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Home My WebLink AboutPD 38-03 CONFIDENTIAL REPORT TO PLANNING COMMITTEE Report Number: PD 38-03 Date: September 30, 2003 From: Neil Carroll Director, Planning & Development Department Subject: Declaration of Surplus Lands for the Purpose of Sale - Part of Lot 28, Range 3, B.F.C., Pickering - (Part 1, Plan 40R-2767) - File: RE0307 Recommendation: A Resolution should be passed to: (a) declare the lands described as that part of Lot 28, Range 3, B.F.C., Pickering, designated as Part 1, Plan 40R-2767 surplus to the needs of the Corporation for the purpose of sale; authorize the CAO to negotiate the sale of the subject lands exclusively with Intracorp/M.H. Strathmore Ltd. for incorporation into their proposed townhouse development on adjacent lands; and (b) (c) direct the CAD to report back to Council detailing the negotiated terms and conditions and to seek authorization to effect the sale of the subject lands. Executive Summary: It has been determined that the subject lands are no longer required by the City and should be declared surplus for the purpose of sale. Financial Implications: A completed appraisal values the subject lands at $14,000.00 per additional unit achieved over the consolidated land holdings. Based on staff's review of a preliminary design submitted by Intracorp/M.H. Strathmore Ltd. (the "applicant"), it appears that the applicant could benefit by the development of 7 additional units within the consolidated development of both parcels. However, the final net revenue from the sale will be determined following negotiations between the CAO and the applicant. Appraisal costs, legal fees and disbursements - to be negotiated with the applicant. Report PD 38-03 Date: September 30, 2003 Subject: Declaration of Surplus Lands for the Purpose of Sale Page 2 Background: In 2001, the City acquired the subject property from the Pickering Hydro-Electric Commission. The subject property is located on Sheppard Avenue, just east of Whites Road. A section of Amberlea Creek traverses the property. The property constitutes an area of approximately 0.37 hectares (0.92 acres) of which only 0.09 hectares (0.23 acres) are available for development (the remainder being open space to accommodate Amberlea Creek and an associated buffer zone). The property lies directly adjacent to property owned by the applicant. In 2001, the applicant applied for the zoning of its lands to permit a townhouse development and in doing so, expressed an interest in acquiring the adjacent lands owned by the City for incorporation into that development. On June 17, 2002, Council adopted a recommendation from staff to rezone both the applicant's and City properties. It was further recommended that the zoning be passed in two phases in order to allow time for staff to evaluate the stormwater management options for the Amberlea Creek which runs through both properties. City Council adopted staff's recommendation and on July 29, 2002, Zoning By-law 6010/02 was enacted for Phase 1, permitting the development of 67 townhouse units on part of the applicant's lands. The applicant has now requested that the zoning by-law for Phase 2 be brought forward, which by-law includes the lands owned by the City and the remainder of lands owned by the applicant. Consideration of the zoning by-law is scheduled for Council on October 14, 2003. The applicant has submitted a preliminary site plan for the consolidated parcels which provides for a net increase in developable units through the inclusion of City-owned lands. The site plan addresses community concerns by maintaining the Amberlea Creek watercourse in an open channel and securing 75% of the City lands in natural open space or buffer area. The limits of open space were determined in the field with TRCA and will provide a significant buffer to existing Sheppard Avenue residences, east of the property. A public easement will also be secured through the lands to provide access to a pedestrian walkway linking Delta Boulevard to Sheppard Avenue. As it has now been determined that the Amberlea Creek corridor will remain an open channel at this location (with the applicant undertaking on-site stormwater management control) and City staff are in general support of the applicant's consolidated development proposal, it is recommended that Council pass a Resolution declaring the lands surplus to the Corporation for the purpose of sale to the applicant for incorporation into their development of the adjacent parcel. A recent appraisal obtained by the City values the subject lands at $14,000.00 per additional unit achieved over the consolidated land holdings. Based on staff's review of a preliminary design submitted by the applicant, it appears that 7 additional units could be achieved within a consolidated development. The City's negotiations will be based on this recommended approach. However, the final net revenue from the sale will be determined through negotiations between the CAO and the applicant. The CAO will Date: September 30, 2003 Report PD 38-03 Page 3 Subject: Declaration of Surplus Lands for the Purpose of Sale report back to Council detailing the negotiated terms and conditions and to seek authorization to effect the sale of the subject lands. A Resolution should be passed to: (a) (b) (c) declare the lands described as that part of Lot 28, Range 3, B.F.C., Pickering, designated as Part 1, Plan 40R-2767 surplus to the needs of the Corporation for the purpose of sale; authorize the CAO to negotiate the sale of the subject lands exclusively with Intracorp/M.H. Strathmore Ltd. for incorporation into their proposed townhouse development on adjacent lands; and direct the CAO to report back to Council detailing the final negotiated terms and conditions and to seek authorization to effect the sale of the subject lands. Attachments: 1. 2. Location Map Map Identifying Developable Lands Approved I Endorsed By: Prepared By: ;J,~~ Denise Bye, oordJnator Property & Development Services ./ ~/ Neil Carro Director, P DB:bg Attachments Copy: Chief Administrative Officer Director, Corporate Services & Treasurer Solicitor for the City Economic Development Officer Recommended for the consideration of Pickering City Council ,N' ", ATTACHMENT #-1 TO REf \,/rì\ # PO 3 ß - 0 =s (f) w t: I ~ C.N.R. SHEPPARD AVENUE SHEPPARD AVENUE (f) w t: I ~ 0 fTI ~ LANDS OWNED BY INTRACORP/M.H. STRATHMORE LTD. DUN FAIR ST. ~ p;:. '-( ..¿,. \ G ..¿,. AO^' City of Pickering PROPERTY DESCRIPTION o¡:..: Planning & Development Department PART OF LOT 28, RANGE 3, B.F.C., PICKERING, DESIGNATED AS PART 1, PLAN 40R-2767 FILE No. DATE SEPT. 9, 2003 SCALE 1 :5000 DRAWN BY JB CHECKED BY DB l' OWNER INTRACORP/M.H. STRATHMORE LTD. FOR DEPARTMENT USE ONLY PN-6 PA- AnACHrØT . .~ m REh111' I PO 38 - 0.3 \ \ \ \ \ \ CITY LANDS~ \ \ \ \ \ ~\\Jt.- [À~(\"< . ? [À~D S'í\t.-? \ \ \ \ \ -ž- ~ :.--\ ~ ---- 1J ---- 0 ---- 1:) ---- ---- l' N ---- ---- ---- City of Pickering Planning & Development Department. DATE SEPT. 30, 2003