HomeMy WebLinkAboutPD 09-11
City Report To
Planning & Development Committee
PICKERING Report Number: PD 09-11
Date: April 11, 2011
23
From: Neil Carroll
Director, Planning & Development
Subject: Zoning By-law Amendment Application A 35/05
Ansar Medical Services Inc.
2177 & 2185 Brock Road
Part of Lot 18, Concession 2
City of Pickering
Recommendation:
1. That Report PD 09-11 of the Director, Planning & Development be received;
2. That Zoning By-law Amendment Application A 35/05, submitted by Ansar Medical
Services Inc. to permit a mixed use development on lands being Part of Lot 18,
Concession 2 be approved; and
3. Further, that the zoning by-law to implement Zoning By-law Amendment Application
A 35/11, as set out in Appendix I to Report PD 09-11, be forwarded to City Council.
for enactment.
Executive Summary: The applicant requests an amendment to the zoning by-law
to permit a mixed use development consisting of multi-storey residential and
commercial uses (see Applicant's Submitted Plan -Attachment #2). The conceptual
design is for all buildings to be in the five to six storey range.
The site is located on the east side of Brock Road approximately midway between Finch
Avenue and the Third Concession Road, opposite McBrady Crescent (see Location
Map - Attachment #1).
The proposal is for a compact mixed-use development that provides a range of
residential living accomodations as well as retail and office commercial opportunities.
The proposal is considered compatible with the Duffins Precinct Development
Guidelines that establishes future surrounding land uses. The implementation of the
proposed development will help achieve the City's urbanization objectives for the east
side of Brock Road, establish the desired building form for this portion of Brock Road,
and provide greater support for existing businesses and transit along this Regional
Corridor.
Report PD 09-11 April 11, 2011
Subject: Ansar Medical Services Inc. (A 35/05) Page 2
24
The application has been revised since the Public Information meeting in order to
resolve environmental concerns, incorporate a more urban design, and increase
density. The recommended draft zoning by-law addresses building location and
appropriate performance standards for the development. The draft zoning by-law also
contains an "(H)" Holding Provision for the site. It is anticipated that the "(H)" Holding
Provision will be addressed in phases with the first phase of development anticipated to
be in the westerly portion of the property fronting Brock Road.
The application is recommended for approval. The implementing by-law is appropriate
as it implements the Official Plan, is in accordance with Provincial policy, and
constitutes appropriate land use planning.
Financial Implications: No direct costs to the City are anticipated as a result of the
recommendations of this report.
Sustainability Implications: The applicant's proposal is aligned with the City of
Pickering Draft Sustainable Development Guidelines. It achieves the Level 1
requirements for Guideline #2 (Plan of Subdivision, Site Plan, Rezoning and Building
Permit Guidelines). It is a redevelopment site adjacent to existing uses that would
develop the lands in a form that accommodates appropriate urbanization and
intensification and will utilize existing infrastructure and amenities within the City's urban
area. The proposed mixed-use development will be well served by, and will help support,
future public transit along Brock Road.
Specific sustainability features include:
• provision of community uses
• adjacent to a Regional Transportation Spine
• providing a mixed-use development
• intensification within the municipal built boundary
• reduction of reliance on the automobile
• enhanced pedestrian environment
• additional employment opportunities
• recycling encouraged
• efficient use of resources, and
• transferring environmentally sensitive land into public ownership
In addition, there will be an opportunity to improve this rating still further as additional
sustainability factors become available through site plan review and detailed building
design.
Report PD 09-11 April 11, 2011
Subject: Ansar Medical Services Inc. (A 35/05) Page 3
25
.1.0 Background:
Ansar Medical Services Inc. (Ansar) proposes a mixed use development on the
subject lands, located on the east side of Brock Road midway between
Finch Avenue and the Third Concession Road, opposite McBrady Crescent (see
Location Map - Attachment #1).
The total property has an area of approximately 3.3 hectares and is currently
occupied by two detached dwellings that are proposed to be removed. The
majority of the site, approximately 2.1 hectares, is located below the top-of-bank
and therefore in the valley lands of the East Duffin Creek.
The applicant's conceptual site plan (see Attachment #2), revised since the
original submission in 2005, is proposing four multi-storey buildings on a net area
of approximately 1.2 hectares, consisting of:
• a 6-storey mixed use building fronting Brock Road with ground floor
retail/commercial, second floor office use and four floors for residential
uses (48 apartment units and 3,000 square metres of commercial/office
uses)
• a 5-storey apartment building flanking Brock Road (48 units)
• a 5-storey retirement home with 88 suites and a 5-storey long term care
facility with 152 beds in the interior eastern portion of the property
The concept provides for underground parking for the majority of the parking
requirements. Surface parking is provided for visitors and retail users.
The applicant has indicated that the site is proposed to be developed in phases,
with the two buildings in the western portion fronting Brock Road being
developed first and the eastern rear portion being developed as a later phase.
Access to the site is proposed from a single driveway off Brock Road. The plan
provides for a connection at the rear of the site to a future north-south internal
roadway through properties to the south, which will provide a secondary access
to Brock Road at the Major Oaks Road signalized intersection. This will ensure
that if in the future the Region of Durham restricts the Brock Road access to
right-in and right-out only through the introduction of a centre median, the subject
property will still have access to the southbound lanes of Brock Road.
Report PD. 09-11 April 11, 2011
Subject: Ansar Medical Services Inc. (A 35/05) Page 4
26
2.0 Comments Received
2.1 At the July 23, 2007 Public Information Meeting
One area resident spoke at the Information Meeting to seek information and
express concerns respecting additional traffic on Brock Road and the impacts of
the development on the surrounding community (see Text of the Information
Report - Attachment #3 and Meeting Minutes - Attachment #4).
2.2 Written Public Submissions on the application
One written submission was received from an area resident expressing strong
support for the project, particularly the long term care facility (see
Attachment #5).
2.3 City Department and Agency Comments
Region of Durham • the proposed amendment is consistent with the Region's
Planning policies
Department • a noise study will be required that addresses noise impacts
and mitigation measures for the residential dwelling units
• municipal water supply is available to the subject property
• sanitary sewer service will have to be provided to the
property at the owner's expense by the extension of
services from the south
• site access might be restricted to right-in / right-out in the
future due to the reconstruction of Brock Road that may
include a raised centre median
• a Durham Region Transit stop should be incorporated
along the Brock Road frontage of the property
• the Site Plan Review process will address matters
including site access, transit stop, road widening, service
connections (see Attachment #6)
Toronto and TRCA have no objection to the appliction subject to the
Region lands being zoned with a "(H)" Holding symbol to ensure
Conservation that TRCA requirements are satisfied, which include
Authority (TRCA) conveyance of valley and buffer lands, submission of
various technical reports and the entering into a site
plan/development agreement (see Attachment #7)
Engineering the Stormwater and Environmental Engineer advised that
Services low impact development measures be considered to
address stormwater management requirements (see
Attachment #8)
the Supervisor, Engineering & Capital Works provided
comments related to municipal sidewalks on the
Brock Road frontage (see Attachment #9)
Report PD 09-11 April 11, 2011
Subject: Ansar Medical Services Inc. (A 35/05) Page 5
27
Development . provided technical comments on the submitted
Control studies/reports
• applicant will be required to enter into an agreement with
the City that will address future cost sharing for
downstream services, roads storm sewers and
permanent pond
• the agreement must also address any off site works on
Brock Road which the City will cost share (see
Attachment #10)
2.4 Other Agencies
No other agency (being technical agencies) that provided comments on the
application expressed any concern with the proposed land use.
3.0 Discussion:
3.1 The Proposed Uses and Built Form are Supportable and Comply with the
Official Plan and Duffins Precinct Development Guidelines
The subject lands are designated "Open Space Natural Area" and "Urban
Residential Area - Medium Density Area" in the Official Plan. The "Natural Area
lands reflect the valleylands which are required to be conveyed to the TRCA and
zoned accordingly.
The developable portion of the subject property is designated "Urban Residential
Area - Medium Density" (Brock Ridge Neighbourhood). This designation is
intended for residential uses, home occupations, limited offices serving the area,
and limited retailing of goods and services serving the area; community, cultural
and recreational uses; and compatible employment and special purpose
commercial uses serving the area. At 79 units per hectare, the residential portion
of the proposal achieves the upper limit of the Official Plan density range of a
minimum of 30 units and up to 80 units per net hectare.
The proposed commercial and residential uses are consistent with the Medium
Density design and appropriate for the subject lands. Situated adjacent to a
regional transit corridor, the subject lands are considered an appropriate location
for higher density residential uses. The proposal is further supported by the
polices of the Durham Regional Official Plan and Provincial Growth Plan.
The concept plan provides for a built form that will create an appropriate urban
edge along Brock Road. The design of the proposed development will establish
a building massing that is anticipated to be followed as surrounding properties
are develop.
Report PD 09-11 April 11, 2011
Subject: Ansar Medical Services Inc. (A 35/05) Page 6
28 The Duffins Precinct Development Guidelines (DPDG) state the area is to be a
residential neighbourhood of compact urban form featuring a broad variety of
housing types and structured around an interior road. The concept plan for the
development proposes a compact urban form, a housing form for a variety of
different users while creating a positive streetscape, a central corridor that
terminates with a vista of the open space lands and achieving the desired density
and intensification of a development situated along a prominent municipal
corridor, consistent with the Development Guidelines.
The proposed buildings along Brock Road are designed with a five and six storey
massing that will establish the site as a prominent location along Brock Road yet
not overpower the existing residential areas located on the west side of Brock
Road. This will establish the desired built-form edge that has been identified as
the desired character for the urban fabric along the east side of Brock Road.
The concept plan provides for the more intensive uses (mixed use building and
apartment building) being located next to Brock Road, while the less intensive
uses (the assisted seniors building and the long term care facility) are located
adjacent to the valley lands.
3.2 The Proposed Development is Considered Compatible with the Existing
Neighbourhood
Although the Duffins Precinct Development Guidelines envisage housing as the
primary land use for this area of the precinct, a mixed use proposal containing
limited commercial uses is appropriate. Brock Road will buffer the neighbouring
low density residential areas on the west side of Brock Road from the more
intensive uses on the east side.
It is anticipated that abutting properties to the north and south will also be
redeveloped in time. The lands to the north have the ability in the DPDG to be
developed at a greater intensity than the subject lands as they are designated
"Mixed Use Areas - Community Node" in the Official Plan and therefore have an
increased intensification ceiling in terms of density and building height. For the
abutting lands to the south, the DPDG permit the same intensity as the subject
land and therefore would be compatible with the uses proposed in the subject
application.
3.3 A Number of Issues Remain Outstanding Prior to Construction
Planning & Development Department are supportive of the proposed land use,
however, prior to authorizing any site works on the property, a number of
technical matters need to be finalized.
i
Report PD 09-11 April 11, 2011
Subject: Ansar Medical Services Inc. (A 35/05) Page 7
29
The City and TRCA require that an update to the 1999 Master Environment
Servicing Plan (MESP) be prepared. This work is currently underway by Sernas
Associates under contract with Kindwin Development Corporation (David Brand),
being one of the larger land owners in the Precinct. Costs associated with
updating the MESP will be proportionately shared by all benefitting property
owners in the area. The updated MESP will reflect revised floodlines which
impact the amount of developable lands in the precinct. The Development
Guidelines (Tertiary Plan) will be updated based on the recommendation of the
MESP.
TRCA recommends that development not be permitted to proceed until such time
as the MESP is substantially complete and stormwater management
requirements have been determined and accepted by the City and TRCA. The
applicant may have the ability to address their stormwater management needs on
site and this will be investigated as the application advances.
The following items will be required prior to the lifting of the "(H)" Holding symbol:
• the updated Master Environmental Servicing Plan for the Duffins Precinct
south lands
• a revised Environmental Impact Study
• a revised Hydrogeological Assessment
• a revised Servicing and Stormwater Management Feasibility Study
• a mitigation and/or compensation plan for impacts on the draw/ditch
feature
• a Noise Impact Study
• a site plan/development agreement requiring, among other things,
appropriate arrangements for the conveyance of open space lands;
conveyance of required road widening and sight triangle; cost recovery for
the proportionate value of works and studies undertaken on behalf of all
benefitting property owners in the area; and fulfilling the requirements of
the Region and TRCA.
3.4 The Owner will have to Satisfy the Region of Durham that appropriate
Sanitary Services are Available to the Site
The Regional Works Department has indicated that existing sanitary sewer
services are not available for the proposed uses on the subject lands. The
sanitary servicing of the site was envisioned to be via the extension of the
services located on Brock Road just north of Finch Avenue along an internal road
within the Duffins Precincts. With the proposed development proceeding prior to
the development of the internal road, the applicant will be responsible for the cost
of extending the services to the property.
Report PD 09-11 April 11, 2011
Subject: Ansar Medical Services Inc. (A 35/05) Page 8
30
3.5 Parking Provisions for the Proposed Uses will be Provided
In considering the parking requirements for the development, staff has reviewed
parking requirements for similar mixed use development that proposes the range
of uses, including a long term care facility and seniors retirement building. Given
that uses such as a long term care facility and seniors retirement building
typically generate their greatest parking demand on weekends and evenings, a
shared parking program for these uses is considered appropriate. Standard
parking requirements will apply for the commercial and apartment components of
the development. The parking rate for the retirement home is consistent with
requirements used in Pickering and those of other municipalities. A reduced
parking rate is reflected in the parking requirements for the long term care facility
in the proposed zoning by-law as the peak parking demand for this use is during
off-peak times of the office uses. A more detailed review of parking design and
function will be undertaken through the site plan review process.
3.6 Site Plan Matters will be addressed through the Site Plan Review Process
It. is recognized that the current site design is still in the conceptual stage and will
evolve over time. The owner has advised they are willing to work with the City in
order to achieve a high order of urban design that best achieves the City's desire
for a quality streetscape along Brock Road. Therefore, as the processing of the
project advances, matters such as building design and orientation will be
explored in order to ensure the goals of all parties are accomplished.
Further site development matters concerning the City, Region and TRCA will. be
more thoroughly addressed through the Site Plan Review process, which will
address, but not be limited to, such items as:
• building massing and orientation
• pedestrian accessibility
• facade design
• accessibility
• on-site circulation and parking
• commitments regarding construction for the future access
• landscaping, servicing, stormwater management, erosion control, and low
impact design methods
In addition, as a condition of Site Plan Approval, the site plan agreement will
provide for proportionate cost sharing associated with the MESP update by all
benefitting property owners in the study area.
Report PD 09-11 April 11, 2011
Subject: Ansar Medical Services Inc. (A 35/05) Page 9
31
3.7 A Site Specific Amendment to Zoning By-law 3036 should be enacted
The conceptual site plan provided by the applicant provides sufficient detail to
enable the preparation of an implementing zoning by-law that establishes
appropriate development standards, ensures acceptable compliance with the
Duffins Precinct Development Guidelines, and provides suitable buffers to
adjacent properties. Details of site design will be determined through the site
plan review process.
Appendix I to Report PD 09-11 contains the recommended amendment to the
zoning by-law. The By-law includes:
a) restrictions on the permitted uses;
b) minimum and maximum building height provisions;
c) zoning requirements respecting building location;
d) parking requirements;
e) minimum density and maximum number of units;
f) maximum commercial gross leasable floor area;
g) open space zone for valleylands to be conveyed to TRCA; and
h) an "H" Holding provision to ensure all agency requirements are satisfied.
4.0 Applicant's Comments:
The applicant is aware of the content of this report and concurs with the
recommendations of the report.
Appendix:
Appendix I: Draft Zoning By-law
Attachments:
1. Location Map
2. Applicant's Revised Conceptual Plan
3. Text of Information Report No. 04-07
4. Minutes from July 23, 2007 Statutory Public Information Meeting
5. Resident Comment - A. Salma Rahman
6. Agency Comments - Region of Durham Planning Department
7. Agency Comments - TRCA
8. City Comments - Stormwater and Environmental Engineer
9. City Comments - Supervisor, Engineering & Capital Works
10. City Comments - Development Control
I
Report PD 09-11 April 11, 2011
Subject: Ansar Medical Services Inc. (A 35/05) Page 10
32
Prepared By: Approved/Endorsed By:
G~
Ross Pym, MCIP, RP Neil Carrol , PP
Principal Planner - Development Review Director, Planning & Development
Marg Wouters, MCIP, RPP
Manager, Development Review
& Urban Design
RP:Id
Copy: Chief Administrative Officer
Recommended for the consideration of .
Pickering City Co cil
20 it
Tony P.revedel, P.Eng.
Chief Administrative Officer
Appendix I TO
Report PD 09-11
33
Draft Zoning By-law
Amendment Application A 35/05
3
The Corporation of the City of Pickering
By-law No. XXXX/11
Being a By-law to amend Restricted Area (Zoning) By-law 3036,
as amended, to implement the Official Plan of the City of
Pickering, Region of Durham in Part of Lot 18, Concession 2,
in the City of Pickering. (A 35/05)
Whereas the Council of The Corporation of the City of Pickering deems it desirable to
permit a mixed use development for apartment buildings, commercial uses, retirement
home and a long term care facility on the subject lands, being Part of Lot 18,
Concession-2, in the City of Pickering;
And whereas an amendment to By-law 3036, as amended, is therefore deemed
necessary;
Now therefore the Council of The Corporation of the City of Pickering hereby enacts as
follows:
1. Schedules "I" and "II"
Schedules "I" and "II" attached hereto with notations and references shown
thereon are hereby declared to be part of this By-law.
2. Area Restricted
The provisions of this By-law shall only apply to those lands in Part of Lot 18,
Concession 2, City of Pickering, designated "RH/MU-7", and "OS-HL" on
Schedule "I" attached hereto.
3. Definitions
In this. By-law,
(1) "Adult Entertainment Parlour" shall mean a building or part of a building in
which is provided, in pursuance of a trade, calling, business or occupation,
services appealing to or designed to appeal to erotic or sexual appetites or
inclinations;
(2) "Body Rub Parlour" includes any premises or part thereof where a body
rub is performed, offered or solicited in pursuance of a trade, calling,
business or occupation, but does not include any premises or part thereof
where the body rubs performed are for the purpose of medical or
therapeutic treatment and are performed or offered by persons otherwise
duly qualified, licensed or registered so to do under the laws of the
Province of Ontario;
By-law 1. XXXX/11 Page 2
t 1 35
3) "Build-to-zone" shall mean an area of land in which all or part of a building
elevation of one or more buildings is to be located;
(4) "Business Office" shall mean a building or part of a building in which the
management or direction of a business, a public or private agency, a
brokerage or a labour or fraternal organization is carried on and which
may include a telegraph office, a data processing establishment, a
newspaper publishing office, the premises of a real estate or insurance
agent, or a radio or television broadcasting station and related studios or
theatres, but shall not include a retail store;
(5) "Commercial Club" shall mean an athletic or recreational club operated for
gain or profit and having public or private membership, but shall not
include an adult entertainment parlour;
(6) "Commercial Music School" shall mean a school which is operated for
gain or profit and contains the studio of a music teacher;
(7) "Commercial School" shall mean a school which is operated for gain or
profit and may include the studio of a dancing teacher, or an art school, a
golf school or any other such school operated for gain or profit, but shall
not include any other school defined herein;
(8) "Convenience Store" shall mean a retail store in which food, drugs,
periodicals or similar items of day-to-day household necessities are kept
for retail sale primarily to residents of, or persons employed in, the
immediate neighbourhood;
(9) "Day Nursery" shall mean lands and premises duly licensed pursuant to
the provisions of The Day Nurseries Act, or any successor thereto, and for
the use as a facility for the daytime care of children;
(10) "Drug Store" shall mean a building or part of a building in which
pharmaceutical prescriptions are compounded and dispensed to the
public, and where medicine, medical supplies and associated
merchandise, confectionary items, cosmetics, toiletries, periodicals, or
similar items of day-to-day household necessity are stored, displayed and
offered for retail sale;
(11) "Dry Cleaning Depot" shall mean a building or part of a building used for
the purpose of receiving articles, goods, or fabrics to be subjected to dry
cleaning and related processes elsewhere, and of distributing articles,
goods or fabrics which have been subjected to any such processes;
(12) "Dwelling" shall mean a building or part of a building containing one or
more dwelling units, but does not include a mobile home or trailer;
By-law No 4CXXi11 Page 3
36
"Dwelling Unit" shall mean one or more habitable rooms occupied or
capable of being occupied as a single, independent, and separate
housekeeping unit containing a separate kitchen and sanitary facilities;
(14) "Financial Institution" shall mean a building or part of a building in which
money is deposited, kept, lent or exchanged;
(15) "Floor Area - Residential" shall mean the area of the floor surface
contained within the outside walls of a storey or part of a storey;
(16) "Food Store" shall mean a building or part of a building in which food,
produce, and other items or merchandise of day-to-day household
necessity are stored, offered or kept for retail sale to the public;
(17) "Gross Floor Area - Residential" shall mean the aggregate of the floor
areas of all storeys of a building or structure, or part thereof as the case
may be, other than a private garage, an attic, or a cellar;
(18) "Gross Leasable Floor Area" shall mean the aggregate of the floor areas
of all storeys above or below established grade, designed for owner or
tenant occupancy or exclusive use only, but excluding storage areas
below established grade;
(19) "Laundromat" shall mean a self-serve clothes washing establishment
containing washing, drying, ironing, finishing or other incidental equipment;
(20) "Long Term Care Facility" shall mean a building or part of a building which
is licensed or approved to provide health care under medical supervision
in which rooms or lodging are provided in conjunction with the provision of
meals, personal care, nursing services and medical care and treatment,
but does not include a hospital;
(21) "Lot" shall mean an area of land fronting on a street which is used or
intended to be used as the site of a building, or group of buildings, as the
case may be, together with any accessory buildings or structures, or a
public park or open space area, regardless of whether or not such lot
constitutes the whole of a lot or block on a registered plan of subdivision;
(22) "Multiple Dwelling-Vertical" shall mean a building containing three or more
dwelling units attached horizontally and vertically by an above-grade wall
or walls, or an above-grade floor or floors, or both;
(23) "Personal Service Shop" shall mean an establishment in which a personal
service is performed and which may include a barber shop, a beauty
salon, a shoe repair shop, a tailor or dressmaking shop or a. photographic
studio, but shall not include a body-rub parlour as defined in the Municipal
Act, R. S. 0. 1980, Chapter 302, as amended from time-to-time, or any
successor thereto;
By-law No XXX/11 Page 4
37
(Q~) "Private Garage" shall mean an enclosed or partially enclosed structure
for the storage of one or more vehicles, in which structure no business or
service is conducted for profit or otherwise;
(25) "Professional Office" shall mean a building or part of a building in which
medical, legal or other professional service is performed or consultation
given, and which may include a clinic, the offices of an architect, a
chartered accountant, an engineer, a lawyer or a physician, but shall not
include a body-rub parlour as defined in the Municipal Act, R.S.O. 1980,
Chapter 302, as amended from time-to-time, or any successor thereto;
(26) "Restaurant - Type A" shall mean a building or part of a building where
food is prepared and offered or kept for retail sale to the public for
immediate consumption on the premises or off the premises, or both, but
shall not include an adult entertainment parlour as defined herein;
(27) "Retail Store" shall mean a building or part of a building in which goods;
wares, merchandise, substances, articles or things are stored, kept and
offered for retail sale to the public;
(28) "Retirement Home" shall mean a building or part of a building providing
accommodation primarily for retired persons where each private bedroom
or living unit does not include a stove top and oven, does have a separate
entrance from a common hall, and where common facilities and services
may be provided for the residents including personal services, the
preparation and consumption of food, nursing services, common lounges,
recreation rooms and ancillary support offices;
(29) "Storey" shall mean that portion of a building other than a basement, cellar
or attic, included between the surface of any floor and the surface of the
floor, roof deck or ridge next above it;
(30) "Yard" shall mean an area of land which is appurtenant to and located on
the same lot as a building or structure and is open, uncovered, and
unoccupied above ground except for such accessory buildings, structures,
or other uses as are specifically permitted thereon.
4. Provisions ("RH/MU-7" Zone)
(1) Uses Permitted ("RH/MU-7" Zone)
(a) No person shall within the lands designated "RH/MU-7" on Schedule "I"
attached hereto, use any lot or erect, alter, or use any building or
structure for any purpose except the following:
By-law No. XXXX/11 Page 5
38
(i) business office;
(ii) convenience store;
(iii) commercial club;
(iv) commercial school;
(v) day nursery;
(vi) drug store;
(vii) dry cleaning depot;
(viii) financial institution;
(ix) food store;
(x) laundromat;
(xi) long term care facility;
(xii) multiple dwelling-vertical;
(xiii) personal service shop;
(xiv) professional office;
(xv) restaurant - type A;
(xvi) retail store;
(xvii) retirement home
(2) Zone Requirements ("RH/MU-7" Zone)
No person shall within the lands designated "RH/MU-7" on Schedule "I"
attached hereto, use any lot or erect, alter, or use any building except in
accordance with the following provisions:
(a) Building Location and Setbacks:
(i) Buildings and structures shall be located entirely within the
building envelope shown on Schedule "II" attached hereto;
(ii) No building located within 40 metres of the Brock Road
right-of-way shall be erected within the "RH/MU-7" Zone, unless
a minimum of 75 percent of the length of the west wall of the
building is within the build-to-zone shown on Schedule "II"
attached hereto;
(iii) Notwithstanding Section 4(2)(a)(i) above, below grade parking
structures shall be permitted beyond the limits of the building
envelope identified on Schedule "II" attached hereto, but no
closer than 0.5 metres from the limits of the lands;
(b) Building Height:
Within and at 80.0 metres of Brock Road Right-of-Way:
Minimum 3-Storeys and 10.0 metres_
Maximum 6-Storeys and 20.0 metres
By-law No. XXXX/11 Page 6
39 '
Beyond 80.0 metres of Brock Road Right-of-Way:
Minimum 3-Storeys
DflA Maximum 5-Storeys
(c) Floor Space Areas:
(i) The maximum gross leasable floor area for any individual
convenience store, food store, drug store, or retail store shall
be 500 square metres;
(ii) The maximum gross leasable floor area for all non-residential
uses shall be 3,200 square metres;
(iii) The maximum aggregate gross leasable floor areafor all
restaurant - type A uses shall be 500 square metres:
(d) Parking Requirements:
(i) There shall be provided and maintained a minimum of 4.0 parking
spaces per 100 square metres of gross leasable floor area for
all permitted uses listed in Section 4(1) of this By-law, except for
multiple dwelling-vertical, retirement home and long term care
facilities. Non-resident parking shall be provided at grade, in a
below grade structure, or both;
(ii) For multiple dwelling-vertical uses, there shall be provided and
maintained a minimum of 1.0 parking space per dwelling unit for
residents, and 0.25 of a parking space per dwelling unit for
visitors. Parking spaces for residents shall be provided in a
below grade structure, at grade or both. Visitor parking shall be
provided at grade;
(iii) For retirement homes there shall be provided and maintained a
minimum of 0.3 parking spaces per living unit for residents, and
0.05 parking spaces per living unit for visitors for retirement
home uses;
(iv) For long term care facilities there shall be provided and
maintained a minimum of 1.0 parking spaces per 3 resident bed
for long term care facility use;
(v) All entrances and exits to parking areas and all parking areas
shall be surfaced with brick, asphalt or concrete, or any
combination thereof;
(vi) At grade parking lots shall be permitted no closer than 3.0 metres
from the limits of the "RH/MU-7" Zone identified on Schedule "I"
attached hereto, or any road;
By-law No. °XX/11 Page 7
40
(vii) Clauses 5.21.2(a), 5.21.2(1), 5.21.2(e), 5.21.2(f), 5.21.2(g), and
5.21.2(k) of By-law 3036, as amended, shall not apply to lands
designated "RH/MU-7", on Schedule "I" attached hereto.
(e)' Number of Dwelling Units
(i) For residential uses, the lands designated "RH/MU-7", shall be
developed at a density of over 30 units per net hectare and up
to and including 80 units per net hectare to a maximum of
97 dwelling units;
(f) Special Regulations
(i) No drive-through facilities are permitted on lands designated
"RH/MU-7";
(ii) Non-residential uses shall only be permitted within a building
containing dwelling units and that is located within 80 metres of
the Brock Road right-of-way. The non-residential uses shall be
limited to the first two storeys of a building;
(iii) Despite Section 4(2)(a)(i) of this By-law, outdoor patios
associated with a restaurant - type A are permitted to encroach
beyond the building envelope as illustrated on Schedule "II" of
this By-law;
(iv) Despite Section 4(2)(a)(i) of this By-law, covered walkways with
supporting structures, are permitted to encroach beyond the
building envelope as illustrated on Schedule "II" of this By-law;
(v) Despite Section 4(2)(f)(iii) outdoor patios associated with a
restaurant - type A is not considered to be gross leasable floor
area;
(vi) For the purpose of this by-law, non-residential uses shall not
include a long term care facilities or retirement homes;
5. Provisions ("(H) RH/MU-7" Zone)
(1) Uses Permitted ("(H) RH/MU-7" Zone)
Until such time as the "(H)" Holding Provision is lifted, the lands shall not
be used for any purpose other than any use as permitted by the Section 7
provisions of Rural Agricultural Zone "A" of Zoning By-law 3036.
(2) Removal of the "(H)" Holding Symbol
The "(H)" Holding Symbol shall not be removed from the "RH/MU-7" zone
until the completion of the following:
By-law No. XXXX/11 Page 8
acceptance of an updated Master Environmental Servicing Plan 4 ~
'Ah (MESP) by the City of Pickering and the Toronto Region
Conservation Authority
(b) acceptance of a Stormwater Management and Hydrogeological
Report, consistent with the updated MESP, by the City of Pickering
and the Toronto Region Conservation Authority
(c) acceptance of an Environmental Impact Study by the City of
Pickering and the TRCA
(d) acceptance of a Noise Impact Study by the Region of Durham and
the City of Pickering
(e) execution and registration of a Development Agreement with the City
of Pickering containing the provisions that:
(i) appropriate arrangements have been made to the satisfaction of
the City of Pickering that all the requirements for the
development of the mixed use project have been complied with,
including but not limited to the payment of the owner's
proportionate share of costs associated with the preparation of
required area=wide studies, and the cost of off-site works,
parkland dedication, entering into a site plan agreement,
environmental and engineering requirements, securities and
insurance;
(ii) appropriate arrangements have been made to the satisfaction of
the Region of Durham for the provision of sanitary, water and
transportation services and environmental and engineering
requirements; and
(iii) appropriate arrangements have been made to the satisfaction of
the Toronto Region Conservation Authority for the provision of
environmental, engineering and land conveyance requirements.
6. Provisions ("OS-HL" Zone)
(1) Uses Permitted ("OS-HL" Zone)
No person shall within the lands designated "OS-HL" on Schedule "I"
attached hereto use any lot or erect, alter or use any building or structure
for any purpose except the following:
(a) preservation and conservation of the natural environment, soil and
wildlife; and
(b) resource management.
By-law No. XXXX/11 Page 9
42
(2) Zone Requirements ("OS-HU Zone)
(a) No buildings or structures shall be permitted to be erected, nor shall
the placing or removal of fill be permitted, except where buildings or
structures are used only for purposes of flood and erosion control,
resource management, or pedestrian trail and walkway purposes.
7. By-law 3036
By-law 3036, as amended, is hereby further amended only to the extent
necessary to give effect to the provisions of this By-law as it applies to the area
set out in Schedule "I" attached hereto. Definitions and subject matters not
specifically dealt with in this By-law shall be governed by relevant provisions of
By-law 3036, as amended.
8. Effective Date
This By-law shall come into force in accordance with the provisions of the
Planning Act.
By-law read a first, second and third time and finally passed this X th day of April, 2011.
A
David Ryan, Mayor
Debbie"'Shields, City Clerk
J ---r-------- 1
i 43
' i
i
i
o i
i
403.9
~ g
V) x C:,
OS HL
z RH-M U-7
-i SOUTH PART OF LOT 18,
CONCESSION 2
403.7
I
I
~ I
I
I
- U i
O
m
I
I
I
_ I
_
ro
SCHEDULE I TO BY-LAW
PASSED THIS
DAY OF 2011
MAYOR
CLERK
44
o
Q
O '
IF I
i
i
i
i
i
403.9
5.0 0
1.0
Z 3.0
w
0
3
O
0
E 3.0
5.0
403.7 f
-
T
~ ~ I I
BUILDING ENVELOPE
® BUILD-TO ZONE
N
SCHEDULE E TO BY-LAW
PASSED THIS
DAY OF 2011
i
i
MAYOR A VA
A
CLERK
f.TTACHMENT TO
REPORT # PD 09 -11
45
AVENUE
0
j Q
o SUBJECT
PROPERTY
O
U w
McBRADY
0
z
w
O m
S w
ALF
Q
OR~~f O
~ o
CRESCENT
O
a
Ogles
ROAD
in
F -
z
w '
U
w v7
> Ld ■
z U '
O
I ■
DRIVE m w
'
Q J ■
ffTMT
V)
w '
M BEgTON ,
o ~
•
CRESCENT
Ly-
M
m
w
J
CO
FINCH AVENUE FINCH AVENUE
FRO H,[
City of Pickering Planning & Development Department
PROPERTY DESCRIPTION CONCESSION 2, SOUTH PART OF LOT 18
OWNER ANSAR MEDICAL SERVICES INC. DATE JUNE 5, 2007 DRAWN BY JB
FILE No. A 35/05 SCALE 1:5000 CHECKED BY RP b
vTeranelroEnterpr;ses Inn. and its suppliers. All righla Reserved. Not a plan of survey. PN-13
2005 MPAC and its suppPera. All righla Reavrvetl. Not o plon of Survey.
-ij
1
ATTACHMENT # TO
I I .6 w
~
4 6 REPORT # PD -1 Z p N
I 5W~
aoa
1 zaz
w~v-i
U00
az0
LL Z
0 (D
i Zz
a
/ M: a~
I / I 15 (L
mWo
I 0~(n
S cwi >
B f~``►{~ O w
10? U) z
¢2
Ir- ~ 3a
0 8 m a0
I -I I. ~w
W T-8 - 1 RW 0W
T-tt 9m I a = I)- m
co 11 4 w ® y, ® m, i I =V
W) X f I
Q L Y21
~l
V m I I OJ I ` W
U)
W
azz p
i m
d co
CQ J CO _
G d Z (Q O Q I
~0 1, e s
W >
~ I I O a L I I I
W
II® s i ya
Cl)
WSJ
J000ch I o a I o a
aDVQ - I, 444 1 I-V,
1
~I
C.) W
ZIII I I ~I , ~I
O W Q ~ s j I g_ i,r~
Q z ti
40 w O 1 ~ 19E®
LL 0
I _
z aw
1
CP g
1 1 I m
I ~ i I I I~ O I I
pp I I
L--- 2
Cl j
II I I I8.
I m` e~ I I I a
L-9 I I Z
.M OZ 9Z .LL ry
On 9 la) ♦r'91r
ZO'S8
. ATTACHMENT -TO
REPORT # PQ_
47
City 4
I" I
I I '
PICKERIN
INFORMATION REPORT NO. 04-07
FOR PUBLIC INFORMATION MEETING OF
July 23, 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 35/05
Ansar Medical Services Inc.
2177 & 2185 Brock Road
Part of Lot 18, Concession 2
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the subject lands consist of two deep residential lots located on the east side
of Brock Road, opposite McBrady Crescent;
- a property location map is provided for reference (see Attachment #1);
- the subject lands currently contain two detached dwellings on the western
portion of the properties with the majority of the eastern portion of the
property vacant open space lands;
- the property currently has driveway access from Brock Road;
- the topography has a very slight downhill grade running from west to east
until the middle of the property were it drops off at the top of bank of the
Duffins Creek valley and is flat land within the valley;
- the existing vegetation of the property consists of traditional residential
vegetation on the western portion (mowed grass with shade and screening
trees and shrubs), the central portion, above top of bank is old field vegetation
with a small tree hedgerow and the land below top of bank is dominated by
wetland vegetation;
- surrounding land uses are;
north - detached dwelling on a similar lot configuration;
south - detached dwelling on a similar lot configuration;
west - on the opposite side of Brock Road, are detached dwellings
that front onto McBrady Crescent;
east - open space lands associated with the East Duffins Creek in
the Town of Ajax.
ATTACHMENT #
TO
Info~r 8ation Report No. 04-07 REPORT # Pct - L Page 2
2.0 APPLICANT'S PROPOSAL
- the application being considered is to amend the zoning by-law to permit the
development of the subject property for a mixed use development consisting
of the following:
a six storey mixed use building with ground floor commercial and five
floors containing 70 apartment units (Building A);
• a five storey assisted seniors building with 88 suites (Building B);
• a five storey long term care facility with. 176 suites (Building C);
• 13 grade related townhouse dwelling units;
- the applicant's submitted plan is provided for reference (see Attachment #2);
- a portion of a future municipal road is shown on the plan along the proposed
eastern limit of developable land;
- vehicle access is proposed from a driveway off Brock Road with a future
driveway off the future municipal road at the eastern portion of the
development;
- the majority of on-site parking will be provided in an underground parking
garage with surface parking available for the commercial uses and visitor
parking for the residential and institutional uses;
- the townhouse buildings will provide one parking space in a garage and one
space in the driveway in front of the garage;
2.1 Development Detail
The following is proposed development detail for this application:
Zoning Existing - A - Agricultural
Proposed appropriate to permit proposed
development
Uses Existing - two detached dwellings
Proposed - mixed use development
Gross site area - 3.41 hectares
Area for future municipal road - 0.17 hectares
Net site area - 1.3 hectares
Frontage on Brock Road - 85 metres
Commercial gross floor area - 1,877 square metres
Number of apartment dwelling units - 70
Number of townhouse dwelling units - 13
Total dwelling units - 83
Net density - 63 units/hectare
Number of assisted seniors suites - 88
Number of long term care suites - 176
Total assisted & long term care suites - 264
Surface parking for Buildings A, B & C - 114
Townhouse parking - 30
Underground parking - 213
Total parking - 357
I
ATTACHMENT TO
Information Report No. 04-07 REPORT # PD 09' Page 3
49
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 and Major Open Space;
- the Durham Regional Official Plan states that Living Areas are intended to be
predominantly used for housing purposes;
- limited office development and limited retailing of goods and services, in
appropriate locations, as components of mixed use developments may be
permitted in Living Areas;
- Living Areas shall be developed in a compact form through higher densities
and by intensifying and redeveloping existing areas, particularly along arterial
roads;
- Major Open Space shall be used for conservation recreation, reforestation,
and agricultural uses;
- Brock Road is designated as a Type A 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
application;
3.2 Pickering Official Plan
- the Pickering Official Plan designates the subject lands as Urban Residential
Area - Medium Density Area and Open Space - Natural Area;
- permissible uses within Urban Residential Area Medium Density Area
include, amongst others, a variety of residential uses including townhouses
and apartment buildings; limited office and retailing of goods servicing the
area and community, cultural and recreational uses;
- long term care facility and assisted seniors building would be permitted uses
within this designation;
- the Pickering Official Plan establishes a density range of over 30 and up to
and including 80 dwelling units per hectare for development within an Urban
Residential Area - Medium Density Area;
- the proposed development would provide a net density of 63 units per
hectare, which includes the apartment dwelling units and the townhouse only
as the assisted seniors suites and long term care suites are not considered
dwelling units for the purpose of density calculations;
- the lands that are designated Open Space - Natural Area represent land that
are in proximity to the Duffins Creek valley;
- permissible uses within land designated Open Space - Natural Area include
conservation, environmental protection, restoration and passive recreation;
- the subject property is within the Brock Ridge Neighbourhood of the
Official Plan;
ATTACHMENT # _~na TO
Information Report No. 04-07 REPORT # PD_Qq:~// Page 4
50
- the Duffins Precinct Development Guidelines (DPDG) have been adopted for
the east side of Brock Road between the West Duffins Creek and the
Ganatsekiagon Creek, and the subject property is located within this area;
- the DPDG state the area is to be a residential neighbourhood of compact
urban form featuring a broad variety of housing types and structured around
an interior road;
- the DPDG provide guidelines on streetscape, road network, views and vistas,
building height and density;
- Schedule 11 of the Pickering Official Plan - Transportation Systems,
designates Brock Road where it abuts the subject lands as a Type A Arterial Road
and a Transit Spine,-
- 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 Spine are recognized corridors where higher level of transit service is to be
encouraged;
- Schedule 111 of the Pickering Official Plan - Resource Management designates
part of the subject lands as Shorelines and Stream Corridors;
- Shorelines and Stream Corridors identify lands that may be prone to flooding,
slope instability and/or erosion impacts and require 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 and the DPDG during the further processing of the
application;
3.4 Zoning By-law 3036
- the subject lands are currently zoned "A" - Rural Agriculture Zone, by
Zoning By-law 3036, as amended;
- the existing zoning permits a range of agricultural uses, one detached
dwelling, some recreational and community. institutional uses, and selected
agricultural commercial uses;
an amendment to the zoning by-law is required to allow the development of
the proposed mixed use development;
- the applicant has requested an appropriate zone that would permit the
proposed mixed use development.
ATTACHI'v"P41
Information Report No. 04-07 REPORT # Pp-j 1`l1 ro Page 5
51
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
- no resident comments have been received to date on the application;
4.2 Agency Comments
Toronto Region - the subject properties are with TRCA
Conservation Authority regulated areas, contain a tributary of the
(TRCA) Duffins Creek and a portion of the property
is identified as a Environmentally Sensitive
Area;
TRCA request that a comprehensive update
of the existing Master Environmental
Servicing Plan be undertaken to address
certain matters related to stormwater
management, top of bank and environmental
impacts; (see Attachments #3 and 4);
Durham Region Planning - the proposal is permitted by the policies of
Department the Durham Region Official Plan;
- municipal water supply service can be
provided while sanitary service is not
currently available and will have to be further
investigated;
- driveway access onto Brock Road is
permitted but may have to be reconfigured
in the future;
- the application has been screened in
accordance with Provincial Interests and
Delegated Review and a noise study is
required and TRCA must be satisfied as to the
set back of development from the
environmental features (see Attachment #5);
Development Control - further information will be required as the
application progress related to location of the
new municipal road, access and stormwater
management (see Attachment #6);
The following agencies or departments advised they have no objection to the
application:
- Pickering Fire Services (see Attachment #7);
- Bell Canada (see Attachment #8);
Information Report No. 04-07 REPORT ( # PD D_5~ /L ro Page 6
~9
4.3 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;
• reviewing the proposal against the principles of the Duffins Precinct
Development Guidelines in terms of density, built form/building massing
and road location;
• reviewing the proposed development in terms of compatibility with, and
sensitivity to, surrounding lands;
• reviewing the impact on the, streetscape of Brock Road;
• reviewing the building location, noise attenuation, living environment,
accessibility, massing and materials;
• reviewing the landscaping, fencing, and vegetation preservation;
• reviewing the impact of an updated Master Environmental Servicing Plan
and the impact on the internal road alignment;
• reviewing the stormwater management and flood control requirements;
• reviewing the driveway/internal road pattern to ensure proper vehicle flow
through the proposed development in terms of the short term and long
term design of the site;
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;
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;
ATTACH~~~E~UT 3
Information Report No. 04-07 A
REPORT TTAC # PQ 6G-!/ TO Page 7
53
- 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 application at the time of writing
the report;
6.2 Information Received
- full scale copies of the Applicant's submitted plan and reports are available for
viewing at the offices of the City of Pickering Planning & Development
Department including:
• site plan;
• Environmental Impact Study (Draft), prepared by Gartner Lee Limited,
dated January 2007;
• Letter Report on Site Servicing, prepared by Sabourin Kimble &
Associates Ltd, dated January 8, 2007;
- the need for additional information will be determined through the review and
circulation of the applicant's current proposal;
6.3 Company Principal
- the Zoning By-law Amendment application has been submitted by Ansar
Medical Services Inc.;
- the president of Ansar Medical Services Inc. is Mohammed Jalaluddin.
ORIGINAL SIGNEDBY ORIGINAL SIGNED BY
Ross Pym, MCIP, RPP Lynda Taylor, MCIP, RPP
Principal Planner - Development Review Manager, Development Review
RP:ld
Attachments
Copy: Director, Planning & Development
5 4 ATTACNt1P1ENT J-3 TO
REPOR? # PD-
APPENDIX NO. I TO
INFORMATION REPORT NO. 04-07
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1) Toronto Region Conservation Authority
(2) Region of Durham Planning Department
(3) Bell Canada
COMMENTING CITY DEPARTMENTS
(1) Fire Services
(2) Development Control
ATTACH NAEi IT L_-TO
REPORT # Po 6'1I Excerpts from
Citq Council Meeting Minutes
55
PICKERING Monday, July 23, 2007
7:30 PM
Council Chambers
(1) ADOPTION OF MINUTES
Moved by Councillor Johnson
T Seconded by Councillor Dickerson
Council Meeting Minutes June 18, 2007
In Camera Council Meeting Minutes June 18 and 25, 2007
CARRIED
(111) COMMITTEE REPORTS
a) REPORT PD 2007-04 OF THE PLANNING & DEVELOPMENT COMMITTEE
3. INFORMATION REPORT NO. 04-07
SUBJECT: Zoning By-law Amendment Application A 35/05
Ansar Medical Services Inc.
2177 & 2185 Brock Road
Part of Lot 18, Concession 2
City of Pickering
A public information meeting was held under the Planning Act, for the purpose of
informing the public with respect to an application submitted by Ansar Medical
Services Inc. for property municipally known as 2177 & 2185 Brock Road.
Ross Pym, Principal Planner - Development Review gave an outline of the
requirements for a Statutory Meeting under the Planning Act. He noted that if a
person or public body does not make oral or written submissions to the City
before a by-law is passed that person or public body are not entitled to appeal
the decision of City Council to the Ontario Municipal Board, and may not be
entitled to be added as a party to the hearing unless, in the opinion of the Board,
there are reasonable grounds to do so.
Ross Pym, provided a brief overview of Zoning Amendment Application A 35/05.
G. Swinkin, Solicitor for the applicant, appeared before Council in support of the
application.
1
G;TTACHw',E 1T # q TO
56 PIPORI # Po Excerpts from
Ciry o¢~ Council Meeting Minutes
FLCKEWNG Monday, July 23, 2007
7:30 PM
Council Chambers
Kevin Modeste, 2368 Wildwood Crescent, appeared before Council and noted
his concerns with regards to additional traffic volumes coming onto Brock Road
and questioned how the development would impact the community. Mr. Modeste
questioned when the street at the rear of the property would come on board.
A question and answer period ensued.
2
ATTACHMENT # 5 TO
;ENUR7 # PQ Cx1-11~
57
Attention: Ross Pym, Principal Planner- Development Review
Pickering Civic Complex R PIE to E
One The Esplanade
Pickering, ON JUL 2 2007
I.,1V 6K7 CITY OF PICKERIN
905-420-7648 pLAKINING & DEVELOPMENT
DEPARTMENT
Ile: Zoning By-law Amendment Application- A 35105
Ansar Medical Services
2177 and 2185 Brock Road
Part of Lot 18, Concession 2
City of•Pickerin
g
1, A. Salma Rahman resident of 1412 Major Oaks Road, would like to offer my strong
ent Project which includes a LTC as well as
M
support for Pickering ixed Developw
Senior's Ifome. This proposed facility will be multi denominational as well as
multicultural, enabling it to cater to the diverse needs of its prospective residents.
Besides catering to other faith based as well as all residents of Pickering, I am
particularly impressed by its promise to honour spiritual, cultural and linguistic needs of
all its residents. Its assurance to serve Halal food, gender sensitive care as well as various
accommodations makes it the best contender for the required LTC facility in .Pickering.
I believe in this project's promise to provide superb, caring and compassionate health
care services in a community where residents can enjoy the highest quality of life. Its
dynamic plaits for. the prospective facility will assist in reducing the challenge of taking
care of the elderly members in our families. The above mentioned will make this project
highly desired facility of its kind in Ontario. `I his project also includes condominiums for
all Pickering residents
Sincerely,
A
e
L A. Salma Rahman
rr.POR 1 0 PD OCi-l i
June 29, 2010
o Ross Pym, Principal Planner
o 91 Pickering Civic Complex
One The Esplande
Pickering, Ontario JUN 3 0 2010
L1V 6K7 CITY OF PICKERING
The Regional PLANNING & DEVELOPMENT
DEPARTMENT
Municipality Dear Mr. Pym: ,
of Durham
Planning Department Re: Zoning Amendment Application A35/05
Applicant: Ansar Medical Services Incorporated
605 ROSSLAND ROAD E Location: Lot 18, Concession 2
4T" FLOOR 2177-2185 Brock Road
PO BOX 623
WHITBY ON L1 N 6A3 Municipality: City of Pickering
CANADA
905-668-7711 The Regional Municipality of Durham (The Region) has reviewed the above noted
Fax: 905-666-6208
Email: planning@durham.ca application and offers the following comments for your consideration.
www.durham.ca The purpose of this application is to amend the zoning by-law on the subject lands
A.L. Georgieff, MCIP, RPP to permit a mixed-use development. containing residential, commercial and
Commissioner of Planning institutional uses. The subject properties are currently zoned A - Agricultural.
Regional Official Plan
The subject lands are currently designated `Living Area' with the 'Regional
Corridor' overlay and 'Major Open Space' in the Durham Regional Official Plan
(ROP). The ROP states that Living Areas shall be used predominantly for housing
purposes, as well as limited office and retail development in appropriate locations.
The ROP also states that Living Areas shall be developed in a compact form
through higher densities and by intensifying and redeveloping existing areas,
particularly along arterial roads.
Regional Corridors shall be planned and developed as mixed-use areas, which
include residential, commercial and service areas with higher densities, supporting
higher order transit services and pedestrian oriented development.
Amendment No. 128 to the Regional Official Plan. was adopted by Regional
Council on June 3rd, 2009 and forwarded.to the Ministry of Municipal Affairs and
Housing for approval. This amendment- revises policy 8A.2.9 of the ROP relating
to Regional Corridors, and states that:
Portions of Regional Corridors with an underlying Living Area designation, which
are identified as appropriate for higher density mixed-use development in area
municipal official plans, should support an overall, long-term density target of 60
residential units per gross hectare and a floor space index of 2.5. The built form
should be a wide variety of building forms, generally mid-rise in height, with some
higher buildings, as detailed in area municipal official plans.
"Ser`vice Excellence
- for our Communities"
100% Post Consumer
ATTACHiiENT # ~0 TO 5 9
REPORT # PD OCI- 1I
i
The ROP states that the predominant use of lands in Major Open Space areas
shall be conservation. The ROP also states that any proposal for development or
site alteration shall demonstrate that there will be no negative effects on key
natural heritage or hydrologic features or their functions. The northwest and,
eastern portions of the subject lands are identified as containing a "Key Natural
Heritage and/or Hydrologic Feature", as per Schedule B - Map B1d in the ROP.
An Environmental Impact Study, prepared by Beacon Environmental and dated
November 2009, was submitted in support of this application. The report
concludes that functions and attributes of the natural heritage system of the
proposed area for development on the subject lands are currently subject to
extensive urban stresses, but with effective implementation of mitigation measures
recommended in the above report, the effects of the proposed development on the
natural features will be negligible. It is suggested that the City of Pickering obtain
comments from the Toronto and Region Conservation Authority (TRCA) regarding
this study.
As a creek flows through and is adjacent to the subject properties, comments from
.the TRCA are required to ensure that a sufficient setback has been given to
protect the watercourse from adverse impact from development.
j
Brock Road is designated as a Transit Spine in the ROP. Development adjacent
to Transit Spines shall provide for complementary higher density uses and
buildings oriented towards the street.
The proposed amendment is consistent with the Region's policies stated above.
Provincial Policies & Delegated Review Responsibilities
This application has been screened in accordance with the terms of the provincial
plan review responsibilities.
Road Noise
The subject properties are within 300 m of Brock Road, which is a Regional Road
and a Type 'A' arterial road, and as such, the Region recommends that a Noise
Impact Study, which addresses noise impacts and mitigation measures for the
residential units within the application, be prepared and submitted for review.
Regional Services
Municipal water supply is available to the subject lands from an existing 300 mm
watermain on Brock Road. The subject lands are within the designated Pickering
Zone 1 pressure district and the estimated static water pressure for this area is
approximately 74 pounds per square inch.
Sanitary sewer services are not currently available to the subject properties. The
extension of sanitary sewer services is dependent on the development of lands to
the south. The existing sanitary sewer on the west side of Brock Road does not
have sufficient capacity to accommodate development of the subject lands. The
applicant will be required to extend the sanitary sewer from the existing 450 mm
ATTACH114ENT (0 TO
60 REPORT # PD__
Oq' 1 I
applicant will be required to extend the sanitary sewer from the existing 450 mm
diameter sanitary sewer, approximately 250 metres north of the intersection of
Brock Road and Finch Avenue.
Durham Region Transit & Transportation
A bus stop is currently located on the east side of Brock Road, near the southern
boundary of the subject properties. If this rezoning application is approved, the
appended site plan should be revised to incorporate this bus stop, which should
include a hard surface adjacent to the road, a transit shelter, and a hard surface
connection to the sidewalk along the east side of Brock Road.
Brock Road is designated as a Type "A" Arterial Road in the Durham Regional
Official Plan. The Region requires sufficient widening to provide for a 22.5 metre
right-of-way east of the centerline of Brock Road.
The proposed access to Brock Road will require a right turn lane with an.8 metre
throat width and a 10 metre turning radii.
Brock Road is tentatively scheduled for reconstruction between 2013 and 2021
where it will be widened to 6 lanes. Part of the reconstruction may require a
raised centre median to restrict traffic to right-in / right-out movement only.
A detailed site plan drawing will be required for review by the Regional Works
Department.
Please contact David Perkins at 905-668-4113 ext. 2571 should you have any
questions or require additional information.
Yours uly,
w P
P--'rvannitha Chanth- ong, MCIP, RPP
Planner
Current Planning
cc: Regional Works Department - Pete Castellan
Durham Region Transit - Neil Killens
TORONTO AND REGIONT ATTACHMENT 7 TO
onserva ton REP0R7 # PD._U 61
for The Living City
October 6, 2010 RECEIVED CFN 37347.02
BY E-MAIL AND MAIL 1010
Mr. Ross, Pym CITY OE PICKERI G
Planning and Development. PLANNrO DEVELOPMENT PM T
City of Pickering
Pickering Civic Centre
One The Esplanade
Pickering, ON L1V 6K7
Dear Mr. Pym:
RE: Zoning By-law Amendment Application No. A35/05
2177 & 2185 Brock Road
City of Pickering
Ansar Medical Services Inc.
Further to our letter of March 18, 2010, we have reviewed Drawing No. 3, Limit of Development,
prepared by Sabourin Kimble, received on October 1, 2010. Based on our discussions and the
proposed cut fill balance, TRCA is prepared to accept the line illustrated as "Limit of
Development" on this drawing as the dividing line between lands to be designated for future
development and lands to be designated as open space hazard lands, the latter to be conveyed
to the TRCA through a future development application. We advise that any lands required for
public trail access along the valley or for servicing future development must be located on the
lands to be designated for future development. Lands to be designated as open space hazard
lands shall be used for re-naturalization purposes only due, in part, to the nature of the proposed
grades.
Therefore, the TRCA has no objection to the approval of the Zoning By-law Amendment subject
to lands located east of the line illustrated as "Limit of Development" on Drawing No. 3, Limit of
Development, prepared by Sabourin Kiiribie, received o11 October 'i, 20 10 being designated as
Open Space for conservation purposes, and the Zoning By-law including an "H" holding symbol
that will require submission and acceptance of the following prior to the lifting of the "H" to TRCA
satisfaction:
• a Master Environmental Servicing Plan Update for the Duffins Precinct South Lands;
• a revised Environmental Impact Study;
• a revised Hydro-G Assessment;
• a revised Servicing and SWM Feasibility Study;
• a mitigation and/or compensation plan for impacts to the draw feature;
• a Registered Reference Plan delineating the required open space hazard lands to be
conveyed to the TRCA;
• an agreement to convey the open space hazard lands to TRCA; and
G:\Home\Public\Development Services\Durham Region\Pickering\21 77 - 21 215 brock_5.doc
Member of Conservation Ontario
5 Shoreham Drive, Downsview, Ontario M3N 1S4 (416) 661-6600 FAX 661-6898 www.trca.on.ca
.aE
Ross P m -2- October 6 2010
6.2 ATTACHNTNT fo
a Site Plan and/or Development. Agreement. REPOR R # PO-- I I -
We trust this is of assistance. Please feel free to contact me if you have any questions.
Sincerely,
Steven Heuchert, MCIP, RPP, MRTPI
Manager, Development Planning and Regulation
Planning and Development
Extension 5311
cc. Mohammed Jalaluddin, Ansar Medical Services Inc.
Khalil U. Syed Architect
Alan Kimble, Sabourin Kimble
GAHomeTublic0evelopment ServicesOurham RegionTickering\2177 - 2185 brock_5.doc
ATTACHMENT #--B TO
Ca 00 REPOR? # Po__ 0_9l 63
PICKERI Memo
To: Ross Pym April 20, 2010
Principal Planner - Development
From: Marilee Gadzovski
Stormwater & Environmental Engineer
Copy: Division Head, Engineering Services
Subject: Zoning By-law Amendment Application A35/05
Ansar Medical Services Inc.
2177 & 2185 Brock Road (Part Lot 18 Concession 2)
City of Pickering
File: 0-4030
i
I have reviewed the Servicing and Stormwater Management Feasibility Study by Sabourin Kimble
for the above-noted subject, site, and offer the following comments:
• The report proposes a temporary stormwater management facility for the parking lot and
landscaped area of phase 1, which is only approximately 0.71 ha. It is unclear how this
small area will maintain a permanent pool. Given that water quantity is not required for this
site, a stormwater pond for such a small area seems overly excessive. As this area would
not be considered a hot spot, other LID measures should be looked at to deal with the
water quality for the parking lot and landscaped area, such as a biofilter with an
impermeable membrane.
MG:mg
ATTACHMENT -11 --1TO
~Tf 4 RpC)Rl PD
I I
PICKERING memo
To: Ross Pym January 29, 2010
Principal Planner -.Development
From: Darrell Selsky
Supervisor, Engineering & Capital Works
DO`
Copy: Division Head, Engineering Services C
`
EB It 8
Subject: Zoning By-law Amendment Application A35/05 CITY OF p6iCRING
Ansar Medical Services Inc. pVJgNCNG & €3EVELOPMFN7' DEPARTMENT
2177 & 2185 Brock Road (Part Lot 18 Concession 2)
City of Pickering
- File: 0-4030
The Site Plan Review Committee (comprised of both the Engineering Services and Operations &
Facilities Divisions) has met to review the above noted request and provide the following
comments.
1. The site is fronting Brock Road (Regional Road #1), as such the Region of Durham will
have road jurisdiction.
2. Label and.revise the proposed sidewalk fronting the site to read 1.8m concrete". Show a
match point from the proposed concrete to the existing asphalt sidewalk. All of Brock road
will have a wider pedestrian platform as the opportunity occurs.
3. - Label and revise the existing asphalt sidewalk fronting the site to read "existing asphalt
sidewalk to be removed".
DS:sb
. J
ATTACHMENT #-_,!D TO
o¢~ FGA Noy a P~ ____1 65
PICKERING Memo
To: Ross Pym February 4, 2010
Principal Planner - Development Review
From: Robert Starr
Manager, Development Control
Copy: Coordinator, Development Approvals
Inspector, Development Control
Subject: Zoning By-law Amendment Application A 35/05
Ansar Medical Services Inc.
2177 & 2185 Brock Road
(Part Lot 18,. Concession 2)
City of Pickering
We have reviewed the latest submission for the above-mentioned application and our comments
are as follows:
Servicing and Stormwater Management Feasibility Study, prepared by Sabourin Kimble &
Associates Ltd., dated November 2009
1. The figure numbers in Section 7.1 do not match the numbers on the drawings.
2.. In Section 8.3, the report states that the trench will consist of 20mm clear stone, but the
plan indicates 50mm clear stone.
3. Section 8.3 refers to calculations in Appendix E in support of the granular
exfiltration/groundwater, recharge trench. No calculations are provided in Appendix E, only
a listing of the variables and requirements.
4. Extended Detention Calculations are provided in Appendix E, including an orifice plate
diameter. Neither the report, nor the plans indicate the location of this orifice plate.
Environmental Impact Study, prepared by Beacon Environmental, dated November 2009
1. No specific comments.
ATTACHMENT # _ Ab rQ
66 REPORT # PD D~ /1
1. There is a discrepancy between Section 2.2 and Section 31 regarding the well use. It is
unclear which well is currently supplying the residence, the south or the east..
General Comments
1. Please be advised that.the applicant will be required to enter an agreement with.the City
that will address future cost sharing for downstream services, roads, storm sewers and
permanent pond. The agreement must also address any off site works on Brock Road
which the City will cost share.
RS/Imc
l:\Re-zoning Applications\A35-05 - 2177 8 2185 Brock (Ansar Medical)\COmments - February 2010.doc
February 4, 2010 Page 2
Zoning By-law Amendment Application A35/05.
J