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That, on the recommendation of the Senior
Planner, Development Services, the following actions be taken with respect to
the application of Sifton Properties Limited, relating to the lands located
at 1420 Westdel Bourne and portions of 1826 and 1854 Oxford Street West:
a) the
Approval Authority BE ADVISED that at the public participation meeting of the
Planning and Environment Committee held with respect to the application for
Draft Plan of Subdivision by Sifton Properties Limited relating to lands
located at 1420 Westdel Bourne and portions of 1826 and 1854 Oxford Street
West, issues were raised with respect to the Environmental Impact Study and the
adjacent Warbler Woods Environmentally Significant Area;
b) the
Approval Authority BE ADVISED that Municipal Council supports issuing draft
approval of the proposed plan of subdivision as submitted by Sifton
Properties Limited, prepared by Stantec Consulting Ltd. and certified by
Bruce Baker, Ontario Land Surveyor (Project No. 161413130 Drawing No.1, dated
April 26, 2016), as red line revised which shows fourteen (14) single
detached residential blocks, four (4) medium density residential blocks, one
(1) high density residential block, one (1) school block, three (3) park
blocks, one (1) open space block, one (1) walkway block, one (1) road
widening block, two (2) reserve blocks, two (2) secondary collector roads,
and seven (7) local streets, SUBJECT TO the conditions contained in the attached
amended Appendix 29T-16502;
c)
the
proposed by-law appended to the staff report dated November 14, 2016, as
Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on
November 22, 2016, to amend Zoning By-law No. Z.-1, (in conformity with the Official
Plan), to change the zoning of the subject lands FROM an Urban Reserve (UR3)
Zone and a holding Urban Reserve (h-2•UR3) Zone TO:
i) a
Holding Residential R1 (h•R1-4) Zone, to permit single detached dwellings on
lots with a minimum lot frontage of 12 metres and minimum lot area of 360
square metres;
ii) a
Holding Residential R1 (h•R1-5) Zone, to permit single detached dwellings on
lots with a minimum lot frontage of 12 metres and minimum lot area of 415
square metres;
iii) a
Holding Residential R5/R6/R7/R8 (h•h-__•R5-7/R6-5/R7•D75• H15/R8-4) Zone, to
permit townhouses and stacked townhouses up to a maximum density of 60 units
per hectare and maximum height of 12 metres, various forms of cluster housing
including single detached, semi-detached, duplex, triplex, fourplex,
townhouse, stacked townhouse, and apartment buildings up to a maximum density
of 35 units per hectare and maximum height of 12 metres, senior citizens
apartment buildings, nursing homes, continuum-of-care facilities, and
emergency care establishments up to a maximum density of 75 units per hectare
and maximum height of 15 metres and apartment buildings up to a maximum
density of 75 units per hectare and maximum height of 13 metres;
iv)
a
Holding Residential R5/R6/R9 Special Provision (h•h-54•h- •R5-7( )/R6-5(21)/R9-7( )•H40) Zone to permit
townhouses and stacked townhouses up to a maximum density of 60 units per
hectare and maximum height of 12 metres; various forms of cluster housing
including single detached, semi-detached, duplex, triplex, fourplex,
townhouse, stacked townhouse, and apartment buildings up to a maximum density
of 35 units per hectare and maximum height of 12 metres; apartment buildings
and lodging house class 2 up to a maximum density of 150 units per hectare
and maximum height of 40 metres; together with a special provision for
dwelling setback from a high pressure pipeline (minimum) 20 metres;
v)
a
Holding Residential R5/R6/R8 Special Provision (h•h-54•h- •R5-7( )/R6-5(21)/R8-4( )) Zone to permit
townhouses and stacked townhouses up to a maximum density of 60 units per
hectare and maximum height of 12 metres; various forms of cluster housing
including single detached, semi-detached, duplex, triplex, fourplex,
townhouse, stacked townhouse, and apartment buildings up to a maximum density
of 35 units per hectare and maximum height of 12 metres; apartment buildings,
lodging house class 2, and stacked townhouses up to a maximum density of 75
units per hectare and maximum height of 13 metres; together with a special
provision for dwelling setback from a high pressure pipeline (minimum) 20
metres;
vi)
a
Holding Residential R5/R6/R8 Special Provision (h•h-54•h- •R5-7( )/R6-5(21)/R8-3( )) Zone to permit
townhouses and stacked townhouses up to a maximum density of 60 units per
hectare and maximum height of 12 metres; various forms of cluster housing
including single detached, semi-detached, duplex, triplex, fourplex,
townhouse, stacked townhouse, and apartment buildings up to a maximum density
of 35 units per hectare and maximum height of 12 metres; apartment buildings,
lodging house class 2, and stacked townhouses up to a maximum density of 65
units per hectare and maximum height of 13 metres; together with a special
provision for dwelling setback from a high pressure pipeline (minimum) 20
metres;
vii)
a
Holding Neighbourhood
Facility / Residential R1 (h•NF1/R1-4)
Zone to permit such uses as elementary schools, day care centres, community
centres, libraries, fire stations and private clubs; and to permit single
detached dwellings on lots with a minimum lot frontage of 12 metres and
minimum lot area of 360 square metres;
viii)
an
Open Space (OS1) Zone to permit conservation lands, conservation works, golf
courses, public and private parks; and,
ix)
an
Open Space (OS5) Zone to permit conservation lands, conservation works,
passive recreation uses which include hiking trails and multi-use pathways,
and managed woodlots; and,
it being noted that the following holding provisions
have also been applied:
A)
(h)
- to ensure orderly development and adequate provision of municipal services,
the “h” symbol shall not be deleted until the required security is provided
and that the conditions of draft plan approval will ensure the execution of a
subdivision agreement prior to development;
B)
(h-54)
- to ensure completion of noise assessment reports and implementation of
mitigation measures for development adjacent arterial roads; and,
C) (h- ) – to ensure
development demonstrates compliance with the urban design policies of the
Riverbend South Secondary Plan, and includes building orientation towards
public streets and public spaces;
d)
the
applicant BE ADVISED that the Director, Development Finance has summarized
the claims and revenues appended to the staff report dated November 14, 2016,
as Appendix "C";
it being pointed out that at the public
participation meeting associated with this matter, the individuals indicated
on the attached public participation meeting record made oral
submissions regarding this matter;
it being noted that the Municipal Council
approves these applications for the following reasons:
·
the
recommended
draft plan and Zoning amendment conforms to the policies of the Official
Plan, and are consistent with the Provincial Policy Statement;
·
the
proposed subdivision draft plan is in keeping with the Council-adopted
Riverbend South Secondary Plan;
·
the
subject lands are located within the urban growth boundary where full
municipal services are currently in place or are planned to service new
development;
and,
·
the
proposal is compatible with surrounding land uses; provides for an
attractive, pedestrian oriented and compatible community; and contributes to
compact urban form through the proposed range and mix of uses;
it being further noted that Municipal
Council received comments from the agent for the applicant in support of the
staff recommendation. (2016-D12)
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