationale Report, prepared by Korsiak Urban Planning, dated May 2023; and • Affordable Housing Information, prepared by Tacc Developments, dated April 2023. 11. Procedural Information 11.1 General • written comments regarding this proposal should be directed to the City Development Department; • oral comments may be made at the Statutory Public Meeting; • all comments received will be noted and used as input to a Recommendation 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; and • 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. 12. Owner/Applicant Information The owner of the subject lands is Taccgate Developments Inc., and is represented by Korsiak Urban Planning. Information Report 12-23 Page 9 Attachments: 1.Location Map 2.Air Photo Map 3.Submitted Redline Draft Plan of Subdivision 4.Submitted Redline Draft Plan of Subdivision (Colour Version) 5.Approved Draft Plan of Subdivision 6.Neighbourhood 19: Wilson Meadows Neighbourhood Plan Prepared By: Original Signed By Cristina Celebre, MCIP, RPP Principal Planner, Strategic Initiatives Original Signed By Catherine Rose For Nilesh Surti Nilesh Surti, MCIP, RPP Division Head, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner CC:ld Date of Report: September 15, 2023 Attachment #1 to Information Report 12-23 Peter M atthews D r i v e City DevelopmentDepartment Location MapFile:Applicant:Legal Description: SP-2008-12 (R) & A007/23 Date: Aug. 29, 2023 ¯ Taccgate Developments Inc.Part of Lots 23, 24, Concession 4 Whitevale Road L:\PLANNING\01-MapFiles\SP\2008\SP-2008-12 (R), A007-23 Taccgate Developments Inc\SP-2008-12, A007_23_LocationMap_v2.mxd 1:11,000 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.; © His Majesty the King in Right of Canada, Department ofNatural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. Si d e l i n e 2 4 Si d e l i n e 2 4 Alexander Knox Road Br i g a d i e r A v e n u e Ho l l y b e r r y T r a i l Pe t e r M a t t h e w s D r i v e Future Alexande r K n o x R o a d E SubjectLands E Approved Draft Plan of Subdivision, File SP-2008-12 F u t u r e P e t e r M a t t h e w s Dr i v e Attachment #2 to Information Report 12-23 Th u n d e r b i r d P r o m e n a d e Sw o r d b i l l S t r e e t Brigadier Avenu e Whitevale Road Ho l l y b e r r y T r a i l Alexander Knox Road S i d e l i n e 2 4 P e t e r M a t t h e ws Drive Air Photo MapFile:Applicant:Municipal Address:Date: Aug. 29, 2023 ¯ E SubjectLands L:\PLANNING\01-MapFiles\SP\2008\SP-2008-12 (R), A007-23 Taccgate Developments Inc\SP-2008-12_AirPhoto_v2.mxd 1:11,000 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.; © His Majesty the King in Right of Canada, Department ofNatural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City DevelopmentDepartment SP-2008-12 (R) & A007/23Taccgate Developments Inc.Part of Lots 23, 24, Concession 4 Future Alexande r K n o x R o a d E Approved Draft Plan of Subdivision, File SP-2008-12 F u t u r e P e t e r M a t t h e w s Dr i v e Attachment #3 to Information Report 12-23 Submitted Redline Draft Plan of Subdivision City Development Department Sept. 13, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. Taccgate Developments Inc.Applicant: Legal Description: DATE: File No: Part of Lots 23, 24, Concession 4 L:\Planning\01-MapFiles\SP\2023 N SP-2008-12(R), A07/23 1255 Whitevale Road Attachment #4 to Information Report 12-23 Submitted Redline Draft Plan of Subdivision (Colour Plan) City Development Department Sept 8, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2008-12(R) , A07/23 Taccgate Developments Inc.Applicant: Legal Description: DATE: File No: Part of Lots 23, 24, Concession 4 L:\Planning\01-MapFiles\SP\2008 N Attachment #5 to Information Report 12-23 Approved Draft Plan of Subdivision City Development Department Sept. 13, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2008-12(R), A07/23 Taccgate Developments Inc.Applicant: Legal Description: DATE: File No: Part of Lots 23, 24, Concession 4 L:\Planning\01-MapFiles\SP\2008 N 1255 Whitevale Road Attachment #6 to Information Report 12-23 L:\Planning\01-MapFiles\SP\2021 August 22, 2023DATE: Applicant: Legal Description: File No: Neighbourhood 19: Wilson Meadows Neighbourhood Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department SP-2008-12 (R), A07/23 Taccgate Developments Inc. Part of Lots 23, 24, Concession 4 Subject Lands