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HomeMy WebLinkAboutJune 1, 2006 PI AGENDA STATUTORY PUBLIC INFORMATION MEETING Thursday, June 1, 2006 7:00 pm Statutory Public Information Meeting Agenda Pursuant to the Planning Act Thursday, June 1, 2006 Council Chambers - 7:00 pm Chair - Councillor Johnson (1) ZONING BY-LAW AMENDMENT APPLICATION A 06/06 S. R. & R. BAY RIDGES LTD. 1215 -1235 BAYLY STREET PART OF BLOCK Y, PLAN M-16 CITY OF PICKERING ___~"".-",""~,,,..,"'''''''''h__,,,,,,~,,,,,,__,_,",",,,,,,,''''''h_''''.'~''_'~_h,'w^,h,="'~' "''^'~'.<~'''''''''''"''''''''''''.'''''''''''.''''''.''''''''''''''O'~'" 1. Explanation of application, as outlined in Information Report # 07-06 by Planning Staff. 2. Comments from the applicant. 3. Comments from those having an interest in the application. 4. Response from applicant. 5. Staff response. INFORMATION REPORT NO. 07-06 FOR PUBLIC INFORMATION MEETING OF June 1S\ 2006 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 06/06 S. R. & R. Bay Ridges Ltd. 1215 - 1235 Bayly Street Part of Block Y, Plan M-16 City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION _ the subject lands are located at the southeast corner of the intersection of Bayly Street and St. Martins Drive; _ a property location map is provided for reference (see Attachment #1); _ the property is currently occupied with the Bay Ridges Plaza that contains a variety of commercial uses including retail, personal services, office uses and a car wash; _ the vast majority of the property not occupied by the building is paved for parking purposes with the exception of the portion of the property along the eastern side which is sloped and forms part of the Douglas Ravine; _ the site's topography, other than the Douglas Ravine portion is relatively flat; _ the property is encumbered by an existing easement in the eastern portion of the property for sewer purposes; _ access to the existing site is provided by a driveway off of Bayly Street and two driveways off of St. Martins Drive; _ the subject application does not include the lands associated with the smaller plaza at 1259 Bayly Street: - surrounding land uses are: north - on the opposite side of Bayly Street is the CN rail line and Highway 401 ; - townhouses and apartment building; - open space lands being the Douglas Ravine; - on the opposite side of St. Martins Drive are detached dwelling lots that front onto Tanzer Court. south east west Information Report No. 07-06 Page 2 2.0 APPLICANT'S PROPOSAL S. R. & R. Bay Ridges Ltd. have submitted an application to amend the zoning by-law in order permit a mixed use development consisting of townhouses, back-to-back townhouses, and a mixed use building consisting of ground related retail/commercial uses and office uses and two apartment buildings; _ the applicant also proposes to create some live-work units that will front onto St. Martins Drive; _ the applicant's proposed site plan is provided for reference (see Attachment #2); _ the proposed apartment towers on top of the commercial units are located at the north-west corner of the property with the rest of the development being occupied by grade related residential development in the form of freehold townhouses and back-to back townhouses; _ the proposed site plan does not propose the creation of any new municipal streets, rather the creation of private roads/laneways; it is anticipated that the individual townhouse dwelling units will be created by means of an application for a common element condominium; _ the condominium proposal will be a common element condominium for private internal roads, visitor parking area, parkette and possibly some perimeter landscaping elements; it is anticipated that the apartment building will be subject to a traditional condominium application in order to create the individual dwelling units; _ the apartment building complex with the commercial component will have underground parking for the residents and surface parking for commercial users; _ the proposal is intended to be developed in phases, the first phase being the freehold and back-to-back townhouses in the southern portion of the site, with the commercial component and the apartment buildings being built as later phases; - the following chart outlines the existing site details: Details of Proposed Development Total gross lot area Valley lands (land below top of bank) Road Widening Net lot area Number of Traditional Townhouses Number of Back-to-Back Townhouses Number of live-work Townhouses Total Number of Townhouses Building "A" Building "B" Number of Apartment Units Total number of Dwelling Units 4.067 ha 6,089.4 m2 750 m2 3.383 ha 71 78 12 161 243 168 411 572 Information Report No. 07-06 Page 3 Apartment Building "A" Height Apartment Building "B" Height Office - Gross floor Area Retail - Gross floor Area Commercial - Gross floor Area Surface Parking for apartment/commercial building Underground parking for apartment/commercial building Total parking for apartment/commercial building 3.0 OFFICIAL PLAN AND ZONING 16 storeys 18 store¥s 1,021 m 1,041 m2 2,062 m2 60 spaces 462 spaces 522 Spaces 3.1 Durham ReQional Official Plan designates the subject lands as Living Areas; areas designated as Living Areas are intended to be predominantly used for housing purposes, and may include limited office, retail and personal service uses; in consideration of development applications in Living Areas the intent of the Plan is to achieve a compact urban form, including intensive residential, office, retail and service and mixed uses along arterial roads and in conjunction with present and potential transit facilities; Bayly Street where it abuts the subject lands is designated as a Type A Arterial Road; the proposal appears to conform to the Durham Region Official Plan; 3.2 PickerinQ Official Plan _ the Pickering Official Plan designates the subject lands as Mixed Use Area - Mixed Corridors Area and Open Space Systems - Natural Areas; permissible uses within Mixed Use Area - Mixed Corridors Area include, amongst others, a variety of residential uses including townhouses and apartment buildings, retailing of goods and services, offices and restaurants; _ the Pickering Official Plan establishes a density range of over 30 and up to and including 140 dwelling units per hectare for development within a Mixed Use Area - Mixed Corridors Area; _ the proposed application is proposing 572 dwelling units to be located on a net designated area of 3.38 hectares resulting in a net density of 169 dwelling units per hectare; _ the current number of dwelling units does not comply with the density provisions of the Official Plan, maximum density of 140 dwelling units per hectare; Mixed Use Areas are intended to have the widest variety of uses and highest level of activities in the City when compared to other designations; _ the lands that are designated Open Space - Natural Area represent lands that are in proximity to the Douglas Ravine; Information Report No. 07-06 Page 4 permissible uses within land designated Open Space - Natural Area include conservation, environmental protection, restoration and passive recreation; _ the subject lands are within the Bay Ridges Neighbourhood of the Official Plan; _ the subject lands are within a Detailed Review Area which requires development guidelines for major development and no development guidelines currently exist in the Official Plan Compendium for this area of the Bay Ridges Neighbourhood (see Section 3.3); in conjunction with this application staff are preparing development guidelines; Schedule II of the Pickering Official Plan - Transportation System designates Bayly Street where it abuts the subject site as a Type A Arterial Road; Type A Arterial Roads are the highest order arterial road and are designed to carry large volumes of traffic at moderate to high speed; Bayly Street is designated as a Transit Spine where a higher level of transit service is to be encouraged; Schedule II of the Pickering Official Plan - Transportation System designates St. Martins Drive where it abuts the subject site as a Collector Road; Collector Roads are designed to provide access to individual properties, to local roads, and to other collector and arterial roads; Schedule 11/ of the Pickering Official Plan - Resource Management designates a portion of the subject lands associated with the Douglas Ravine as Shorelines and Stream Corridors; Shorelines and Stream Corridors identify lands that may be prone to water impacts, such as flooding, erosion and slope instability, and requires an environmental report to be submitted that appropriately addresses any environmental constraints on the subject property; _ the subject application will be assessed against the policies and provisions of the Pickering Official Plan during the further processing of the applications; 3.3 Development Guidelines for the Bav RidQes Neiahbourhood _ with the submission of the subject application the need for development guidelines for the subject lands was identified; Development Guidelines will examine the land use mix and arrangement, the scale and intensity of use the transportation network and community design requirements; _ the preparation of the development guidelines has been initiated by the City with the assistance of a consultant; _ the preparation of the development guidelines included an urban design workshop that included representatives of the area residents, applicant, City staff, Regional staff and TRCA staff; a draft of the Development Guidelines was prepared by the consultant and is currently being reviewed; - the development guidelines will address the mix of land use, development layout, open space distribution, built form, street presence, building height/massing and articulation, view corridors and sustainability practices; Information Report No. 07-06 Page 5 _ a copy of the Draft Urban Design Concept is provided for general reference (see Attachment #3); preliminary review of the draft guidelines indicates that certain design matters will need further investigation resulting in refinements and enhancements; it is anticipated that the Development Guidelines will be finalized by staff and brought before City Council for consideration; 3.4 ZoninQ By-law 3036 _ the subject lands are currently zoned "C2" - General Commercial Zone by Zoning By-law 2511, as amended; _ the existing zoning permits a variety of commercial uses including retail stores, restaurants, service stores, business and professional offices, car wash, dry cleaning and laundry and automobile service station; an amendment to the zoning by-law has been requested by the applicant in order to permit the proposed mixed use development; _ the applicant has requested an appropriate zone that would permit the proposed uses. 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments _ written comments have been received from numerous residents providing comments and concerns/opposition with the application; comments included concerns with: · loss of commercial facilities/grocery store, specifically to the number of seniors living in the immediate neighbourhood; · site density/number of units; · increased traffic in the area; · access locations to the site; · impacts on schools/capacity for students; · on-site traffic movements; · construction activity, phasing of development, timing of demolition of the existing plaza and impacts on the remaining businesses; · impact on the ravine/environmentally sensitive lands; · dangers to pedestrian traffic; · urban design; 4.2 AQency Comments no formal agency comments have been received to date; Information Report No. 07-06 Page 6 4.3 Staff Comments in reviewing the application to date, the following matters have been identified by staff for further review and consideration: · concluding/reducing on the number of dwelling units to ensure compliance with the Official Plan density maximum of 140 units per hectare; · reviewing the traffic report to determine the impact of the proposed development on the existing traffic in the area; · comparing the application to the final version of the development guidelines to ensure general compliance to the guidelines which will include development layout, building locations, massing, height and lotting fabric, streetscapes, vista, compatibility and integration to surroundings; · ensuring that the proposed development is compatible with, and sensitive to, surrounding land uses including shadowing, noise, pedestrian linkages, scale and intensity of the uses; · reviewing the site servicing and down stream constraints and the related financial impacts on the site development will have to be addressed; · ensuring adequate parking is provided on the property in appropriate locations; · need to analyze the constraints and benefits the application will have on both the subject property and on the surrounding community, given the role of the existing use provide to the community; · need to consider the environmental impacts on the Douglas Ravine, the limit of development associated with the top-of-bank, and trail locations/connections with the open space system; · stormwater management matters as they relate to the Frenchman's Bay Stormwater Management Master Plan; · reviewing the lotting pattern of the townhouses to ensure an appropriate urban design in terms of the need to front onto primary roads and to avoid backing onto the ravine; · reviewing the proposed development to ensure that adequate information is provided, that technical requirements are met and that the proposed site design is appropriate; · reviewing the emerging Provincial Policies related to urban growth such as the Places to Grow Policy which has identified Pickering as a growth centre (therefore the need to achieve certain intensification requirements at appropriate locations that will exhibit a high quality urban design based on appropriate development design guidelines); · ensuring the application can achieve a high level of sustainable components; _ 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. Information Report No. 07-06 Page 7 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 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 including: · proposed development plan; · Traffic Impact Study, prepared by Javar Consultants Inc., dated February 2006; · Phase I Environmental Site Assessment, prepared by Jacques Whitford Engineering, dated August 13, 2004; · Phase II Environmental Site Assessment, prepared by Jacques Whitford Engineering, dated August 30, 2004; · Planning Report, prepared by Commercial Focus Advisory Services Inc., dated February 23, 2006; · Shadow Study, Prepared by Kirkor Architects & Planners, dated February 3, 2006; _ the need for additional information will be determined through the review and circulation of the applicant's current proposal; Information Report No. 07-06 Page 8 _ also available is the draft design guidelines that is currently being reviewed with an expectation it will be refined prior to being finalized for Council's consideration (a copy of the draft guidelines is available on the City' website cityofpickering.com or from the Planning & Development Department. 6.3 Company Principal _ the owner of the subject lands is S. R. & R. Bay Ridges Ltd.; _ Stephen Warsh is a principal of S. R. & R. Bay Ridges Ltd. ¿~~ Ross Pym, MCIP, RPP . Principal Planner - Development Review RP:ld Attachments Copy: Director, Planning & Development APPENDIX NO. I TO INFORMATION REPORT NO. 07-06 COMMENTING RESIDENTS AND LANDOWNERS (1) Ekkehard Zorn (2) Joyce Harkness (3) Margaret Sutton (4) Mary Jeffery (5) Jean Taylor (6) Brenda Wessely (7) Meredith Clark (8) John Smith (9) Maureen St. Jean (10) George Kolesnikovs (11) Pasquale Malandrino (12) Patricia Elson (13) Mike Danischewsky COMMENTING AGENCIES (1 ) none received to date COMMENTING CITY DEPARTMENTS (1 ) none received to date ATTACHMENT#..LTO !NFORMATIONREPORT# D7-0b ~ I¡~~Q b/ I ~ "'O.,¡::. /vd? V V--'.,¡::. /V l'0~ g '\ \ \ / ~ \ \ ~ 4-0Î \ \N Þ-- '{ r\\G\4 t--- -"I- R c.\<' . f-f-í 5í~ , - ~~'{~w ~ __~ ,(\\\\\\\~\\~> s ____ ~~~~í~~~-* ~ ~ ú~\P ~ ~z ~ -,.....-,0:: ?- 0,0 (") I--t« u~~/O~~ ~ (' // ----¡~ ~ . ÌÎ X -j~!ñ - ~ j=~ III '> SUBJECT PROPERTY _~ POPR - / I - I TATRA ~ - GRE~ lr'- 'l ~ ~~ ill I o C§ t= ¡-- 0:: ==1-- II I~ ""\ ß-L.----- '" ~ I (?/ City of Pickering PROPERTY DESCRIPTION PART OF BLOCK Y, PLAN M-16 r--_ -- STREET -1 f=- '---- _ I 0 z-_ I~_~ ~~- ~t= ~ ==- \-- I-- PATMORE - ~~<Vf--.....~ L NE =~ <) '--- - I-- -¡-- ~ ~ =1-- Planning & Development Department ) ;J<V 0' ~ OWNER S. R. & R. BAY RIDGES LTD. FILE No. A 006/06 DATE MAY 8, 2006 SCALE 1 :5000 DRAWN BY JB CHECKED BY RP l' ~'Q!.a :sources: Teronet Enterprises Inc. and it. suppliers. All riQhts Reserved. Not Q plan of survey. 2005 MPAC and its l!Iuppliers. All ,.¡chts Reserved. Not 0 plan of Survey. PN-3 i\l'TNJHMENT#..L TO "'!m :>'¡'f.~·nùN REPORT# Ö 7 - Db INFORMATION COMPILED FROM APPLICANTS SUBMITTED PLAN S. R. & R. BAY RIDGES LTD. A 06/06 ~ Q Z.:JI D/Þ / "'> K6~, ......""....... 89 _ J ~/ ~l' .~,¡-\-~- 141.2 , - - c- \ rp' v'/\.'/ s1,,~~1 .......".~... ,. 'C :, ~~~ ~ ~'_:-t ~ ..--:..--: ..--:~..--:, ;(,\~:5:~:"~-~~ - i:· ~~ t;; _ ..--:..--: ~'~ ~ \~ - f~· r-- - ~CO""" \ ( . ~\~~ ':372- ~ I:.:' ~ , \ ....... 45.. ~_.. ';) :'I:~" .... ::;...... =t-· a I ~ ,~ "~~~\\ ~ ,,' ... U Œ r å~~ \J\ I \~, J ,~..,c;l'f\' ~ ' :!.- ¡:. I ~ \\..... I"\. /'f I \ 1\ \' ~gi" a:'.....J ~:- ~ ~ ~ Î ~J..)¡!;;'PJ..' c- I \~ ~'CO""" À\ ~a ~~ r. 1-\ O~" i." I ~ ~ ~ I.,,,,, \~~ .s,' ,~...P¿..-""'¡TI' ,.' !f;:rc:.. ~ ~\ ...... ,<:" ria. ::.. ~.....z. · c::J:?-~- ~ ~.) .-:<.,:: . . --.::>--" /, ".. . _ . ..... fONllŒTTt f..:,·- PAR1 I"~ 'M' Il ..l.. 'N,;n l-L" 'J'LL I E- ~ ~~ k--~ n- F l?: LL E É:-:' rr ~ ~.~ IT. It: '¡;;- :f~~ ~, f- 'A rl hrl f,d H ~ f . ,*;'''~_ ";1 TO J." J ".' ~JHOO:J".- '.' ~D:'l.:u _,r: ...... . IleA "AAfINO PACf5 2 lCAf'.uþiciþ. :¿þ I I I I I I 'I 1 ' I' I tel to. - ì UI !!i ï i i " lC) .... IT 'f' ií [ IT IT' ~ ~ r ..lI 1. 'c' [l µ.. II rr h1 .ll " LL WJ T ~l -r .1 HI ..l I 'I¡,- h1 -,; 1 h1 IT h1 µ. .JJ H IT lr LL IT IT rr ìl LL .lJ ë n- T If u. .1 IT 11 rr :T1 Tl1ASr;r -r H .1. ~ ~ h1 m \~ !J' ':J . 204,423 FULL SCALE COPIES OF THE APPLlCANT's SUBMITTED PLAN ARE AVAIlABLE FOR >1EW1NG AT THE CITY OF PICKERING PLANNING do DEvELOPMENT OEPARTMENT. THIS MAP WAS PROOUCED BY THE CITY OF PICKERING PLANNING do DEVELOPMENT DEPARTMENT. INFORMATION .t SUPPORT SER>1CES. MA Y 8. 2006. ATTACHMENT# 3 m 1t4I='ORMATiON REPORT#. 0"7 -. 0 fa Draft Urban Design Concept c=J L31 ~....·..F..... ~. - .. The concept plan illustrated above is the first draft of the urban design guidelines prepared by MPBD Inc. for the City of Pickering. The draft guidelines are currently under review and a final version for City Council's consideration will be completed by Planning & Development staff. The preparation of the Development Guidelines are intended to assist City Council in the review of development proposals and the preparation of zoning by-laws. To date, City staff have identified the following issues that will have to be further refined upon in the final version of the design guidelines, · Mix of land uses · Parking, Parking Locations and Treatment · Sustainable Design Practices · Organization of street and blocks · Treatment of open spaces and linkages · Built form/massing/articulation of buildings · Treatment of Bayly Street and S1. Martin's street edge · Architectural treatment of the townhouses located along the east-west street . Signage A full copy of the first draft of the Guidelines is available for review on the City's website (cityofpickering .com).