HomeMy WebLinkAboutInformation Report 10-14 cia, no L Information Report to
Planning & Development Committee
PICKERING
Report Number: 10-14
Date: September 2, 2014
From Catherine Rose, MCIP, RPP
Chief Planner
Subject: Draft Plan of Subdivision Application SP-2014-01
Draft Plan of Condominium Application CP-2014-01
Zoning By-law Amendment Application A 1/14
Lebovic Enterprises Ltd. and 1320991 Ontario Limited
2610, 2630, 2650 and 2663 Brock Road
1. Purpose of this Report
Applications for Draft Plan of Subdivision, Draft Plan of Condominium and Zoning
By-law Amendment have been submitted by Lebovic Enterprises Ltd. and
1320991 Ontario Limited to facilitate a residential common element condominium
development consisting of 27 — 3 storey live-work townhouse units and
129 — 3 storey 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 applications, ask questions of clarification and
identify any planning issues. This report is for information and no decisions on
these applications are 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 3 separate properties are located along Brock Road between Zents Drive
and Dersan Street within the Duffin Heights Neighbourhood (see Location
Map, Attachment#1); Parcels A, B and C are labelled on Attachment#2
Parcel A • located on the east side of Brock Road, north of the
2663 Brock Road hydro corridor and west of William Jackson Drive
• the property has an area of approximately
1.0 hectare with 126 metres of frontage along
Brock Road and 20 metres of frontage along
William Jackson Drive
• to the north of the subject land is a future residential
development proposed by Averton (Brock Three)
Ltd. et al. consisting of 2 — 8 storey mixed use
apartment buildings with grade related commercial
and a mix of back-to-back townhouses and stacked
townhouses
10
Information Report No. 10-14 Page 2
• to the south is a hydro corridor, and further south is
a residential development consisting of a mix of
traditional, stacked and back-to-back townhouse
dwellings
• to the east, across William Jackson Drive, is a
neighbourhood park, a mix of townhouse dwellings
and the Pickering Golf Club
• to the west, across Brock Road, are additional
lands subject to this application
• the subject property currently supports a sales
trailer
Parcel B and • located on the west side of Brock Road between
Parcel C Zents Drive and Dersan Street
2610, 2630 and • Parcel B has an area of approximately
2650 Brock Road 1.15 hectares with approximately 91 metres of
frontage along Brock Road
• Parcel C has an area of 0.93 of a hectare with
approximately 19 metres of frontage along
Brock Road
• to the north of the subject lands are large, older
residential lots containing detached dwellings on
lands designated as "Mixed Corridor" within the
City's Official Plan
• to the south is a hydro corridor and the Devi Mandir
Temple
• to the east, across Brock Road, are additional lands
subject to this application and stacked townhouses
• to the west, is a woodlot, which is designated as
"Natural Areas"within the City's Official Plan
• between Parcels B and C is a residential lot
containing a detached dwelling
• the properties are currently vacant
3. Applicant's Proposal
• the applicant is proposing to facilitate a common element condominium
development
• the draft plan of subdivision proposes the creation of 3 development
blocks, a reserve block and a north-south local street (see Draft Plan of
Subdivision, Attachment#2)
• the applicant's proposal within the three development Blocks are summarized
below (see Applicant's Submitted Concept Plan, Attachments #3 and #4)
11
Information Report No. 10-14 Page 3
Parcel A • to permit a residential development consisting of
15 — 3 storey live-work townhouse units fronting
Brock Road and 30 — 3 storey townhouse units
fronting onto internal private roads
• two access roads are being proposed: one from
Brock Road; and one from William Jackson Drive
• 2 parking spaces per dwelling unit are proposed
plus an additional 47 parking spaces for visitors
Parcel B and • to permit a residential development for Parcel B
Parcel C consisting of 12 — 3 storey live-work townhouse
units fronting Brock Road and 50 — 3 storey
townhouse units fronting onto internal private roads
• to permit a residential development for Parcel C
consisting of 49 — 3 storey townhouse units fronting
onto internal private roads
• three access roads are being proposed: one from
Brock Road; and two from the proposed north-south
local road
• 2 parking spaces per dwelling unit are proposed
plus an additional 66 parking spaces for visitors
• a 20 metre wide local road is proposed along the
west side of Blocks B and C, forming part of a new
north-south road that will eventually connect from
Dersan Street to Zents Drive
• the development will be subject to site plan approval
4. Policy Framework
4.1 Durham Regional Official Plan
• the Regional Official Plan designates the subject lands as "Living Areas";
lands in this designation shall be used predominately for housing purposes
and should be developed in a compact form through higher densities,
particularly along arterial roads such as Brock Road
• the Regional Official Plan also designates the subject lands as "Regional
Corridor"; lands in this designation are to develop as higher-density mixed
use areas, supporting higher order transit services and pedestrian oriented
development
• Brock Road is designated as a "Type A Arterial Road" and a "Transit Spine"
• "Type A Arterial Roads" are designed to carry large volumes of traffic at
moderate to high speeds, have some access restrictions and generally have
a right-of-way width ranging from 36 to 50 metres
• "Transit Spines" are recognized corridors where higher levels of transit
service is to be encouraged
• the applicant's proposal appears to comply with the policies and provisions of
the Regional Official Plan
12
Information Report No. 10-14 Page 4
4.2 Pickering Official Plan
• the subject lands are within the Duffin Heights Neighbourhood of the Official
Plan and are designated "Mixed Use Areas — Mixed Corridors"
• the "Mixed Corridor" designation is intended primarily for residential, retail,
community, cultural and recreational uses at a scale serving the community
• the designation provides for a range of commercial uses and residential
development at a density range of over 30 units up to and including 140 units
per net hectare and to a maximum floor space index (FSI) of 2.5
• the overall combined density for the three parcels is 50.6 units per net hectare
• the net residential density for each of the individual properties are as follows:
• Parcel A—45 units per net hectare
• Parcel B — 54 units per net hectare
• Parcel C — 53 units per net hectare
• local roads generally provide access to individual properties, to other local
roads and to collector roads; carry local traffic; and generally have a
right-of-way of up to 20 metres
4.2.1 Duffin Heights Neighbourhood Policies
• the Duffin Heights Neighbourhood policies for lands designated Mixed Use
Areas — Mixed Corridor:
• require new development to provide a strong and identifiable urban image
by establishing buildings closer to the street, providing safe and
convenient pedestrian access, and require all buildings to be multi-storey
• require higher intensity multi-unit housing forms on lands adjacent to
Brock Road and restrict grade related residential development to lands
adjacent to collector or local roads
• require residential lots with frontages of 6.0 metres or less to be accessed
from rear lanes
• require a fine-grain mix of housing types, forms and tenures on a variety of
lot frontages to prevent concentrations of lots with small frontages and
private driveways in order to create opportunities for improved streetscapes,
massing and on-street visitor parking
• require proponents of new development abutting or containing existing
naturalized open space features designated Natural Areas, to submit an
Edge Management Plan to the satisfaction of the City, in consultation with the
Toronto and Region Conservation Authority (TRCA)
• new development is required to demonstrate how the proposal is consistent
with the Duffin Heights Environmental Servicing Plan to the satisfaction of the
Region, the City and the TRCA
• as a condition of site plan approval, subdivision or any other development
approval, the landowners are required to become a party to the cost sharing
agreement for Duffin Heights or receive an acknowledgement from the
Trustee of the Duffin Heights Landowners Group Inc. that the benefitting
landowner has made satisfactory arrangements to pay its proportion of the
shared development cost 13
Information Report No. 10-14 Page 5
• the applications will be assessed against the policies and provisions of the
Pickering Official Plan during the further processing of the applications
4.3 Duffin Heights Neighbourhood Development Guidelines
• the intent of the Duffin Heights Neighbourhood Development Guidelines is to
further the objectives of the Official Plan and to achieve the following design
objectives for the neighbourhood:
• an accessible pedestrian-oriented residential area, distinct in character
and harmonious with the larger neighbourhood
• • a streetscape which is attractive, safe and encourages social interaction
within the neighbourhood
• a central focus to the neighbourhood which is safe, lively and attractive
• a diversity of uses to support neighbourhood and City functions; and
• a mix of housing types, forms, affordability and tenure, on a variety of lot
frontages
• the subject lands are delineated as Brock Road Streetscape on the Tertiary
Plan, which encourages higher density, mid-rise and mixed use buildings with
a high level of architectural quality
• all primary frontages of buildings shall front Brock Road and provide
pedestrian access directly to the sidewalk and multi-use trail along Brock
Road
• multiple pedestrian linkages shall be provided to commercial development,
including direct sidewalk connections at intersections and through mid-block
developments
• in addition to the pedestrian circulation that will take place on street
sidewalks, provision shall be made to provide multiple private pedestrian
connections from Brock Road through the mixed use blocks and their
locations should have regard to transit stops
• non-residential floors façades are encouraged to be at least 33 percent
transparent on all the floors and must be at least 60 percent transparent on
the ground floor to encourage pedestrian interaction with retail and
commercial activities
• retail and commercial uses are encouraged to be provided on the ground
floors of building to bring animation to the streets and encourage pedestrian
activity
• medium density residential development may be located behind buildings that
front Brock Road; however, individual unit vehicle access from collector or
local roads for grade related townhouse development will not be permitted
• local roads are will have a 17.0 metre right-of-way, including a potential
parking lane on one side of the road and 1.5 metre sidewalks on both sides of
the road
• the applications will be assessed against the Duffin Heights Neighbourhood
Development Guidelines during the further processing of the applications
•
14
Information Report No. 10-14 Page 6
4.4 Zoning By-law 3037
• the subject lands are currently zoned "A"— Rural Agricultural Zone under
Restricted Area Zoning By-law 3037, as amended, which currently permits a
detached dwelling, home occupation, and various agricultural and related
uses
• an amendment to the zoning by-law is required to facilitate the development
of the subject lands for residential and commercial purposes
5. Comments Received
5.1 Resident Comments
Cathy Gerbis • concerned about the impact on wildlife in the
2620 Brock Road North immediate area
(located between Parcels B • seeking clarification regarding the future local
and C) road traversing her property
• questions related to traffic flow
• concerned about the potential impact the
proposed development could have on her lands
related to servicing, such as the existing water
flow and septic bed
• questions related to future designation of her
property
5.2 Agency Comments
Region of Durham • the Region of Durham Planning Department
has advised that the proposal meets the density
targets and may be permitted by the policies of
the Regional Official Plan
Toronto and Region • an Environmental Impact Statement needs to
Conservation Authority be prepared as outlined in the Duffin Heights
Environmental Servicing Plan
Durham District School • no objection to the applications
Board, Durham Catholic
School Board, Canada
Post, Rogers, Veridian,
GO Transit, Enbridge
Pipelines Inc., Hydro One,
Bell
I I
15
I_
Information Report No. 10-14 Page 7
5.3 City Departments Comments
Engineering & Public Works • a detailed stormwater management report will
be required at the site plan approval stage
• fencing will be required as per the noise
attenuation report
• Parcel B cannot proceed until such time as the
future north-south local road is completed to the
north limit of the development; a single
right in-right out entrance from Brock Road is
not supported
• a secondary access (temporary or permanent)
is required for Parcel C
• the location of the entrance to Parcel C is to be
relocated towards the centre of the
development due to the proximity to the
Devi Mandir Temple as there are grading
concerns
• the applicant is required to contribute to the
costs of the monitoring program for the existing
stormwater management pond and any other
additional facilities to be assumed by the City
which require an Environmental Compliance
Approval
• a tree inventory and preservation plan will
be required
Heritage Pickering • no comments
6. Planning & Design Section Comments
The following matters have been identified by staff for further review and
consideration:
• ensuring an appropriate mix of housing types on a variety of lot frontages are
provided within the proposed development
• ensuring an appropriate interface along Brock Road related to the design of
buildings and pedestrian connectivity from the future local road, including
access to the commercial units, transit and the multi-use trail along
Brock Road
• assessing the functionality and viability of the live-work townhouse units and
ensuring they are appropriately sized and configured to meet the policies
within the Official Plan
• ensuring the inclusion of appropriate provisions in the implementing zoning
by-law to address the location and extent of build-to-zones and mix of
permitted uses
• ensuring appropriate setbacks, building heights and massing, and landscaped
areas are provided along Brock Road, the future north-south local road to the
west, internal private roads and the hydro corridor to ensure a pedestrian
friendly streetscape is created
16
Information Report No. 10-14 Page 8
• ensuring the appropriate timing for the construction of the future north-south
local road
• reviewing the layout and design of internal private roads to ensure sufficient
widths are provided to accommodate pedestrian pathways, utilities, and street
trees
• ensuring an open space area is provided within the development on the west
side of Brock Road for passive and active recreational activities
• ensuring appropriate private outdoor amenity space is provided for each
townhouse unit
• ensuring that sufficient parking is provided to accommodate residents, visitors
and support the commercial units
• ensuring the proposal is consistent with the City's urban design goals and
objectives in the Duffin Heights Neighbourhood Development Guidelines
• ensuring the owner enter into an Architectural Design Control process to
promote a high degree of streetscape design in order to create distinct and
appealing streetscapes through attention to building design and detailing
• ensuring the appropriate integration of Parcel A with the proposed residential
development to the north
• ensuring an appropriate interface between Parcels B and C, and the
intervening property
• ensuring the appropriate interface between Parcel C and the Devi Mandir
'Temple lands to the south related to concerns regarding access from the
future north-south local road and grading
• ensuring that the submitted Functional Servicing and Stormwater
Management Report is consistent with the Council endorsed Duffin Heights
Environmental Servicing Plan to the satisfaction of the Region, City and the
Toronto and Region Conservation Authority
• ensuring that the proposed development contains appropriate sustainable
development components
• ensuring that required technical submissions and reports meet City standards
• the City Development Department will conclude its position on the
applications after it has received and assessed comments from the circulated
department, 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:
• Archaeological Assessment
• Environmental Noise Assessment
• Environmental Site Assessment
• Functional Servicing and Stormwater Management Report
• Planning Rationale Report
• Sustainable Development Report
• Traffic Impact Study
17
Information Report No. 10-14 Page 9
8. Procedural Information
8.1 General
• 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 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 or makes a decision on the revised draft plan of
subdivision
• 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
9. Owner/Applicant Information
• the principal of Lebovic Enterprises Limited is Lloyd Cherniak and is
represented by GHD Inc.
Attachments
1. Location Map
2. Submitted Draft Plan of Subdivision
3. Submitted Concept Plan Parcel A
4. Submitted Concept Plan Parcels B & C
Prepared By: Approved/Endorsed By:
//ki/ OP1}1,0',Y
Melissa Markham, MCIP, RPP Catherine Rose, ICI•, RPP
Principal ' anner Development Review Chief Planner
Nilesh Surd,-MCIP, RPP
Manager, Development Review &
Urban Design
MM:Id
Attachments
Date of Report: August 14, 2014
Copy: Director, City Development
18
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City Development Pt Lt 4, 5, 7 & 8 Plan 585, Pt Lt 18 & 19 Con 3
Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CfTY DEVELOPMENT DEPARTMENT. DATE.July 23,2014
22