HomeMy WebLinkAboutInformation Report 12-16 City 60/ Information Report to
PJCKE Ri NG Planning & Development Committee
Report Number: 12-16
Date: October 11, 2016
From: Catherine Rose, MCIP, RPP
(Acting) Director, City Development
Subject: Draft Plan of Subdivision Application SP-2016-02
Zoning By-law Amendment Application A 10/16
Frontdoor Developments Inc.
Block 111, Plan 40M-1413
(2090 Duberry Drive)
1. Purpose of this Report
The purpose of this report is to provide preliminary information regarding applications for
Zoning By-law Amendment and Draft Plan of Subdivision, submitted by Frontdoor
Developments Inc., to permit a residential development. This report contains general
information on the applicable Official Plan and other related policies, and identifies matters
raised to date.
This report is intended to assist members of the public and other interested stakeholders to
understand the proposal. Planning & Development Committee will hear public delegations
on the applications, ask questions of clarification and identify any planning issues. This
report is for information and no decision is to be made at this time. Staff will bring forward a
recommendation report for consideration by the Planning & Development Committee upon
completion of a comprehensive evaluation of the proposal.
2. Property Location and Description
The subject lands are located on the west side of Duberry Drive, south of Major Oaks Road
within the Brock Ridge Neighbourhood (see Location Map, Attachment #1). The subject
lands have an area of approximately 2 hectares with approximately 97 metres of frontage
along Duberry Drive. The lands are currently occupied by the former St. Anthony Daniel
Catholic Elementary School, which was officially closed in 2013, and sold to the current
owner in late 2015.
Surrounding land uses include low density residential development consisting of two-storey
detached, semi-detached and townhouse dwellings (see Aerial Photo, Attachment#2).
Further south is the Brock Ridge Community Park and Hydro Corridor.
3. Applicant's Proposal
The applicant is proposing a residential development consisting of 40 lots for detached
dwellings. Thirty-five lots will front onto a new internal public road and five lots will front onto
Duberry Drive (see Submitted Draft Plan of Subdivision, Attachment #3). The proposed lot
frontages will range between 9.75 metres and 13.0 metres, and all dwellings are proposed
to be two storeys in height. The new internal public road will have a right-of-way width of
20.0 metres extending westward from Duberry Drive and then southward, terminating in a
turning circle.
Information Report No. 12-16 Page 2
4. Policy Framework
4.1 Durham Regional Official Plan
The Regional Official Plan (ROP) designates the subject lands as "Living Areas". The
"Living Areas" designation shall be used predominantly for housing purposes. The plan
also states that lands within the Living Areas designation shall be developed in compact
form through higher densities and by intensifying and redeveloping existing areas. The
applicant's proposal conforms to the policies and provisions of the ROP.
4.2 Pickering Official Plan
The lands are within the Brock Ridge Neighbourhood and are designated "Urban
Residential — Low Density Areas", which provides for housing and related uses. This
designation permits a density of up to and including 30 units per net hectare. The proposal
has a density of approximately 24.8 units per net hectare.
The Official Plan states that in establishing performance standards, regard shall be had to
protecting and enhancing the character of established neighbourhoods by considering
matters such as building height, yard setbacks, lot coverage, access to sunlight, parking
provisions and traffic implications.
Details of the applications will be assessed against the policies and provisions of the
Official Plan during the further processing of the applications.
4.3 Zoning By-law 3036
The subject lands are currently zoned "ES" — Elementary School Zone, within Zoning
By-law 3036, as amended by By-law 1976/85, which only permits a public school and
accessory uses. The applicant has requested that the subject lands be rezoned to an
appropriate residential zone category with site specific performance standards to permit the
proposal. The Zoning Provisions Comparison Chart (see Attachment#4), summarizes the
applicant's requested zoning provisions and the zone standards found in the surrounding
residential areas (see Existing Zoning Map, Attachment#5).
5. Comments Received
5.1 Residents Comments
An Open House meeting was held on September 13, 2016 at Pickering City Hall to allow
area residents to learn more about the proposal, as well as review and comment on the
plans that the applicant has submitted. Approximately 9 households were represented at
the meeting. The following is a summary of written comments received to date, and key
concerns and comments identified by area residents at the Open House meeting:
• commented that only a maximum of 40 detached homes is considered compatible with
the area
• concerned that there will be new homes backing onto an existing home that was
purchased because it abutted a school yard where there would not be any development
Information Report No. 12-16 Page 3
• commented that the City should not consider approving another residential development
in the Brock Ridge Neighbourhood until the widening of Brock Road is completed
• concerned with the loss of the school yard that served the community's outdoor
recreational needs
• commented that the City should have engaged existing residents when the Durham
District Catholic School Board put the surplus school site on the market for sale
• concerned that the City is considering residential uses and not open space uses for the
surplus school site
• requested that traffic lights be installed at the intersection of Duberry Drive and Major
Oaks intersection due to the high level of traffic in this area
• concerned about site security and maintenance of the existing property during the
municipal approval process, and requested that the vacant school building should be
demolished as soon as possible
• requested additional information regarding the applicant's construction management
practice to ensure construction impacts such as dust, noise, mud tracking, parking of
construction vehicles, and other related construction activities are minimized
• concerned about the possibility of damage to existing fencing during construction
• requested assurance that the existing adjacent residential lots are not impacted by
storm drainage from the developed site
5.2 Agency Comments
Durham Catholic District • no objection to the development proposal
School Board • approximately 6 elementary students could be
generated from the proposed development
• the proposed development is within the boundary area
of St. Wilfred Catholic Elementary School and St. Mary
Catholic Secondary School
Durham District School • no objection to the development proposal
Board • approximately 20 elementary students could be
generated from the proposed development
• the proposed development is within the boundary area
of Valley Farm Public School and Pine Ridge
Secondary School
Region of Durham • as of the writing of this report, no comments or
concerns have been received
5.3 City Departments Comments
As of the writing of this report, no comments or concerns have been received.
Information Report No. 12-16 Page 4
6. Planning & Design Section Comments
The following matters have been identified by staff for further review and consideration:
• ensuring the proposal is in conformity with the City's Official Plan
• evaluating the appropriateness of the proposed zoning performance standards,
particularly the reduced side yard setbacks, to ensure that the development is in
keeping with the character of the surrounding residential neighbourhood
• reviewing any traffic and operational impacts on local roads
• ensuring a tree compensation plan and/or financial contribution is provided to address
the loss of existing mature trees and other significant vegetation
• ensuring that the required technical submissions and reports meet city standards
The City Development Department will conclude its position on the applications after it has
received and assessed comments from the circulated departments, agencies and public.
7. Information Received
Full scale copies of the plans and studies listed below are available for online viewing at
pickering.ca/devapp or in person at the office of the City of Pickering, City Development
Department:
• Draft Plan of Subdivision, prepared by Weston Consulting, dated May 26, 2016
• Functional Servicing and Stormwater Management Report, prepared by Schaeffers,
dated May 2016
• Phase One Environmental Site Assessment, prepared by Golder Associates,
dated May 2016
• Planning Justification Report, prepared by Weston Consulting, dated June 2016
• Preliminary Site Development Plan, prepared by Hunt Design Associates Inc.,
dated June 16, 2016
• Soil Investigation, prepared by Soil Engineers Limited, dated March 2016
• Streetscape Landscape/Planting Plan, prepared by Landscape Planning Limited,
dated April 2016
• Traffic Study, prepared by LEA Consulting Ltd., dated June 2, 2016
• Tree Inventory and Arborist Report, prepared by The Urban Arborist, dated June 1, 2016
8. Procedural Information
8.1 General
• written comments regarding this proposal should be directed to the City Development
Department
• oral comments may be made at the Public Information Meeting
• all comments received will be noted and used as input to a Planning Report prepared by
the City Development Department for a subsequent meeting of Council or a Committee
of Council
Information Report No. 12-16 Page 5
• any member of the public who wishes to reserve the option to appeal Council's decision
must provide comments to the City before Council adopts any by-law for this proposal
or makes a decision on the draft plan of subdivision
• 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
9. Owner/Applicant Information
The owner of the property is Frontdoor Developments Inc. (Gary Tiz) and is represented by
Ryan Guetter, Weston Consulting.
Attachments
1. Location Map
2. Aerial Photo
3. Submitted Draft Plan of Subdivision
4. Zoning Provisions Comparison Chart
5. Existing Zoning Map
Prepared By: Approved/Endorsed By:
4 I I , efr.._
Deborah W MCIP, RPP Catherine Rose, MCIP, RPP
Princi sal Pla ner— Policy (Acting) Director, City Development
,
Nilesh S rti, IP, RPP
Manager, Development Review
& Urban Design
DW:Id
Date of Report: September 21, 2016
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Ci oil FILE No: SP-2016-02 and A 010/16
PICKERING APPLICANT: Frontdoor Developments Inc.
PROPERTY DESCRIPTION: Block 111, Plan 40M-1413
City Development (2090 Duberry Drive) DATE: July 4, 2016
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PICKERING APPLICANT: Frontdoor Developments Inc.
PROPERTY DESCRIPTION:Block 111, Plan 40M-1413
City Development (2090 Duberry Drive) DATE:Sept. 19,2016
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Submitted Draft Plan of Subdivision
air/ FILE No: SP-2016-02 and A 010/16
PICKERING APPLICANT: Frontdoor Developments Inc.
• PROPERTY DESCRIPTION: Block 111, Plan 40M-141.3
City Development (2090 Duberry Drive)
Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT. DATE:July 18,2016
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P 1 C K E R 1 N G APPLICANT:Frontdoor Developments Inc.
PROPERTY DESCRIPTION: Block 111, Plan 40M-1413
City Development (2090 Duberry Drive) DATE: Sept. 16, 2016
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