report pl71-12: re: draft plan of subdivision ... - Town of Whitby

Report to: Planning and Development CommitteeReport No.: PL 71-12 Page 3 of 8Single Detached Dwellings (partial lots to be joinedwith land to the south) with 10m frontages (min.):2 unitsNon-Residential Development Proposed Roads: 0.48 Ha Open Space (to be conveyed to Town): 0.13 HaThe following reports/studies were submitted in support of the planning applications: Environmental Noise Assessment Report prepared by YCA EngineeringLimited., dated September 2012 Geotechnical Investigation prepared by Terraprobe Inc., dated September 7,2012 Hydrogeologic Study prepared by Terraprobe Inc., dated September 7, 2012 Phase One Environment Site Assessment prepared by Soil Engineers Ltd.dated August 3, 2011 Stage 1 and 2 Archaeological Assessment prepared by NortheasternArchaeological Associates Ltd. dated September 4, 2012These reports/studies will be reviewed and assessed by the relevant agencies as partof the application review process.Highlights of the Submitted ReportsThe Environmental Noise Assessment Report recommends that mandatory noisewarning clauses be registered on title due to the noise generated from traffic onWinchester Road East and the nearby public garage (Precision Tune Auto Care). Thereport also recommends that noise fencing be required and that the dwellings be fittedwith ducting that can accommodate the installation of air conditioners by the homeowners if desired. All warning clauses are to be included in the SubdivisionAgreement registered on title, and also inserted into the Agreements of Purchase andSale or Lease. The report found that standard OBC building materials can be used inall proposed units.The Geotechnical Investigation notes that the undisturbed native soils are consideredsuitable to support house foundations.The Hydrogeologic Study found that the proposed development will reduce the amountof groundwater recharge and infiltration on site, which can be offset by directing roofleaders to drain over the permeable surface areas (i.e.: lawns and gardens) and byensuring that the sandy layers of soil are maintained through proper site design andgrading.

Report to: Planning and Development CommitteeReport No.: PL 71-12 Page 5 of 8To the east: Single Detached Dwelling and Semi-Detached DwellingsTo the west: Single Detached Dwellings5.0 DISCUSSION/OPTIONS:Official Plan & ZoningThe subject property is located within the Town of Whitby’s Brooklin CommunitySecondary Plan area. The subject lands are designated as Medium DensityResidential and Hazard Land (see Attachment #2). The land use designation permitsresidential units at a net density of between 30 and 40 units per net hectare and shallnot exceed three storeys in height.The subject property was severed from 403 Winchester Road East through Region ofDurham Land Division Application LD 095/2009 to allow the vacant parcel to be soldand developed while the retained land would continue to be used for a single detacheddwelling, to be developed as street townhouse dwellings at a later date (seeAttachment #4). The overall site, including the 14 future units at 403 Winchester RoadEast, is proposed to be developed with a net density of 39.6 units per net hectare,which is within the approved density limits.An amendment to the Town of Whitby’s Zoning By-law is required to implement theproposed plan of subdivision. The proposed zone category (R4B*) and standards arethe same as other street townhouse dwelling developments within Brooklin. Theapplicant is requesting that the minimum lot depth be reduced from 30 metres to 29metres for Block 5. The proposed R2D* zone category for the two single detacheddwelling lots allow lots with 10m frontage, which provides a transition between theproposed street townhouse dwelling lots with 6m frontage to the north and the existingR2C* zoned lots to the south with 10.5m frontages (see Attachment #5). The zoningon the creek lands on the west side of the site should be zoned ‘OS’-Open Space tomatch the existing trails and park to the south.A new Zoning Amendment application will be required to eventually develop theproposed 14 street townhouse units on the retained land at 403 Winchester RoadEast. The development of these lands will likely proceed by way of Land Division witha subdivision agreement.Existing Trees on WinchesterThe Region of Durham is working on an Environmental Assessment for the wideningof Winchester Road East in Brooklin. The Region of Durham has noted that none ofthe trees within or adjacent to the property boundary of the proposed subdivision areexpected to be impacted by the Region’s work. The Planning Department notes thatthere is an existing row of eight (8) mature Silver Maple trees along Winchester Road

Report to: Planning and Development CommitteeReport No.: PL 71-12 Page 6 of 8East. The opportunity to retain these trees will be explored and addressed in the finalreport.Lynde Creek Channel and TrailThere is an existing channel containing a section of Lynde Creek on the westernportion of the subject land. The applicant is currently working on upgrades to thechannel on their lands, in consultation with the Central Lake Ontario ConservationAuthority (CLOCA) and the Whitby Public Works Department. The work is on theapplicant’s property and is being undertaken to meet the coldwater streamconstruction window requirements of the Ministry of Oceans and Fisheries andCLOCA. Top soil and ground restoration, as required, will occur where disturbanceimpacts Town lands. Public Works will report further on this initiative. The workwould, through the plan of subdivision, include the extension of the existing 2.5m widetrail along the east side of the creek and will connect to the public sidewalk onWinchester Road East. Buffer planting between the trail and the future rear lot lines ofthe proposed townhouses will be addressed through the review with recommendationsto be provided through the final report.The existing trees along the western side of the channel are proposed to bepreserved. New planting is proposed to be installed along the eastern side of thechannel. The landscape work would include native plant species and would beadvanced as part of the plan approvals.Town-owned Open Space to the WestThe lands on the west side of the subject land were previously conveyed by thedeveloper of the lands to the south and form the west half of the channel land toaccommodate the valley and future walkway. The strip of land is currently zoned ‘R3-BP’ Residential. This land should be zoned ‘OS’-Open Space to match the openspace lands to the south.6.0 PUBLIC COMMUNICATIONS/PLAN:Notice of the public meeting was mailed to all property owners within 120 metres (400feet) of the subject property at least 14 days prior to the meeting. In addition, twopublic notice signs were erected on the subject property in accordance with the signnotification procedures prior to the public meeting date.7.0 CONSIDERATIONS:A. PUBLICThis Introductory Public Information Meeting is being held in accordance with theWhitby Official Plan and the Planning Act.

Report to: Planning and Development CommitteeReport No.: PL 71-12 Page 7 of 8B. FINANCIALN/AC. IMPACT ON & INPUT FROM OTHER DEPARTMENTS/SOURCESThe Draft Plan of Subdivision and Zoning Amendment applications have beencirculated to the relevant agencies for their review. The agency comments will beprovided in the recommendation report to be brought forward at such time aspublic input and all comments are available and have been assessed.D. CORPORATE AND/OR DEPARTMENT STRATEGIC PRIORITIESN/A8.0 SUMMARY AND CONCLUSIONThat Planning Report Item No. PL 71-12 be received as information and that thePlanning Department report back to the Planning and Development Committee at suchtime as the public input and agency comments have been received and assessed.Comments received at this public meeting, as well as any subsequent writtencomments will be considered by the Planning Department in its analysis of theapplications. A recommendation report will be brought forward upon receipt of allagency and public comments.9.0 ATTACHMENTSAttachment #1:Attachment #2:Location SketchExcerpt from Official Plan Schedule ‘K’Attachment #3: Excerpt from Zoning By-law 1784Attachment #4:Attachment #5:Proposed Draft Plan of SubdivisionApplicant’s Proposed Zone ChangesFor further information contact:Lauren Taylor, Ext. 2318

Report to: Planning and Development CommitteeReport No.: PL 71-12 Page 8 of 8___________________________________________Robert B. Short, Commissioner of Planning, Ext. 4309___________________________________________Robert Petrie, Chief Administrative Officer, Ext. 2211