Development Meeting Technical Report of Compiled Comments … · 2018-12-03 · site integrated...

Development Meeting Technical Report of Compiled Comments March 1, 2018 452 Raglan Street

1

Two applications have been received for a proposed development located at 452 Raglan Street. The information is as below: File No. D14118 is for a proposed Zoning By-law Amendment, File No. D1201118 is for a proposed Draft Plan of Subdivision Application Project: Pretty River Village Municipal Location: 452 Raglan Street, Collingwood, ON Owner: Urban Pro Developments Agent/Consultant: Innovative Planning Solutions, Stephen Naylor, Darren Vella Municipal Planners: Community Planner, Mark Bryan Project Description: This proposal was discussed at the September 7, 2017 development meeting under file number D002617. The proposal is approximately 9 hectares in size and would entail road connections to the Riverside Subdivision to the North and to the draft approved Eden Oak (McNabb) Subdivision to the West. The intent of the applications is to facilitate the development of the subject land for a total of 57 single detached dwelling units and 205 townhomes in both freehold and condominium tenures. The Developer has supplied a Planning Justification Report with more complete information, dated January 2018. This property is within the Nottawasaga Valley Conservation Authority Jurisdiction. Subject Property:

Attendees: Staff Representatives Mark Bryan

Attendance Applicant Representatives

Attendance

Brian MacDonald

Dean Collver

Evan Orser

Herb Lemon

John Velick

Development Meeting Technical Report of Compiled Comments D1201118 452 Raglan St

2 | P a g e 3 / 1 / 2 0 1 8

Martin Rydlo

Nancy Farrer

Peggy Slama

Robert Bolt

Wendy Martin

Town and Agency comments: 1. Planning Services, February 7, 2018

Mark Bryan, Community Planner 452 Raglan Street – Urban Pro Developments (File No. D1201118 and D14118 )

First Submission Comments for February 8th, 2018

Proposal: Residential Plan of Subdivision (262 Units) – 57 single detached dwelling units, 148 ‘back to back stacked’ townhouses and 57 townhouses, associated Zoning By-law Amendment and Condominium and Site Plan Approvals

9.02 hectares (1.728 of which is indicated as Environmental Protection – verification needed)

Official Plan Designation: Schedule “A” – Residential, Environmental Protection Schedule “B” – Category 1 Valleylands, Fish Habitat, Schedule “C” – Medium Density Schedule “D” – adjacent to local road stubs (northern

boundary) Schedule “D1” – adjacent to future Pretty River pedestrian trail Schedule “E” – Service Area 1 Schedule “F” - Green Fields – Lands for Urban Uses Zoning By-law: Deferred Development - Residential (DR)

Environmental Protection (EP)

General Comment

As detailed in the following comments, considerable additional information and review is necessary for the proposed subdivision and rezoning to proceed. Accordingly, review comments are tentative at this time and reflect a development proposal that may undergo significant modification. A decision regarding completeness of the applications will be made shortly in accordance with the provisions of the Planning Act. Scheduling a public meeting is premature at this time. Official Plan - Environmental Protection

1. The sufficiency/findings of submitted materials addressing natural hazards and environmental impacts/natural heritage will need to be confirmed with the NVCA, MNR, Engineering and other appropriate agencies. As noted during preconsultation, the appropriateness of setbacks, mitigation measures and stormwater management facilities (size and location) are important considerations in confirming the developable area for the proposed subdivision and its functionality.

Official Plan – Residential/Medium Density

2. Permitted uses within the Medium density designation shall be limited to single-detached dwellings, semi-detached dwellings, duplex dwellings, fourplexes, triplexes, townhouses, apartments, student dormitories and boarding homes. The proposed uses are permitted, although as noted below, the ‘back to back stacked’ townhouses, which in many ways are a hybrid of townhouses and apartments, do present a number of challenges.


3 | P a g e 3 / 1 / 2 0 1 8

3. The density range for the Medium density designation is a minimum of 20 units per

hectare to a maximum of 55 units per hectare. 7.3 ha x 20 units per hectare = 146 units min. (**EP lands not included in calculation**) 7.3 ha x 55 units per hectare = 401 units max.

Proposing 262 units (or approximately 35.9 units per hectare) on the Medium Density designated subject land achieves overall Official Plan density conformity.

4. The 148 ‘backed to back stacked’ townhouses, now proposed on the 1.63 ha block 58, is

substantially in excess of the permitted medium density range. Block 58 as currently proposed would yield approximately 90 units per hectare. Additional information/analysis is needed by the applicant to better understand how these units will be configured and function and meet Town zoning and urban design standards (e.g. on-site integrated parking, amenity space, potential stormwater management, buffering, garbage collection and other site plan matters). As currently presented block 58 would require an Official Plan Amendment.

5. The Density Target is 50 persons/jobs per hectare within the Greenfield areas of the Town. As this development is located within a Greenfield it has to contribute towards the density target goal of 50 persons/jobs per hectare. Base Density Calculation: • 262 units x 2.28 persons/dwelling = 597 persons/7.3 ha = 81.8 persons/jobs per hectare The proposed 262 units would meet and exceed the Growth Plan density target. This allows for a considerable amount of flexibility in the sizing and configuration of blocks and lots within the proposed subdivision. Additional density would be generated through consideration of potential second units in singles and home occupations.

Zoning 6. The requested Residential Third Density (R3) Zone is an appropriate base zone for

single detached and townhouse dwelling units.

Requested Exceptions for Single Detached Dwellings

7. The proposed exceptions requested (p. 20 of Planning Justification Report) for smaller frontage single detached dwellings (i.e. 9.14m minimum frontages, 251m2 minimum lot areas, 2m minimum exterior side yards, maximum lot coverage of 45% (other than a bungalow) and minimum landscaped open space of 30% are not supported by Planning Services staff. These represent significant reductions to the Town’s standards and are not necessary to address appropriate densities and housing mix in this Medium Density designated Greenfield area. Additionally, while not a zoning requirement, lot depths in the Town for single detached dwellings are typically greater than 30 meters.

Requested Exceptions for Townhouse Dwellings

8. The proposed 2m minimum exterior side yard, the maximum lot coverage of 50% and minimum landscaped open space of 30% requested for the proposed street townhouse dwellings are not supported by Planning Services staff. These requested changes to the Town’s standards are not necessary to address appropriate densities in this Medium Density designated Greenfield area and undermines urban design standards.

9. The other exceptions requested for the proposed street townhouse dwellings (i.e. 7.3m minimum frontages, 186.5m2 minimum lot areas, and 1.2m minimum interior side yards (for end units) are generally supportable by Planning Services staff.

Additional Impacts of Requested Exceptions 10. It should be noted that the requested exceptions, in particular for the single detached

dwellings may also create compliance issues with other zone provisions, urban design standards and operational considerations, including issues such as entrance/garage


4 | P a g e 3 / 1 / 2 0 1 8

dominance, maximum and minimum areas for hard surfaced and landscaped areas in front yards, parking requirements for second units, snow storage, and streetscape. For example, sections 5.3 and 5.6 of the Zoning By-law, as applied to a 9.14 metre wide lot would essentially limit driveways to a width of 4.57 metres, a minimum length of 6 metres and 50% of the front yard which means a double car driveway would not be permitted.

‘Back to Back Stacked’ Townhouses – Appropriate Zone Provisions and Parking Requirements 11. More information is needed to address the ‘back to back stacked’ townhouses in order to

determine if existing zone provisions are appropriate for this innovative dwelling type. More detailed examples are required which show building envelopes, building and landscaping coverages, setbacks, entrance locations, floor plans, parking, amenity space, snow storage, garbage enclosures, rear yard access and bicycle storage areas.

12. Parking standards for the traditional condominium townhouses and the proposed ‘backed to back stacked’ townhouses cannot be blurred together. These are two different dwelling types requiring different considerations. For traditional condominiums consisting of individual townhouses with their own driveways on a condominium road, 2 spaces per unit, plus .25 spaces per unit for visitor parking is the requirement. For the ‘backed to back stacked townhouses’ more information is needed to determine an appropriate parking standard. Additionally, it is noted that, in keeping with the Town’s Zoning By-law, parking for uses is required to be provided on the same lot as the main use is located. Accordingly, parking for the ‘back to back stacked townhouses’ would need to be accommodated, in the case of the current plan, on block 58.

13. Further to parking requirements for the ‘back to back stacked’ townhouses, block 66 for the purposes of visitor parking would not be viewed as acceptable from an urban design perspective as it would, among other things, undermine an attractive streetscape and is not visually and functionally integrated into the associated development block.

Further Zoning Review 14. Other additional information and refinement will be needed as the planning process

progresses to determine the exact boundaries and provisions of the applicable zones (i.e., Residential Third Density (R3), Residential Third Density Exception (R3-XX), potentially Recreation (REC) and Environmental Protection (EP).

General Urban Design

15. The Urban Design Manual will need to be reviewed in greater detail prior to a second submission with attention to the applicable Sections, including 1 - 8, and in particular the Residential Standards contained under Section 7 (Buildings). During preconsultation it was noted that review was particularly important to determine the feasibility of the residential uses proposed, especially the condominium townhouses. The Town’s Urban Design Manual can be accessed online at: http://www.collingwood.ca/files/collingwood-urban-design-manual.pdf .

Information provide as per comment #9 above would also assist in determining if the proposed ‘back to back stacked’ townhouses would meet the Urban Design Guidelines.

The drafting of Architectural Control Guidelines at this time, rather than later in the process, would undoubtedly help in this regard.

Road Connectivity

16. The subdivision has been revised to provide a direct public road connection from Williams Street in the adjacent Riverside subdivision and to the proposed extension of Peel Street. This appears to be acceptable. Proposed condominium roads also appear to provide appropriate connectivity – notwithstanding that there is considerable potential for these blocks to be modified given other comments made.

http://www.collingwood.ca/files/collingwood-urban-design-manual.pdf

http://www.collingwood.ca/files/collingwood-urban-design-manual.pdf


5 | P a g e 3 / 1 / 2 0 1 8

Parkland, Active Transportation and Other Issues

17. It is the understanding of Planning Services staff that Parks Recreation and Culture do not require a major park dedication. However, it is noted that amenity space will need to be provided within the condominium development(s) as per the requirements of the UDM).

18. Accordingly, additional discussion will be needed for the proposed private amenity space shown conceptually on Block 59. The amenity area as currently proposed remains poorly configured and integrated into this area and may need to be broken up and reconfigured to better respond to resident needs and help other issues identified above (i.e., density, parking, condominium operation and functionality).

19. The status of the previously identified 10 metre buffer block adjacent to the train trail needs to be discussed further. Maintenance of boundary trees and a larger tree/vegetated buffer is desirable for this important Town recreational/active transportation feature.

20. Subject to the outcome of review of the EIS, Natural Hazard and Stormwater studies, stormwater management facilities should be located and integrated with the above noted east-west Active Transportation link and adjacent EP lands, if appropriate, and front onto the extension of Peel Street.

21. Potential trail connections have been provided from Street “A” to the anticipated future Pretty River Trail and from the Train Trail to the extension of William Street. These trail connections should be situated to provide direct link to the east-west sidewalks.

22. Mid-block pedestrian connections may need to be provided to ensure residents living

within condominium blocks are able to access shared amenity space and other common elements.

23. A plan will eventually need to be submitted which shows the proposed pedestrian,

cycling and potential transit circulation system for the subdivision. Active Transportation standards can be found under Section 8 of the UDM. The plan should include, where appropriate, parks, community facilities, sidewalks, walkways, trails, gateway features, pedestrian amenity spaces, etc.. Sidewalks should be provided along on both sides of all streets. Traffic calming should be considered to support walkability in key locations.

24. Conditions of draft plan approval will be formulated and circulated when appropriate as

review progresses.

2. Building Services, February 28, 2018 Bill Plewes, Director, Building Services & Chief Building Official

Revised Standing Comments as of December 19th, 2017. 1. Two full sets of construction drawings are required for building department review. 2. We require digital information including documents, drawings, and supporting

reports. The drawings are required in AutoCAD, DWG, and PDF file in release 2000 or newer. You can supply via flash drive or other on-line transfer means (drop box ect.)

3. A Building Code Matrix to be completed and submitted by the owner’s Architect 4. General Review certificates are required from all Engineers and Architects involved

with the design of the building(s). Letter of Undertaken required from Owner 5. All construction to comply with the Ontario Building Code 6. All Permit Fees and Development Charges to be paid at time of building permit being

issued. Please contact the Building department for the current rates. Applicable Development Charges are as follows;

a. Town of Collingwood D.C. b. Simcoe County D.C. c. Education Levy


6 | P a g e 3 / 1 / 2 0 1 8

d. Black Ash Creek Development Charge (may be applicable if located in the special policy area)

7. Nottawa Valley Conservation Authority approval may be required. If it is required, a copy of their approval must be received by the Building Department prior to any Building permits being issued.

8. All signage must comply with the Town of Collingwood’s Sign Bylaw and a sign permit is required.

9. Civic addressing, also known as 911, is administered by the Building Department. If your project requires addressing please access The Street Naming Policy and Civic Addressing By-Law 2014-028 which is on our website http://www.collingwood.ca/files/BL2014-028%20Civic%20Addressing_0.pdf Contact information for Lynn Gowan, Administrative Assistant with Building Services is as follows [email protected] or 705-1030 Ext. 3243 for the full details.

If there are any questions for the Building Department, please contact the undersigned. Bill Plewes CBCO, CPSI, CRBO Director, Building Services Chief Building Official, Town of Collingwood 55 Ste Marie Street Collingwood, ON 3. Parks, Recreation and Culture, February 20, 2018

Wendy Martin, Manager of Parks Standing Comments as of January 2018:

Town of Collingwood Official Plan December 2011 Section 4.2 Parkland Acquisition Pursuant to the Planning Act

To ensure that adequate public open space is available to meet the recreational needs of the community, Council shall require the conveyance of up to a five percent (5%) parkland dedication in the case of new residential development and up to a two percent (2%) parkland dedication in the case of new commercial or industrial development. In addition, Council may accept ‘cash-in-lieu’ of parkland payment when deemed appropriate.

2% land for industrial/commercial development 5% land for residential development Cash-in-lieu 2% or 5% The applicant shall pay Building Services a prescribed

percentage of the appraised value of the lands as “Cash-in-lieu” of parkland that will be determined by an appraisal that has been completed by a professional Appraiser one day prior to Building Permit Issuance.

Mixed Use Developments: The respective rate shall be applied in the same proportion that the gross floor area of industrial/commercial uses to the gross floor area of residential uses.

Not Applicable See memo next page.

http://www.collingwood.ca/files/BL2014-028%20Civic%20Addressing_0.pdf

mailto:[email protected]


7 | P a g e 3 / 1 / 2 0 1 8

Meeting Comments: _________________________________________________________________________ _________________________________________________________________________


8 | P a g e 3 / 1 / 2 0 1 8

4. Nottawasaga Valley Conservation Authority, February 28, 2018 Lee Bull, Manager Planning Services NVCA staff has not had an opportunity to complete a full review of the documents that were submitted in support of the above noted development applications. We can in the interim offer the following information:

1. The Environmental Impact Study appears to have been scoped in keeping with earlier discussions with the applicant; however, we note that a 30 metre buffer to the Pretty River does not seem to have been provided; this issue will need to be addressed in order to appropriately establish the limits to development; once an in-depth review has occurred, we will provide further comments;

2. As noted in our pre-consultation comments (forwarded to municipal staff August 28, 2017), we had requested a Natural Hazards study be completed for the site in order to further delineate the limits to development – although there appears to be a section in the FSR/SWM report that speaks to floodplain mapping and analysis, there is no mention of the meander hazard associated with the Pretty River – typically we would be provided with a stand-alone document that clearly addressed the natural hazards; again, once an in-depth review has occurred, we will provide further comments;

3. NVCA staff has not yet had the opportunity to review the FSR/SWM report in detail at this time.

4. Staff have completed a review of the hydrogeological study completed in support of the proposed development – these comments will be provided when comprehensive, formal comments on the full circulation are issued.

The subject property is partially regulated pursuant to Ontario Regulation 172/06 the Authority’s Development, Interference with Wetlands and Alterations to Shorelines and Watercourses Regulation. Permits are required from NVCA prior to construction or grading on regulated portions of this property. We trust the foregoing is of assistance to you. Sincerely, Lee J. Bull, MCIP, RPP | Manager, Planning Services Nottawasaga Valley Conservation Authority 8195 8th Line, Utopia, ON L0M 1T0 T 705-424-1479 ext. 231 │F 705-424-2115 [email protected] │nvca.on.ca



9 | P a g e 3 / 1 / 2 0 1 8

5. Engineering Services, February 7, 2018

Herb Lemon, Engineering Technologist


10 | P a g e 3 / 1 / 2 0 1 8


11 | P a g e 3 / 1 / 2 0 1 8



12 | P a g e 3 / 1 / 2 0 1 8

6. Collus PowerStream Corp., February 28, 2018 Brandon MacDonald, Engineering Technologist

The following are Collus PowerStream comments: As of January 16, 2018 Standing Comments

• Electrically engineered and stamped site servicing drawings using the most recent USF standards and non-linear analysis need to be supplied to Collus PowerStream for approval prior to any construction.

• Electrical engineered drawings must include required transformation based on developer’s estimate of building loads.

• Where possible all electrical distribution within the proposed site will be of an “Underground” design / construction.

• Developer needs to coordinate with Collus PowerStream ASAP the scope works that Collus PowerStream will be providing and any associated fees required.

• All electrical site servicing must comply with the most recent and approved version of Collus PowerStream Conditions of Service and Electrical Safety Authority (ESA) regulations before system is energized.

• All electrical site servicing must comply with the minimum clearances as specified in the most recent USF standards. The USF standards can be obtained from Collus PowerStream through a non-disclosure agreement.

• Developer is required to provide an access agreement for operation and maintenance of the electrical distribution infrastructure to the satisfaction of Collus PowerStream prior to the system being energized.

• Early consultation with Collus PowerStream metering department is a must to avoid delays and installation issues. i.e. Provide phone line & access key for metering room

• Note that currently there is a minimum lead time of 18 to 24 weeks for transformers from suppliers.

• Once the facilities are energized and all payments for such have been completed by the Developer Collus PowerStream will assume full ownership and responsibility for the electrical distribution system up to:

o The secondary load side of any residential meter base (Max 200amp) o The secondary connection on the distribution transformer (Above

200amp) o The primary disconnect ahead of any “Customer” owned 44kV substation

Note: As background, the Economic Expansion calculation is made to determine the amount of investment in any expansion project that may be applicable to Collus PowerStream Corp.

• In most cases there will be a requirement to complete an Economic Evaluation of the Electrical portion of the project to insure compliance with the Ontario Energy Board Expansion Guidelines. In order to meet this requirement a developer must provide during the coordination process the following:

o The estimated cost of the required electrical site servicing work to expand the current primary electrical system to service the proposed development for any expansion over (5) five years after electrical service has been energized.

o The estimated number of connections to the expanded system in each of the (5) five years after electrical service has been energized.

o The type of connection (residential, commercial or Industrial) and the expected amount electrical load use on an annual basis if applicable.

The following supporting documents are located online for the developer’s reference:

Collus PowerStream -Conditions of Service Document http://www.colluspowerstream.ca/electricity/conditions-service-0

Should the applicant have any further design questions they may contact us;

Thanks,

Brandon

http://www.colluspowerstream.ca/electricity/conditions-service-0


13 | P a g e 3 / 1 / 2 0 1 8

Brandon MacDonald Engineering Technologist Collus PowerStream 43 Stewart Road, Collingwood, ON, L9Y 4M7 p: 705-445-1800 x2307 | c: 705-444-9351 e: [email protected] | w: www.colluspowerstream.ca

_________________________________________________________________________

_________________________________________________________________________ 7. Environmental Services, February 7,2018

Peggy Slama, P. Eng., Manager, Environmental Services, Evan Orser, Back-flow Prevention Officer We have reviewed the submission and offer the following comments related to the water system components: The Draft plan of subdivision is for a site approx 9 hectares in size and would enable road connections to Riverside and Eden Oak. The parcel of land is located on 452 Raglan Street.

1. That the Owner shall agree in the subdivision Agreement that in order to provide proper and reliable water distribution systems within the development, reasonable looping of these systems shall be provided and no watermain shall pass through or under any structure all to the satisfaction of the Town of Collingwood.

2. That the owner shall agree in the subdivision Agreement that the owner will be

required to complete to Town specifications, at the Owners expense, the following works:

3. The Owner agrees in the subdivision agreement that the Owner will be required to

oversize and extend the 250mm diameter watermain from its existing location on Williams Street to the 200mm diameter watermain located on Kirby Avenue. The owner agrees to pay the costs associated to supply and install the watermain up to 300mm diameter, construction and commissioning of the watermain is to be completed during Phase 1 of the development.

4. The Owner agrees in the subdivision agreement to hereby convey to the Town a

blanket easement to permit the maintenance of all watermains extending to the curb stops and access to and maintenance of unit isolation valves on or before acceptance of the watermains by the Town.

5. The Owner agrees in the subdivision agreement to supply and install a pressure

reducing, pressure sustaining valve(s) and chamber(s), to regulate the pressure between pressure zone 1 and pressure zone 2. These locations will be determined at the site development stage by our water model.



http://www.colluspowerstream.ca/


14 | P a g e 3 / 1 / 2 0 1 8

8. County of Simcoe, Feb 6, 2018


15 | P a g e 3 / 1 / 2 0 1 8


16 | P a g e 3 / 1 / 2 0 1 8

9. Dennis De Rango, Specialized Services Team Lead, Real Estate Department Hydro One Networks Inc. Tel: (905)946-6237 Email: [email protected] Hello, We are in receipt of your Plan of Subdivision application, D1201118 dated January,19,2017 . We have reviewed the documents concerning the noted Plan and have no comments or concerns at this time. Our preliminary review considers issues affecting Hydro One’s 'High Voltage Facilities and Corridor Lands' only. For proposals affecting 'Low Voltage Distribution Facilities’ the Owner/Applicant should consult their local area Distribution Supplier. Where Hydro One is the local supplier the Owner/Applicant must contact the Hydro subdivision group at [email protected] or 1-866-272-3330. To confirm if Hydro One is your local distributor please follow the following link:




17 | P a g e 3 / 1 / 2 0 1 8

http://www.hydroone.com/StormCenter3/ Please select “ Service Territory Overly” and locate address in question by entering the address or by zooming in and out of the map

If you have any further questions or inquiries, please contact Customer Service at 1-888-664-9376 or e-mail [email protected] to be connected to your Local Operations Centre If you have any questions please feel free to contact myself. Thank you, Dennis De Rango Specialized Services Team Lead, Real Estate Department Hydro One Networks Inc. Tel: (905)946-6237 Email: [email protected]

10. Enbridge Gas

http://www.hydroone.com/StormCenter3/




18 | P a g e 3 / 1 / 2 0 1 8

11. MTO, January 23, 2018

MTO has no concerns with these applications. Permits are not required. Thanks, Peter Dorton Senior Project Manager MTO Central Region Engineering Office Meeting Comments: _________________________________________________________________________ _________________________________________________________________________ _________________________________________________________________________ _________________________________________________________________________

Development Meeting Technical Report of Compiled Comments … · 2018-12-03 · site integrated...

Documents

Transcript of Development Meeting Technical Report of Compiled Comments … · 2018-12-03 · site integrated...