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Cart o� Information Report to
Planning & Development Committee
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PICKERING
Report Number: 08-14
Date: July 7, 2014
From: Catherine Rose
Chief Planner
Subject: Zoning By-law Amendment A 5/14
Marshall Homes (Copperfield) Ltd.
1283 Wharf Street
Lot 20, Plan M-89
1. Purpose of this Report
The purpose of this report is to provide preliminary information on a Zoning
By-law Amendment application, submitted by Marshall Homes (Copperfield) Ltd.,
to permit the development of four townhouse units. This report contains general
information on the applicable Official Plan and other related policies, and
identifies matters raised to date.
This report is intended to assist members of the public and other interested
stakeholders to understand the proposal. Planning & Development Committee
will hear public delegations on the application, ask questions of clarification and
identify any planning issues. This report is for information and no decision on
this application is being made at this time. Staff will bring forward a
recommendation report for consideration by the Planning & Development
Committee upon completion of a comprehensive evaluation of the proposal.
2. Property Location and Description
• the subject property is located on the south side of Wharf Street, west of
Liverpool Road and east of Frenchman's Bay within the Bay Ridges
Neighbourhood (see Location Map, Attachment#1)
• the subject property has an area of approximately 0.09 of a hectare, a lot
frontage of approximately 35.0 metres along Wharf Street and a lot depth of
approximately 27.0 metres
• the property supports an existing single-detached dwelling, which is proposed
to be demolished
• surrounding land uses include existing residential uses consisting of single
detached dwellings immediately to the west and to the north, across
Wharf Street; a common element townhouse development to the east, and
the Port Restaurant immediately to the south
1
Information Report No. 08-14 Page 2
3. Applicant's Proposal
• the application proposes to rezone the subject property to an appropriate
residential zone category to construct four, 3-storey townhouse units (see
Submitted Plan and Submitted Concept Building Elevation, Attachments #2
and #3)
• the units will be approximately 12.0 metres in height to accommodate an
internal elevator and the rooftop stairwell enclosure
• proposed lot frontages will range between 7.0 metres for internal units to
11.6 metres for end units
• a minimum of two parking spaces will be provided for each dwelling, one
space within a private garage and the other on the driveway
• three of the four units will have a single car garage with a double car garage
for the most easterly unit
• a 2.8 metre high acoustical fence is proposed along the southerly property
line to mitigate noise levels generated by the roof top mechanical units on the
Port Restaurant, the loading area associated with the Port Restaurant and the
marine travel lift to the south
• the subject property is the whole of a lot on a registered plan of subdivision
and the new lots will be created through lifting part lot control
4. Policy Framework
4.1 Region of Durham Official Plan
• the Regional Official Plan designates the subject property as "Waterfront
Places"
• lands within this designation shall be developed as focal points along the
Lake Ontario waterfront having a mix of uses, integrated with the Greenlands
System, such as residential, commercial, marina, recreational, tourist, and
cultural and community facilities
• the built form should vary, and be developed in a manner that is sensitive to
the interface with the natural environment, as detailed in area municipal
official plans
4.2 Pickering Official Plan
• the subject property is designated as "Open Space System — Marina Area"
within the Bay Ridges Neighbourhood
• this designation permits, amongst other uses, marina supportive uses;
restaurants; limited retail uses; and limited residential uses in conjunction with
marinas and yachts clubs
• the Bay Ridges Neighbourhood policies recognize that the area generally
situated north of the Lake Ontario shoreline on either side of Liverpool Road
up to Commerce Street exhibits a unique mix of built and natural attributes
and establishes the area as the "Liverpool Road Waterfront Node"
• policies in the Plan supports a variety of permissible uses that strengthen and
complement the existing marina use in the area
• the proposal complies with the policies and provisions of the Official Plan
2
Information Report No. 08-14 Page 3
•
4.3 Council adopted Liverpool Road Waterfront Node Development Guidelines
• the Liverpool Road Waterfront Node Development Guidelines provide design
objectives for the neighbourhood
• the intent of the Guidelines is to ensure that development does not adversely
impact the functioning marina use and the aquatic environment of
Frenchman's Bay and its shorelines
• the subject property is located within the "Marina Mixed Use Area"; limited
residential uses are permissible subject to the marina uses remaining
• design consideration for new development should reflect the Great Lakes
Nautical Village theme by incorporating design details, such as balconies,
decks, front porches, wider doorways, street level access, awnings and
window boxes
• the proposal will be assessed against the Liverpool Road Waterfront Node
Development Guidelines during the further processing of the application
4.4 Zoning By-law 2511
• the subject property is currently zoned (H)03B —Waterfront Recreation within
Zoning By-law 2511, as amended, which currently permits marina and
recreational uses
• the applicant has requested to rezone the subject property to permit freehold
townhouses with site specific performance standards for setbacks, building
height, parking and other appropriate zoning provisions as required
• an amendment to the zoning by-law is required to implement the applicant's
proposal to develop the subject land for residential uses
5. Comments
5.1 Resident Comments
• none received in response to the circulation to date
5.2 Agency Comments
Region of Durham • the Region has no concerns with the
submitted Noise Impact Study, prepared by
YCA Engineering Ltd., dated April 17, 2014
• the Region requires a Record of Site
Condition (RSC) compliant Phase One
Environmental Site Assessment to assess
potential site contamination issues on the
subject property and are requesting that a
Holding provision be placed on the subject
lands until such time as the RSC compliant
Phase One ESA has been submitted to the
satisfaction of the Region of Durham
3
Information Report No. 08-14 Page 4
Region of Durham • the Region requires the applicant to provide
(continued) a reliance letter and a copy of their
Certificate of Insurance to the Region with
the Phase One report
• municipal water supply and sanitary
sewerage are available to the subject lands
Durham District School • no objection to the approval of the Zoning
Board Amendment Application
Toronto and Region • no objections to the approval of the Zoning
Conservation Authority Amendment Application
5.2 City Departments Comments
Engineering & • no objections to the approval of the Zoning
Public Works Amendment Application
• the owner will be required to enter into a
Development Agreement with the City to
address such matters as, but not limited to,
road restoration, service connections,
stormwater management, lot grading and
drainage, boulevard tree planning, utilities,
noise attenuation fencing, securities, and
cost sharing
6. Planning & Design Section Comments
The following matters have been identified by staff for further review and
consideration:
• ensuring the architectural design and siting of the proposed townhouse block
conforms with the design details of the Liverpool Road Waterfront Node
Development Guidelines
• considering an amendment to the Guidelines to recognize this new
residential development
• ensuring appropriate performance standards are implemented in the
amending zoning by-law to be compatible with the character of the existing
surrounding neighbourhood
• reviewing the appropriateness of the proposed 2.8 metre high acoustical
fence along the south property line, including exploring alternative noise
abatement measures to reduce the overall height of the acoustical fence
• considering the use of a holding zone provisions in the implementing zoning
by-law to address the following matters:
o the submission of a Record of Site Condition compliant Phase One
Environmental Site Assessment to the satisfaction of the Region of
Durham
4 o entering into a Development Agreement with the City
Information Report No. 08-14 Page 5
• ensuring the proposed development contains appropriate sustainable
development components such as Low Impact Development measures
• the City Development Department will conclude its position on the application
after it has received and assessed comments from the circulated
departments, agencies and public
7. Information Received
Full scale copies of the plans and studies listed below are available for viewing at
the offices of the City of Pickering, City Development Department:
• Planning Rationale
• Functional Servicing Report
• Noise Assessment Report
• Phase 1 Environmental Site Assessment
• Draft Reference Plan
• Building Elevation Plan
• Concept Building Elevation Plan
8. Procedural Information
• written comments regarding this proposal should be directed to the City
Development Department
• oral comments may be made at the Public Information Meeting
• all comments received will be noted and used as input to a Planning Report
prepared by the City Development Department for a subsequent meeting of
Council or a Committee of Council
• any member of the public who wishes to reserve the option to appeal
Council's decision must provide comments to the City before Council adopts
any by-law for this proposal
• any member of the public who wishes to be notified of Council's decision
regarding this proposal must request such in writing to the City Clerk
10. Owner/Applicant Information
• the owner of the property is Marshall Homes (Copperfield) Ltd. and is
represented by Brian Moss &Associates Ltd.
Attachments
1. Location Map
2. Submitted Plan
3. Submitted Concept Building Elevation
5
Information Report No. 08-14 Page 6
Prepared By: Approved/Endorsed By:
ZAN
Lalita Paray, MCIP, RPP Catherine Rose, M P RPP
Planner I ( Chief Planner
a, A/N-1
Nilesh Su ', MCIP; RPP
Manger, Development Review & Urban Design
LP:jf
Attachments
Date of Report: June 12, 2014
Copy: Director, City Development
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