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HomeMy WebLinkAboutInformation Report 20-11c`hl Information Report Report Number: 20-11 ANOW, Moak. For Public Information Meeting of PICKERING Date: December 5, 2011 In Accordance with the Public Meeting Requirements of the Planning Act, R.S.O. 1990, chapter PA Subject: Revision to Draft Approved Plan of Subdivision SP -2008-01 (R2) Zoning Amendment Application A 15/11 Mattamy (Brock Road) Limited Part Lots 17 & 18, Concession 3 City of Pickering 1.0 Property Location and Description • the subject lands are located on the east side of Brock Road, north of the Mount Pleasant Cemetery, in the Duffin Heights Neighbourhood (see Location Map - Attachment #1) • the 3.13 hectares of land are the final phase of the Mattamy draft plan of subdivision which is currently under construction; the lands are identified as Block 239 in the approved Plan of Subdivision SP -2008-01 • the lands currently support the Mattamy sales pavilion and are being used as a staging area for the subdivision construction • surrounding land uses are: north - a hydro easement and lands intended for future development south - Mount Pleasant Cemetery east - detached dwellings and a village green under construction across William Jackson Drive west - a place of religious assembly, residential homes and vacant land. intended for future development across Brock Road 2.0 Applicant's Proposal the proposal is to further subdivide the lands within Block 239 to create: • 82 back-to-back townhouse lots on public roads • 15 rear lane townhouse lots fronting William Jackson Drive • a 24 -unit stacked townhouse block fronting Brock Road • a 0.74 hectare commercial block at the corner of Brock Road and William Jackson Drive (see Applicant's Submitted Plan - Attachment #2) the proposed concept for the commercial block consists of a 3,673 square metre multi -tenant three storey building (see Applicant's Submitted Plan - Attachment #3) the revision to the draft plan of subdivision is required to create the public roads and the development blocks 07 Information Report No. 20-11 Page 2 Official Plan and Zoning 3.1 Durham Regional Official Plan the Regional Official Plan designates the subject property "Urban System - Regional Corridor and Living Area" "Regional Corridors" are to be planned and developed as mixed-use areas, including residential, commercial and service areas with higher densities and achieving a mix of commercial, residential, employment and institutional uses while supporting higher order transit services and pedestrian oriented development Regional Official Plan Amendment No. 128 (ROPA 128), which implements the Provincial Growth Plan, contains provisions that require significantly higher densities for identified portions of Regional Corridors; the amendment is currently under appeal 3.2 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 density of the proposed residential development is 84 units per hectare • the proposed commercial development has a floor space index of 0.5 • the Duffin Heights Neighbourhood policies for the Mixed Corridor designation require new development to: • prohibit individual private driveway access from lands on either side of collector roads in the neighbourhood, and from local roads adjacent to the Mixed Corridor for grade -related dwelling units • 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 • 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 • require commercial development to provide a second storey functional floor space with three storey massing • require applicants to submit a Development Concept Report illustrating interim and final plans to accommodate intensification"over time and ultimate build -out; • for the focal point identified at the intersection of Brock Road and William Jackson Drive development is to contribute to the prominence of the intersection by requiring: • initial development on each property to occur at the corner of the intersection Information Report No. 20-11 Page 3 • the inclusion of appropriate provisions in the implementing zoning by-laws to address such matters as the location and extent of build -to -zones, mix of permitted uses, and required building articulation • the use of other site development features such as building design, building material, architectural features or structures, landscaping, public art and public realm enhancements such as squares or landscaped seating areas to help achieve focal point prominence, and • require all buildings to be a minimum of three functional storeys with four storey massing Schedule II —Transportation Systems designates Brock Road where it abuts the subject lands as a "Type A - Arterial Road" and a 'Transit Spine" and designates William Jackson Drive as a "Collector Road" Transit Spines are recognized corridors where higher level of transit service is to be encouraged the application will be assessed against the policies and provisions of the Pickering Official Plan as certain elements of the proposal do not appear to meet the intent of the policies and Development Guidelines 3.3 buffin Heights Neighbourhood Development Guidelines the approved Duffin Heights Neighbourhood Development Guidelines (NDG) provide design objectives for the neighbourhood • the entire subject property is 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 • the Tertiary Plan identifies the intersection of Brock Road and William Jackson Drive as a focal point that will require special design considerations including building height, massing, architectural features and landscaping; buildings at focal points are required to have a minimum of three functional floors with a four storey massing; and buildings along Brock Road should create a pedestrian sensitive/friendly environment • the creation of outdoor public space is also encouraged at focal points • all primary frontages of buildings shall front Brock Road and provide pedestrian access directly to the sidewalk and trail along Brock Road • 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 developments will not be permitted • single detached and semi-detached dwelling units are not permitted in the Mixed Corridor 3.4 Zoning By-law 3036 the subject lands are currently zoned "UR"— Urban Reserve, by Zoning By-law 3037 as amended by By-law 7020/01 this zone was implemented at the time of the approval of the zoning for the entire plan of subdivision in anticipation that further zoning approvals would be sought when detailed development plans for the Brock Road Corridor lands were advanced Information Report No. 20-11 Page 4 • the existing "UR"— Urban Reserve zone permits a temporary sales pavilion and outdoor recreation uses without buildings or structures • an amendment to the zoning by-law is required to allow the implementation of the proposed development 3.5 Revision to Approved Draft Plan of Subdivision Process the Ontario Municipal Board (OMB) is the Approval Authority for the requested revision to the draft approved plan of subdivision as Draft Plan of Subdivision SP -2008-01 was originally approved by the OMB 4.0 Results of Circulation 4.1 Resident Comments • none received in response to the circulation to date 4.2 Agency Comments • none received in response to the circulation to date 4.3 Staff Comments • the following matters have been identified by staff for further review and consideration: • conformity with the City's Official Plan policies and Development Guidelines • the conformity of the proposed grade -related housing form on public streets given the development vision for the Duffin Heights Neighbourhood as a community with higher density, including pedestrian -related mixed use development along the Brock Road corridor; the Development Guidelines do not envision public roads within the Mixed Corridor • reviewing the commercial block to ensure it is appropriately sized and configured; timing of its development; and to ensure appropriate access (the current proposal has an access onto a residential lane) • reviewing the stacked townhouse block to ensure it is appropriately sized and configured • if local streets within the Mixed Corridor are found to conform with the Official Plan, reviewing the street widths to provide for sidewalks on both sides of the street and a more appropriate design to eliminate the window street to provide a more prominent building facade along William Jackson Drive • proposed sustainable development components • ensuring that technical submissions and reports meet City standards Information Report No. 20-11 5.0 Procedural Information Page 5 • written comments regarding this proposal should be directed to the Planning & 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 Planning & 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 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 6.0 Other Information 6.1 Appendix No. I list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing this report 6.2 Information Deceived full scale copies of the plans and studies listed below are available for viewing at the offices of the City of Pickering Planning & Development Department: copy of the revised draft plan of subdivision Planning Rationale/Sustainable Development Guideline Report Functional Servicing Brief 6.3 Owner/Applicant Information the owners of the subject lands are Mattamy (Brock Road) Limited; Rodger Miller represents Mattamy (Brock Road) Limited the applications have been submitted by Bryce Jordan of Sernas Associates on behalf of Mattamy (Brock Road) Limited Ross Pym, MCIP, FWP Principal Planner — Development Review RP:ld Attachments Copy: Director, Planning & Development h wujao Marg Wouters, MCIP, RPP Manager, Development Review & Urban Design 11 12 Commenting Residents and Landowners (1) none received to date Commenting Agencies (1) none received to date Commenting City Departments (1) none received to date Appendix No. I to Information Report No. 20-11 ATTP^Il^7 MT U- To ZO-\ 15 LIAIRIS DRIVE ONz PA a o z z � z ADN LA a N 0 SUBJECT IN�U CULTURAL C TR PROPERTY LLOW l^ LIATRIS DRIVE DERSAN STREET Y U O K 0] City of Pickering Planning & Development Department PROPERTY DESCRIPTION Part Lots 17 & 18, Concession 3 OWNER Mattamy (Brock Road) ltd. DATE Oct. 6, 2011 DRAWN BY JB FILE No. SP 2008-01 (R2) SCALE 1:5,000 CHECKED BY RP N e2111 eEnMeptl.o Ina. tl Ib . GPI`nq .arveJ�No<a••rvl n N1 t5uryelan o1 .urv.,,. 1003 MPAC onE Ile a Ilea. All rl PN -15 "=tMCSa IENTa�— � 4 INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN MATTAMY (BROCK ROAD) LTD. SP -2008-01 (R2) Residential )ERSAN STREET 7 3, PLAN 20R-2114 FUTURE MIXED USFl (1.927 ha - 4.7 De.) 9 I0.W5 xmrar u.o FUM. SC COPIES OF WE APpUcAN 's SUBMRT£D PLV/AR£ AYA/G FOR NEa9NC AT WE CITY OF PICKERINC PL MNG & GELfLOPMENT OEPARNAENT. W15 MAP WAS PRODUCED BY THE CITY OF PICKERING PUNNING & OEIELOPMENT DEPARTMENT. INF AmAON & SUPPORT sERNCEs; OCL S 2DII. -0 5 199 20120f22OZ204 205 206 20] 09 Z m a — 196 197196195194193 192 191 190 189 ILO 0.1! 0.15 0.15 I.1 l.Ip 11.0 IIA IIA 11.0 S M -1 MI STR FG u 120 p • • 1791 107 188 ILS M -. 17e )) 169 110 11.0 E [74° PART 2, PLAN 58 1,26m ROAD NIDENINC BLOCK247 4 (0.09 n0 - 0.2 OW) 16 C VM. Tu J S h 40. lA )A ]A ].0 np np . . ]. FUM. SC COPIES OF WE APpUcAN 's SUBMRT£D PLV/AR£ AYA/G FOR NEa9NC AT WE CITY OF PICKERINC PL MNG & GELfLOPMENT OEPARNAENT. W15 MAP WAS PRODUCED BY THE CITY OF PICKERING PUNNING & OEIELOPMENT DEPARTMENT. INF AmAON & SUPPORT sERNCEs; OCL S 2DII. Y U NO]'�� LL M ATTAV, 1E NT INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN COMMERCIAL BLOCK MATTAMY (BROCK ROAD) LTD. SP -2008-01 (R2) A 15/11 15 N , x 15 -B20 TOWNS I N ; STREET "C 0.7i�1�1171F� T111 f 111 �= fCommercial 0.74 ha - j N +11HA111to. 0�_fl_ F nai 1'A IUI'Y A110`A 1A� fA( u � 464.51 GRWND �5 000 I:- -i _VqQ I'IIY LPIf. 11Y. - 72]836 .00 f) GROUND9rL. S, 12-4.42m RL TOWNS — I STREET A I N This map was produced by The City Of Pickering Planning 8 Development Department, Planning Information Services Division Mapping And Design, Nov. 15, 2011.