HomeMy WebLinkAboutPLN 16-16 C. Report to
P 1 R I N V Planning & Development Committee
V Report Number: PLN 16-16
Date: September 12, 2016
From: Catherine Rose
(Acting) Director, City Development
Subject: Zoning By-law Amendment Application A 17/15
Vastor Construction Inc.
Part of Block 13, Plan 40M-2482
(2585 Brock Road)
Recommendation:
1. That Zoning By-law Amendment Application A 17/15, submitted by Vastor Construction Inc.,
to delete a provision in the site-specific zoning by-law that prohibits residential dwelling
units on the first two storeys of a building in order to permit a development that is only
residential on lands being Part of Block 13, Plan 40M-2482, be endorsed as outlined in
Appendix Ito Report PLN 16-16, and that staff be authorized to finalize and forward the
implementing Zoning By-law to Council for enactment.
Executive Summary: The subject property is located at the northeast corner of Brock Road
and William Jackson Drive, within the Duffin Heights Neighbourhood. Vastor Construction Inc.,
has requested an amendment to the existing zoning by-law to remove a provision that prohibits
residential dwelling units on the first two storeys of a building in order to permit a development that
is only residential.
Key concerns expressed by area residents at the Open House and the Public Information
meetings were with respect to the location of the proposed vehicular access and the garbage bins.
The applicant's transportation consultant has indicated that relocating the vehicular access from
Pure Springs Boulevard to William Jackson Drive would result in operational conflicts on William
Jackson Drive, and at the intersection of Brock Road and William Jackson Drive. The applicant is
proposing to install semi in-ground garbage and recycling bins (i.e. MOLOK or EarthBin) and
additional plantings around the bins to minimize the visual appearance of the refuse bins.
The proposal to permit a residential only development consisting of 104 stacked back-to-back
townhouse units within 5 multi-unit residential blocks is consistent with the policies of the Official
Plan and the Duffin Heights Neighbourhood, and achieves the design objectives of the Duffin
Heights Neighbourhood Development Guidelines. The proposed development will create a focal
point at the intersection Brock Road and William Jackson Drive by appropriately framing the
intersection and creating a gateway into the community from the south. Staff recommends that
Zoning By-law Amendment Application A 17/15 be approved, as outlined in Appendix Ito
Report PLN 16-16, and that staff be authorized to finalize and forward an implementing Zoning
By-law to Council for enactment.
Report PLN 16-16 September 12, 2016
Subject: A 17/15 —Vastor Construction Inc. Page 2
Financial Implications: No direct costs to the City are anticipated as a result of the proposed
development.
1. Background
1.1 Property Description
The subject property is located at the northeast corner of Brock Road and William Jackson
Drive, within the Duffin Heights Neighbourhood (see Location Map, Attachment#1). The
property has an area of approximately 0.84 of a hectare with 75 metres of frontage along
Brock Road and 175 metres of frontage along William Jackson Drive.
Surrounding land uses include:
north a residential condominium development consisting of a mix of stacked
townhouses and freehold townhouses
east low and medium density development comprising a mix of townhouses
and single detached dwellings
south across William Jackson Drive, is the Duffin Meadows Cemetery
west across Brock Road, at the northwest corner of Brock Road and
Dersan Street, is a vacant property formerly owned by Jodee Trucking
and further north is the Devi Mandir Hindu Temple
1.2 Applicant's Proposal
The applicant is requesting to delete a provision in the site-specific zoning by-law that
prohibits residential dwelling units on the first two storeys of a building in order to permit a
development that is only residential. This request is to facilitate a condominium
development consisting of 104 stacked back-to-back townhouse units within 5 multi-unit
residential blocks accessed through an internal private road (see Submitted Site Plan and
Submitted Conceptual Rendering, Attachments #2 and #3).
The residential blocks will be 4-storeys (approximately 14.0 metres in height) with 2-storey
units stacked on top of 2-storey units. Each unit will have its own entrance at grade. A
fenced outdoor amenity area is proposed for the ground level units and a rooftop amenity
area is proposed for the upper units. The proposed plan also illustrates a central outdoor
amenity area along with an internal pedestrian pathway system and a landscape feature on
the corner of Brock Road and William Jackson Drive.
A single level of resident parking is provided below the buildings and visitor parking will be
provided at grade. Resident parking is provided at a ratio of 1 parking space per dwelling
unit for a total of 104 spaces. Visitor parking is provided at a rate of 0.25 spaces per unit
for a total of 26 parking spaces. Vehicular access is provided off of Pure Springs Boulevard.
The redevelopment of the site will be subject to site plan approval.
Report PLN 16-16 September 12, 2016
Subject: A 17/15 —Vastor Construction Inc. Page 3
2. Comments Received
2.1 March 22, 2016 Open House, May 9, 2016 Public Information Meeting and Written
Submission
An Open House meeting was held on March 22, 2016 to allow area residents to learn more
about the new residential proposal, as well as review and comment on the plans that the
applicant submitted. A total of 5 households were represented at the meeting. A Public
Information Meeting was held on May 9, 2016 at which two residents attended the meeting
and one resident submitted written comments following the meeting.
The concerns identified are as follows:
• concerned that the proposed development will create additional vehicular traffic along
Legian Mews, which will be used as a shortcut to access the entrance located off of
Pure Springs Boulevard, and requested that the proposed access be relocated to
William Jackson Drive
• concerned that the proposed garbage bins are located in close proximity to the amenity
areas of the adjacent dwellings to the east
• concerned that insufficient visitor parking spaces are provided on-site resulting in the
potential increase in overnight parking on Pure Springs Boulevard
2.2 City Departments & Agency Comments
2.2.1 Region of Durham
• the subject lands are designated as "Living Areas" with a "Regional Corridor" overlay in
the Durham Regional Official Plan
• Corridors are to be planned and developed as higher density mixed use area, which
include residential, commercial and service area to support higher-order transit and
pedestrian oriented development
• the rezoning applicant generally conforms to the policies and directions of the Regional
Official Plan
• the Region has advised that proposed high density residential development will
contribute to the intensification targets of the City and the Region, and therefore is
generally consist with the directions of the Growth Plan for the Greater Golden Horseshoe
• the Phase 1 Environmental Site Assessment (ESA) conducted for the subject lands
concluded that a Phase 2 ESA is required
• the Region has requested that Site Plan Approval not be issued after they have
reviewed and approved the Phase 2 ESA and any related information
• the Region has requested that a Stage 1 Archaeological Assessment (and any further
required studies) be completed by a licensed Ontario Archaeologist and the reports are
to be submitted to the Ministry of Tourism, Culture and Sport for their review and
approval
• municipal water supply and sanitary sewerage are available to service the subject lands
Report PLN 16-16 September 12, 2016
Subject: A 17/15 — Vastor Construction Inc. Page 4
• the Central Pickering Development Plan Class EA for Regional services has identified
the need for an additional road widening (approximately 2.0 metres wide along a
portion of Brock Road) to accommodate the future 7-lane cross-section and a proposed
bus stop/shelter
• The Regional Planning Division has advised that they have no objection to the
proposed Zoning By-law Amendment application
2.2.2 City of Pickering Engineering & Public Works
• no objections to the proposed zoning by-law amendment application
• all technical matters will be addressed through Site Plan Approval process
3. Planning Analysis
3.1 The proposal to permit a residential only development complies with the policies of
the Official Plan
The subject lands are designated as "Mixed Use Areas — Mixed Corridors" in the Official
Plan. Mixed Use Areas are recognized as lands that have or are intended to have the
widest variety of uses and highest levels of activity in the City. The Mixed Corridors
designation is intended primarily for residential, retail, community, cultural and recreational
uses at a scale serving the community and 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 a maximum floor space index (FSI) up to and including 2.5 FSI. The
proposed development has a residential density of 123 units per net hectare with a
proposed FSI of 1.33.
The City's Official Plan polices do not require mixed-use development on every site along
Brock Road. The City has recently approved two proposals submitted by Duffin's Point Inc.
and Averton (Brock Three) Ltd. et at within the mixed use corridor along Brock Road.
Together, these proposals will provide for up to 15,700 square metres of commercial space
and an additional 750 units of medium and high density residential units. Staff are satisfied
that removing the commercial component from the first two storeys of the building for this
development is appropriate and in keeping with the Pickering Official Plan policies.
3.2 The proposal is consistent with the policies of the Duffins Height Neighbourhood
and urban design objectives of the Duffins Heights Neighbourhood Development
Guidelines
The Duffin Heights Neighourhood policies for the Mixed Corridor designation require new
developments to provide:
• a strong and identifiable urban image by establishing buildings closer to the street,
providing safe and convenient pedestrian access, and requiring all buildings to be
multi-storey
• higher intensity multi-unit housing forms on lands adjacent to Brock Road while
restricting grade related residential development to lands adjacent to collector or local
roads
Report PLN 16-16 September 12, 2016
Subject: A 17/15 —Vastor Construction Inc. Page 5
The intersection of Brock Road and William Jackson Drive is identified as a Focal Point on
the Tertiary Plan within the Council-adopted Duffin Heights Neighbourhood Development
Guidelines. The Guidelines state that development at focal points shall contribute to the
prominence of the intersection through the use of appropriate building heights, massing,
architectural features and landscaping.
The concept plan illustrates a condominium development consisting of 104 stacked
back-to-back townhouse units within 5 multi-unit residential blocks. The proposed 4-storey
stacked townhouses adjacent to Brock Road and William Jackson Drive will provide a
strong identifiable urban image. Each unit has its own entrance at grade fronting a public
street or private road providing pedestrian access directly to sidewalks and the multi-use
trail along Brock Road. Furthermore, private patios and enhanced landscaping are
proposed along the building frontages in order to animate the streetscape.
The central outdoor amenity area along with an internal pedestrian pathway system and a
landscape feature on the corner of Brock Road and William Jackson Drive is designed to
create an accessible pedestrian-oriented residential development as well as establish a
central focus in the neighbourhood. The proposal illustrates a distinct architectural style for
all buildings and includes high-quality materials and consistent colour schemes to enhance
• the architectural details and features of the proposed buildings.
The proposed buildings and landscape features appropriately frame the intersection
creating a gateway into the community from the south and provide a prominent focal point
through the use of architectural wall articulation, building height and massing, and
enhanced landscaping, which includes decorative masonry piers, stone seat walls, and
upgraded paved walkways.
The proposal will complement the surrounding neighbourhood and is in keeping with the
vision for the Duffin Heights Neighbourhood.
3.3 Proposed location of vehicular access from Pure Springs Boulevard is appropriate
Residents from the abutting townhouse development to the east expressed concerns that
the location of the proposed vehicular access on Pure Springs Boulevard will result in
additional traffic on Legian Mews and requested that the proposed access be relocated to
William Jackson Drive.
The applicant's transportation consultant has reviewed the residents request and has
indicated the following concerns with relocating the access to William Jackson Drive:
• the proposed vehicular access from William Jackson Drive would be located
approximately 76 metres east from the Brock Road and William Jackson Drive
intersection, which would be in conflict with the taper portion of the westbound right
turn lane
• during peak traffic periods, queuing from the westbound left turning lane approaching
the William Jackson and Brock Road intersection may block the proposed access
• relocating the access further east, out of the taper lane, would place it in too close of a
proximity to the exiting municipal laneway
Report PLN 16-16 September 12, 2016
Subject: A 17/15 —Vastor Construction Inc. Page 6
To address concerns raised by the residents, the applicant's traffic consultant recommends
that "Local Traffic Only" signage be installed to deter motorists from using Legian Mews to
travel northbound on the laneway.
Staff concur with the analysis provided by the transportation consultant and acknowledge
that relocating the proposed access to William Jackson Drive would result in potential
operational conflicts on William Jackson Drive, and at the intersection of Brock Road and
William Jackson Drive. Based on the submitted analysis, City staff are satisfied that
maintaining the originally proposed access off of Pure Springs Boulevard is the more viable
and functional option.
3.4 Proposed waste containers to be appropriately screened
Residents from the abutting townhouse development to the east expressed concerns with
the location of the proposed garbage bins, which in their opinion are too close to the
property line and in full view from their outdoor amenity areas.
The applicant is proposing to install semi in-ground garbage and recycling bins (i.e MOLOK
or EarthBin), which is a new waste management system where the containers are installed
partially underground to reduce odour and the visual appearance of the garbage bins. To
screen the refuse bins from the adjacent residents, additional coniferous trees and shrubs
will be planted along the west side of Legian Mews.
The proposed semi-underground waste system for this development and the additional
landscape screening will minimize any impacts on the abutting residents to the east.
3.5 Sufficient resident and visitors parking is available to support the development
The existing zoning for the subject property requires parking for the proposed development
to be provided at a rate of 1.0 parking space per dwelling unit for residents, and 0.25 of a
parking space per dwelling unit for visitors. Parking spaces for residents shall be provided
in a below ground structure, at grade or both. Visitors parking shall be provided at grade.
Based on these requirements, the applicant is proposing a total of 104 parking spaces for
residents within a single level below grade parking structure, and a total of 26 visitor parking
spaces at grade. Staff are satisfied that sufficient parking will be provided to accommodate
the parking demands of the proposed residential condominium development.
3.6 All Technical Matters will be addressed through the Site Plan Approval Process
A Site Plan Approval application has been submitted and is currently under review, and the
following detailed design issues and technical matters will be further reviewed including:
• architectural treatment
• lighting
• landscaping
• pedestrian circulation and connections, including barrier-free walkways, within the site
and connecting to Brock Road and William Jackson Drive
Report PLN 16-16 September 12, 2016
Subject: A 17/15—Vastor Construction Inc. Page 7
• drainage and grading
• site servicing
• construction management plan
• cash-in-lieu of parkland
In addition to the above-noted matters, the applicant will be required to convey a narrow
road widening to the Region of Durham along a portion of Brock Road to accommodate a
future bus lay-by and bus shelter at the northeast corner of Brock Road and William
Jackson Drive.
No further reports are anticipated to be brought before Council if the rezoning application is
approved.
3.7 Staff support the proposal and recommend that a zoning by-law be finalized and
forwarded to Council for enactment
The applicant's request to permit residential dwelling units on the first two stories of the
building, complies with policies of the Pickering Official Plan. Staff supports the application
and recommends that the site specific amending by-law as set out in Appendix I, be
approved and forwarded to Council for enactment.
Appendix
Appendix I Recommended Zoning By-law Provisions for Zoning By-law Amendment Application
A 17/15
Attachments
1. Location Map
2. Submitted Site Plan
3. Submitted Conceptual Rendering
Report PLN 16-16 September 12, 2016
Subject: A 17/15 —Vastor Construction Inc. Page 8
Prepared By: Approved/Endorsed By:
, ajii-TIel 4122'V
Isabelle Janton Catherine Rose, MCIP, RPP
Plann.r II — Site Planning (Acting) Director, City Development
i
Nilesh ' urti, MCIP, RPP
Manager, Development Review
& Urban Design
IJ:so
Recommended for the consideration
of Pickering City Council
i / , „ 415_ 2 i‘ ZO((a
Tony Prevedel, P.Eng.
Chief Administrative Officer
•
Appendix I to
Report PLN 16-16
Recommended Zoning By-law
Provisions for Zoning By-law Amendment
Application A 17/15
The Corporation of the City of Pickering
IA I
Being a By-law to amend Restricted Area (Zoning) By-law
3037, as amended, to implement the Official Plan of the City
of Pickering, Region of Durham, in Part of Block 13,
Plan 40M-2482, City of Pickering (A 17/15)
Whereas the Council of The Corporation of the City of Pickering received an application
to rezone the subject lands being Part of Block 13, Plan 40M-2482, in the City of
Pickering to delete a provision that prohibits residential dwelling units on the first two
storeys of a building in order to permit a development that is only residential;
And whereas an amendment to By-law 3037, as amended by By-law 7518/12, is
therefore deemed necessary; •
Now therefore the Council of The Corporation of the City of Pickering hereby enacts as
follows:
1. Area Restricted
The provisions of this By-law shall apply to those lands in Part of Block 13,
Plan 40M-2482, in the City of Pickering.
2. Schedules I and II
Schedules I and II to By-law 7218/12 is hereby amended by adjusting the current
"MU-24" zoning boundary, as shown on Schedules I and II attached hereto.
3. Text Amendment
Section 5.(2) Zone Requirements of By-law 3037, as amended by By-law
7518/12 subsection (e) Special Regulations, is hereby amended by deleting
Section 5.(2)(e)(ii) which reads as follows:
"(ii) Residential dwelling units shall be prohibited from the first two storeys of a
building"
4. By-law 3037
By-law 3037, as amended by By-law 7518/12, is hereby further amended only to
the extent necessary to give effect to the provisions of this By-law as it applies to
the provisions of the By-law as set out in Section 1, Area Restricted, Schedules I
and II, and Section 3, Text Amendment, above. Definitions and subject matters
not specifically dealt with in this By-law shall be governed by relevant provisions
of By-law 3037, as amended.
By-law No. XXXX Page 2
ffective Date
® This By-law shall come into force in accordance with the provisions of the
Planning Act.
By-law passed this XX day of XXX, 2016.
DRAFT
David Ryan, Mayor
DRAFT
Debbie Shields, City Clerk
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Location-Cily oil FILE No: A 17/15
PICKERING APPLICANT: Vastor Construction Inc.
PROPERTY DESCRIPTION: Part of Block 13, Plan 40M-2482 (2585 Brock Road)
City Development
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