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DICKERING
Planning & Development
Committee Meeting Minutes
December 2, 2019
Council Chambers — 7:00 pm
Chair: Councillor Brenner
Present:
Mayor David Ryan
Councillors:
K. Ashe
M. Brenner
S. Butt
I. Cumming
B. McLean
D. Pickles
Also Present:
T. Prevedel
K. Bentley
C. Rose
S. Cassel
D. Jacobs
N. Surti
E. Martelluzzi
L. Harker
- Chief Administrative Officer
- Director, City Development & CBO
- Chief Planner
- City Clerk
- Manager, Policy & Geomatics
- Manager, Development Review & Urban Design
- Planner II, Heritage
- Deputy Clerk
1. Disclosure of Interest
No disclosures of interest were noted.
2. Statutory Public Meetings
Councillor Brenner, Chair, gave an outline of the requirements for a Statutory Public
Meeting under the Planning Act. He outlined the notification process procedures and also
noted that if a person or public body does not make oral or written submissions to the City
before the By-law is passed, that person or public body are not entitled to appeal the
decision of City Council to the Local Planning Appeal Tribunal (LPAT), and may not be
entitled to be added as a party to the hearing unless, in the opinion of LPAT, there are
reasonable grounds to do so.
Cathy Rose, Chief Planner, appeared before the Committee to act as facilitator for the
Statutory Public Meeting portion of the meeting, explaining the process for discussion
purposes as well as the order of speakers.
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DICKERING
Planning & Development
Committee Meeting Minutes
December 2, 2019
Council Chambers — 7:00 pm
Chair: Councillor Brenner
2.1 Information Report No. 16-19
Zoning By-law Amendment Application A 08/19
Altona Group
Part Lot 23, Concession 1, Now Parts 11-16, Plan 40R-10390
(1294 Kingston Road, 1848 & 1852 Liverpool Road)
A statutory public meeting was held under the Planning Act, for the purpose of
informing the public with respect to the above -noted application.
Elizabeth Martelluzzi, Planner II, Heritage, appeared before the Committee to
provide an overview of Zoning By-law Amendment Application A08/19. Through
the aid of a Power Point presentation, she provided an overview of the subject
lands and the applicant's proposal, noting that the applicant will require a Zoning
Amendment to increase the heights of three buildings. Ms. Martelluzzi noted that
the proposal includes relocating the Old Liverpool House approximately 10 metres
south towards the corner of Kingston Road and Liverpool Road. She provided an
overview of public and City Staff comments received to date.
Melanie Hare, Urban Strategies Inc., appeared before the Committee on behalf of
the applicant, Altona Group. She noted that this application is an appropriate
proposal within City and Provincial guidelines, that it will act as a landmark for the
City while adding new uses to celebrate heritage, that it is an opportunity to
transform an underperforming corner of the City, and that it will restore and reuse
the Old Liverpool House. Ms. Hare noted that she was in attendance to listen and
consider all comments received, and that she looked forward to continuing
discussions regarding the ingress and egress access points to the development to
ensure they are safe and can be accommodated within the development.
Dianne Neubauer, 1858 Bowler Drive, appeared before the Committee to express
her concerns with the proposed height of the development. She requested that
Council consider mid -rise buildings instead, and noted the benefits of mid -rise
developments including being more family -friendly, with a smaller number of units
which would be easier to integrate into surrounding services, and encourage more
community interaction.
Martin Herzog, 1873 Pinecreek Court, appeared before the Committee to express
his concerns with the application. Mr. Herzog noted that the proposed 25 -storey
tower exceeds the current height limit by 66% and creates significant local
impacts, including incompatibility with the Glendale neighbourhood and noted that
residents would experience a loss of privacy and reduced enjoyment of their
homes and properties. He commented that the Transportation Impact Assessment
Report underestimates traffic generated by the proposal, and also overestimates
transit ridership. Mr. Herzog expressed concerns with there not being sufficient
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DICKERING
Planning & Development
Committee Meeting Minutes
December 2, 2019
Council Chambers — 7:00 pm
Chair: Councillor Brenner
queuing space on Liverpool Road during rush hour traffic, and that the additional
traffic in an already congested area, is a safety concern. Additionally, he
expressed concerns that there are only 10 surface level parking spaces proposed
to support retail uses, which is a 92% reduction from the current 129 surface
spaces.
Ann Lebert, 1792 Walnut Lane, appeared before the Committee to express
concerns regarding the application. Ms. Lebert noted safety concerns of the
Liverpool and Kingston Road intersection, and that the proposal to move the
Liverpool House would put it too close to the street. She also noted that the
proposal for 25 stories is too high.
Bill Waugh, 1816 Bronte Square, appeared before the Committee to express
concerns regarding the proposal for 10 aboveground parking spots, as this will
limit parking availability for the restaurant and commercial developments. Mr.
Waugh also expressed concerns with the proposed height of the buildings, noting
that they should be limited to 8 stories.
Grant Morris, 397 Sheppard Avenue, appeared before the Committee as the
planning consultant for the landowners to the North of this development. Mr.
Morris expressed concerns with the proposal for seven townhouses, and noted
that the road entrance should be coordinated with his client's development to
ensure coordination with the traffic light.
Becky Arseneau, 1945 Glendale Drive, appeared before the Committee to
express concerns regarding safety with the proposed increase in traffic, and noted
that it is not a realistic expectation that people will walk or use transit. She also
noted that the proposed height of the buildings is too high.
Andrea MacFarlane, 1834 Bronte Square, appeared before the Committee and
stated she concurred with the comments provided by other delegates and
expressed concerns with the site location, noting that it is an inappropriate choice
for this development, as well as concerns regarding traffic safety at the nearby
intersection.
George Turner, 1780 Listowell Crescent, appeared before the Committee to
question whether the proposed development was for apartments or condominiums
and the dollar value proposed for the restoration of the Old Liverpool House. He
raised further questions as to whether the development would continue at 15
stories, or whether it would only be pursued at 25 stories and noted further
concerns relating to traffic on Liverpool Road.
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DICKERING
Planning & Development
Committee Meeting Minutes
December 2, 2019
Council Chambers — 7:00 pm
Chair: Councillor Brenner
Robert Grieve, 1834 Bronte Square, appeared before the Committee to express
concerns with the application relating to traffic, noting that the report
overestimates transit ridership as well as concerns relating to the height of the
proposed development.
Mary Cook, 1853 Malden Crescent, appeared before the Committee to enquire
whether there would be an impact study or construction management plan put in
place to minimize the impact of construction on neighbouring residents.
Albert Gilchrist, 1228 Charlotte Circle, appeared before the Committee to express
concerns regarding the proposed height of the development. Mr. Gilchrist
questioned whether the Old Liverpool House would be raised ten stories if the
additional height of the buildings was not approved.
Andrea Zeeb, 1785 Storrington Street, appeared before the Committee expressing
concerns regarding the lack of a traffic study conducted to the west of the
development, noting that those streets would also be impacted by this proposed
development. She expressed further concerns relating to the increase in traffic,
the proposed height of the buildings, and the impact of construction noise and
dust.
There were no further delegations from the public.
A discussion period ensued, with Members of the Committee requesting that the
following items be addressed when the recommendation report is brought back to
the Planning and Development Committee:
• obtaining collision reports from the Durham Regional Police Service for the
intersection of Liverpool and Kingston Road;
• traffic and yields within and surrounding the development;
• shadowing effects of proposed structures on existing development;
• the density of the proposed development; and,
• construction impacts such as dust and noise, and details pertaining to a
construction management plan.
Melanie Hare, Urban Strategies Inc., appeared before the Committee to respond
to comments regarding transit concerns, and noted that this development is meant
to increase pedestrian amenities, and provide better pedestrian infrastructure in
the landscape and design. Ms. Hare noted that the City has requested that public
art be included to showcase the heritage component of the development.
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DICKERING
Planning & Development
Committee Meeting Minutes
December 2, 2019
Council Chambers — 7:00 pm
Chair: Councillor Brenner
Discussion ensued regarding building separation and the massing of buildings and
proposed architecture as well as the proposed number of parking spaces (10
above, 30 below ground) and whether this would be sufficient for the
development. Questions were raised regarding the proposed heritage and
restoration strategy for the Old Liverpool House. Ms. Hare noted that restoration
would include exterior and interior restoration, reinstalling of the original porch,
replacing windows, and that the value of the restoration has not yet been
determined.
Members of Council questioned if the application to the North of the proposed
development would affect or change this application in relation to access to
Liverpool Road or traffic signals. Ms. Hare noted that they would be prepared to
look at the access to both sides and the height of buildings to ensure compatibility
for both, including options to minimize access points, and proposing traffic signals
at one of the access points. Ms. Hare also noted that the outdoor amenity green
space would be a family friendly space, and that part of this proposition would
include a playground.
It was the consensus of the Committee to take a short recess.
The Committee recessed at 8:20 pm and reconvened at 8:30 pm.
3. Delegations
3.1 Ryan Guetter, Weston Consulting
Re: Draft Intensification Plan & Draft Urban Design Guidelines for the Kingston
Road Corridor & Specialty Retailing Node Study.
Ryan Guetter, Weston Consulting, appeared before the Committee to express
general support of the Draft Intensification Plan & Draft Urban Design Guidelines
for the Kingston Road Corridor & Specialty Retailing Node Study. Mr. Guetter
made reference to a letter submitted to City Staff on November 29th, which makes
reference to a proposed street through the subject lands of 1842 and 1856 Notion
Road. He expressed concerns with this proposed roadway, as it is not appropriate
or necessary to facilitate future development of lands in the surrounding area. Mr.
Guetter noted that this connection is specifically noted as a connection under
review, which will allow Weston Consulting to continue to work and dialog with
staff on this matter.
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DICKERING
Planning & Development
Committee Meeting Minutes
December 2, 2019
Council Chambers — 7:00 pm
Chair: Councillor Brenner
Recommendation:
Moved by Mayor Ryan
Seconded by Councillor Butt
That the order of the agenda be changed to hear Item 4.1, Report PLN 26-19 as
the next item of business.
Carried
3.2 David Sanderson
Re: Report PLN 25-19, Request for Council's Permission to Develop Lands
through Land Severance
Marshall Homes
Park of Lot 30, Concession 1 South, and Part 1, Plan 40R-10110
(1855 Rosebank Road)
David Sanderson, was heard under Item 4.2, Report PLN 25-19.
3.3 Desiree Mahadeo
Re: Report PLN 25-19, Request for Council's Permission to Develop Lands
through Land Severance
Marshall Homes
Park of Lot 30, Concession 1 South, and Part 1, Plan 40R-10110
(1855 Rosebank Road)
Desiree Mahadeo, was heard under Item 4.2, Report PLN 25-19.
3.4 Phil Dever
Re: Report PLN 25-19, Request for Council's Permission to Develop Lands
through Land Severance
Marshall Homes
Park of Lot 30, Concession 1 South, and Part 1, Plan 40R-10110
(1855 Rosebank Road)
Phil Dever, was heard under Item 4.2, Report PLN 25-19.
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DICKERING
Planning & Development
Committee Meeting Minutes
December 2, 2019
Council Chambers — 7:00 pm
Chair: Councillor Brenner
3.5 Victor Rudik
Re: Report PLN 25-19, Request for Council's Permission to Develop Lands
through Land Severance
Marshall Homes
Park of Lot 30, Concession 1 South, and Part 1, Plan 40R-10110
(1855 Rosebank Road)
Victor Rudik, was heard under Item 4.2, Report PLN 25-19.
3.6 T.J. Cieciura, President, Design Plan Services
Re: Report PLN 25-19, Request for Council's Permission to Develop Lands
through Land Severance
Marshall Homes
Park of Lot 30, Concession 1 South, and Part 1, Plan 40R-10110
(1855 Rosebank Road)
T.J Cieciura, was heard under Item 4.2, Report PLN 25-19.
4. Planning & Development Reports
4.1 Director, City Development & CBO, Report PLN 26-19
Kingston Road Corridor and Specialty Retailing Node Intensification Study
Intensification Plan and Draft Urban Design Guidelines
Staff/Consultant Delegation
Klaudia Biala, Project Manager, SvN on Report PLN 26-19.
Klaudia Biala, Project Manager, SvN, appeared before the Committee to present
the Kingston Road Corridor and Specialty Retailing Node Intensification Study
Intensification Plan and Draft Urban Design Guidelines. Ms. Biala outlined the
study area, and the study timelines and phases. She detailed the purposes of the
Plan, and noted that the next steps in the process are to update the Pickering
Official Plan and associated municipal policies, develop area -specific Zoning By-
laws, begin recommended studies and programs, and if necessary, update the
Draft Urban Design Guidelines.
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DICKERING
Planning & Development
Committee Meeting Minutes
December 2, 2019
Council Chambers — 7:00 pm
Chair: Councillor Brenner
A question and answer period ensued between Members of Council, Staff and
Klaudia Biala, Project Manager, SvN, regarding:
• the interest in high rise residential, and how there appears to be no office
space development in the guidelines, with Ms. Biala noting that although
research shows that office space is often vacant and unused, the guidelines
are open to change and SvN recommends that the City undertake their own
study to determine if office space is required;
• incentives to include affordable housing in each development and how the
City is looking at creative ways to find affordable housing and intersperse it
with the proposed development;
• zoning considerations and specific applications that will come forward in
future that may further define development uses;
• whether there is flexibility in the guidelines, but the overall importance of
having a high level plan in place for future development;
• the timelines proposed;
• development pressures from applicants waiting to move forward with an
application, and what would occur if a developer made an application during
this transition period prior to the Guidelines being in place;
• the reduction of employment opportunities when intensification is increased,
resulting in pressures on the residential tax base and whether the City would
be looking at tools to ensure mixed use development;
• the importance of tax increment financing to incentivize businesses; and,
• the importance of mixed use development to increase the non-residential tax
base.
Catherine Rose, Chief Planner, referred to a memorandum from Kyle Bentley,
Director, City Development and CBO, dated December 2nd, 2019 in response to a
submission by Martin Herzog regarding PLN 26-19. Ms. Rose advised that there
were revisions to three pages in the Draft Urban Design Guidelines, and they had
been provided to Council for substitution in the Staff Report.
Recommendation:
Moved by Councillor Pickles
Seconded by Councillor Cumming
1. That Report PLN 26-19, regarding the Kingston Road Corridor and Specialty
Retailing Node Intensification Study, be received for information;
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DICKERING
Planning & Development
Committee Meeting Minutes
December 2, 2019
Council Chambers — 7:00 pm
Chair: Councillor Brenner
2. That Council endorse in principle the Kingston Road Corridor and Specialty
Retailing Node Intensification Plan, dated November 2019, prepared by SvN
in consultation with AECOM and 360 Collective, as contained in Appendix I to
Report PLN 26-19, and authorize staff to initiate an Official Plan Amendment
to implement the vision and Intensification Plan for the Kingston Road
Corridor and Specialty Retailing Node; and,
3. That Council endorse in principle the Kingston Road Corridor and Specialty
Retailing Node Draft Urban Design Guidelines, dated November 2019,
prepared by SvN in consultation with AECOM and 360 Collective, as
contained in Appendix II to Report PLN 26-19, including the revised pages as
noted in the memorandum from Kyle Bentley, Director, City Development and
CBO dated December 2, 2019.
Carried
4.2 Director, City Development & CBO, Report PLN 25-19
Request for Council's Permission to Develop Lands through Land Severance
Marshall Homes
Part of Lot 30, Concession 1 South, and Part 1, Plan 40R-10110
(1855 Rosebank Road)
David Sanderson, 505 Charnwood Court, appeared before the Committee to
express his concerns regarding Report PLN 25-19. He questioned how a home
can be purchased conditionally prior to development and land severance, and
questioned if it was twelve or thirteen lots being considered, noting inconsistency
between the Staff Report and Regional correspondence. Mr. Sanderson also
questioned what the required environmental report will include, if the applicant will
be required to include the fill and topsoil disturbance by-law, and what the phrase
"generally conform to all requirements" meant. He raised further questions
pertaining to what conditions of approval the City will require, and noted that there
is no mention of a traffic report having been completed. Mr. Sanderson stated that
the report mentions one school in the area, but that there are actually three
schools within a 500 metre radius and questioned if this development is in line
with the Design with Nature Policy in Chapter 14 of the City Plan.
A brief discussion ensued regarding Mr. Sanderson's comment regarding public
safety, with Members of Council noting that the construction management plan will
address any issues relating to public safety in the area during construction.
Desiree Mahadeo, 501 Charnwood Court, appeared before the Committee to
express concerns relating to the pile up of snow on the sidewalks during the winter
months and stated that this will only increase with the additional homes. She
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DICKERING
Planning & Development
Committee Meeting Minutes
December 2, 2019
Council Chambers — 7:00 pm
Chair: Councillor Brenner
raised further concerns regarding traffic during construction as well as the dust
and noise, and questioned whether fencing would be erected to protect existing
homes.
Phil Dever, 503 Charnwood Court, appeared before the Committee to express
concerns regarding the application. Mr. Dever noted that previously, the owner
had advised him that he had obtained approval to sever his property for new home
development and that these homes would have a north/south configuration with a
road in the middle to allow for entry and exit, which would allow for their backyards
to connect. He stated that this proposal is an east/west configuration, with as
many as thirteen homes, and that this would result in obstructed views from his
property, and could potentially impact property values. Mr. Dever requested a row
of trees along the fence line to help with the beautification of the property, and
questioned if the home on lot one could be moved to the southern edge of the
property instead of the middle. He further requested the installation of a retaining
wall at the back of the property to reduce erosion. Mr. Dever noted further
concerns with stormwater management, and the safe removal of the existing
septic system. He concluded by questioning whether current residents could have
input into the type of permanent fence being constructed on the property.
Victor Rudik, owner of the subject lands, appeared before the Committee to
provide an overview of the lands' history. Mr. Rudik noted that he has lived in this
house since 1965, and at that time, there were close to twenty lots off either side
of Rosebank Road. He stated that although the area was zoned as agriculture,
the minimum lot allowed for non -agriculture use was two acres and at that time, he
built according to specifications of the day. Mr. Rudik stated that during the time
that the surrounding vacant land was being acquired, he was able to enter into
negotiations so that he did not get blocked in on his land and he requested the
same zoning provisions that the other developers obtained. He further noted that
he was able to obtain approval for a ten foot high chain link fence for personal
privacy and that this fence remains to this day and that this type of privacy is what
adjacent property owners were seeking. Mr. Rudik added that he was also
required to dedicate a ten foot widening across Rosebank Road, which is owned
by the City and that lateral services had been installed at the time of earlier
development as was required by City Council at that time.
T. J. Cieciura, President, Design Plan Services, appeared before the Committee
on behalf of the applicant, Marshall Homes. Mr. Cieciura remarked that what is
currently in front of the Committee is not a severance approval, but rather a
recommendation to proceed with the appropriate process through land division,
noting this is the appropriate process as there are no new roads or infrastructure
proposed. Mr. Cieciura noted that the property is already zoned for residential lots,
and that the only zoning issue that is not proposed to be complied with is the
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DICKERING
Planning & Development
Committee Meeting Minutes
December 2, 2019
Council Chambers — 7:00 pm
Chair: Councillor Brenner
frontage of two pie shaped lots that don't comply with legal frontage area
requirements, but still exceed the total area requirements. He noted that the
sidewalk location will be reviewed and moved to a standard location post
construction. Mr. Cieciura stated that the public will be able to comment during the
land division and site plan process, and that Marshall Homes would work with
area residents to address concerns.
A question and answer period ensued between Members of Council, Staff and
Craig Marshall, President, Marshall Homes, regarding:
• the appropriate process in which to develop the property;
• the discrepancy between the Region's and the City's reports in relation to the
number of lots, with Staff confirming that the proposal is for twelve new
homes, and one pre-existing home;
• the potential for the City of Pickering to require the developer to submit a
development agreement, which would impose conditions and restrictions,
including construction management to minimize noise and dust;
• the safe removal and decommissioning of the septic system in accordance
with health regulations;
• requirements for a traffic study which would have already been conducted
when the property was originally zoned;
• whether the construction staging would be done on site to minimize safety
concerns and construction effects;
• conditions for selling the lots;
• the installation of tree and fence buffers, especially for neighbours on
Charnwood Court; and,
• the anticipated prices of the new homes, noting that typically, when homes
with an increased value are built in a neighbourhood, they tend to bring
increased value to the neighbouring properties.
Members of Council requested that the comments received from residents be
incorporated into the City's submission to the Land Division Committee and that
City Staff provide Council with a response to the comments made by residents
prior to the December 16th Council Meeting. It was also noted that there are two
minor variances coming forward, which will be further elaborated on in the Memo
that would be provided to Council prior to December 16th
Recommendation:
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DICKERING
Planning & Development
Committee Meeting Minutes
December 2, 2019
Council Chambers — 7:00 pm
Chair: Councillor Brenner
Moved by Councillor Butt
Seconded by Councillor Cumming
That the request made by Marshall Homes, to permit the division of the subject
lands being Part of Lot 30, Concession 1 South, and Part 1, Plan 40R-10110
(municipally known as 1855 Rosebank Road) through land severance rather than
by draft plan of subdivision, be approved.
5. Other Business
There were no items of other business.
6. Adjournment
Moved by Councillor McLean
Seconded by Councillor Ashe
That the meeting be adjourned.
The meeting adjourned at 9:50 pm.
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Carried
Carried