Development Approval & Planning Policy Department

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1 DP To: From: Mayor and Members of Council Development Approval & Planning Policy Department Meeting: Subject: Proposed Zoning By-law Amendment Application Brentwood Development Corp. Block 116, Registered Plan 43M-1960 North side of Dougall Avenue, west of Kennedy Road File: RZ RECOMMENDATIONS That Report DP regarding proposed Zoning By-law Amendment Application, Brentwood Development Corp., Block 116, Registered Plan 43M-1960, north side of Dougall Avenue, west of Kennedy Road, be received; and That a By-law to amend Zoning By-law , as amended, be enacted to rezone the subject lands from Multiple Residential - Exception (RM-458) to Townhouse Residential Exception RT and Mixed Use Residential Exception RM zones. EXECUTIVE SUMMARY An application to amend Zoning By-law was submitted to the Town in July 2014 for a vacant parcel located on the north side of Dougall Avenue, west of Kennedy Road. The purpose of the application is to replace an existing specific townhouse and mixed use residential exception zone with revised standards to permit development identified on an associated site plan application for 77 units consisting of 17 reverse-fronting townhouses, 38 back-to-back townhouses and 22 standard townhouses. A public meeting was held on September 17, After review of the applicable policies and based on the comments received from Town departments and external agencies, DAPP staff has no objection to the subject application. DISCUSSION Purpose (background) The subject lands are located on the north side of Dougall Avenue, west of Kennedy Road within the Southfields community (see Schedule A Location Map). The property is approximately 1.5 hectares (3.7 acres) in area and is vacant. Within the Official Plan, the lands are designated as Mixed High/Medium Density Residential and Village Centre Area on Schedule B Mayfield West Land Use Plan. The Zoning By-law zones the subject lands as Multiple-Residential - Exception (RM-458), which permits standard condominium townhouses and apartments. Page 1 of 6

2 DP Surrounding land uses are as follows: North: Recently constructed single and semi-detached residential development; South: Village Blue amenity area and storm water management facility; East: Village centre commercial development, presently under construction (English Prestige); West: Recently constructed single and semi-detached residential development. The rezoning application was deemed complete on July 22, An associated Site Plan Application under file SPA was filed concurrently with the subject application, which proposed for the lands a total of 77 units made up of 17 reverse-fronting townhouses, 38 back-to-back townhouses and 22 standard townhouses. The applicant has advised that the units are proposed to form part of a common element condominium (lanes, visitors parking etc.), of which an application has yet to be received. The application proposes three site specific zone categories for the three forms of units proposed, within Townhouse Residential Exception RT and Mixed Use Residential Exception RM zones. Provincial Policy Context The Provincial Policy Statement 2014 (PPS) contains policies with respect to promoting efficient development and land use patterns in order to create healthy, liveable and safe communities. The PPS also contains various policies with respect to providing for an appropriate range of housing types and densities to meet requirements of current and future residents. The proposed residential development is consistent with the Provincial Policy Statement Region of Peel Official Plan The subject lands are located within the Mayfield West Rural Service Centre as shown on Schedule 'D' of the Region of Peel Official Plan, and is within the 2021 Mayfield West Rural Service Centre boundary as per ROPA No. 17. The proposed residential development is consistent with the goals and objectives for Rural Service Centres as set out in the Regional Plan. Town of Caledon Official Plan The subject lands are designated on Schedule B as Mixed High/Medium Density Residential. This designation permits multiple dwelling types including apartments, street and block townhouses and fourplexes. The density range permitted within this designation is units per net hectare (12-35 units per net acre). Staff has reviewed the proposal against the above reference policies, in addition to the Southfields village centre demonstration plan developed for the Village Centre in 2014 through the lifting of a Hold Symbol connected with the zoning for the area. The Page 2 of 6

3 DP proposed zoning standards, in conjunction with the design and layout of the proposed site plan, is in keeping with the above land use designations and policies. Mayfield West Community Design Plan The Community Design Plan (CDP) for the Southfields community provides planning and design guidance to assist in the preparation, review and approval of development within the Southfields community. The subject application has been peer reviewed by John Williams Architect in accordance with the Town s Official Plan, CDP and architectural design requirements. The layout and design of the proposed townhouse condominium are consistent with the applicable requirements of the CDP. Comprehensive Zoning By-Law The subject lands are currently zoned Mixed Density Residential Exception 456 (RMD- 456), which permits both apartment and standard townhouse development. The applicant is proposing to rezone the subject lands to Townhouse Residential Exception RT and Mixed Use Residential Exception RM zones in order to permit back-to-back, reverse and standard townhouse units. The purpose of the application is to permit a greater flexibility in the form of townhouse development permitted on the lands, beyond the currently permitted standard townhouse dwelling. Accordingly, the proposed implementing by-law incorporates appropriate standards as it pertains to building setbacks and development criteria. In addition, the by-law continues to include development standards for an apartment development should this ever become an option for the future. An implementing by-law with the relevant details has been placed on the agenda for Council s consideration. Staff has no objection to the subject zoning changes proposed to the zoning by-law. Site Plan Application In support of the subject zoning application, the applicant has filed a site plan application which illustrates the development form for the lands (see Schedule B). The plan incorporates the following: Multi-storey development along the Dougall Avenue frontage with direct pedestrian connections to the street and rear lane garage access, resulting in an improved street oriented development; Incorporation of a private children's play area on the lands; Provision for additional visitor parking on site, beyond zoning by-law requirements. Page 3 of 6

4 DP Staff and Agency Comments Agency comments for the subject application can be found in Schedule C. Public Consultation A statutory Public Information Meeting, in accordance with the requirements of the Planning Act, was held on September 17, Property owners within 120 m of the subject lands were advised of the Public Information Meeting by direct mail as required under the Planning Act and an advertisement was placed in the Caledon Enterprise and Caledon Citizen on August 19, 2014, in addition to the posting of a notification sign on the property. At the public meeting, a member of the public asked a question in regards to the mixuse zoning and put forward that an all way stop sign should be considered at the site entrance and Dougall Avenue. The applicant responded that there no plans to install an all way stop sign but there is a plan to install one stop sign at the exit of the property as per the recommendations of the traffic study submitted in support of the application. This matter will be reviewed by staff as part of the associated site plan application. Conclusion DAPP Planning staff is of the opinion that the proposed zoning changes for the property are in keeping with the Town s Official Plan and the Mayfield West Community Design Plan. Therefore, staff recommend approval of the subject Zoning By-law Amendment to amend Zoning By-law , as amended, to rezone the subject lands from Multiple Residential - Exception 458 (RM-458) to Townhouse Residential Exception RT and Mixed Use Residential Exception RM zones. Financial Implications This property is currently assessed as residential ($7,530,640 CVA). The Town s share of taxes levied, based on the current value assessment is approximately $28, The property tax account as at June 3, 2015 is current. This property is not yet separately assessed. If the proposed zoning amendment were to proceed as proposed the taxable assessment value of the subject property would change to reflect the change in usage and the redevelopment that occurs. Any future development would be subject to Town of Caledon development charges as per By-law No , currently $22,919.13/unit residential and $19,169.16/unit for townhouses, as well as other payments and credits provided for in development agreements that are currently in place, such as the Development Charges Credit Agreement and the Master Financial Agreement. Page 4 of 6

5 DP Region of Peel development charges currently $35,955.26/unit and $488.06/unit for GO Transit; and Education development charges currently $4,567/unit residential, would also be applicable. All development charges are payable prior to issuance of a building permit. Please note that the Region of Peel s development charge by-law is currently under review and anticipated to change August Applicable Legislation and Requirements Applicable legislation that applies to the subject applications includes: Planning Act R.S.O 1990 c.p.13, as amended Region of Peel Official Plan, including ROPA No. 17 Town of Caledon Official Plan Mayfield West Secondary Plan (OPA no. 208) Comprehensive Zoning By-law , as amended Mayfield West Community Design Plan Mayfield West Architectural Design Guidelines COMMUNITY BASED STRATEGIC PLAN Strategic Objective Goal 2: Complete Our Community of Communities. Strategic Objective 2B- Provide Opportunities to Develop Affordable Housing. Strategic Objective 2D- Manage Growth and Use Land Wisely. Strategic Objective 2E- Provide a High Quality Public Realm. Strategic Objective 2F- Connect Neighbourhoods. NEXT STEPS 1. Staff will provide Notice of Council s decision in accordance with the requirements in the Planning Act. 2. Staff will monitor for any appeals that may be received during the twenty day appeal period. 3. Staff will issue an affidavit, provided no appeals have been received. ATTACHMENTS Schedule A - Location Plan Schedule B - Proposed Site Plan Schedule C - Agency Comments Prepared by: Jennifer Maestre Approver (L1): Rob Hughes Approver (L2): Mary Hall Approver (L3): Debbie Thompson Page 5 of 6

6 DP Approver (L4): Doug Barnes Approver (L5): Page 6 of 6

7 VINEWOOD RD TUNDRA RD OLD STOWMARKET ST MCPHEARSON RD Schedule 'A' to Development Approval & Planning Policy Report DP DOUGALL AVE DOUGALL AVE LANE A DOUGALL AVE WATERVILLE WAY ALNWICK AVE WATERVILLE WAY STELLAR AVE LANE B WATERVILLE WAY TOK ARA AVE LARSON PEAK RD KEARNY AVE Page 1 of 1 LARSON PEAK LOSINO ST LEARMONT AVE RD KEARNY AVE CASPIAN ST LOSINO ST DOUGALL AVE DOUGALL AVE OLD LANE A- 1 A COTTONFIELD CIR CASPIAN ST Subject Property ABBOTSIDE WAY KIRKWOOD CRES VALLE YBRAE CRT VALECREST CRT PINEBROOK CIR PINEBROOK CIR ROYAL VALLEY DR ROYAL VALLEY DR HUTTON CRES LIVINGSTON DR HUTTON CRES GARDENIA WAY CLIFFCREST ROYAL VALLEY DR CRT PL ASTORIA CLIFFVIEW CRT HIGHWAY 410 N Zoning By-law Amendment Application LOCATION MAP RZ Brentwood Development Corporation 0 Dougall Avenue Block 116, Plan 43M-1960 Date: June 2015 File No.: RZ

8 Schedule 'B' to Development Approval & Planning Policy Report DP Page 1 of 1

9 Schedule 'C' to Development Approval & Planning Policy Report DP Page 1 of 4 COUNCIL MEETING COMMENT SHEET Prepared: May 29, 2015 Lead Planner: Elaine Leung Proposed Zoning By-law Amendment Application Brentwood Development Corporation Block 116, Plan 43M Dougall Avenue North side of Dougall Avenue, west of Old Kennedy Road File Number: RZ The following comments were received reg arding the above-noted file. EXTERNAL AGENCY COMMENTS Bell Canada September 5, 2014 Comments: No concerns with the application. Bell has also provided their standard comments and conditions regarding the installation of communication/telecommunication lines. Canada Post September 10, 2014 Comments provided relate to the site plan and any future condominium application. Dufferin-Peel Catholic District School Board August 18, 2014 Comments: The Dufferin-Peel Catholic District School Board has reviewed the above-noted applications based on its School Accommodation Criteria and has the following comments: The applicant proposes the development of 77 townhouse units which are anticipated to yield: 14 Junior Kindergarten to Grade 8 Students; and 2 Grade 9 to Grade 12 students The proposed development is located within the following school catchment areas which currently operate under the following student accommodation conditions: Catchment Area School Enrolment Capacity Number of Portables Elementary School St. Rita Secondary School Robert F. Hall Enbridge Gas September 5, 2014 Comments: No concerns with the application. Enbridge has also provided their standards comments regarding easements and gas meter installations. GO Transit Comments: No comments received. 1

10 Schedule 'C' to Development Approval & Planning Policy Report DP Page 2 of 4 Hydro One Networks Comments: No comments received. Municipal Property Assessment Corp. September 4, 2014 Ontario Power Generation September 4, 2014 Ontario Provincial Police September 4, 2014 Peel District School Board September 10, 2014 Comments: The Peel District School Board has reviewed the above noted application based on its School Accommodation Criteria and has the following comments: The anticipated yield from this plan is as follows: School Enrolment Capacity Number of Portables Southfield Village P.S Mayfield S.S 1, 828 1, Region of Peel - May 25 Comments: No further comments on the zoning by-law amendment application, all remaining matters will be addressed at site plan stage. Rogers Communications Comments: No comments received. Toronto Region Conservation Authority August 11, 2014 Comments: The TRCA is in receipt of the circulation pertaining to the above, received in our office on August 5, It is my understanding that these applications pertain to Block 116 (1.5 ha) on the now partially registered Moscorp VII plan of subdivision. As Town Staff are aware, the TRCA was involved in the review of the Moscorp VII subdivision, and TRCA requirements were addressed through that process - including that requisite TRCA permits were attained for the portion of the subdivision that was registered. TRCA staff reviewed and approved the stormwater management scheme, as it relates to our interests, through the subdivision and associated TRCA permits. Given the size and location of the subject block, and that TRCA staff have already reviewed and issued permits for the SWM pond and site servicing and grading at subdivision level, TRCA staff do not need to review RZ and SPA Accordingly, TRCA staff defers the stormwater management review to Town staff. 2

11 Schedule 'C' to Development Approval & Planning Policy Report DP Page 3 of 4 TOWN OF CALEDON DEPARTMENT COMMENTS Building and Support Services Section, Building August 14, 2014 Corporate Services Department, Treasury June 3, 2015 Comments: This property is currently assessed as residential ($7,530,640 CVA). The Town s share of taxes levied, based on the current value assessment is approximately $28, The property tax account as at June 3, 2015 is current. This property is not yet separately assessed. If the proposed zoning amendment were to proceed as proposed the taxable assessment value of the subject property would change to reflect the change in usage and the redevelopment that occurs. Any future development would be subject to Town of Caledon development charges as per By-law No , currently $22,919.13/unit residential and $19,169.16/unit for townhouses, as well as other payments and credits provided for in development agreements that are currently in place, such as the Development Charges Credit Agreement and the Master Financial Agreement. Region of Peel development charges currently $35,955.26/unit and $488.06/unit for GO Transit; and Education development charges currently $4,567/unit residential, would also be applicable. All development charges are payable prior to issuance of a building permit. Please note that the Region of Peel s development charge by-law is currently under review and anticipated to change August Development Section, Engineering August 27, 2014 Comments: Zoning By-law Amendment Application No concerns. Development Section, Landscape April 29, 2015 Development Section, Urban Design - May 25, 2015 Comments: No concerns Development Section, Zoning - May 25, 2015 Comments: No concerns Fire and Emergency Services Department Comments: Fire route signs to be posted as per By-law. Legislative Services Section, Accessibility Comments: Comments to be addressed at the site plan stage. Parks and Recreation Department September 4, 2014 Comments: No comments. 3

12 Schedule 'C' to Development Approval & Planning Policy Report DP Page 4 of 4 Planning Law Office August 18, 2014 Comments: No Concerns. Policy and Sustainability Section, Heritage Policy and Sustainability Section, Policy August 7, 2014 Public Works Department August 26, 2014 Comments: PW-Engineering has reviewed the Transportation component of the noted development application; namely the associated Traffic Impact Study (TIS), Site Plan, and has the following comments: Traffic Impact Study must be re-submitted, signed and stamped by a Professional Engineer and its author. Town Engineering Staff require the original Synchro output files. 4