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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 1 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" 2 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 3 • 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 4 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 5 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 6 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 7 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 Attachment#__L.—to Information Report# 0/-/L- 0°11 aa11/1 II - .41, .° KSoN Irmor WILLIA 3P` - . -A-*-19.9•5 WI I♦=pl♦TALLY STREET +mow. __y_p_iO=rA-g Iallitoulls l'.Vs CAROUSEL DRr E =^=m is MMOO gm, we iiiiiiiii w •••••iii IIII"'�"); • _ ,•••••••♦••♦♦••• EARL GREY G SUBJECT i...............• i•�•�•�.�•�•�•�•�•�•�•�•�•�•�•�� PROPERT►ES. _e_•e.t&_.•..e.V.•A ZENTS DRIVE ►'gay*•"∎-••"••4�• • ................• ��•►•••••••••.'•••►.�. 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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