HomeMy WebLinkAboutPD 03-12
Report To
Planning & Development Committee
PICKERING Report Number: PD 03-12
Date: February 6, 2012 1
From: Neil Carroll
Director, Planning & Development
Subject: Zoning By-law Amendment Application A 11/11
Jodee Truck Leasing Ltd.
2580 Brock Road
(Part Lot 10, Plan 585)
City of Pickering
Recommendation:
1. That Zoning By-law Amendment Application A 11/11, submitted by Jodee Truck
Leasing Ltd., to permit a four to six storey commercial building on lands being Part
Lot 10, Plan 585 be approved; and
2. Further, that the draft zoning by-law to implement Zoning By-law Amendment
Application A 11/11, as set out in Appendix I to Report PD 03-12, be finalized and
forwarded to City Council for enactment.
Executive Summary: The applicant requests an amendment to the zoning by-law
to permit a four to six storey, 10,500 square metre building containing office, retail,
restaurant and banquet facility uses at 2580 Brock Road (see Location Map and
Applicant's Submitted Plan - Attachments #1 & #2). The 1.0 hectare site is located at
the northwest corner of Brock Road and Dersan Street in the Duffin Heights
Neighbourhood.
The proposed development is consistent with the Duffin Heights Official Plan policies
and Development Guidelines, providing appropriate pedestrian-related uses and
massing along Brock Road and a focal point at the Brock Road/Dersan Street
intersection. Although the submitted plan is conceptual and will require refinement
through site plan approval, the concept plan is sufficient for zoning purposes.
The recommended draft zoning by-law includes building envelope and build-to
provisions, minimum and maximum height provisions reflecting the vision for the Brock
Road Corridor, as well as appropriate parking standards. An "(H)" Holding provision is
recommended to ensure that certain requirements are met prior to development,
including fulfilling financial obligations related to the Duffin Heights Developers Group
cost-sharing agreement, and the signalization of the Brock Road/Dersan Street
intersection, if required. The application is recommended for approval.
Financial Implications: No direct costs to the City are anticipated as a result of the
recommendations of this report.
Report PD 03-12 February 6, 2012
Subject: Jodee Truck Leasing Ltd (A 11/11) Page 2
02
1.0 Background:
1.1 Property Description
The subject lands are located at the northwest corner of Brock Road and Dersan
Street in the Duffin Heights Neighbourhood and are approximately 1.0 hectare in
area (see Location Map - Attachment #1). The site currently supports a one
storey detached dwelling and several structures associated with the truck leasing
company. The westerly portion of the property is subject to a Hydro One
easement accommodating overhead high voltage transmission lines.
Surrounding lands include the Devi Mandir Hindu Cultural Centre to the north,
future development lands across Dersan Street to the south, a Regional water
booster pumping station and a proposed local road to the west, and a Mattamy
sales centre and future development lands across Brock Road to the east.
A number of residential plans of subdivisions on both sides of Brock Road have
received draft approval and are proceeding towards registration. The occupancy
of the first houses in the neighbourhood has occurred in the Mattamy subdivision
to the east of the subject property.
1.2 Applicant's Proposal
The proposal is a four to six storey mixed-use building with retail on the ground
and second floors, office uses on the third through fifth floors, and
restaurant/banquet facility uses on the sixth floor (see Applicant's Submitted Plan
and Building Elevations - Attachments #2 & #3). Approximately 10,500 square
metres of floor space is shown on the concept plan, including retail space in a
basement level. The building is sited in close proximity to both Brock Road and
Dersan Street. Driveway access is proposed from Dersan Street. Surface, deck
and underground parking are proposed to the north and west of the proposed
building.
2.0 Comments Received:
2.1 At the May 9, 2011 Public Information Meeting
No members of the public spoke in support or in opposition to the application at
the public meeting (see Meeting Minutes - Attachment #4).
2.2 City Department and Agency Comments
Region of Durham . the proposed uses are permitted within the Living Areas
Planning (Regional Corridor) designation in the Regional Official
Department Plan
• a Record of Site Condition must be filed
Report PD 03-12 February 6, 2012
Subject: Jodee Truck Leasing Ltd (A 11 /11) Page 3
03
Region of Durham • sanitary sewers and water supply will be available through
Planning an agreement between the Duffin Heights Landowners
Department Group and the Region of Durham
(continued) • the proposed access location from Dersan Street is
acceptable; no direct access will be permitted to Brock Road
• the proposed development appears to be consistent with
the Long Term Transit Strategy Study and the Transit
Oriented Development required along this portion of
Brock Road to ensure the viability of higher order transit
(see Attachment #5)
Engineering requirement for submission of a traffic impact study and
Services Division other specific requirements related to site plan approval
(see Attachment #6)
Development a functional servicing report, prepared in conformity with
Control the Duffin Heights Master Environmental Servicing Plan
will be required at the site plan approval stage
• the owner will be required to comply with the Duffin
Heights Cost Sharing Agreement (see.Attachment #7)
2.3 Other Comments
The Duffin Heights Landowners Group has requested that the City require, as a
condition of approval, that the owner become a party to the Duffin Heights
Landowners Group Cost Sharing Agreement, or provide a clearance from the
Landowners Group that they have paid their proportional share of the shared costs
identified in the Cost Sharing Agreement (see Attachment #8).
3.0 Discussion:
3.1 The proposed uses and built form are supportable and comply with the
Official Plan
The subject lands are designated "Mixed-Use Areas - Mixed Corridors" in the
Official Plan within the Duffin Heights Neighbourhood. The "Mixed Corridor"
designation is intended primarily for residential, retail, community, cultural and
recreational uses at a scale serving the community. The designation provides for
residential development at a density of over 30 units up to and including 140
units per net hectare, and a maximum floor space index (FSI) (total gross floor
area divided by lot area) of 2.5. The proposed development has a proposed FSI
of approximately 1.0. The Duffin Heights Neighbourhood policies for the Mixed
Corridor designation require new developments to provide a strong and
identifiable urban image by establishing buildings closer to the street, providing
safe and convenient pedestrian access, and requiring all buildings to be multi-
storey. This location is identified as a focal point in the Neighbourhood Plan,
which requires a minimum of three functional storeys with a four storey massing.
Drive-through facilities are not permitted.
i
l
Report PD 03-12 February 6, 2012
Subject: Jodee Truck Leasing Ltd (A 11/11) Page 4
04
The proposed four to six storey building with mixed commercial uses is
consistent with the Official Plan policies for this site.
3.2 The proposed development is consistent with the Development Guidelines
for the Duffin Heights Neighbourhood
The Duffin Heights Neighbourhood Development Guidelines (NDG) envision
higher density, higher multi-storey and mixed-use buildings with a high level of
architectural quality along this portion of the Brock Road Corridor. The Brock
Road/Dersan Street intersection is identified as a focal point requiring the
creation of prominent images through the use of appropriate building heights,
massing, architectural features and landscaping (see Duffin Heights Tertiary Plan
Attachment #9). At corner locations such as this one, buildings shall have a
minimum four storey massing and should contain the street by having their front
walls parallel and close to the street. A minimum of 60 percent of the length of
the lot frontage should be occupied by a building.
The proposed siting of the building at the southeast corner of the property
provides a strong focal feature at this important intersection, and provides a
strong pedestrian-oriented urban edge along Brock Road and Dersan Street.
The proposed building occupies the entire frontage along Brock Road. A high
level of architectural design will be required through site plan approval. The
proposed zoning by-law attached as Appendix I includes building envelope and
build-to provisions and minimum height provisions equivalent to a four storey
massing consistent with the Guidelines.
3.3 Signalization of Brock Road/Dersan Street intersection should occur prior to
development
It is expected that Brock Road and Dersan Street will accommodate the traffic
volumes generated from the development. A traffic impact study will be required
as part of site plan approval to identify any required intersection improvements and
to confirm on-site circulation.
Although signalization of the Brock Road/Dersan Street intersection is anticipated
later in 2012, staff recommend that an "(H)" Holding provision be included in the
zoning by-law to ensure signals are in place prior to a building permit being
issued.
3.4 Parking provisions reflect a blended rate for multi-use buildings
The concept plan provides for a total of 349 parking spaces on site for the
approximately 10,500 square metres of proposed floor area. The majority of the
spaces (292) are provided in a two-level parking structure west of the building,
within the portion of the lands subject to the Hydro One easement. The
remainder of the spaces are provided as surface parking (28 spaces) and
underground parking (28 spaces).
Report PD 03-12 February 6, 2012
Subject: Jodee Truck Leasing Ltd (A 11/11) Page 5
05
The 349 proposed spaces provide parking at a rate of approximately 3.3 spaces
per 100 square metres. Although a parking justification study has been submitted
to support the 3.3 spaces per 100 square metres rate based on a blended rate
approach, staff recommend a higher rate of 4.0 spaces per 100 square metres of
gross leasable floor area consistent with recently approved mixed
retail/office/restaurant development along Brock Road in Duffins Precinct.
Restaurants and banquet facilities generally generate a higher parking demand
than office or retail space. The blended 4.0 spaces per 100 square metres rate
has been applied elsewhere where the total restaurant floor space in a
development does not exceed 500 square metres. To recognize the higher
parking demand generated by the proposed 1,100 square metre
restaurant/banquet facility on the sixth floor, staff recommend that a higher
parking rate of 10 spaces per 100 square metres be applied for the portion of
restaurant or banquet facility uses that exceed a total aggregate of 500 square
metres on the site.
Although the number and location of the parking spaces will be confirmed
through site plan approval, it is noted that the proposed number of spaces may
not be achievable without substantially increasing the size of the underground
parking structure. As mentioned, the majority of the proposed parking is within a
two-level structure on a portion of the site subject to a Hydro easement. The
easement in favour of Hydro One permits surface parking, however Hydro One
has not yet confirmed whether structured parking would be permitted. They have
indicated that comments regarding structured parking would be provided through
site plan approval, taking into consideration the need to maintain access to the
overhead transmission lines. If the second level of parking on the parking
structure cannot be provided, the total number of parking spaces available on the
site would be substantially reduced. The parking requirements could be met
through a reduction in the total floor area, an adjustment of the mix of uses, the
provision of additional underground parking, or a combination of all three.
Although the concept as shown will need to be revised to accommodate required
parking, staff support the zoning of the lands in accordance with the vision for
this portion of the Brock Road corridor.
3.5 Site details to be addressed through site plan approval
The concept plan is generally consistent with the Duffin Heights Development
Guidelines but will require refining through site plan approval. All site
development matters concerning the City will be more thoroughly addressed
through the site plan approval process, which will review items such as, but not
limited to, building massing, elevations, fagade treatments, lighting, accessibility,
on-site parking, site access, landscape buffers, and landscaping including
identification of any specific trees to be retained and the number and spacing of
trees to be planted.
Report PD 03-12 February 6, 2012
Subject: Jodee Truck Leasing Ltd (A 11/11) Page 6
06
3.6 Sustainability Implications have been reviewed
Staffs review of the application against the City of Pickering Draft Sustainable
Development Guidelines resulted in a score that achieved the minimum Level 1
requirements for Guideline #2 (Plan of Subdivision, Site Plan, Rezoning and
Building Permit Guidelines). It is an infill project that provides the opportunity to
redevelop lands in a form that represents an appropriate intensification of the site
and takes advantage of existing infrastructure within the City's urban area.
Specific sustainability features include:
• provision of mixed use - commercial retail/office uses to provide diversity
• project adjacent to a Regional Transportation Spine
• intensification/utilization of an under-developed property within the existing
municipal built boundary
• reduction of reliance on the automobile
• enhanced pedestrian environment
The applicant's conceptual site plan incorporates these elements. In addition,
there will be an opportunity to improve this rating as additional sustainability
measures become available through site plan review and detailed building
design.
3.7 A site-specific amendment to Zoning By-law 3037 should be enacted
Staff supports the rezoning application and recommends that the draft
site-specific implementing by-law attached as Appendix I to Report PD 03-12 be
approved.
The proposed by-law provides for:
• a mix of commercial uses, including office, retail, personal service, restaurant
and banquet facility uses
• a minimum building height of three functional storeys and four-storey massing,
and a maximum height of six storeys
• building envelope and build-to zone provisions directing building siting in close
proximity to the intersection of Brock Road and Dersan Street
• a maximum total gross leasable floor area of all uses
• the prohibition of drive-through facilities; and
• parking requirements of 4.0 spaces per 100 square metres of all permitted
uses, with a higher rate for restaurant or banquet facility uses that exceed an
aggregate total floor space of 500 square metres
Report PD 03-12 February 6, 2012
Subject: Jodee Truck Leasing Ltd (A 11/11) Page 7
07
An "(H)" Holding symbol is proposed in order to ensure the following
requirements are addressed:
filing of a Record of Site Condition to the satisfaction of the Region
signalization of the Brock Road/Dersan Street intersection to the satisfaction of
the City and the Region, and
• a development/site plan agreement requiring, among other things, payment of
a proportionate share of the shared costs identified in the Duffin Heights
Landowners Group Cost Sharing Agreement
4.0 Applicant's Comments:
The applicant is aware of the recommendations of the report.
Appendix:
Appendix I: Draft Zoning By-law
Attachments:
1. Location Map
2. Applicant's Submitted Plan
3. Building Elevations
4. Minutes from September 6, 2011 Statutory Public Information Meeting
5. Agency Comments - Region of Durham Planning Department
6. City Comments - Engineering Services Division
7. City Comments - Development Control
8. Other Comments - Duffin Heights Landowners Group Inc.
9. Tertiary Plan - Duffin Heights Neighbourhood
Report PD 03-12 February 6, 2012
Subject: Jodee Truck Leasing Ltd (A 11 /11) Page 8
Prepared By: Approved/Endorsed By:
Isa Jam CIP, RPP Neil Carroll, PP
Planners, Director, PI & Development
~ti tQ LdMKA
Marg Wouters, MCIP, RPP
Manager, Development Review
& Urban Design
IJ:ld
Recommended for the consideration
of Pickerin City C uncil
Z51 z0
Tony Prevedel, P.Eng.
Chief Administrative Officer
09
Appendix I to
Report PD 03-12
Draft Zoning By-law
Amendment Application A 11/11
The Corporatio Ftrof Pickering
By o. xxxx/12
Being a By-law to amend Restricted Area (Zoning) By-law 3037,
as amended, to implement the Official Plan of the City of
Pickering, Region of Durham in Part of Lot 10, Plan 585, in
the City of Pickering. (A 11/11)
Whereas the Council of The Corporation of the City of Pickering deems it desirable to
permit a mixed use development for commercial retail and office uses on the subject
lands, being Part of Lot 10, Plan 585, in the City of Pickering; .
And whereas an amendment to By-law 3037, as amended, is therefore deemed
necessary;
Now therefore the Council of The Corporation of the City of Pickering hereby enacts as
follows:
1. Schedules I and II
Schedules I and II attached hereto with notations and references shown thereon
are hereby declared to be part of this By-law.
2. Area Restricted
The provisions of this By-law shall only apply to those lands in Part of Lot 10,
Plan 585, City of Pickering, designated "MU-23", on Schedule I attached hereto.
3. Definitions
In this By-law,
(1) "Adult Entertainment Parlour" shall mean a building or part of a building in
which is provided, in pursuance of a trade, calling, business or occupation,
services appealing to or designed to appeal to erotic or sexual appetites or
inclinations;
(2) "Banquet Facility" shall mean a building or part of a building used for the
purposes of catering to banquets, weddings, receptions, or similar
functions for which food and beverages are prepared and served on the
premises but shall not include a restaurant;
(3) "Body Rub Parlour includes any premises or part thereof where a body
rub is performed, offered or solicited in pursuance of a trade, calling,
business or occupation, but does not include any premises or part thereof
where the body rubs performed are for the purpose of medical or
therapeutic treatment and are performed or offered by persons otherwise
duly qualified, licensed or registered so to do under the laws of the
Province of Ontario;
I
By-law 12 Page 2
a
' `(4) "Build-to-zone" shall mean an area of land in which all or part of a building
elevation of one or more buildings is to be located;
(6) "Business Office" shall mean a building or part of a building in which the
management or direction of a business, a public or private agency, a
brokerage or a labour or fraternal organization is carried on and which
may include a telegraph office, a data processing establishment, a
newspaper publishing office, the premises of a real estate or insurance
agent, or a radio or television broadcasting station and related studios or
theatres, but shall not include a retail store;
(6) "Commercial Club" shall mean an athletic or recreational club operated for
gain or profit and having public or private membership, but shall not
include an adult entertainment parlour;
(7) "Commercial Music School" shall mean a school which is operated for
gain or profit and contains the studio of a music teacher;
(8) "Commercial School" shall mean a school which is operated for gain or
profit and may include the studio of a dancing teacher, or an art school, a
golf school or any other such school operated for gain or profit, but shall
not include any other school defined herein;
(9) "Convenience Store" shall mean a retail store in which food, drugs,
periodicals or similar items of day-to-day household necessities are kept
for retail sale primarily to residents of, or persons employed in, the
immediate neighbourhood;
(10) "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;
(11) "Drug Store" shall mean a building or part of a building in which
pharmaceutical prescriptions are compounded and dispensed to the
public, and where medicine, medical supplies and associated
merchandise, confectionary items, cosmetics, toiletries, periodicals, or
similar items of day-to-day household necessity are stored, displayed and
offered for retail sale;
(12) "Dry Cleaning Depot" shall mean a building or part of a building used for
the purpose of receiving articles, goods, or fabrics to be subjected to dry
cleaning and related processes elsewhere, and of distributing articles,
goods or fabrics which have been subjected to any such processes;
(13) "Financial Institution" shall mean a building or. part of a building in which
money is deposited, kept, lent or exchanged;
By-la xx/12 Page 3
(14) "Food Store" shall mean a building or part of a building in which food,
produce, and other items or merchandise of day-to-day household
necessity are stored, offered or kept for retail sale to the public;
(15) "Gross Leasable Floor Area" shall mean the aggregate of the floor areas
of all storeys above or below established grade, designed for owner or
tenant occupancy or exclusive use only, but excluding storage areas
below established grade;
(16) "Laundromat" shall mean a self-serve clothes washing establishment
containing washing, drying, ironing, finishing or other incidental equipment;
(17) "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 group of buildings, as the
case may be, together with any accessory buildings or structures, or a
public park or open space area, regardless of whether or not such lot
constitutes the whole of a lot or block on a registered plan of subdivision;
(18) "Personal Service Shop" shall mean an establishment in which a personal
service is performed and which may include a barber shop, a beauty
salon, a shoe repair shop, a tailor or dressmaking shop or a photographic
studio, but shall not include a body-rub parlour as defined in the Municipal
Act, R. S. 0. 1980, Chapter 302, as amended from time-to-time, or any
successor thereto;
(19) "Professional Office" shall mean a building or part of a building in which
medical, legal or other professional service is performed or consultation
given, and which may include a clinic, the offices of an architect, a
chartered accountant, an engineer, a lawyer or a physician, but shall not
include a body-rub parlour as defined in the Municipal Act, R.S.O. 1980,
Chapter 302, as amended from time-to-time, or any successor thereto;
(20) "Restaurant - Type A" shall mean a building or part of a building where
food is prepared and offered or kept for retail sale to the public for
immediate consumption on the premises or off the premises, or both, but
shall not include an adult entertainment parlour as defined herein;
(21) "Retail Store" shall mean a building or part of a building in which goods;
wares, merchandise, substances, articles or things are stored, kept and
offered for retail sale to the public;
(22) "Storey" shall mean that portion of a building other than a basement, cellar
or attic, included between the surface of any floor and the surface of the
floor, roof deck or ridge next above it;
(23) "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.
I
i
By-law 1 Page 4 J
4. Vro"vi'sio'ns ("MU-23" Zone)
(1) Uses Permitted ("MU-23" Zone)
(a) No person shall within the lands designated "MU-23" on Schedule I
attached hereto, use any lot or erect, alter, or use any building or
structure for any purpose except the following:
(i) banquet facility;
(ii) business office;
(iii) convenience store;
(iv) commercial club;
(v) commercial music school;
(vi) commercial school;
(vii) day nursery;
(viii) drug store;
(ix) dry cleaning depot;
(x) financial institution;
(xi) food store;
(xii) Laundromat;
(xiii) personal service shop;
(xiv) professional office;
(xv) restaurant - type A;
(xvi) retail store;
(2) Zone Requirements ("MU-23" Zone)
No person shall within the lands designated "MU-23" on Schedule I
attached hereto, use any lot or erect, alter, or use any building except in
accordance with the following provisions:
(a) Building Location and Setbacks:
(i) Buildings and structures shall be located entirely within the
building envelope shown on Schedule II attached hereto;
(ii) No building, part of a building, or structure shall be erected
unless a minimum of 90 percent of the length of the build-to-zone
along the Brock Road frontage, and a minimum of 60 percent of
the length of the build-to-zone along Dersan Street as illustrated
on Schedule II attached hereto, contains a building or part of a
building;
(iii) Notwithstanding Section 4(2)(a)(i) above, below grade parking
structures shall be permitted beyond the limits of the building
envelope identified on Schedule II attached hereto, but no closer
than 0.5 metres from the limits of the lands;
By-law Page 5
1
(b). Building Height and Functional Floors:
Minimum 3 Storeys and 14.0 metres
Maximum 6 Storeys and 20.0 metres
(c) Floor Space Areas:
(i) The maximum gross leasable floor area for all uses shall be
10,000 square metres;
(ii) The maximum gross leasable floor area for any individual
convenience store, food store, drug store, or retail store shall
be 500 square metres;
(iii) The aggregate of the gross leasable floor area of medical
professional offices shall not exceed 50 percent of the
maximum permitted gross leasable floor area; and
(iv) A maximum of one banquet facility is permitted with a maximum
of 1,100 square metres of gross leasable floor area.
(d) Parking Requirements:
(i) There shall be provided and maintained a minimum of 4.0 parking
spaces per 100 square metres of gross leasable floor area for
all permitted uses listed in Section 4(1) of this By-law;
(ii) Notwithstanding Section 4(2)(d)(i) above, there shall be
provided and maintained a minimum of 10 parking spaces per
100 square metres of gross leasable floor area for any
restaurant or banquet facility floor area that exceeds a total
aggegrate gross leasable area of 500 square metres in the
building;
(iii) Parking shall be provided at grade, in a below grade structure,
in an above grade structure or any combination thereof;
(iv) All entrances and exits to parking areas and all parking areas
shall be surfaced with brick, asphalt or concrete, or any
combination thereof;
(v) At grade parking lots and driving aisles shall be permitted no
closer than 1.5 metres from the north and west limits of the
property, and 3.0 metres from any road;
(vi) Buildings are permitted only within Building Envelope 'A'
identified on Schedule II attached hereto, with the exception of
parking structures which are also permitted within Building
Envelope 'B';
I
By-law 1 Page 6 1 5
(vii) Clauses 5.21.2(a), 5.21.2(b), 5.21.2(e), 5.21.2(f), 5.21.2(g), and
5.21.2(k) of By-law 3037, as amended, shall not apply to lands
designated "MU-23", on Schedule I attached hereto.
(e) Special Regulations
(i) Drive-through facilities are not permitted on lands designated
"M U-23";
(ii) Despite Section 4(2)(a)(i) of this By-law, outdoor patios associated
with a restaurant - type A are permitted to encroach beyond the
building envelope identified on Schedule II of this By-law;
(iii) Despite Section 4(2)(a)(i) of this By-law, covered walkways with
supporting structures, are permitted to encroach beyond the
building envelope as identified on Schedule II of this By-law;
(iv) Despite Section 4(2)(f)(iii) outdoor patios associated with a
restaurant - type A are not considered to be gross leasable floor
area;
(v) Despite Section 4(2)(c)(ii) gross leasable floor area excludes
parking structures;
(vi) Despite Section 4(2)(b), the minimum building height '
requirement does not apply to parking structures.
5. Provisions ("(H) MU-23" Zone)
(1) Uses Permitted ("(H) MU-23" Zone)
Until such time as the "(H)" Holding Provision is lifted, the lands shall not
be used for any purpose other than any use as permitted by the Section 7
provisions of Rural Agricultural Zone "A" of Zoning By-law 3037.
(2) Removal of the "(H)" Holding Symbol
The "(H)" Holding Symbol shall not be removed from the "MU-23" zone
until the completion of the following:
(a) Execution of a Development Agreement with the City of Pickering
including provisions that all the requirements for the development of
the lands have been complied with, including but not limited to,
environmental and engineering requirements, signalization of the
Brock Road/Dersan Street intersection if required, confirmation from
Hydro One regarding permitted uses within the portion of the lands
subject to a Hydro One easement, site access, off-site works, vehicle
parking, lighting, landscaping, stormwater management, phasing of
construction, easements and all financial matters including the
requirements of the Duffin Heights Landowners Group Cost Sharing
Agreement; and
By-law No. xxxx/12 Page 7
16
(b) Appropriate arrangements have been made to the satisfaction of the
Region of Durham for the provision of environmental and engineering
requirements.
6. By-law 3037
By-law 3037, as amended, is hereby further amended only to the extent
necessary to give effect to the provisions of this By-law as it applies to the area
set out in Schedule I attached hereto. Definitions and subject matter not
specifically dealt with in this By-law shall be governed by relevant provisions of
By-law 3037, as amended.
7. 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 ,
2012.
David Ryan, Mayor
Debbie Shields, City Clerk
Q
O
I ~
I Y
0
/ m
F (H)M6-23
46N 585 LOT 10
j ~
DERSAN STREET
/
/I
/ I
I
I
I
I
I
N
SCHEDULE I TO BY-LAW
PASSED THIS
DAY OF : 12
MAYOR -ago
99Ar T
CLERK
- I
/ i
/
O
ct~
I U
O
ry
i
m
2.5m
3.Om
i/
i ~a~o N ~ 3
3
3 3
-
L,
50, M
DERSAN STREET
/
i
/ I
/ I
I
I
I
I
® BUILD-TO-ZONE
BUILDI-NG ENVELOPE 'A'
N
BUILDING ENVELOPE 'B'
SCHEDULE
PASSED THI
DAY OF 2012
MAYOR
VRAF-1
CLERK
ATTACHMENT # i TO
REPORT # PO d3-12
°
a
O
TV
LIAIRiS VE
FF w A A I-_ z PA
° > g
a ~
O ° z
z
z z HAYDEN LANE
--I Y
J U
~ a
INDU CULTURAL C NTR LLOW
a
_J
LIATRIS DRIVE
DERSAN STREET
SUBJECT
PROPERTY
-
Y
U
O
Cr_
M
I
U
City of Pickering Planning & Development Department
PROPERTY DESCRIPTION Part of Lot 10, Plan 585
OWNER Jodee Truck Leasing Ltd. DATE Aug 3, 2011 DRAWN BY JB
FILE No. All/ill SCALE 1:5,000 CHECKED BY IJ N
e a ources:
e Terenet Entsrprl••• Ine. and Its •,ppll•n. All r1Qht• R•••sd. Not o plan of •urv•,,. PN-15
e 2005 MPAC and Its • liero. NI rl hts Reserved. Not a Ian o/ Surve
i
ATTACHMENT TO
( REPORT # PD_ ~3`la
Information Compiled from Applicant's
Submitted Plan
A 11/11
Jodee Truck Leasing Limited
I
O
tl ~
I s_ N
/OBOU UV&LPARONa--_
o to . $ 1 U
i s p
- -
► z
o
/ i ~ V; i m
/ Al
i
DERSAN STREET
~I
1V'
This map was produced by the City of Pickering Planning & Development Department,
Planning Information Services Mapping and Design, August 3, 2011.
ATTACHMENT # 3 TO 21
REPORT # PD__ o3-IQ~
Information Compiled from Applicant's
Submitted Plan
A 11/11
Jodee Truck Leasing Limited
7,580 BROCK ROAD JODEE COMMERCIAL CENTRE
li
L
• I
j.i~
i ~ I, I z
:
I I I
I I
_ i
DESRSAN STREET ELEVATION
SOUTH ELEVATION
!
.
i I
pl I 1, ( I ~
I.
i
I
,
ILI F1
NORTH ELEVATION
'I I
'I
if
;P
I ! I
WEST ELEVATION
BROCK ROAD ELEVATION
EAST ELEVATION
This map was produced by the City of Pickering Planning & Development Department,
Planning Information Services Mapping and Design, August 3, 2011.
ATTACHMENT TO
jitq #
o~ REPORT PD oLI-9 Planning & Development
Committee Meeting Minutes
pil Tuesday, September 6, 2011
7:30 pm - Council Chambers
Chair: Councillor Ashe
1. Zoning Amendment Application A 11/11
Jodee Truck Leasing Ltd.
2580 Brock Road
(Part of Lot 10, Plan 585), City of Pickering
A public information meeting was held under the Planning Act, for the purpose of
informing the public with respect to the above noted application.
Marg Wouters, Manager, Development Review & Urban Design, provided an
overview of zoning amendment application A 11/11.
V. Sookar, President, Universal Group appeared before the Committee in
support of the application and to answer any questions.
No members of the public spoke in support or opposition to the application.
1
ATTACHMENT #.°:TO
REPOR1 # PD n 3' 1~ 7~
A
August 26, 2011
Isa James, MCIP, RPP
Planner II
e Planning & Development Department
City of Pickering 0 TPi
PUANNN S E i~
One The Esplanade
Pickering, ON L1V 6K7
The Regional Dear Ms. James
Municipality
of Durham Re: Zoning Amendment Application A 11/11
Planning and Economic Applicant: . Jodee Truck Leasing Ltd.
Development Department Location: 2580 Brock Road
Planning Division Part of Lot 10, Plan 585
605 ROSSLAND RD. E Municipality: City of Pickering
E.
4," FLOOR
'10 BOX 623 The Region has reviewed the above noted application and offers the
VHITBY ON L1 N 6A3 following comments for your consideration.
CANADA
905-668-7711
- 2
1-800-372-11
Fax: 905-666666- The purpose of this application is to rezone the property to permit the
6208
ax:90
Email: plan ning@durham.ca development of a six (6) storey commercial/retail building.
www.durham.ca Regional Official Plan
A.L. Georgieff, MCIP, RPP
Commissioner of Planning The subject lands are currently designated 'Living Areas' with. the `Regional
and Economic Development Corridor' overlay in the Durham Region Official Plan (ROP), Corridors are
to be planned and developed as mixed-use areas, which include residential,
commercial, and service areas with higher densities. The proposed
development, which includes-a-mix of office, retail and restaurant uses is in
conformity with the policies of the ROP..
Provincial Policies & Delegated Review Responsibilities
This application .has been screened in. accordance with the terms of the
provincial plan review responsibilities.
Growth Plan for the Greater Golden Horseshoe (GPGGH)
The subject lands are within the "Built-up Area" of the GPGGH. The
GPGGH includes policies to direct development to settlement areas, and
provides direction for intensification targets within the Built-up Area. This
application generally conforms to the GPGGH.
"Service Ex-60ence
.w-
for <nur Communities"
r
100%. Post Consumer 1
ATTACHMENT # 5 TO
2 4 REPORT # PD 0 3-10
Potential Site Contamination
A Phase 1 and Limited Phase 2 Environmental Site Assessment prepared
by V.A. Wood Associates Limited has been submitted in support of the
application. The report indicates that chemical analysis of soil samples was
undertake to identify any potential contamination. Chemical analysis is
consistent with a Phase 2 ESA. In accordance with Regional Council
adopted procedures a Record of Site Condition must be filed.
Regional Servicing
Municipal sanitary sewer servicing and water supply will be available to the
subject property through an agreement between the Duffin Heights
Landowners Group and the Region of Durham. The applicant will be
responsible for payment of the new service connections. The cost of the
services will be provided at the time of-site plan application. The proposed
access configuration is acceptable as shown on the submitted plan; no
direct access will be permitted to Brock Road. Additional comments will be
provided through the subsequent site plan application.
Durham Region Transit
Brock Road is designated as a Transit Spine in the Regional Official Plan.
The portion of Brock Road south of Highway 7 has also been designated as
a Bus Rapid Transit corridor as part of the Long Term Transit Strategy
Study (LTTS). The proposed mixed use development appears to be
consistent with the LTTS and the Transit Oriented Development (TOD)
required along Brock Road to ensure the viability of higher-order transit. We
request that the applicant refer to the TOD guidelines that were developed
as part of the LTTS for further guidance_ (available on the Regional website).
Please do not hesitate to contact the undersigned should you have any
questions or comments.
Yours truly,
Brad Anderson, MCIP, RPP
Planning Analyst
cc: Regional Works Department -Pete Castellan
Durham Region Transit Department - Martin Ward
Durham Region Transportation Planning - Amjad Gauhar
2
ATTACHMENT # TO
REPORT # PD o3-~02 25
0-0
PICKERING Memo
1811 BICENTENNIAL 2011
To: Isa James August 15, 2011
Planner II
From: Darrell Selsky
Supervisor, Engineering & Capital Works
Copy: Division Head, Engineering Services
Subject: Zoning Amendment Application A 11/11
2580 Brock Road
(Part of Lot 10, Plan 585)
City of Pickering
The Development Review Team (comprised of both the Engineering Services and Operations &
Facilities Divisions) has met. to review the above noted request and have provided the following
comments.
General Comments
1. Turning radius on fire route. does not appear to comply with the requirements of the Ontario
Building Code - revise and provide dimensions.
Traffic Comments
1. Please provide traffic impact study.
Landscape Comments
1. Please provide landscape area (minimum 1.5m) along west side of proposed.parking area.
2. Sidewalks around the building, particularly in front of the entrances need to be wider than
1.5 m to provide adequate space for pedestrians and other site amenities such as benches
and waste receptacles.
SB:mh
ATTACHMENT # To
REPORT # PD D3-lob
2 6
DICKERING
Memo
1811 BICENTENNIAL 2011
To: Isa James September 21,.2011
Planner II
From: Robert Starr
Manager, Development Control
Copy: Coordinator, Development Approvals
Inspector, Development Control
Subject: Zoning Amendment Application A11/11
2580 Brock Road
(Part of Lot 10, Plan 585)
City of Pickering
We have reviewed the above-mentioned application and our comments are as follows:
1. This development must comply with the Duffin Heights Master Environmental Servicing
Plan (MESP).
2. This development must•comply with the Duffin Heights Cost Sharing Agreement.
3. A Functional Servicing Report will be required. The report must comply with the Duffin
Heights MESP.
RS/Imc
1ARe-zoning ApplicalionMA11-11 - 2580 Brock (Jodee Trucking)%Comments -September 2011.doc
ATTACHMENT TO
REPORT # PD 63-),9
Duffin Heights Landowners Group Inc. ? 7
41 - 110 Scotia Court
Whitby; ON L1 N 8Y7
(905) 686-6402
((F{f- Fa"~~,
September 6, 2011
SEI 0 7 0 1
The Corporation of the City of. Pickering C'rT 0, uiNG
PLANNING L~ DEVEf OPT ENT
Pickering Civic Complex
One The. Esplanade
Pickering, ON
L1 V 6K7
Attention: Mr. I. James
Planner II
Dear Sir:
Re: Notice of Public Meeting
Jodee Truck Leasing Ltd.
2580 Brock Road
(Part Lot 10, Plan 585)
We have received notification of the Public Meeting to be held on the evening of Tuesday,
September 6, 2011, for the above noted application.
This will serve as notification that the application will benefit from both City and Regional
community services that are the subject of the Duffin Heights Landowners Group Cost Sharing
Agreement (DHCSA).
In accordance with section 11.17 (P) of the Pickering Official Plan (Duffin Heights
Neighbourhood Policies), City Council shall:
(p) require, as a condition of site plan, subdivision or any other development approval
that landowners: .
(iii) Become a party to the cost sharing agreement for Duffin Heights or receive an
acknowledgement from the Trustee of the Duffin Heights Landowners Group
Inc. that the benefitting landowner has made satisfactory arrangements to pay
its proportion of the shared development cost.
This will confirm that as of the date of this correspondence, Jodee Truck Leasing Ltd. is not a
signatory to the DHCSA nor have they approached the Duffin Heights Landowners Group to.
determine the benefitting proportionate cost of the community items covered in the DHCSA.
Page 11
28 Ce 71-T ATTACHMENT # $ TO Duffin Heights Landowners Group Inc.
REPORT # PD
The Corporation of the City of Pickering
Mr. I. James
September 6, 2011
Please provide written confirmation that if the above noted application is approved by Council,
as may be amended at Council's discretion, the application will be subject to the noted Official
Plan condition.
Please also consider this letter as our request to be circulated on any amendments to the
application, as well as any additional notices including any notice of decisions.
Yours truly,
Michael W. McAllister, CGA ,
As Trustee for
DUFFIN HEIGHTS LANDOWNERS GROUP INC.
MWM/br
cc: City of Pickering, Attn: Mayor and Members of Council
City of Pickering, Attn: Mr. T. Prevedel
City of Pickering, Attn: Mr. N. Carroll
City of Pickering, Attn: Ms. D. Shields
DHLG
Davies Howe Partners, LLP, Attn: Mr. D. Steinberg
Page 2
ATTACHMENT TO 2 9
REPORT # PD----0,3-/,a
i o P18 n,-~,Duffin Hbig'hts i ii iii
_ -I I TAUNTON RW
p,tb ti I
♦ ♦
NO, +
4 iiz~*~ GOU E
/ / it ♦ t ♦ . a ♦ _
J/~~~~ ♦tt~++~♦+~f~ ~,_rT I'E pis ~ F 'T r }
c
.
c F/ ♦++~++~j
CEWErERY
11 /75,
♦
r "M!
7
` 701,71
-0
coo
r 'A..
. ! 5
P
r
Clgr of Pk*Wrig Plariniri & 0owdopmem Dap®rtment
TERTlAPLAN - DUFFIN HEIQHT8 NEI0HBQURHQOD
c 4WIDEIME BOUNDARY [e-,
FUTURE R>a40B FUT%EYQiT POND
EXKMNC ROADS BRUCK ROAD 67REE19CJ4PE FUTURE NEIGHBOLRHOOD
d ..:s J PARK
v- =F CiNjxw EYPLOYYEgT FUTURE FflG4L Pt)INTS SCHOOL EI}iE]VTARY 1 DrUO SCALE ~D 102 11130
608
.r~.
6 + 1ABLELWIO FOREST FUTURE Q"I"I`f
U F~~A LILLAS~ GREEN FaouTY
T06V1 ou Mn rr h n v,d iwti~y r rtnrna on Z0pvr4 IZ.d 1
40