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HomeMy WebLinkAboutPD 15-07 CUI{ ct REPORT TO PLANNING & DEVELOPMENT COMMITTEE Report Number: PD 15-07 Date: May 7,2007 From: Neil Carroll Director, Planning & Development nr -, t-~ ~~..j t SUBJECT: Zoning By-law Amendment Application A 10106 Coughlan Homes 2000 Brock Road Part of Lot 19, Concession 1 City of Pickering Recommendation: 1. That Report PD 15-07 of the Director, Planning & Development, regarding Coughlan Homes Zoning By-law Amendment Application A 10106 be received; 2. That Zoning By-law Amendment Application A 10106 submitted by Coughlan Homes, on lands being Part of Lot 19, Concession 1, City of Pickering, to amend the zoning to permit the development of the subject property for a residential use that will contain 71 townhouse dwelling units be approved subject to the conditions outlined in Appendix II to Report PD 15-07, and 3. Further, that the zoning by-law to implement Zoning By-law Amendment Application A 10106, as set out in Appendix I to Report PD 15-07, be forwarded to City Council for enactment. Executive Summary: The applicant proposes to develop the 1.7-hectare property for 71 townhouse dwelling units. The proposed use is a reduction in intensity from a previous development plan approved by Council and zoned in 2003, which provided an apartment/townhouse mix and significantly more units. While it is unfortunate that the initial proposal is no longer being pursued, the current proposal is considered compatible with surrounding land uses, proposes acceptable development at a prominent location and conforms to the policies of the Official Plan. The proposed density of the infill site is transit supportive and dwellings in the development will achieve Energy Star compliance. A future draft plan of condominium is anticipated for the proposed development. Financial Implications: No direct costs to the City are anticipated as a result of the approval of zoning for the townhouse development. Report PD 15-07 Date: May 7,2007 Subject: Coughlan Homes (A 10/06) (\~ r .,"', ::... ',; .:.. Page 2 Sustainability Implications: This development proposal is an infill project that provides for residential intensification, makes efficient use of vacant lands, and takes advantage of existing infrastructure within the City's urban area. The proposal adds to the variety of housing opportunities in the City's urban area and assists to divert growth pressures away from non-urban designated lands. The site is located within walking distance of neighbourhood commercial uses and is located adjacent to two designated transit spines. The dwellings are proposed to be constructed to Energy Star standards. The proposal generally represents a sustainable approach for the development of the subject lands. Background: 1.0 Introduction Coughlan Homes proposes to develop the subject land at the southwest corner of Brock Road and Finch Avenue for a 71 dwelling unit townhouse complex (see Location Map, Attachment #1). The townhouse development will be part of a future condominium application as the dwelling units will be individually owned. The townhouses are proposed to have their vehicle access from an internal private road and the units that face onto Brock Road or Finch Avenue will also have pedestrian access to sidewalks along the road frontage (see Attachment #2). The proposed townhouse buildings will have a general height of 2 % to 3 storeys. 2.0 Comments Received 2.1 At the February 15, 2007 Public Information Meeting Four area residents and property management representatives for the abutting townhouse complex (1995 Royal Road) appeared at the Public Information Meeting to voice their comments respecting the application. They raised concerns related to: traffic on Brock Road and Finch Avenue; site access; tree and vegetation preservation; sustainable development; shadowing; and location of the visitor parking (see text of Information Report and Meeting Minutes, Attachments #4 & #5). 2.2 Written Public Submissions on the application Two written submissions were received from area residents. The concerns identified in the correspondences related to: site density; access to property; traffic congestion; road classification; negative impact on the value of abutting townhouses; landscaping; and, value of the proposed townhouse units (see Attachments #6 & #7). Report PO 15-07 Date: May 7,2007 Page 3 Subject: Coughlan Homes (A 10106) ,\r",. ~. I '.' , L-"J ,) 2.3 Agency Comments Toronto and Region ConseNation Authority Region of Durham Durham Catholic District School Board - no objection to the land use, further information will be required during any future planning process, such as site plan or plan of condominium (see Attachment #8); - the proposal is permitted by the policies of the Durham Region Official Plan; - municipal water supply and sanitary sewer seNices are available to the subject property; - the applications have been screened in accordance with Provincial Interests and Delegated Review; - transportation and access requirements will be concluded during site plan approval process, for Brock Road a road widening will be required and the access will be restricted to a right-in right-out, while the Finch Avenue access will need to be reconfigured (see Attachment #9); - no objection (see Attachment #10). No other agency that provided comment has objection to the application. Certain technical issues and requirements related to the proposed use of the site can be addressed during the site plan process, should this application be approved. 3.0 Discussion 3.1 Proposed Development is Compatible with Surrounding land Uses The subject property is located at the southwest corner of Finch Avenue and Brock Road. The Brock Ridge Community Park and open space associated with West Duffins Creek are to the north of the subject site. Lands to the west have been developed for townhouses. To the south, lands are occupied by existing commercial development. A police station and land associated with an existing vehicle dealership are on the opposite side of Brock Road. The subject lands are designated Mixed Use Areas - Mixed Corridors in the Pickering Official Plan that requires the land to be developed at a certain level of intensity and scale. The subject lands are also prominent from a municipal urban design perspective. These lands, while not within the Downtown Core, are located on the "shoulders" of the downtown and mark a certain transition point where the nature and intensity of land use changes. The proposed development should create a gateway landmark to define the different land uses to the north and south of the subject lands. Report PD 15-07 Date: May 7,2007 Subject: Coughlan Homes (A 10/06) Page 4 (". ':' -. ,,1 Concern has been expressed by abutting property owners that the shadowing and height of the building (three storeys) were too much for the site. The proposed height of buildings is similar and compatible to the surrounding buildings. Shadowing impacts would be minimal given the height of some of the existing vegetation along the property line. 3.2 Proposed Development is Lower Intensity than Existing Zoning Permits The proposed use is a reduction in intensity from a previous proposal that could have been developed in compliance with the existing zoning. The existing zoning on the property (RH/MU-5), which was enacted by City Council in 2003, permits 30 townhouses and a 140-unit 7 -storey apartment building to be located at the corner of Brock Road and Finch Avenue (see Attachment #3). The previous development plan approved by Council provided for a building with significant massing at the corner of the intersection of Brock Road and Finch Avenue that would have provided a landmark building, denoting the transition of land uses from the site and the downtown core. If this application is approved, the site design must incorporate some form of landmark feature at the northeast corner of the site that will provide a visual feature that will translate into the objective goal of defining a transition between land uses. This will be addressed through the site plan process. 3.3 The Proposed DensitylNumber of Townhouse Dwelling Units Complies with the Official Plan The Mixed Use Areas - Mixed Corridors designation of the Official Plan requires the subject land to be developed within a density range of over 30 units per hectare and up to 140 units per hectare. The proposal has a density of 44 units per hectare which is at the lower end of the density range. Given the site's prominent location in the City, a proposal that provides a greater degree of intensification would be more in-keeping with direction of Provincial planning policies. The previous proposal that the current zoning permits would also have provided a broader range in housing types. However, as the proposal does comply with the current Official Plan, it is considered to represent acceptable development for the subject lands. 3.4 Site Access and Traffic Movements on Brock Road and Finch Avenue are Acceptable with the Recommended Road Improvements Brock Road, where it abuts the subject property, is designated as a Type A Arterial Road in the Region's and City's Official Plans. Type A Arterial Roads are the highest order arterial roads and are designed to carry large volumes of traffic at moderate to high speeds. Brock Road is a five-lane cross-section in the vicinity of the subject property. Finch Avenue, where it abuts the subject site, is designated as a Type B Arterial Road in the Region's and City's Official Plans which is designed to carry moderate volumes of traffic at moderate speeds and have some access restrictions. Finch Avenue is currently a three-lane cross-section adjacent to the subject lands. Report PO 15-07 Date: May 7,2007 Subject: Coughlan Homes (A 10/06) Page 5 " _. rj.'~ " l i! '- ',J d Site ingress/egress from both Brock Road and Finch Avenue will be designed to have the least amount of impact on the abutting streets. The Brock Road ingress/egress must be designed as a right-in/right-out access. The Finch Avenue driveway will also have to be designed to ensure the level of service on Finch Avenue is not compromised. These detail design matters can be achieved through site plan and/or condominium process. A traffic report was submitted with a previous application for the site. This study examined the traffic movement that would be generated from the proposed development and the impact on the existing traffic on both Brock Road and Finch Avenue. The report recommended that certain road improvements be undertaken to ensure the existing level of service that is provided by the two streets is not impacted by the proposed development. These improvements include a right-in/right-out access from the Brock Road driveway and the existing centre median on Brock Road be extended. On Finch Avenue the proposal is to re-stripe the street across from the proposed driveway to create a left turn lane into the site from the westbound lane. It is recognized that the traffic study was for the previous proposal that was for 170 dwelling units. Therefore, the reduction in the number of dwelling units to 71 townhouses should be less of an impact on traffic. The applicant has initiated an updated traffic study that will be reviewed during the site plan approval stage to conclude the required road improvements by the Region of Durham. As part of the conditions of approval, it is recommended that any road improvements be undertaken coincidental with development. 3.5 Visitor Parking The issue of the location of the visitors parking was identified at the public meeting. The concern raised is that the location along the western edge of the property is not the most appropriate location, as this would have an impact on the abutting townhouses due to noise and light concerns. All vehicle parking, both visitors and parking for each dwelling unit, is at grade parking. The applicant indicated that the parking location was chosen in order to reduce the impact on the existing perimeter vegetation. The final location of the visitor parking will be investigated at the site plan approval stage where alternative location can be explored to determine if another location is more suitable and feasible in consideration of tree preservation, grading and engineering matters and urban design principles. 3.6 Enhanced Building Design and Sustainable Elements Required The massing, building location and design of the buildings must contribute positively to the existing land use context. While detailed building designs have not been submitted, the applicant has developed preliminary elevations and building perspectives which exhibit an understanding of the need for a building that reflects a high level of design. Attractive buildings that incorporate significant sustainable elements in the building and site design must be achieved to make a positive contribution to the surrounding area. The applicant has agreed to build dwellings that achieve Energy Star compliance, and the site plan will incorporate sustainable elements. Report PO 15-07 Date: May 7,2007 S~?}~ct: Coughlan Homes (A 10/06) '- ,,' U Page 6 4.0 Technical Matters Fencing/Buffering Required Adjacent to Existing Property This development is an infill situation where new residential development is being introduced next to existing development. The design of the plan is such that it introduces townhouses, parking and driveways next to existing townhouse rear yards. The concern for privacy for existing development was expressed at the statutory public meeting for this application. In order to lessen the impact of new residential development on existing residents, it is recommended that the developer be required to ensure the existing wood fence along the western property line is protected and maintained, as well as the existing vegetative screening provided by the existing spruce trees and shrubs. In the areas next to the driveway and parking areas (if they remain in the current location) additional planting will be incorporated into the final site design to enhance the buffering. The materials for this landscaping will be determined during the site plan approval stage if the application is approved. Along the southern property line, that abuts the existing commercial property, there is an existing wood fence and row of mature spruce trees. The condition of the wood fence will be reviewed during the site plan approval process. If this fence needs to be replaced the owner would be responsible for the construction of the new fence. The spruce trees should be assessed and all the healthy trees should be preserved. Development Agreement Required A development agreement between the City and the owner of the lands will be required to ensure that all matters of interest to the City are protected. This required agreement, and other development implementation matters, will be addressed through site plan and/or condominium process. Sidewalks along Brock Road and Finch Avenue A sidewalk currently exists along the south side of Finch Avenue and along the west side of Brock Road. If these sidewalks are to be altered due to road widening, the sidewalks will have to be replaced to the satisfaction of the City of Pickering. 5.0 Applicant's Comments The applicant has been advised of the recommendations of this report and has no objection to any of the conditions of approval. Report PO 15-07 Date: May 7,2007 Subject: Coughlan Homes (A 10106) Page 7 ,'\ r, 1"1 \... ~j t APPENDICES: APPENDIX I: APPENDIX II: Draft Zoning By-law Amendment Recommended Conditions of Approval for A 10106 Attachments: 1 . Location Map 2. Applicant's Conceptual Site Plan 3. Previous Development Proposal 4. Text of Information Report 5. Minutes from February 15, 2007 Statutory Public Information Meeting 6. Resident Comment - Vanessa Neahr 7. Resident Comment - Cheryl England 8. Agency Comments - TRCA 9. Agency Comments - Region of Durham Planning Department 10. Agency Comments - Durham Catholic District School Board Prepared By: Approved I Endorsed By: Rt:~:~ Principal Planner - Development Review RP:ld Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering C~ 0 iI j'1. ;, ('. ~ \.. ..,0 DRAFT IMPLEMENTING ZONING BY-LAW ZONING BY-LAW AMENDMENT APPLICATION A 10/06 APPENDIX I TO REPORT PO 15-07 F PICKERING " r ~ i . . ~ '4 -.... ',.' v BY-lAW NO. Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended, to implement the Official Plan of the City of Pickering, Region of Durham in Part of lot 19, Concession 1, in the City of Pickering. (A 10/06) WHEREAS the Council of The Corporation of the City of Pickering passed By-law 4081/92, amending By-law 3036, to permit the establishment of an apartment residential, senior citizens apartment residential, hotel, banquet hall, office, office support commercial and hotel support commercial uses on the subject lands; AND WHEREAS the Council of The Corporation of the City of Pickering passed By-law 6153/03 amending By-law 4081/92 to permit the development of an apartment building and townhouse uses on the subject lands; AND WHEREAS the Council of The Corporation of the City of Pickering now deems it desirable to further amend By-law 3036, as amended by By-laws 4081/92 and By-law 6153/03 to permit only townhouse uses on the subject lands; AND WHEREAS an amendment to By-law 4081/92 and By-law 6153/03 to By-law 3036, as amended, is therefore deemed necessary; NOW THEREFORE THE COUNCil OF THE CORPORATION OF THE CITY OF PICKERING HEREBY ENACTS AS FOllOWS: 1. AREA RESTRICTED The provisions of this By-law shall apply to those lands in Part of lot 19, Concession 1, designated "RH/MU-5" in By-law 3036. 2. GENERAL PROVISIONS No building, land or part thereof shall hereafter be used, occupied, erected, moved, or structurally altered except in conformity with the provisions of this By-law. 3. Text Amendment (1) Section 5. PROVISIONS, Subsection (2) Uses Permitted ("RH/MU-5 Zone) of By-law 4081/92 as amended by By-law 6153/03, is hereby amended by deleting this Subsection and replacing it with the following: ..., .J' ,...., , .. , :.... J. t (2) (a) ~~f~ 1:) (b) -2- Uses Permitted ("RH/MU-5" Zone) No person shall within the lands designated "RH/MU-5" on Schedule I attached hereto use any lot or erect, alter or use any building or structure for any purpose except the following: (i) Multiple Dwelling - Horizontal Zone Requirements ("RH/MU-5" Zone) No person shall within the lands designated "RH/MU-5" on Schedule I attached hereto use any lot or erect, alter or use any building or structure except in accordance with the following provisions: (i) BUILDING HEIGHT (ii) BUILDING LOCATIONS: 3 storey maximum Not withstanding any other requirements of By-Law 3036, as amended, the following requirements shall regulate building locations on lands zoned "RH/MU-5". A: The minimum yard depth from Brock Road shall be 3.0 metres and the maximum yard depth from Brock Road shall be 5.0 metres; B: The minimum yard depth from Finch Avenue shall be 3.0 metres and the maximum yard depth from Finch Avenue shall be 5.0 metres; C: The minimum yard depth from the western lot line shall be 6.0 metres; D: The minimum yard depth from the southern lot line shall be 6.0 metres; E: Notwithstanding any other requirement of this By-law, balconies, covered or uncovered steps, porches and platforms may project into any minimum yard depth to a maximum projection of 1.5 metres; (iii) NUMBER OF DWELLING UNITS A: The maximum number of multiple dwelling-horizontal units shall be 71 dwelling units; -3- ~...~ '1 ..:~ ',-' ..l 1. (3) Section 5. PROVISIONS Subsection (3) Parking Requirements of By-law 4081/92, is hereby amended by deleting paragraph (d) and replacing it with the following: (d) For lands designated "RH/MU-5" (i) For a multiple dwelling-horizontal use there shall be provided and maintained on the lot a minimum of 2.0 parking space per dwelling unit for residents and 0.3 parking spaces per dwelling unit for visitors. 4. BY-LAW 3036 By-law 3036, as amended by By-law 4081/92 and By-law 6153/03 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 as set out in Section 1 of this By-law. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 3036, as amended. 5. EFFECTIVE DATE This By-law shall come into force in accordance with the provisions of the Planning Act. BY-LAW read a first, second, and third time and finally passed this _day of May 2007. Debi A. Bentley, City Clerk " ., "''''; ',' i ~ APPENDIX" TO REPORT PO 15-07 RECOMMENDED CONDITIONS OF APPROVAL FOR APPLICATION TO AMEND ZONING BY-LAW A 10/06 ~, 1 ""'.. ' , '- -.J RECOMMENDED CONDITIONS OF APPROVAL FOR ZONING BY-LAW AMENDMENT APPLICATION A 10/06 1. That the owner enter into a site plan agreement with the City to reflect the comments of the report of the Director, Planning & Development Report PD 15-07. The site plan agreement shall ensure the fulfillment of the City's requirements, financial and otherwise, which shall include, but not necessarily be limited to: (a) building of all the dwelling units to Energy Star compliance; (b) the securing of funds for the construction of the internal roads; (c) providing any required easements; (d) satisfaction of the City financially with respect to the Development Charges Act; (e) construction management plan; (f) traffic management plan; (g) stormwater drainage and management system; (h) design the development for 3-stream refuse handling; (i) noise attenuation. 2. That the site plan agreement include a clause that the owner shall provide to the City of Pickering a clearance letter from the Region of Durham that advises that all of the Regional matters, financial and otherwise, have been addressed. 3. That the site plan agreement include a clause that the owner shall provide to the City of Pickering a clearance letter from the Toronto and Region Conservation Authority that advises that all of TRCA matters have been addressed. I ! I I I ' J~.r ~/~ _~~>/ I , ~011 ~- & m w :::> ....J I I m FINCH " 1 ~ l' 'i ,:",:'1 It ,~ .~ -1 TO .)", 1 PL: _.L:';' (..: - - ~ II i i I I [[to. II (/J I I 1[2 0 -0:: I i,l ill I- 4: -w '. '-----..! 0 ~~'S ~\!fI7N/I.1t- .'~ /ll cr .- /' . I / '1)- I / / ~ -...J U o cr m ,~ - ~ r~ ~ CRESCENT I DTIIID - ~m~ mrrm rmm AVENUE ~- r'" ::::::::::: ~ ~ I wi :::::~ O::e::::=- 0_ I ~ \ FINCH AVENUE ~ .-r- \ - - - - 0- -0 <{ -<{ 0 0 0:: 0:: , .--/ :-.,0'00 0 n~JECT ~ ....J ~ IV :::> CJ \ -, ~. I \. \. I ~ I 0 <{ 0 0:: of'-O ?- /i'5=- _ 0 0:: m- z <c - m_ - I-- - - w >- 0::- 0- - - - w- 0- (/J- z_ ~- (0- " ----j BAINBRIDGE /~ JI>---<~~\'0o~ %' ~ ~ .~ ~ 1[1 ~C\..t. ~ '== ~_ z - '" I ;;;: -_______ ~ "'" ~ ~\ ~x [ ~ \ ~\'0o//1 -.:y J} f--\ T 1 v/ ;0 :=:j ~ == ~o == ~\.-~ ~ c\ l ~ ,,\\\/1 City of Pickering Planning & Development Department PROPERTY DESCRIPTION PART LOT 19, CONCESSION 1, PART 3 40R-15638 :,( u o 0:: CD OWNER COUGHLAN HOMES FILE No. A 10/06 DATE JAN. 2, 2007 SCALE 1 :5000 DRAWN BY JB CHECKED BY RP r:;J~Q ~OU"'CCl!l; Teronet Enterpriees Inc. and ita suppliers. All ri9hts Roserved. Not a pIon of survey. 2005 MPAC and its suppliers. All riahts Reserved. Not 0 plan of Survey. - - - - COURT !Iff E == l' PN.9 ATTACHMENT'~ d _TO flF'uRll1 PO j 5 -C.7 INFORMATION COMPILED FROM APPLICANTS SUBMITTED PLAN - A 1 0/06 EDGE (T PAVEl.I[ T FINCH AVENUE J os, 0 R E Y - 'i'/:r""" r-:l BRICK ~ GARBAGE SHED ASPHALT PARKING lOT " 1 .... ~'..LJ % o 9: ?J o b " ~ 1l THIS MAP WAS PRODUCED BY THE CITY OF PICKERING, PLANNING &- DEVELOPMENT DEPARTMENT, INFORMATION &- SUPPORT SERVICES, JANUARY 2, 2007 JlTl ACt!i\:'HH *_ nE~'Uin f; PO ,_ 3 TO i 5'C)I~...,,~"" "1...... ',,'\) APPLICANT'S PREVIOUS DEVELOPMENT PROPOSAL A 24/01 J. COUGHLAN ;::ni!_):~N.w"t;. ~ THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, INFORMATION & SUPPORT SERVICES. MAY 26. 2003. f-, TT ACHMWT II _ 4..f TO r;:j'();:;T # PO _ L5 .-0 ~1..... CUll ()~ '. 1..... r,- j , INFORMATION REPORT NO. 01-07 FOR PUBLIC INFORMATION MEETING OF February 15, 2007 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Zoning By-law Amendment Application A 10/06 Coughlan Homes 2000 Brock Road Part of Lots 19, Concession 1 City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the subject lands are located on the west side of Brock Road, south of Finch Avenue; - a property location map is provided for reference (see Attachment #1); - the majority of the subject lands are currently vacant, with one structure in the south-east corner of the property used for a house sales presentation pavilion; - the property currently has access from both Brock Road and from Finch Avenue; - the topography has a slight depression in the middle of the property; - the existing vegetation of the property consists of a line of hedge row of mostly coniferous trees partially along the south and west property line and a few trees surrounding the existing house sales presentation pavilion; - surrounding land uses are; north on the opposite side of Finch Avenue, the Brock Ridge Community Park; south - existing commercial plaza; east on the opposite side of Brock Road, a police station and lands that are currently used for vehicle parking related to the existing vehicle dealership on Kingston Road; west townhouse complex. Infor~4<m, Report No. 01-07 '.' .1,j ATTACHMENT #_ i1 TO REPORT # PO / C;" (1 -7 . Page 2 2.0 APPLICANT'S PROPOSAL - the application bein~J considered is to amend the zoning by-law to permit the development of the subject property for a residential use that will contain 71 townhouse dwelling units; - the applicant's submitted plan is provided for reference (see Attachment #2); - the townhouses are proposed to have their vehicle access from an internal private road and the units that face onto Brock Road or Finch Avenue will also have pedestrian access to sidewalks along the road frontage; - the applicant has advised that the site plan has been designed to have a landscape focal point that will be located at the corner of Brock Road and Finch Avenue; - the proposed townhouse buildings will have a general height of 2 % or 3 storeys; - the proposed access points are in the general locations of the existing driveways into the property, being one access from Brock Road, north of the existing sales presentation pavilion and the other off of Finch Avenue close to the western property line; - the majority of the parking will be accommodated within the individual private garages and unit driveways with additional visitors parking on the west side of the property; - the house sales presentation pavilion is proposed to be removed; 2.1 Development Detail Zoning The following is proposed development detail for this application: Existing Proposed Uses Existing Proposed Site area Building coverage Parking area (including sidewalks) Landscape coverage Frontage on Brock Road Frontage on Finch Avenue Number of townhouse dwelling units Net density Townhouse parking residents - visitors Total parking - RH/MU-5 appropriate to permit proposed development house sales presentation pavilion and vacant land residential development consisting of 71 townhouses 1.707 hectares 38% 35% 27% 151.8 metres 95.2 metres 71 44 units/hectare 204 22 226 Information Report No. 01-07 #___':f i U flEPJH'I Ii po--!. 5 0 "L.,_. Page 3 r\ i ~ ...lJ 2.2 Previous Applications - when the current owner purchased the subject lands in 1994 the subject lands were zoned "LCA-9" (Local Commercial Area) by Zoning By-law 3036 as amendment by By-law 4081/92; - this zoning permitted a variety of commercial uses including hotel, offices, restaurant, personal services and limited retail; - this zoning required a portion of the building on the subject lands be a minimum of 10 storeys in height, and permitted a maximum building height of 15 storeys; in October 2001 the existing property owner submitted an application to change the zoning on the subject property to permit only residential uses; rezoning application A 24/01 resulted in the current zoning (RH/MU-5) being enacted by City Council in 2003 for the current permitted uses of 30 townhouses and a 140 unit apartment building to be located at the corner of Brock Road and Finch Avenue having a 7 storey design (see Attachment #3 for a copy of the development proposal). 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Regional Official Plan the Durham Regional Official Plan designates the subject lands as within a Living Area; - the Durham Regional Official Plan states that Living Areas are intended to be predominantly used for housing purposes; Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads; Brock Road is designated as a Type A Arterial Road and Finch Avenue is designated as a Type B Arterial Road in the Durham Regional Official Plan; - the subject application will be assessed against the policies and provisions of the Durham Region Official Plan during the further processing of the applications; 3.2 Pickering Official Plan - the Pickering Officiall Plan designates the subject lands as Mixed Use Area - Mixed Corridors; permissible uses within this designation include, amongst others, a variety of residential uses including apartment buildings and townhouses; - the Pickering Official Plan establishes a density range of over 30 and up to and including 140 dwelling units per hectare for development within an Mixed Use Areas - Mixed Corridors; - the proposed development would provide a net density of 44 units per hectare; Information Report No. 01-07 , 4 .~._lU i 5 '~.{.?:.I.._ Page 4 ..., ,~' .-.... C" ,I - the subject property is within the Village East Neighbourhood of the Official Plan; development guidelines are not considered a prerequisite for this proposal; Schedule /I of thE~ Pickering Official Plan - Transportation Systems, designates Brock Road where it abuts the subject lands as a Type A Arterial Road and Finch Avenue as a Type B Arterial Road; Type A Arterial Roads are designed to carry large volumes of traffic at moderate to high speeds, have some access restrictions and generally have a right-of-way width ranging from 36 to 50 metres; Type B Arterial Roads are designed to carry moderate volumes of traffic at moderate speeds, have some access restrictions and generally have a right-of-way width ranging from 30 to 36 metres; Schedule 11/ of the Pickering Official Plan - Resource Management designates the subject lands as Shorelines and Stream Corridors and within Flood Plain Special Policy Areas; Shorelines and Stream Corridors identify lands that may be prone to hydro-fluvial impacts and require an environmental report to be submitted that appropriately addresses any environmental constraints on the subject property; Flood Plain Special Policy Areas identify lands where communities have developed on lands susceptible to flooding, and recognizes the continued viability of those areas by permitting some new development, subject to appropriate flood protection measures as set out in the Official Plan; - the Official Plan identifies that the City and Conservation Authority may require the submission of Emgineering and stormwater management studies when considering applications on lands designated Flood Plain Special Policy Area; - the subject applications will be assessed against the policies and provisions of the Pickering Official Plan during the further processing of the applications; 3.4 Zoning By-law 3036 - the subject lands are currently zoned RH/MU-5 by Zoning By-law 6153/03 which permits the development of the land for 30 townhouse units and a 140 unit apartment building; - the existing zoning also contains certain performance standards (building design and placement requirements) that were based on a specific development proposal (see Attachment #3); an amendment to the zoning by-law is required to implement the applicant's proposal; - the applicant has requested an appropriate zone that would permit the proposed townhOUSE! development. Information Report No. 01-07 'f1 t,GHMGH {I 4 TO nEPORT # PO _ 15-o~7 Page 5 (~r. ..'" :\.. {..~., .l 4.0 RESUL IS OF CIRCULA liON 4.1 Resident Comments no resident comments have been received to date on the application; 4.2 Aaency Comments Toronto Region Conservation Authority Durham Catholic District School Board - no objection to the land use, further information will be required during any future planning process, such as site plan or plan of condominium (see Attachment #4); - no objection (see Attachment #5); 4.3 Staff Comments in reviewing the application to date, the following matters have been identified by staff for further review and consideration: . reviewing the application in terms of its level of sustainable development components; . as the previous proposal and existing zoning provided for a form of development that would provide a landmark, a range of housing types and a gateway/transition to the downtown area of the City this application must be reviewed to determine if the previous vision may still be achieved; . reviewing whethE~r the need for a land use change is more compelling than leaving the existing use rights that provide for a variety of built forms on the property; . reviewing the proposed development in terms of compatibility with, and sensitivity to, surrounding lands; . reviewing the impact on the streetscape of Brock Road and Finch Avenue; . reviewing the building location, noise attenuation, Iliving environment, accessibility, massing and materials; . reviewing the landscaping, fencing, and vegetation preservation; . reviewing the stormwater management and flood control requirements; . reviewing the driveway/internal road pattern to ensure proper vehicle flow through the proposed development and in relation to abutting properties and the location of visitor parking; . reviewing the existing and emerging Provincial Policies related to urban growth; . reviewing the proposed development to ensure that adequate information is provided, that technical requirements are met and that the proposed site design is appropriate; Information Report No. 01-07 -Lf 1,', L""'" -,',d'7 i:j'nn ,11: .:;J" Page 6 ."~ ri.... , . '- too..~.." - the Planning & Development Department will conclude its position on the application and its design after it has received and assessed comments from the circulated departments, agencies and public. 5.0 PROCEDURAL 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 and/or a Committee of Council; if you wish to be notified of Council's decision regarding either the proposed zoning by-law amendment application, you must request such in writing to the City Clerk; if a person or public body that files an appeal of a decision of the City of Pickering in respect of the proposed zoning by-law amendment, does not make oral submissions at the public meeting or make written submissions to the City of Pickering before the zoning by-law is passed, the Ontario Municipal Board may dismiss all or part of the appeal; if you wish to reserve the option to appeal Council's decision of the proposed zoning by-law amendment application, you must provide comments to the City before Council adopts any by-law for this proposal. 6.0 OTHER INFORMATION 6.1 Appendix No. I list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing the report; 6.2 Information Received - full scale copies of the Applicant's submitted plans are available for viewing at the offices of the City of Pickering Planning & Development Department; - the City of Pickering has not received any technical information / reports on the proposed application; - the need for additional information will be determined through the review and circulation of the applicant's current proposal; Information Report No. 01-07 '-f 15-07 Page 7 ,C\ ri r. :.-' ~'" .) 6.3 Company Principal - the Zoning By-law Amendment application has been submitted by Gary Templeton of Templeton Planning Limited on behalf of Coughlan Homes; - the principal of Coughlan Homes is Jerry Coughlan. ORIGINAL SIGNED BY ORIGINAL SIGNED BY Ross Pym, MCIP, RPP Principal Planner - Development Review Lynda Taylor, MCIP, RPP Manager, Development Review RP:ld Attachments Copy: Director, Planning & Development CiilJ 0# .:~ r, .r.,' , .:>t I) -.!-. .. I 5 ~ (..? .-, Minutes I Meeting Summary Statutory Public Information Meeting Council Chambers Thursday, February 15, 2007 7:00 pm. ---~-----.__.. -----.~-...--.,.' _.- -. .~-,-,,_..._-_.._._~--_._._...__._--..... -- --~-.___ ___....._.._~_..__.___._..._._..._.u_..____...._._ Attendees: Councillor Dickerson - Chair Councillor O'Connell R. Pym, Principal Planner - Development Review L. Roberts - Committee Coordinator r:-;::;-".---- -. ----------------- ------------------------------------------.-- l'tem / Details & Discussion & Conclusion '. F?ef # (summary of discussion) 1.1. I I I I I I I I I I I I I I I 1__.... CORP0228-2/02 - Zoning By-law Amendment Application A 10/06 Coughlan Homes 2000 Brock Road Concession 1 Part of Lots 19, Cit of Pickerin 1. Planner Comments Ross Pym, Principal Planner - Development Review provided an overview of the applicant's proposal pertaining to this site, as ouHined in Information Report # 01-07. He went over the details of the development and surrounding land uses. He also explained the requirements of the Planning Act. He indicated in his outline that this proposal was downsized in comparison to the previously planned development. He discussed the written comments received to date in regards to this application: . access to property . road classification · impact on sustainability of site . property values. Sustainability of the site was also discussed. Mr. Pym reviewed the importance of the sign in sheets in order to be notified of any upcoming meetings pertaining to this report. At this point, it was decided to have the comments from the residents next, so that the applicant could respond accordingly. Page 1 Item / Ref# 5 ----------------,-5..~..z:t-7_------ Details & Discussion & Conclusion (summary of discussion) (\f)~ '- :-J I I I I ! I I I I i i I i I L__. CORP0228-2/02 2. Comments from Members of the Public 1) Peter Dowsett 1995 Royal Road, #113 Peter Dowsett appeared before the Committee with respect to the Zoning By-law Amendment Application A 10/06. His concerns were as follows: · traffic conerns with Brock Road and Finch Ave. West · access off Brock Road North in the evening · questioned whether a traffic study had been done would like to receive info · trees/shrubs currently existing - would like to confirm that they will remain as a buffer 2) Cheryl England 1995 Royal Road, Unit 103 Cheryl England appeared before the Committee with respect to Zoning By-law Amendment Application A 10/06. She stated she was not opposed to the development, but questioned whether the existing shrubs and tress would be staying. She also questioned access into the development - there are only two ways in, you cannot get in from northbound. Finch Avenue is a single lane road, it is difficult to turn onto Royal Road. She questioned whether there were plans for Finch Avenue to have a left hand lane, she was worried traffic would be using Royal Road as an alternate route. She also questioned the road classification of Finch - Type C designation for Finch, had it been changed since the 2003 application, as it is now noted as a Type Broad. 3) David Loyst 1995 Royal Road, Unit 158 David Loyst appeared before the Committee and stated he was not opposed to the development, but was concerned with traffic and the access in and out of the development. He also noted there needed to be a center left turn lane on Finch Avenue. He questioned what type of development was proposed, whether it would be I an adult community or family oriented. He did not see a lot of open space for I playgrounds, etc in the plans. I i I I I . __J Page 2 "" "'1 ,.., litem / f)ira'fls & Discussion & ConclusTo,,'----------- i Ref # I (summary of discussion) I ~ I I I i I ! ',5 .. j ~: o~2__.______ i ! Steve Phillips, Property Manager Fuller Spicer and Associates Ltd. o Steve Phillips, Property Manager for Fuller Spicer and Associates Ltd. appeared before the Committee. He questioned the height of the units. He noted there were bungalows on the opposite side, and indicated his concern with shadowing problems. He also questioned whether the units would be freehold or condos and requested clarification on parking. Would this be underground or strictly visitor parking. Mr. Phillips also questioned the price range of the proposed units. Mark Speakman 1995 Royal Road Unit 150 Mark Speakman appeared before the Committee and questioned why visitor parking was proposed on the west side as opposed to the south side of the site. He asked about the landscape design and what was planned for this. He also expressed concerns with the height of the second storey, and questioned whether it would be higher than the existing units. He also questioned what the square footage of the units would be and the number of parking spaces per unit. He questioned the provisions for a walkway between the two units and noted he was opposed to having this. He also questioned the elevation changes and what the exterior finish would be. 3. Applicant Comments/Hesponses Ron Halliday 2280 Whites Road Ron Halliday appeared before the Committee on behalf of the applicant in regards to the zoning by-law amendml~nt application. He explained the parking was planned for the west side in order to save the existing trees. He indicated the height would be no higher than the shadows. He stated that when the previous shadowing study had been completed, there were no problems in this regard. The height to the top of the roof on the three storey elevation would be 10.5 metres or approximately 36 - 39 feet. Mr. Halliday indicated that a solid fence as well as trees already exist and made assurances that the trees would be saved and the landscaping would be in keeping with the previous development. He made note that there were colour drawings available with considerable detail shown at the meeting, and indicated he would be available after the meeting to go over the details. Page 3 CORP0228-2102 i Iterii71-Details & Discussion & ConcTusion ----------. --- ...-- ---5- -----.. Ref # i (summary of discussion) / s~- <' 7 i Mr. Halliday stated that all the parking would be outside. There would be three I parking spaces per unit. Each unit would have a single or double car garage, i depending on the square footage of the unit. I I I I Mr. Halliday indicated that traffic studies had been done on Finch Avenue during the I previously proposed project. He did state the need to look into another study. This I will be revised and forwarded to the Region again. He also made note that this i development would have fE!wer units as opposed to the previous plan for I development, and stressed the high quality of these units. He commented on the i high level of property management in the existing area. n'"'1 .:: t He indicated that the height of some of the existing trees would be in excess of 60 feet, quite possibly higher than the proposed units. He stated the units would be condo style and the approximate values would range from $275,000 for 1,700 square feet up to $325,000 to $350,000 for 2,600 square foot units. The exterior finish would be composed of man made! stone and brick, which would be compatible with surrounding units. He confirmed walk throughs would not be likely as these are private units, there being no need to have public walkways. It was noted again that this development was approximately 100 units less than the application previously submitted. Discussion ensued on the problems with walkways as well as the plans for garbage removal. It was noted that this would be dealt with during the site plan approval process, and that they were looking for direction in this regard. 4. Comments from the Chair Councillor Dickerson thanked the applicant and the neighbours for coming out and I voicing their concerns. He also reminded everyone to sign the sheets in order to keep I informed on the matter. I I i i . i , I ~._---t ! I i I i ' I ' f---u___u ..1__._______..___ , I l_______-..J The meeting adjourned at 7:55 pm Page 4 CORP0228-2102 Pym, Ross (~ r. t; '- ... l,) t.Tl/l,CHMENT # _ h TO FlU'ORT # PO /5 - 0 -7 From: Sent: To: Subject: Vanessa Neahr Thursday, February 08, 2007 8: 18 AM Pym, Ross 2000 Brock Road, Part of Lots 19, Concession 1, City of Pickering Further to your notice concerning the proposal of the 71 townhouse dwelling units at the above mentioned location, my family and I wish to voice our concerns. Due to the fact that our 3 storey townhouse faces this lot with our balcony being on the 2nd level of the building, we am very upset to see how this will affect our standard of living and we strongly feel that this will substantially lower the real estate value of our unit. We have worked very hard in the past several years to live in the comfort we have become accustom to which could be thrown out the window in one fell swoop. We don't see from the submitted plan where there is going to be any type of landscaping in the area that faces our townhouse which to a certain extent could enhance the view. 1i lon't know the type of townhouses that are being proposed. If the plan is approved,we would like some consideration be given to see townhouses which would at least be comparable to ours that are currently valued in the neighbourhood of $300,000. As mentioned, we are very distraught with this proposal and would ask that council reconsider the plan to encompass the above mentioned items. Thank you for your consideration. Vanessa Neahr 209 - 1995 Royal Road Pickering, ON L1V 6V9 1 Page 1 of 1 e' . , .' ,. .," "T Jl 1-' " ,- . ~ A~"_,h:..-..:J/, tf ___, U ,,,;. ,,'," PD' /5 ~ n. -z r;,Lr~.)r"' ~ JJ f ____,...f.&<:........ ...__.... Pym, Ross nnn \. .:.."'') From: Cheryl England Sent: Tuesday, February 13, 2007 3:09 PM To: Pym, Ross Subject: Zoning By-law Amendment ,A,pplication - A 10/06 Ross: I received the Jan 18, 2007 Notice re Zoning By-law Amendment Appliction - A 10/06 re Couglan Homes 2000 Brock Rd., and will be a.ttending the Feb 15th public meeting. Please find below the questions/comments I would like to raise at this meeting: 1. Net Density of 44 unitslhectare is higher than city target of25 units/hectare. Density of 44 uph with 9 buildings and 71 dwellings is high. 2) Access to property - traffic congestion a) Access to property's Finch Ave. driveway (from westbound on Finch) may create traffic blockage as it is currently a 2 lane road, with no left turn lane. What are plans to solve this? b) Access to property's Brock Rd. driveway (from northbound on Brock) may create traffic blockage, or cars will go nOlih to Finch and then problem a) will result. What are plans to solve this? c) Intersection at Brock Rd. & Kingston Rd (Type "A" Arterial Roads) is busy already and to avoid a) and b) above, cars may bypass this intersection, and cut onto Royal Rd ( a "Collector" Rd) for easier access to Finch eastbound and property's Finch driveway. What are plans to solve this? 3) Road Classification In the 2001 Zoning By-Law application A24/01 for this property - Finch Ave. was designated as a Type "C" Arterial Rd, but in current application it is classed as a Type "B" Arterial Rd. My concern ties in with question 2 above re Finch Ave, (which effectively terminates at Brock) currently being a 2 lane road. a) When was the classification changed re Finch Ave. and why? b) Does this area on Finch Ave. hav\:: a right-of-way width ranging between 30 & 36 meters. Regards Cheryl England 1995 Royal Rd Pickering, Ontario 2/13/2007 onserRvaNiWn ,.. '"'I r~' ;'t~r The Living City January 22, 2006 8 /5 0-7 .~ .;q CFN 38708.01 X-REF CFN 32928.08 VIA FAX AND MAIL (905) 420-~r648 Mr. Ross Pym Planning & Development Department Pickering Civic Complex 1 The Esplanade Pickering ON L 1 V 6K7 Dear Mr. Pym: Re: Zoning By-law Amendment Application A 10/06 Southwest Corner of Brock Road and Finch Avenue .Part of Lot 19, Concession 1 (Cougs Investments Limited) Thank you for your circulation of the above noted application. Staff at the Toronto and Region Conservation Authority (TRCA) have now had an opportunity to review the application and wish to provide the following comments: Background We understand that the purpose of the application is to amend the current zoning in effect on the subject lands in order to remove the requirements related to multiple vertical dwellings and to provide for the construction of 71 ground-related townhouse dwelling units on the site. TRCA staff provided comment upon a previous zoning by-law amendment application (A 24/01) for the subject lands in a letter dated August 16, 2002. Applicable Regulation and Policy To the north of the subject lands, beyond Finch Avenue, are the Duffins Creek and associated valleylands. Due to this c10SenE!SS to the Duffins Creek, the subject lands are susceptible to flooding and are within the Regional Storm Flood Plain. Accordingly, pursuant to Ontario Regulation 166/06 (TRCA Regulation of Development, Interference with Wetlands and Alterations to Shorelines and Watercourses) the majority of the subject lands are within the Regulated Area. As such, the owner is required to obtain a permit from TRCA prior to Development taking place within the Regulated Area. Development is defined as: i) the construction, reconstruction, erection or placing of a building or structure of any kind, ii) any change to a building or structure that would have the effect of altering the use or potential use of the building or structure, increasing the size of the building or structure or increasing the number of dwelling units in the building or structure, iii) site grading, iv) the temporary or permanent placing, dumping or removal of any material, originating on the site or elsewhere. In addition to the requirements of Ontario Regulation 166/06, the subject lands are within the Flood Plain Special Policy Area and Shorelines and Stream Corridors designations as shown on Schedule III to the City of Pickering Official Plan. The land use policies associated with these ."...=>,E:.1H9m51.\p-J!gEg\Plt\[~LQPJU\'lnt~,~1~E;!mQ"\J[J)a~~~g~qn\l3f.~~q~~~o9~~gR 1.;w.<L.~~",=.=~__"_..,,_~,._~ "'.0 ..~___~_=_>_~.." 5 5horeham Drive, Downsview.. Ontario M3N 154 (416) 661-6600 FAX 661-6898 ww:'.t~ca~o~.~a-' ., . ;'@\ B 15-07 Mr. Ross Pym - 2 - January 22, 2007 '\ f) <'I C'..JJ. designations provide for the development of these lands, despite the current flood risk, provided that engineering studies related to the flood risk are submitted and appropriate flood proofing measures can be employed in the design of the development. Recommendation . Based upon our review and our understanding of the application as articulated above, we have no objection to the application. However, in considering future applications which may seek to implement the proposed zoning, such as a site plan or plan of condominium, we will require the following information to be submitted to TRCA for review and approval: . 1. An engineering study, prepared by a qualified professional, which demonstrates that the proposed development has been flood proofed to the elevation of the Regional Storm Flood Plain plus an appropriate allowance for freeboard and that 'safe' ingress and egress can be maintained to the site; 2. Plans and documents which describe the proposed stormwater management scheme for the subject lands; and, . 3. Erosion and sediment control and grading plans along with an application pursuant to Ontario Regulation 166/06 for development within the Regulated Area. We trust that this is of assistance. Please provide a copy of the Notice of Decision to the undersigned should one be prepared. Please contact the undersigned if any clarification is required. Yours truly, ~r Chris Jones, B.U.R.PI. Planner II Planning and Development Extension 5718 CJ/ cc: Gary Templeton, Templeton Planning Ltd. (Via FAX 905-727-8890) Steve Heuchert, TRCA F:\Home\Public\Development Services\Durtlam Region\Pickering\2000 Brock Road_1.wpd The Regional Municipality of Durham Planning Department 605 ROSSLAND ROAD E 4TH FLOOR P.O. BOX 623 WHITBY, ON L 1N 6A3 (905) 668-7711 Fax: (905) 666-6208 E-mail: planning@ 19ion.durham.on.ca www.region.durham.on.ca A.L. Georgieff, MCIP, RPP Commissioner of Planning February 13, 200i' " r, " ',-'~.::... Ross Pym, MCIP, RPP Planning and Development Department City of Pickering One The Esplanade Pickering, Ontario L 1V 6K7 q 1 /5-07 Sent via em ail to: rpvm@citV.pickerinQ.on.ca Mr. Pym: Re: Zoning Amendment Application A 10/06 Applicant: Coughlan Homes Location: 2000 Brock Road Southwest corner of Brock Road and Finch Avenue Municipality: City of Pickering We have reviewed this application to amend the zoning of the subject property to permit 71 townhouse units. The existing zoning category permits an apartment building and 30 townhouses units. The following comments are offered. Reaional Officia~ Plan The lands subject to this application are designated "Living Area" in the Durham Regional Official Plan. "Living Areas" are predominantly for housing purposes. Living Areas should be developed in compact form through higher densities and by intensifying and fl3developing existing areas, particularly along arterial roads. Living areas should also be developed with particular consideration for supporting and providing access to public transit. Council adopted Amendment 114 designates lands adjacent to Brock Road as "Regional Corridor" within the "Living Area". "Regional Corridors" are to be planned and developed as mixed-use areas, which include residential, commercial and service areas with higher densities, supporting higher order transit services and featuring a high degree of pedestrian oriented design. "Regional Corridors" should provide efficient transportation links to the Regional Centres as well as other centres in adjacent municipalities. Amendment 114 further designates Brock Road and Finch Avenue as "Transit Spines" which should compliment higher density and mixed uses. Provincial Policies & Oeleaated Review Responsibilities This application has been screened in accordance with the terms of the provincial plan review responsibilities. As the subject property is adjacent to Brock Road and Finch Avenue a noise study will be required to identify noise mitigation measures and warning clauses from vehicular noise generated on Regional Roads. Regional traffic forecast data is available from this department and is to be used in noise analysis calculations. The noise study may be submitted to this department for review. Reaional Servicles Municipal water supply is available to the subject property by extending an existing 300 mm watermain on Finch Avenue. Sanitary sewer services are available from an existing 250 mm sanitary sewer on Finch Avenue. PL,,,. 9 ..1.2,:.//7. Page 2 f~I)'" \.0d Transportation and Access Brock Road (Regional Road 1) is designated as a Type "An arterial road in the Durham Regional Official Plan. Type "An arterial roads are typically comprised of a width of 36 to 50 metres. A minimum road width of 22.5 metres from the centre line of Brock Road to subject property will be required. Finch Avenue (Regional Road 37) is designated as a Type "B" arterial road and typically ranges from 30 to 36 metres in width. A minimum of 18~0 metres will be required from the centerline of Finch Avenue to the subject property. In addition to the road width requirements identified in the Regional Official Plan, the Works Department has provided preliminary requirements for access to the site. Acce.ss from Brock Road is to be right-in / right-out movements only. Reconstruction of the existing centre raised median and a southbound right turn lane into the site will be required. An eastbound right turn lane will be required for access from Finch Avenue. A geometric design which accommodates back to back left turn demands for the proposed Finch Avenue access and vehicles turning left at the west approach of Finch Avenue and Brock Road will also be required. Detailed transportation comments including access and sight triangle requirements will be provided upon submission of a site plan application to the Works Department. Comments Based on the foregoing, the proposal appears to be permitted by the policies of the Regional Official Plan. However, as the lands are located at a prominent intersection and are of a size that could accommodate more intensive residential development, City staff should consider the residential densities generated by this proposal. A high density development, such as an apartment building, would facilitate the intensification targets identified in Growth Plan policies as well as be more consistent with the Council adopted policies of Amendment 114. If you have any questions or require further information, please do not hesitate to contact me. /j/-''j /f U4 Yl1 ~ hvV ( '. Dwayne Campbell, Planner Current Plannin~1 Cc (via email): Regional Works Department - Peter Castellan . ~! f"; : /0 / 5..{) 7 " f)" l'.::J,:t o\..\C DIS1.tjl;. ~y: ('I' v'?' & ~ q. :E '6 a: r => . OJ Rl C .r-r~r:"" ~ \ .f.l""" ~o 2 . ~_ .{.,. :F" . 1.f *"'" ~ ~ ~ ~ ~~. G The Durham Catholic District School Board January 23, 2007 J!4r.j 2 5 10G7 City of Pickering Planning & Development Department Pickering Civic Complex One The Esplanade Pickering, ON L 1V 6K7 C;TY OF P!CKERING ~';.ANNl!\iG & DEVELOPMENT DEPARTP"lENT Dear Mr. Ross Pym RE: :ZONING BY-LAW AMENDMENT A10/06 Coughlan Homes .2000 Brock Road Part of Lots 19, Concession 1 City of Pickerin~l Staff at the Durham Catholic District School Board have reviewed the above mentioned application and have no objection. The subject lands affected by this application fall within the catchment area of St. Wilfrid Catholic Elementary School, located at 2360 Southcott Road in Pickering. We wish to be notified of the passing of a zoning by-law or of the decision of the City respecting the rezoning appliGation. Should you have any questions or concerns, please call me. Best regards, .~/vr/lJ! ~fi~' ./ Anne Dobos Assistant Planner ad cc: Debi Bentley, City Clerk 652 Rossland Road West, Oshawa, Ontario L 1 J 8M7 Tel 905 576-6150 Toll Free 1 877 482-0722 Patricia A. Manson B.A., M. Ed., Director of Education / Secretary / Treasurer