HomeMy WebLinkAboutInformation Report 02-18 C4 of Information Report to
P I C KE Ri N G Planning & Development Committee
Report Number: 02-18
Date: January 8, 2018
From: Catherine Rose, MCIP, RPP
Chief Planner
Subject: Draft Plan of Subdivision Application SP-2017-05
Zoning By-law Amendment Application A 10/17
CPC II Management Inc.
Block 54, Plan 40M-1498
(1520 Notion Road)
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
CPC II Management 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. The 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 being 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 area subject to these applications is the westerly portion of the property municipally
known as 1520 Notion Road, located at the northeast corner of Marshcourt Drive and
Pickering Parkway within the Village East Neighbourhood (see Location Map, Attachment#1).
The subject lands to be developed have an area of approximately 0.3 of a hectare and are
presently vacant. The existing trees within the development limits are proposed to be
removed to accommodate the proposal.
The surrounding land uses include (see Aerial Photo, Attachment #2):
North and West: Low density residential development consisting of two-storey detached
dwellings fronting Marshcourt Drive and Ashford Drive.
East: Vacant lands, including the easterly portion of the subject property,
fronting Notion Road designated as "Employment Areas — Mixed
Employment". Further east, across Notion Road in the Town of Ajax are
heavy industrial uses and a cemetery.
South: Across Pickering Parkway are vacant lands designated as "Mixed Uses
Areas — Specialty Retailing Node", and further south and west of the
vacant lands is an existing commercial development.
Information Report No. 02-18 Page 2
3. Applicant's Proposal
The applicant has submitted applications for Draft Plan of Subdivision and Zoning By-law
Amendment to facilitate a residential development consisting of nine lots for detached
dwellings fronting onto Marshcourt Drive (see submitted Draft Plan of Subdivision,
Attachment #3). The proposed lot frontages will range between approximately 9.1 metres
and 11.9 metres and lot areas will range between 306 square metres and 443 square
metres. The applicant is proposing the same residential zoning standards as the residential
properties to the west and north along Marshcourt Drive.
The applicant has indicated that the remaining easterly portion of the subject property will
be developed for future commercial/employment uses and will be subject to Site Plan
Approval.
4. Policy Framework
4.1 Pickering Official Plan
The area subject to these applications is within the Village East Neighbourhood and is
designated "Urban Residential Areas — Low Density Areas" within the Pickering Official
Plan. This designation provides for housing and related uses, and permits a density of up
to and including 30 units per net hectare. The proposal has a density of approximately
30 units per net hectare.
The remaining portion of the property, not subject to these applications, is designated as
"Employment Areas — Mixed Employment", which provides for a range of industrial uses,
community/recreational uses, and limited retailing of goods and services serving the area.
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. The Official Plan also states that where new development
is proposed within an existing neighbourhood or established area, City Council shall
encourage building design that reinforces and complements existing built patterns such as
form, massing, height proportion, position relative to the street, and building area to site ratio.
The entirety of 1520 Notion Road is also designated Flood Plain Special Policy Area in the
Official Plan. Limited development including extensions to and rehabilitation of buildings and
structures is permitted on condition that the proposed development is flood protected to the
level of the Regulatory Flood, as defined by regulations made under the Conservation
Authorities Act, and to the satisfaction of the Toronto and Region Conservation Authority
(TRCA) and the City.
For development proposed on lands designated Flood Plain Special Policy Area, the
submission of engineering studies detailing flood frequency, velocity and depth, damages,
reduction and protection measures, and details on soil conditions are required for review by
the City and the TRCA. Floodproofing and the highest level of protection determined to be
technically feasible or practical will be required. Furthermore, any zoning by-law covering
any parcel of land wholly or partly designated Flood Plain Special Policy Area must include
provisions, where appropriate, relating to minimum building or structure setbacks,
maximum lot coverage, minimum height of any building or structure opening, and other
such matters as may be determined to be necessary by the TRCA and the City.
Information Report No. 02-18 Page 3
Details of the applications will be assessed against the policies and provisions of the
Official Plan during the further processing of the applications.
4.2 Zoning By-law 3036
The area subject to these applications is currently zoned "M1-4" within Zoning By-law 3036,
as amended by By-law 2118/85, which permits a dry cleaning establishment; food
preparation plant; light manufacturing plant; scientific, research or medical laboratory; and a
warehouse. The applicant is requesting to rezone the area subject to these applications to
"S4", the same residential zone category as the abutting properties to the north and west.
Attachment#4 to this report outlines the existing "S4" Zoning provisions.
The remaining portion of the property, not subject to these applications, is currently zoned
"MC-15" within Zoning By-law 3036, as amended by By-law 5940/02, which permits a
range of industrial, commercial and community uses. The applicant is not proposing to
change the zoning of the east portion of the property.
5. Comments Received
The applications were deemed complete on October 5, 2017, and were circulated for
comments on October 17, 2017.
5.1 Residents Comments
As of the writing of this report, no comments or concerns have been received from the
public.
5.2 Agency Comments
5.2.1 Region of Durham — Planning Department
• the Region of Durham Official Plan (ROP) designates the lands subject to the proposed
Zoning By-law Amendment and Draft Plan of Subdivision as "Living Areas" in the
Urban System, which are intended to accommodate a full range of housing options and
a mix of certain office and commercial uses
• the proposed development is within close proximity to Highway 401, and several heavy
industrial uses that are potential noise sources
• the ROP identifies that there are key hydrologic features in relation to the Duffins Creek
Watershed in the vicinity of the subject lands
• the subject lands are within a Flood Plain Special Policy Area
• the Provincial Policy Statement (PPS) states that a Special Policy Area is not intended
to allow for new or intensified development and site alteration; however, the applicant
has received confirmation from the Ministry of Municipal Affairs and Housing that
Ministerial approval for the proposed Zoning Amendment is not required, and flood
mitigation measures are proposed
• the subject site is situated approximately 70.0 metres west of existing heavy industrial
uses classified as Class III Industrial Facilities
• the submitted Air Quality Compatibility Study did not review noise, vibration, dust or
odour emissions
Information Report No. 02-18 Page 4
• the submitted Noise Assessment did not include land use compatibility criteria in
accordance with the D-Series Guidelines
• the applicant will be required to submit a Land Use Compatibility Study in compliance
with the MOECC D-Series Guidelines for review prior to Draft Plan of Subdivision
approval
• the Land Use Compatibility Study will need to address matters such as, but not limited
to, industrial odour, noise, dust and vibration, and is required to ensure that no future
conflicts arise between existing uses and the proposed residential uses
• the Region will require a peer review of the Land Use Compatibility Study at the
expense of the applicant
• the applicant will be required to implement any recommended mitigation
measures/warning clauses of the Land Use Compatibility Report in any future
subdivision agreement with the City of Pickering, to the satisfaction of the Region of
Durham
• the applicant shall demonstrate that the intent of the Regional Official Plan (ROP) has
been met by providing the Region with confirmation that land use compatibility and
flood mitigation measures for the key hydrologic features are appropriate
• the submitted Environmental Impact Study recommends mitigation, restoration and
management measures which the applicant will be required to implement through a
development agreement with the City of Pickering and to the satisfaction of the TRCA
• the Phase One Environmental Site Assessment (ESA) identified some potential issues
of environmental concern; the applicant will be required to submit a Phase Two ESA,
Regional Reliance Letter and Certificate of Insurance to the Region
• the submitted Stage 1 and 2 Archaeological Assessment did not identify any materials
of cultural significance and no further archaeological work is required
• a copy of the Archaeological Report is to be submitted to the Ministry of Tourism,
Culture and Sport for their review and approval, and the clearance letter submitted to
the Region
• municipal water supply and sanitary sewerage is available on Marshcourt Drive
5.2.2 Toronto and Region Conservation Authority (TRCA)
• no comments received at the time of writing this report
5.2.3 Durham Catholic District School Board
• no objections to this proposal
• students will attend St. Wilfrid Catholic Elementary School located at 2306 Southcott Road
and St. Mary Catholic Secondary School located at 1918 Whites Road in the
City of Pickering
5.2.4 Durham District School Board
• no objections to this proposal
• approximately five elementary school pupils could be generated from this proposal
• pupils generated by this proposal are intended to attend existing school facilities
Information Report No. 02-18 Page 5
5.2.5 Mextrolinx
• the subject site is located within 300 metres of GO Transit's Lakeshore East rail
corridor
• the proponent shall engage a qualified consultant to prepare a Noise and Vibration
Study, to be submitted for review and satisfaction of Metrolinx
• as a condition of approval, a warning clause regarding the potential expansion of
GO rail facilities and potential impact on residents shall be inserted in all development
agreements, offers to purchase and agreements of Purchase and Sale or Lease of
each dwelling unit within 300 metres of the railway right-of-way
• as a condition of approval, the Owner shall grant Metrolinx an environmental easement
for operational emissions, registered on title against the subject residential dwellings in
favour of Metrolinx
5.2.6 CN Railway
• the owner shall engage a consultant to undertake an analysis of noise and, at a
minimum, install noise attenuation barriers and an acoustic fence
• subject to the review of the Noise Report, the Railway may consider other measures
recommended by an approved Noise Consultant
• as a condition of approval, CN Rail will require a warning clause regarding the potential
expansion of railway facilities to be inserted in all development agreements, offers to
purchase, and agreements of Purchase and Sale of each dwelling within 300 metres of
the railway right-of-way
• as a condition of approval, the owner shall be required to grant CN an environmental
easement for operational noise and vibration emissions, registered against the subject
property in favour of CN
5.3 City Departments Comments
5.3.1 Engineering Services
• no comments received at the time of writing this report
6. Planning & Design Section Comments
The following is a summary of key concerns/issues or matters of importance raised to date.
These matters, and other identified through the circulation and detailed review of the
proposal, are required to be addressed by the applicant prior to a final recommendation
report to Planning & Development Committee:
• assess the compatibility of the proposed residential use with the heavy industrial uses
on the east side of Notion Road
• review the proposal against the Flood Plain Special Policy Area policies in the City's
Official plan, and ensure that appropriate flood protection measures are incorporated
into the design of the dwelling units to the satisfaction of the TRCA and the City
• assess whether any revisions to the "S4" zone standards are required to ensure that the
design, massing and building heights of the proposed dwellings are compatible with
respect to the existing building heights within the immediately surrounding area
Information Report No. 02-18 Page 6
• review the results of a Land Use Compatibility Analysis/Report to be prepared in
compliance with the Ministry of Environment and Climate Change D-Series Guidelines,
to the satisfaction of the Region of Durham
• assess whether any mitigation measures/warning clauses from the approved Land Use
Compatibility Report are required in any future subdivision agreement with the City of
Pickering, to the satisfaction of the Region
• assess whether any noise attenuation measures/warning clauses are required due to
proximity to the heavy industrial uses on the east along Notion Road, and the Metrolinx
and CN Rail corridors to the south across Highway 401
• ensure a tree compensation plan and/or financial contribution is provided to address the
loss of existing trees and other significant vegetation
• further issues may be identified following receipt and review of comments from the
circulated departments, agencies and public
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:
• Application form for Approval of Draft Plan of Subdivision, completed by the applicant,
dated September 8, 2017
• Application form to Amend Zoning By-law, completed by the applicant, dated
September 8, 2017
• Draft Plan of Subdivision, prepared by KLM Planning Partners Inc. and signed by Ophir
N. Dzaldov, Ontario Land Surveyor, dated August 10, 2017
• Planning Justification Report, prepared by KLM Planning Parterns Inc., dated August 2017
• Preliminary Environmental Noise Report, prepared by Jade Acoustics Inc., dated
August 18, 2017
• Air Quality Compatibility Study, prepared by Novus Environmental Inc., dated
August 18, 2017
• Stage 1 & 2 Archaeological Assessment, prepared by ASI, dated September 23, 2016
• Environmental Impact Study, prepared by Dillon Consulting, dated August 2017
• Phase One Environmental Site Assessment, prepared by Sirati & Partners Consultants
Limited, dated August 17, 2017
• Preliminary Geotechnical Investigation, prepared by Sirati & Partners Consultants
Limited, dated August 15, 2017
• Functional Servicing and Stormwater Management Report, prepared by TMIG Ltd.,
dated August 2017
• Grading Plan, prepared by TMIG Ltd., dated February 2017
• Servicing Plan, prepared by TMIG Ltd., dated February 2017
• Hydrogeological Assessment and Water Balance, prepared by R.J. Burnside &
Associates Ltd., dated August 2017
Information Report No. 02-18 Page 7
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
• 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 CPC II Management Inc. and is represented by KLM Planning
Partners Inc.
Attachments
1. Location Map
2. Aerial Photo .
3. Submitted Draft Plan of Subdivision
4. Existing "S4" Zoning Provisions
Prepared By: Approved/Endorsed By:
Rory McNeil Catherine Rose, MCIP, RPP
Planner I Chief Planner
U
Nilesh Surti, MCIP, RPP
Manager, Development Review & Urban Design
RM:jc
Date of Report: December 21, 2017
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PICKERING Applicant: CPC II Management Inc.
City Development Property Description: Block 54, Plan 40M-1498
Department (1520 Notion Road) Date: Dec. 21, 2017
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Attachment#_to
information Report# 0-9-/e
Existing "S4" Zoning Provisions
Zoning By-law 3036, as amended by By-law 2118/85
Provision "S4" Zone Standards
Uses Permitted detached dwelling
residential uses
Lot Area (min) 250 square metres •
Lot Frontage (min) 9.0 metres
Front Yard Depth (min) 4.5 metres
Interior Side Yard Width (min) 1.2 metres one side, 0.6 metres other side
or
no minimum one side so long as other side: (I) at
least 1.2 metres interior side yard width is
provided to the nearest wall of a private garage,
and (II) at least 1.8 metres interior side yard width
is provided to any other wall of the main dwelling
Flankage Side Yard Width (min) 2.7 metres
Rear Yard Depth (min) 7.5 metres
Lot Coverage (max) 38 percent
Building Height (max) 12.0 metres
Dwelling Unit Requirements maximum one dwelling unit per lot and minimum
gross floor area-residential of 100 square metres
' Parking Requirements minimum one private garage per lot attached to
the main building, any vehicular entrance of
which shall be located not less than 6.0 metres
from the front lot line and not less than 6.0 metres
from any side lot line immediately adjoining or
abutting on a reserve on the opposite side of
which is a street
•
•
Special Regulations the horizontal distance between buildings on
• adjacent lots shall be not less than 1.2 metres