HomeMy WebLinkAboutPD 27-10 1
City n~ Report To
Planning & Development Committee
PICKERING Report Number: PD 27-10 ,
Date: September 7, 2010
~1•: o4
From: Neil Carroll
Director, Planning & Development
Subject: Zoning By-law Amendment - A 5/10
Chieftan Developments Inc.
on behalf of conseil scolaire de district du Centre-Sud-Ouest
2265 Brock Road
(Part of Lot 18, Concession 2, Part 3, 40R-20062)
City of Pickering
Recommendation:
1. That Report PD 27-10 of the Director, Planning & Development be received;
2. That Zoning By-law Amendment Application A 5/10 be approved to permit a school
use with associated day nursery and to rezone valley lands to open space on lands
being Part of Lot 18, Concession 2, Parts 2 and 3, 40R-20062; and
3. Further, that the zoning by-law to implement Zoning By-law Amendment Application
A 5/10, as set out in Appendix I to Report PD 27-10, be forwarded to City Council
for enactment.
Executive Summary: The applicant requests an amendment to the zoning by-law
to permit a combined elementary and secondary school with an associated day nursery
having a French language curriculum on the subject lands (see Applicant's Submitted
Plan - Attachment #2). The school when finally constructed will be a two storey facility
and is proposed to be a LEED-certified building.
The site is located on the east side of Brock Road approximately midway between
Finch Avenue and the Third Concession Road, northeast of the intersection at
Delibrook Avenue (see Attachment #1 - Location Map).
The proposal is compatible with the surrounding land uses and is anticipated to
integrate well with built-form in the area. Introduction of the proposed school will help
initiate the City's urbanization objectives for the east side of Brock Road, improving the
walkability of Brock Road, the appearance of the streetscape, and provide greater
support for existing businesses and transit along this Regional Corridor. The conseil
scolaire de district du Centre-Sud-Quest (CSDCSO) has also indicated that it would be
willing to enter into discussions with the City regarding the potential shared use of
facilities.
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Report PD 27-10 September 7, 2010
Subject: Chieftan Developments Inc. (CSDCSO) (A 5/10) Page 2
02
Located on Brock Road and adjacent to the Duffins Creek Valley, the site is well suited
to a West Durham French language school which is intended to have a focus on
environmental education. The recommended draft zoning provisions address building
height and building footprint restrictions that are appropriate for school development.
The application is recommended for approval. The implementing by-law is appropriate
as it implements the Official Plan, is in accordance with Provincial policy and constitutes
appropriate land use planning.
Financial Implications: No direct costs to the City are anticipated as a result of the
recommendations of this report.
Sustainability Implications: The applicant's proposal is aligned with the site
planning level of sustainability principles of the Draft City of Pickering Sustainable
Development Guidelines. It achieves the Level 1 requirements for Guideline #2 (Plan
of Subdivision, Site Plan, Rezoning and Building Permit Guidelines). It is a Greenfield
site adjacent to existing development that would develop the lands in a form that
accommodates appropriate urbanization and intensification and will. utilize existing
infrastructure and amenities within the City's urban area.
Specific sustainability features include:
• provision of a community use
• adjacent to a Regional Transportation Spine
providing a day nursery to serve the neighbourhood
• intensification/utilization of vacant site within existing municipal built boundary
• reduction of reliance on the automobile
• enhanced pedestrian environment
• employment opportunities
• recycling encouraged
• energy and resource efficiency and
• sustainable site maintenance practices
The applicant's proposal incorporates these elements. I-n addition, there will be an
opportunity to improve this rating still further as additional sustainability factors become
available through site plan review and detailed building design.
1.0 Background:
1.1 Introduction
Chieftain Developments Inc., on behalf of the CSDCSO, proposes school uses
on the subject lands, located on the east side of Brock Road approximately
midway between Finch Avenue and the Third Concession Road, northeast of the
intersection at Delbrook Avenue (see Attachment #1 - Location Map).
Report PD 27-10 September 7, 2010
Subject: Chieftan Developments Inc. (CSDCSO) (A 5/10) Page 3
03
The proposed school site has an area of approximately 3.2 hectares and is
currently vacant except for a temporary sales pavilion located in the southwest
corner of the site. The sales pavilion will be removed should the development
proceed.
The applicant has submitted a conceptual site plan proposing a building centrally
located on the site. Access to the site is proposed to be initially located at the
north end of the Brock Road frontage. Bus and car drop off and visitor parking is
proposed to the west of the school building, while staff and student parking is
proposed to the north of the building. The eastern portion of the site is proposed
for a soccer field, outdoor environmental studies area and kindergarten and day
nursery play areas (see Attachment #2).
2.0 Comments Received
2.1 At the July 5, 2010 Public Information Meeting
(see text of Information Report & Meeting Minutes, Attachments #3 & #4)
One resident voiced support of the application at the public information meeting.
2.2 Written Public Submissions on the application
No written public submissions. were received on the application.
2.3 City Department and Agency Comments
Region of Durham . the proposed amendment is consistent with the
Planning Department Region's policies
• authorization for reliance of the Phase I
Environmental Site Assessment (ESA) will be
required
• municipal water supply and sanitary sewer service is
available to the subject property
• the proposal does not present any significant
Durham Region Transit impacts
• the Site Plan Review process will address matters
including minimum distances between private
entrances on a Type "A" Arterial Road and site
access (see Attachment #5)
Toronto and Region • require conveyance of valley and buffer lands
Conservation . access from school site to valley system may be
Authority (verbally subject to restrictions
confirmed) . negotiations regarding the exact boundary between
school lands and valley lands is in progress
full examination of a butternut tree in the vicinity of
the development site is required to ensure that the
removal of trees adjacent to the specimen would be
acceptable
Report PD 27-10 September 7, 2010
Subject: Chieftan Developments Inc. (CSDCSO) (A 5/10) Page 4
Engineering Services . consideration should be given to the exploration of
joint access through the neighbouring site to the
south (see Attachment #6)
Development Control • stormwater management, grading and drainage,
tree preservation, fencing, landscaping of the
Brock Road boulevard, construction management,
and erosion and sediment control concerns will be
dealt with at the Site Plan Review stage
• execution of a Development Agreement may be
required to address off-site works
• no on-site works are permitted prior to Site Plan
Review without a permit (see Attachment #7)
No other agency that provided comment has any objection to the subject
applications.
3.0 Discussion:
3.1 Fully Constructed, the School will be a Two Storey LEED-Certified Building
The program for the proposed school involves a two storey core area for joint
uses (administration, resource centre and gymnasium) as well as two separate
wings for classrooms; one wing accommodating elementary classes and the
other accommodating secondary classes. The two wings will accommodate
approximately 20 classrooms each, ten on each floor. The board proposes to
initially construct the two storey core area and the ground floors of the classroom
areas including the infrastructure required to add on a second storey at the time
that student enrolment numbers are sufficient and funding is available. The
CSDCSO is anticipating the building to be completed in four years.
The proposed school should act as a landmark building along Brock Road. The
CSDCSO has built LEED-certified buildings of high quality design in the past and
has indicated the intention to do the same for the proposed building. It is also
appropriate that the building's form and setting contrast with the surrounding
urban fabric. The site should be designed to highlight the uniqueness of the
building in its natural setting along the valley edge. A carefully designed two
storey civic building in a well landscaped site can accommodate this objective.
3.2 The Proposed Uses and Built Form are Supportable and Comply with the
Official Plan
The subject lands are designated as "Mixed Use Areas - Community Nodes" and
"Urban Residential Areas - Medium Density Areas". Both designations permit
school and day nursery uses.
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Report PD 27-10 September 7, 2010
Subject: Chieftan Developments Inc. (CSDCSO) (A 5/10) Page 5
05
The lands are covered by the. Duffins Precinct Development Guidelines. The
Guidelines require that all development along Brock Road be designed to mitigate
the high level of traffic, noise, dust and vibration. School and day nursery uses are
not considered to be uses as sensitive to road environments as housing. The
proposed conceptual site plan also locates the parking/bus area and building
closer to Brock Road to act as buffers for the more sensitive areas intended for
outdoor recreation and educational uses.
The Guidelines further suggest that a strong building presence be established at
the intersection of Brock Road and Dellbrook Avenue. In order to accommodate
appropriate separation between vehicular traffic areas and play and sports areas,
the proposed school will not be located directly adjacent to the road. However,
through the site plan approval process, the City will have the opportunity to ensure
that the school building and site landscaping create an attractive, pedestrian
friendly street edge for this artery and contribute to the framing of a potential future
entry-point into the precinct at Dellbrook Avenue.
3.3 The Proposed Development is Considered Compatible with the Existing
Neighbourhood
Although the Duffins Precinct Guidelines envisage housing as the primary land use
for this area of the precinct, a school use is an excellent fit for the site. The
valleylands and Brock Road buffer the neighbouring stable residential areas,
ensuring that noise, activity levels, traffic, parking, scale and intensity of the uses
generated at the proposed school will not become a nuisance factor for nearby
residents.
The property located directly to the north of the subject site and the residual
development land resulting from the severance of the subject school site are
designated for potential redevelopment as part of the Duffins Precinct (see
Attachment #1 - Location Map). Development of the subject lands for a school
will not interfere with the future development of those remaining lands which total
approximately 1.5 hectares in area.
A fenced buffer of approximately 10.0 metres will be provided between the
proposed school property and the east-lying forest and East Duffins Creek
valleyland to ensure that~the school uses will not significantly impact this natural
heritage feature.
The proposed school use is well served by, and will help support public transit
along Brock Road.
Report PD 27-10 September 7, 2010
Subject: Chieftan Developments Inc. (CSDCSO) (A 5/10) Page 6
3.4 Traffic Impacts Resulting from the Proposed Development have been
Considered
The Region has been contacted in regard to potential traffic volume concerns
resulting from the location of four schools in the vicinity of Brock Road north of
Finch Avenue. This concern was raised by Councillors at the July 5, 2010
Information Meeting. Regional staff has responded that school sites within new
residential development areas are taken into account when the trip generation of
the proposed new development is estimated during planning studies, such as the
Duffin Heights Environmental Servicing Plan. As such, the traffic generated by
the two planned Duffin Heights school sites and the existing St. Wilfred School
was considered in the planning of the road network in these areas and is
included in the volume projections behind the planned widening of Brock Road
to four and ultimately six lanes. Since access to these school sites is via the
local/collector road network, the Region does not expect that any access related
traffic issues would affect Brock Road.
While the CSDCSO site was not specifically identified in the Brock Ridge
Neighbourhood Plan, the Region does not expect that it will generate excessive
traffic volumes. However, the site's sole access is from Brock Road, so there will
be access related traffic impacts. Traffic impacts on Brock Road will be
addressed through the Region's review of the Traffic Impact Study and
proposed Site Plan. The Region will be working with the CSDCSO to ensure that
the site is designed to minimize the potential for traffic operations problems. To
this end, Regional staff has provided a copy of the Region's recently completed
School Site Access and Operations Guideline to the CSDCSO's consultant, and
will be applying the Guideline to their review of the proposed Site Plan.
Both City and Regional staff along with the CSDCSO will pursue alternative
access opportunities for the school in the future. If the abutting property to the
south, Pine Ridge Garden Gallery, becomes available for redevelopment, an
extension of Dellbrook Avenue on the east side of Brock Road may be possible.
If this opportunity was to be realized, the primary access for the school could be
switched to this new location so that the school access would be from the
signalized intersection. The site design will be required to easily accommodate
this alternate access location for the school and the Site Plan Agreement will
contain commitments by the CSDCSO to build the new access as soon as it
becomes feasible.
3.5 The subject lands are not located within the area of the Duffins Precinct
requiring the completion of the Master Environmental Servicing Plan
Update
An update to the Master Environmental Servicing Report for lands lying south of
a watercourse located on the east side of Brock Road just south of the extension
of Dellbrook Avenue is required in order to address new environmental standards
and the established valley edge location.
Report PD 27-10 September 7, 2010
Subject: Chieftan Developments Inc. (CSDCSO) (A,5/10) Page 7
07
A few properties, including the subject lands, are excluded from the south-lying
sub-watershed requiring the update. This small watercourse ensures that
stormwater from the north-lying area will not impact the south-lying lands. It has'
been determined that due to the limited number of development sites and their
restricted lot depth and lot area, the lands located north of the watercourse can
be reviewed individually to ensure environmental standards, including stormwater
quantity and quality, are met.
3.6 Parking Provisions for the Proposed Blended Elementary-Secondary
School have been Considered
In considering the parking, requirements for the development, staff have reviewed
parking requirements for elementary and secondary schools in the City's parent
Zoning By-law 3036, current parking requirements for schools in other
municipalities, the City's sustainability objectives and the parking to classroom
ratios proposed by the CSDCSO.
The proposed blended school (elementary and secondary) also presents a
development format that is new to both the City and the CSDCSO. Drawing its
student body from a larger geographic region, it depends heavily on bussing and
anticipates very little demand for student parking. We note that with the
elimination of Grade 13, far fewer students drive to school even in the more
traditional secondary school structure. Consequently, the passenger and bus
parking provisions of the City's existing parent zoning by-law are not considered
appropriate for this development. We also understand that bus spaces will only
be fully used at the time immediately before the students leave at.the end of the
day. Opportunity exists to design the site such that these spaces may be used
for visitor parking at other times to help accommodate parking demand
fluctuations and to meet sustainability objectives. Other than for staff, the day
nursery parking demand will occur earlier in the morning and later in the evening
than parking demand for the school, allowing for the sharing of parking spaces.
Further, the site is located on Brock Road which is a Regional Type A arterial
road and designated transit spine. Access to the site via public transit should be
encouraged.
No site-specific by-law amendments addressing parking requirements for
secondary schools have been adopted by the City that might be used for
comparison purposes. Other municipality rates vary from 2.5 spaces per
classroom to 4 spaces per classroom for more traditional non-blended schools.
The higher values are used in less urban municipalities. For elementary schools,
current municipal zoning by-laws (including a recent City site specific zoning)
require 1.5 spaces per classroom for elementary schools. Occasionally
additional spaces are required for visitor parking.
Report PD 27-10. September 7, 2010
Subject: Chieftan Developments Inc. (CSDCSO) (A 5/10) Page 8
In consideration of the foregoing and given that the proposal is for a public
facility, staff considers the parking provisions recommended by the Board's
consultant to be reasonable. A standard of 2.5 parking spaces and 0.4 bus
spaces per classroom, and 3 spaces per 100 square metres of day nursery floor
space has been incorporated into the implementing zoning by-law. A more
detailed review of parking design and function will be undertaken through the site
plan review process.
3.7 The CSDCSO is in Negotiation with TRCA to Allow for a Functional Soccer
Field
The CSDCSO requires lands currently within the natural heritage feature to allow
for the installation of a full size soccer field. The lands in question do contain
some trees, but are considered less significant than lands to the northeast that
extend deep into the feature. TRCA has indicated a willingness to negotiate the
limit of development for the school property.
The exact extent of lands to be conveyed to the TRCA will be determined at the
Site Plan Review and land severance stage.
3.8 Existing Sanitary Sewer Infrastructure can accommodate the Waste
Generated by the Proposed School and Day Care Centre
The Regional Works Department has indicated that existing services (water and
sanitary sewer) are available for the proposed uses on the subject lands, as the
proposed use of a school has low impact on the existing services as compared
to residential uses.
3.9 Severance approval will be required
It is anticipated that a Land Division application will be submitted shortly.
Approval for the creation of the school block will facilitate the conveyance of the
subject lands to the CSDCSO, a 7.5 metre road widening to the Region and
valley and buffer lands to the TRCA at the appropriate time.
3.10 Site Plan Matters will be addressed through the Site Plan Review Process
The CSDCSO has indicated a preference that the ultimate main access to the
school site be from the future easterly extension of Dellbrook Avenue. The site
plan is to incorporate provision for such an access.
To confirm their commitment to the ultimate development of the site, the
CSDCSO will include the first and the final phases of building construction.
Report PD 27-10 September 7, 2010
Subject: Chieftan Developments Inc. (CSDCSO) (A 5/10) Page 9
09
Further site development matters concerning the City, Region and TRCA will be
more thoroughly addressed through the Site Plan Review process, which will
address, but not be limited to, such items as:
• building massing
• pedestrian accessibility
• fagade design
• outdoor lighting and light intrusion
• accessibility
• parking locations for approximately 75 - 85 car parking spaces and up to
20 school bus spaces (including mini buses)
• initial site access and commitments regarding construction of and a
process for the contribution of payments for the future access at the
extension of Dellbrook Avenue
• landscaping, including identification of specific trees to be retained, the
number and spacing of trees to be planted, stormwater, erosion control,
special features and a pedestrian friendly edge for Brock Road
• the extent and limit of the buffer lands associated with the environmental
features and the servicing of the site, including the proposed stormwater
management strategy
• the Region's requirement for assurance of reliability of the Phase I ESA
report
In addition, as a condition of Site Plan Approval, the site plan agreement will
provide for the relocation of the site access and possible contribution to the costs
of signalization and intersection improvements if required.
3.11 A Site Specific Amendment to Zoning By-law 3036 should be enacted
Appendix I to Report PD 27-10 contains the recommended amendments to the
zoning by-law. The provisions included in the draft Zoning By-law relate to
proposed uses that are supported by the Official Plan, and Development
Guidelines.
The By-law includes:
a) restrictions on the permitted uses;
b) maximum height provision of 20 metres;
c) zoning requirements respecting building location; and
d) car and bus parking requirements for classroom and day care uses.
4.0 Applicant's Comments:
The applicant is aware of the content of this report and concurs with the
recommendations of the report.
Report PD 27-10 September 7, 2010
Subject. Chieftan Developments Inc. (CSDCSO) (A 5/10) Page 10
Appendix:
Appendix I: Draft Zoning By-law
Attachments:
1. Location Map
2. Applicant's Submitted Conceptual Plan
3. Text of Information Report
4. Minutes from July 5, 2010 Statutory Public Meeting
5. Comments from Durham Region Planning Department, dated July 13, 2010
6. Comments from Engineering & Capital Works, dated July 5, 2010
7. Comments from Manager, Development Control, dated July 28, 2010
Prepared By: Approved/Endorsed By:
Isa Jamtis , CIP, RPP Neil Carroll, C , RPP
Planner Di rector, Planning & Development
Ross Pym, MCIP PP
(Acting) Manager, Development Review
IJ:ld:jf
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering Cit uncil
Tony Prevedel, P.Eng.
Chief Administrative Officer
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Appendix I TO
Report PD 27-10
Draft Zoning By-law
Amendment Application A 5/10
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The Corporation of the City of Pickering
By-law No. xxxx/10
Being a By-law to amend Restricted Area (Zoning) By-law 3036
to implement the Pickering Official Plan in Part of Lot 18,
Concession 2, City of Pickering (A 5/10)
Whereas the Council of The Corporation of the City of Pickering deems it desirable to
permit the development of a combined elementary and secondary school on the subject
lands being Part of Lot 18, Concession 2, in the City of Pickering;
And whereas an amendment 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. Schedule
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 Part of Lot 18,
Concession 2 in the City of Pickering, designated "CI-ES/DN" on Schedule I.
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) "Day Nursery" shall mean lands and premises duly licensed pursuant to
the provisions of the Day Nurseries Act, or any successor thereto, and for
the use as a facility for the daytime care of children;
(2) (a) "Lot" shall mean an area of land fronting on a street which is used or
intended to be used as the site of a building, or a group of buildings,
as the case may be, together with 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;
By-law No. xxxx/10 '91A Cir Page 2
13
(b) "Lot Frontage" shall mean 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;
(3) "Public School" shall mean, a school under the jurisdiction of a board of
education which board is established pursuant to the Education Act
R.S.O. 1990, or any successor thereto;
(4) "Street" shall mean a street as defined in the Highway Traffic Act, as
amended from time-to-time, which may provide vehicular access to a lot.
A private road registered in a plan of condominium is also considered a
street for the purpose of this by-law;
(5) (a) "Yard" shall mean 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" shall mean 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" shall mean 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" shall mean 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" shall mean the shortest horizontal dimension of a
rear yard of a lot between the rear lot line, 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;
(f) "Side Yard" shall mean a yard of a lot extending from the front yard to
the rear yard and from the side line to the nearest wall of the nearest
main building or structure on the lot;
(g) "Side Yard Width" shall mean 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) "Flankage Side Yard" shall mean a side yard immediately adjoining a
street or abutting on a reserve on the opposite side of which is a
street;
By-law No. xxxx/10 ATMA7 Page 3
14
(i) "Faankage Side Yard Width" shall mean the shortest horizontal
dimension of a flankage side yard of a lot between the lot line
adjoining a street or abutting on a reserve on the opposite side of
which is a street and the nearest wall of the nearest main building or
structure on the lot;
Q) "Interior Side Yard" shall mean a side yard other than a flankage side
yard.
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5. Provisions ("CI-ES/DN")
(1) Uses Permitted ("CI-ES/DN")
No person shall, within the lands designated "CI-ES/DN" on Schedule I
attached hereto, use any lot or erect, alter or use any building or structure
for any purpose except the following:
(a) public school and uses accessory thereto; and
(b) day nursery as an accessory use to a public school
(2) Zone Requirements ("CI-ES/DN")
No person shall, within the lands designated ("CI-ES/DN") on Schedule I
attached hereto, use any lot or erect, alter or use any building or structure
except in accordance with the provisions as set out in the following
requirements.
(a) Lot Frontage (Minimum) 150 metres
(b) Lot Area (Minimum) 3.0 hectares
(c) Front Yard Depth (Minimum) 6.0 metres
(d) Interior Side Yard Width (Minimum) 6.0 metres
(e) Rear Yard Depth (Minimum) 6.0 metres
(f) Flanking Side Yard Width (Minimum) 6.0 metres
(g) Maximum Building Height 20.0 metres
(h) Lot Coverage (Maximum) 35 percent
(i) Landscape Open Space. (Minimum) 25 percent
(j) Parking Requirement (Minimum) 2.5 parking spaces
per classroom
3.0 spaces per 100.0 square metres of day care activity area
0.4 bus spaces per classroom
By-law No. xxxx/10 ~~~j Page 4
15
6. Provisions ("OS-HL" Zone)
(1) Uses Permitted ("OS-HL" Zone)
No person shall within the lands designated "OS-HL" on Schedule
attached hereto use any lot or erect, alter or use any building or structure
for any purpose except the following:
(a) preservation and conservation of the natural environment, soil and
wildlife;
(b) resource management;
(2) Zone Requirements ("OS-HL" Zone)
(a) No buildings or structures shall be permitted to be erected, nor shall
the placing or removal of fill be permitted, except where buildings or
structures are used only for purposes of flood and erosion control,
resource management, or pedestrian trail and walkway purposes;
7. By-law 3036
By-law 3036 is hereby amended only to the extent necessary to give effect to the
provisions of this By-law as it appears to the area set out in Schedule I attached
hereto. Definitions and subject matter not specifically dealt with in this By-law
shall be governed by relevant provisions of By-law 3036, as amended.
8. 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 xxth day of xxxx, 2010.
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David Ryan, Ma y
Debbie Shields, City Clerk
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PROPERTY DESCRIPTION Part of Lot 18, Con 2, Part 3, 40R-20062
OWNER Chieftan Developments Inc. on Behalf of DATE June 1, 2010 DRAWN BY JB
Conseil scolaire de district du Centre-Sud-Ouest
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This mop was produced by the City o/ Pickering, .
P/onnin9 & Development Deportment,
Information & Support Services,
June 1, 2010
CEfij u~ ATTACHMENT # ~ TO
REPORT # PQ a 7 - Information Report
Report Number: 09-10
P1C1~ER11 V G For Public Information Meeting of
1 V Date: July 5, 2010 19
In Accordance with the Public Meeting Requirements
of the Planning Act, R.S.O. 1990, chapter PA 3
Subject: Zoning By-law Amendment - A 5/10
Chieftan Developments Inc. on behalf of Conseil scolaire de district du
Centre-Sud-Quest
Part of 2265 Brock Road
(Part of Lot 18, Concession 2, Part 3 40R-20062)
City of Pickering
1.0 Property Location and Description
• the subject lands are located on the east side of Brock Road immediately
north of the stoplight at Dellbrook Avenue, directly across from Arathorn Court
• the proposed school block will have an area of approximately 3.2 hectares
(see Location Map - Attachment #1)
• the lands are currently vacant except for a temporary new homes sales centre
located in the southwest corner of the property
• the surrounding land uses are:
north - a single detached dwelling and East Duffins Creek and valleylands
south - Pineridge Garden Gallery nursery
west - on the opposite side of Brock Road are detached dwellings on
Arathorn Court parallel to and facing Brock Road and Dellbrook
Plaza to the southwest
east - East Duffins Creek and valleylands
2.0 Applicant's Proposal
• the applicant has requested to amend the zoning by-law to permit a combined
elementary and high school for approximately 500 students as well as day
care facilities and associated outdoor facilities (see Applicant's Submitted
Plan - Attachment #2)
• the site will be designed for the potential for expansion to accommodate up to
1000 students
• the applicant has only submitted a conceptual site design at this time and it
includes a proposed minimum two storey school building to be located
relatively central to the site, bus loading, parking and drop off facilities are
proposed to the west and north portions of the site, and play areas, sports
fields and outdoor ecological study areas are proposed to the south and east
of the proposed building
• a single driveway access from Brock Road to the site would be located at the
north end of the site
A-TACHMIENT # TO
Information Report No. 09-10 RE'OR' if PCB o? 7- io Page 2
20
3.0 Official Plan and Zoning
3.1 Provincial Growth Plan
• Places to Grow (the Provincial Growth Plan for the Greater Golden
Horseshoe) requires intensification of land uses within built-up area
boundaries of municipalities
• the Growth Plan guides infrastructure planning and strategic investment
decisions to support and accommodate forecasted population and economic
growth
• community infrastructure, which includes education facilities, should be
planned to meet the needs resulting from population changes and to foster
complete communities
3.2 Durham Regional Official Plan
• the Regional Plan designates the subject property "Urban System - Regional
Corridor and Living Area"
• "Regional Corridors" are to be planned and developed as mixed-use areas,
including residential, commercial and service areas with higher densities and
achieving a mix of commercial, residential, employment and institutional uses
• the predominant use of lands designated in "Living Areas" is to be housing
but also includes certain public and recreational uses which are compatible
with their surroundings
• cultural and community facilities, such as schools are permitted in these
designation
• the proposal appears to comply with the Durham Regional Official Plan
3.3 Pickering Official Plan
• the City of Pickering Official Plan designates the subject lands as "Mixed Use
Areas - Community Nodes" and "Urban Residential Areas - Medium Density
Areas"
• permissible uses within the "Urban Residential Areas - Medium Density
Areas" designation include, among others, residential uses and community
and cultural uses as well as limited office commercial uses
• permissible uses within the "Mixed Use Areas - Community Nodes"
designation include residential, retail, community, cultural and recreational
uses
• community uses, such as schools are permitted in "Urban Residential Area -
Medium Density Areas" and "Mixed Use Areas - Community Nodes"
• the subject lands are within the Brock Ridge Neighbourhood of the Official Plan
• the Brock Ridge Neighbourhood indicates a potential new collector road to be
located directly opposite Dellbrook Avenue
• the feasibility of a road at this location will be investigated as this application
is processed
• the proposal will be assessed against the policies and provisions of the
Pickering Official Plan during the further processing of the application
ATTACHMiENT _T0
Information Report No. 09-10 REPORT # PD-s8 7-_3
21
3.4 Duffins Precinct Development Guidelines
• the Compendium Document to the Pickering Official Plan contains
development guidelines affecting the subject lands
• since Council's adoption of these Guidelines, the overall tableland area for
development has been reduced through the most recent Toronto and Region
Conservation Authority floodplain mapping exercises and the envisioned land
uses in the area of the school block may no longer be appropriate
• through the rezoning and site plan approval process the proposal will be
reviewed with regard to the underlying principles contained within the Duffins
Precinct Development Guidelines
3.5 Zoning By-law 3036
• the subject lands are currently zoned "A" - Rural Agricultural
• the existing zoning is intended for agricultural-related activities and facilities
• an amendment to the zoning by-law is required to allow the development of
the proposed school
• the applicant has requested an appropriate zone that would permit the
proposed development
4.0 Results of Circulation
4.1 Resident Comments
• none received to date
4.2 Agency Comments
• none received to date
4.3 City Department Comments
• none received to date
4.4 Staff Comments
• in reviewing the application to date, the following matters have been
identified by staff for further review and consideration:
• the location of the proposed soccer field that encroaches into the current
environmental buffer and feature will be explored with TRCA
• the extent and limit of the buffer lands associated with the environmental
features
• a detailed site review to concluded that the subject lands would be
appropriate for development as proposed within this portion of the
comprehensively planned Duffins Precinct
Information Report No. 09-10 AtTACHAENT# TO
Page 4
REPORI # PDT2 io
22
• the servicing of the site including the proposed stormwater management
strategy for the site
• the City will require confirmation from the Region that appropriate ingress
and egress for the proposed school will be available on Brock Road
• determination that the school use is compatible, viable and sensitive to
existing surrounding development, noise, level of activity, scale and
intensity of the uses, and provides appropriate buffering and protection of
the East Duffins Creek and valleyland, while not negatively impacting on
abutting properties, or traffic conditions
• the identification of potential site plan/design concerns including the layout,
fire access, parking volumes and areas, ingress/egress, pedestrian
accessibility, traffic generation and patterns, amenity spaces, and
landscaped areas and features
• consideration of resident and neighbouring owner concerns
• evaluation of the application in terms of its level of sustainable
development components
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 or a Committee of Council
• any member of the public who wish 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 wish to be notified of Council's decision
regarding this proposal must request such in writing to the City Clerk
6.0 Other Information
6.1 Appendix No.
• list of neighbourhood residents, community associations, agencies and City
Departments that have comments on the applications at the time of writing
report
6.2 Information Received
• copies of the plans and studies listed below are available for viewing at the
offices of the City of Pickering Planning & Development Department:
ATTACHMENT # 3 TO
Information Report No. 09-10 REPORT # PD--,Q 7-, o Page 5
23
• Planning Rationale Report prepared by Sorensen Gravely Lowes, dated
May 2010
• Report on Sustainable Development prepared by Sorensen Gravely Lowes
• Phase I Environmental Site Assessment (ESA) prepared by Trow Associates .
Inc., dated April 29, 2010
• Scoped Environmental Impact Study prepared by Beacon Environmental,
dated May 2010
• Stage 1 - 2 Archaeological Assessment Archeoworks Inc., dated
November 2009
• Preliminary. Diagrammatic Site Plan prepared by Conseil scolaire de district
du Centre-Sud-Ouest, dated April 29, 2010
6.3 Company Principal
• the owners of the property Chieftan Developments Inc. have entered into an
Agreement of Purchase and Sale with Conseil Scolaire de District due
Centre-Sud-Ouest
• David Brand is the principal of Cheiftan Developments Inc.
• Catherine Gravely of Sorenson Gravely Lowes Planning Associates Inc. is the
authorized agent for Conseil Scolaire de District due Centre-Sud-Quest
ORIGINAL SIGNED By ORIGINAL SIGNMBY
Isa James, MCIP, RPP Ross Pym-, MCIP, RPP
Planner II (Acting) Manager, Development Review
Uld
Attachments
Copy:.Director, Planning & Development
I
r
i
ATTACHMENT # : 3_TO
REPORT # Poc97-/Q Appendix No. I to
24 Information Report No. 09-10
Commenting Residents and Landowners
(1) none received to date
Commenting Agencies
(1) none received to date
Commenting City Departments
(1) none, received to date
r
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i
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i.
ATTACH,v ENT #-Y --TO
HEPOR i # Po a ° Excerpts from
cial o¢~ Joint Planning & Development and
Executive Committee Meeting Minutes
Monday, July 5, 2010 2 5
7:40 pm - Council Chambers
Chair: Councillor Pickles
(II) PART `A'-INFORMATION REPORTS
1. Zoning By-law Amendment - A 5/10
Chieftan Developments Inc. on behalf of
Conseil scolaire de district du Centre-Sud-Quest
Part of 2265 Brock Road
(Part of Lot 18, Concession 2, Part 3 40R-20062)
City of Pickerinq
A public information meeting was held under the Planning Act, for the purpose of
informing the public with respect to the above noted application.
Ross Pym, (Acting) Manager, Development Review gave an outline of the
requirements for a Statutory Meeting under the Planning Act. He 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 Ontario Municipal Board, and may not be
entitled to be added as a party to the hearing unless, in the opinion of the Board,
there are reasonable grounds to do so.
1. James, Planner ll, gave an overview of zoning amendment application A
05/10.
Catherine Gravely, Sorensen Gravely Lowes, and Suzanne Labrecque, Conseil
scolaire de district du Centre-Sud-Quest appeared, in support of the application.
Ms. Gravely provided an overview of the proposed site and outlined the
opportunities available for ecological programming on this site and the
sustainability initiatives.
A question and answer period ensued.
Sylvie Landry, 989 Rambleberry Avenue, and a ,trustee for the Conseil scolaire
de district du Centre-Sud-Ouest, appeared before Committee in support of the
application. Ms. Landry thanked staff and members of Council for their
consideration of this item and hopes to commence construction in a timely
matter.
1
ATTACH1PIt:NT # f TO
26 July 13, 2010 REPORT #
Isa James, Planner II
Planning & Development Department
City of Pickering
One The Esplanade
Pickering ON LIV 6K7
Dear Ms. James:
Re: Zoning Amendment Application A05110
The Regional Applicant: Chieftan Developments Inc. on behalf of Conseil Scolaire
Municipality De District du Centre-Sud-Quest
of Durham Location: 2265 Brock Road
Planning Department North Part Lot 18, Concession 2
Municipality: City of Pickering
605 ROSSLAND ROAD E
4T" FLOOR The Regional Municipality of Durham (The Region) has reviewed the above noted
BOY 623
application and offers the following comments for your consideration.
WHITBY O ON N L1 N 6A3
CANADA
905-668-7711 The purpose of this application is to amend the zoning by-law on the subject. lands to
Fax: 905-666-6208 permit a joint elementary and secondary school with day care facilities. The subject
Email: planning@durham.ca property is currently zoned A - Rural Agricultural and G - Greenbelt-Conservation.
www.durham.ca
Regional Official Plan
A.L. Georgieff, MCIP, RPP
Commissioner of Planning The subject lands are currently designated 'Living Area' with the 'Regional Corridor
overlay in the Durham Region Official Plan (ROP). The ROP states that Living
Areas shall be used predominantly for housing purposes. The ROP also states that
Living Areas shall be developed in a compact form through higher densities and by
intensifying and redeveloping existing areas, particularly along arterial roads.
Regional Corridors shall be planned and developed as mixed-use areas, which
include residential, commercial and service areas with higher densities, supporting
higher.order transit services and pedestrian oriented development.
The ROP states that cultural facilities for such purposes as education shall be
permitted within urban areas. The ROP also states that cultural facilities shall be
directed to locations that are visible and accessible to residents of the Region,
preferably in close proximity to existing and future transit routes.
The ROP states that any proposal for development or site alteration shall
demonstrate that there will be no negative effects on key natural heritage or
hydrologic features or their functions. The northern and eastern portions of the
subject lands are identified as containing a "Key Natural Heritage and/or
Hydrologic Feature", as per Schedule B - Map B1d in the ROP.
A Scoped Environmental Impact Study, prepared by Beacon Environmental and
dated May 2010, was submitted in support of this application. The report identifies
mitigation measures to be conducted to minimize the impact of the development
adjacent to the natural areas surrounding Ganatsekiagon Creek. These measures
include buffers, fencing, compensation, and a restrictive covenant on a portion of the
subject lands. It is suggested that the City of Pickering obtain comments from the
Toronto and Region Conservation Authority regarding the study.
"Service. Excellence The subject property abuts Brock Road (Regional Road 1), which is designated as a
-fo•r Communities" Type 'A' Arterial Road in the ROM Brock Road is also designated as a Transit Spine
100% Post Consumer
ATTACHMENT # S TO
REPORT # PD 2 2 ,1 o
in the Durham ROP. Development adjacent to Transit Spines shall provide for
.complementary higher density uses and buildings oriented towards the street. 27
The proposed amendment is consistent with the Region's policies stated above.
Provincial Policies & Delegated Review Responsibilities
This application has been screened in accordance with the terms of the provincial
plan review responsibilities.
Potential Site Contamination
A Phase. I Environmental Site Assessment (ESA), dated April 29, 2010 and prepared
by Trow Associates Inc, was submitted with this application. The report concluded
that a Phase II ESA is not warranted for the subject site at this time.
Authorization for reliance of the Phase I ESA report by the Region will be
required in accordance with attachment 1. Alternatively, the applicant may
submit a Record of Site Condition (RSC) of a Phase I ESA report to the Ministry
of Environment (MOE). An "Acknowledgement Letter" from the MOE, which
acknowledges. the RSC and indicates the site has not been selected for audit,
shall then be provided to the Region. The provision of submitting either an
authorization letter or an acknowledgment letter is encouraged to be included as
part of a holding symbol, and not removed until such time as the authorization or
acknowledgement letter has been reviewed to the satisfaction of the Region.
Archaeological Potential
A Stage 1 and 2 Archaeological Assessment report, dated November 2009 and
prepared by Archeoworks Inc., was submitted with this application. This report found
no archaeological resources, and has been filed with the Ontario Ministry of Culture
for their review and acceptance. Norbert Stanchly, Archaeology Review Officer with
the Ontario Ministry of Tourism and Culture, in a letter to Archeoworks Inc dated
June 14, 2010, stated that he accepted the above report into the provincial register
of archaeological reports.
Regional Services
Municipal water supply and sanitary sewer service are available to the subject
property. Any requirements of the Region concerning the provision of Regional
services will be addressed at the time of the site plan application.
Durham Region Transit & Transportation
The proposal does not present any significant Durham Region Transit impacts.
The proposed development does not meet the Arterial Road Criteria stipulated in
Section 11.3.3 (Schedule 'E' - Table 'ET) of the ROP which generally permits
private access for Type `A' arterial roads a minimum of 200 metres apart within
urban areas.
The application also does not adhere to school access guidelines stated in the final
draft of the Regional Municipality of Durham - School Site Access and Operation
Guideline document, dated December, 2009 and prepared by Gillen Koerth Inc.
The Regional Works Department, however, can address both of these concerns
during the Site Plan application stage.
ATTACHMENT # 5 TO
REPORT # Pl)~ 7 s /b
2 $ Please contact me at 905-668-4113 ext. 2571 should you have any questions or
require additional information.
Yours tr ly,
+~64"Vannitha Chanthavong, MCIP, RPP
Planner
Current Planning
cc: Regional Works Department-.Pete Castellan
Durham Region Transportation Planning -Amjad Gauhar
Durham Region Transit -Neil Killens
City
111111 ATTACHNIENT #--/,--To
2 9
I I ~;EPOR~ # PD - / d
,PI KERI MEMO'
To: Isa James July 5, 2010
Planner II
From: Darrell Selsky
Supervisor, Engineering & Capital Works
Copy: Richard Holborn
Subject: Zoning Amendment A 05/10 (1st Submission)
2265 Brock Road
Chieftan Developments. Inc. on behalf of Conseil Scolaire de District du Centre-Sud-
Ouest
North Part Lot 18, Concession 2 (40R-20062 Part 3)
File: 0-4030
The site plan review committee of the Municipal Property & Engineering Division for the City of
Pickering has met to review the above noted -request and provide the following comments:
General Comments;
1. Proposed site access onto Brock Road has Region of Durham jurisdiction. A major road
reconstruction project is nearing completion through this site area. After checking the
drawings, the proposed center median stops well north of this area, and should not impact
the site frontage.
2. It is expected that bus / vehicular traffic will be high to service the school. Consideration
should be given to explore the option of joint use easement with the neighbour to the south
(that currently front the signalized intersection at Dellbrook Avenue).
SB.sb
I
ity °0 ATTACHMENT# TO
REPORT#PD a7-io
ii II
PICKERING MEMO
To: Isa James July 28, 2010
Planner II
From: Robert Starr
Manager, Development Control
Copy:. Coordinator, Development Approvals
Subject: Zoning By-law Amendment Application A05/10
Chieftan Developments Inc. on behalf of conseil scolaire de district du Centre-Sud-Ouest
North Part Lot 18, Concession 2 (40R-20062 Part 3)
(2265 Brock Road)
City of Pickering
We have reviewed the documents submitted in support of the Zoning By-law Amendment
Application and provide the following comments:
1. The applicant may be required to enter into a Development Agreement with the City to
address any offsite works such as entrance requirements/restoration, sidewalk installation,
easements, utility relocation, securities, insurance, future access at the Dellbrook
Avenue/Brock Road intersection and any fees.
2. A Draft 40R Plan should be submitted to the City for approval.
3. The following items will need to be addressed with the Site Plan Application:
• A Stormwater Management Report. The report must address quality and quantity
controls. As well, the report should minimize any discharge of stormwater to the
valley & stream corridor. Use of Low Impact Development Stormwater Management
Techniques is expected for this site.
• A grading and drainage plan which indicates that redevelopment of the site can be
completed without adversely affecting the neighbouring properties and without
affecting the adjacent stream corridor to the east of the site.
• A Tree Preservation Plan. The plan must ensure protection of the valley wall.
• Fencing.
• Landscaping on the Brock Road boulevard..
• A Construction Management Plan will be required, during Site Plan review, that
addresses such items as road cleaning, mud/dust control, sedimentation and
ATTACHMENT'®f0
REPORT# PD -2 7 ~ /0
31
erosion control, hours of work, vehicle parking, equipment and material storage, a
spill response plan, etc.
• An Erosion & Sediment Control Plan which clearly shows how the applicant will
ensure that no silt will leave the site. The Erosion & Sediment Control Guidelines for
Urban Construction should be consulted when preparing this plan.
4. The City of Pickering's Fill & Topsoil By-law prohibits soil disturbance, removal or
importation to the.site unless a permit has been issued. No on-site works prior to Site Plan
Approval is permitted without a permit. A copy of the By-law and Permit Application is
attached and should be forwarded to the applicant.
. I
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July 28, 2010 Page 2
Zoning By-law Amendment Application A05/10