HomeMy WebLinkAboutPublic Information Report PD 07-12 City 00 Information Report
_� Report Number: 07-12
;a _ u `' For Public Information Meeting of
PICKERING Date: September 4, 2012
01
In Accordance with the Public Meeting Requirements
of the Planning Act, R.S.O. 1990, chapter P.13
Subject: Official Plan Amendment Application OPA 12-001/P
Zoning By-law Amendment Application A 1/12
Cambridge Centre Village Inc.
1473, 1475 & 1485 Whites Road
(Part of Lot 29, Range 3 B.F. C.
Part Lots 1, 2, 3, Registered Plan 456)
City of Pickering
1.0 Property Location and Description
• the subject property is located on the east side of Whites Road north of
Kingston Road, and opposite Dunfair Street
• a property location map is provided for reference (see Location
Map - Attachment#1)
• the subject property is approximately 1.09 hectares in area (an 8.5 metre
wide Regional road widening will reduce the property to a 1.0 hectare net site
area)
• the site, which slopes from west to east (an approximate 3.0 metre change in
elevation), is vacant with some remaining small trees and shrub vegetation
• the surrounding land uses are:
north - residential townhouse dwellings
south - six storey residential apartment building
east - retail commercial plaza
west - Dunbarton High School
2.0 Applicant's Proposal
• the applicant has submitted applications to amend the City of Pickering
Official Plan and zoning by-law to permit a proposed 228 unit, rental
apartment building (see Attachment#2 -Applicant's Submitted Plan)
• the proposed apartment building is a multi-level, "T" shaped building featuring
3, 6 and 9 storeys along the Whites Road frontage; the portion of the building
perpendicular to Whites Road steps up to 14 and 16 storeys and then steps
down to 9 storeys at the easterly end of the building (see
Attachment #3 - Applicant's Submitted Preliminary Building Elevation)
• along the Whites Road frontage, vehicle access is proposed by two
right-in/right-out driveways at the north and south limits of the site
Information Report No. 07-12 Page 2
• the applications are to allow an increase to the permitted density and the
Floor Space Index (FSI), which is defined as the total floor area of all
buildings on a lot divided by the total area of the lot
• the proposed residential unit mix is:
Number of Units
1 bedroom 27
1 bedroom plus den 2
2 bedroom 68
2 bedroom plus den 131
Total 228
• surface parking areas are proposed to accommodate both resident and visitor
parking while the proposed one level underground parking garage is intended
to accommodate resident parking only
• the zoning by-law amendment application requests the following reductions in
the parking ratios:
Existing Parking Ratio Requested Parking Ratio
Resident 1.20 spaces/unit 1.16 spaces/unit
Visitor 0.30 spaces/unit 0.20 spaces/unit
Total 1.5 spaces/unit 1.36 spaces/unit
• an alternate access for the development's residents, by way of
Delta Boulevard, is proposed by a controlled driveway access from the
northerly driveway at the rear of the site to abutting City owned property
connecting to Delta Boulevard
• the applicant will be required to submit a site plan application for the proposed
development at a later date if the applications are successful
3.0 Official Plan and Zoning
3.1 Provincial Growth Plan
• the 2006 Provincial Growth Plan for the Greater Golden Horseshoe (Places to
Grow) directs a significant amount of new growth to be accommodated
through intensification of land-uses within a municipality's built-up area
3.2 Durham Regional Official Plan
• the Regional Plan designates the subject property as "Urban System - Living
Area", with a "Regional Corridor" overlay
• "Regional Corridors" are to be planned and developed at higher densities and
achieving a mix of commercial, residential, employment and institutional uses
while supporting higher order transit services and pedestrian oriented
development
Information Report No. 07-12 Page 3
• the Plan also states that "Living Areas" shall be developed in compact form
through higher densities and by intensifying and redeveloping existing areas,
particularly along arterial roads
• portions of the subject lands are identified as containing a "Key Natural
Heritage and Hydrologic Features" requiring 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
• Regional Official Plan Amendment No. 128 (ROPA 128), which implements
the Provincial Growth Plan, contains provisions that require significantly
higher densities for identified portions of Regional Corridors; the amendment
is currently under appeal
• the applicant's proposal appears to meet the intent of the Durham Regional
Official Plan
3.3 Pickering Official Plan
• the City of Pickering has not completed its Growth Plan Conformity
Amendment; however, the subject lands were identified as a potential
intensification area through our preliminary work in 2010
• the Official Plan designates the subject lands "Mixed Use Areas— Mixed
Corridors"; the lands are within the Woodlands Neighbourhood
• the "Mixed Corridor" designation is intended primarily for residential, retail,
community, cultural and recreational uses at a scale serving the community
• the designation provides for a range of commercial uses and residential
development at a density range of over 30 units up to and including 140 units
per net hectare, and to a maximum floor space index (FSI) of 2.5
• the density and FSI provisions for those lands have been in place since 1997
• the proposed residential development would provide a net site density of 229
units per net hectare and a FSI of 2.9
• the Woodlands Neighbourhood policies for the Mixed Corridor designation
require:
• new development to establish buildings on Whites Road close to the street
edge, with the front doors facing the street, and the minimum percentage
of the front walls required to be located within build-to-zones to be
identified through the zoning by-law
• a minimum of four functional storeys to be constructed adjacent to Whites
Road
• the design of new development to be compatible with existing
development on Sheppard Avenue with respect to building heights, yard
setbacks, building orientation and massing, access to sunlight and privacy
• vehicular access, by means of easements from Delta Boulevard to Whites
Road
• the use of Planning Act holding provisions where necessary to enter into
cost sharing agreements with the City, Region and other agencies related
to, but not limited to: shared access; easements; study costs; and
contribution to downstream stormwater facilities
Information Report No. 07-12 Page 4
04
• Council has adopted the Northeast Quadrant Development Guidelines for
lands generally located between Kingston.Road and Sheppard Avenue, east
of Whites Road which includes the subject lands
• Schedule II —Transportation Systems designates Whites Road where it abuts
the subject lands as a "Type A Arterial Road" and a "Transit Spine", which
typically requires a right of way width of 36 to 50 metres
• Transit Spines are recognized corridors where higher level of transit service is
to be encouraged
• the application will be assessed against the policies and provisions of the
Pickering Official Plan and the changing policy regime of the Provincial
Growth Plan and Regional Plan during further processing of the applications
3.4 Northeast Quadrant Development Guidelines
• the Northeast Quadrant Development Guidelines require new residential
development to:
• be integrated into the area in a manner that is both respectful of the
character of the existing neighbourhood
• serve as an interface between this area and the surrounding lands
• have a minimum of four functional storeys on the side of the building
facing Whites Road
• be mostly brick facades on all sides facing Whites Road
• have architectural detailing and stepping of the footprint of the front and
rear facades to avoid the appearance of long flat walls
• have a front entrance that will face Whites Road
• the Northeast Quadrant Development Guidelines anticipate that Whites Road
will be widened to six lanes plus auxiliary turn lanes
• Whites Road is under the jurisdiction of the Region of Durham and access
permissions may change over time from full access to restricted access
• the Northeast Quadrant Development Guidelines, Access Concept (see
Attachment#4) illustrates a full access opposite Dunfair Street and a right
turn only access at the north limit of the site
• the Guidelines also illustrate a raised median in front of the southern part of
the property and an approximately 3 metre wide median in front of the
northern part of the property
• the Northeast Quadrant Development Guidelines contain requirements
relating to development applications for lands draining into the Amberlea
Creek tributary
3.5 Zoning By-law 3036
• the subject property is currently zoned "MU-2" — Mixed Use (1473 Whites
Road) and "MU-3" — Mixed Use (1475 & 1485 Whites Road) by Zoning By-law
3036, as amended by By-law 3768/91
• the existing zoning contemplates a specific design permitting office and
limited retail uses over the entire site while restricting residential uses to a
minimum of 20 units and a maximum of 30 units to the northeast portion of
-the property
•
Information Report No. 07-12 Page 5
05
• office and retail development is permitted by the existing zoning at a minimum
Floor Space Index of 0.25 and a maximum of 0.50
• existing building setback provisions allow commercial development setback
6.5 metres and residential development setback 22.5 metres from the north
property line shared with the existing townhouse development •
• an amendment to the zoning by-law is required to implement the applicant's
proposal including a 19.7 metre building setback from the north property line
4.0 Results of Circulation
4.1 Resident Comments
• none received in response to the circulation to date
• an open house was held by the applicant on June 21, 2012 (see Section 6.1
of this report for a summary of the open house)
4.2 Agency Comments
Durham Region Planning • the proposal appears to be consistent with
Department (preliminary PPS policies and supports Growth Plan
comments) policies and generally conforms to the
policies of the Durham Region Official Plan
(ROP) as the proposal provides for
residential intensification and helps
achieve the goal of a high density mixed
use area
• Whites Road is designated as a Type `A'
arterial road and as a Transit Spine in the
ROP and it is requested that that the City
have regard to Policy 11.3.18 of the ROP
which requires development adjacent to
Transit Spines to provide for
complementary higher density and mixed
uses; buildings oriented towards the street;
reduction in walking distances to transit
facilities; facilities which support non-auto
modes including bus shelters, walkways
and pedestrian and cycling facilities; and
limited surface parking
• the subject site contains "Key Natural
Heritage Features" (a woodlot) as
identified by the ROP; the City is
requested to have regard to the comments
from the Conservation Authority on the
appropriateness of the supporting Tree
Inventory Preservation Plan
Information Report No. 07-12 Page 6
` 5 Durham Region Planning • the future site plan development
Department (preliminary agreement should contain appropriate
comments) provisions to ensure the recommendations
(continued) and warning clauses of the Environmental
Noise Analysis submitted in support of the
applications are implemented
• issues concerning stormwater
management, grading and servicing are to
be addressed to the satisfaction of the
TRCA and Regional Works should
Regional Roads be impacted
• as recommended by the Phase I ESA, a
Phase II ESA report shall be completed to
determine the site contamination potential
of the lands and a Record of Site
Condition (RSC) for the Phase II ESA shall
be filed to the Ministry of the Environment;
an "Acknowledgement Letter" indicating
receipt of the RSC and that the site has
not been selected for audit shall be
submitted to the satisfaction of the Region
• comments on municipal servicing and
transportation will be provided at a later
date
• Regional Planning is unable at this time to
confirm whether or not the OPA will be
exempt from Regional approval (see
Attachment#5)
• to date comments have been received from the following agencies which
have no objection to the application and some are subject to certain standard
conditions:
• CNR
• Durham Catholic District School Board
• Durham District School Board
• Rogers
• Bell
• Canada Post
• Veridian
• Enbridge
•
Information Report No. 07-12 Page 7
07
4.3 Department Comments
Engineering Services • water quantity and quality control is to be
addressed on site; the use of the existing
downstream Stormceptor will not be supported
• the use of Low Impact Development measures
to provide a treatment train approach for
addressing both the water quality, and erosion
control requirements for the site is endorsed
(see Attachment #6)
Development Control • the applicant will be required to enter into a
Subdivision or Development Agreement with
the City to address development of the site
and any offsite works as well as cost recovery
for the Delta Boulevard and Kingston Road
downstream storm sewer oversizing and the
Northeast Quadrant study
• a geotechnical report is required
• the proposed use of the City lands for driveway
access to Delta Boulevard, servicing and
future ownership need to be addressed (see
Attachment#7)
4.4 Staff Comments
• the following matters have been identified by staff for further review and
consideration:
• ensuring that the proposed development is compatible with and sensitive
to the existing surrounding neighbourhood and development to ensure that
the relationship of the proposed building to the townhouse development to
the north is acceptable
• assessing the appropriateness of the requested increase in density and
floor space index considering compatibility with adjacent uses and the
policy direction to intensify along corridors
• ensuring appropriate building height, density, floor area, site layout,
building design, landscape buffers and design, private open space and
play areas, access, service areas, and building setbacks
• ensuring the provision of adequate resident and visitor parking in light of
the applicant's request to slightly reduce parking ratios
• ensuring consistency with the City's urban design objectives
• the need to evolve the site plan further, prior to concluding the evaluation
of the applications including:
• improved buffering/landscaping
• open space and play area
• reduced surface parking
Information Report No. 07-12 Page 8
08
• enhanced treatment of ground floor units on Whites Road such as
higher ceiling heights and raised patios ensuring the building
components that abut Whites Road appropriately address the
integration with the streetscape while providing resident privacy at
grade
• reviewing traffic impacts, both on the local and Regional roads, and on-site
traffic management, to ensure appropriate traffic movements
• finalizing the details for the access from the site to Delta Boulevard
including construction of the road connection, exchange of easements,
and controlled access mechanism
• responding to any issues raised by the Region with respect to traffic,
access and servicing
• responding to any issues arising from additional comments from
Engineering Services
• given the urban nature of the proposed development, evaluate the
vegetation on site with respect to potential preservation, relocation or
replacement
• identifying appropriate stormwater management strategies for the site
• determining whether the Phase II Environmental Site Assessment is
required prior to zoning or at the site plan stage
• identifying the appropriate zoning standards to regulate the site
• identifying those detailed matters to be handled at the site plan stage
including parkland dedication
• consider the need for amendment to the Northeast Quadrant Development
Guidelines, if the proposal is approved
• the appropriateness of using an (H) holding symbol in the by-law
• ensuring that the proposed development contains appropriate sustainable
development components
• ensuring that required technical submissions and reports meet City
standards
• the Planning & Development Department will conclude its position on the
applications after it has received and assessed comments from the circulated
department, agencies and public
5.0 Procedural Information
5.1 Official Plan Amendment Approval Authority
• the Region of Durham may exempt certain local official plan amendments
from Regional approval if such applications are determined to be locally
significant, and do not exhibit matters of Regional and/or Provincial interest
• the Region of Durham has not yet provided comments about whether this
Official Plan Amendment application is exempt from Regional approval
Information Report No. 07-12 Page 9
09
5.2 General Procedurals
• 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 wishes to reserve the option to appeal
Council's decision on the official plan amendment or zoning by-law must
provide comments to the City, either orally or in writing, before Council adopts
any by-law for this proposal
• any member of the public who wishes to be notified of Council's decision
regarding this proposal must request such in writing to the City Clerk
6.0 Other Information
6.1 Owner/Applicant's Open House
• the"owner, Cambridge Centre Village Inc., held an open house on
June 21, 2012 at the Dunbarton High School
• invitations were mailed to all property owners within 150 metres radius of the
subject property and hand delivered to additional residents along Sheppard
Avenue beyond the 150 metres radius
• five residents attended the open house
• no written comments were received by the applicant at the meeting
• the applicant reported that only verbal comments were received and included
comments stating that: building height should be reduced by six storeys;
November and December shadows are too great; objects to increases in
traffic and population; there would be increased security problems and a
decrease in property values
6.2 Information Received
• in addition to the full scale copies of the Applicant's Submitted Plan, the
following documents are available for viewing at the offices of the City of
Pickering Planning & Development Department:
• Planning Justification Report
• Transportation Study
• Shadow Study
• Functional Servicing/Stormwater Management Study
• Phase 1 Environmental Site Assessment
• Environmental Noise Study
• Sustainable Development Report
• Tree Inventory
• Site Plan
• Site Servicing Plan
• Site Grading Plan
• Preliminary Building Elevations and Floor Plans
Information Report No. 07-12 Page 10
it; 10
6.3 Owner/Applicant Information
• the owner of the subject lands is Cambridge Centre Village Inc., Al Allendorf
represents Cambridge Centre Village Inc.
• the applications have been submitted by D.G. Biddle & Associates Limited on
• behalf of Cambridge Centre Village Inc.
Deborah Wylie / Catherine Rose, MCIP, RPP
Senior Planner- Policy Manager, Policy
DW:jf
Attachments
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PROPERTY DESCRIPTION Plan 456, Lots 1-3
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Attachment# 5 #o� � /a � r
Information Report
•
July 31, 2012
Deborah Wylie, MCIP, RPP
DURHAM Senior Planner—Policy
REGION. Planning &Development Department
City of Pickering
One The Esplanade,Pickering, ON L1V 6K7
The Regional Dear Ms. Wylie:
Municipality
of Durham Re: Preliminary Review of Applications to Amend the City of Pickering .
Planning and Economic Official Plan &Zoning By-law
Development Department File No: OPA 12-0011P and A 01/12
Applicant: Cambridge Centre Village Inc.
Planning Division Location: 1473,1475 & 1485 Whites Road
605 ROSSLAND RD.E. Municipality: City of Pickering
4°1 FLOOR
PO BOX 623 The Official Plan Amendment and rezoning application have been reviewed by
WHITBY ON L1N 6A3
CANADA the Region and the followin g preliminary comments are offered with respect to
905-668-7711 compliance with the Regional Official Plan, delegated provincial plan review
1-800-372-1102 responsibilities and Durham Region Transit concerns. Comments on municipal
Fax:905-666-6208 servicing, transportation, and the process to address site contamination
Email:planning®durham.ca
potential will be provided on a later date.
www.durham.ca
The purpose of the Official Plan Amendment application is to increase the
A.L.Georgieff,MCIP,RPP maximum permitted residential density from 140 units per hectare to 229 units
Commissioner of Planning
and Economic Development per hectare, and to increase the Floor Space Index from 2.5 to 2.9 on a 1.09
ha parcel of land in order to develop a 228 unit rental apartment building with a
maximum height of 16 storeys. The associated rezoning application is to
implement the proposed development.
Durham Regional Official Plan
The site is designated "Living Areas"with a"Regional Corridor" overlay in the
Regional Official Plan (ROP). Within the Living Areas designation,
communities shall be developed to incorporate the widest variety of housing
types, sizes and tenure to provide living accommodations that address various
socio-economic factors. In conjunction with the policies for Living Areas, lands
within the Regional Corridor designation shall form the key connections
between Centres and be considered as the main arteries of the Region's
urban structure. Regional Corridors shall be planned and developed as high
density mixed-use areas,which include residential, commercial and service
areas. This proposal generally conforms to the policies of the ROP as the
proposal provides for residential intensification and helps achieve the goal of a
high density mixed-use area.
Whites Road is designated as a Type 'A' arterial road. Whites Road is also
designated as a Transit Spine in the Regional Official Plan. Please have
regard to Policy 11.3.18 of the ROP, which states that development adjacent
to Transit Spines shall provide for:
"Servioe;Ecoettence
far o`ur'Co irni siities"'
100%Post Consumer
1 A Attachment#S to
Information Report#. 0 7 -/a
Page 2
• complimentary higher density and mixed uses;
• buildings oriented towards the street, to reduce walking distances to
transit facilities;
• facilities which support non-auto modes including: drop off facilities,
bus bays, bus loops, bus shelters,walkways,trails and other
pedestrian and cycling facilities; and
• limited surface parking and the potential redevelopment of existing
surface parking.
The subject site contains"Key Natural Heritage Features" (a woodlot) as
identified by the ROP.A Tree Inventory Preservation Plan by Henry Kortekaas
&Associates dated May 2011 was submitted in support of the proposal.
Please have regard to the comments from the Conservation Authority on the
appropriateness of the Tree Inventory Preservation Plan.
Provincial Policy Statement
The Provincial Policy Statement(PPS) indicates that healthy, liveable and safe
communities are sustained by accommodating an appropriate range and mix
of residential, employment, recreational and open space uses to meet long
term needs. Appropriate densities should be promoted for new housing which
efficiently use land resources, infrastructure and public services. The proposal
facilitates intensification, redevelopment and compact urban form and appears
to be consistent with the policies of the PPS.
Growth Plan for the Greater Golden Horseshoe
The Growth Plan encourages the provision of intensification areas to provide a
diverse and compatible mix of land uses, including residential and employment
uses to support vibrant neighbourhoods. Also, the Growth Plan states that
municipalities will facilitate the development of transit-supportive and compact
built form. The subject site is within the 'Built-up Area" of the Growth Plan,
where a minimum of 40 percent of all residential development shall occur by
2015 and each year thereafter. This proposal would appear to support these
policies as it would support higher density residential apartments.
Provincial Interests and Deleqated Review Responsibilities
This application has been screened in accordance with the terms of the
provincial plan review responsibilities. The following issues are applicable:
Potential Noise Impact
An Environmental Noise Analysis by Valcoustics Canada Ltd. dated February
9, 2012 was submitted in support of the applications.As no outdoor amenity
areas are proposed for this proposal, no noise barriers are required. The
report does recommend noise attenuation measures for the nearby
commercial use to the east, and warning clauses for all proposed residential
units. The future site plan development agreement should contain the
appropriate provisions to ensure the recommendations and warning clauses of
Attachment#5 to 1 7
Information Report# 0.7- / a
Page 3
the report are implemented.
Site Contamination
A Phase 1 Environmental Site Assessment(ESA) report was prepared by Soil
Engineers Ltd. dated April 27, 2010.The ESA report identified various
potential sources of contamination and recommends a Phase II ESA be
completed.A Phase II ESA report shall be completed to determine the site
contamination potential of the lands.
Further, a Record of Site Condition (RSC)for the Phase II ESA report shall be
filed to the Ministry of the Environment(MOE).An "Acknowledgement Letter"
indicating receipt of the RSC and that the site has not been selected for audit
shall be submitted to the satisfaction of the Regional Planning and Economic
Development Department.
Stormwater Management
Issues concerning stormwater management, grading and servicing are to be
addressed to the satisfaction of the Conservation Authority, and the Regional
Works Department should Regional Roads be impacted.
Municipal Servicing and Transportation
Comments regarding municipal servicing and transportation will be provided
on a later date.
Durham Region Transit
The proposed development does not present any significant impacts on
Durham Region Transit.
Conclusion
Given that comments from the Regional Works Department are not available,
and the need for further discussion with City staff to determine the process to
address site contamination potential, we are unable at this time to confirm
whether or not the Official Plan Amendment will be exempt from Regional
approval.
If you have any questions or concerns, please call Henry Tang, extension
2561 at this Department.
Yo rs try
17 ill(
Brian =n•aeman, MCIP, RPP
Director, Current Planning
cc: Peter Castellan, Works Department
Attachment# to
Information Report# 0 7 -i a
Oie
Memo
NOINZINIOC
To: Deborah Wylie July 25, 2012
Senior Planner- Policy
From: Nick Lorrain
Coordinator, Water Resources
Copy: Senior Water Resources and Environmental Engineer
Water Resources Engineer
Coordinator, Development Approvals
Coordinator, Engineering Design & Systems
Subject: 1473, 1475, 1485 Whites Road, Stormwater Management/ Functional Servicing
Letter/Report
This memo is with regards to the proposed development at 1473, 1475, and 1485 Whites Rd.
Stormwater management comments are detailed below.
1. Please note that the subject property will be required to comply with the latest stormwater
management criteria and design requirements as outlined in the City's new "Stormwater
Management Design Guidelines", which was endorsed by City Council at the December
14th, 2011 Council meeting. A copy of the guideline is available for download, for free, at
the following site;
http://www.pickerinq.ca/en/business/resources/SWM Guidelines.pdf
2. The stormwater management control criteria for the subject site is as follows:
o Quantity control -2 to 100 post to pre. The proponent will demonstrate that a safe
discharge point exists for major system flows, if none exists, all events will be
retained on site. Under no circumstance will flows (Major System) from the site be
directed to adjacent properties.
o Quality control - Enhanced Level (80% TSS removal based on MOE's particle size
distribution). Please note that the City endorses the use of Low Impact
Development (LID) measures to provide a treatment train (Source, Conveyance, and
End of Pipe) approach to achieve the required level of water quality control.
o Erosion control, 25mm event released over a 24h period, alternatively the proponent
may retain onsite, a rainfall depth of 5mm (infiltration, evaporation, rainwater reuse,
etc). LID measures may also be utilized to provide the required level of erosion
control.
Attachment# __to
Information Report# O 7-/d, 4
3. City staff has no objections to the use of the Visual Otthymo model to assess pre and post
development conditions, however we question the benefits of using the model over the
Rational Method, particularly when considering the the size of the site. Comments specific
to the hydrology modeling prepared for the subject site are as follows;
o All events will be based on the City's storm distribution, the 1hour AES event as
defined in Appendix A of the City's SWM Design Guidelines.
o The Nashyd command should be used to represent pre development conditions, CN
and Initial Abstraction values should be based on the parent catchment from the
TRCA's watershed model (which City staff have pulled from the model, CN=73, and
IA=5mm). Time of Concentration shall be calculated based on the methodology
provided in Section 6.2.5 of the City's SWM Design Guidelines. The Time to Peak
parameter is generally represented as 2/3 the time of concentration, however given
the size of the site utilizing the TC as the TP will suffice.
o The Standhyd command will be used for the post development modeling. The
amount of catchments shall be based on the number of outlets (i.e. 2 as proposed in
the current plan). Breaking the site up into multiple catchments is of no benefit to the
model and may skew results (i.e. over or under estimate flow and volume).
4. Based on the discussion above please re-assess the quantity control requirements for the
subject site, ensure the quantity control targets are met, and the drainage is directed, or
retained in an appropriate manner.
5. Should the proponent wish reassess the quantity control targets utilizing the Rational
Method, please ensure to review the methodology and requirements as outlined in Section
6.2.3 "Rational Method" of the City's SWM Design Guide, and ensure the appropriate
parameters are utilized.
6. Please ensure that runoff coefficients are based on actual measurements of impervious
surfaces from the site and converted to a runoff coefficient. Given the size of the site
compared to the amount of impervious surfaces a standard value of 0.45 (typically used for
large single house lots) will not suffice.
7. Please ensure that surface storage areas are located in appropriate location and not
adjacent to any underground parking access areas or infrastructure (i.e. ramps, stairways,
vents, etc). Please consult the City's SWM Design Guide for (Section 5.1.7 Surface
Storage) for ponding requirements.
8. Similar to the quantity control requirement, the proponent will be required to address water
quality control on site. The City will not support the use of the existing downstream
Stormceptor to address the proposed sites quality control needs. In addition as noted
above the City endorses the use of LID measures to provide a treatment train approach for
addressing both the water quality, and erosion control requirements for the site.
/nl
July 25, 2012 Page 2
1473, 1475, 1485 Whites Rd.
2 Attachment#Z__to
"' information Report#,� -/a
voriatialac
. . Memo
To: Debra Wylie July 30, 2012
Senior Planner, Policy
From: Robert Starr
Manager, Development Control
Copy: Coordinator, Development Approvals
Subject: Official Plan Amendment Application OPA 12-001/P
Zoning By-law Amendment Application A 01/12
Cambridge Centre Village Inc.
1473, 1475 & 1485 Whites Road
(Part Lot 29, Range 3 BFC, Part Lots 1,2,3, Registered Plan 456)
City of Pickering
Site Plan
Phase 1 Environmental Site Assessment
Transportation and Parking Study
Stormwater Management/Functional Servicing Letter/Report
Site Servicing Plan
Site Grading Plan
Sediment and Erosion Control Plan
We have reviewed the above noted application and support documents and confirm support for
the proposal provided the following comments are addressed:
General Comments
1. The applicant will be required to enter into a Subdivision or Development Agreement with
the City to address development of the site and any offsite works, road restoration, land
transfer, easements, utility relocation, cost sharing, grading, drainage, securities,
insurance, etc.
2. A Construction Management Plan is required to be submitted for review and approval.
Include on the plan, construction access and egress, material storage, contractor parking,
temporary fencing, hours of work as per City of Pickering By-laws, mud & dust control
during servicing works.
3. The City of Pickering's Fill & Topsoil By-law prohibits soil disturbance, removal or
importation to the site unless a permit has been issued. On-site works prior to Site Plan
Approval will require a Fill/Topsoil Permit that can be applied for following approval of the
re-zoning.
Attachment#1 to
Information Report#.A( 1
4. A Geotechnical Report is required. The report should include an asphalt design supported
by the subgrade make up.
5. Cost recovery for the Delta Boulevard and Kingston Road downstream storm sewer
oversizing will be addressed in the Subdivision/Development Agreement.
6. Cost recovery for the North-East Quadrant study will be addressed in the
Subdivision/Development Agreement.
7. The proposed use of the City lands, being Parts 25, 26 & 27 Plan 40R-18371, for servicing,
driveway access and future ownership will need to be addressed.
8. A tree inventory and preservation plan will be needed; where existing trees align properly
lines may be able to be preserved.
Site Plan
1. Both entrances on Whites Road require relocation of a main line Hydro Pole. A review of
this may provide for a better design.
2. Additional Site Plan matters will be reviewed with the detailed site plan submission.
Phase 1 ESA
1. No specific comments.
Transportation & Parking Study
1. No specific comments.
Stormwater Management/Functional Servicing Letter/Report
1. The report indicates that an existing oil/grit separator on Delta Boulevard will provide quality
control for their site. This must be corrected. The existing oil/grit separator only provides
quality control for the development to the north. They must provide their own quality control.
There is an existing oil/grit separator that provides pre-development quality control for the
southern .29 ha.
2. The Pre-Development Runoff Coefficient is indicated as 0.45. As this site is vacant and
mostly grassed, the runoff coefficient should be 0.20. The pre-development flows are to be
recalculated based on this lower runoff value as well, the City's Stormwater Management
Design Guidelines are to be consulted to determine the revised IDF numbers to be utilized
in any stormwater management design.
3. The 100 year ponding is indicated at an elevation of 103.40 but the overflow weir is set at
103.35. Revise.
July 30, 2012 Page 2
Cambridge Centre Village
Attachment# 7 to
2 2 information Report# 0 7 -/
4. Typically a 4 hour Chicago Storm is used when modeling for rainfall.
5. The City would prefer the use of a 1.0m orifice tube in place of an orifice plate. Please
revise.
6. The Post-Development Drainage Area Plan indicates a runoff coefficient of 0.70 for the
north driveway. The proponent should utilize 0.90 as was done for the other impervious
areas.
Site Grading Plan
1. The site grading as presently indicated adjacent to Whites Road much be raised so that
there is positive flow from the site to Whites Road. There must be a high point in the
driveway entrances that would be able to control the major overland flow on Whites Road
from entering the site at present major overland flow on Whites Road would overflow into
both entrances.
This will require the sidewalk and boulevard on Whites Road fronting the site to be replaced
as it presently has backfall from the road.
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July 30, 2012 Page 3
Cambridge Centre Village