HomeMy WebLinkAboutInformation Report 07-18rr„ �f
DICKERING
Information Report to
Planning & Development Committee
Report Number: 07-18
Date: June 18, 2018
From: Catherine Rose, MCIP, RPP
Chief Planner
Subject: Draft Plan of Subdivision Application SP -2018-01
Zoning By-law Amendment Application A 01/18
Skale (2165 Brock) Inc.
2165 Brock Road
1. Purpose of this Report
The purpose of this report is to provide preliminary information regarding applications for a
Draft Plan of Subdivision and Zoning By-law Amendment, submitted by Skale (2165 Brock) 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. 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 on these applications are 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 subject lands are located on the east side of Brock Road, north of Usman Road within
the Duffins Precinct of the Brock Ridge Neighbourhood (see Location Map, Attachment #1).
The subject lands have a total area of approximately 1.96 hectares of which only the westerly
half (approximately 0.88 of a hectare) are developable. The easterly half of the subject
lands are environmentally significant valley lands associated with East Duffins Creek (see
Air Photo Map, Attachment #2). The lands have approximately 48 metres of frontage along
Brock Road, and currently support a single storey detached dwelling and a concrete
accessory building, which are proposed to be removed.
Surrounding land uses include:
North: Vacant lands for which the City has received a site plan application, submitted by
Ansar Medical, for a 5 -storey mixed-use apartment building.
East: The East Duffins Creek and associated valley lands.
South: The Seaton Valley Childcare Centre and the Pickering Community Baptist Church.
Further south is a residential development that is currently under construction and
consists of freehold townhouses and detached dwellings.
West: Across Brock Road is an established residential community and a commercial
plaza located at the southwest corner of Delbrook Avenue and Brock Road.
Information Report No. 07-18 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 condominium development.
The Draft Plan of Subdivision proposes to create three blocks: one block for residential use;
one block for the East Duffins Creek and associated valley lands; and one block for a road
widening along Brock Road (see Submitted Draft Plan of Subdivision, Attachment #3).
Within the residential block, the applicant is proposing a residential common element
condominium development consisting of 53 townhouse units fronting onto an internal
private road. All buildings are proposed to be 3 storeys in height (approximately 11.0 metres).
Vehicle access to the internal private road will be provided through a full -moves access
from Brock Road. A vehicular connection to the future development to the north is provided
through the visitor parking area (see Submitted Conceptual Site Plan, Attachment #4).
The applicant is proposing two parking spaces per dwelling unit (one space within a private
garage and one space on the driveway). A total of 14 visitor parking spaces are proposed.
Eleven spaces, including an accessible parking space, will be provided on the north side of
the development between Blocks F and H, and three spaces east of Block H.
The rear elevations for all units will have a walk out to the rear yard from the first floor, a
walkout to a balcony on the second floor and a juliette balcony on the third floor (see
Submitted Conceptual Building Elevations, Attachment #5). The submitted concept plan
also includes a community mailbox area, a private parkette, a below grade water meter
room, and a 6.9 metre wide road widening along the entire frontage of Brock Road.
The applicant has indicated that the lands associated with East Duffins Creek, including
required buffer lands, which are identified as Block 2 on the submitted Draft Plan of
Subdivision, will be conveyed to the appropriate public authority.
The applicant is required to submit a Draft Plan of Condominium Application in the future to
create tenure of the parcels in the development. Based on the submitted conceptual site
plan, the possible common element features may include, but are not limited to: the internal
private road; the visitor parking areas; community mailboxes; the private parkette; the water
meter room; and required easements. The applicant will create the privately owned
townhouse parcels through a process called "lifting part lot control". The proposed
development will be subject to site plan approval.
4. Policy Framework
4.1 Region of Durham Official Plan
The subject lands are designated as "Living Areas" with a "Regional Corridor" overlay along
Brock Road in the Durham Regional Official Plan. Lands within the Living Areas
designation are predominately intended for housing purposes and limited office and
commercial uses. In the consideration of development proposals, regard shall be had to
achieving a compact urban form, including intensive residential, office, retail and service,
and mixed uses along arterial roads, in conjunction with present and potential transit
facilities.
Information Report No. 07-18 Page 3
Regional Corridors shall be planned and developed in accordance with the underlying land
use designation, as higher density mixed use areas, supporting higher order transit
services and pedestrian oriented design. Regional Corridors are intended to support an
overall, long-term density target of at least 60 residential units per gross hectare and a
floor -space index (FSI) of 2.5, with a wide variety of building forms, generally mid -rise in
height, with some higher buildings, as detailed in municipal official plans.
Brock Road is designated as a Type 'A' Arterial Road and a Transit Spine in the Durham
Regional Official Plan. Type 'A' Arterial Roads are designed to carry large volumes of
traffic at moderate to high speeds, have some access restrictions and generally have a
right-of-way width ranging from 36 to 50 metres. Transit Spines are recognized corridors
where higher levels of transit service is to be encouraged.
The proposal generally conforms to the Region of Durham Official Plan.
4.2 Pickering Official Plan
The Pickering Official Plan designates the developable portion of the subject lands as
"Urban Residential Areas — Medium Density" within the Brock Ridge Neighbourhood. 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 approximately 60 units per net hectare, which falls within the
permitted density range of the "Urban Residential Areas — Medium Density".
The portion of the subject lands containing the East Duffins Creek and associated
valleylands and buffers are designated as "Open Space — Natural Areas". Lands
designated as part of the open space system are intended to be used primarily for
conservation, restoration, environmental education, recreation, and ancillary purposes.
The Official Plan also identifies a future north -south collector road east of Brock Road
traversing through the subject lands. Collector roads generally provide access to individual
properties, to local roads, to other collector roads and to Type 'C' arterial roads; carry
greater volumes of traffic than local roads, including automobiles, pedestrians, bicycles and
transit; and generally have a right-of-way width ranging from 20 to 22 metres. The intent of
the proposed north -south public road is to connect the developable lands on the east side
of Brock Road in order to facilitate the flow of new residential traffic to signalized intersections
once the medians associated with the Brock Road improvements are installed.
4.3 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,
encourage social interaction within a neighbourhood, and support safe environments
• development that embraces the natural environment
Information Report No. 07-18 Page 4
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 3 on the Tertiary Plan. Area 3 is intended to accommodate multi -unit,
multi -floor buildings that have a strong building presence along Brock Road. Building
heights permitted in Area 3 ranges from a minimum of 3 storeys to a maximum of 5 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.
The applicant's proposal will be reviewed in detail to ensure compliance with the
requirements of the Brock Ridge Neighbourhood policies and the applicable Duffins
Precinct Development Guidelines.
4.4 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.
4.5 Zoning By-law 3036
The subject lands are currently zoned "A" — Rural Agriculture Zone within Zoning
By-law 3036, as amended, which permits a detached dwelling, home occupation and
various agricultural and related uses.
The applicant is requesting to rezone the developable portion of the subject lands to an
appropriate residential zone category with site-specific performance standards to facilitate
the proposal. The lands associated with the East Duffins Creek and associated valleylands,
including the required buffer lands, are to be rezoned to "OS" — Open Space Areas.
5. Comments Received
5.1 Resident Comments
As of the writing of this report, no comments or concerns have been received.
5.2 Agency Comments
Region of Durham • as of the writing of this report, no comments or
concerns have been received
Toronto and Region • as of the writing of this report, no comments or
Conservation Authority concerns have been received
Information Report No. 07-18 Page 5
Durham District School
Board
• no objection to the development proposal
• approximately 26 elementary students could be
generated from the proposed development and can be
accommodated within existing school facilities
5.3 City Department Comments
5.3.1 Engineering Services Department
The following is a summary of key concerns identified by Engineering Services:
• A tree preservation plan that ensures protection of TRCA and proponent lands, will be
required and any canopy loss may be subject to compensation either in the form of off-
site tree planting or through financial compensation;
• The Owner is responsible to pay their proportionate share of the cost of oversizing
services on the Kindwin lands in order to accommodate the development on the subject
lands, including but not limited to: oversizing of the storm sewer; intersection
improvements at Usman Road and Road; and oversizing of the storwamter
management facility
• The City requires Usman Road to be extended north, from its current termination on the
Kindwin lands, terminating south of the Ansar Medical lands (2177 and 2185 Brock
Road), on the Skale lands. The extension of Usman Road will allow for future
connectivity between the various land owners on the east side of brock Road, as
generally contemplated by Map 23 Neighbourhood 13: Brock Ridge of the Official Plan.
The public road will also assist in providing the required servicing to ensure there is an
overall coordinated development, as envisioned for the neighbourhood.
• A permanent turning circle (cul-de-sac) is to be constructed on the subject lands to
accommodate the future extension of the public road from the Kindwin development;
• The cul-de-sac is to align with the proposed connection with the Ansar Medial lands to
the north and is to be constructed with a minimum street line radius of 18.0 metres and
a curb radius of 12.5 metres, as per City design standards
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 address by the applicant prior to a final recommendation report
to Planning & Development Committee:
• ensuring conformity with the City's Official Plan, the Brock Ridge Neighbourhood
policies, applicable Duffins Precinct Development Guidelines, and the Environmental
Servicing Plan (ESP) Update
• ensuring that the limit of development and other technical requirements are to the
satisfaction of TRCA
• requiring Usman Road to extended north from its current termination on the Kindwin
lands, terminating south of the Ansar Medical lands (2177 and 2185 Brock Road), on
the subject lands allowing for future connectivity between the various land owners on
the east side of Brock Road, as generally contemplated in the Brock Ridge
Neighbourhood map
Information Report No. 07-18 Page 6
• securing appropriate easements over the lands to the south (2145 Brock Road) in order
to extend existing services located at the north end of Usman Road to service the
proposed lands
• reviewing site design matters and requested zoning performance standards to ensure
that the subject lands are not over developed, including but not limited to:
• increasing the proposed building setbacks, including the reduced rear yard setback
of 4.8 metres; the reduced side yard width of 0.5 of a metre; and the reduced
setback of 5.0 metres for an entrance to a private garage from the private road
• providing sufficient front yard setbacks and width to enable suitable areas for soft
landscaping and sufficient soil for trees to grow and flourish
• assessing the size and configuration of the private parkette to accommodate play
structures and seating
• providing for an internal 1.5 metre wide pedestrian pathway
• ensuring vehicular connection to the future development to the north
• ensuring that the common spaces proposed are adequate to support snow storage
areas, water meter rooms and community mail box areas
• evaluating the design and geometry of the private road network to ensure turning
movements can accommodate municipal garbage collections and fire trucks
• require sufficient resident and visitor parking to be provided on-site to support this
development
• ensure the landowner pays its proportionate share of the cost of the ESP Update, the
storm water management pond and the construction of Usman Road
The City Development Department will conclude its position on the application after it has
received and assessed comments from the circulated departments, agencies, and public.
7. Information Received
Copies of the plans and studies listed below are available for viewing on the City's website
at pickering.ca/devapp or in person at the office of the City of Pickering, City Development
Department:
• Conceptual Site Plan, prepared by Kohn Partnership Architect Inc., dated
December 20, 2017
• Conceptual Elevations, prepared by Kohn Partnership Architect Inc., dated
December 2017
• Planning and Urban Design Rationale Report, prepared by Bousfields Inc., dated
December 2017
• Stage 1 and 2 Archeological Assessment, prepared by ASI, dated June 19, 2017
• Geotechnical Investigation Report, prepared by V.A. Wood Associates Limited,
dated May 2017
• Phase 1 and Limited Phase 2, Environmental Site Assessment, prepared by
V.A. Wood Associates Limited, dated June 2017
• Functional Servicing Report, prepared by WSP, dated October 31, 2017
• Stormwater Management Report, prepared by WSP, dated October 31, 2017
• Transportation Impact Study, prepared by BA Group Ltd., dated December 2017
Information Report No. 07-18 Page 7
• Noise Impact Study, prepared by J.E. Coulter Associates Limited, dated
November 8, 2017
• Environmental Impact Statement, prepared by GeoProcess Research
Associates Inc., dated November 2017
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
• 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 this property is Skale (2165 Brock) Inc. and is represented by Bousfields Inc.
Attachments
1. Location Map
2. Air Photo Map
3. Submitted Draft Plan of Subdivision
4. Submitted Conceptual Site Plan
5. Submitted Conceptual Building Elevations
Prep iJred By: Approved/Endorsed By:
Nilesh Surti, MCIP, RPP
Manager, Development Review
& Urban Design
NS:Id
Date of Report: May 25, 2018
Catherine Rose, MCIP, RPP
Chief Planner
Attachment #__to
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File: SP -2018-001 and A 01/18
PICKERING
City Development
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Applicant: Skale (2165 Brock) Inc.
Property Description:Part of Lot 18, Concession 2, Now Part 2, 40R-7062
(2165 Brock Road)
Date: May. 18, 2018
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File:SP-2018-001 and A 01/18
Applicant: Skale (2165 Brock) Inc.
Property Description:Part of Lot 18, Concession 2, Now Part 2,40R-7062
(2165 Brock Road) Date: May. 25, 2018
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PICKERING
City Development
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File No: SP -2018-01 and A 01/18
Applicant:Skale (2165 Brock) Inc.
Property Description: Part of Lot 18, Concession 2, Now Part 2, 40R-7062
(2165 Brock Rd)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
DATE: May4, 2018
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File No: SP -2018-01 and A 01/18
PICKERING
Applicant: Skale (2165 Brock) Inc.
City Development
Property Description: Part of Lot 18, Concession 2, Now Part 2, 40R-7062
Department
(2165 Brock Rd)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
DATE May 4, 2018
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File No: SP-2018-01 and A 01/18
PICKERING
Applicant: Skale (2165 Brock) Inc.
City Development
Property Description: Part of Lot 18, Concession 2, Now Part 2, 40R-7062
Department
(2165 Brock Rd)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
DATE: ayM4, 2018