LOISELLE DEVELOPMENTS INC.

PAC - TUESDAY, FEBRUARY 21, 2012Mary C. Joyce-Smith, MCIP, RPP Senior Planner

SITE LOCATION

• Part of Lot 4 and East Half of Part of Lot 5, Concession 1

• Situated on the north west quadrant of the subject ± 64 acres - former Courtaulds’ site

• Subdivision Parcel is situated immediately east of St. Felix Street, between First Street East and Walton Street and north of Montreal Road

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REVIEW OF PUBLIC MEETING REQUIREMENTS

1. The following items were reviewed at the November 21, 2012 PAC, thus fulfilling the Public Meeting Requirements of the Act.

2. Official Plan Amendment from Comprehensive Redevelopment Area (CRA) to Urban Residential (U. RES) and General Commercial (G.C.) (O.P.A. 23)

3. Draft Plan of Subdivision Original Phase 1 Proposal (Subdivision Folder 281)

4. Change to the Zoning for the Subdivision area from Manufacturing 20 (MFR 20) to Residential 20 (RES 20), with a site specific exception for smaller lots as well as a Hold to be attached to the remaining Manufacturing 20 (PAC File No. Z-02-2011)

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ORIGINAL MASTER PLAN

• Plan indicates Intended Land uses

• Low Density Residential for majority

• Medium to High Density Residential for darker areas

• Pink indicates a General Commercial proposal

• Green is Park land and Open Space

• This is essentially the same, however, the multi-residential will be removed, and approximately half of the area for low density lots will also be removed in the interim period.

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NORTHERLY AERIAL PHOTOGRAPH

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NEW DRAFT PLAN REQUEST

• The Revised Draft Plan is essentially half of the area and much less in scale (previous was 68 lots with a multi-unit)

• Revised Draft Plan of Subdivision, prepared by Kim Adams, O.L.S., in now 6.6 acres (3.3 ha.) referred to as Belfort Estates.

• 13 single family dwellings, 14 small lot singles and 11 semi-detached lots

• Block for parkland• Walkways, easements and a municipal road dedication• Draft approval will be subject to the fulfillment of the Draft

Plan Conditions

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ORIGINAL DRAFT PLAN OF SUBDIVISION

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NEW DRAFT PLAN

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MONTREAL RD

MONTREAL RD

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WALTON ST

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CHAMPLAIN DRCHAMPLAIN DRCHAMPLAIN DRCHAMPLAIN DRCHAMPLAIN DR

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EASTON AV

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WALTON ST

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St Lawrence RiverSt Lawrence RiverSt Lawrence RiverSt Lawrence RiverSt Lawrence River

SEVEN KEY ISSUES FROM THE NOV. 21, 2011 PAC MEETING

1. Level of Consultation with First Nations – AkwesasneThe Planning Division staff has been in direct contact with a staff member of Akwesasne, as well as the Archeologist who completed the study. There has been no further feedback from Akwesasne and the attachment indicates the result from the Ministry of Tourism and Culture concurring that the proper study proposal protocols have been met. However, staff commit to a continued dialogue with Akwesasne representatives as subsequent phases of the development take place.

2. Concern of Density in respect to surrounding neighborhoodMcIntosh Perry has provided figures showing the net residential density for this new (revised) Phase 1 will be 22.47 units/ha (9.1 units/acre), while the existing neighbourhood is 23 units/ha. (9.3 units/acre). This translates to an almost identical density for the area.

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SEVEN KEY ISSUES FROM THE NOV. 21, 2011 PAC MEETING (CON’TD)3. Traffic Flow Analysis for Phase 1 and at full build out (Attachment 11)

A Traffic Impact Study is not required for the phase due to low density, however, a Traffic statement has been submitted by the Consultant. This statement has been reviewed and approved by the Municipal Traffic Engineer. The statement essentially states that given the low level of traffic generated by the new subdivision, the service will be at acceptable levels.

4. Ministry of the Environment The Planning Division staff have continually been in consultation with the Ministry. This office received an e-mail confirmation from the MOE representative on February 17, 2012, that the Ministry has no objections to the Revised Plan (Phase 1A area). This now satisfies the Municipality in moving forward with an approval of this Revised Plan as presented.

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SEVEN KEY ISSUES FROM THE NOV. 21, 2011 PAC MEETING (CON’TD)5. Title Absolute or Certification of Title

Planning Division staff has had discussions with the Ontario Land Surveyor for the project as well as the Planning Consultant. Essentially, the blocks as proposed will be able to be transferred to adjacent lands owners. Planning Division staff has also contacted the City Solicitor and it has been confirmed that this is a proper (legal) procedure through the Plan of Subdivision process under the Planning Act.

6. Preliminary Servicing Plan (PSP) A revised (P.S.P.) has been submitted to the Engineering Division. Staff from the City’s Engineering Division are working with the Consultant’s Engineers to finalize this.

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OFFICIAL PLAN

• Plan indicates designation changes from CRA to Urban Residential and General Commercial

OFFICIAL PLAN ANALYSIS

• Planning staff have reviewed the Master Plan and support the general principles of mixed use (residential/commercial) redevelopment away from industrial.

• The Comprehensive Redevelopment Area (CRA) designation, is an existing recognition of an area in land use transition, and is being changed to Urban Residential (U. RES) and General Commercial (G.C.) with this proposal.

• Urban Residential designation is to support the subdivision while the introduction of sections of General Commercial (G.C.) will provide for an opportunity for commercial development serving this neighbourhood in the future.

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OFFICIAL PLAN ANALYSIS

• The second request in the Official Plan Amendment is to recognize changes to Schedule 5: Transportation Plan

• 1) Inclusion of Walton Street as a Local Collector:

To provide continuity to the existing designation of Collector Street that Walton Street currently has east of Danis Avenue, the Official Plan Schedule 5 shall be amended to extend Walton Street from St. Felix Street to Danis Avenue under that same Collector Status roadway.

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OFFICIAL PLAN AMENDMENT TO SCHEDULE 5

2. Nick Kaneb Drive Extension as a Future Arterial: Nick Kaneb Drive has been designated as an Arterial street from

Second Street East northerly up to Virginia Drive. As such, it is important that such connectivity be continuous from Second Street to Montreal Road. Therefore, Schedule 5 will also be amended to show this corridor link up to Second Street East.

 

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ZONING ISSUES • The Developer intends to begin the development of the lands with

single and semi-detached lots and intends to construct a higher density development to the north in the future.

• The road pattern for the subdivision is in an east-west grid. Revised Phase 1 of the subdivision consists mostly of single detached lots, with semi-detached lots abutting the west end of the subdivision.

• As can be seen, the number of smaller lots is slightly higher than the permitted 25% although these small lots are 13 metres, which are larger than the typical 12-metre small lots, therefore, a site specific exception to the zone will be required.

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NICK KANEB DRIVE PROPOSED EXTENSION

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NORTHERN LINK TO PROPOSED SUBDIVISION – FIRST STREET EAST

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SURROUNDING RESIDENTIAL LAND USES – NORTH AND SOUTH ST. FELIX STREET

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NORTHERN LINK TO PROPOSED SUBDIVISION – WALTON STREET

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SURROUNDING RESIDENTIAL LAND USES – NORTH AND SOUTH WALTON STREET

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ADJACENT RESIDENTIAL LAND USES/HYDRO CORRIDOR – DANIS AVENUE

PROVINCIAL PLAN POLICY (PPS)

• PPS supports the redevelopment and intensification of fully remediated Brownfield sites to accommodate development, which may include a combination of generic clean-up and risk assessment methodologies, for example.

• The Subdivision promotes good infill development with residential land used directly adjacent on each side of the property and will provide for the completion of this area.

• Maximizes usage of existing municipal infrastructure in the neighbourhood.

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REVIEW STATUS• The City originally reviewed the Record of Site Condition (RSC)

posted on June 30th, 2011, clearing the development to a Residential Standard and establishing the Legislative requirement indicating that the site is remediated to a residential level and can, therefore, support the infill development.

• Following the One Window approach, the MMAH office in Kingston consulted with the District and Local Ministry of the Environment.

• A revised Phase 1 plan and additional Environmental Study work by the Qualified Person (Q.P.) has now (Feb. 17/12) resulted in MOE support of the specific proposal.

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SUMMARY STATEMENTS • Good Brownfield/Infill development

• Proper regard for environmental remediation and acknowledgement of recent supporting MOE comments.

• Compatible land use to surrounding neighbourhoods utilizing existing services in the area.

• Consistent with PPS and OP Policies.

• This continued discussion and Final Recommendations/Draft Plan Conditions are now reflective of the revised Phase 1 Plan.

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