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HomeMy WebLinkAboutInformation Report 03-18c,t, DICKERING Information Report to Planning & Development Committee Report Number: 03-18 Date: March 5, 2018 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Revised Zoning By-law Amendment Application A 11/16(R) Revised Draft Plan of Condominium Application CP -2016-04(R) Brock Road Duffins Forest Inc. Part of Lot 18, Concession 2, now Parts 1 to 12, 40R-28897 (2055 Brock Road) Purpose of this Report The purpose of this report is to provide preliminary information regarding revised applications for Zoning By-law Amendment, and Draft Plan of Condominium, submitted by Brock Road Duffins Forest Inc., to permit a residential condominium 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 revised 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 east side of Brock Road, south of Usman Road and north of Finch Avenue within the Brock Ridge Neighbourhood (see Location Map, Attachment #1). The subject lands have a total area of approximately 5.2 hectares and consist of a developable portion having an area of approximately 1.3 hectares and valleylands having an area of approximately 3.9 hectares (see Air Photo Map, Attachment #2). The surrounding land uses include: north the Pickering Islamic Centre; and a residential subdivision consisting of detached and townhouse dwellings, and a Village Green which are presently under construction east East Duffins Creek and associated valleylands, and the TransCanada Trail network Information Report No. 03-18 Page 2 south west West Duffins Creek and associated valleylands, and further south are large lots containing detached dwellings fronting onto the north side of Finch Avenue across Brock Road, are detached residential dwellings and the Brock Ridge Community Park 3. Background In 2010 Council approved a site specific rezoning application, submitted by 2143087 Ontario Ltd. (Palwinder), subject to an "(H)" Holding provision to facilitate the development of the westerly portion of the developable lands, referred to as `Phase 1 Lands', for a mixed use development consisting of a 3 -storey office building with ground floor retail and 12 live -work townhouse units. The valleylands associated with the Duffins Creek were rezoned from a Greenbelt Zone "G" to an Open Space — Hazard Lands Zone "OS -HL" and were to be conveyed to the Toronto and Region Conservation Authority (TRCA). Subsequently, the subject lands were sold to Fortress Munir 2013 Ltd. In 2016 a site plan agreement between the City and the new landowner was executed, the "(H)" Holding Symbol was removed and building permit applications were submitted for the Phase 1 Lands. However, the building permit applications were later abandoned by Fortress Munir 2013 Ltd. Also in 2016, Fortress Munir 2013 Ltd. submitted applications for zoning by-law amendment and draft plan of condominium to facilitate the development of the rear developable portion (`Phase 2 Lands') of the subject lands for a common element condominium consisting of 25 townhouse units fronting onto an internal private road. Following the statutory public information meeting, held on November 14,2016, the subject lands were acquired by Brock Road Duffins Forest Inc., and the processing of the applications for the Phase 2 Lands was put on hold. In July 2017, Brock Road Duffins Forest Inc., submitted a revised proposal for the all of the developable lands. 4. Applicant's Proposal The applicant proposes a 59 unit residential condominium on the developable portion of the subject lands. The concept plan illustrates 7 townhouse blocks consisting of 39 townhouse units with parking at the front of the units fronting onto an internal private road, and 20 rear lane townhouse units (11 units front onto Brock Road and 9 units front onto Usman Road) with parking at the rear of the dwelling units. All buildings are proposed to be 3 storeys in height, approximately 9.0 metres. The townhouse block proposed on the easterly portion of the site is proposed to have walkout basements and a 4 -storey rear building elevation, approximately 10.0 metres. Two vehicular accesses to the development will be provided from the Usman Road (see Submitted Conceptual Plan, Attachment #3, and Submitted Conceptual Building Elevations, Front and Rear, Attachments #4 and #5). Resident parking is provided at a ratio of two parking spaces per dwelling unit (one parking space within a private garage and one space on the driveway). Visitor parking is provided in three areas within the development for a total of 16 parking spaces. The concept plan also includes a community mailbox area, a water meter room, a transformer, and a pedestrian walkway connection to Brock Road. Information Report No. 03-18 Page 3 The applicant has also submitted a revised Draft Plan of Condominium Application changing the condominium tenure from a common element condominium to a standard condominium. In accordance with Council Policy and Delegation By-law 7306/13, the Director, City Development has the authority to grant draft plan approval for plans of condominium. Therefore, no further approvals are required from City Council. The Draft Plan of Subdivision Application submitted by Fortress Munir 2013 Ltd. for this proposal to facilitate a common element condominium has been closed as it is no longer required for the revised condominium proposal. The development will be subject to site plan approval. 5. Policy Framework 5.1 Pickering Official Plan The subject lands are within the Brock Ridge Neighbourhood and are designated "Urban Residential Areas — Medium Density". This designation is intended primarily for residential uses and permits a maximum net residential density of over 30 and up to and including 80 units per net hectare. The permitted maximum floor space index (FSI) is up to and including 2.5 FSI. The proposal will result in a net residential density of 45 units per net hectare, which falls within the permitted density range of the Urban Residential Areas — Medium Density. The Brock Ridge Neighbourhood policies encourage a variety of housing forms. The policies also state that in the review of development applications situated north of the West Duffins Creek, east of Brock Road, City Council shall acknowledge the landowners' interest in maximizing the developable area of the property. Through the processing of the previous development applications the precise limits of development have been determined in consultation with the previous landowners, the City, and TRCA. 5.2 Duffins Precinct Development Guidelines The Duffins Precinct Development Guidelines provide direction for detailed land use, transportation network, community design objectives and servicing arrangements for the Precinct. The design objectives indicate that development in the Precinct must provide: • a range of housing types including detached, semi-detached, townhomes, and multi -unit dwellings • streetscape and architectural designs that are aesthetically pleasing, diverse, encourages social interaction within a neighbourhood, and supports safe environments • development that embraces the natural environment The Precinct is divided into five Development Areas with the intent to establish development of a varied scale throughout the Precinct. The subject property is delineated as Development Area 5 on the Tertiary Plan. Area 5 is intended to accommodate multi -unit, multi -floor buildings. Building heights permitted in Area 5 ranges from a minimum of 4 storeys to a maximum of 8 storeys. Variations to minimum and maximum building heights may be considered if it can be demonstrated that the objectives of the guidelines will be achieved. Information Report No. 03-18 Page 4 Detailed floodplain mapping by TRCA subsequent to Council's adoption of the Brock Ridge Neighbourhood Plan and the Duffins Precinct Development Guidelines has resulted in realignment of the "top of bank" or development limit for the East Duffins Creek Valley closer to Brock Road in certain areas. This realignment of the development limits, among other matters, affects the proposed road pattern in the Precinct and the access to the lands subject of this report. The Duffins Precinct Tertiary Plan also shows future School and Park sites. The Durham District School Board and the Durham Catholic District School Board have indicated that the future School site is not needed. The location of the future Park site has been shifted to the residential subdivision presently under construction to the north of the subject lands. The Neighbourhood Plan and the Development Guidelines require amendment to reflect these changes. The applicant's proposal will be reviewed in detail to ensure compliance with the requirements of the Brock Ridge Neighbourhood policies and the relevant Duffins Precinct Development Guidelines. 5.3 Duffins Precinct Environmental Servicing Plan In 2013, Council endorsed the recommendations of the Duffins Precinct Southern Lands Environmental Servicing Plan Update, Final Report (ESP Update) dated November 2012, prepared by Sernas Associates (now GHD). The ESP Update recommends detailed technical strategies to address water resource issues including the protection of wetland features, hydrogeology and water balance, erosion sensitivity, aquatic habitat and headwater conditions, stormwater management strategies, phasing of stormwater facilities, and required monitoring. The applicant's proposal will be reviewed in detail to ensure compliance with the technical requirements and recommendations of the ESP Update. 5.4 Zoning By-law 3036 The subject lands are zoned, "RH/MU-3" — Multi Residential/Mixed Use, "OS -HL" — Open Space Hazard Lands, and "G" — Greenbelt Conservation, within Zoning By-law 3036, as amended. Mixed commercial, office, and multiple residential uses are permitted within the "RH/MU-3" Zone. The "OS -HL" and "G" Zones restrict the use to recreational uses, preservation and conservation activities, and/or buildings or structures designed to be used for flood and erosion control, resource management, pedestrian trail, and parks and recreation purposes. The applicant has requested that the developable portion of the subject lands be rezoned to an appropriate residential zone category in order to facilitate the proposal. As part of this rezoning lands zoned "G" will be rezoned to "OS -HL" to ensure that all of the valleylands that are to be conveyed are in an appropriate open space category. Information Report No. 03-18 Page 5 6. Comments Received 6.1 Public Comments Davies Howe LLP, on behalf of Kindwin (Brock) Development Corporation, the developer of the adjacent lands to the north, submitted comments requesting that the City impose a condition of development approval requiring Brock Road Duffins Forest Inc. to enter into the cost sharing agreement for the Duffins South Community or otherwise reimburse Kindwin for its proportionate share of development related costs including the installation of below ground services, stormwater drainage infrastructure, road works, related land dedications and associated soft costs that directly benefit the Brock Road Duffins Forest Inc. lands. 6.2 Agency Comments Region of Durham Toronto and Region Conservation Authority Durham District School Board Durham Catholic District School Board • as of the writing of this report, no comments or concerns have been received • as of the writing of this report, no comments or concerns have been received • no objection to the development proposal • approximately 30 elementary students could be generated from the proposed development • the proposed development is within the boundary areas of Lincoln Avenue Public School and Pickering High School; both schools are located in Ajax • no objection to the development proposal • students generated from the proposed development will attend St. Wilfrid Catholic Elementary School and St. Mary Catholic Secondary School 6.3 City Departments Comments As of the writing of this report, no comments or concerns have been received. 7. Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: • ensuring conformity with the City's Official Plan and Neighbourhood policies, Development Guidelines, and the Environmental Servicing Plan (ESP) Update • ensuring that the limit of development, building setbacks and other technical requirements are to the satisfaction of TRCA • evaluating the appropriateness of the proposed site layout • evaluating the appropriateness of the proposed 3 and 4 -storey building heights against the Duffins Precinct Development Guidelines requirement of a minimum of 4 storeys to a maximum of 8 storeys Information Report No. 03-18 Page 6 • reflecting the entirety of the valleylands to be conveyed in an "OS -HL" — Open Space Hazard Lands Zone • ensuring that adequate resident and visitor parking is provided to support this development • ensuring the landowner pays its proportionate share of the development related costs • 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. 8. 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: • Building Elevations, Perspective View and Floor Plans prepared by Kohn Partnership Architects Inc., dated 26 April 2016 • Environmental Noise Assessment, prepared by YCA Engineering Limited, dated December 2014 (revised October 2017) • Phase One Environmental Site Assessment, prepared by Soil Engineers Ltd., dated November 27, 2014 (revision of report dated September 3, 2014) • Phase Two Environmental Site Assessment, prepared by Soil Engineers Ltd., dated December 18, 2014 • Functional Service and Stormwater Management Implementation Report, prepared by Burnside, dated June 2016 (revised June 2017) • Geotechnical Investigation — Preliminary Assessment prepared by Soil Engineers Ltd., dated June 8, 2016 and Letter of Reliance for a Geotechnical Investigation Report prepared by Soil Engineers Ltd., dated September 5, 2017 • Grading Plan prepared by Burnside dated June 3, 2016 • Landscape Master Plan, prepared by Marton Smith Landscape Architects, dated May 29, 2017 • Planning Justification Report, prepared by MHBC, dated July 2017 • Servicing Plan, prepared by Burnside, dated June 3, 2016 • Site Plan, prepared by Kohn Partnership Architects Inc., dated May 06, 2017 • Soil Investigation — Final, prepared by Soil Engineers Ltd., dated July 2016 • Stages 1 and 2 Archaeological Report, prepared by A.M. Archaeological Associates, dated July 8, 2009 (revised February 2011) • Stage 3 Archaeological Assessment and 4 Archaeological Mitigation Reports, prepared by Archaeological & Cultural Heritage Services, dated October 4, 2016 and April 20, 2017 (respectively) • Transportation Considerations, prepared by BA Group, dated June 8, 2017 Information Report No. 03-18 Page 7 9_ Procedural Information 9.1 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 condominium • 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 10_ Owner/Applicant Information The owner of the property is Brock Road Duffins Forest Inc. and is represented by Dana Anderson, MacNaughton Hemson Britton Clarkson Planning. Attachments 1. Location Map 2. Air Photo Map 3. Submitted Concept Plan 4. Submitted Conceptual Front Building Elevation 5. Submitted Conceptual Rear Building Elevations Prepared By: Deborah W Principal Planner, Development Review Chief Planner ie, MCIP, RPP Approved/Endorsed By: Catherine Rose, MCIP, RPP 1 Nilesh Surti,'MCIP, RPP Manager, Development Review 8a Urban Design DW:Id Date of Report: February 14, 2018 Attachment # infornptir, ~ F to w 0 W m 0 ■ 111111111118 Ellr /1111111ili m W D - III •41,- era 'OS ri I. $TIIIlll 41E1 1111u H W 0 W 0 >- O 11■ MOP MAJOR OAKS ROAD W > 0 2 11 Q W X RAYLEEN CRESCENT PROPOSED CONDOMINIUM TOWNHOUSE DEVELOPMENT 1 0 O 0 -J C9 FINCH AVENUE 0 1:1:4114W•M MINNS w w Q t JADE STREET 1111111!i mmommom mmimmimmi miommom mmomummi 1111111111111111 111 11 0 0 c c w 0 JI LL Z w� 0 0 u- LL LL �i USMAN ROAD ................. P•••••••••••••••• '••••• •••••••••••••••••••••••••4 I14,•44•••••••••••••411.•••••••••• ••••••••••••••••••••••••��•• ►•❖••••••�•£ A .•644..4.•.�.� �' VALLEY LANDS TO BE CONVEYED TO TRCA r" BLUEBIRD CRESCENT ._(1111111 1hI11 Or/ PICKERING City Development Department Location Map File: CP -2016-04(R) & A 11/16 (R) Applicant:Brock Road Duffins Forest Inc. Property Description:Part of Lot 18, Concession 2, Now Parts 1-12, 40R-28897 (2055 Brock Road) 'O (he Corporation of the City of Plckenng Produced (in pan) under license from; ©OLeens Pnrter, Orono Minshy of Hatual Resources. All rights reserved,p Her Majesty the Queen In Right of Canada, QepadmPP of Natural Resources. As netts reserved.; § Teranet Enterprises Inc. and Its suppliers all rights reserved.; © Municipal Property Assessmert Corporation and its stppfers al dglts rssened.; Date: Feb. 12, 2018 SCALE: 1:5,000 THIS IS HOT A PLAN OF SURVEY. Attachment a`..E oZ to Arrfnrmatir, ,annrt# 03-� — it � s�. 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EWINGOE4DOM "� ITV i'tlY1IN0- S' i ' T I IIIIII.11I y , ... --- — r T I 1 itil _ I Ttnys _ _ 1'- IOCXG BIA4\G W i 3Sm 9U nrts 4DR�1 A A\V A i S 9Uais D. �. j I OY", r,' �� — 0 s. ■... ■■ � � = Inirii) � �1 �6 or, i riiciririI .1, CC fil i 4111�`i � � 0 19nR n I:8? m -io�t•^. t�r:._es �sfo�'.��•sm. -- Oia3 _./ _ lit kdi_n ��n_n is t ,� _n= MI iii i Wwan swat 11,1 ' U Byn ,y l SSaetflOU 3Storeys, 11 On I ..I (J71 i RIM A . it i , 1/ 1 :T a\\o 1 1 ". yM9• _iy i' tip `y sir . 4 ;fir bi .,, �'' (4; �i Submitted Concept Plan FILE No: CP -2016-04 (R) and A 11116 (R) -ay ed— PICKERING APPLICANT: Brock Road Duffins Forest Inc. 1 PROPERTY DESCRIPTION: Part of Lot 18, Concession 2, Now Parts 1.12, 40R-28897 (2055 Brock Road) City Development Department FULL SCALE COPIES OFMBPLAN ARE AVAILABLE FOR VIEWINGATTHE CITY OFPICKERING CITY DEVELOPMENTDEPARTAIEM DATE: Dec. 72, 2017 Blocks Al B C & D PICKERING City Development Department Submitted Conceptual Front Building Elevation FILE No: CP -2016.04 (R) and A11/16 (R) APPLICANT: Brock Road Duffins Forest Inc. PROPERTY DESCRIPTION: Part of Lot 18, Concession 2, Now Parts 1.12, 40R-28897 (2055 Brock Road) FULL SCALE COPIES OF THIS PLM AREAVAILABLE FOR VIEWINGAT THE CITY OF POSING CITY DEVELOPMENT DEPARTMENT. DATE: Feb,15, 2018 II M■ 11111 loll 1111111111111II111 MI I1 111111111111111 !1111 Vill 1111.1 SIMINSNICSIIMMIk, EMICIMM IN 11 11111111111111111111111111 1111.1 sma, MI II 1111111111111111111111111111111 on II 111111111111111►III� �� �1�1 PICKERING City Development Department Submitted Conceptual Rear Building Elevations FILE No: CP -2016-04 (R) and A 11/16 (R) APPLICANT: Brock Road Duffins Forest Inc. PROPERTY DESCRIPTION: Part of Lot 18, Concession 2, Now Parts 1-12, 40R-28897 (2055 Brock Road) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Feb. 15, 2018