HomeMy WebLinkAboutInformation Report 25-01028
INFORMATION REPORT NO. 25-01
FOR PUBLIC INFORMATION MEETING OF
September 20, 2001
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT: Revised Official Plan Amendment Application OPA 99-004/P(R)
Revised Zoning By-law Amendment Application A 22/99(R)
Pickering Harbour Company
Part of Lot 23, Range 3, B.F.C.
(Lands on the west side of Liverpool Road, and south of Wharf Street)
City of Pickering
-AND-
Zoning By-law Amendment Application A 13/01
Pickering Harbour Company
(formerly 3444309 Canada Inc. — Coolwater Farms)
Part of Lot 22, Range 3, B.F.C.
(Lands on the east side of Liverpool Road, and south of Wharf Street)
City of Pickering
1.0 PROPERTY LOCATIONS AND DESCRIPTION
the subject lands are approximately 4.77 hectares in size, and are generally located on
the east and west side of Liverpool Road, and south of Wharf Street;
a property location map is provided for reference (see Attachment #1);
the lands fronting on the west side of Liverpool Road are approximately 2.46 hectares
in size, and currently support an active marina operation, including boat storage,
docks and ancillary administrative and marina -support buildings;
it is our understanding that a maximum of approximately 200 boats are
accommodated by the existing marina operation;
- these lands provide additional street frontage onto Wharf Street, and water frontage.
onto Frenchman's Bay, and are locally -known as East Shore Marina;
existing marina and residential uses abut these lands to the north and northwest;
proposed mixed residential / commercial buildings are located to the east across
Liverpool Road (owned by Glenbrook Homes — formerly Hilts); and Swan's Marina
and a restaurant use are located to the south;
- the lands on the east side of Liverpool Road (directly southeast of East Shore Marina)
are approximately 2.31 hectares in size, and currently support an abandoned fish farm
operation, including a vacant office building (approximately 410 square metres in
size) and associated storage tanks;
these lands are locally -known as Coolwater Farms;
the Hydro Marsh abuts the north and east side of these lands; both a water treatment
facility and the Glenbrook Homes property are located immediately to the north; a
City parking area abuts a southwest comer of these lands; and a tributary of Krosno
Creek is located to the south.
Information Report No. 25-01
Page 2
029
2.0 APPLICANT'S PROPOSAL
- the applicant proposes to amend the Pickering Official Plan and Zoning By-laws 2511
and 2520 to permit development as follows:
• retain and upgrade the existing marina operation on part of the East Shore Marina
lands, and relocate and establish associated marina support uses, including boat
storage and administrative operations on the Coolwater Farms property;
• establish approximately 66 townhouse dwelling units on the remaining part of the
East Shore Marina lands, with some dwelling units fronting Liverpool Road
providing the opportunity for potential ground floor commercial uses, (which may
include the retailing of goods and services, and offices), and,
• establish additional uses on the Coolwater Farms property, including up to
approximately 1,070 square metres of future commercial uses (which may include
the retailing of goods and services, offices and restaurants) abutting
Liverpool Road, and seasonal public parking.
the Applicant's Proposed Site Concept (both Phase 1 and 2) are provided for
reference (see Attachment #2 and #3 respectively);
the residential development on the west side of Liverpool Road would be
condominium townhouses, served by private lanes, with individual garages and
driveways;
- a "village promenade", with associated "village greens", would run west from
Liverpool Road and terminate at Frenchman's Bay, and could be accessed by both
residents and the public;
- the residential dwelling units fronting Liverpool Road would be three storeys in
height, and would be zoned to allow for the opportunity to establish small-scale
commercial uses, including offices, personal service uses, and limited retail uses,
within the ground floor;
- the proposed 26 dwelling units fronting Liverpool Road provide the opportunity for a
maximum of approximately 1,300 square metres (approximately 50 square metres per
dwelling unit) of non-residential space within the ground floors of those dwelling
units;
the applicant, since submitting the original site concepts, has revised the
configuration of those dwelling units fronting Liverpool Road to create "clusters" of
units at certain street "focal points";
the Applicant's Revised. Plan — Liverpool Road Units is provided for reference (see
Attachment #4);
the existing marina operation on the west side of Liverpool Road is proposed to
continue operating;
however, certain aspects of the marina support uses, including seasonal boat storage
and administrative offices, would be relocated to the Coolwater Farms property;
a net increase in land devoted to the marina operation is proposed, and the ability for
an increase in the amount of boats stored seasonally is envisioned;
- the applicant has noted that the Coolwater Farms property will be in the same
ownership as the East Shore Marina lands, and appropriate easements, right-of-ways
and / or agreements on title will be secured to ensure mutual and convenient access
between both properties over the long term is provided;
the marina functions proposed for the west side of Liverpool Road include:
• a new dock master building (with facilities serving the boating public, including a
boater's supply store, washrooms, laundry facilities, a lounge area and marina
staff facilities);
• a travel way to allow a travel lift to transport boats (to and from the water, and to
and from the proposed boat storage area on the east side of Liverpool Road);
• typical boat launch facilities and associated equipment;
• open space areas along Frenchman's Bay serving boaters, including picnic areas;
and,
Information Report No. 25-01
030
Page 3
• security -gated docks and a vehicular "drop-off' and parking area accessed by
boaters;
the marina functions proposed for the east side of Liverpool Road include:
• marina administration offices, boat repair facilities and marina support uses
(including boat sales offices and marina retail uses) within the existing two storey
building, which is proposed to be upgraded; and,
• winter boat storage, both external and within future boat storage sheds, for in
excess of 230 boats of varying sizes, in Phase 1 (see Attachment #2);
the applicant further proposes to provide the opportunity for public parking on part of
the Coolwater Farms lands, to be leased by the City of Pickering on a seasonal basis,
as an extension to the existing City -owned parking lot at the foot of Liverpool Road;
the option for future mixed use commercial development oriented towards Liverpool
Road is proposed within the north-west sector of the Coolwater Farms property (see
Attachment #3);
the applicant's Phase 2 concept plan indicates the potential for approximately
1,070 square metres of retail floor space with two future buildings.
3.0 BACKGROUND
- Official Plan Amendment and Zoning By-law Amendment applications
(OPA 99-004/P and A 22/99), submitted by the Pickering Harbour Company in
July, 1999, were tabled by City Council on June 19, 2000;
- those applications proposed redevelopment of only the lands on the west side of
Liverpool Road;
- the July 1999 applications proposed a phased development consisting of
40 townhouse dwelling units (adjacent to Liverpool Road and Wharf Street) in the
first phase, and a mixed use block (adjacent to the waterfront) including the potential
for a marina, a 140 -unit hotel / apartment complex, restaurant, retail, entertainment
and office uses, and a public walkway in the second phase;
- a substantial amount of bay -fill was proposed to provide additional area to support the
second phase of development;
- recommendations for, and Council's consideration of, the original development
proposal, was contemplated for June, 2001;
- however, the owner requested that Council delay consideration of their original
applications and recommendations for both the Liverpool Road South Area Detailed
Review and City -initiated Official Plan Amendment Application (OPA 01-001/P) in
order to consider and review a revised preliminary development concept for their
lands;
the applicant has provided several revised plans in response to input from
stakeholders since June, 2001;
the Pickering Harbour Company will be acquiring the Coolwater Farms property
(they currently have a signed agreement of purchase and sale), with the closing date
scheduled for September 14, 2001;
the applicant's proposed development will be reviewed by the City within the context
of the Liverpool Road South Area Detailed Review process, the implementing
City -initiated amendments to the Pickering Official Plan (OPA 01-001/P) and related
Liverpool Road Waterfront Node Development Guidelines;
- a similar application proposing 17 townhouse units fronting the east side of
Liverpool Road with the option for ground floor commercial uses (proposed by
Glenbrook Homes — formerly Hilts — Zoning By-law Amendment Application
A 23/99) was approved by Council in June, 2000, subject to conditions being
fulfilled;
- related draft plan of subdivision application SP -2001-03 is in process, and an
implementing zoning by-law is scheduled to be considered by City Council on
October 1, 2001, for that development;
- design details of that proposal are being reviewed in conjunction with the Pickering
Harbour Company applications to ensure coordinated development and an
appropriate streetscape is achieved.
Page4 031
Information Report No. 25-01
4.0 OFFICIAL PLAN AND ZONING
4.1 Durham Regional Official Plan
the Durham Regional Official Plan designates all of the subject lands Major Open
Space System - Waterfront, and identifies lands surrounding Frenchman's Bay as a
Waterfront Place;
- Waterfront Places shall be developed as focal points along the Lake Ontario
waterfront, and exhibit a mix of uses and attract people for a variety of reasons;
predominant uses within Waterfront Places may include marina, recreational, tourist
and cultural and community uses;
residential and employment opportunities may be permitted, which support and
complement the predominant uses;
the applicant's proposals appear to conform to this designation;
the Regional Plan further outlines considerations when reviewing development
proposal within Waterfront Places, and details additional criteria to be addressed in an
Environmental Impact Study supporting development proposals.
4.2 Pickering Official Plan
the Pickering Official Plan designates all of the lands west of Liverpool Road and a
majority of the lands east of Liverpool Road as Open Space System - Marina Area
within the Bay Ridges Neighbourhood;
permissible uses within this designation include marinas, yacht clubs and ancillary
uses, as well as marina supportive uses, restaurants, limited retail uses and limited
residential uses in conjunction with marinas and yacht clubs;
- no minimum or maximum density provisions are established for residential
development proposed within this designation;
the proposed residential development would provide a net site density of
approximately 35.1 units per hectare (based on 66 dwelling units located on
1.88 hectares of lands) — the proposed retained marina lands and the Coolwater Farms
lands do not form part of the 1.88 hectare residential lands;
the applicant proposes to amend the uses permitted by the Official Plan, as they
pertain to the lands west of Liverpool Road, by adding "limited office" uses, and
deleting the terms "limited" and "in conjunction with marinas and yacht clubs" to
describe the type of permissible residential development within this designation;
- a copy of the applicant's proposed Official Plan Amendment is enclosed (see
Appendix II);
- no amendments to the Official Plan are required to accommodate the proposed
development on the lands east of Liverpool Road;
the Pickering Official Plan designates a south and east edge of the lands east of
Liverpool Road as Open Space System — Natural Area;
permissible uses within this designation include conservation, environmental
protection, restoration, education, passive recreation and similar uses;
portions of the subject lands, including the Frenchman's Bay shoreline and portions
of the lands east of Liverpool Road, are identified as Shoreline and Stream Corridors,
recognizing lands generally associated with water bodies and stream corridors that
may be affected by flooding, slope instability and / or erosion;
as required by Section 15.9 of the Official Plan, an Environmental Report is required
in support of these applications (including at least the minimum information
prescribed in section 15.11 of the Plan);
- through that Report, significant and sensitive environmental features will be
identified, and appropriate protection and mitigation measures would be determined;
032
Information Report No. 25-01
Page 5
- City Council, through section 10.14 of the Pickering Official Plan, recognizes the
ecological, cultural, recreational and economic significance of Frenchman's Bay and
the Lake Ontario Waterfront, and accordingly, shall, among other things:
• designate the shoreline of Frenchman's Bay and the Lake Ontario Waterfront as
part of Shoreline and Stream Corridors to increase awareness of this area;
• permit uses and activities along and adjacent to Frenchrnan's Bay and the
Lake Ontario Waterfront that promote the area as attractive, healthy and
accessible, while protecting and / or enhancing ecological systems and the
character of abutting neighbourhoods; and,
• require, where appropriate, the recommendations of an Environmental Report
(prepared in support of a development application) to be implemented;
the subject lands fall within a Detailed Review Area, where Council may require the
completion of development guidelines for the Area prior to considering development
applications;
the applicant's proposal is being reviewed within the context of the on-going
Liverpool Road South Area Detailed Review process;
the applicant has opted to revise and maintain the proposed site-specific Official Plan
Amendment (OPA 99-004/P) applicable to the lands west of Liverpool Road;
however, should City -initiated Official Plan Amendment application OPA 01-001/P
(intended to implement the Liverpool Road Waterfront Node Development
Guidelines) amend the Official Plan in a manner that will allow the applicant's
proposed development, then the site-specific Amendment would be withdrawn;
- Section 15.5 of the Pickering Official Plan states that when considering applications
to amend the Plan, City Council shall consider the overall benefit to the community
of the proposal, and accordingly, shall:
• require all applications to be accompanied by a Planning Analysis (evaluating the
proposal against the relevant goals, objectives, and general intent and purpose of
the Plan); and,
• discourage amendments that are contrary to the goals, objectives and general
intent and purpose of the Plan;
in June, 2000, City. Council adopted in principle the "Liverpool Road Waterfront
Node Development Guidelines" as the City's strategy for detailed land use, urban
design and major street layout within the Liverpool Road South Area;
- the vision described in those Guidelines includes:
• a "waterfront village" with a mix of use that is open, accessible and friendly; and
an interesting place to visit, work and live;
• an area providing seasonal marina facilities with some opportunities for visiting
boaters, and additional land-based recreation and tourism opportunities to attract
visitors from the surrounding area;
• the maintenance of views to the water and streets that act as public open spaces;
• a high level of streetscape design and quality;
• the continuation of marina uses as a key character -setting element of the village;
and,
• a variety of other uses that provides opportunities for people to live, work, shop
and play within the area, including residential development, retail operations,
personal service uses, offices, studios and restaurants, in addition to
marina -related activities;
preliminary review of the applicant's proposal suggests that the main elements
envisioned in the Liverpool Road Waterfront Node Development: Guidelines have
been incorporated into their proposed development plan;
amendments to the Pickering Official Plan are required to implement the applicant's
proposed development;
Information Report No. 25-01
Page6 033
- the proposed Draft Pickering Official Plan Amendment prepared by the applicant is
provided as Appendix II to this Report.
4.3 Zoning By-law
- all of the subject lands on the west side of Liverpool Road are zoned "03B" —
Waterfront Zone, by Zoning By-law 2511, as amended;
- this zoning permits marina and marina support uses, but does not permit residential
uses or commercial uses not associated with a marina;
- all of the subject lands on the east side of Liverpool Road are zoned "M4" —
Aquaculture Facility Zone, by Zoning By-laws 2511 and 2520, as amended by
By-law 2050/85;
- this zoning • permits only an aquaculture facility (an operation pertaining to the
hatching, cultivating, growing and processing of fish) on those lands;
- an amendment to the zoning by-law is required to implement the applicant's proposed
development.
5.0 RESULTS OF CIRCULATION (See Attachments #5 and #6)
5.1 Resident Comments
- no resident comments have been received to -date;
5.2 Agency Comments
Veridian Connections expressed no objections to these applications, and outlined a
number of conditions they require to be fulfilled respecting electrical service to the
proposed development (see Attachment #5);
No Objections or Concerns: - Durham District School Board (see Attachment #6).
5.3 Staff Comments
5.3.1 Official Plan Amendment
the applicant will be submitting the required Planning Analysis to support the
proposed official plan amendment in the near future;
- preliminary review suggests that the applicant's submitted official plan amendment
contains insufficient detail to control resultant development; additional
neighbourhood policies may be required;
through verbal discussions with the applicant, we understand that he is requesting the
City to accept this proposal as being consistent with the vision contemplated for the
Liverpool Road Waterfront Node, but an alternate development design to the design
that was contemplated through the City's draft official plan amendment
(OPA 01-001/P) presented in May, 2001;
- we understand that the applicant is further suggesting that if the City considers it
appropriate to revise the City -initiated amendment in a manner that permits the
applicant's proposed development, that they would withdraw their private amendment
(OPA 99-004(R));
staff is still reviewing this matter in some detail; preliminary review suggests the
proposal contains sufficient lands for a working marina use, while providing
additional area for residential uses, and the opportunity for grade -related commercial
uses along Liverpool Road;
staff is still not satisfied with the details of the proposal with respect to the ability for
some retail / office / personal services uses to be provided immediately along
Liverpool Road (without renovation or conversion of residential floor space); both
staff and the applicant are actively discussing this issue in detail.
034
Information Report No. 25-01 Page 7
5.3.2 Environmental Considerations
when received, the applicant's Environmental Report, and other supporting technical
reports (including grading and drainage plans and a comprehensive stormwater
management plan), will be evaluated to review proposed methods, and must:
• ensure the protection and / or improvement to existing natural features and
habitats, including, but not limited to, the Hydro Marsh and Frenchman's Bay;
• maintain or improve existing surface water quality and quantity, reviewing
methods of stormwater management, and assessing impacts on surrounding
natural habitats;
• determine any potential negative impacts on aquatic habitats, both in
Frenchman's Bay and the Hydro Marsh resulting from the proposed development,
and suggest mitigation measures to be implemented; and,
• consider tree and vegetation preservation on the Coolwater Farms lands, and the
identification of areas requiring protection, restoration and / or rehabilitation;
staff will be exploring opportunities for lands supporting significant natural features
(particularly portions of the Hydro Marsh encroaching into the Coolwater Farms
property) to be publicly -acquired to promote further protection of those lands; and,
technical reports submitted in conjunction with the applicant's proposal will be
reviewed to determine their adequacy, both through review by City Staff and
appropriate agencies (the applicant is currently preparing an Environmental Report in
support of these applications, and will also be required to prepare preliminary grading
and drainage plans, a stormwater management plan and a tree and vegetation
inventory and preservation plan).
5.3.3 Marina Land Uses
- preliminary review suggests that the proposal can ensure that an active, vibrant
working marina use is maintained and continues to be a predominant use within the
Liverpool Road South Area;
- staff are currently working with the applicant to prepare a draft agreement(s) that will
maintain an interconnection between the marina activities on the west side of
Liverpool Road and those activities proposed on the Coolwater Farms property, and
are exploring other appropriate mechanisms to achieve an interconnection between
these properties (including right-of-ways and easement);
additional information from the applicant is required to understand the expandability
of the improved marina operation, including the securement of appropriate local
seasonal boat storage;
staff, with assistance from the City's Legal Department, are reviewing the proposed
crossing of a boat travel lift through Liverpool Road between the subject properties,
and addressing any negative impacts or potential conflicts with that arrangement;
staff is working with the applicant to encourage public access to the proposed marina
through both formal and informal arrangements;
- additional information is required from the applicant to understand and review
proposed boat storage techniques, including the location and details of buildings on
the Coolwater Farms property supporting stacked boat storage;
additional information is required from the applicant demonstrating that an
appropriate Liverpool Road streetscape is maintained where boat storage is proposed
abutting that street, and that mitigation measures and landscaping improvements to
maintain a high-quality streetscape are implemented;
additional information from the applicant is required confirming that bay -fill is not
required to accommodate development, and that appropriate edge management of the
Frenchman's Bay shoreline (to define and stabilize it) is encouraged;
staff encourages the restoration and rehabilitation of the Coolwater Farms property,
including reuse of existing infrastructure where appropriate; and
Information Report No. 25-01
Page 8 ,
5.3.4 Residential Land Uses
preliminary review suggests that the mix of marina, residential and other mixed
commercial uses can co -exist and be compatible with surrounding existing and
proposed uses, if designed carefully;
residential uses are supported to encourage a base residential population in the
Liverpool Road South Area that will support local businesses and activities, and
maintain a presence of people in the area on a year round basis;
preliminary review suggests that design details of the proposed residential
development can ensure compatibility of the resultant scale, character and
relationships of the new development with surrounding development (including
visibility, development intensity, access and parking areas, massing and design of
buildings, landscaping, fencing, building materials, etc.);
the future implementing zoning by-law and review of associated development
applications (site plan approval and draft plan of condominium) will assist in ensuring
that resultant development maintains the envisioned "Great Lakes Nautical Village"
theme espoused through the Liverpool Road South Area Detailed Review process;
and,
through the detailed design of the residential lands and through future agreements, the
establishment of private outdoor amenity areas serving residential units fronting
Liverpool Road along that street will be discouraged;
5.3.5 Commercial/Retail Uses
the vision along Liverpool Road is to encourage retail, personal service and office
uses to be developed along both sides of Liverpool Road, at varying sizes, both
seasonally and year-round, in a manner that encourages street activity on
Liverpool Road and is compatible with surrounding existing and proposed residential
development;
staff are not yet convinced that the applicant's proposal adequately allows for "easy
conversion" of ground floor space within dwelling units fronting Liverpool Road for
commercial uses to sufficiently meet the City's vision;
staff are still discussing, with the applicant, the required minimum ground floor area
for proposed units fronting Liverpool Road, to encourage a variety of non-residential
uses to be established in these units;
staff supports the early construction of the proposed future commercial buildings
located on the Coolwater Farms property; accordingly, staff needs to further review
the Phase II design for the Coolwater Farms property to ensure commercial, boat
storage and parking uses are all accommodated; and,
staff is considering the appropriateness of establishing non-residential "focal points"
along Liverpool Road (where a higher intensity of non-residential activities are
located), as proposed by the applicant;
5.3.6 Required Future Development Applications
ensuring additional related development applications including appropriate site plan
applications and draft plan of condominium application, will be required should the
proposal be approved;
future agreements necessary to implement the proposed development in a coordinated
manner will be required; and,
the exact boundaries of the proposed development precincts, considering natural
features, technical requirements and other development activities on the subject lands
(and assessing alternatives, if warranted), will be reviewed following receipt and
review of the technical information;
5.3.7 Zoning Matters
- should the proposal be approved, the by-law would have to identify appropriate
zoning standards to respect and protect natural features;
the implications of the proposed condominium tenure of development will have to be
considered further to determine if it will require any unique zoning standards;
0 3 6 Information Report No. 25-01
Page 9
should the proposal be approved, the by-law would have to establish appropriate
zoning provisions that encourage a broad mix of non-residential, grade related uses
within residential units fronting Liverpool Road; and,
staff is considering the use of an (H) — Holding Zone to be applied to dwelling units
fronting Liverpool Road as a way to ensure minimum design criteria is achieved
within the ground floor of dwelling units to support future conunercial uses;
5.3.8 Other Considerations
staff suggest that the proposed seasonal public parking lot on the Coolwater Farms
lands be conveyed into public ownership;
staff is still reviewing pedestrian connections over portions of the subject lands,
where appropriate; and,
the applicant is required to prepare an Environmental Audit on the lands west of
Liverpool Road supporting proposed residential development, to identify any on-site
soil contamination originating from the existing marina operation (in accordance with
the Ministry of Environment and Energy's "Guidelines for Use at Contaminated Sites
in Ontario").
6.0 PROCEDURAL INFORMATION
6.1 General Information
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 in a Planning Report prepared
by the Planning & Development Department for a subsequent meeting of Council or a
Committee of Council;
if you wish to be notified of City Council's adoption of a proposed local official plan
amendment or passing of any zoning by-law amendment, you must make a written
request to:
City Clerk
City of Pickering
Pickering Civic Complex
One the Esplanade
Pickering, ON L1V 6K7
if you wish to be notified of the decision of the Region of Durham with respect to
proposed local official plan amendment application, you must make a written request
to:
Mr. A. Georgieff
Commissioner of Planning
Region of Durham Planning Department
1615 Dundas Street East
4th Floor, Lang Tower, West Building
Whitby, ON L1N 6A3
6.2 Approval Authorities for Submitted Applications
- the Region of Durham may exempt certain local official plan amendments from
Regional approval if such applications are determined to be locally significant, and do
not exhibit matters of Regional and / or Provincial interest;
- the Region has verbally confirmed that the submitted Pickering Official Plan
Amendment application is not exempt from Regional approval as it is a revision to a
previously submitted official plan amendment application on the same lands that was
circulated in 1999 (prior to the date allowing Regional exemptions to be granted);
Information Report No. 25-01
Page10 037
- the City's recommendations on the proposed official plan amendment application will
be forwarded to the Region of Durham, which is the approval authority for this
application;
- the City of Pickering is the approval authority for the submitted zoning by-law
amendment applications.
6.3 Appeal Rights
if a person or public body that files an appeal of a decision of the
Regional Municipality of Durham in respect of the proposed official plan amendment
does not make oral submissions at the public meeting or make written submissions to
the Regional Municipality of Durham before these applications are considered, the
Ontario Municipal Board may dismiss all or part of the appeal;
if a person or public body that files a notice of appeal of a decision of the City of
Pickering in respect of the passing of a zoning by-law amendment does not make oral
submissions at the public meeting or does not make written submissions to the City of
Pickering before the zoning by-law amendment is passed, the Ontario Municipal
Board may dismiss all or part of the appeal.
7.0 OTHER INFORMATION
7.1 Appendix No. I
- a listing of neighbourhood residents, community associations, agencies and
City Departments that have commented on the applications at the time of writing
report.
7.2 Information Received
large-scale plans submitted by the applicant are available for viewing in the City of
Pickering Planning & Development Department;
the submission and review of the applicant's Planning Analysis and a supporting
Environment Impact Study are required prior to Staff formulating recommendations
to City Council for consideration.
7.3 Company Information
the agent, Mr. Jim Lucas of James Lucas Properties Limited, advises that the owner
of the lands west of Liverpool Road are owned by the Pickering Harbour Company
Limited;
- Pickering Harbour Company Limited currently has a signed agreement of purchase
and sale for the Coolwater Farms property, currently possessed by Alan Lawson,
Fisher Inc., the appointed Receiver for the Coolwater Farms property;
- Pickering Harbour Company Limited is scheduled to complete their purchase of the
Coolwater Farms lands on September 14, 2001;
Mr. Harold Hough is the president of the Pickering Harbour Company Limited.
Ron Tayl
, Planner II
RST/pr
Attachments
Copy: Director, Planning & Development Department
Catherine Rose
Manager, Policy
038
APPENDIX I TO
INFORMATION REPORT NO. 25-01
COMMENTING RESIDENTS AND LANDOWNERS
no resident comments have been received to -date;
COMMENTING AGENCIES
(1) Veridian Connections
(2) Durham District School Board
COMMENTING CITY DEPARTMENTS
(1) Planning & Development Department
PURPOSE:
LOCATION:
PROPOSED
AMENDMENT:
039
APPENDIX II TO
INFORMATION REPORT NO. 25-01
PROPOSED REVISED AMENDMENT TO THE
PICKERING OFFICIAL PLAN (OPA 99-004/P(R))
The purpose of the amendment is to revise Table 3 of the Pickering
Official Plan -- "Open Space System: Permissible Uses by
Subcategory", to broaden the list of permissible uses.
The proposed amendment to Table 3 would affect all lands
designated "Open Space System - Marina Area" on Schedule I -
"Land Use Structure" of the Official Plan in that Part of Lot 23,
Range 3, B.F.C. identified as (Pickering Harbour Company lands
on the west side of Liverpool Road — exact description to be
determined).
The Pickering Official Plan be amended by:
"Revising Table 3, as shown on Schedule 'A' to this proposed
amendment."
The provisions set forth in the Pickering Official Plan, as amended,
regarding the implementation of the Plan shall apply in regard to
this Amendment.
The provisions set forth in the Pickering Official Plan, as amended,
regarding the interpretation of the Plan shall apply in regard to this
Amendment.
IMPLEMENTATION:
INTERPRETATION:
Official Plan Amendment Application OPA 99-004/P(R)
Zoning Ryolaw Amendment Application A 22/99(R)
Pickering Harbour Con parry Ltd I
Pan of Int 23, Range 3, H.F.C.
(west side of Liverpool Road, south of Wharf Street)
City of Pickering
July, 2001
PENDIX II TO
040 NFORMAT ON REPORT NO. 25-01
Open Space
System
Subcategory
Page 2
Schedule 'A' to the Proposed Amendment
to the Pickering Official Plan
TOWN POLICY
TABLE 3:
Open Space System:
Permitsibte Uses by Subcategory
Natural Areas,,
'ermissible Uses
estrictions and lmitations on the uses permissible., arising` from other ;poiicies of ' ?
this Plan, will be detailed rn zoning by-laws.)
Conservation, environmental protection, restoration, education, passive
recreation, and similar uses;
EAgricultural uses outside of valley and stream corridors, wetlands,
environmentally significant areas, and areas of natural and scientific
nterest;
Existing lawful residential dwellings; a new residential dwelling on a vacan
lot.
I Active ' , All uses permissible in Natural Areas;
Recreational Areas
Active recreational, community and cultural uses, and other related uses.
Maritza Areas i All uses permissible in Natural Areas and Active Recreational Areas;
Marinas, yacht clubs and ancillary uses;
Marina supportive uses, restaurants, limited retail and office uses; limited I
residential uses in-ee '.. .. j
Aquaculture and other related uses.
Note: The italicized words within the "Marina Areas" row are proposed to be added to the
text, and the atrikethrough words are proposed to be deleted from the text.
ATTACHMENT#J__TO
INFORMATION REPORT# a'
041.
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City of Pickering
Planning & Development Department
PROPERTY DESCRIPTION PART OF LOTS 22 AND 23, RANGE 3, B.F.C.
OWNER PICKERING HARBOUR CO.; 344430 CANADA INC.
DATE JUL 12, 2001
DRAWN BY. RC
APPLICATION No, OPA 99-004/P(R); A 22/99(H); A 13/01
SCALE 1:7500
CHECKED SY RT
FOR DEPARTMENT USE ONLY
PN -13 PA-
042
ATTACHMENT# a TO
INFORMATION REPORT# 2 S — {7 I
APPLICANT'S PROPOSED SITE CONCEPT -PHASE 1
OPA 99-004/P(R); A 22/99(R); A 13/01
SEE AP'PLICA.NT'S REVISED
PLAN J LIVERPOOL ROAD UNITS
HJr,
Wow Glenb,00k Hama,)
(
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1 Ie. Masa I wink•A.e,.
Marina Property ,—
In. INN
Total Site Area 24,612 sm (2.46 ha) 6.08 acres
Marino Area 5,794 sm (Approx.) 1.43 acres
Residential 18,818 sm (Approx.) 4.65 acres
Residential Yield 66 Townhome Units
Gross Density 26.8 Units per Hedare (10.86 Units per Acre,
Net Density 35.1 Units per Hedare (14.21 Units per Acre(
Visitor Parking Provided @ .32 per unit = 21 cars
Unit Parking Provided @ 2 per unit = 132 cars
Total Parking Provided @ 2 .32 per unit = 153 cars
Coolwater Property
Total Coolwater Site Area 23,061 sm (2.31 ha)
INNS MP WAS PRODUCED DY 171E CRY OF PICKERI G
PUNNING & msezonAIENT DEPARTMENT,
.M RMATION & SUPPORT SERVICES.
AUGUST 1A 2001.
ATTACHMENT#TO
INFORMATION REPORT#
APPLICANT'S PROPOSED SITE CONCEPT -PHASE 2
OPA 99-004/P(R); A 22/99(R); A 13/01
,.rr r' hr.:.�.
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043
SEE AI?PLICANT'S REVISED
PLAN -LIVERPOOL ROAD UNITS
Hers
Prope y
(new Glenbmok Hem.)
J
ON I
Boats_. ears,
Marina Property — — —
Total Site Area 24,612 sm (2.46 ha) 6.08 acres
Marina Area 5,794 sm (Approx.) 1.43 acres
Residential 18,818 sm (Approx.) 4.65 acres
Residenlial Yield 66 Townhome Units
Gross Density 26.8 Units per Hectare (10.86 Units per Acre)
Net Density 35.1 Units per Hectare (14.21 Units per Acre)
Visilor Parking Provided @ .32 per unit = 21 cars
Unit Parking Provided @ 2 per unit = 132 cars
Total Parking Provided @ 2 .32 per unit = 153 cars
Coolwater Property - —
Total Coolwoter Site Area 23,061 sm (2.31 ha)
i(iiIHI11U111111111111111111
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tP. • o1r
THIS ANP WAS PRODUCED BY THE CITY OF PICKERING
PLANNING A. DEVELOPMENT DEPARTMENT.
INFORANITON .8 SUPPORT S ES.
044
ATTACHMENT#--9....TO
WFORMATIONREPORT#�5_
APPLICANT'S REVISED PLAN - LIVERPOOL ROAD UNITS
OPA 99-004/P(R); A 22/99(R); A 13/01
MIS MAP WAS PRODUCED BY THE C/TY OF PICKERING
PLANNING & DEVELOPMENT DEPARTMENT,
INFORMATION & SUPPORT SERVLCES,
SEPTEMBER 10, 2001.
ATTACHMENT#ILTO
INFORMATION REPORT #..2 Ci—.
045
P CE V ED
Str - b 2001
CITY OR PICKERING
PLANNING AND
DEVELOPMENT DEPARTMENT
VERIDIAN CONNECTIONS
DEVELOPMENT APPLICATION REVIEW
PROJECT NAME: Pickering Harbour Company
ADDRESS/PLAN:
Part of Lot 23, Range 3, B,F.C. & Part of Lot 22, Range 3, B,F.C, (Liverpool Road,
south of Wharf Street
MUNICIPALITY:
REF. NO,;
Pickering
OPA 99-004/1'(R), A 22/99 (R),
A 13/01
SUBMISSION DATE: Augtut 17, 2001
t.
Eleatic Service is available on the toad allowances) touching this property.
Servicing will be from the west side of Liverpool Road.
2, The applicant must provide accommodation on site for the Corporation's transfomnct(s)•
• outdoor padmount in a 5m X 6m cleat arca
• an indoor vault room
3, Individual metering fot each unit is required.
4. The Appllcant must provide a concrete encased looped underground duct system from a supply point on
the west side of Liverpool Road to transformer locations on the property.
5. The Applicant must pay the Corporation's costs to supply and install underground setvicc cables along the
route of 4. above..
Estimated range of costs — to be determined.
G. The following standard fixed fee costs will apply (all figures are approximate):
Service Connection Fee $130.00 per unit
7. Existing Corporation plant on Liverpool road and Wharf Street may have to be replaced/relocated at the
Applicant's cost to accommodate the proposed development
8, The Applicant must make direct application to the Cozpotation to obtain specific apptoval`of the electrical
service attangements and related work for this project, The applicant is cautioned that tenders, contracts, et,
work initiated prior to obtaining specific approval will be subject to change.
9. A Servicing Agreement must be signed with' the Corporation in order to obtain servicing for this site.
10. A Multi -Tenant Agreement must be enteted into and may be tcgistcted an title as part of the servicing
requirements, Legal costs for this will be charged to the Applicant.
11. All work ftorn the public road allowance to the service entrance and the metering arrangements must comply
with the Corporation's requirements and specifications.
Z0 'd
020 619 906 'ON Xdd N'IOINM WV 00:11 100Z-90-d3S
046
ATTACHMENT#.5_,TO
INFORMATION REPORT# 2.5 - i� 1
Page 2
VERIDIAN CONNECTIONS
DEVELOPMENT APPLICATION REVIEW
12. Prior to energizing any new service, the Applicant shall apply to the Corporation's Customer Cue Department
to open an energy account.
13. Prior to obtaining a building permit, the Applicant shall, by agreement, confirm acceptance of the terms and
conditions of providing electrical service.
14, Where cranes ox material handling equipment or workers must work in proximity to existing overhead wires,
with the capability of contact or coming within the limits of approach, the developer/bu ldet shall pay all costs
for the temporary relocation, burial, or protection of the wires, or other action deemed necessary by Vcridian to
provide for worker safety and the security of the electrical system.
15. Landscaping, specifically trees and shrubs, should be relocated away from the Corporation's ttansfottner and
polcline to avoid interference with equipment access and future growth. Lopsided appearance of trees from
trimming may result.
16. Will not attend scheduled City of Pickering DART Meeting fot this development.
17. Veridlan Connections has no objection to the proposed development Please forward a copy of first
submission civil design so that a preliminary design and estimate can be completed.
Technical Representative — Dave Bell
Telephone 427-9870 Ext. 3233
CO 'd
PAWo,d Oodm+ehts VectrntrAp•niPonaxa Comnuctlon\rkoelopmenl Application Ac.wn\rioLnAnp\naal\Mooring Huboa Company• Lon -pool 1444 eovtti ornWoftins,.kK
Rev, Date: November 1, 1999
020 619 906 'ON X8d NVIQIND WH 00:11 ODM 1002-90-d3S
THE
)URHAM
DISTRICT
iCHOOL
BOARD
acilities Services
Taunton Road East
Vhitby, Ontario
LIR 2K6
vie: (905) 666-5500
1-800-265-3968
ax: (905) 666-6439
ATTACHMENT #_L—TO
INFORMATION REPORT #_.2.5--1J—..
August 27,2001
The Corporation of the City of Pickering
Planning Department
Pickering Civic Complex
One the Esplanade
Pickering, Ontario
L1V 6K7
Attention: Mr. Ron Taylor
Dear Mr. Taylor,
Revised Official Plan Amendment Application 99-004/P (R)
Revised Zoning By-law Amendment Application A 22/99 (R)
Pickering Harbour Company
Part of Lot 23, Range 3, B.F.C.
(west side of Liverpool Road, south of Wharf Street)
City of Pickering
RE:
n47
RECEIVED
AUG 2 9 2001
ciTy OF PICKERING
PLANNING AND
DEVELOPMENT DEPARTMENT
-AND-
Zoning By-law Amendment Application A 13/01
Pickering Harbour Company
(formerly 3444309 Canada Inc. - Coohvater Farms)
Part of Lot 23, Range 3, B.F.C.
(west side of Liverpool Road, south of Wharf Street)
City of Pickering
Staff has reviewed the information on the above noted application and, under the
mandate of the Durham District School Board, has no objections.
Yours truly,
Christine Nancekivell,
Planner
CN:ern
INATKAPLNO\OPA\9Va041 DOC