Council Public Meeting

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1 Agenda 3.1 a Council Public Meeting Department: Division: Subject: Planning and Regulatory Services Development Planning Request for Comments Zoning By-law Amendment and Draft Plan of Subdivision Applications Ontario Limited Town File Numbers D and D (SRPRS ) Owner: Ontario Limited West Beaver Creek Road Richmond Hill, Ontario L4B 1J9 Agent: KLM Planning Partners Inc. 64 Jardin Drive, Suite 1B Vaughan, Ontario L4K 3P3 Location: Legal Description: Part of Lots 17 to 19 and 501, and Lots 20 to 24 and 500, Plan 133 Municipal Addresses: and Bathurst Street and 10 Portage Avenue Purpose: A request for comments concerning proposed Zoning By-law Amendment and draft Plan of Subdivision applications to facilitate the construction of a residential development comprised of five single detached dwelling lots on the subject lands. Recommendation: That Staff Report SRPRS with respect to the Zoning By-law Amendment and draft Plan of Subdivision applications submitted by Ontario Limited for lands known as Part of Lots 17 to 19 and 501 and Lots 20 to 24 and 500, Plan 133 (Municipal Addresses: and Bathurst Street and 10 Portage Avenue), Town Files D and D be received for information purposes only and that all comments be referred back to staff. 1

2 Page 2 Contact Person: Katherine Faria, Planner II - Subdivisions, phone number and/or Salvatore Aiello, Manager of Development, Subdivisions, phone number Submitted by: "Signed version on file in the Office of the Clerk" Ana Bassios Commissioner of Planning and Regulatory Services Approved by: "Signed version on file in the Office of the Clerk" Neil Garbe Chief Administrative Officer Location Map Below is a map displaying the property location. Should you require an alternative format call person listed under Contact above. 2

3 Page 3 Background Information: The subject Zoning By-law Amendment and draft Plan of Subdivision applications were received on September 1, 2016 and deemed complete on September 19, The applications were subsequently circulated to relevant Town departments and external agencies for review and comment. This report has been prepared in accordance with the statutory Public Meeting requirements of the Planning Act. The purpose of this report is to seek Council s comments with respect to the applicant s Zoning By-law Amendment and draft Plan of Subdivision applications. Summary Analysis Further information in regard to site location is below. Site Location and Adjacent Uses The subject lands are located on the east side of Bathurst Street, north of King Road, between Portage Avenue and Laurier Avenue and have a total area of approximately hectares (0.56 acres). The lands currently support three single detached dwellings and abut residential uses to the east, Laurier Avenue to the north, Bathurst Street to the west, and Portage Avenue to the south (refer to Maps 1 and 2). Development Proposal The applicant is seeking Council s approval of its Zoning By-law Amendment and draft Plan of Subdivision applications to facilitate the construction of five single detached dwellings on its land holdings. Two of the proposed dwelling lots are to have frontage on Laurier Avenue and three of the proposed dwelling lots are to front onto Portage Avenue (refer to Maps 6 and 8). The following is a summary table outlining the pertinent statistics of the applicant s development proposal based on the plans and drawings submitted to the Town: Total Lot Area: Residential Lot Area: Road Widening/Daylighting: hectares (0.56 acres) hectares (0.51 acres) hectares (0.05 acres) Total Units (Single Detached): 5 Number of Storeys 2 End of Table 3

4 Page 4 The proposed draft Plan of Subdivision reflects the following: Lots 1 and 2 are to have frontage on Laurier Avenue with lot frontages of 18.2 metres (59.71 feet) and 16.3 metres (53.48 feet), respectively; Lots 3, 4 and 5 are to have frontage on Portage Avenue with lot frontages of 14.8 metres (48.56 feet) for the corner lot (Lot 5) and 11.6 metres (38.06 feet) for the interior lots (Lots 3 and 4); and, a road widening block (Block 8) is proposed on the Laurier Avenue frontage to facilitate the future development of a cul-de-sac in conjunction with the future closure of Laurier Avenue. Supporting Documentation/Reports The applicant has submitted the following documents/information to the Town in support of the proposed development: Justification Statement Oak Ridges Moraine Conformity Statement Draft Zoning By-law Amendment Draft Plan of Subdivision Infill Demonstration Plan Elevations Floor Plans Conceptual Site Plan Arborist Report and Tree Preservation Plan Functional Servicing and Stormwater Management Report Phase One Environmental Site Assessment Noise Feasibility Study; and Sustainability Metrics. Zoning By-Law Amendment Application The subject lands are currently subject to former Township of King By-law 986, as amended, which contains general land use provisions in the absence of specific zoning categories (refer to Map 4). In this regard, the applicant is seeking Council s approval to rezone the subject lands to Single Detached Two (R2) Zone and Single Detached Four (R4) Zone under Zoning By-law No , as amended, to facilitate a residential development consisting of five single detached dwelling lots. Site-specific development standards are proposed with respect to maximum lot coverage, minimum required flankage to an arterial road, and minimum rear yard. The proposal maintains the standards of the respective proposed zoning designations under By-law , as amended, with respect to all other provisions. 4

5 Page 5 The following table provides a summary of the applicable development standards within the Single Detached Two (R2) Zone and Single Detached Four (R4) Zone under By-law , as amended, including site-specific provisions proposed by the applicant: Statistic Permitted Standards Single Detached (R2) Permitted Standards Single Detached (R4) Proposed Site-Specific Provisions (R2) Proposed Site-Specific Provisions (R4) Minimum Lot Area (Corner) Minimum Lot Area (Interior) square metres (3, square feet) square metres (3, square feet) square metres (5, square feet) square metres (4, square feet) Complies Complies Complies Complies Minimum Lot Frontage (Corner) Minimum Lot Frontage (Interior) Maximum Lot Coverage Minimum Front Yard Minimum Setback to an Attached Garage Minimum Side Yard Minimum Setback to an Arterial Road 11.0 metres (36.09 feet) 9.0 metres (29.53 feet) 14.0 metres (45.93 feet) 12.0 metres (39.37 feet) Complies Complies Complies Complies 40% 40% 47% Complies 4.5 metres (14.76 feet) 5.8 metres (19.03 feet) 4.5 metres (14.76 feet) Complies Complies 5.8 metres (19.03 feet) Complies Complies 1.5 metres (4.92 feet)* 1.5 metres (4.92 feet)* Complies Complies 6.2 metres (20.34 feet) 6.2 metres (20.34 feet) 4.4 metres (14.44 feet) 3.5 metres (11.48 feet) Minimum Rear Yard 7.5 metres (24.61 feet) 7.5 metres (24.61 feet) 7.0 metres (22.97 feet) 7.0 metres (22.97 feet) Maximum Dwelling Height 11.0 metres (36.09 feet) 11.0 metres (36.09 feet) Complies Complies *Minimum Sideyard may be reduced to 1.2 metres (3.94 feet) where there are no doors in any wall adjacent to the side lot line or where a door is recessed into the wall and no stairs project beyond the main side wall into the minimum required side yard. End Table 5

6 Page 6 Planning Analysis Other information, plans, studies and or comments are reported below: Oak Ridges Moraine Conservation Plan The subject lands are located within the Settlement Area in accordance with the policies of the Oak Ridges Moraine Conservation Plan ( ORMCP ). In accordance with Section 18 of the ORMCP, the purpose of the Settlement Area is to focus and contain growth within the greater context of the ORMCP area. In this regard, objectives related to development within the Settlement Area include maintaining and restoring environmental integrity, accommodating a connected system of trails, and the creation of strong communities. In accordance with Subsection 18(3) of the ORMCP, the creation of new lots is generally permitted with the Settlement Area subject to conformity with the ORMCP with respect to the consideration of key natural heritage features ( KNHFs ), hydrologically sensitive features ( HSFs ), watersheds and subwatersheds, wellhead and aquifer protection, transportation, infrastructure and utilities, sewerage and water services, partial services, stormwater management, and rapid infiltration basins and columns. It should be noted that no key natural heritage features or hydrologically sensitive features have been identified on or adjacent to the subject lands. Town of Richmond Hill Official Plan The subject lands are designated Neighbourhood in accordance with Schedule A2- Land Use of the Town s Official Plan (refer to Map 3). Uses permitted within the Neighbourhood designation include primarily low-density residential uses and mediumdensity residential, neighbourhood commercial and community uses, parks and opens spaces, and automotive service commercial uses subject to specific policy criteria as defined in Chapter 4 of the Town s Official Plan. Development within the Neighbourhood designation shall have a maximum building height of 4 storeys on an arterial street and a maximum of 3 storeys in all other areas. In accordance with Section 4.9.2, development shall be compatible with the character of the adjacent and surrounding areas with respect to the predominant building forms and types, massing, general patterns of streets, blocks, and lots, landscaped areas and treatments, and the general pattern of yard setbacks. The subject lands are situated within the boundaries of the Hughey West Infill Plan Study Area in accordance with policy (L) of the Town s Official Plan. In accordance with Section (3), development within a priority infill area shall be subject to applicable infill study and shall be evaluated on the basis of conformity with the design and infill guidelines approved by Council for that area. The subject lands are located on the Oak Ridges Moraine and are located with the Settlement Area of the Oak Ridges Moraine Conservation Plan. In accordance with Section (18) of the Town s Official Plan, all uses including the creation of new lots which are otherwise permitted under the Town s Official Plan shall be permitted within the Settlement Area. As noted above, no key natural heritage features or 6

7 Page 7 hydrologically sensitive features have been identified on or adjacent to the subject lands. It should be noted that a more detailed review and evaluation of the submitted application will be completed following the receipt of comments from Council, the public and Town departments/external agencies. Hughey West Infill Study (2007) The subject lands are situated within the boundaries for the Hughey West Infill Study ( Study ) endorsed by Council in The Study was prepared as an update to the Bathurst Street Neighbourhood Infill Study ( Bathurst Study ) approved in The primary objectives of the Study seek to build upon the recommendations of the Bathurst Study, while providing more comprehensive direction for the future development of the neighbourhood, including a more connected and functional street network and opportunities for a variety of residential development forms. In addition to guiding the general pattern of infill development within the neighbourhood, the Study contains Urban Design Guidelines that provide direction for the architectural design and treatment of individual units. Among the recommendations of the Study is the closure of Bathurst Street accesses for a number of alternate streets, including Prince Arthur Avenue, Laurier Avenue, and Lowther Avenue ( interior streets ). Portage Avenue and Madison Avenue are to remain open as entrance streets and in addition to the extension of Verdi Road to Bathurst Street, are to facilitate permanent access into the neighbourhood. As noted above, the subject lands are bounded by Portage Avenue to the south, Bathurst Street to the west, and Laurier Avenue to the north (refer to Map 5). Infill development comprising single detached dwellings is generally supported by the Study for both entrance streets and interior streets, whereby single lots on entrance streets shall have a minimum lot frontage of 12.0 metres (39.37 feet) and single lots on interior streets may have a minimum lot frontage of 10.5 metres (34.45 feet). Semidetached units featuring paired driveways with a minimum lot frontage of 18.0 metres (59.06 feet) or townhouses with rear lane access are also contemplated by the Study for entrance streets. The purpose of the above guidelines is to restrict the number of driveways in proximity to the Bathurst Street entrances. In addition, the recommendations of the Study allow for an appropriate variation in setbacks, with a focus on front yards that enhance the street edge. Department and External Agency Comments The subject Zoning By-law Amendment and draft Plan of Subdivision applications and the associated background studies and reports submitted in support of same have been circulated to various Town departments and external agencies for their review and comment. The following is a summary of the comments received as of the time of writing of this report. 7

8 Page 8 Development Planning Section Development Planning staff has undertaken a preliminary review of the applicant s development proposal and notes that the applicant s request to rezone the subject lands does not propose alterations to the existing and permitted uses associated with the subject lands. The purpose of the proposed rezoning application is to provide for appropriate development standards, including site-specific provisions, to facilitate the proposed draft Plan of Subdivision consisting of five single detached dwelling lots. In consideration of the policies of the Town s Official Plan which are relevant to the review and assessment of the proposed development, staff provides the following preliminary comments: the creation of new residential building lots to facilitate the construction of the proposed two-storey, single detached dwellings is generally permitted within the Neighbourhood designation of the Town s Official Plan; the area in which the subject lands are located is identified as Priority Infill Area in accordance with Section (L) and is subject to the Hughey West Infill Study. The development proposal shall be assessed on the basis of conformity with the infill and design recommendations of the Study; and, the Hughey West Infill Study contemplates the closure of the Bathurst Street access to Laurier Avenue. The proposed development provides for a road widening block as part of a cul-de-sac to facilitate the future closure. The applicant s draft Plan of Subdivision proposes two lots fronting on Laurier Avenue (an interior street) with frontages of 18.2 metres (59.71 feet) and 16.3 metres (53.48 feet) and three lots fronting on Portage Avenue (an entrance street) with frontages of 11.6 metres (38.06 feet) and 14.8 metres (48.56 feet). The new lots fronting on Laurier Avenue meet the minimum recommended lot frontage of 10.5 metres for this street in accordance with the Hughey West Infill Study; however, the proposed interior lots fronting on Portage Avenue would be less than the minimum 12.0 metre lot frontage recommended by the Study for entrance streets. As noted above, the intent of the frontage requirements contained in the Study is to restrict the number of driveways along the entrance streets. In this regard, the development should be revised to comply with the recommendations of the Study with respect to minimum lot frontage. As noted above, the proposal contemplates site-specific provisions to permit increased lot coverage (47%) for Lots 3 to 5 and a reduced rear yard of 7.0 metres (22.97 feet) for all lots. In addition, the applicant is requesting a reduced flankage setback of 3.5 metres (11.48 feet) for Lot 1 and a reduced flankage setback of 4.4 metres (14.44 feet) for Lot 5. It should be noted that a 6.2 metres (20.34 feet) flankage setback is a Town standard. The applicant is proposing to maintain the standards of the Single Detached Two (R2) Zone and Single Detached Four (R4) Zone with respect to all other applicable provisions of By-law , as amended, including minimum lot area. 8

9 Page 9 Development Engineering Division Development Engineering staff has provided comments on the development proposal with respect to the Functional Servicing and Stormwater Management Report submitted with the application, coordination of grading conditions with respect to adjacent development, and the closure of the Laurier Avenue Bathurst Street access. Parks and Natural Heritage Planning Division Parks staff has provided comments on the proposed Zoning By-law Amendment and draft Plan of Subdivision applications with respect to minimum front yard landscaping, tree preservation and landscaping requirements. Cash-in-lieu of parkland dedication has been recommended as the subject lands generate less than 500 square metres of parkland dedication in accordance with Town policies and are located within walking distance of Temperanceville Park. Other Town Departments and External Agency Comments Comments have also been received from the Town s Financial Services Department, the Town s Fire and Emergency Services Department, Hydro One Networks Inc., Powerstream, Rogers Cable Communications Inc., and the York Catholic District School Board. These Town departments and external agencies have no objections to the application and/or have provided comments to be considered by the applicant during a more detailed implementation stage of the approval process. Outstanding Town Department and External Agency Comments As of the writing of this report, comments remain outstanding from the following Town departments and external agencies: Canada Post Town of Richmond Hill Community Services Department Conseil Scolaire De District Catholique Centre-Sud Enbridge Gas Distribution Inc. Bell Canada Town of Richmond Hill Building Services Zoning Division Town of Richmond Hill Urban Design and Heritage Section Regional Municipality of York Toronto and Region Conservation Authority; and York Region District School Board. Interim Growth Management Strategy: Council has approved and implemented a comprehensive strategy comprised of eight growth management criteria as a means of assessing and prioritizing development applications for the receipt of servicing allocation. The criteria are as follows: 1. Providing community benefits and completion of required key infrastructure. 2. Developments that have a mix of uses to provide for live-work relationships. 3. Developments that enhance the vitality of the Downtown Core. 4. Higher-order transit supportive development. 9

10 Page Developments that represent sustainable and innovative community and building design. 6. Completion of communities. 7. Small scale infill development. 8. Opportunities to provide affordable housing. As part of the review of the above noted IGMS Criteria Number 5 (Sustainable and Innovative Community and Building Design), the applicant has submitted the required Sustainability Performance Metrics Tool in support of its development proposal. Individual scores are measured for both community-based and application-based metrics. The Metrics Tool submitted in support of the draft Plan of Subdivision application demonstrates an Overall (application-based) score of 26 points and an Overall (community-based) score of 36 points, achieving good and very good rankings for draft Plan of Subdivision applications, respectively. The Metrics Tool has been circulated to relevant departments and is currently under review by Town staff. Financial/Staffing/Other Implications: The recommendations of this report do not have any financial, staffing or other implications. Relationship to the Strategic Plan: The recommendations of this report do not have any direct implications with respect to the Town s Strategic Plan. An overview of how the subject application is aligned with the goals of the Town s Strategic Plan will be included in a future recommendation report to Council following a comprehensive review and evaluation of the applicant s development proposal. Conclusion: The applicant is seeking Council s approval of its proposed Zoning By-law Amendment and draft Plan of Subdivision applications to facilitate the development of five single detached dwellings on its land holdings. The purpose of this report is to provide Council and the public with an overview of the applicant s development proposal and to discuss the regulatory regime governing the evaluation of these planning applications. This report has been structured for information purposes only, with a recommendation that all comments be referred back to staff for consideration. 10

11 Page 11 Appendix Contents and Maps: The following attached documents may include scanned images of appendixes, maps and photographs. If you require an alternative format please call contact person listed in this document. Appendix A, Notice of Public Meeting Map 1 Aerial Photograph Map 2 Neighbourhood Context Map 3 Official Plan Designation Map 4 Existing Zoning Map 5 Hughey West Infill Study, Proposed Road Network Map 6 Draft Plan of Subdivision Map 7 Infill Demonstration Plan Map 8 Conceptual Site Plan Map 9 Conceptual Elevations 11

12 Page 12 APPENDIX A NOTICE OF PUBLIC MEETING 12

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