~oshawa® reportapp.oshawa.ca/agendas/development_services/2012/03-26/ds... · 2014. 1. 7. ·...

~OShawa® Report

To: Development Services Committee Item: Date of Report:

DS-12-78 March 21,2012

From: Commissioner, Development File: Date of Meeting:

Services Department S-0-2006-02, March 26, 2012 B-31 00-0085, Z-2006-04

Subject: Revised Applications to Amend the Oshawa Official PLANNING ACT Plan, Windfields Part /I Plan, and Zoning By-law No. AND MUNICIPAL 60-94, and for Approval of a Draft Plan of Subdivision CLASS (S-0-2006-02) ENVIRONMENTAL East side of Simcoe Street North and north of ASSESSMENT Britannia Avenue PUBLIC MEETING Minto Communities (Toronto) Inc.

1.0 PURPOSE

The purpose of this report is to provide background information for the Planning Act and Municipal Class Environmental Assessment public meeting on the subject applications.

Revised applications have been submitted by Minto Communities (Toronto) Inc. (Minto) to amend the Oshawa Official Plan, the Windfields Part II Plan and Zoning By-law No. 60-94 and for approval of a draft plan of subdivision (S-0-2006-02) to permit 881 new dwellings (singles, street townhouses, back to back townhouses, apartments, homes for the aged, retirement homes), a separate elementary school, a public elementary school, a public secondary school, a park, open space areas, stormwater management facilities and Planned Commercial Centre uses on lands to be added to the RioCan site.

Attachment No. 1 is a map showing the location of the subject site and the existing zoning for the area.

Attachment No.2 is a copy of the existing Windfields Part II Plan.

Attachment No. 3 is a copy of the proposed Windfields Part II Plan amendments.

Attachment NO.4 is a copy of the draft plan of subdivision submitted by the applicant that was considered at the June 20, 2011 Public Meeting.

Attachment No. 5 is a copy of the revised draft plan of subdivision submitted by the applicant.

Attachment No.6 is a copy of the special zoning regulations requested by the applicant.

100 98011-0704

Report·to the Development Item: DS-12-78 Services Committee (Continued) - 2 - Meeting Date: March 26, 2012

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, notice was published in both the Oshawa This Week and Oshawa Express newspapers and two signs giving notice of the applications have been posted on the site.

The public meeting will also address and receive comments the environmental assessment requirements for the construction of the Bridle Road unopened road allowance. The existing portion of Bridle Road located south of Winchester Road East that is presently opened as a public road allowance is intended to be improved to an urban standard.

On June 20, 2011 a public meeting was held concerning the applications. At its conclusion, the Development Services Committee adopted a recommendation to refer the applications back to staff for further review and the preparation of a subsequent report and recommendation. The minutes of that public meeting form Attachment NO.7 to this report.

Since the June 20, 2011 public meeting, the applicant has revised the development proposal. The key differences between the original proposal (Attachment No.4) and the revised proposal (Attachment No.5) are as follows:

(a) The draft plan now shows a new local road system and lotting pattern;

(b) A north-south collector road between Simcoe Street North and Bridle Road that was to connect into the RioCan site has been deleted;

(c) The total unit count has been decreased from 1402 units to 881 units and is changed by unit type as follows: .

Unit type Original Draft Plan Revised Draft Plan (Attachment No.4) (Attachment No.5)

Low Density Units 249 393 Medium Density I Residential 497 153 Units Medium Density II Residential 420 225 Units High Density I Residential 236 110 Units TOTAL 1402 881

(d) The applicant is no longer proposing semi-detached dwellings, duplexes or converted dwellings or apartment buildings in the Medium Density I Residential or Medium Density II Residential areas;

(e) The applicant has deleted the proposal for a mix of uses, including semi-detached dwellings, duplexes or converted dwellings, in the High Density I Residential area;

1a1

Report to the Development Item: 05-12-78 Services Committee (Continued) - 3 - Meeting Date: March 26, 2012

(f) The amount of High Density 1 Residential, Medium Density II Residential and Medium Density I Residential are being decreased;

(g) The applicant is no longer proposing to have Medium Density II Residential uses as an alternative use on the separate elementary school block;

(h) Block 410, located adjacent to Simcoe Street North and fronting on Street M, is proposed to be a block consisting of singles and townhouses that will be built as model homes initially;

(i) A number of blocks within the draft plan indicate either singles or street townhouses, or a combination thereof, to permit flexibility for the developer;

(j) A new east-west collector road is no longer proposed connecting Street B with Bridle Road;

(k) Roundabouts are proposed for the Bridle Road I Street J intersection and the Bridle Road I future collector road in the RioCan subdivision abutting the Public Secondary School Block;

(I) Street U, located in the southeast corner of the draft plan, abutting Britannia Avenue, is now a cul-de-sac rather than a through street;

(m)The separate elementary school has been moved northward, away from Britannia Road, but still fronting on Street B and increased in size from 2.21 ha (5.5 ac.) to 2.56 ha (6.2 ac.);

(n) The public elementary school has been shifted south and no longer abuts the north property line. This school site has increased in area from 2.14 ha (5.3 ac.) to 2.4 ha (5.9 ac.). Street townhouses are now proposed to abut the future RioCan lands.

(0) Abutting the north property line of the Minto development are proposed Planned Commercial Centre Blocks to be transferred to RioCan.

2.0 RECOMMENDATION

That the revised applications submitted by Minto Communities (Toronto) Inc. to amend the Oshawa Official Plan, the Windfields Part II Plan (File: B3100-0085) and Zoning By-law No. 60-94 (File: Z-2006-04), and for approval of a draft plan of subdivision (S-O-2006-02) on lands located east of Simcoe Street North and north of Britannia Avenue, be referred back to the Development Services Department for further review and the preparation of a subsequent report and retommendation. This referral does not constitute or imply any form or degree of approval.

102

Report to the Development Item: 05-12-78 Services Committee (Continued) -4- Meeting Date: March 26, 2012

3.0 EXECUTIVE SUMMARY

Not applicable.

4.0 INPUT FROM OTHER SOURCES

4.1 Other Departments and Agencies

~ The revised 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. .

4.2 Auditor General

~ The Auditor General does not provide comments on reports of this nature.

5.0 ANALYSIS

5.1 Background

~ The subject site is located east of Simcoe Street North and north of Britannia Avenue and is 'part of the former Windfields Farm.

~ In 2006 this site was subject to previous applications by Windfields Farms to amend the Oshawa Official Plan, Windfields Part II Plan and Zoning By-law No. 60-94 and for approval of a proposed draft plan of subdivision.

~ Minto purchased the lands from Windfields Farms and submitted the revised applications.

103

Report to the Development Item: DS-12-78

Services Committee (Continued) - 5 - Meeting Date: March 26, 2012

~ The following is background information concerning the revised applications:

Existin"g Requested/Proposed Oshawa Residential, Planned Commercial There will be no change in the land Official Plan Centre, future north/south collector use designations: The proposed Designation roads, and a future north/south changes relate to re-aligning and/or

arterial road. Part of the site is deleting various future arterial and within the Main Central Area. collector roads.

Windfields Low Density Residential, Medium Re-align and/or delete various future Part II Plan Density I and II Residential, High arterial and collector roads, relocate Designation Density I Residential, and amend the amount of the various

Neighbourhood Park, Open Space lan

Report to the Development Item: 05-12-78


}o- Proposed Development (Attachment No.5):

Gross Area of Draft Plan 62.9 ha (155.4 ac.) Net Residential Area of Single Detached Lots 14.71 ha (36.3 ac.) Number of Proposed Single Detached Lots

• 11 m (36 ft.) - 201 lots 393 • 13.1m (43 ft.) -192 lots

Maximum Net Residential Density of Single Detached Lots 27 u/ha (10.8 u/ac.) Net Residential Area of Medium Density I Residential 4.22 ha (10.4 ac.) Number of Medium Density I Residential Units 153 units Maximum Net Residential Density of Medium Density I 36 u/ha (14.7 u/ac.)Residential Net Residential Area of Medium Density II Residential 3.27 ha (8.1 ac.) Number of Medium Density II Residential Units 225 units Maximum Net Residential Density of Medium Density II 69 u/ha (27.8 u/ac.)Residential

Net Residential Area of High Density I Residential (Block 441) 1.73 ha (4.3 ac.)

Number of High Density I Residential Units 110 units

Maximum Net Residential Density of High Density I Residential 64 u/ha (25.7 u/ac.)

Area of Public Secondary School (Block 471) 5.1 ha (12.6 ac.)

Area of Public Elementary School (Block 4481 2.4 ha (5.9 ac.)

Area of Separate Elementary School (Block 398) 2.56 ha (6.3 ac.)

Area of Neighbourhood Park (Block 449) 3.2 ha (7.9 ac.)

Area of Open Space - Environmentally Sensitive Areas (Blocks

454, 455, 458) associated with the tributary of the Oshawa 7.15 ha (17.7 ac.)

Creek

Area of Storm Water Management Facilities (Blocks 457 & 461) 2.63 ha (6.5 ac.)

Area of Blocks to be transferred to RioCan (Blocks 442 & 443) 0.37 ha (0.9 ac.)

Area of Future Development Blocks (Blocks 462-467) 0.33 ha (0.82 ac.)

5.2 Oshawa Official Plan and Windfields Part II Plan

}o- The subject site is designated as Residential and, in the northeast corner of the property, is designated Planned Commercial Centre. The Main Central Area Boundary generally covers the northwest portion of the subject site.

}o- The Official Plan specifies, in part, that areas designated as Residential shall be predominately used for residential dwellings. In addition, other land uses may be permitted in areas designated as Residential such a schools, parks, open space and recreational uses have a community or neighbourhood level service area.

}o- Areas designated as Planned Commercial Centre in the Oshawa Official Plan permit commercial uses related to the shopping centres.

105

I


);- In the Windfields Part II Plan the subject site is designated as Low Density Residential, Medium Density I Residential, Medium Density II Residential, High Density Residential, Public Secondary School, Public Elementary School, Separate Elementary School, Neighbourhood Park, Planned Commercial Centre-Main and Open Space and Reoreation. The majority of the lands proposed to be designated High Density I Residential and Medium Density II Residential are within the Main Central Area boundary.

);- The Low Density Residential designation generally includes uses such as single detached, semi-detached and duplex dwellings at densities up to 30 units per hectare (12 u/ac.).

);- The Medium Density I Residential designation generally includes uses such as single· detached, semi-detached, duplex and townhouse dwellings at a density of 30 to 60 units per hectare (12 to 24 u/ac.).

);- The Medium Density II Residential designation generally includes uses such as townhouses, low rise apartments and medi"um rise apartments at a density of 60 to 85 units per hectare (24 to 34 u/ac.).

);- The High Density I Residential designation generally includes uses such as low rise and medium rise apartments at density of 85 to 150 units per hectare (34-60 u/ac.).

);- There is a tributary of the Oshawa Creek that is designated as Open Space and Recreation and shown as Hazard Lands in the Windfields Part II Plan. An Environmentally Sensitive Area is shown in the southern portion of the tributary adjacent to Britannia Avenue.

);- The Planned Commercial Centre-Main is to be developed primarily as the commercial component of the Windfields Main Central Area.

);- The road system shown in both the Oshawa Official Plan and the Windfields Part II Plan includes Simcoe Street North as a Type 'B' Arterial Road, Britannia Avenue as a Type 'c' Arterial Road, the future Bridle Road as a Type 'c' Arterial Road, a future north/south collector road parallel to Simcoe Street North, and a second future north/south collector road east of the future Bridle Road.

>- The Windfields Part II Plan states that an Official Plan Amendment is not required to use the elementary school sites for Low Density Residential or Medium Density I Residential uses, provided the site is not needed for either the intended public or separate elementary school or other community use. Public and separate elementary school sites are proposed in the subject draft plan.

);- The Windfields Part II Plan states that an Official Plan Amendment is not required to use the public secondary school site for Medium Density II Residential uses, provided

106


the site is not needed for either the intended secondary school or other community uses. There is a public secondary school proposed in the subject draft plan.

~ The applicant is proposing the following amendments to the Qshawa Official Plan:

• To delete the collector road designation (Street B) of a proposed road that extends north from Britannia Avenue, parallel to and east of Simcoe Street North;

• To rea,lign, further east, Bridle Road, north of Britannia; • To delete the collector road designation from Street U on the draft plan, located

east of the Oshawa Creek Tributary. This road would become a local road and end· in a cul-de-sac, with no access from Britannia Avenue.

~ The applications submitted by Charing Cross Investments Inc. (Metrus) to amend the Oshawa Official Plan and the Windfields Part II Plan for the lands east of the subject site also propose to alt~r the alignment of Bridle Road and to delete the collector road east of the Oshawa Creek tributary. The future location of Bridle Road has been coordinated between the two applications to create a satisfactory alignment for each developer.

~ The applications submitted by RioCan also propose to delete the proposed north-south collector road that is located east of Simcoe Street North.

~ The applicant is proposing the following amendments to the Windfields Part II Plan:

• To delete the collector road designation of a proposed road (Street B) that extends north from Britannia Avenue, parallel to and east of Simcoe Street North and to delete the connection into the RioCan site;

• To re-align further east Bridle Road, north of Britannia Avenue;

I

• To delete the collector road designation from Street U on the draft plan, located east of the Oshawa Creek Tributary;

• To increase the area of High Density I Residential;

• To increase the area of Medium Density II Residential;

• To increase and relocate the area of Medium Density I Residential;

• To decrease the area of Low Density Residential;

• To relocate the Public Secondary School from generally the northeast corner of Simcoe Street North and Britannia Avenue to the southwest corner of Bridle Road and a east-west future collector road in the RioCan draft plan of subdivision. This will result in the redesignation of the new site from Planned Commercial Centre

107



Main and Low Density Residential to Public Secondary School and realigning the Main Central Area boundary;

• To relocate the Separate Elementary School from the west side of Bridle Road, to the west side of Street B, north of Street K;

• To relocate the Neighbourhood Park from adjacent to Bridle Road, to a location on the east side of Street B;

• To have as an alternative use to the Public Secondary School block (Block 471) a mix of Low Density Residential and Medium Density I Residential uses; and

• To relocate the Public Elementary School site further south such that it does not abut the Planned Commercial Centre - Main area.

~ The policies and provisions of the Oshawa Official Plan and Windfields Part II Plan will be considered during the further processing of the subject applications.

5.3 Zoning By-law No. 60-94

~ The subject site is currently zoned AG-A (Agricultural) in Zoning By-law No. 60-94.

~ The applicant proposes to amend Zoning By-law No. 60-94 to implement the revised draft plan of subdivision. The proposed zoning amendment would:

• Rezone the proposed single detached lots to appropriate R 1-E (Residential) Zones, subject to special zoning regulations (Attachment No.6);

• Rezone the proposed Medium Density I Residential blocks to appropriate R1-E and/or R3-A (Residential) Zones, which would permit street townhouse dwellings and single detached dwellings, subject to special zoning regulations (Attachment No.6);

• Rezone the proposed Medium Density II Residential blocks to appropriate R3 or R3-A (Residential) Zones, which would permit street townhouse dwellings and back to back townhouse dwellings, subject to special zoning regulations (Attachment No.6);

• Rezone the proposed High Density I Residential block to an appropriate R6-C (Residential) Zone, which would permit apartment buildings, homes for the aged, nursing homes or retirement homes subject to special zoning regulations (Attachment No.6);

• Rezone the proposed Public Elementary School Block (Block 448) to an appropriate CIN (Community Institutional) / R1-E/R3-A (Residential) Zones subject to special zoning regulations (Attachment No.6);

108


Services Committee (Continued) - 10- Meeting Date: March 26, 2012

• Rezone the proposed Separate Elementary School Block (Block 398) to an appropriate CIN (Community Institutional) I R1-E/R3 (Residential) Zones subject to special zoning regulations (Attachment No.6);

• Rezone the proposed Public Secondary School Block (Block 471) to an appropriate CIN (Community Institutional) I R1-E/R3 (Residential) Zones subject to special zoning regulations (Attachment No.6);

• Rezone the proposed Neighbourhood Park blocks (Blocks 449 and 456) to OSP (Park Open Space) Zone;

• Rezone the proposed storm water management facilities (Blocks 457 and 461) to OSH (Hazard Lands Open Space) Zone; and

• Rezone the open space and valley bocks (Blocks 454, 455 and 458) to OSH (Hazard Lands Open Space) Zone.

• Rezone the commercial blocks (Blocks 442 & 443) proposed to be transferred to RioCan to an appropriate PCC (Planned Commercial Centre) Zone.

~ The provisions of Zoning By-law No. 60-94 will be considered during the further processing of the subject applications.

5.4 Subdivision Design Considerations

~ Detailed design matters will be reviewed during the further processing of the applications to ensure compliance with the City's Landscaping Design Policies and other policies. This Department will conclude its position on the subdivision 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) Urban design matters along the Simcoe Street North corridor; (b) Environmental impact; (c) Noise attenuation; (d) The future disposition of the existing buildings noted in the Cultural Heritage Report

submitted for the entire Windfields Planning Area; (e) The appropriateness of the proposed zoning regulations; (f) The proposed lot mix and density; (g) The proposed dwelling unit type and lot frontages proposed for arterial roads; (h) The location of the recreation trails through the draft plan of subdivision;

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(i) Transportation considerations including deleting collector road designations, altering the alignment of Bridle Road and traffic calming (roundabouts) on an arterial road;

U) The interface between the residential uses and the future commercial uses to the north;

(k) Connectivity and compatibility of roads and land uses with the adjacent subdivision applications; and

(I) The size and configuration of the Neighbourhood Park.

6.0 FINANCIAL IMPLICATIONS

~ There are no financial implications.

7.0 RESPONSE TO THE COMMUNITY STRATEGIC PLAN

~ Holding a public meeting on development applications advances Goal C (A Caring and Responsive Community) of the City's Community Strategic Plan by improving communication, encouraging citizen engagement and ensuring accountability and effective City management.

'v~ 'b~~~~ Paul Ralph, B.E.S., RPP, Director Planning Services

Thomas B. Hod .S., M.A., RPP, Commissioner Development Services Department

SAlc Attachments

11 a

Attachment No.1

DEVELOPMENT SERVICES DEPARTMENT

Item No.: OS-12-78 Subject: Applications to amend the Oshawa Official

Plan, Windfields Part II Plan, and Zoning By-law No. 60-94, and a revised Draft Plan of Subdivision (S-0-2006-02)

Subject Site

~ Metrus Lands 111l222I Riocan Lands

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WINDFI:LOS PlANNNG AR"" o HQII DeMIIy I RMiW.1II COMMUNITY USE •• ....... c.nIral AIs.TyOt 'C' AIIa1al R..c

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Attachment No.2 ~ Item No.: OS-12-78 Subject: Applications to amend the Oshawa Official Plan, Windfields Part II Plan, and Zoning By-law No. 60-94, and a revised

Draft Plan of Subdivision ' Cily ..Jv.~ht,.w ~File No.: 8-0-2006-02, B-31 00-0085, Z-2006-04

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Attachment No. 5

DS-12-78Item No.: Subject: Applications to amend the Oshawa Official Plan, Windfields Part" Plan, and Zoning

By-law No. 60-94, and a revised Draft Plan of Subdivision File No.: S-0-2006-02, B-31 00-0085, Z-2006-04 CityofOshawa ~

DEVELOPMENT SERVICES DEPAR1MENT ~WA

115

Zones

Residential Type

Minimum Lot Frontage (m)

Minimum Lot Area (mL)

Minimum Front Yard Depth abutting

Arterial/Other (m)

Minimum Interior side yard depth (m)

---.0. Minimum interior side yard depth (m) --" corner lot 0"- Minimum Exterior side yard depth

(Abutting arterial/other (m)

Minimum Rear Yard Depth (m)

Maximum Lot Coverage

Maximum Height

Minimum Landscaped Open Space in

Front Yard (%)

Minimum Landscaped Open Space (%)

Maximum Density - Dwelling units per

hectare

Parking

Proposed Zoning Regulations

R1-E R3-A Single detached Street townhouse dwelling

11.0 6.0

319 170 4.5 4.5

1.2/0.6 1.2

0.6 n/a

2.0/0.6 2.0

6.5 6.5

45.0 52.0 10.5 10.5 50.0 50.0

n/a n/a

n/a n/a

2 2

R3 Back to back townhouse building/dwelling

6.0

90 6.0

1.2

n/a

2.0

0.0

63.0 12.0 50.0

n/a

n/a

2

05-12-78 Attachment No. 6

RS-C Apartment building, home for the aged, nursing home, retirement home

30.0

n/a 6.0

1.5 for each storey or half-storey

n/a



but in no case less than 7.5 metres

35

25.0

n/a

40

150

Varies as per use

OS-12-78 Attachment No. 7

PLANNING ACT PUBLIC MEETINGS AND MUNICIPAL CLASS ENVIRONMENTAL ASSESSMENT PUBLIC MEETINGS

7:00 p.m.

The Cha,ir outlined the purpose and format of the public meetings.

PRESENTATIONS

Susan Ashton, Principal Planner provided an overview of:

1. The applications submitted by Minto Communities (Toronto) Inc. to amend the Oshawa Official Plan, Windfields Part II Plan and Zoning By-law 60-94 and to approve a revised Draft Plan of Subdivision on the east side of Simcoe Street North and north of Britannia Avenue; and,

2. The applications submitted by Charing Cross Investments Inc. (Metrus) to amend the Oshawa Official Plan, Windfields Part II Plan and Zoning By-law 60-94 and for approval of Draft Plan of Subdivision north of Britannia Avenue, east of Bridle Road; and,

3. The applications submitted by RioCan Management Inc. to amend the Oshawa Official Plan, the Windfields Part II Plan and Zoning By-law 60-94 and for approval of Draft Plan of Subdivision for lands east and west of Simcoe Street North, south of Winchester Road.

The Committee questioned Susan Ashton.

REPORTS

OS-11-272 Applications to amend the Oshawa Official Plan, Windfields Part II Plan, Zoning By-law 60-94, and to Approve a Revised Draft Plan of Subdivision (S0-2006-02), East side of Simcoe Street North and North of Britannia Avenue, Minto Communities (Toronto) Inc.

Emma West, Planner, planningAliiance addressed the Committee on behalf of Minto Communities (Toronto) Inc. providing an overview of the applications submitted to amend the Oshawa Official Plan, Windfields Part II Plan, Zoning By-law 60-94 and to approve a revised Draft Plan of Subdivision on the east side of Simcoe Street North, north of Britannia Avenue, noting the key elements of the application include a range of singledetached dwellings, semi-detached dwellings, street townhouses, block townhouses, back to back townhouses and apartments as well as a neighbourhood park, a high school, two elementary schools, trails and open space, and a stormwater management facility. The delegate noted the applications are also requesting an amendment to the Oshawa Official Plan and Windfields Part II Plan to realign various future arterial and collector roads, to delete a future north/south collector road and to add an east/west collector road.

11 7

05-12-78 Attachment No. 7

The Committee questioned the Commissioner, Development Services.

The Chair asked if any members of the public wanted to address the Committee concerning the applications. No public comments were received.

Moved by Councillor Pidwerbecki, "That the applications submitted by Minto Communities (Toronto) Inc. to amend the Official Plan, the Windfields Part II Plan (File: B3100-0085) and Zoning By-law 60-94 (File: Z2006-04), and for approval of a revised draft plan of subdivision (S-0-2006-02) on lands located east of Simcoe Street North and north of Britannia Avenue, 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." CARRI ED

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