HomeMy WebLinkAboutInformation Report 01-0701
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INFORMATION REPORT NO. 01-07
FOR PUBLIC INFORMATION MEETING OF
February 15, 2007
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT: Zoning By-law Amendment Application A 10/06
Coughlan Homes
2000 Brock Road
Part of Lots 19, Concession 1
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the subject lands are located on the west side of Brock Road, south of
Finch Avenue;
- a property location map is provided for reference (see Attachment #1);
- the majority of the subject lands are currently vacant, with one structure in the
south-east corner of the property used for a house sales presentation
pavilion;
- the property currently has access from both Brock Road and from
Finch Avenue;
- the topography has a slight depression in the middle of the property;
- the existing vegetation of the property consists of a line of hedge row of
mostly coniferous trees partially along the south and west property line and a
few trees surrounding the existing house sales presentation pavilion;
- surrounding land uses are;
north - on the opposite side of Finch Avenue, the Brock Ridge
Community Park;
south - existing commercial plaza;
east - on the opposite side of Brock Road, a police station and
lands that are currently used for vehicle parking related to the
existing vehicle dealership on Kingston Road;
west - townhouse complex.
Information Report No. 01-07
2.0
2.1
APPLICANT'S PROPOSAL
Page 2
- the application being considered is to amend the zoning by-law to permit the
development of the subject property for a residential use that will contain
71 townhouse dwelling units;
- the applicant's submitted plan is provided for reference (see Attachment #2);
- the townhouses are proposed to have their vehicle access from an internal
private road and the units that face onto Brock Road or Finch Avenue will also
have pedestrian access to sidewalks along the road frontage;
- the applicant has advised that the site plan has been designed to have a
landscape focal point that will be located at the corner of Brock Road and
Finch Avenue;
- the proposed townhouse buildings will have a general height of 2'/: or 3 storeys;
- the proposed access points are in the general locations of the existing
driveways into the property, being one access from Brock Road, north of the
existing sales presentation pavilion and the other off of Finch Avenue close to
the western property line;
- the majority of the parking will be accommodated within the individual private
garages and unit driveways with additional visitors parking on the west side of
the property;
- the house sales presentation pavilion is proposed to be removed;
Development Detail
The following is proposed development detail for this application:
Zoning Existing
— RH/MU-5
Proposed
— appropriate to permit proposed
development
Uses Existing
— house sales presentation
pavilion and vacant land
Proposed
— residential development
consisting of 71 townhouses
Site area
— 1.707 hectares
Building coverage
— 38%
Parking area (including sidewalks)
— 35%
Landscape coverage
— 27%
Frontage on Brock Road
— 151.8 metres
Frontage on Finch Avenue
— 95.2 metres
Number of townhouse dwelling units
— 71
Net density
— 44 units/hectare
Townhouse parking - residents
— 204
- visitors
— 22
Total parking
— 226
Information Report No. 01-07
2.2 Previous Applications
Page 3
- when the current owner purchased the subject lands in 1994 the subject
lands were zoned "LCA -9" (Local Commercial Area) by Zoning By-law 3036
as amendment by By-law 4081/92;
- this zoning permitted a variety of commercial uses including hotel, offices,
restaurant, personal services and limited retail;
- this zoning required a portion of the building on the subject lands be a
minimum of 10 storeys in height, and permitted a maximum building height of
15 storeys;
- in October 2001 the existing property owner submitted an application to
change the zoning on the subject property to permit only residential uses;
- rezoning application A 24/01 resulted in the current zoning (RH/MU-5) being
enacted by City Council in 2003 for the current permitted uses of
30 townhouses and a 140 unit apartment building to be located at the corner of
Brock Road and Finch Avenue having a 7 storey design (see Attachment #3
for a copy of the development proposal).
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
- the Durham Regional Official Plan designates the subject lands as within a
Living Area;
- the Durham Regional Official Plan states that Living Areas are intended to be
predominantly used for housing purposes;
- Living Areas shall be developed in a compact form through higher densities
and by intensifying and redeveloping existing areas, particularly along arterial
roads;
- Brock Road is designated as a Type A Arterial Road and Finch Avenue is
designated as a Type B Arterial Road in the Durham Regional Official Plan;
- the subject application will be assessed against the policies and provisions of
the Durham Region Official Plan during the further processing of the
applications;
3.2 Pickering Official Plan
- the Pickering Official Plan designates the subject lands as Mixed Use Area —
Mixed Corridors;
- permissible uses within this designation include, amongst others, a variety of
residential uses including apartment buildings and townhouses;
- the Pickering Official Plan establishes a density range of over 30 and up to
and including 140 dwelling units per hectare for development within an
Mixed Use Areas — Mixed Corridors;
- the proposed development would provide a net density of 44 units per
hectare;
G,3
J
Information Report No. 01-07
Page 4
0-4 the subject property is within the Village East Neighbourhood of the
Official Plan;
- development guidelines are not considered a prerequisite for this proposal;
- Schedule // of the Pickering Official Plan — Transportation Systems,
designates Brock Road where it abuts the subject lands as a Type A Arterial Road
and Finch Avenue as a Type B Arterial Road,-
-
oad,- 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;
- Type B Arterial Roads are designed to carry moderate volumes of traffic at
moderate speeds, have some access restrictions and generally have a
right-of-way width ranging from 30 to 36 metres;
- Schedule 111 of the Pickering Official Plan - Resource Management designates
the subject lands as Shorelines and Stream Corridors and within Flood Plain
Special Policy Areas;
- Shorelines and Stream Corridors identify lands that may be prone to
hydro -fluvial impacts and require an environmental report to be submitted that
appropriately addresses any environmental constraints on the subject
property;
- Flood Plain Special Policy Areas identify lands where communities have
developed on lands susceptible to flooding, and recognizes the continued
viability of those areas by permitting some new development, subject to
appropriate flood protection measures as set out in the Official Plan;
- the Official Plan identifies that the City and Conservation Authority may require
the submission of engineering and stormwater management studies when
considering applications on lands designated Flood Plain Special Policy Area;
- the subject applications will be assessed against the policies and provisions
of the Pickering Official Plan during the further processing of the applications;
3.4 Zoning By-law 3036
- the subject lands are currently zoned RH/MU-5 by Zoning By-law 6153/03
which permits the development of the land for 30 townhouse units and a
140 unit apartment building;
- the existing zoning also contains certain performance standards (building
design and placement requirements) that were based on a specific
development proposal (see Attachment #3);
- an amendment to the zoning by-law is required to implement the applicant's
proposal;
- the applicant has requested an appropriate zone that would permit the
proposed townhouse development.
Information Report No. 01-07
4.0
4.1
4.2
4.3
RESULTS OF CIRCULATION
Resident Comments
- no resident comments have been received to date on the application;
Aaencv Comments
Page 5
Toronto Region - no objection to the land use, further information
Conservation Authority will be required during any future planning
process, such as site plan or plan of
condominium (see Attachment #4);
Durham Catholic District - no objection (see Attachment #5);
School Board
Staff Comments
- in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
• reviewing the application in terms of its level of sustainable development
components;
• as the previous proposal and existing zoning provided for a form of
development that would provide a landmark, a range of housing types and
a gateway/transition to the downtown area of the City this application must
be reviewed to determine if the previous vision may still be achieved;
• reviewing whether the need for a land use change is more compelling than
leaving the existing use rights that provide for a variety of built forms on
the property;
• reviewing the proposed development in terms of compatibility with, and
sensitivity to, surrounding lands;
• reviewing the impact on the streetscape of Brock Road and Finch Avenue;
• reviewing the building location, noise attenuation, living environment,
accessibility, massing and materials;
• reviewing the landscaping, fencing, and vegetation preservation;
• reviewing the stormwater management and flood control requirements;
• reviewing the driveway/internal road pattern to ensure proper vehicle flow
through the proposed development and in relation to abutting properties
and the location of visitor parking;
• reviewing the existing and emerging Provincial Policies related to urban
growth;
• reviewing the proposed development to ensure that adequate information
is provided, that technical requirements are met and that the proposed site
design is appropriate;
05
Information Report No. 01-07
- the Planning & Development Department will conclude its position on the
application and its design after it has received and assessed comments from
the circulated departments, agencies and public.
5.0 PROCEDURAL INFORMATION
- 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 and/or a Committee of Council;
- if you wish to be notified of Council's decision regarding either the proposed
zoning by-law amendment application, you must request such in writing to the
City Clerk;
- if a person or public body that files an appeal of a decision of the City of
Pickering in respect of the proposed zoning by-law amendment, does not
make oral submissions at the public meeting or make written submissions to
the City of Pickering before the zoning by-law is passed, the Ontario
Municipal Board may dismiss all or part of the appeal;
- if you wish to reserve the option to appeal Council's decision of the proposed
zoning by-law amendment application, you must provide comments to the
City before Council adopts any by-law for this proposal.
6.0 OTHER INFORMATION
6.1 Appendix No. I
- list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the applications at the time of writing
the report;
6.2 Information Received
- full scale copies of the Applicant's submitted plans are available for viewing at
the offices of the City of Pickering Planning & Development Department;
- the City of Pickering has not received any technical information / reports on
the proposed application;
- the need for additional information will be determined through the review and
circulation of the applicant's current proposal;
Information Report No. 01-07
6.3 Company Principal
Page 7
the Zoning By-law Amendment application has been submitted by
Gary Templeton of Templeton Planning Limited on behalf of Coughlan Homes;
the principal of Coughlan Homes is Jerry Coughlan.
o-d0P0,11',
Ross Pym, MCIP, RPP
Principal Planner - Development Review
RP:ld
Attachments
Copy: Director, Planning & Development
Lynda Taylor, MCI ,
Manager, Development Review
07
08
APPENDIX NO. I TO
INFORMATION REPORT NO. 01-07
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1) Toronto Region Conservation Authority
(2) Durham Catholic District School Board
COMMENTING CITY DEPARTMENTS
(1) none received to date
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Planning & Development Department
PROPERTY DESCRIPTION PART LOT 19, CONCESSION 1, PART
3 40R-15636
OWNER COUGHLAN HOMES
DATE JAN. 2, 2007
DRAWN BY JB
FILE No. A 10/06
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ATTACHMENT#ZZ To
WroRMATIONREPOaT# 01-07
INFORMATION COMPILED FROM APPLICANTS
SUBMITTED PLAN -
A 10/06
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IMS MAP WAS PRODUCED BY THE CITY OF PICKERING,
PLANNING & OEELOPMENT DEPARTMENT.
INFORMARON & SUPPORT SERNCES,
JANUARY 2. 2007
ATTAr,HMENT#3 To
INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN
A 24/01
J.COUGHLAN
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THIS MAP WAS PRODUCED BV THE CITY OF PICKERING
PLANNING & DEVELOPMENT DEPARTMENT,
INFORMATION 8 SUPPORT SERVICES,
MAV 26, 2003.
46k TORONTO AND REGION"Y
onserva t►on
12 for The Living City
January 22, 2006
VIA FAX AND MAIL (90 5) 420-7648
Mr. Ross Pym
Planning & Development Department
Pickering Civic Complex
1 The Esplanade
Pickering ON L1V 61<7
Dear Mr. Pym:
X TACHMENT#_!Li®
INFOiRMATION Rz:PORT'A Q I - 07
CFN 38708.01
RECEIVED X -REF CFN 32928.08
JAN 2 4 2001
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
Re: Zoning By-law Amendment Application.A 10/06
Southwest Corner of Brock Road and Finch Avenue
Part of Lot 19, Concession 1
(Cougs Investments Limited)
Thank you for your circulation of the above noted application. Staff at the Toronto and Region
Conservation Authority (TRCA) have now had an opportunity to review the application and wish
to provide the following comments:
Background
We understand that the purpose of the application is to amend the current zoning in effect on
the subject lands in order to remove the requirements related to multiple vertical dwellings and
to provide for the construction of 71 ground -related townhouse dwelling units on the site. TRCA
staff provided comment upon a previous zoning by-law amendment application (A 24/01) for the
subject lands in a letter dated August 16, 2002.
Applicable Regulation and Policy
To the north of the subject lands, beyond Finch Avenue, are the Duffins Creek and associated
valleylands. Due to this closeness to the Duff ins Creek, the subject lands are susceptible to
flooding and are within the Regional Storm Flood Plain. Accordingly, pursuant to Ontario
Regulation 166/06 (TRCA Regulation of Development, Interference with Wetlands and
Alterations to Shorelines and Watercourses) the majority of the subject lands are within the
Regulated Area. As such, the owner is required to obtain a permit from TRCA prior to
Development taking place within the Regulated Area.
Development is defined as:
i) the construction, reconstruction, erection or placing of a building or structure of any kind,
ii) any change to a building or structure that would have the effect of altering the use or
potential use of the building or structure, increasing the size of the building or structure
or increasing the number of dwelling units in the building or structure,
iii) site grading,
iv) the temporary or permanent placing, dumping or removal of any material, originating on
the site or elsewhere.
In addition to the requirements of Ontario Regulation 166/06, the subject lands are within the
Flood Plain Special Policy Area and Shorelines and Stream Corridors designations as shown on
Schedule III to the City of Pickering Official Plan. The land use policies associated with these
F \Home\Public\Development Serv1ceslDurhaA1RT,1 r AcKer, si 686'9?oQr48&'b' 1 wpd
5 Shoreham Drive, Downsview, Ontario WN 1S4 (416) 661-6600 FAX 661-6898 www.trca.on.ca
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Mr. Ross Pvm - 2 - January 22. 2007 13
designations provide for the development of these lands, despite the current flood risk, provided
that engineering studies related to the flood risk are submitted and appropriate flood proofing
measures can be employed in the design of the development.
Recommendation
Based upon our review and our understanding of the application as articulated above, we have
no objection to the application. However, in considering future applications which may seek to
implement the proposed zoning, such as a site plan or plan of condominium, we will require the
following information to be submitted to TRCA for review and approval:
1. An engineering study, prepared by a qualified professional, which demonstrates that the
proposed development has been flood proofed to the elevation of the Regional Storm
Flood Plain plus an appropriate allowance for freeboard and that'safe' ingress and
egress can be maintained to the site;
2. Plans and documents which describe the proposed stormwater management scheme
for the subject lands; and,
3. Erosion and sediment control and grading plans along with an application pursuant to
Ontario Regulation 166/06 for development within the Regulated Area.
We trust that this is of assistance. Please provide a copy of the Notice of Decision to the
undersigned should one be prepared. Please contact the undersigned if any clarification is
required.
Yours truly,
Chris Jones,
Planner II
Planning and Development
Extension 5718
CJ/
cc: Gary Templeton, Templeton Planning Ltd. (Via FAX 905-727-8890)
Steve Heuchert, TRCA
FAHome\Public\Development Services\Durham Region\Pickering\2000 Brock Road_impd
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14
The Durham Catholic District School Board
January 23, 2007
City of Pickering
Planning & Development Department
Pickering Civic Complex
One The Esplanade
Pickering, ON L1V 61<7
Dear Mr. Ross Pym
RE: ZONING BY-LAW AMENDMENT A10106
Coughlan Homes
2000 Brock Road
Part of Lots 19, Concession 1
City of Pickering
DECEIVE
JAN 2 5 2007
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
AWOLxG Dls?-&,oT
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Staff at the Durham Catholic District School Board have reviewed the above mentioned
application and have no objection.
The subject lands affected by this application fall within the catchment area of St. Wilfrid
Catholic Elementary School, located at 2360 Southcott Road in Pickering.
We wish to be notified of the passing of a zoning by-law or of the decision of the City
respecting the rezoning application.
Should you have any questions or concerns, please call me.
Best regards,
A".�0
Anne Dobos
Assistant Planner
M
cc: Debi Bentley, City Clerk
652 Rossland Road West, Oshawa, Ontario L1J 8M7
Tel 905 576-6150 Toll Free 1 877 482-0722
Patricia A. Manson B.A., M. Ed., Director of Education / secretary / Treasurer