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November 4, 2019
City 6h DICKERING Planning & Development Committee Meeting Agenda November 4, 2019 Council Chambers — 7:00 pm Chair: Councillor Pickles Page 1. Disclosure of Interest 2. Statutory Public Meetings Statutory Public Meetings are open to the public to receive input and feedback on certain types of planning applications. In accordance with the City's Procedure By-law, anyone wishing to make a delegation before the Committee for an item listed under the Statutory Public Meetings section of the agenda, is not required to register in advance and will be given an opportunity to speak. 2.1 Information Report No. 15-19 Zoning By-law Amendment Application A 11/19 Amberlea Creek Development Inc. Part Lot 28, Range 3, Broken Front Concession 760 & 770 Kingston Road 3. Delegations 1 In accordance with the City's Procedure By-law, individuals who would like to appear as a delegation for any Items not related to Statutory Public Meetings, must register with the City Clerk by 12:00 noon on the day of the meeting. Please visit www.pickering.ca/delegation to register. 3.1 Geoff Grayhurst, President, Dorsay Development Corporation James Miner, CEO, Sasaki Re: Proposed New Community in Northeast Pickering - Veraine 4. Planning & Development Reports 4.1 Director, City Development & CBO, Report PLN 24-19 Zoning By-law Amendment Application A 13/18 Allan Kent Cameron Lot 2 and Part of Block A, Plan 407 (715 Liverpool Road) Recommendation: That Zoning By-law Amendment Application A 13/18, submitted by Allan Kent Cameron, to facilitate the creation of three lots for detached dwellings fronting onto Liverpool Road, be approved, and that the draft Zoning By - 15 For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca Cts og DICKERING Planning & Development Committee Meeting Agenda November 4, 2019 Council Chambers — 7:00 pm Chair: Councillor Pickles law Amendment as set out in Appendix I to Report PLN 24-19 be forwarded to Council for enactment. 5. Other Business 6. Adjournment For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca 64 4 DICKERING Information Report to Planning & Development Committee Report Number: 15-19 Date: November 4, 2019 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 11/19 Amberlea Creek Development Inc. Part Lot 28, Range 3, Broken Front Concession 760 & 770 Kingston Road 1. Purpose of this Report The purpose of this report is to provide preliminary information on an application for Zoning By-law Amendment, submitted by Amberlea Creek Development Inc. to permit a residential 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 application, ask questions of clarification and identify any planning matters. This report is for information and no decision on this application is being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description The subject lands comprise two properties located on the north side of Kingston Road, east of Delta Boulevard, having a combined area of approximately 0.7 of a hectare with approximately 88 metres of frontage along Kingston Road (see Location Map, Attachment #1). The lands are bisected by the Amberlea Creek, and currently contain two detached dwellings that are proposed to be removed. Surrounding land uses include established low density residential development consisting of detached dwellings to the north, existing commercial development to the east and west, and a vehicle sales and services establishment to the south across Kingston Road (see Air Photo Map, Attachment #2). 3. Applicant's Proposal The applicant is proposing a residential condominium development consisting of 82 stacked townhouse dwellings accessed through an internal private road (see Submitted Conceptual Plan, Attachment #3). - 1 - Information Report No. 15-19 Page 2 The development concept proposes a realigned and enclosed watercourse for the portion of the Amberlea Creek tributary that bisects the subject site. It is proposed that the tributary be enclosed as it enters at the northwest corner of the site and realigned along the north property line and then along the east property line. At the southeast corner of the site, it is proposed to connect to the existing culvert to be piped under Kingston Road. Vehicular access to the site is proposed to be provided in two locations. Access to Kingston Road is proposed by way of a shared access to the driveway that currently services the commercial plaza abutting the subject property to the east. A driveway along the rear property line to a future public road connection to Delta Boulevard proposes the other access to Delta Boulevard. The applicant has indicated that they will work with the City to provide an easement across the driveway to provide internal connectivity between properties along the north side of Kingston Road. The conceptual site plan illustrates three blocks for back-to-back stacked townhouses containing two and one bedroom units. All of the townhouse units are proposed to be 3 storeys in height (approximately 15.0 metres), and have a minimum width of 5.85 metres. The ground floor units are a single storey and are either double in width or are a through unit. The upper 2 floors contain 2 storey stacked units with living spaces on the second floor and bedrooms on the third floor. Each dwelling unit will have either a private at -grade patio or a balcony. The townhouse blocks are oriented so that dwelling units front onto Kingston Road, internal private landscaped courtyard areas or the internal private road. Access to the underground parking garage is provided from the internal private road at the end of each of the townhouse blocks. Resident parking is provided in the underground parking garage at a ratio of one parking space per dwelling unit for a total of 82 spaces. Visitor parking is provided at grade (7 spaces including one accessible space) and in the underground parking garage (6 spaces) a rate of 0.15 of a space per unit for a total of 13 spaces. In summary, 88 parking spaces are provided in the underground parking garage and 7 parking spaces (including one accessible space) are provided at grade for a total of 95 parking spaces provided. The conceptual plan also provides for two outdoor amenity areas. One outdoor amenity area, having an area of approximately 165 square metres, is located at the east end of Block 1 and fronts onto Kingston Road. This area will act as a gateway to the development from Kingston Road. The second amenity area having an area of approximately 200 square metres, is immediately north of Block 1 in close proximity to the first amenity area. A walkway system is proposed providing pedestrian connectivity within the site to the dwelling unit entry areas, townhouse blocks, courtyards, parking garage, pedestrian entries, at -grade parking areas, private amenity areas, and Kingston Road. The development will be subject to site plan approval. A draft plan of condominium application will be submitted at a later date. 2 Information Report No. 15-19 Page 3 4. Policy Framework 4.1 Durham Regional Official Plan The Region of Durham Official Plan (ROP) designates the subject lands as "Urban System — Living Area" with a "Regional Corridor" overlay. Lands within this designation are to be planned and developed at higher densities and achieving a mix of commercial, residential, employment and institutional uses while supporting higher order transit services and pedestrian oriented development. Regional Corridors are to be planned and developed to achieve a long term overall density of 60 units per gross hectare and a floor space index (FSI) of 2.5. Portions of the subject lands are identified as containing "Key Natural Heritage and Hydrologic Features" requiring that any proposal for development or site alteration demonstrate that there will be no negative effects on key natural heritage or hydrologic features or their functions. Kingston Road is designated as a Type `B' Arterial Road and a Rapid Transit Spine in the Durham Regional Official Plan. Type 'B' Arterial Roads are designed to carry large volumes of traffic at moderate to high speeds, connect with freeways, other arterial roads and collector roads. Rapid Transit Spines are corridors that are planned to provide dedicated transit lanes in most arterial road sections, and intersect with local transit service. The right-of-way width requirement for this section of Kingston Road is 45 metres for an ultimate 6 -lane cross-section. The applicant's proposal will be assessed against the policies and provisions of the Durham Regional Official Plan. 4.2 Pickering Official Plan The Official Plan designates the subject lands as "Mixed Use Areas — Mixed Corridors", within the Woodlands Neighbourhood. The "Mixed Corridor" designation is intended primarily for residential, retail, community, cultural and recreational uses at a scale serving the community. This designation permits a residential density of over 30 units per net hectare and up to and including 180 units per net hectare. The permitted maximum floorspace index (total building floorspace divided by total lot area) is up to and including 2.5 FSI. The proposal has a density of approximately 109 units per net hectare, and a FSI of 1.1. The Official Plan states that in establishing performance standards, restrictions and provisions for Mixed Use Areas, regard shall be had to encouraging development in an integrated manner for a wide variety of uses and purposes, and encouraging intensification over time, up to the maximum net residential densities and maximum floor space indices. 3 Information Report No. 15-19 Page 4 4.3 Woodlands Neighbourhood Polices The subject lands are within the Woodlands Neighbourhood and within the detailed review area referred to as the Northeast Quadrant. The Woodlands Neighbourhood policies for the Mixed Corridor designation require the existing low density development on Sheppard Avenue is to be recognized. To this end, the design of new residential development is to be compatible with existing development with respect to such matters as building heights, yard setbacks, building orientation and massing, access to sunlight, and privacy. Lands covered by the Northeast Quadrant Development Guidelines are to support shared access points along Kingston Road, and require vehicular access, by means of easement, from Delta Boulevard easterly lands through to the 'old' Dunbarton School site (now occupied by the 820 Kingston Road Plaza). The principle of piping the Amberlea Creek tributary that flows through the Northeast Quadrant lands is supported. Environmental/stormwater management reports, prepared to the satisfaction of the City and the Toronto and Region Conservation Authority (TRCA), are required for proposals to pipe the tributary. The reports are to demonstrate how the proposal is consistent with the broader stormwater management strategy resulting in a significant net environmental benefit to the watershed. Required compensation under the Fisheries Act is to be satisfied. Additionally, it is to be ensured that development proposals are undertaken in a manner that does not adversely impact downstream water quality and quantity through the use of on-site controls and/or financial contributions to a downstream stormwater facility if necessary. Neighbourhood policies direct the use of the holding provisions of the Planning Act, to address various development related matters including but not limited to cost sharing agreements for mutual shared access, provision of easements, and payment of study costs. Details of the application will be assessed against the policies and provisions of the Official Plan during the further processing of the applications. 4.3 Northeast Quadrant Development Guidelines and the Kingston Road Corridor Development Guidelines The subject lands are addressed in two Council adopted development guidelines: the Northeast Quadrant Development Guidelines; and the Kingston Road Corridor Development Guidelines. These guidelines require new residential development be integrated into the area in a manner that is both respectful of the character of the existing neighbourhood and serves as an interface between this area and the surrounding lands. The guidelines also require that buildings or structures not be permitted within 10 metres of a piped Amberlea Creek tributary. General principles addressed in the guidelines include the creation of clear separation of pedestrian activities and vehicular spaces, locating buildings closer to the street, allowing low to mid -rise buildings on the north side of Kingston Road, and requiring a minimum building height of 2 storeys. - 4 - Information Report No. 15-19 Page 5 The guidelines anticipate that Kingston Road will be widened to six lanes with auxiliary turn lanes, and upgraded to standard urban cross-sections with curbs, gutters and sidewalks. Access locations along Kingston Road are under the sole jurisdiction of the Region of Durham and full access permissions may change to restricted access. The City will support opportunities for shared access as well as coordinated internal access, between private properties and will require the granting of easements. Developers and property owners will be required to contribute to the costs of the Northeast Quadrant Guidelines including the transportation, environmental/stormwater and urban design components. Costs will be adjusted annually based on the Southam Construction Index. 4.4 Kingston Road Corridor and Specialty Retailing Node Intensification Study The subject lands are currently within an area undergoing a City Initiated land use and urban design study (see Kingston Road Corridor and Specialty Retailing Node Intensification Study Area, Attachment #5). The Kingston Road Corridor and Specialty Retailing Node Intensification Study (the "Study") represents the second phase of the South Pickering Intensification Study, and is currently underway. The intention of the Study is to identify opportunities for intensification and develop recommendations that will be used to update the current planning framework. These updates include, Official Plan policies, producing new urban design guidelines that will replace the existing Kingston Corridor Development Guidelines, and developing new zoning standards for lands within the Corridor and Node. The Study is anticipated to conclude by the end of 2019. The proposed development will be reviewed in the context of the Kingston Road Corridor and the Specialty Retailing Node study currently undertaken by the City. 4.5 Zoning By-law 3036 In 2015, Council approved a site specific rezoning application to facilitate the development of a commercial plaza. The subject lands were rezoned to "(H)MU-26" — Mixed Use Zone within Zoning By-law 3036, amended by By-law 7437/15, subject to an 'H' Holding Symbol. The amending by-law permits a range of commercial uses including, but not limited to, personal service shop, restaurant, office, financial institution, medical office, and retail. The amending by-law also included maximum gross leasable floor area for all uses, as well as maximum gross leasable floor area for restaurants and medical office uses. The conditions to lift the 'H' Holding Symbol include the requirement of a site plan/development agreement, satisfying the City's and TRCA's technical and engineering requirements for the piping of the Amberlea Creek tributary, and the payment of compensation to the TRCA for the piping of the tributary. The applicant is seeking a site-specific zoning by-law amendment to permit a residential condominium development consisting of 82 stacked townhouse dwelling units. 5 Information Report No. 15-19 Page 6 5. Comments Received 5.1 Resident Comments Comments were received from an adjacent property owner, immediately adjacent to the north, indicating that residential development of the subject lands is supported but there a number of serious concerns with the proposed development. The following was expressed: • concerned that the proposed piping of the Amberlea Creek tributary will impact the neighbouring properties to the north that already experience high water levels during the spring and fall; • concerned that the proposed development will result in the loss of trees that provide a home and feeding ground for animals and birds; • concerned that the existing residents to the north will have to deal with increased noise, traffic and safety concerns during the construction, and will experience a loss of privacy in their rear yards; • concerned that the properties to the north will experience impacts from noise and headlights from increased traffic along the east/west driveway at the rear of the proposed development; • requested that the developer be required to construct a concrete fence of 8 feet to 10 feet in height along the shared property line to mitigate noise; and • suggested that for the subject lands, traditional townhouses are more appropriate than stacked townhouses as the proposed development will have less soft landscaping and smaller building setbacks than is standard. Comments were received from Eastbay Holdings Inc., owners of 780 Kingston Road, the adjacent property to the east, requesting that the City require adequate landscape buffering be installed at the applicant's expense between 780 Kingston Road and the proposed residential development. It was also requested that if the proposed shared access at 780 Kingston Road is approved, that following matters be addressed: • cost sharing agreement regarding expenses; • maintenance agreements; • indemnity agreements and assumption of liability agreements; and • other such relevant agreements including those which will be assumed by any condominium corporation once the proposed stacked townhouse development has been registered. 5.2 Agency Comments 5.2.1 Region of Durham — Planning Department As of the writing of this report, no comments have been received from the Region of Durham Planning and Economic Development Department. - 6 - Information Report No. 15-19 Page 7 5.2.2 Toronto and Region Conservation Authority As of the writing of this report, no comments have been received from the Toronto and Region Conservation Authority. 5.2.3 Durham District School Board Staff have no objection to the proposal. Students generated from this development will attend existing neighbourhood schools. 5.3 City Departments Comments 5.3.1 Engineering Services As of the writing of this report, no comments have been received from Engineering Services. 5.3.2 Fire Services The proposed fire route will be required to be adjusted to provide a turn -around or exit onto Kingston Road. 6. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and others identified through the circulation and detailed review of the proposal, are to be addressed by the applicant prior to a final recommendation report to Planning & Development Committee: • ensuring conformity with the City's Official Plan and Neighbourhood policies and Development Guidelines • assessing the appropriateness of the proposal in the context of the emerging land use policy framework and urban design objectives of the Kingston Road Corridor and the Specialty Retailing Node study • ensuring that the proposed development is compatible with and sensitive to the existing surrounding neighbourhood, specifically to the existing residential dwellings to the north • evaluating the appropriateness of the proposed site layout, building setbacks, massing and landscaping to ensure the City's urban design objectives are achieved • securing for the construction and financial contribution for the construction of the public road connection to Delta Boulevard • evaluating the location, size and functionality of the proposed outdoor amenity areas • ensuring the proper review and design for the piping of the Amberlea Creek tributary, and that the stormwater management controls have been completed to the satisfaction of the City in consultation with TRCA • ensuring that all TRCA requirements including compensation are satisfied • ensuring the building components that abut Kingston Road have been appropriately addressed with respect to design and setback • reviewing traffic impacts, both on the local and Regional roads, and on-site traffic management to ensure appropriate traffic movements - 7 - Information Report No. 15-19 Page 8 • ensuring that appropriate access easements are provided to achieve both vehicle and pedestrian movements from Delta Boulevard to the eastern abutting properties • ensuring that requirements of Durham Transit proposed bus rapid transit can be accommodated • ensuring that the proposed development contains appropriate sustainable development components • ensuring that the required technical submissions and reports meet City standards • further issues may be identified following receipt and review of comments from the circulated departments, agencies and public The City Development Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies and public. 7. 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: • Planning Rationale, prepared by Design Plan Services, dated June 2019 • Site Concept Plan, prepared by Guthrie Muscovitch Architects, dated June 10, 2019 • Conceptual Building Elevations, prepared by Guthrie Muscovitch Architects • Building Section/Garage Concept, prepared by Guthrie Muscovitch Architects, dated June 10, 2019 • Environmental Impact Study, prepared by North-South Environmental Inc., dated June 5, 2019 • ESA Geotechnical Reliance Letter, prepared by V.A. Wood Associates Limited, dated October 10, 2018 • Environmental Site Assessment Phase 1, prepared by V.A. Wood Associates Limited, dated October 10, 2018 • ESA Phase 1 Reliance Letter, prepared by V.A. Wood Associates Limited, dated October 10, 2017 • Floodplain Impact Report, prepared by Cole Engineering Group Ltd., dated June 2019 • Functional Servicing & Stormwater Management Report, prepared by Cole Engineering Group Ltd., dated June 2019 • Geotechnical Investigation, prepared by V.A. Wood Associates Limited, dated April 2017 • Noise Impact Update, prepared by Stantec, dated May 29, 2019 • Traffic Impact Update, prepared by Stantec, dated June 10, 2019 • Tree Inventory Report, prepared by Andrew Louws, dated April 20, 2017 8 Information Report No. 15-19 Page 9 8. Procedural Information 8.1 General • written comments regarding this proposal should be directed to the City Development Department • oral comments may be made at the Statutory Public Meeting • all comments received will be noted and used as input to a Recommendation Report prepared by the City 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 • any member of the public who wishes to be notified of Council's decision regarding this proposal must request such in writing to the City Clerk 9. Owner/Applicant Information The owner of the property is Amberlea Creek Development Inc. and is represented by Design Plan Services Inc. Attachments 1. Location Map 2. Air Photo Map 3. Submitted Conceptual Plan 4. Submitted Conceptual Building Elevations 5. Kingston Road Corridor and Specialty Retailing Node Intensification Study Area Prepared By: Approved/Endorsed By: Original Signed By Original Signed By Deborah Wylie, MCIP, RPP Catherine Rose, MCIP, RPP Principal Planner, Development Review Chief Planner Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design DW:Id Date of Report: October 17, 2019 9 Attachment #1 to Information Report 15-19 CT (1) CJ E Cobblers Court ° "' !PE, ' a _ -'111111111111111111_ w Kates Lane . /1 I Shadybrook Tot Lot Shadyb ook Drive Dunfair Street lo 0 0 to Sheppa d Avenue 11 0 m r 11, -.• ,•.•.•, •.•.•.• • • • Subject Lands 0 L a�A�e Gt` ` 1 C Location Map File: A11/19 a/ PICKERING City Development Department Applicant: Amberlea Creek Development Inc. Property Description: Pt of Lt 28, Range 3, B.F.C., Pt 1, 40R-9413 (760-770 Kingston Road) Date: Oct. 16, 2019 0 The Corporation of the City of Pmkenng Produced on part) under license from'. 0 Queens Printer. Ontario Ministry of Natural Resourrces. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and As suppliers all nghts reserved;© Municipal Property Assessment Corporation and its suppliers all rights reserved.: SCALE: 1:4,000 THIS IS NOT A PLAN OF SURVEY L:\PLANNING\01-MapFiles\A\ 201 90 11-19 - Amberlea Creek Development Inc A11 19_LocationMap. mxd - 10 - Attachment #2 to Information Report 15-19 3iWINK` ,c rtCobblers Court_ O,cri Ids '. / W le14,4 11/1111Pcje kr;14' WO !Pr ..m Shadybrook DriveAli!Oterougll!pg: pow Sheppard Avenue C Air Photo Map File: A11/19 b/ PICKERING City Development Department Applicant: Amberlea Creek Development Inc. Property Description: Pt of Lt 28, Range 3, B.F.C., Pt 1, 40R-9413 (760-770 Kingston Road) Date: Oct. 16, 2019 © The Corporation of the City of Pickerng Produced (in part) under license from .©Queens Printer,Ontano Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Rlght of Canada, Department of Natural Resources. All rights reserved.; ©Teranet Enterprises Inc. and itssuppliers all nghts reserved;© Mu nicipal Property Assessment Corporation and its suppliers all rights reserved.; SCALE. �.4r��� THIS IS NOT A PLAN OF SURVEY L:\PLANNING\01-MapFll esW\2019W 11-19-Amberlea Creek Development Inc W11 19_AirPhoIo.mxd Attachment #3 to Information Report 15-19 PROPOSED CONNECTION TO DELTA BLVD. ADJACENT RESIDENTIAL AREA - — - `- a 6 O BLOCK 3 3 - STOREY STACKED 30 UNITS r i ADJACENT 6 6 BLOCK 2 3 - STOREY STACKED 30 UNITS COMMERCIAL AREA I ADJACENTI Amenity Area 2 COMMERCIAL AREA 14 - - / , ��,0� 5'tP y-��� / < Amenit Area 1 S10 \ -�' it 5�o� /' i`aG Submitted Conceptual Plan CitY 4 File No: A 11/19 PICKERI NG Applicant: Amberlea Creek Developments Inc. Property Description: Pt of Lt 28, Range 3, B.F.C., Pt 1, 40R-9413 City Development (760-770 Kingston Road) Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Oct. 10, 2019 LAPlanning a p F i l e s W \2019 - 12 - Attachment #4 to Information Report 15-19 77 III Ill _I I; 9 N _ II .III Ilei II �-1 ,! 1,Al 17 El IIIIIIIflllllllE! lllrIIIIIII! II!IIIIIIIII, IIIIIIINIIIlllI VIII 1NIIIIII i " I�ifllllllllll! ' NI 111' - r �I I IIIiIINlll;llllllllllj= —� IIIIIIIIIII',IGIId— Il�r�ll� IIIIIIHIIf;llllllllll�—ri —IlIIIIIIIII',IHIII1IIII �HIu �i IIIIIUIilllllldl �� 14' �I r IJllflilljllllllll� IIII!I�IIIIIIII� IIIIIIINIlIIIIIIII �IIIIIIII�IIIIIIII� 1��' oi.r: 1,,R •!III!! IIID! -!11111 IIII!u!lllll IIIII� �IlIII 111 �_ �... it II— -11 II_ -ler i ll Submitted Conceptual Building Elevations C44 File No: A 11/19 PICKERI NG Applicant: Amberlea Creek Developments Inc. Property Description: Pt of Lt 28, Range 3, B.F.C., Pt 1, 40R-9413 City Development (760-770 Kingston Road) Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Sept 27, 2019 LAPlanning a p F i l e s W \2019 - 13 - Attachment #5 to Information Report 15-19 L:\Planning\01-Map F i les\A\2019 - 14 - Traffic Zone A Traffic Zone B Traffic Zone D Zone C Traffic Zone E I I I I a 1 -- r iJ 0.15 km� t 4 I — = , 'i 1 •' 1, :l.�..I I I i 130 i l i km Sub'ect Lands ; .,-'' ., ) 's.wv..d Any •I ,1 � /74.- r -F1 • 017 f -� �• G -Bs km `'� 1 1 1<I I 5I I i 11 1 ! i L. .�.1 0.241 I .• I . I ,r -,....- Pb i^ ► I I I�. I ,'".......:4'° I .rte 1.69 km > t i : �; j.__ . j 1.40 km 0.55 , rte -.'r B ..nrry I f Y, �. Z 1 1 I I I 1 I I I t.21 km �I — Rougemount Precinct Whites Precinct Dunbarton/Liverpool Precinct Brock Precinct Figure 1. Study Area ` m Legend Rail Corridor ---- Study Area Boundary Parks / Open Space Speciality Retailing Node Kingston Road Corridor and Specialty Retailing Node Intensification Study Area C44 File No: A 11/19 PICKERI NG Applicant: Amberlea Creek Developments Inc. Property Description: Pt of Lt 28, Range 3, B.F.C., Pt 1, 40R-9413 City Development (760-770 Kingston Road) Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Oct. 10, 2019 L:\Planning\01-Map F i les\A\2019 - 14 - Cfy �t DICKERING Report to Planning & Development Committee Report Number: PLN 24-19 Date: November 4, 2019 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment Application A 13/18 Allan Kent Cameron Lot 2 and Part of Block A, Plan 407 (715 Liverpool Road) Recommendation: 1. That Zoning By-law Amendment Application A 13/18, submitted by Allan Kent Cameron, to facilitate the creation of three lots for detached dwellings fronting onto Liverpool Road, be approved, and that the draft Zoning By-law Amendment as set out in Appendix I to Report PLN 24-19 be forwarded to Council for enactment. Executive Summary: The subject lands are located on the east side of Liverpool Road, north of Commerce Street, within the Bay Ridges Neighbourhood (see Location Map, Attachment #1). The applicant is proposing to rezone the subject property to a residential zone category in order to create three lots for detached dwellings fronting onto Liverpool Road. Staff supports the proposed rezoning application as it is consistent with the Bay Ridges Neighbourhood Policies and the Liverpool Road Waterfront Node Development Guidelines. The recommended zoning provisions set out in Appendix I will ensure that the proposed development is in keeping with the established streetscape along Liverpool Road and will be sensitive to the surrounding residential uses. Technical matters will be addressed through the Land Division Approval process. The applicant is requesting the use of the Bonus Zoning policies of the Official Plan, which allow City Council to permit an increase in density not exceeding 25 percent of the permitted density in return for the provisions of specific services, facilities or matters. The applicant is proposing an increase of 1 unit over the permitted maximum density of 2 units. In return for the increased density, the applicant will be providing a community benefit in the amount of $40,000.00 to be used towards the upgrades to Balsdon Park. Staff recommend that Council approve Zoning By-law Amendment A 13/18. The draft by-law is attached as Appendix I and is recommended to be forwarded to Council for enactment. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. The applicant is requesting the use of the Bonus Zoning policies of the Official Plan for increased density in return for a $40,000.00 contribution to be used towards the upgrades to Balsdon Park. - 15 - PLN 24-19 November 4, 2019 Subject: Allan Kent Cameron (A 13/18) Page 2 1. Background 1.1 Property Description The subject property is located on the east side of Liverpool Road, north of Commerce Street, within the Bay Ridges Neighbourhood (see Location Map, Attachment #1). The property has an area of approximately 929 square metres with approximately 30.5 metres of frontage along Liverpool Road. The property is currently occupied by a vacant, single -storey building formerly used as an accountant's office, which is proposed to be demolished. A row of mature trees is located along the rear property line (see Air Photo Map, Attachment #2). Surrounding land uses include: North: East: South: West: A residential common element condominium development, presently under construction, consisting of 57 townhouse units and 10 detached dwellings. Immediately to the east is the Frenchman's Bay Ratepayers Memorial Park, and further east are detached dwellings fronting onto Commerce Street. Abutting the subject property to the south are two detached dwellings fronting onto Liverpool Road. Across Liverpool Road is the Fairport United Cemetery and detached dwellings fronting Commerce Street. 1.2 Applicant's Proposal The applicant has submitted an application for a Zoning By-law Amendment to rezone the subject property to a residential zone category in order to create 3 lots for detached dwellings fronting onto Liverpool Road (see Submitted Site Plan, Attachment #3). The proposed lots will have minimum lot frontages of approximately 10.0 metres and minimum lot areas of approximately 310.0 square metres. The proposed detached dwellings will be 2 storeys with a building height of approximately 8.4 metres (calculated from established grade to the mid -point of the peaked roof). The detached dwellings will be approximately 225.0 square metres (2,420 square feet) in size. Two parking spaces are proposed for each dwelling unit (one within an attached garage and one on the driveway). The applicant has also revised the conceptual building elevations to ensure that the design of the dwelling units harmonize with the nautical village theme. Key changes to the building elevations include: a mix of siding and masonry brick; inclusion of front porches and second storey balconies; large ground floor windows; and reduction in the roof pitch (see Submitted Conceptual Elevations, Attachment #4). The applicant is requesting to utilize the Bonus Zoning policies of the City's Official Plan to permit 3 dwellings, whereas the density requirements of the Official Plan permits a maximum of 2 dwellings. In exchange for an additional dwelling unit, the applicant is proposing to provide a community benefit, which is detailed in Section 3.3 of this report. - 16 - PLN 24-19 November 4, 2019 Subject: Allan Kent Cameron (A 13/18) Page 3 The applicant is proposing to create the new lots through the land severance process with the Region of Durham Land Division Committee. 2. Comments Received 2.1 June 17, 2019 Statutory Public Information Meeting and written submission At the Public Information Meeting on June 17, 2019, a resident expressed concern regarding the proposed increase in density from 2 to 3 residential lots. The resident indicated that the neighbourhood is currently over developed, therefore a maximum of 2 dwellings on the subject lands is preferred. 2.2 City Departments & Agency Comments 2.2.1 Region of Durham • no objections with the rezoning application • any requirements of the Region concerning Regional services, financial and otherwise associated with the development of this property will be addressed through the submission of future consent applications 2.2.2 Engineering Services Department • no objections to the proposed zoning by-law amendment application • technical matters related to grading and drainage, servicing, and street tree planting can be addressed through the Land Division approval process 2.2.3 Durham District School Board • no objections to the proposal • students generated from this development will attend existing neighbourhood schools 2.2.4 Durham Catholic District School Board • no objections to the proposal • students generated from this development will attend Father Fenelon Catholic Elementary School and St. Mary Catholic Secondary School 3. Planning Analysis 3.1 The proposal for three lots for detached dwellings will complement the established character of the surrounding neighbourhood The Official Plan recognizes that the character of an established neighbourhood is reviewed through the consideration of matters such as building height, yard setbacks, lot coverage, access to sunlight, parking provisions and traffic implications. The Official Plan also states that were new development is proposed within an existing neighburhood or established area, City Council shall encourage building design that reinforces and complements existing built patterns such as form, massing, height proportion, positon relative to the street and building area and site ratio. - 17 - PLN 24-19 November 4, 2019 Subject: Allan Kent Cameron (A 13/18) Page 4 The proposal for 3 detached dwellings will be keeping with the established pattern of development within the surrounding area. The existing zoning for the lands to the west, south and east of the subject property permit detached dwellings with minimum lot areas of 460 square metres and minimum lot frontages of 15 metres. The development to the north is a common element condominium consisting of detached dwellings and townhouse units. The recommended zoning performance standards included in the implementing zoning by-law amendment (see Appendix I, Recommended Draft Zoning By-law Amendment Application) with respect to building setbacks, building height and lot coverage is generally consistent with the existing zoning performance standards within this neighbourhood. The overall massing, height, and scale of the detached dwellings are appropriate for the proposed lot sizes. Furthermore, the proposed three lots will provide a transition between the townhouse units along Liverpool Road to the north and the slightly larger residential lots immediately to the south. The proposal will be consistent with the existing streetscape along Liverpool Road and will complement the existing pattern of development within this neighbourhood. 3.2 The proposal is consistent with the policies of the Bay Ridges Neighbourhood policies and guidelines The Bay Ridges Neighbourhood Policies recognize the subject property as being in the vicinity of the "Liverpool Road Waterfront Node". The Tertiary Plan of the Liverpool Road Waterfront Node Development Guidelines identifies the lands as Established Built Area of the historic "Village of Fairport". The guidelines provide direction on the built form of buildings along Liverpool Road by directing new buildings to: • provide high quality landscaping of front yards, large windows on the ground floor, and signage of an appropriate character; • provide enhanced architecture to harmonize with the Great Lakes Nautical Village theme; • be built close to the street without too much variation in setback; and • be designed to allow for the easy conversion of ground floors to accommodate landowners who may want to open commercial -type uses within the buildings. The applicant has refined their conceptual dwelling design to incorporate various architectural details that ensures the proposed dwellings maintain the Nautical Village theme. The proposed architectural details include: front porches and second storey balconies; use of siding and brick, and larger ground floor windows. The proposal is consistent with the Bay Ridges Neighbourhood Policies and the Liverpool Road Waterfront Node Development Guidelines. - 18 - PLN 24-19 November 4, 2019 Subject: Allan Kent Cameron (A 13/18) Page 5 3.3 The applicant's request meets the Bonus Zoning provisions of the Official Plan The Pickering Official Plan designates the subject lands as "Urban Residential Areas — Low Density Area" within the Bay Ridges Neighbourhood. The permitted residential density range for Low Density is up to and including 30 units per net hectare. The proposed development will result in a density of 32.3 units per net hectare, which slightly exceeds the maximum permitted density for the subject lands. The applicant has made a request for Bonus Zoning (Density Bonusing) to allow for an additional unit, an approximate 6.7 percent increase in density. On May 27, 2019, Council approved a Bonus Zoning Policy to ensure a consistent and transparent approach when identifying eligible developments and community benefits, calculating the value of the applicant's contribution towards a community benefit, and negotiating the required Section 37 agreements. The objective of this policy is to implement the Bonus Zoning provisions of Section 16.17 of the Pickering Official Plan, in accordance with Section 37 of the Planning Act, as amended. The City's Official Plan contains such policy provisions which permit City Council to pass by-laws that grant an increase in height of a building or an increase in density not exceeding 25 percent of the density permitted by the Official Plan providing: • the density or height bonus is given only in return for the provision of specific services, facilities or matters as specified in the by-law, such as but not limited to, additional open space or community facilities, assisted or special needs housing, the preservation of heritage buildings or structures, or the preservation of natural heritage features and functions; • when considering an increase in density or height, and allowing the provision of benefits off-site, the positive impacts of the exchange should benefit the social/cultural, environmental and economic health of surrounding areas experiencing the increased height and/or density; • the effects of the density or height bonus have been reviewed and determined by Council to be in conformity with the general intent of the Official Plan, by considering matters such as: • the suitability of the site for the proposed increase in density and/or height in terms of parking, landscaping, and other site-specific requirements; • the compatibility of any increase in density and/or height with the character of the surrounding neighbourhood; and • as a condition of granting a density or height bonus, the City requires the benefiting landowner(s) to enter into one or more agreements, registered against the title of the lands, dealing with the provision and timing of specific facilities, services or matters to be provided in return for the bonus. - 19 - PLN 24-19 November 4, 2019 Subject: Allan Kent Cameron (A 13/18) Page 6 The City's Bonus Zoning Policy states that the value of the community benefit contribution is to be a reasonable portion of the increased land value resulting from the increased density. The increased land value is described as the difference in the estimated land value of the property at the original density and the estimated land value at the increased density. The Policy establishes a `reasonable portion' to be a range of 20 to 35 percent of the increase land value as the applicant's contribution. In support of the additional lot, the applicant has submitted a Land Appraisal Report, prepared by Janterra Real Estate Advisors, dated April 23, 2019, indicating that the additional lot would have an appraised value of approximately $480,000.00. Based on this value, the applicant's community benefit contribution would range between $96,000.00 and $168,000.00. Two recent developments which applied the provisions of Section 37 of the Planning Act include Madison Liverpool Limited and Stonepay. Madison Liverpool Limited contributed $27,500.00 per additional unit (23.4 percent of the increased value resulting from the increased density) and Stonepay contributed $11,831.82 per additional unit (35 percent of the increased value resulting from the increased density). The Madison Liverpool Limited development consists of 67 dwelling units and the Stonepay development consists of 726 dwelling units. The current proposal submitted by Allan Kent Cameron requests 1 additional dwelling under the bonus zoning provisions resulting in a total of 3 dwelling units. The scale of this proposed development is significantly smaller than the Madison Liverpool Limited and Stonepay developments. Based on previous contributions and the scale of the proposed development, staff propose the applicant contribute $40,000.00 (approximately 11 percent of an increased value resulting from the increased density) to be used towards the purchase of upgraded play structures or a gazebo/shade structure in Balsdon Park. The proposed contribution is less than the minimum 20 percent contribution as required in the Council approved Bonus Zoning policies, but is significantly more on a per unit basis compared to other recently approved developments that have requested a density bonus. As required by the Bonus Zoning policies, it is recommended that the implementing zoning by-law specify that: • the applicant provide a cash contribution to the City in the amount of $40,000.00 to be used towards the upgrades to Balsdon Park; and • the required agreement between the owner and the City will be registered on title of the subject lands and will specify the amount of the capital cash contribution provided by the applicant, and will specify the improvements to be undertaken with the contribution money. -20- PLN 24-19 November 4, 2019 Subject: Allan Kent Cameron (A 13/18) Page 7 3.4 Development matters related to the City will be addressed through conditions of Land Division If Council approves this rezoning application to facilitate the future creation of three lots for detached dwellings, the City will have the opportunity to provide comments and recommend conditions of approval to the Region of Durham Land Division Committee to address development/technical matters such as, but not limited to: • preparing a tree inventory and protection/removal plan, which includes an appropriate compensation plan for the removal of significant vegetation; • removing the existing building; • preparing preliminary lot grading and drainage plans; • reviewing driveway locations and driveway widths; • paying cash -in -lieu of conveying land for park purposes; • preparing a construction management plan; • requiring the applicant to prepare pre -condition surveys of abutting homes; and • entering into a Development Agreement with the City to address any offsite works such as, but not limited to: road restoration; service connections; boulevard restoration; boulevard tree planting; driveway locations and entrances; and construction management and erosion and sediment control. 3.5 Zoning by-law be finalized and forwarded to Council for enactment The applicant is requesting to rezone the subject lands from a "R4" Fourth Density Residential Zone to an appropriate residential zone category to facilitate the proposal. Staff supports the rezoning application, and recommends that a site specific by-law, containing the standards attached as Appendix I to this Report, be finalize and brought before Council for enactment. 4 Applicant's Comments The applicant has been advised of and concurs with the recommendations of this report. Appendix Appendix I Recommended Draft Zoning By-law Amendment Application A 13/18 Attachments: 1. Location Map 2. Air Photo Map 3. Submitted Site Plan 4. Submitted Conceptual Elevations - 21 - PLN 24-19 November 4, 2019 Subject: Allan Kent Cameron (A 13/18) Page 8 Prepared By: Original Signed By: Tanjot Bal, MCIP, RPP Planner I Original Signed By: Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design TB:Id Approved/Endorsed By: Original Signed By: Catherine Rose, MCIP, RPP Chief Planner Original Signed By: Kyle Bentley, P. Eng. Director, City Development & CBO Recommended for the consideration of Pickering City Council Original Signed By: Tony Prevedel, P.Eng. Chief Administrative Officer -22- Appendix I to Report PLN 24-19 Recommended Draft Zoning By-law for Zoning By-law Amendment Application A 13/18 Draft The Corporation of the City of Pickering By-law No. XXXX/19 Being a By-law to amend Restricted Area (Zoning) By-law 2511, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, on Lot 2 and Part of Block A, Plan 407, in the City of Pickering. (A 13/18) Whereas the Council of The Corporation of the City of Pickering received an application to rezone the subject lands being Lot 2 and Part of Block A, Plan 407 in the City of Pickering to permit three lots for detached dwellings; Whereas the Official Plan for the City of Pickering contains provisions related to the authorization of increases in density of development; Whereas pursuant to Section 37 of the Planning Act, a by-law under Section 34 of the Planning Act, may authorize increases in density (or height) of development beyond those otherwise permitted by the by-law in return for the provisions of such facilities, services or matters as are set out in the by-law; Whereas Subsection 37(3) of the Planning Act provides that where an owner of land elects to provide facilities, services and matters in return for an increase in density (or height) of development, the municipality may require the owner to enter into one or more agreements with the municipality dealing with the facilities, services and matters; Whereas the owner of the subject lands has elected to provide the faculties, services and matters hereinafter set out; And whereas the increase in density beyond that otherwise permitted on the aforesaid lands by By-law 2511, as amended, is permitted in return for those provisions of the facilities, services and matters set out in this By-law, and an agreement between will be secured between the owner of the land and the City of Pickering; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedule I Schedule I attached hereto with notations and references shown thereon is hereby declared to be part of this By-law. 2. Area Restricted The provisions of this By-law shall apply to those lands in Lot 2 and Part of Block A, Plan 407, in the City of Pickering, designated "S4-17" on Schedule I attached hereto. -24- By-law No. XXXX/19 Draft Page 2 3. General Provisions No building, structure, land or part thereof shall hereafter be used, occupied, erected, moved or structurally altered except in conformity with the provisions of this By-law. 4. Definitions In this By-law, (1) "Balcony" means an attached uncovered platform projecting from the face of an exterior wall, including above a porch, which is only directly accessible from within a building, usually surrounded by a balustrade or railing, and does not have direct exterior access to grade. (2) "Bay, Bow, Box Window" means a window that protrudes from the main wall, usually bowed, canted, polygonal, segmental, semicircular or square sided with window on front face in plan; one or more storeys in height, which may or may not include a foundation; may or may not include a window seat; and may include a door. "Building Height" means the vertical distance between the established grade, and in the case of a flat roof, the highest point of the roof surface or parapet wall, or in the case of a gabled, hip or gambrel roof, the mean height level between eaves and ridges. (4) "Deck" means a raised platform attached to the exterior wall of a building and with direct access from the building and from grade. "Driveway" means that portion of a lot used to provide vehicular access from a roadway to an off-street parking area of loading space located on the same lot as the principal use. On a lot containing a detached dwelling, semi-detached dwelling, street townhouse dwelling back-to-back townhouse dwelling or block townhouse dwelling, the driveway may contain a parking space. (6) (a) "Dwelling" means a building or part of a building containing one or more dwelling units, but does not include a mobile home or trailer; (b) "Dwelling Unit" means one or more habitable rooms occupied or capable of being occupied as a single, independent, and separate housekeeping unit containing a separate kitchen and sanitary facilities; (c) "Dwelling, Detached" means a single dwelling which is freestanding, separate, and detached from other main buildings or structures. (3) (5) (7) "Floor Area — Residential" means the area of the floor surface contained within the outside walls of a storey or part of a storey. -25- By-law No. XXXX/19 Draft Page 3 (8) "Frontage" means that part of a lot that abuts a street measured along the street line. (9) (a) "Lot" means an area of land fronting on a street which is used or intended to be used as the site of a building, or group of buildings, as the case may be, together with any accessory buildings or structures, or a public park or open space area, regardless of whether or not such lot constitutes the whole of a lot or block on a registered plan of subdivision; (b) "Lot Coverage" means the percentage of lot area covered by all buildings on the lot; (c) "Lot Frontage" means the width of a lot between the side lot lines measured along a line parallel to and 7.5 metres distant from the front lot line. (10) "Parapet Wall" means the portion of an exterior wall extending above the roof. (11) "Porch" means a roofed deck or portico structure attached to the exterior wall of a building; a basement may be located under the porch. (12) "Private Garage" means an enclosed or partially enclosed structure for the storage of one or more vehicles, in which structure no business or service is conducted for profit or otherwise. (13) (a) "Yard" means an area of land which is appurtenant to and located on the same lot as a building or structure and is open, uncovered, and unoccupied above ground except for such accessory buildings, structures, or other uses as are specifically permitted thereon; (b) "Front Yard" means a yard extending across the full width of a lot between the front lot line of the lot and the nearest wall of the nearest main building or structure on the lot; (c) "Front Yard Depth" means the shortest horizontal dimension of a front yard of a lot between the front lot line and the nearest wall of the nearest main building or structure on the lot; (d) "Rear Yard" means a yard extending across the full width of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot; (e) "Rear Yard Depth" means the shortest horizontal dimension of a rear yard of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot; -26- By-law No. XXXX/19 Draft Page 4 (f) (g) "Side Yard" means a yard of a lot extending from the front yard to the rear yard, and from the side lot line to the nearest wall of the nearest main building or structure on the lot; "Side Yard Width" means the shortest horizontal dimension of a side yard of a lot between the side lot line and the nearest wall of the nearest main building or structure on the lot; (h) "Interior Side Yard" means a side yard. (14) "Wall, Front" means the wall of the dwelling closest to the front lot line. 5. Provisions (1) Uses Permitted ("S4-17" Zone) No person shall within the lands designated "S4-17" on Schedule I attached hereto, use any lot or erect, alter, or use any building or structure for any purpose except the following: (a) Detached Dwelling (2) Zone Requirements ("S4-17" Zone) No person shall within the lands designated "S4-17" on Schedule I attached hereto use any lot or erect, alter or use any building except in accordance with the following provisions: -27- "S4-17" Zone (a) Number of Lots (maximum) 2 lots (b) Lot Frontage (minimum) 10.0 metres (c) Lot Area (minimum) 305.0 square metres (d) Front Yard Depth (minimum) 6.0 metres (e) Side Yard Depth (minimum) 1.2 metres, and 0.6 of a metre on the other side (f) Rear Yard Depth (minimum) 7.5 metres (g) Building Height (maximum) 9.0 metres (h) Lot Coverage (maximum) 45 percent -27- By-law No. XXXX/19 Draft Page 5 (3) Special Provisions (a) Projections such as window silts, chimney breasts, fireplaces, belt courses, cornices, plasters, eaves, eave troughs and other similar architectural features may be permitted in any required yard, provided that no such feature projects into the required yard more than 0.6 of a metre or half the distance of the required yard, whichever is less; (b) Porches and associated stairs not exceeding 1.0 metres in height above established grade may encroach a maximum of 2.0 metres into the required front yard; (c) Balconies not exceeding 3.5 metres in height above grade may encroach a maximum of 2.0 metres into the required front and rear yard; -28- "S4-17" Zone (i) Parking Requirements (minimum) A minimum of 2 parking spaces per dwelling unit for resident, one of which must be provided within an attached private garage (j) Driveway Width (maximum) Maximum driveway width shall not exceed the width of the exterior walls of the private garage (k) Garage Requirements Minimum one private garage per lot attached to the mail building, the vehicular entrance of which shall be located not less than 6.0 metres from the front lot line (I) Interior Garage Size (minimum) Each parking space within a private garage shall have a minimum width of 3.0 metres and a minimum depth of 6.0 metres provided; however, the width may include one interior step and the depth may include two interior steps (m) Garage Projection A maximum of 1.5 metres projection beyond the wall containing the main entrance to the dwelling unit (3) Special Provisions (a) Projections such as window silts, chimney breasts, fireplaces, belt courses, cornices, plasters, eaves, eave troughs and other similar architectural features may be permitted in any required yard, provided that no such feature projects into the required yard more than 0.6 of a metre or half the distance of the required yard, whichever is less; (b) Porches and associated stairs not exceeding 1.0 metres in height above established grade may encroach a maximum of 2.0 metres into the required front yard; (c) Balconies not exceeding 3.5 metres in height above grade may encroach a maximum of 2.0 metres into the required front and rear yard; -28- By-law No. XXXX/19 Draft Page 6 (d) Decks and associated stairs not exceeding 1.0 metre in height above grade may encroach a maximum of 2.0 metres into the required front and rear yard provided they are setback 0.6 of a metre from a side lot line; (e) A bay, box or bow window, with or without foundations, having a maximum width of 4.0 metres may encroach into any required yard to a maximum of 0.6 of a metre or half the distance of the required yard, whichever is less. 6. Section 37 Provisions (1) An indexed cash contribution of $40,000.00 to be paid to the City to be allocated towards the necessary upgrades to Balsdon Park; (2) In the event the cash contribution referred to in Section 6.(1) of this By-law has not been used for the intended purposes within 3 years of the By-law coming into force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Director, City Development, in consultation with the Ward Councillor(s), provided that the purposes will benefit the community in the vicinity of the lands; (3) Pursuant to Section 37 of the Planning Act, and subject to compliance with this By-law, the increase in density of the development is permitted beyond that otherwise permitted on the subject lands shown on Schedule I to this By-law in return for the provision by the owner, at the owner's expense of the facilities, services and matters set out in Section 6.(1) of this By-law and which are secured by one or more agreements pursuant to Subsection 37(3) of the Planning Act that are in a form and registered on title to the lands, to the satisfaction of the City Solicitor; (4) The owner shall not use, or permit the use of, a building or structure erected with an increase in density pursuant to this By-law unless all provisions and obligations in this By-law are met; and (5) Despite Section 5.(2)(a) of this By-law, an additional lot is permitted upon execution and registration on title of a Section 37 agreement pursuant to Section 6.(3) of this By-law. 7 By-law 2511 By-law 2511, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedule I attached hereto. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 2511, as amended. -29- By-law No. XXXX/19 Draft Page 7 8. Effective Date This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XX day of XXXX, 2019. Draft David Ryan, Mayor Draft Susan Cassel, City Clerk -30- Ilona Park Road Liverpool Road E 30.5m S4-17 0 30.5m Gull Crossing Commerce Street Schedule I to By -Law XXXX/19 Passed This XXrd Day of XXXX 2019 Draft Mayor Draft Clerk - 31 - Attachment #1 to Report #PLN 24-19 Browning Avenue Old Orchard Avenue Monica Cook Place I\ 1 Ilona Park Road 0 wa Progress Frenchman's Bay East Park 1 0 (6 m 0 a 0 0 0 0 a J Balsdon Park Foxglove Avenue Subject) Lands: - 7[111 1 HI andsIYIIIIIIII ) Frenchman's Bay Rate Payers Memorial Park Commerce Street Wharf Street Broadview Street 0 0 0 3 0 x Annland Street Shearer Lane 0 0 0 Q 0 is co Alderwood Park Cdr/ PICKERING City Development Department Location Map File: A 13/18 Applicant: Allan Kent Cameron Property Description: Lot 2 and Part of Block A, Plan 407 (715 Liverpool Road) L) The Corporation of the City of Pickenng Produced en part) under) icense from. © Queens Panted, Ontario Ministry of Natural Resources. II rights reserved'© Her Majesty the Queen in Rlght of Canada Department of Natural Resources All rights reserved' Date: Sep. 19, 2019 SCALE: 1:4,000 Tencel Enterprises Inc. and rtS suppliers allrights reserved :©Municipal Property Assessment Corporation and its suppliers allaghts reserved I THIS IS NOT A PLAN OF SURVEY L:\PLANNING\01-MapFil es\A\2018\A 13-18 Allan Kent Cameron \ A13_18_LocationMap.mxd -32- Attachment #2 to Report #PLN 24-19 Subject Lands Gull Crossing C Air Photo Map File: A 13/18 a/ PICKE R1 NG City Development Department Applicant: Allan Kent Cameron Property Description: Lot 2 and Part of Block A, Plan 407 (715 Liverpool Road) Date: Sep. 19, 2019 rr©� The Corporation of the City of Pickenng Produced On part) under license from: ©Queens Printer, Ontario Ministry of Natural Resources. JI rights reserved.;® Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; ©Teranet Enterprises Inc and Its suppliers all rights reserved.;©Municipal Property Assessment Corporation and Its suppliers all rights reserved.; SCALE. �.4r��� THIS IS NOT A PLAN OF SURVEY L:\PLANNING\01-MapFllestS\2018A 13-18 AIlan Kent Cameron\A13_18_A'nPhoto.mxd - 33 - Attachment #3 to Report #PLN 24-19 L:\Planning\01-MapFiles\A\2019 -34- 30.48 10.16 10.16 10.16 mo h WOOD DECK 1.82MX3.048M M N m ,y0 b''''56 N WOOD DECK 1.82MX3.048M m 43 WOOD DECK 1.82MX3.048M t•1 6 m 4o $O 00 v O 65 81.24 cs11 PROPOSED SINGLE FAMILY DWELLING FFF = 83.01 BSL = 80.39 USF = 80.16 7.; e PROPOSED SINGLE FAMILY DWELLING FFF = 83.01 BSL = 80.39 USF = 80.16 PROPOSED SINGLE FAMILY DWELLING FFF = 82.95 BSL = 80.33 USF = 80.10 v rn 0 82 81. 320 320 "370 GARAGE 8.36 1.20 1.20 8.36 rn GARAGE 0.60 GARAGE 0.60 8.36 1.20 3 0, COVERED PORCH M 5.38 X 1.83 c? M °? COVERED PORCH 5.38 X 1.83 COVERED PORCH co 5.38 X 1.83 CO 82.05 DRIVEWAY 0 5 v v 6.00 Q im :i2 DRIVEWAY 6.00 v EXISTING 1.8m CONCRETE SIDEWALK LIVERPOOL ROAD Submitted Site Plan CilY 4 File No: A 13/18 PICKERING Applicant: Allan Kent Cameron City Development Property Description: Lot 2 and Part of Block A, Plan 407 Department (715 Liverpool Road) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Sep19, 2019 L:\Planning\01-MapFiles\A\2019 -34- Attachment #4 to Report #PLN 24-19 ELEVATION A INNS rrr momm rr AmmomNommommom NEN, 1 1 1 1 L-1-il1 1 1 1 1 1 1 1 1 1 1/ 1 1r1 -f i 1. IIII-f'1111 111111 1111 r-,11\ 1111.-'11111 111111 1111111,1\ i i 1 .1' I I I I I I I I I I vii 1 1 1 1 1 1'-.l �. I I 1,--1 I I I I I I I I I I I Y I I I I i -I- MN MN MN MN 1 1 1 1 1 1 1 1 1 1 1 1 1 m❑ m❑ ■ ■ - • MI MI MI MI MI MI MI MI 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 11 11 11 11 11 11 11 11 11 11 11 11 As,e Immmmimimmmmimmmmw A„, iiiiicimmmummommommosesimmir,,eik AIMOIOn,rniriririr.ar 41101111111k6. 1=M=M=m=m=w diiimmliagagliklEMEMENNEMENNEMENNI mmmmmmord Timm MENNEMENEMEN Walk A ELEVATION B MIDPPOINT OF ROOF 7.34 FIR. SECOND FLOOR FIN. FIRST FLOOR WE FOOTING N 1 1 1 1 1 1 1 - - ❑❑❑ ❑❑❑ J 1 ■ - ■ - ■ ■ 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 .. .. .. ., .. .. .. ., .. .. .. ., • • PICKERING City Development Department Submitted Conceptual Elevation File No: A 13/18 Applicant: Allan Kent Cameron Property Description: Lot 2 and Part of Block A, Plan 407 (715 Liverpool Road) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Sept 19, 2019 L:\Planning\01-Map F i les\A\2019 -35-