AGENDA Committee of the Whole Planning Public Meeting Wednesday, July 12, 2017 Council Chambers 7:00 PM Page CONFIRMATION OF AGENDA

Transcription

1 AGENDA Committee of the Whole Planning Public Meeting Wednesday, July 12, 2017 Council Chambers 7:00 PM Page CONFIRMATION OF AGENDA DISCLOSURES OF PECUNIARY INTEREST COMMITTEE OF THE WHOLE PLANNING PUBLIC MEETING ITEMS PM-1 PM-2 ZONING BY-LAW AMENDMENT LRG (DEER SPRINGS) SUBDIVISION LOTS & BLOCK 397, PHASE 3 FILE NO: DEV 363 PD Pdf OFFICIAL PLAN AMENDMENT & ZONING BY-LAW AMENDMENT POETRY LIVING (PARKSIDE) LTD, GRAY AVENUE, ALLISTON BLOCK 164, PLAN 51M-941 FILE NO. D09-DEV-366 PD Pdf ADJOURNMENT

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3 COMMITTEE OF THE WHOLE PLANNING PUBLIC MEETING JULY 12, 2017 REPORT #PD ZONING BY-LAW AMENDMENT LRG (DEER SPRINGS) SUBDIVISION LOTS & BLOCK 397, PHASE 3 FILE NO: DEV 363 RECOMMENDATION THAT Report #PD be received; And further that staff continue to work through any issues pertaining to application File No. 363, prior to bringing a recommendation report forward to the Committee of the Whole. OBJECTIVE The purpose of this report is to provide the Committee and the public with background information regarding an application for a zoning by-law amendment which seeks to rezone draft approved lots and a block within the LRG (Deer Springs) subdivision to create an additional three (3) single detached dwelling lots. The application also seeks relief from the minimum required lot frontage, front and rear yard setbacks. BACKGROUND LOCATION The subject lands are located within Phase 3 of the LRG (Deer Springs) subdivision in the settlement of Tottenham. The lands are draft approved as Lots 34 to 38 and Block 397. The lands will front onto Pridham Place once the phase of development has been registered. The lands are bounded to the east by the Canadian Pacific Railway and existing residential to the north, west and south. A copy of the draft approved plan is included as Attachment No. 2. PROPOSAL A zoning by-law amendment application was submitted by Baldwin Planning and Development Consultants for the purpose of rezoning Block 397 from Institutional ( I ) to Urban Residential-Exception ( UR1-Exception ) and to rezone five (5) draft approved lots (Lots 34 to 38) from Urban Residential-Exception ( UR1-33 ) to Urban Residential- Exception ( UR1-XX ) for the purpose of creating three (3) additional single detached lots. Furthermore, the application seeks relief from the minimum required lot frontage for the draft approved lots from 13.6 m to 11.6 m and to reduce the minimum required front yard setback to the dwelling and garage from 6.0 m to 4.5 m and 6.0m to 3.0 m and to Page 3 of 20

4 Report #PD , July 12, 2017 reduce the minimum required rear yard setback from 7.5 m to 5.0 m as it relates to Block 397 only. A copy of the proposed relotting plan is included as Attachment No. 3. COMMENTS AND CONSIDERATIONS 2014 Provincial Policy Statement (PPS) The 2014 Provincial Policy Statement provides policy direction on matters of provincial interest related to land use planning and development. Under Section 3 of the Planning Act, where a Municipality is exercising its authority affecting a planning matter, such decisions shall be consistent with all policy statements issued under the Act. The subject property is located within the settlement of Tottenham. It is intended that settlement areas be the focus of growth and development and their vitality and regeneration will be promoted. Land use patterns within settlement areas will be based on a mix of land uses that efficiently use the land and resources, are appropriate in terms of the infrastructure and services, and minimize negative impacts, while promoting energy efficiency. Growth Plan for the Greater Golden Horseshoe (Growth Plan) The policies contained within the Growth Plan require the majority of all future growth and development within a municipality be located within Settlement Areas. Further, the Growth Plan encourages cities and towns to develop as complete communities, offering a mix of land uses, a range of housing types and density types, and be located on full municipal services. The subject lands are located within the settlement of Tottenham. County of Simcoe Official Plan The subject lands are designated 'settlement' on Schedule '5.1' of the County of Simcoe Official Plan. The objective of settlement areas are to be a focus of population and employment growth and development within settlements, with particular emphasis on primary settlement areas. The subject lands are located within the settlement of Tottenham. Town of New Tecumseth Official Plan The subject property is designated 'Low Density Residential' on Schedule '1' to Official Plan Amendment No. 11 (Tottenham Secondary Plan). In accordance with Section (Low Density Residential) of OPA No. 11, single detached dwellings are permitted within the designation. Page 2 of 7 Page 4 of 20

5 Report #PD , July 12, 2017 Town of New Tecumseth Zoning By-law No The subject lands include two different zone categories, Block 397 is zoned Institutional ('I') with the subject lots being zoned Urban Residential-Exception ('UR1-33') on Schedule 'B3' to Zoning By-law No The UR1-33 zone permits single detached dwellings. The Institutional ('I') zone of Block 397 does not permit a single detached dwelling. In order to permit a single detached dwelling on the block, the rezoning application seeks to rezone the Block from Institutional ('I') to a Urban Residential-Exception Zone. Furthermore, the application is seeking relief from the minimum required lot frontage from 13.6 m to 11.6 m and to reduce the minimum required front yard setback to the dwelling and garage from 6.0 m to 4.5 m and 6.0 m to 3.0 m and to reduce the minimum required rear yard setback from 7.5 m to 5.0 m as it relates to Block 397 only. Agency Comments On April 7, 2017, a request for comments circulation regarding the applications were circulated to internal departments and external agencies for comments. Based on the circulation, staff received the following comments indicating no concerns with the application: Town Engineering Department; Town Public Works; Powerstream (Alectra); Simcoe County District SChool Board; and, Enbridge. Canadian Pacific Railway (CP Rail) As per the request for comments circulation, staff received comments from CP Rail indicating that the submitted relotting plan appears to adhere to the CP Rail standards however it was suggested that a noise report, if not covered in the overall application, be prepared to ensure Ministry of Environment and Climate Change standards are met and similarly, that the appropriate warning clauses are included in each purchase agreement. Town engineering staff indicated that a Acoustic Study was prepared for the entire subdivision to which the majority of the items identified in the received letter have been addressed through the Acoustic Report, Detailed Engineering Design and Subdivision Agreement and Amending Agreements. It was further identified by engineering staff that the Acoustic Reports did not include any information with regard to vibration testing or Page 3 of 7 Page 5 of 20

6 Report #PD , July 12, 2017 recommendations for any measures to mitigate in the event that the measurements exceeded acceptable levels. Public Comments On June 23, 2017, a Notice of Public Meeting and notice signage was circulated to surrounding property owners along with notice signage placed on the subject property. The Planning Department has received no formal comments based on the notice circulation. Preliminary Comments Staff will continue to work with the applicant to address any outstanding items identified during the public meeting and throughout the review process prior to bringing a recommendation forward for Council consideration. FINANCIAL CONSIDERATIONS There are no financial considerations associated with this application. Respectfully submitted: Andy Warzin Intermediate Planner Attachments: Location Map - June 2017 Draft Approved Plan Relotting Plan Approved By: Department: Status: Bruce Hoppe, MCIP, RPP Planning Approved - 05 Jul 2017 Page 4 of 7 Page 6 of 20

7 ADELINE AVENUE Attachment No RODCLIFF ROAD QUEEN STREET SOUTH ROGERS ROAD WILLIAM SMART ROAD BROWN STREET LIONEL STONE AVENUE EAST Location Map THE BOULEVARD 7 µ DONNAN DRIVE 70 TOTTENHAM ROAD ALLISTON JENKINS AVENUE BEETON STYCH STREET LEGEND MARTIN TRAIL TOTTENHAM Lots Block M 1:4,000 Page 5 of 7 Page 7 of 20

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11 COMMITTEE OF THE WHOLE PLANNING PUBLIC MEETING JULY 12, 2017 REPORT #PD OFFICIAL PLAN AMENDMENT & ZONING BY-LAW AMENDMENT POETRY LIVING (PARKSIDE) LTD, GRAY AVENUE, ALLISTON BLOCK 164, PLAN 51M-941 FILE NO. D09-DEV-366 RECOMMENDATION That Report No. PD be considered at the Public Meeting on July 12, 2017, be received; And further that staff continue to work through any issues pertaining to application file D09-DEV-366 prior to submitting a recommendation report to the Committee of the Whole. OBJECTIVE The purpose of this report is to provide Council and the public with background information regarding Official Plan Amendment and Zoning By-law Amendment applications that propose to rezone the subject lands from Convenience Commercial (CC) to a Convenience Commercial (CC-XX) Zone to allow for an expansion to the range of permitted uses on the property, as well as site specific provisions regarding parking, refuse areas, loading spaces and yard setback requirements. BACKGROUND Location The subject property is legally described as Block 164, Plan 51M-941, within the community of Alliston and located within the Poetry Living (Parkside) Ltd. Subdivision. The subject lands are approximately 0.5 ha (1.24 acre) in size, with metres (131 feet) of frontage along Downling Road, and approximately metres (372 feet) of frontage along Gray Avenue. A location map illustrating this is provided as Attachment No. 1. Adjacent land uses include Boyne Street and rural/agricultural uses to the east, and urban residential uses to the north, south and west. History/Proposal On April 7, 2017, an Official Plan Amendment and Zoning By-law Amendment application was submitted seeking to rezone the subject lands from Convenience Commercial (CC) to a Convenience Commercial (CC-XX) Zone to allow for an expansion to the range of permitted uses on the property. More specifically, the applicant is looking to add the following uses to the CC-X Zone: Page 11 of 20

12 Report #PD , July 12, 2017 Health Services Establishment; Professional, Financial and Office Support Services; Easting & Drinking Establishment; Commercial School; Veterinary Clinic; Bakery; Private school; Retail Establishments; and Day Nursery. Additionally, the proposed Zoning By-law Amendment seeks site specific zone exceptions for the following: Reduce the minimum rear yard setback from 7.5 metres to 3.0 metres; Reduce the minimum exterior side yard setback from 6.0 metres to 3.0 metres; Reduce the number of required loading spaces from 2 to 1; Reduce the minimum size requirement of the loading space; and Allow reduced screening requirements for the Molok-style waste collection system/refuse area. A copy of the proposed site plan illustrating the location if the proposed buildings and associated parking area has been included as Attachment No. 2. A copy of the proposed building elevation drawings can be found in Attachment No. 3. A concurrent Site Plan Control application was also received by the Town's Engineering Department at this time. Moreover, in support of the applications the following reports and studies have been submitted: Planning Justification Report; Market Impact Study; Environmental Noise Study; Servicing and Stormwater Management Conformance Letter; Parking Justification Study; and Traffic Impact Study COMMENTS AND CONSIDERATIONS 2014 Provincial Policy Statement The 2014 Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. Under Section 3 of the Page 2 of 10 Page 12 of 20

13 Report #PD , July 12, 2017 Planning Act, where a Municipality is exercising its authority affecting a planning matter, such decisions shall be consistent with all policy statements issued under the Act. The subject lands are located within the Community of Alliston, which is considered a settlement area according to the PPS. It is intended that settlement areas be the focus of growth and development and their vitality and regeneration will be promoted. Land use patterns within settlement areas will be based on a mix of land uses that efficiently use the land and resources, are appropriate in terms of the infrastructure and services, and minimize negative impacts, while promoting energy efficiency. The proposed development includes a mix of commercial uses as well as an institutional use within a primarily residential area, which will serve the needs of the surrounding neighbourhood. It also allows for multi-modal access to the site, and plans to provide pedestrian connections to and though the site, as well as bicycle parking facilities. Growth Plan for the Greater Golden Horseshoe (Growth Plan) The policies of the Growth Plan require that the majority of all future growth and development within a Municipality be located within Settlement Areas. Further, the Growth Plan encourages cities and towns to develop as complete communities, offering a mix of land uses, a range of housing types and density types, and be located on full municipal services. It also states that new development should employ site design that supports opportunities for transit, walking at cycling. The subject property is located in the Settlement Area of Alliston and the proposed development will increase the diversity of land uses within the neighbourhood, provide potential employment opportunities, and is located in close proximity to existing and planned residential areas; further, the site has been designed to be well connected to the street and both cyclist and pedestrian-friendly. Both the Alliston Secondary Plan and River's Edge Plan of Subdivision planned for commercial uses on the site, and as such the lands have been provided with connections for full municipal water and wastewater services. County of Simcoe Official Plan The subject land is designated Settlement and located within the Primary Settlement Area of Alliston on Schedule 5.1 and Schedule to the County Official Plan (County OP). Section 3.5 of the County OP states that Settlement Areas should be the focus of population and employment growth and development, with particular emphasis on Primary Settlement Areas, and that development forms and patterns which minimize land consumption and servicing costs should be promoted. The growth management policies in the County OP are consistent with those of the Growth Plan, and indicate that the majority of population and employment growth will be Page 3 of 10 Page 13 of 20

14 Report #PD , July 12, 2017 directed to settlement areas with full municipal water and sewage services, and that these areas will develop as complete communities. Town of New Tecumseth Official Plan Official Plan Schedule "B1" identifies the subject land as being within the Secondary Plan Area subject to Official Plan Amendment No. 21. On Schedule "2" of the Alliston Secondary Plan (OPA 21) the subject lands are designated Convenience Commercial. The Convenience Commercial designation was based on a Market Needs Study undertaken during the preparation of the Alliston Secondary Plan and limits the permitted uses to convenience retail establishments and personal service establishments, which are intended to provide for the day to day needs of the immediate surrounding residential neighbourhoods. In order to expand the range of permitted uses, the applicant is seeking an Official Plan Amendment. The applicant has asserted that the additional proposed uses will maintain the intent of the Convenience Commercial designation by continuing to provide uses that meet the day to day needs of the surrounding community. Pursuant to Section of the Official Plan, a Market Impact Study may be required to permit an Official Plan or Zoning By-law Amendment that would allow for the development of new commercial uses. As such, the applicant has submitted a Market Impact Study in support of the requested amendments, which will permit new commercial uses on the subject lands; this report has been sent out for peer review, the results of which are pending. In addition to the proposed commercial uses, the applicant is also proposing a day nursery, which is classified as an institutional use in the Official Plan. Section outlines that new institutional uses shall require an Amendment to the Official Plan and Zoning By-law, shall be subject to Site Plan Control, and must meet the criteria outlined in a) through d). The application generally conforms to these criteria, and a concurrent Site Plan application is currently under review by the Town's Engineering Department. Zoning By-law No The subject lands are zoned Convenience Commercial on Schedule A to Zoning Bylaw No Commercial uses are limited to convenience retail establishments, personal service establishments, dwelling units above a permitted non-residential use, and accessory uses and buildings. As such, the Zoning By-law Amendment seeks to expand the range of permitted uses as well as the site specific amendments detailed above. Agency and Town Department Comments Page 4 of 10 Page 14 of 20

15 Report #PD , July 12, 2017 On May 3, 2017 a Notice of Complete Application and a memo requesting comments pertaining to the amendment application was circulated to internal departments and external agencies. The Engineering Department has provided comments mainly related to detailed site design and revisions to various reports and studies which require further investigation and follow-up by the applicant. Staff note that the applicant is also actively working on their Site Plan application, which will address much of the site design specifics. In addition to the comments received from the Engineering Department, the following departments and agencies have indicated that they have no concerns with, or objections to, the application: Public Works Department; Alectra Utilities; Nottawasaga Valley Conservation Authority; County of Simcoe; Canadian Pacific Railway; Enbridge Gas Distribution; Simcoe County District School Board; and Conseil scolaire Viamonde. Public Comments On May 3, 2017 a Notice of Complete Application was circulated and corresponding signage was placed on the subject lands in accordance with the requirements of the Planning Act. Further, on June 21, 2017 a Notice of Public Meeting letter was circulated and corresponding signage was placed on the subject lands. To date, staff have received one (1) written comment from members of the public outlining concerns regarding construction activities, as well as locating the parking area behind the buildings (internal to the site) as it will be less visible from Gray Avenue, and consequently could pose safety concerns if undesirable activities/gathering can occur out of public view. Staff note that in addition to this comment, there have been a number of verbal inquiries about the application, including the nature of the proposal, the details of the public meeting, and requests to receive further notice respecting any decisions about the application. Preliminary Comments Following a preliminary review of the application, staff have identified the following items to be reviewed in greater detail: Page 5 of 10 Page 15 of 20

16 Report #PD , July 12, Consideration of the comments from the Town's Market Impact Study peer reviewer; 2. Detailed analysis of the zone standards proposed; and 3. Satisfaction of all department and agency concerns. The above will be considered together with any comments and/or issues raised at the public meeting in a comprehensive report to a future Committee of the Whole meeting. FINANCIAL CONSIDERATIONS There are no financial considerations as a result of this report. Respectfully submitted: Shelby White Planner Attachments: Location Map Site Plan Building Elevations Approved By: Department: Status: Bruce Hoppe, MCIP, RPP Planning Approved - 05 Jul 2017 Page 6 of 10 Page 16 of 20

17 Location Map µ Lands Subject to Application D09-DEV-366 GRAY AVENUE DOWLING ROAD BOYNE STREET HUTCHINSON DRIVE ALLISTON M 1:1,000 Page 7 of 10 Map created by the Planning & Development Department in April 2017 Page 17 of 20

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19 MECH/ELEC T/O PARAPET 8345 (27'-5") T/O PARAPET (22'-2") U/S OF METAL DECK DAYCARE U/S OF METAL DECK 2485 R E T A I L 4270 (14'-0") U/S OF CANOPY (14'-0") U/S OF CANOPY (9'-6") 2890 (9'-6") T/O SILL 365 (1'-2") T/O SILL 365 (1'-2") T/O CONC. SLAB T/O CONC. SLAB 000 (0'-0") 000 (0'-0") West Elevation East Elevation T/O PARAPET 8345 (27'-5") Page 9 of 10 U/S OF METAL DECK 4270 (14'-0") U/S OF CANOPY 2890 (9'-6") T/O SILL 365 (1'-2") T/O CONC. SLAB 000 (0'-0") DAYCARE PARKSIDE PLAZA MECH/ELEC UNIT A-8 UNIT A-7 UNIT A-6 UNIT A-5 UNIT A-4 UNIT A-3 UNIT A-2 UNIT A-1 North Elevation ALLISTON, ONTARIO T/O PARAPET 8345 (27'-5") Page 19 of 20 O:\1648 Alliston Retail\1648 A A-3_0.dwg, 3/21/2017 3:18:20 PM, bradb, DWG To PDF.pc3 U/S OF METAL DECK 4270 (14'-0") U/S OF CANOPY 2890 (9'-6") T/O SILL 365 (1'-2") T/O CONC. SLAB 000 (0'-0") DAYCARE UNIT A-1 UNIT A-2 UNIT A-3 UNIT A-4 South Elevation UNIT A-5 UNIT A-6 UNIT A-7 UNIT A-8 BUILDING 'A' ELEVATIONS j.d.h./d.w. 1:125 Dec A A-3.0 A

20 UNIT B-5 T/O PARAPET 7315 (24'-0") U/S OF METAL DECK 4270 (14'-0") U/S OF CANOPY 2890 (9'-6") R E T A I L T/O PARAPET 8345 (27'-5") U/S OF METAL DECK 4270 (14'-0") U/S OF CANOPY 2890 (9'-6") T/O SILL 365 (1'-2") T/O SILL 365 (1'-2") T/O CONC. SLAB T/O CONC. SLAB 000 (0'-0") 000 (0'-0") South Elevation North Elevation Page 10 of 10 T/O PARAPET 8345 (27'-5") U/S OF METAL DECK 4270 (14'-0") U/S OF CANOPY 2890 (9'-6") T/O SILL 365 (1'-2") T/O CONC. SLAB 000 (0'-0") PARKSIDE PLAZA UNIT B-5 UNIT B-4 UNIT B-3 UNIT B-2 UNIT B-1 East Elevation ALLISTON, ONTARIO T/O PARAPET 8345 (27'-5") Page 20 of 20 O:\1648 Alliston Retail\1648 B A-3_0.dwg, 3/21/2017 3:18:26 PM, bradb, DWG To PDF.pc3 U/S OF METAL DECK 4270 (14'-0") U/S OF CANOPY 2890 (9'-6") T/O SILL 365 (1'-2") T/O CONC. SLAB 000 (0'-0") UNIT B-1 UNIT B-2 UNIT B-3 West Elevation UNIT B-4 BUILDING 'B' ELEVATIONS j.d.h. 1:125 Dec B A-3.0 B