HomeMy WebLinkAboutInformation Report 01-14 information Report to
Planning & Development Committee
PICKERING
Report Number:01-14
Date: January 13, 2014
From: Catherine Rose
Chief Planner
Subject: Draft Plan of Subdivision SP-2013-04
Zoning By-law Amendment A 8/13
Averton (Block Three) Ltd.
Beaverbrook (Block Two) Ltd.
Beaverbrook (Brock) Ltd.
North Part of Lot 18, Concession 3
(2725, 2705 and 2695 Brock Road)
1. Purpose of this Report •
Applications for Draft Plan of Subdivision and Zoning By-law Amendment have
been submitted by Averton (Brock Three) Ltd., Beaverbrook (Brock Two) Ltd.
and Beaverbrook(Brock) Ltd. to facilitate a development consisting of two
apartment buildings containing a total of 238 units with ground floor retail, and
553 townhouse units-fronting onto private roads. This report contains general
information on the applicable Official Plan and other related policies, and
identifies matters raised to date.
This report is intended to assist members of the public and other interested
stakeholders to understand the proposal. Planning & Development Committee
will hear public delegations on the applications, ask questions of clarification and
identify any planning issues. This report is for information and no decisions on
these applications are being made at this time. Staff will bring forward a
recommendation report for consideration by the Planning & Development
Committee upon completion of a comprehensive evaluation of the proposal.
2. Property Location and Description
• the subject lands are located,on the east side of Brock Road, north of the
hydro corridor and west of William Jackson Drive, in the Duffin Heights
Neighbourhood (see Location Map, Attachment#1)
• the subject lands comprise 4 properties which have a combined area of
approximately 5.7 hectares with approximately 323 metres of frontage along
Brock Road and approximately 315 metres of frontage along William Jackson
Drive
• the site currently supports 2 detached dwellings with accessory structures
and a barn (Kahn Auction Centre), which are proposed to be demolished
• clusters of existing trees and hedgerows are scattered throughout the site,
which are proposed to be removed to accommodate the proposal
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Information Report No.01-14 Page 2
• surrounding land uses include:
north - a mix of single, semi-detached and townhouse units presently
under construction
south - vacant lands intended for future residential development
east - across William Jackson Drive, a mix of single, semi-detached and
townhouse units presently under construction, and the Pickering Golf
Club
west - across Brock Road, vacant City owned lands located at the
northwest and southwest corners of Brock Road and Zents Drive,
which are designated as "Mixed Corridor' within the City's Official
Plan
3. Applicant's Proposal
• the draft plan of subdivision proposes the creation of 4 development blocks, a
block for a road widening and a collector road (see Applicant's Submitted
Draft Plan, Attachment#2)
• the submitted conceptual site plan (see Submitted Concept Plan,
Attachment#3) proposes the following:
• two 8-storey apartment buildings containing a total of 238 units with
2,960 square metres of commercial space at grade
• a total of 553 condominium townhouse units consisting of:
o 209 stacked townhouse units
o 176 stacked back-to-back townhouse units
o 94 conventional back-to-back townhouse units
o 74 rear loaded back-to-back townhouse units
• a proposed 22 metre wide collector road with on-street parking providing
a connection to William Jackson Drive from Brock Road
• a total of 1,316 underground and surface parking spaces are proposed in
support of the residential apartment buildings, townhouse units,
commercial space and visitor parking
• the proposal will be developed in phases and will be subject to site plan
approval
• an application for draft plan of condominium will be submitted at a future date
4. Policy Framework
4.1 Durham Regional Official Plan
• the Regional Official Plan designates the subject lands as "Urban System — •
Living Areas"; lands in this designation shall be used predominately for
housing purposes and should be developed in a compact form through higher
densities, particularly along arterial roads such as Brock Road
• the Regional Official Plan also designates the subject lands as "Regional
Corridor"; lands in this designation are to develop as higher-density mixed
use areas, supporting higher order transit services and pedestrian oriented
development
• Brock Road is designated as a "Type A Arterial Road" and a "Transit Spine"
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Information Report No.01-14 Page 3
• "Type A Arterial Roads" are designed to carry large volumes of traffic at
moderate to high speeds, have some access restrictions and generally have
a right-of-way width ranging from 36 to 50 metres
• "Transit Spines" are recognized corridors where higher levels of transit
service is to be encouraged
• the applicant's proposal appears to comply with the policies and provisions of
the Regional Official Plan
4.2 Pickering Official Plan
• the subject lands are within the Duffin Heights Neighbourhood of the Official
Plan and are designated "Mixed Use Areas— Mixed Corridors"
• the "Mixed Corridor" designation is intended primarily for residential, retail,
community, cultural and recreational uses at a scale serving the community
• the designation provides for a range of commercial uses and residential
development at a density range of over 30 units up to and including 140 units
per net hectare and to a maximum floor space index (FSI) of 2.5
• the density of the proposed residential development is 149 units per hectare
• Schedule II —"Transportation Systems", designates William Jackson Drive
and proposed Street 'A' as Collector Roads
• Collector Roads are designed to carry greater volumes of traffic than local
roads, including automobiles, pedestrians, bicycles and transit; and generally
have a right-of-way width ranging from 20 to 22 metres
4.2.1 Duffin Heights Neighbourhood Policies
• the Duffin Heights Neighbourhood policies for the Mixed Corridor designation:
• require new development to provide a strong and identifiable urban image
by establishing buildings closer to the street, providing safe and
convenient pedestrian access, and require all buildings to be multi-storey
• require higher intensity multi-unit housing forms on lands adjacent to
Brock Road and restrict grade related residential development to lands
adjacent to collector or local roads
• require applicants of new development to submit a Development Concept
Report illustrating interim and final plans to accommodate intensification
over time and ultimate build-out
• for the focal point identified at the intersection of Brock Road and proposed
Street 'A', development is to contribute to the prominence of the intersection
by requiring:
• initial development on each property to occur at the corner of the
intersection
• the inclusion of appropriate provisions in the implementing zoning by-law
to address such matters as the location and extent of build-to-zones, mix
of permitted uses, and required building articulation
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Information Report No.01-14 Page 4
• the use of other site development features such as building design,
building material, architectural features or structures, landscaping, public
art and public realm enhancements such as squares or landscaped
seating areas to help achieve focal point prominence, and
• all buildings to be a minimum of three functional storeys with four storey
massing
• new development is required to demonstrate how the proposal is consistent
with the Duffin Heights Environmental Servicing Plan to the satisfaction of the
Region, City and the Toronto and Region Conservation Authority
• as a condition of site plan approval, subdivision or any other development
approval, the landowners are required to become a party to the cost sharing
agreement for Duffin Heights or receive an acknowledgement from the
Trustee of the Duffin Heights Landowners Group Inc. that the benefitting
landowner has made satisfactory arrangements to pay its proportion of the
shared development cost
• the applications will be assessed against the policies and provisions of the
Pickering Official Plan during the further processing of the applications
4.3 Duffin Heights Neighbourhood Development Guidelines
• the approved Duffin Heights Neighbourhood Development Guidelines provide
design objectives for the neighbourhood
• the intent of the Duffin Heights neighbourhood policies is to further the
objectives of the Official Plan and to achieve the following:
• an accessible pedestrian-oriented residential areas, distinct in character
and harmonious with the larger neighbourhood;
• a streetscape which is attractive, safe and encourages socialinteraction
within the neighbourhood;
• a central focus to the neighbourhood which is safe, lively and attractive;
• a diversity of uses to support neighbourhood and City functions; and
• a mix of housing types, forms, affordability and tenure, on a variety of lot
frontages
• the subject lands are delineated as Brock Road Streetscape on the Tertiary
Plan, which encourages higher density, mid-rise and mixed use buildings with
a high level of architectural quality
• the Tertiary Plan identifies the intersection of Brock Road and proposed
Street 'A' as a focal point that will require special design considerations
• the creation of outdoor public space is also encouraged at focal points
• all primary frontages of buildings shall front Brock Road and provide
pedestrian access directly to the sidewalk and trail along Brock Road
• medium density residential development may be located behind buildings that
front Brock Road; however, individual unit vehicle access from collector or
local roads for grade related townhouse development will not be permitted
• the applications will be assessed against the Duffin Heights Neighbourhood
Development Guidelines during the further processing of the applications
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Information Report No.01-14 Page 5
4.4 Zoning By-law 3037
• the subject lands are currently zoned "A" — Rural Agricultural Zone under
Restricted Area Zoning By-law 3037, as amended, which currently permits a
detached dwelling, home occupation, and various agricultural and related
uses
• an amendment to the zoning by-law is required to facilitate the development
of the subject lands for residential and commercial purposes
5. Comments Received
5.1 Resident Comments
• none received in response to the circulation to date
5.2 Agency Comments
Region of Durham • the Region of Durham Planning Department
has advised that the proposal meets the
density targets and provides for a variety of
mid-rise building forms which is the form
envisioned in this area and is consistent
with the Regional Official Plan
• a road widening along Brock Road may be
required
• two 15 metre by 15 metre site triangles at
the northeast and southeast quadrant of the
intersection of Brock Road and proposed
Street 'A' will be required
• reviewing the existing sanitary drainage
system to ensure sufficient capacity is
available to support the proposed density
• Brock Road is designated as a "Transit
Spine" in the Regional Official Plan and to
further support transit use in the area, the
intersection of Brock Road and proposed
Street 'A' should be planned:
• to protect for a pedestrian crossing
across Brock Road
• to have bus zones, as per the applicable
standard, on Brock Road farside
northbound and southbound
• to have transit pads at the bus zone and
• to urbanize the west side (southbound) of
Brock Road
Canada Post, Veridian, and • no objection to the applications
the Durham Catholic District
School Board
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Information Report No.01-14 Page 6
5.3 City Departments Comments
Engineering & Public Works • on-street parking shown immediately east of
the proposed intersection with Brock Road
is to be removed
• a detailed stormwater management report
will be required at the site plan approval
stage
• the applicant is required to update the
submitted Functional Servicing and
Stormwater Management Report to confirm
sufficient capacity to convey the 100 year
peak flow and conduct an analysis of the
receiving storm system to determine the
site's allowable release rates using the
City's Stormwater Management Design
Guidelines
• the applicant is required to contribute to the
costs of the monitoring program for the
existing stormwater management pond and
any other additional facilities to be assumed
by the City which require an Environmental
Compliance Approval
• a construction management/erosion and
sediment control plan will be required at the
site plan approval stage
• a detailed cross-section of the proposed
collector road is required
• a multi-use trail and pedestrian walkway are
proposed for the east side of Brock Road in
accordance with the Duffin Heights
Neighbourhood Development Guidelines
6. Planning & Design Section Comments
The following matters have been identified by staff for further review and
consideration:
• ensuring conformity with the City's Official Plan policies including reducing the
density to within the allowable range
• ensuring the proposal is consistent with the City's urban design goals and
objectives in the Duffin Heights Neighbourhood Development Guidelines
• ensuring an appropriate mix of housing types and forms are provided within
the proposed development
• ensuring an appropriate integration with the lands to the north and the future
residential development to the south
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Information Report No.01-14 Page 7
• ensuring the inclusion of appropriate provisions in the implementing zoning
by-law to address the location and extent of build-to-zones, mix of permitted
uses, and required building articulation
• assessing the appropriateness of the overall layout and design of the internal
private road network and pedestrian routes
• reviewing the townhouse and apartment blocks to ensure they are
appropriately sized and configured
• reviewing the right-of-way width of proposed Street 'A' and the
appropriateness of providing on-street parking to ensure the boulevard widths
are of sufficient width to accommodate utilities, street furniture and street
trees
• reviewing the timing for the construction of Street 'A' and the signalization of
the intersection of Brock Road and Street 'A'
• ensuring appropriate building setbacks, building heights and massing, and
landscaped areas are provided along Brock Road, William Jackson Drive,
proposed Street'A' and internal private roads to ensure a pedestrian friendly
streetscape is created
• reviewing the widths of internal private roads to ensure sufficient widths are
provided to accommodate pedestrian pathways, utilities, and street trees
• reviewing the size, configuration and location of the proposed outdoor open
spaces to ensure passive and active recreational activities can be
accommodated within these spaces
• ensuring appropriate private outdoor amenity space is provided for each
townhouse unit and apartment unit
• reviewing the location of the central mailboxes to ensure they are integrated
with the pedestrian system and open space areas
• ensuring that sufficient parking is provided to accommodate visitor and
residential parking and the commercial operation
• reviewing a phasing plan demonstrating how the proposal will be completed
over time
• ensuring a tree compensation plan and/or a financial contribution is provided
to compensate for the loss of existing mature trees and other significant
vegetation
• ensuring that the submitted Functional Servicing and Stormwater
Management Report is consistent with,the Council endorsed Duffin Heights
Environmental Servicing Plan to the satisfaction of the Region, City and the
Toronto and Region Conservation Authority
• ensuring that the applicant becomes a party to the cost sharing agreement for
Duffin Heights or receives an acknowledgement form the Trustee of the Duffin
Heights Landowners Group Inc. that the benefiting landowner has made
satisfactory arrangements to pay its proportion of the shard development cost
• ensuring that the proposed development contains appropriate sustainable
development components
• ensuring that required technical submissions and reports meet City standards
• the City Development Department will conclude its position on the
applications after it has received and assessed comments from the circulated
department, agencies and public
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Information Report No.01-14 Page 8
7. Information Received
Full scale copies of the plans and studies listed below are available for viewing at
the offices of the City of Pickering, City Development Department:
• Archaeological Assessment
• Conceptual Landscape Master Plan
• Environmental Noise Assessment
• Functional Servicing and Stormwater Management Report
• Phase I and Phase II Environmental Site Assessment Reports
• Planning Rationale Report
• Soil Clean Up Report
• Transportation Impact Study
• Tree Inventory and Arborist Report
8. Procedural Information
8.1 General
• written comments regarding this proposal should be directed to the City
Development Department
• oral comments may be made at the Public Information Meeting
• all comments received will be noted and used as input to a Planning Report
prepared by the City Development Department for a subsequent meeting of
Council or a Committee of Council
• any member of the public who wishes to reserve the option to appeal
Council's decision must provide comments to the City before Council adopts
any by-law for this proposal or makes a decision on the revised draft plan of
subdivision
• any member of the public who wishes to be notified of Council's decision
regarding this proposal must request such in writing to the City Clerk
9. Owner/Applicant Information
• the principal of Averton (Brock Three) Ltd., Beaverbrook (Brock Two) Ltd.,
and Beaverbrook (Brock) Ltd. is Vincent Baffa
Attachments
1. Location Map
2. Submitted Draft Plan
3. Submitted Concept Plan
8
•
Information Report No.01-14 Page 9
Prepared By: Approved/Endorsed By:
Melissa Markham, MCIP, RPP Catherine Rose, MCIP, RPP
Principal Planner— Development Review Chief Planner
Nilesh Surti, MCIP, RPP
Manager, Development Review &
Urban Design
MM:Id
Attachments
Date of Report: December 18, 2013
Copy: Director, City Development
9
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City°i FILE No: SP-2013-04 &A 8/13
APPLICANT: Averton Homes
PROPERTY DESCRIPTION: 2725, 2705 and 2695 Brock Road
City Development (North Part of Lot 18, Concession 3)
Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT. DATE Dec 3,2013
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City°0 `i FILE No: SP-2013-04&A 8/13
s'` t- 1° . APPLICANT: Averton Homes
tiMINUNICII PROPERTY DESCRIPTION:2725, 2705 and 2695 Brock Road
City Development (North Part of Lot 18, Concession 3)
Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT. I DATE:Nov 26,2013
12