Planning Act Public Meeting Report To: From: Report Number: Development Services Committee Paul D. Ralph, RPP, MCIP, Commissioner, Development Services DS-18-115 Date of Report: June 14, 2018 Date of Meeting: June 18, 2018 Subject: File: Applications to Amend the Oshawa Official Plan and Zoning By-law 60-94 for lands on the south side of Richmond Street East between Mary Street North and Ontario Street, Richmond & Mary Development Inc. OPA-2018-04, Z-2018-04 1.0 Purpose The purpose of this report is to provide background information for the Planning Act public meeting on the applications submitted by Richmond & Mary Development Inc. (RMDI) to amend the Oshawa Official Plan and Zoning By-law 60-94 to permit one mixed use residential/commercial building with two 21 storey towers and a total of 698 apartment units located on the south side of Richmond Street East between Mary Street North and Ontario Street. The applicant intends to market the proposed development as a condominium. A future application for approval of a draft plan of condominium will be required. Attachment 1 is a map showing the location of the subject site and the existing zoning in the area. Attachment 2 is a copy of the proposed site plan submitted by the applicant. A notice advertising the public meeting was mailed to all assessed property owners within 120 metres (400 ft.) of the subject site and to all required public bodies. In addition, a notice was published in the Oshawa This Week and Oshawa Express newspapers and signs giving notice of the applications have been posted on the site. The notice was also posted on the City s website and communicated through its Corporate Twitter and Facebook social media accounts. 2.0 Recommendation That, pursuant to Report DS-18-115 dated June 14, 2018, the applications submitted by Richmond & Mary Development Inc. to amend the Oshawa Official Plan (File OPA-2018-297
Meeting Date: June 18, 2018 Page 2 04) and to amend Zoning By-law 60-94 (File Z-2018-04) to permit one mixed use residential/commercial building with two 21 storey towers and a total of 698 apartment units located on the south side of Richmond Street East between Mary Street North and Ontario Street be referred back to the Development Services Department for further review and the preparation of a subsequent report and recommendation. This referral does not constitute or imply any form or degree of approval. 3.0 Executive Summary Not applicable. 4.0 Input from Other Sources 4.1 Other Departments and Agencies The subject applications have been circulated for comment and the identification of issues to a number of departments and agencies. These comments and issues will be considered and reported on, as appropriate, in a subsequent staff report which will provide a recommendation on the applications. 5.0 Analysis 5.1 Background The subject site is located on the south side of Richmond Street East between Mary Street North and Ontario Street (see Attachment 1). The following is background information concerning the subject applications: Item Existing Requested/Proposed Oshawa Official Plan Designation Zoning By law 60 94 Downtown Oshawa Urban Growth Centre within the Downtown Main Central Area which permits a maximum residential density of 550 u/ha (223 u/ac.) CBD-B.T25 (Central Business District) Downtown Oshawa Urban Growth Centre within the Downtown Main Central Area subject to a site specific policy to permit a maximum residential density of 1,078 u/ha (436 u/ac.) CBD-A (Central Business District) with a site specific special condition to implement the proposed density and site/building design Use Vacant One mixed use residential/commercial building with two 21 storey towers and a total of 698 apartment units The following are adjacent land uses to the subject site: North McLaughlin Square condominium building and two single detached dwellings across Richmond Street East 298
Meeting Date: June 18, 2018 Page 3 South East West The Carriage House retirement home, one mixed use residential/commercial building, one commercial building and two triplexes A proposed 22 storey mixed use residential/commercial building at 80 Bond Street East and the Y.M.C.A. at 99 Mary Street North R.S. McLaughlin Armoury across Ontario Street The following are the proposed development details for the subject lands/site: Site Statistics Item Measurement Lot Frontage on Richmond Street East 137m (449.5 ft.) Lot Area 0.6474 ha (1.60 ac.) Number of Proposed Residential Units 698 Net Residential Density 1,078 units per hectare (436 u/ac.) Gross Floor Area of Commercial Uses 566 sq. m. (6,092 sq. ft.) Number of Storeys Proposed 21 storeys Parking Spaces Required 698 spaces (1 space per residential unit and commercial is exempt) Parking Spaces Provided 559 spaces (0.8 spaces/unit) 5.2 Oshawa Official Plan The subject site is designated as Downtown Oshawa Urban Growth Centre within the Downtown Main Central Area in the Oshawa Official Plan. The subject site is located within the Downtown Oshawa Urban Growth Centre as identified in the Provincial Growth Plan. Under the Growth Plan, the Downtown Oshawa Urban Growth Centre is a primary focus area for intensification within the City, to be developed for a mix of uses in order to achieve a minimum density target of 200 persons and jobs combined per hectare. To assist in achieving the densities outlined for the Downtown Oshawa Urban Growth Centre, the built form of new development and redevelopment shall generally be a mix of predominantly high-rise development as well as some mid-rise buildings, with compact, intensive low-rise buildings constituting the smallest proportion of development and mainly limited to peripheral locations. Buildings at corner locations should generally be higher than buildings in mid-block locations. The Oshawa Official Plan specifies, in part, that the Downtown Oshawa Urban Growth Centre shall be planned and developed as the primary concentration of retail, major office, service, cultural, recreational, entertainment and institutional uses, supporting active transportation and higher order transit services in the Downtown Main Central Area and in the City. In addition, subject to appropriate provisions in the zoning by-law, medium and high density residential and mixed-use developments shall be permitted in the area designated as Downtown Oshawa Urban Growth Centre. 299
Meeting Date: June 18, 2018 Page 4 The Oshawa Official Plan contains policies which establish various density types and provide general locational criteria for such densities. The residential density type related to the proposed development is greater than the High Density II Residential density type. Nevertheless, the locational criteria for High Density II Residential development will be used to analyze the proposal. Table 2 in the Oshawa Official Plan is a guideline that indicates that uses in the High Density II Residential category which generally permits 150 to 550 units per hectare (60 to 223 u/ac.) are to be located as follows: (a) Generally located within or at the periphery of the Downtown Oshawa Urban Growth Centre, or in proximity to arterial roads within the Main Central Area, Sub-Central Area and Community Central Areas or Regional Corridors. (b) Generally located in such a manner that the scale, form and impacts of this type of housing are generally compatible with adjacent land uses. The proposed mixed use residential/commercial development on the south side of Richmond Street East, between Ontario Street and Mary Street North would have a net residential density of 1,078 units per hectare (436 u/ac.) which is greater than the High Density II Residential classification. The proposed density is not permitted under the Downtown Oshawa Urban Growth Centre within the Downtown Main Central Area designation. Therefore, an amendment to the Oshawa Official Plan is required. Mary Street North is designated as a Type C Arterial Road in the Oshawa Official Plan. Richmond Street East and Ontario Street are local roads. The policies and provisions of the Oshawa Official Plan will be considered during the further processing of the subject applications. 5.3 Zoning By-law 60-94 The subject site is currently zoned CBD-B.T25 (Central Business District) which permits a maximum residential density of 550 units per hectare (223 u/ac.). The CBD-B.T25 Zone permits a variety of residential and commercial uses, including, but not limited to, apartment building, flat, hotel, office, personal service establishment, restaurant, retail store and retirement home. The T25 portion of the zoning permits a maximum building height of 25 metres (82 ft.). The uses proposed by RMDI are permitted in the CBD-B.T25 Zone but do not comply with certain regulations (i.e. maximum density, maximum building height and parking requirement). The applicant has submitted an application to amend Zoning By-law 60-94 to permit special regulations that would implement the proposed site/building design. The subject applications will be reviewed against the provisions of Zoning By-law 60-94 during the further processing of the applications. 300
Meeting Date: June 18, 2018 Page 5 5.4 Site Design/Land Use Considerations The applicant proposes to construct one mixed use building with 566 square metres (6,092 sq. ft.) of commercial uses and two 21 storey residential towers with a total of 698 apartment units on the subject site (see Attachment 2). The two 21 storey towers are located at the southwest corner of Richmond Street East and Mary Street North and the southeast corner of Richmond Street East and Ontario Street (see Attachment 2). The proposed 2 storey commercial use is located along the Mary Street North frontage of the building. The proposed development includes four storeys of underground parking at the southeast corner of Richmond Street East and Ontario Street and three levels of underground parking at the southwest corner of Richmond Street East and Mary Street North. The site also has two driveway accesses: one driveway access from Mary Street North and one driveway from Ontario Street. The ramp to the underground parking garage is proposed to be accessed from the Ontario Street driveway. Detailed design matters will be reviewed during the further processing of the applications to ensure compliance with the City s Landscaping Design Policies, engineering standards and other policies. This Department will conclude its position on the site design after it has received and assessed comments from the circulated departments, agencies and the public. Some of the specific matters this Department will be reviewing during the further processing of the subject applications include: (a) The appropriateness of the proposed density in this location; (b) The appropriateness of the proposed zoning regulations; (c) Site/building design matters including driveway access, parking, loading, waste/recycling pickup, building architecture, landscaping and building setbacks; (d) The appropriateness of the proposed parking rate; (e) Servicing and stormwater management matters; (f) Environmental matters due to the former industrial use of the property; (g) The impact of shadows and wind; and (h) Noise impacts. 6.0 Financial Implications There are no financial implications associated with the recommendation in this report. 301
Meeting Date: June 18, 2018 Page 6 7.0 Relationship to the Oshawa Strategic Plan Holding a public meeting on development applications advances the Accountable Leadership Goal of the Oshawa Strategic Plan. Warren Munro, HBA, Director, Planning Services Paul D. Ralph, RPP, MCIP, Commissioner, Development Services 302
CARRIAGE WORKS DR ONTARIO ST ADELAIDE AVE W BOND ST W PARK RD S GIBB ST CENTRE ST S SIMCOE ST N RITSON RD S KING ST E Attachment 1 Development Services Department Subject: Applications to Amend the Oshawa Official Plan and Zoning By-law 60-94 Address: South side of Richmond Street East between Mary Street North and Ontario Street File: OPA-2018-04, Z-2018-04 Subject Site R4 A/R6 B 25 CBD-B CBD-A(3) McLaughlin CBD-A Armoury CBD-A.T25 CBD-A ONTARIO ST R6-D/CC-B OSP/CIN CBD-B.T25 McLaughlin Square CBD-B RICHMOND ST E CBD-B.T25 Carriage House CBD-A.T25 CBD A T25 VICTORIA ST KING ST E 303 MARY ST N CBD-A.T25 R6-D/R7-A YMCA 80 Bond CBD-A(4) 5 COLBORNE ST E R2/R3-A/R WILLIAM ST E CBD-A Durham Region Courthouse CBD R3-A/R6 BOND ST E CB CBD-A.T25 5 K:\Attachments\2018\05 May\RichmondStEMaryStN\RichmondStEMaryStN_Att1.mxd\6/1/2018
N K:\Attachments\2018\05 May\RichmondStEMaryStN\pdfs\RichmondStEMaryStN_Att2.pdf Title: Proposed Site Plan Subject: Applications to Amend the Oshawa Official Plan and Zoning By-law 60-94 Address: South side of Richmond Street East between Mary Street North and Ontario Street File: OPA-2018-04, Z-2018-04 City of Oshawa Development Services Department 21 Storeys in height 4 Storeys in height Attachment 2 304