Public Report To: From: Report Number: Development Services Committee Paul D. Ralph, BES, RPP, MCIP, Commissioner, Development Services Department DS-18-64 Date of Report: March 22, 2018 Date of Meeting: March 26, 2018 Subject: File: Revised Application to Amend Zoning By-law 60-94 for lands on the northeast corner of Ritson Road North and Ormond Drive, Milestone Property Investment Ltd. Z-2017-02 1.0 Purpose The purpose of this report is to provide a recommendation on the revised application submitted by Milestone Property Investment Ltd. to amend Zoning By-law 60-94 to permit two semi-detached dwelling units in addition to other uses permitted by the current zoning on the lands located on the northeast corner of Ritson Road North and Ormond Drive. The application also proposes specific zone regulations for the proposed block townhouses and semi-detached dwellings. A condominium application has not been submitted at this time. The applicant intends to develop the site as a common elements condominium, if the rezoning application is approved. Therefore, zoning requirements for condominium block townhouses have been reviewed through this exercise. 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 and considered at the May 29, 2017 public meeting. Attachment 3 is a copy of the revised site plan submitted by the applicant to address certain technical comments. A public meeting was held on May 29, 2017 concerning the subject application. At the conclusion of the meeting, the Development Services Committee adopted a recommendation to refer the application back to staff for further review and the preparation of a subsequent report and recommendation. The minutes of the public meeting form Attachment 4 to this report.
Meeting Date: March 26, 2018 Page 2 Since the May 29, 2017 public meeting the applicant revised the development proposal. The key differences between the proposal considered at the public meeting (Attachment 2) and the revised proposal (Attachment 3) are: The proposed semi-detached units have been re-designed to be double fronting units which provides for a better streetscape at the corner of Ritson Road North and Ormond Drive. The number of townhouse units has been reduced from 17 to 16; Additional visitor parking spaces have been added. The proposed development now complies with the zoning regulations for parking. The bulk refuse storage area has been removed. The applicant has advised that refuse pick-up will be done by private door-to-door collection. The minimum setback for the townhouse block along the east side of the subject site is proposed to be increased from 1.0 metre (3.28 ft.) to a minimum of 3.0 metres (9.84 ft.). The walkway proposed along the south side of the private driveway has been removed in order to accommodate planting to add as a screen between the driveway and the existing street townhouses to the south. 2.0 Recommendation That the Development Services Committee recommend to City Council: 1. That, pursuant to Report DS-18-64 dated March 22, 2018, the revised application submitted by Milestone Property Investment Ltd. to amend Zoning By-law 60-94 (File Z-2017-02) to permit two semi-detached dwelling units as an additional permitted use and special regulations for block townhouses and the semi-detached dwellings on lands located on the northeast corner of Ritson Road North and Ormond Drive be approved in accordance with the comments contained in the above noted Report and the necessary by-law be passed. 2. That, in accordance with Section 34(17) of the Planning Act and notwithstanding that the rezoning proposed in the public meeting report and the public meeting differs to some degree from that approved by City Council, such differences are not substantial enough to require further notice and another public meeting. 3.0 Executive Summary This Department recommends approval of the revised application submitted by Milestone Property Investment Ltd. to amend Zoning By-law 60-94 to permit two semi-detached dwelling units as an additional permitted use and special regulations for block townhouses and the semi-detached dwellings on lands located on the northeast corner of Ritson Road North and Ormond Drive.
Meeting Date: March 26, 2018 Page 3 The proposal represents an appropriate infill development that is compatible with the adjacent land uses. The proposed development conforms to the Provincial Growth Plan, is consistent with the Provincial Policy Statement, conforms to the Durham Region Official Plan and the Oshawa Official Plan, is within the Built Boundary, represents good planning and promotes appropriate development of an under-utilized site. 4.0 Input From Other Sources 4.1 Other Departments and Agencies No department or agency that provided comments has any objection to the approval of the subject application. Certain technical issues and requirements related to the proposed development have been identified and can be resolved during the site plan approval and building permit processes, if the application is approved. 4.2 Public Comments The minutes of the public meeting concerning the subject applications form Attachment 4 to this Report. Key concerns raised by the public are set out below together with a staff response. 4.2.1 Tree Preservation and Privacy Screening Comment: There were comments regarding the impact the proposed development will have on existing trees along the east property line of the subject site and a request that trees be planted along the south property line to help screen the existing rear yards of the street townhouses to the south from the proposed development. Staff Response: A Tree Assessment Report, dated July 20, 2017 and a Tree Inventory and Preservation Plan Report, dated August 28, 2017 prepared by Kuntz Forestry Consulting Inc. have been submitted by the applicant. The reports conclude that seven trees along the east and north sides of the subject site are in poor condition and should be removed. The report notes that most of these trees are growing on the fence line and permission from the neighbouring property owners should be obtained prior to their removal. There will be no trees preserved on site. All other trees adjacent to the site are to be maintained. The proposal has been revised to increase the setback between the easterly-most townhouse unit and the most easterly lot line from 1.0 metre (3.28 ft.) to a minimum of 3.0 metres (9.84 ft.) which will allow the opportunity for tree planting to be accommodated in the area where the existing trees are to be removed subject to any grading requirements.
Meeting Date: March 26, 2018 Page 4 The proposed walkway along the south side of the driveway has been removed. The removal of the walkway results in sufficient space being provided to accommodate tree planting along the south lot line subject to any grading requirements. Details regarding landscaping for the proposed development will be concluded during the site plan approval process if the subject rezoning application is approved. 4.2.2 Refuse Storage Comment: There was a comment concerning the location of the proposed bulk refuse storage area that was originally proposed at the southeast corner of the subject site adjacent to the rear yards of neighbouring residential properties. Staff Response: The site design has been revised to remove the bulk refuse storage area from the site plan. The applicant has advised that refuse pick-up will be done by private door-to-door collection. 4.2.3 Proposed Yard Depth on East Side Comment: There was a comment concerning the proposed building setbacks adjacent to the existing residential properties to the east. Staff Response: The proposal has been revised to increase the setback between the easterly-most townhouse unit and the most easterly lot line from 1.0 metre (3.28 ft.) to a minimum of 3.0 metres (9.84 ft.). This increased setback will allow for additional landscaping to mitigate the loss of the trees that are proposed to be removed along the east lot line. 4.2.4 Drainage Comments: There was a comment concerning whether or not the proposed development would have adequate drainage so as not to adversely impact adjacent properties. Staff Response: The applicant has submitted a stormwater management report prepared by John Towle Associates Limited, a professional engineering firm, in support of the subject application. The report states that the proposed development has been designed to direct stormwater to Ritson Road North via a swale along the north side of the property and along the private driveway.
Meeting Date: March 26, 2018 Page 5 The recommendations of the stormwater management report will be implemented through a site plan approval application if the subject rezoning is approved. 4.2.5 Transportation Considerations Comments: There were comments regarding the potential traffic impacts of the proposed development, impacts of the proposed driveway on pedestrian traffic, safety, adequacy of the proposed on-site parking and the ability to widen Ritson Road North in the future. Staff Response: Ritson Road North is designated as a Type B Arterial Road and is under the jurisdiction of the Region of Durham. Type B Arterial Roads are higher order roads that are intended to handle moderate volumes of traffic. The proposed driveway location has been located as far as possible from the intersection of Ritson Road North and Ormond Drive. The Region of Durham Works Department has no objection to the proposed development. The existing R4-A/R6-B (Residential) Zoning for the property permits block townhouses, apartment buildings, retirement homes, nursing homes and homes for the aged. Since medium density residential uses are currently permitted on the property, a driveway from the site to Ritson Road North is expected from the site whether or not the subject rezoning is approved. In the urban area, there will always be instances where pedestrians will encounter vehicular traffic entering and exiting driveways. Sightlines to protect pedestrian safety will be addressed through the site plan approval process. The proposed development as shown on the revised site plan (see Attachment 3) complies with the number of parking spaces required by Zoning By-law 60-94. A road widening for the Region of Durham for the future widening of Ritson Road North has been accommodated and is shown on the site plan. 5.0 Analysis 5.1 Background The subject site is located on the northeast corner of Ritson Road North and Ormond Drive (see Attachment 1). The following is background information concerning the subject application: Item Existing Requested/Proposed Oshawa Official Plan Designation Residential within a Sub-Central Area No change
Meeting Date: March 26, 2018 Page 6 Item Existing Requested/Proposed Zoning By-law 60-94 R4-A/R6-B (Residential) R4-A/R6-B (Residential) subject to a special condition to also permit the proposed semidetached dwelling units and special zoning regulations for block townhouses to implement the proposed site design Use Vacant 2 semi-detached dwelling units and 16 block townhouse units The following are adjacent land uses to the subject site: North Ritson Fields Park South Street townhouses fronting onto Ormond Drive East Single detached dwellings and a single detached dwelling with an accessory apartment fronting onto Palmetto Drive West Street townhouses fronting onto Ormond Drive, a single detached dwelling and the Region of Durham Waste Transfer facility on the west side of Ritson Road North The following are the proposed development details for the subject lands/site: Site Statistics Item Lot Frontage Net Lot Area Measurement Ormond Drive 7.62 m (25.0 ft.) Ritson Road North 58.24 m (191.08 ft.) 0.35 ha (0.87 ac.) Number of Proposed Units Semi-detached dwellings = 2 Block townhouse dwellings = 16 Total = 18 Net Residential Density Parking Spaces Required for Block Townhouse- Condominium Parking Spaces Provided for Block Townhouse- Condominium Parking Spaces Required for Semi-Detached Dwellings Parking Spaces Provided for Semi-Detached Dwellings 51.4 units per hectare (20.7 u/ac.) 26 plus 6 visitor Total: 32 (1.65 spaces per unit for residents plus 0.35 spaces per unit for visitors) 32 plus 6 visitor Total: 38 (2 spaces per unit for residents plus 0.35 spaces per unit for visitors) 4 (2 parking spaces per unit) 4 (2 parking spaces per unit)
Meeting Date: March 26, 2018 Page 7 5.2 Oshawa Official Plan The subject site is designated as Residential within a Sub-Central Area in the Oshawa Official Plan. The Oshawa Official Plan specifies, in part, that areas designated as Residential shall be predominantly used for residential dwellings. The Central Areas policies of the Oshawa Official Plan state that Sub-Central Areas shall serve a large portion of the Major Urban Area and shall be planned and developed similar to, but generally smaller in scale, than Main Central Areas. Sub-Central Areas shall be planned to support an overall long term-density target of at least 30 residential units per gross hectare (12.14 residential units/gross ac.) and a Floor Space Index of 2.0. The proposed net residential density for the subject site is 51.4 units per hectare (20.7 u/ac.) which is Medium Density I Residential [between 30 and 60 units per hectare (12 to 24 u/ac.)] according to the Oshawa Official Plan. Medium Density I Residential uses are generally located at the periphery of the neighbourhood in proximity to arterial and collector roads and in such a manner that the scale, form and impacts are generally compatible with adjacent land uses. Ritson Road North is designated as a Type B Arterial Road and Ormond Drive is designated as a Collector Road in the Oshawa Official Plan. The subject rezoning application conforms to the Oshawa Official Plan. 5.3 Zoning By-law 60-94 The subject site is zoned R4-A/R6-B (Residential). The R4-A Zone permits block townhouses. The R6-B Zone permits apartment buildings, homes for the aged, nursing homes and retirement homes. The proposed site plan includes one building (shown as Units 1 and 2 on Attachment 3) containing two dwelling units attached side-by-side. These units are defined as semidetached dwellings in Zoning By-law 60-94. Semi-detached dwellings are not permitted in the R4-A or R6-B Zones. This Department has no objection to an amendment to Zoning By-law 60-94 which would introduce a special condition to permit two semi-detached dwelling units in addition to the other uses permitted by the current zoning and to implement special zoning regulations to implement the proposed site design (see Attachment 3). The rationale for this recommendation is set out in Section 5.5 of this Report. 5.4 Site Design/Land Use Considerations The revised plan submitted by the applicant proposes two semi-detached dwellings and 16 block townhouses on a private roadway. One full-movement driveway access is proposed from Ritson Road North (see Attachment 3). If the application is approved, the applicant intends to submit applications for site plan approval and for approval of a common elements draft plan of condominium. The
Meeting Date: March 26, 2018 Page 8 individual Parcels of Tied Land (POTLs) associated with the common elements condominium would be created through a future application for the removal of part lot control. Detailed design matters will be reviewed during the site plan approval process to ensure compliance with the City s Landscaping Design Policies, engineering standards and other policies. Some of the specific matters this Department will be reviewing during the processing of the future site plan application, if the subject rezoning application is approved, include: (a) Site/building design matters including building architecture; (b) Environmental matters related to the former landfill site to the north of the property; (c) Servicing and stormwater management matters; (d) Landscaping and fencing; (e) Noise attenuation; (f) Lighting; (g) Archaeological assessment; (h) Private waste collection; (i) Fire route; and (j) Snow removal and snow storage. 5.5 Basis for Recommendation This Department has no objection to the revised application to amend Zoning By-law 60-94 for the following reasons: (a) Redeveloping an under-utilized property at this location conforms to the Provincial Growth Plan, is within the Built Boundary and is consistent with the Provincial Policy Statement. (b) The residential density and scale of the proposed development is suitable for the subject site. (c) Block townhouses are a permitted use on the subject site under the Zoning By-law. (d) The proposed development is transit supportive given the site s proximity to Durham Region Transit routes. (e) The proposed development will make more efficient use of existing municipal services such as water and sanitary services.
Meeting Date: March 26, 2018 Page 9 (f) The proposed development has been designed to be compatible with surrounding land uses. (g) The proposed development is in proximity to existing schools, parks, shopping areas and a medical clinic. (h) The application conforms to the Durham Region Official Plan. (i) The application conforms to the Oshawa Official Plan. (j) The application represents good planning. 6.0 Financial Implications There are no financial implications associated with the recommendation in this report. 7.0 Relationship to the Oshawa Strategic Plan The Recommendation advances the Economic Prosperity and Financial Stewardship goal of the Oshawa Strategic Plan. Warren Munro, HBA, Director, Planning Services Paul D. Ralph, BES, RPP, MCIP, Commissioner, Development Services Department
RITSON RD N COLD STREAM DR HARMONY RD N Attachment 1 Development Services Department SIMCOE ST N TAUNTON RD W DR ORMOND WILSON RD N BEATRICE ST E Subject: Revised Application to Amend Zoning By-law 60-94 for lands on the northeast corner of Ritson Road North and Ormond Drive File: Z-2017-02 Subject Site R4-A OSP RITSON RD N R1-C OSP R4-A/R6-B R3-A PALMETTO DR R1-D R2 R3-A ORMOND DR K:\Attachments\2018\03 Mar\NE_RitsonRdN&OrmondDr\NE_RitsonRdN&OrmondDr_Att1.mxd\3/15/2018 R 3-A SO-A(3) R4-A
N Attachment 2 K:\Attachments\2018\03 Mar\NE_RitsonRdN&OrmondDr\pdfs\NE_RitsonRdN&OrmondDr_Att2.pdf Title: Original Proposed Site Plan Subject: Revised Application to Amend Zoning By-law 60-94 for lands on the northeast corner of Ritson Road North and Ormond Drive File: Z-2017-02 City of Oshawa Development Services Department ORMOND DRIVE RITSON ROAD NORTH
N K:\Attachments\2018\03 Mar\NE_RitsonRdN&OrmondDr\pdfs\NE_RitsonRdN&OrmondDr_Att3.pdf Title: Revised Proposed Site Plan Subject: Revised Application to Amend Zoning By-law 60-94 for lands on the northeast corner of Ritson Road North and Ormond Drive File: Z-2017-02 City of Oshawa Development Services Department Attachment 3
Attachment 4 Excerpts from the Minutes of the Development Services Committee Meeting held on May 29, 2017 Presentation Rodger Miller, Miller Planning Services, presented an overview of the application to amend Zoning By-law 60-94 submitted by Milestone Property Investment Ltd. for lands on the east side of Ritson Road North, north of Ormond Drive. The Committee questioned Rodger Miller. Delegations Fiona Thiele addressed the Development Services Committee concerning the application to amend Zoning By-law 60-94 submitted by Milestone Property Investment Ltd. for lands on the east side of Ritson Road North, north of Ormond Drive, stating that her property backs on to land with a large old tree and she does not want to see the tree removed. Fiona Thiele also noted that the proposed garbage location is inappropriate due to the proximity of neighbouring houses. Theresa Wamboldt addressed the Development Services Committee concerning the application to amend Zoning By-law 60-94 submitted by Milestone Property Investment Ltd. for lands on the east side of Ritson Road North, north of Ormond Drive, stating that her property backs on to the land with the large tree and also does not want to see the tree removed. Theresa Wamboldt questioned the side yard distance and stated that the buildings appear too close to the property lines. Noella Powell addressed the Development Services Committee concerning the application to amend Zoning By-law 60-94 submitted by Milestone Property Investment Ltd. for lands on the east side of Ritson Road North, north of Ormond Drive, questioning if the site will have sufficient drainage, if the units will be rentals, if people will still have access to their back yards, when construction will begin, how far the houses will be located from neighbouring yards outside the proposed development and if the development will affect property values. Noella Powell also suggested that lines of trees should be planted behind fences for added privacy and expressed concern with the additional traffic the proposed development would bring. Correspondence DS-17-113 Stephen Prust submitting comments in opposition to the application to Amend Zoning By-law 60-94 for lands on the North East Corner of Ritson Road North and Ormond Drive submitted by Milestone Property UInvestment Ltd. Moved by Councillor Pidwerbecki, That Correspondence DS-17-113 dated May 29, 2017 from Stephen Prust submitting comments in opposition to the application to amend Zoning By-law 60-94 for lands on the northeast corner of Ritson Road North and Ormond Drive submitted by Milestone Property
Investment Ltd. be referred to staff for inclusion in the future recommendation report on the matter. Carried Report DS-17-104 Application to amend Zoning By-law 60-94 for lands on the east side of Ritson Road North, north of Ormond Drive, Milestone Property UInvestment Ltd. Moved by Councillor Pidwerbecki, That pursuant to Report DS-17-104 dated May 25, 2017, the application submitted by Milestone Property Investment Ltd. to amend Zoning By-law 60-94 (File Z-2017-02) to permit two semi-detached dwelling units as an additional permitted use and special regulations for block townhouses and the semi-detached dwellings on lands located on the northeast corner of Ritson Road North and Ormond Drive 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. Carried Adjournment Moved by Councillor Sanders, That the meeting adjourn. Carried