PL 41-18 Official Plan Amendment Application OPA-2018-W/02, Draft Plan of Subdivision Application SW-2018-01 and Zoning By-law Amendment Application Z-08-18, Nordeagle Developments Ltd., 60 Gordon Street and vacant Nordeagle Avenue properties
PL 41-18 Official Plan Amendment Application OPA-2018-W/02, Draft Plan of Subdivision Application SW-2018-01 and Zoning By-law Amendment Application Z-08-18, Nordeagle Developments Ltd., 60 Gordon Street and vacant Nordeagle Avenue properties
PL 41-18 Official Plan Amendment Application OPA-2018-W/02, Draft Plan of Subdivision Application SW-2018-01 and Zoning By-law Amendment Application Z-08-18, Nordeagle Developments Ltd., 60 Gordon Street and vacant Nordeagle Avenue properties
Planning Public
Meeting Report
whitby.civicweb.net
1. Recommendation:
1. That Planning Report PL 41-18 be received for information; and,
2. That all submissions received be referred to the Planning and
Development Department for consideration.
2. Highlights:
Applications have been submitted by Nordeagle Developments Ltd. for Official
Plan Amendment, Zoning By-law Amendment and Draft Plan of Subdivision to
enable a mixed use development consisting of up to 3,099 stacked townhouse
and apartment units of up to 20 storeys in height and a maximum density of 439
units per net hectare, as well as offices, retail, hotel, a conference centre, parks,
and associated collector roads.
Report PL 41-18
Planning and Development Committee Page 2 of 9
3. Purpose:
The Planning and Development Department is in receipt of Official Plan
Amendment, Draft Plan of Subdivision and Zoning By-law Amendment
Applications for the subject land. The purpose of this report is to present the
applications at a statutory public meeting as required by the Ontario Planning Act.
4. Background:
4.1. Site and Area Description
The subject land is approximately 16 hectares (40 acres) in size and is
located on the north side of Victoria Street West, between Gordon Street
and Montecorte Street, and includes land on the north and south sides of
Nordeagle Avenue (refer to Attachment #1). The subject land includes 4
unaddressed vacant properties and 60 Gordon Street.
A Sobey’s distribution warehouse is located to the north; the Iroquois Park
Sports Centre and the Abilities Centre are located to the east; Victoria
Fields, a commercial plaza and semi-detached, townhouse and single
detached dwellings are located to the south; and an industrial building, gas
bar and vacant Business Park lands, are located to the west. Lands on the
west side of Montecorte Street are the subject of planning applications for a
proposed 6 storey, 120 room hotel.
4.2. Applications
The purpose of the Official Plan Amendment Application is to amend the
Lynde Shores Secondary Plan to redesignate the lands bounded by
Nordeagle Avenue, Montecorte Street, Gordon Street and Victoria Street
West from “Business Park” to “Mixed Use” to allow a proposed mixed use
development on the subject land. A new policy section entitled “Mixed Use”
is proposed to be added to the Lynde Shores Secondary Plan, which would:
o identify the range of uses permitted on the subject lands including
office, retail, service, block townhouses and apartments;
o establish a range in building heights from 2 to 20 storeys;
o establish a maximum number of residential units of 3,099 with a
maximum density of 439 units per net hectare;
o establish a maximum retail gross leasable floor space of 15,300
square metres (164,688 square feet); and,
o identify that a public park will be provided on the lands.
The application also proposes an additional site specific policy in the Lynde
Shores Secondary Plan that would apply to the lands on the north side of
Report PL 41-18
Planning and Development Committee Page 3 of 9
recommends mitigation measures. The Study states that the site was
pre-graded in 1999 as part of earthworks for the previous industrial
subdivision;
5. Discussion:
5.1. Region of Durham Official Plan
The subject land is designated as Employment Area in the Regional Official
Plan. Through the settlement of an OMB appeal on ROPA 128 a policy
(Policy 8C.3.1) was added to the Regional Official Plan which enables the
development of an integrated, higher density, mixed use development
including residential, office, commercial and business park uses on the
subject lands subject to an amendment to the area municipal official plan
and the completion of a number of studies.
operations for the production and/or distribution of high value and high
technology products.
Furthermore, for lands within the Community Central Area, limited business,
medical and professional offices, financial institutions, restaurants, fraternal
organizations as well as limited service commercial uses serving the
Business Park are also permitted with a height range of 3 to 8 storeys.
Through OPA 78, an exception for the lands located at the immediate
northeast corner of Victoria Street West and Montecorte Street was granted
to permit the minimum and maximum height restrictions to be 3 and 20
storeys respectively.
An amendment to the Lynde Shores Secondary Plan is required in order to
permit the proposed development in accordance with Section 4.7.5.2 of the
Whitby Official Plan.
land in accordance with the Town’s notification procedures. A notice was also
advertised in the Whitby This Week newspaper on May 16, 2018.
Anyone who attends the public meeting may present an oral submission, and/or
provide a written submission to the Planning and Development Committee on the
proposed Official Plan Amendment, Draft Plan of Subdivision and Zoning By-law
Amendment Applications. Also, any person may make written submissions at
any time before Council makes a decision.
If a person or public body does not make oral submissions at a public meeting or
make written submissions to the Town of Whitby before Council makes a
decision on the applications, the person or public body is not entitled to appeal
the decision of Whitby Council to the Local Planning Appeal Tribunal (LPAT) and
may not be added as a party to the hearing of an appeal before the LPATunless,
in the opinion of the LPAT, there are reasonable grounds to add the person or
public body as a party.
8. Conclusion:
All comments received at this statutory public meeting, as well as any
subsequent written submissions, will be considered by the Planning and
Development Department as part of its review and analysis of the development
applications. A recommendation report will be brought forward to the Planning
and Development Committee at such time as input from the commenting
agencies, departments and the public have been received and assessed.
All persons who make oral submissions, or have requested notification in writing,
will be given written notice of the future meeting of the Planning and
Development Committee at which the applications will be considered.
9. Attachments:
Attachment #1 Location Sketch
Attachment #2a-2c Applicant’s Proposed Official Plan Amendment
Attachment #3 Applicant’s Proposed Draft Plan of Subdivision
Attachment #4 Applicant’s Concept Site Plan
Attachment #5 Applicant’s Concept Rendering
Attachment #6 Excerpt from Official Plan Schedule ‘A’
Attachment #7 Excerpt from Lynde Shores Secondary Plan Schedule ‘G’
Attachment #8 Excerpt from Zoning By-law 2585
Attachment #1 PL 41-18
Location Sketch
Gail Ct
Newman Cres
St John St W
Heda Ct
Annes St
Henry St
Carter Cres
Evans
C
Gerrie Ct
Harper Ct
t Trent St W
Dawson St
Harriet St
Flemington Ct
Michae
l Blvd Clarence Dr
Centre St S
Byron St S
King St
Burns St W
Brock St S
Bayview A
James St
Mc
ve
Cu
llou
gh Arthur St
Hig Dr
hw a
y4
Subject 01
Mill
Land er St
Jeffery St
Nordeagle Ave
Byron St S
Victoria St W
Watson St W
Regatta Cres
Point Hope Pl
Charles St
Whitby Shores Grnwy
Gordon St
Steamer Dr Bliss Ct
Tallships Dr
Anchorage Ave
Channel Dr
Breakwater Dr
t
C
n
Scadding Ave
la
Seclusion Ct
an
H
Ma
je
Eggert C
stic
St
t
±
Town of Whitby Planning and Development Department
Applicant: File Number: Date:
Nordeagle Developments Ltd. OPA-2018-W/02 / SW-2018-01/ May 2018
Z-08-18
Attachment #2a PL 41-18
1) Modifying Schedule ‘D’ as indicated on the attached Exhibit ‘B’, by modifying the location
of “Collector Roads”.
2) Modifying Schedule ‘G’ as indicated on the attached Exhibit ‘C’ by changing the land use
designation from “Business Park” to “Mixed Use” and by modifying the location of
“Collector Roads” and “Pedestrian Walkways”.
3) Modify the Official Plan to insert a new Section 11.2.5 “Mixed Use” as follows, and
renumber the subsequent sections accordingly:
11.2.5.1 The lands bound by Nordeagle Avenue, Montecorte Street, Gordon Street
and Victoria Street West are designated Mixed Use on Schedule G.
11.2.5.3 The minimum permitted height shall be 2 storeys and the maximum
permitted height shall be 20 storeys.
11.2.5.4 The maximum number of residential units shall be 3,099, and the maximum
retail Gross leasable floor space shall be 15,300 square metres.
11.2.5.5 The permitted net density shall be a maximum of 439 units per hectare.
11.2.5.6 A centrally located public park shall be located on the subject lands in order
to provide convenient outdoor amenity for residents and employees.
11.2.6.10 Notwithstanding Section 11.2.6.2, the following uses are permitted within
buildings up to a maximum height of 16 storeys on the lands fronting onto
the north side of Nordeagle Avenue between Montecorte Street and
Gordon Street:
90.00
79.89
N18°58'20"W
N18°01'00"W
E
0"
0'2
°3 .19
26 14
N
N71°59'00"E 432.11
E N71°59'00"E 420.88 N
0" 63 14
9'0 4 °2 .4
°5 4.1 9'4 4
26 1 0"
N W
119.89
188.28
N18°58'20"W
0.30
N71°59'00"E
Attachment #3
N18°01'00"W
137.48
N29°1
9'30"W
30.59
N18°58'20"W
41.89
N18°01'00"W
E
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26 14
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W
N
N71°59'00"E 418.16
Applicant’s Proposed Draft Plan of Subdivision
PL 41-18
Attachment #4 PL 41-18
Visualization
Subject
Land
Legend
Agricultural
Lands Subject to Durham Regional Official Plan - Town of Whitby Schedule
Official Plan Policy 14.13.7
Community Commercial (
! Local Central Area Excerpt from
A
LC
@ @ @@ @ @
@ @ @@ @ @
Estate Residential Resource Extraction Area (See Section 4.12)
"
@ @ @@ @ @
@ @ @@ @ @
** ** ** ** ** ** ** ** ** ** **
General Industrial !
(
U Utility Schedule 'A'
** ** ** ** ** ** ** ** ** ** **
** ** ** ** ** ** ** ** ** ** **
Hamlet 2031 Urban Area Boundary
Institutional Community Central Area Boundary Land Use
Major Commercial Future Urban Development Area Boundary
Major Open Space J J J Greenbelt Protected Countryside Boundary
* * * * * * * * * * *
* * * * * * * * * * *
* * * * * * * * * * *
* * * * * * * * * * *
* * * * * * * * * * *
Mixed Use
Prestige Industrial
Residential
Hamlet Boundary
Major Central Area Boundary
Municipal Boundary 0
± 80 160
* * * * * * * * * * *
Special Activity Node Southern Boundary of Oak Ridges Moraine Metres
Special Purpose Commercial Urban Central Area Boundary This schedule forms part of the Official Plan of the Town of Whitby and must be read in
Notes: Refer to the applicable Secondary Plan for more detailed land use designations. Secondary Plan boundaries can be found on conjunction with the written text. For all intents and purposes, the elements within
Schedule 'E', including the Oak Ridges Moraine Secondary Plan. Some legend items may not appear on the displayed figure extent. this schedule are to be considered conceptual.
Attachment #7 PL 41-18
Subject
Land
Legend
Excerpt from: Schedule
Low Density Residential Business Park
** ** ** ** ** ** ** ** ** ** ** **
* *** ***** ***
Lynde Shores
G
* ** ** ** ** ** ** ** ** ** ** **
*** *** *** *** *** *** *** *** ***
M
*** *** ***
Medium Density Residential Low Hazard
*
** ** ** ** ** ** ** ** ** ** ** ** **
* *** ***** ****
** ** ** ** ** ** ** ** ** ** ** ** **
** * * * M1 ***** ****
**
*
**
*
** ** ** ** ** ** ** **
*** *****
** ** ** ** ** ** ** **
** ** ** ** ** ** ** **
** ** ** **
****
** ** ** **
** ** ** **
Medium Density Residential 1 Arterial Road
Secondary Plan
* ** ** ** H1 ** ** ** ** ** ** ** ** **
** High Density Residential 1
*** ***** ****
**
**
*
**
*
*** *****
** ** ** ** ** ** ** **
** ** ** ** ** ** ** **
*** *****
* * * H2
*** *****
*****
****
** ** ** *
** ** **
***
***
*** High Density Residential 2
Collector Road
Official Plan
* *** ***** *** Lynde Shore Boundary
** ** ** ** ** ** ** ** ** ** ** **
** ** ** ** ** ** ** ** ** ** ** **
**
**
*
*
** ** ** H3
*** *****
*** *****
** ** ** ** **
** ** ** ** ** ** ** **
***
** ** **
***
** ** **
High Density Residential 3
Pedestrian Walkways
Town of Whitby
** ** ** ** ** ** ** ** ** ** ** **
* *** ***** ***
** * * * H4 ***** ***
*** ***** ***
High Density Residential 4
** ** ** ** ** ** ** ** ** ** ** **
Refer to Section 11.2.4.6
±
Institutional
P Park 0 90 180
Major Open Space/Park
S Elementary School
Metres
Community Commercial
Attachment # 8 PL 41-18
±
Town of Whitby Planning and Development Department
Applicant: File Number: Date:
Nordeagle Developments Ltd. OPA-2018-W/02 / SW-2018-01/ May 2018
Z-08-18