HomeMy WebLinkAboutInformation Report 14-16 C4 of Information Report to
P 1 C K E R 1 N G Planning & Development Committee
Report Number: 14-16
Date: November 14, 2016
From: Catherine Rose, MCIP, RPP
Chief Planner
Subject: Zoning By-law Amendment Application A 11/16
Draft Plan of Subdivision Application SP-2016-03
Draft Plan of Condominium Application CP-2016-04
Fortress Munir 2013 Ltd.
South Part of Lot 18, Concession 2, Parts 4-10, Plan 40R-28897
(2055 Brock Road)
1. Purpose of this Report
The purpose of this report is to provide preliminary information regarding applications for
Zoning By-law Amendment, Draft Plan of Subdivision, and Draft Plan of Condominium,
submitted by Fortress Munir 2013 Ltd., to permit a residential common element
condominium development. 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 issue. This
report is for information and no decision is to be 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 lands subject to the applications are the rear developable portion of the property
municipally known as 2055 Brock Road, located on the east side of Brock Road, north of
Finch Avenue within the Brock Ridge Neighbourhood (see Location Map, Attachment#1).
The subject lands to be developed have an area of approximately 0.59 of a hectare and are
the Phase 2 lands of a two phase development.
The surrounding land uses include (see Aerial Photo, Attachment#2):
north the Pickering Islamic Centre, and a future residential subdivision consisting
of detached and townhouse dwellings, and a 0.33 hectare Village Green
which are presently under construction
east East Duffins Creek and associated valleylands, and the TransCanada Trails
network
Information Report No. 14-16 Page 2
south West Duffins Creek and associated valleylands, and further south are large
lots containing single detached dwellings fronting onto the north side of Finch
Avenue
west Phase 1 lands consisting of a 3-storey office building with ground floor retail
and 12 live-work townhouse units and further west, across Brock Road, are
detached residential dwellings and the Brock Ridge Community Park
3. Background
In 2010 Council approved a site specific rezoning application to facilitate the development
of the Phase 1 lands for a mixed use development consisting of a 3-storey office building
with ground floor retail and 12 live-work townhouse units. A portion of the valleylands
associated with the Duffins Creek were rezoned from "G" — Greenbelt Zone to "OS-HL" -
Open Space - Hazard Lands Zone. All of the valleylands associated with both Phase 1 and
Phase 2 lands (Phase 2 lands being the lands subject of the current applications) will be
conveyed to the Toronto and Region Conservation Authority (TRCA) prior to the issuance
of the first building permit on the Phase 1 lands (see Context Plan, Attachment #3).
The Phase 1 lands were also subject to an "(H)" Holding Symbol as several technical
matters were required to be finalized. Lifting of the "(H)" Holding Symbol required the
completion of several items including, but not limited to, the acceptance of an updated
Environmental Servicing Plan; acceptance of a Stormwater Management and a
Hydrological Report; acceptance of a revised Environmental Impact Study; receipt of an
acceptance letter from the Ministry of Culture of a Stage 1 and 2 Archaeological Report;
acceptance of a Noise Impact Study; acceptance of an updated Phase 1 Environmental
Site Assessment; and execution and registration of a Development Agreement.
In June 2016, the applicant satisfied the above-noted conditions to remove the "(H)" Holding
Symbol and Site Plan Approval was issued for the proposal on the Phase 1 lands. Building
Permit applications for the buildings on the Phase 1 lands have been received and are
currently under review.
4. Applicant's Proposal
The applicant is proposing a common element condominium development. The concept
plan illustrates 3 townhouse blocks consisting of 25 traditional townhouse units fronting
onto an internal private road. All buildings are proposed to be 3 storeys, approximately
8.4 metres in height. Vehicular access to the development will be from the future Usman
Road by way of a reciprocal access easement over the Phase 1 lands (see Submitted
Conceptual Plan and Submitted Conceptual Renderings, Attachments #4, #5, #6 and #7).
Parking is provided at the front of the buildings off the internal private road. Two parking
spaces will be provided for each dwelling unit (one parking space within a private garage
and one space on the driveway). Visitor parking is provided at a rate of 0.25 spaces per
unit for a total of 7 parking spaces. The concept plan also includes a community mailbox
area, a water meter room, a storm sewer outfall maintenance easement and a pedestrian
walkway connection to the ravine.
Information Report No. 14-16 Page 3
The applicant has submitted a Draft Plan of Subdivision to create a single development
block. This is a technical requirement to allow the applicant to create the privately owned
parcels through a process called "lifting part lot control" (see Submitted Draft Plan of
Subdivision, Attachment #8).
The applicant has also submitted a Draft Plan of Condominium Application to create tenure
of the parcels in the development. The common element features include, but are not
limited to, the internal private road, the visitor parking areas, community mailboxes, the
water meter room, internal pedestrian walkways, and a maintenance easement (see
Submitted Draft Plan of Condominium, Attachment #9).
The development will be subject to site plan approval.
5. Policy Framework
5.1 Pickering Official Plan
The subject lands are within the Brock Ridge Neighbourhood and are designated "Urban
Residential Areas— Medium Density". This designation is intended primarily for residential
uses and permits a maximum net residential density of over 30 and up to and including
80 units per net hectare. The permitted maximum floor space index (FSI) is up to and
including 2.5 FSI. The proposal will result in a net residential density of 42 units per net
hectare, which falls within the permitted density range of the "Urban Residential Areas —
Medium Density".
The Brock Ridge Neighbourhood policies encourage a variety of housing forms. The
policies also states that in the review of development applications situated north of the
West Duffins Creek, east of Brock Road, City Council shall acknowledge the landowners'
interest:
• in maximizing the developable area of the property and to this end, recognize that
the precise limits of development shall be determined in the field in consultation with
the landowner, the City, and TRCA, and
• in developing higher density development and to this end, shall consider the use of
density bonuses to achieve community design and other municipal objectives, in
addition to density transfers
5.2 Duffins Precinct Development Guidelines
The Duffins Precinct Development Guidelines provide direction for detailed land use,
transportation network, community design objectives and servicing arrangements for the
precinct. The design objectives indicate that development in the precinct must provide:
• a range of housing types including detached, semi-detached, townhomes, and
multi-unit dwellings
• streetscape and architectural designs that are aesthetically pleasing, diverse,
encourages social interaction within a neighbourhood, and supports safe
environments
• development that embraces the natural environment
Information Report No. 14-16 Page 4
The Precinct is divided into 5 Development Areas with the intent to establish development of
a varied scale throughout the Precinct (see Duffins Precinct Tertiary Plan, Attachment#10).
The subject property is delineated as Development Area 5 on the Tertiary Plan. Area 5 is
intended to accommodate multi-unit, multi-floor buildings. Building heights permitted in
Area 5 ranges from a minimum of 4 storeys to a maximum of 8 storeys. Variations to
minimum and maximum building heights may be considered if it can be demonstrated that
the objectives of the guidelines will be achieved.
Detailed floodplain mapping by TRCA subsequent to Council's adoption of the Brock Ridge
Neighbourhood Plan and the Duffins Precinct Development Guidelines has resulted in
realignment of the "top of bank" or development limit for the East Duffins Creek Valley
closer to Brock Road in certain areas. This realignment of the development limits, among
other matters, affects the proposed road pattern in the precinct and the access to the lands
subject of this report. The Duffins Precinct Tertiary Plan also shows future School and Park
sites. The Durham District School Board and the Durham Catholic District School Board
have indicated that the future School site is not needed. The location of the future Park site
has been shifted to the residential subdivision presently under construction to the north of
the subject lands. The Neighbourhood Plan and the Development Guidelines require
amendment to reflect these changes.
The applicant's proposal will be reviewed in detail to ensure compliance with the
requirements of the Brock Ridge Neighbourhood policies and the Duffins Precinct
Development Guidelines.
5.3 Duffins Precinct Environmental Servicing Plan
In 2013, Council endorsed the recommendations of the Duffins Precinct Southern Lands
Environmental Servicing Plan Update, Final Report (ESP Update) dated November 2012,
prepared by Sernas Associates (now GHD). The ESP Update recommends detailed
technical strategies to address water resource issues including the protection of wetland
features, hydrogeology and water balance, erosion sensitivity, aquatic habitat and
headwater conditions, stormwater management strategies, phasing of stormwater facilities,
and required monitoring. The applicant's proposal will be reviewed in detail to ensure
compliance with the technical requirements and recommendations of the ESP Update.
5.4 Zoning By-law 3036
The subject lands are zoned "G" — Greenbelt Conservation, within Zoning By-law 3036, as
amended. The "G" Zone restricts the uses to recreational uses, conservation activities,
and/or buildings or structures designed to be used by parks and recreation purposes.
The applicant has requested that the developable portion of the subject lands be rezoned
to an appropriate residential zone category in order to permit the proposal. An amendment
to the zoning by-law is required to implement the applicant's proposal.
Information Report No. 14-16 Page 5
6. Comments Received
6.1 Resident Comments
As of the writing of this report, no comments or concerns have been received.
6.2 Agency Comments
Region of Durham • as of the writing of this report, no comments or
concerns have been received
Toronto and Region • as of the writing of this report, no comments or
Conservation Authority concerns have been received
Durham District School • no objection to the development proposal
Board • approximately 9 elementary students could be
generated from the proposed development
• the proposed development is within the boundary
areas of Lincoln Avenue Public School and Pickering
High School; both schools are located in Ajax
6.3 City Departments Comments
As of the writing of this report, no comments or concerns have been received.
7. Planning & Design Section Comments
The following matters have been identified by staff for further review and consideration:
• ensuring conformity with the City's Official Plan and Neighbourhood policies,
Development Guidelines, and the Environmental Servicing Plan (ESP) Update
• ensuring that the Draft Plan of Condominium accurately reflects the common elements
• ensuring that the limit of development, building setbacks and other technical
requirements are to the satisfaction of TRCA
• evaluating the appropriateness of the proposed site layout
• evaluating the appropriateness of the storm sewer maintenance easement
• evaluating the appropriateness of the proposed 3-storey building heights against the
Duffins Precinct Development Guidelines requirement of a minimum of 4 storeys to a
maximum of 8 storeys
• evaluating the appropriateness of the proposed zero metre exterior side yard building
setbacks to common element features
• refining the boundaries of the "OS-HL" Open Space — Hazard Lands Zone
• evaluating the appropriateness of providing a pedestrian connection to the Duffins
Creek valleylands given that it does not connect to an existing or proposed trail
• ensuring that adequate resident and visitor parking is provided to support this
development
• reviewing the appropriateness of the proposed reciprocal access easement connecting
the development's private road to the future Usman Road
Information Report No. 14-16 Page 6
• ensuring the landowner pays its proportionate share of the cost of the ESP Update and
the construction of Usman Road
• ensuring that the 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 departments, agencies and public.
8. Information Received
Full scale copies of the plans and studies listed below are available for online viewing at
pickering.ca/devapp or in person at the office of the City of Pickering, City Development
Department:
• Draft Plan of Condominium drawing, prepared by Verhaegen Stubberfield Hartley
Brewer Bezaire Inc., dated June 17, 2016
• Draft Plan of Subdivision drawing, prepared by Verhaegen Stubberfield Hartley Brewer
Bezaire Inc., dated June 10, 2016
• Functional Servicing and Stormwater Management Implementation Report, prepared by
R.J. Burnside & Associates Limited, dated June 2016
• Grading Plan, Servicing Plan, Erosion Sediment Control Plan, and Details, prepared by
R.J. Burnside & Associates Limited, dated June 3, 2016
• Landscape Master Plan, Landscape Details, prepared by Marton Smith Landscape
Architects, dated May 2016
• Phase One Environmental Site Assessment, prepared by Soil Engineers Ltd., dated
November 27, 2014 (revision of report dated September 3, 2014)
• Phase Two Environmental Site Assessment, prepared by Soil Engineers Ltd., dated
December 18, 2014
• Planning Justification Report prepared by MHBC Planning, dated July 2016
• Transportation Considerations, prepared by BA Group, dated June 29, 2016
• Site Plan and Site Statistics, Floor Plans — Block A, Floor Plans — Block B, Floor Plans
— Block C, Block A & B Elevations, Block C Elevations, prepared by Kohn Partnership
Architects Inc., dated June 24, 2016
• Soil Investigation — Final, prepared by Soil Engineers Ltd., dated July 2016
• Sustainable Development Guidelines
• Stages 1 and 2 Archaeological Report, prepared by A.M. Archaeological Associates,
dated July 8, 2009
9. Procedural Information
9.1 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 a subsequent meeting of Council or a Committee
of Council
Information Report No. 14-16 Page 7
• 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 draft plan of subdivision and draft plan of condominium
• 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 Fortress Munir 2013 Ltd. (Paul Demczak) and is represented
by Dana Anderson, MacNaughton Hemson Britton Clarkson Planning.
Attachments
1. Location Map
2. Aerial Photo
3. Context Plan
4. Submitted Conceptual Plan
5. Submitted Conceptual Rendering — Block A
6. Submitted Conceptual Rendering — Block B
•
7. Submitted Conceptual Rendering — Block C
8. Submitted Draft Plan of Subdivision
9. Submitted Draft Plan of Condominium
10. Duffins Precinct Tertiary Plan
Prepared By: Approved/Endorsed By:
Deborah ,ylie, MCIP, RPP Catherine Rose, MCIP, RPP
Prin ipal lanner— Development Review Chief Planner
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Nilesh urti MCIP, RPP
Manager, Development Review
& Urban Design
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Date of Report: October 26, 2016
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