HomeMy WebLinkAboutPLN 15-14 C';ty o¢ Report to
' Planning & Development Committee
I CKE RIN Report Number: PLN 15-14
Date: July 7, 2014
From: Thomas Melymuk
Director, City Development
•
Subject: Draft Plan of Subdivision SP-2013-04
Zoning By-law Amendment Application A 8/13
Averton (Brock Three) Ltd.
Beaverbrook (Brock Two) Ltd.
Beaverbrook (Brock) Ltd.
North Part of Lot 18, Concession 3
(2695, 2705 and 2725 Brock Road)
Recommendation:
1. That Draft Plan of Subdivision Application SP-2013-04, submitted by
Averton (Brock Three) Ltd., Beaverbrook (Brock Two) Ltd. and Beaverbrook
(Brock) Ltd., on lands being North Part of Lot 18, Concession 3, to establish four
blocks for residential development, a block for a road widening and a collector
road, as shown on Attachment#2 to Report PLN 15-14, and the implementing
conditions of approval, as set out in Appendix I, be endorsed;
2. That Zoning By-law Amendment Application A 8/13, submitted by
Averton (Brock Three) Ltd., Beaverbrook (Brock Two) Ltd. and Beaverbrook
(Brock) Ltd., to implement the Draft Plan of Subdivision SP-2013-04 and to
facilitate a residential condominium development, be endorsed with the provisions
contained in Appendix II to Report PLN 15-14, and that staff be authorized to
finalize and forward an implementing Zoning By-law to Council for enactment; and
3. Further, that applications for Site Plan Approval for lands within the Draft Plan of
Subdivision SP-2013-04 reflect the design and layout of the Revised Concept Plan
as illustrated in Attachment#4 to Report PLN 15-14 to the satisfaction of the
Director, City Development.
Executive Summary: As the density of development increases, it becomes
progressively more critical that what gets built exhibits strong urban design and
sustainable placemaking characteristics. These include such matters as building height
and massing,.connectivity and permeability, building siting, architectural design, street
interfaces, walkability, and landscaping, to name a few.
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Subject: SP-2013-04, A 8/13 —Averton (Brock Three) Ltd.,
Beaverbrook (Brock Two) Ltd. and Beaverbrook (Brock) Ltd. Page 2
Averton (Brock Three) Ltd. et al. submitted a higher density, mixed use proposal for
lands within the Mixed Use Corridor in Duffin Heights. Residents and staff identified
numerous concerns with the original concept plan including: a lack of open space; lack
of connectivity and permeability; inappropriate relationship with the development to the
north; and development in excess of the allowable density.
Planning staff and the City's Urban Design Review consultant worked with the applicant
and their consultants to improve the overall design and layout of the plan and to
address many of the concerns identified (see Original Concept Plan and Revised •
Concept Plan, Attachments #3 and #4).
Averton (Brock Three) Ltd. et al. has prepared a revised concept that has a total of
739 units including apartments, and other medium density housing forms. The
applicant's revised concept plan has a number of strong elements, such as: its built
form and streetscape along the frontages of Brock Road, future Street 'A' and William
Jackson Drive; the mixed use apartment buildings at the focal point of Brock Road and
the new east-west collector road; and the introduction of two parkettes and an
enhanced internal pedestrian network.
Using this concept as the basis, staff recommends Council approve the required zoning
by-law amendment application and draft plan of subdivision subject to the conditions
and provisions identified in Appendices I and II.
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed development.
1. Background
1.1 Property 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 four properties
which have a combined area of approximately 5.3 hectares, with approximately
323 metres of frontage along Brock Road and approximately 315 metres of
frontage along William Jackson Drive.
Surrounding land uses include:
north — a mix of single, semi-detached and townhouse units currently under
construction and a vacant parcel of land owned by Petro-Canada
south — applications for a Draft Plan of Subdivision and Zoning By-law
Amendment, submitted by Lebovic Homes for the abutting vacant lands,
for a common element condominium development consisting of
15 live-work townhouse units and 30 townhouse units
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Report PLN 15-14 July 7, 2014
• Subject: SP-2013-04, A 8/13 —Averton (Brock Three) Ltd.,
Beaverbrook (Brock Two) Ltd. and Beaverbrook (Brock) Ltd. Page 3
east - across William Jackson Drive, a mix of single, semi-detached and
townhouse units; vacant lands currently zoned for a future elementary
school; a neighbourhood park; 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 Corridors" within the City's Official Plan
1.2 Applicant's Original and Revised Concept Plan
The applicant has submitted applications for approval of a draft plan of
subdivision and zoning by-law amendment to establish four blocks for residential
purposes, a 22.0 metre wide collector road and a 7.6 metre wide road widening
along Brock Road to facilitate a residential condominium development (see
Draft Plan of Subdivision, Attachment#2).
The overall proposal consists of: two 8-storey mixed use apartment buildings with
grade related commercial uses and 4-storey stacked back-to-back townhouse
blocks with integrated underground parking garages along Brock Road frontage;
and on the remaining lands, a mix of back-to-back townhouses and stacked
townhouses.
City staff, through collaboration with the City's Urban Design Review consultant,
(John G. Williams Limited) and the applicant's planner and architect, designed a
revised concept plan for the subject lands. The revised concept plan addresses
a number of concerns with respect to the overall design and layout of the
proposal, density, pedestrian connectivity and outdoor amenity space. A copy of
the Original Concept Plan and the Revised Concept Plan are provided for
reference as Attachments #3 and #4, respectively.
Specifically, the key changes include:
• a reduction in the total number of dwelling units from 791 units to 739 units
• the addition of 2 parkettes: a 725 square metre parkette to the north of the
future collector road; and a 628 square metre parkette to the south of the
future collector road
• a realignment of the north vehicular access from William Jackson Drive,
which provides a more appropriate road pattern for the site
• improved integration with the development to the north with a landscape
buffer strip and lay-by visitor parking adjacent to the north property line
• the overall length of townhouse blocks have been reduced and the
separation between the townhouse blocks have been increased to
accommodate pedestrian walkways and additional landscaping opportunities;
• and
• additional enhanced north/south and east/west pedestrian connections have
been added to allow residents to traverse the site
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Report PLN 15-14 July 7, 2014
Subject: SP-2013-04, A 8/13 —Averton (Brock Three) Ltd.,
Beaverbrook (Brock Two) Ltd. and Beaverbrook (Brock) Ltd. Page 4
A comparison of the statistical information and development details from the
Original Concept Plan and the Revised Concept Plan are outlined in the
Development Details Comparison Chart (see Attachment#5).
2. Comments Received
2.1 Public comments from the January 13, 2014 Statutory Public Information
Meeting and in written submission
At the January 13, 2014 Statutory Public Information Meeting, three residents
attended the meeting to voice their concerns with respect to the proposed
concept plan for the subject lands. The majority of their concerns related to
whether the proposal was in keeping with the established character of the
Duffin Heights community, which currently consists of primarily single,
semi-detached and townhouse units.
The concerns identified are as follows:
• ensuring an appropriate amount of pedestrian connectivity within the site
and to the existing neighbourhood park, located on the east side of
William Jackson Drive
• • ensuring that an adequate amount of outdoor amenity area is provided for
the residents within the development
• ensuring that an adequate amount of private amenity space is provided for
each townhouse unit
• reducing the total number of units proposed to within the allowable density
range
• ensuring that a sufficient number of parking spaces are available for
visitors and residents, and that an appropriately sized internal private
garage space is provided
• ensuring compatibility of the proposed 8-storey apartment buildings in
relation to the existing low-density neighbourhood
• ensuring the timing of the construction for the future collector road will
meet the traffic demands of the proposed development
2.2 City Departments & Agency Comments
Region of Durham
the Region of Durham Planning Department has
9 9 9 P
advised that the proposal conforms with the policies
of the Regional Official Plan
• an Environmental Noise Assessment, dated
July 2013, identified noise generated from Brock
Road and the CP Rail line; appropriate noise
attenuation measures are recommended and will be
further reviewed during the Site Plan Approval
process
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Subject: SP-2013-04, A 8/13 —Averton (Brock Three) Ltd.,
Beaverbrook (Brock Two) Ltd. and Beaverbrook (Brock) Ltd. Page 5
Region of Durham • a Stage 1 - 2 Archaeological Assessment report,
(continued) dated May 2013, indicated that no archaeological
resources were identified on the subject lands and
the report will be sent to the Ministry of Tourism,
Culture and Sport for their review and clearance
• the Phase I and Phase 2 Environmental Site
Assessments (ESA) conducted for 2705 and
2725 Brock Road recommended site clean up on
portions of each property; the Region recommends
that the City enter into an agreement with the
developer to ensure site clean up is undertaken as
recommended in the ESA reports
• a Record of Site Condition is required for both
2705 and 2725 Brock Road
• the Phase.' ESA conducted for the other two
properties indicated that there are no potential site
contamination concerns on the subject lands
• municipal water supply is available to the subject
lands from the existing watermain on
William Jackson Drive
• further detail will be required through the site plan
approval process to outline waste management
requirements for the development
• a 15.0 metre by 15.0 metre site triangle at the
northeast and southeast quadrant of the
intersection of Brock Road and future Street 'A' will
be required
• the, Region requests that on-street parking be
deleted between Brock Road and the first
intersection east of Brock Road
• the design of the future collector road must
accommodate a right turn lane
• the Region has no objection to the applications, and
has provided conditions of approval
Durham Region • the proposed development appears to be consistent
Transit with `Transit Oriented Development' required along
Brock Road
Toronto and • deferred the review of on-site stormwater
Region infrastructure to the City of Pickering
Conservation • the TRCA has no objection to the applications and
Authority (TRCA) has provided conditions of draft approval
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Report PLN 15-14 July 7, 2014
Subject: SP-2013-04, A 8/13 —Averton (Brock Three) Ltd.,
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• Toronto and • requested that the amending zoning by-law include
Region an `H' Holding provision requiring the applicant to
Conservation submit a revised Functional Servicing Report that
Authority (TRCA) addresses the Duffin Heights Environmental •
(continued) Servicing Plan and detailed design of the adjacent
Mattamy Lands
Durham District • no objections to the applications
School Board • any pupils generated by the proposed plan can be
accommodated within existing school facilities, until
a school facility can be justified and constructed
within the immediate community area
Durham Catholic • no objections to the applications
District School • students generated from this development will
Board attend St. Wilfrid Catholic School in Pickering
Engineering & • generally satisfied with the proposal at this time
Public Works • detail drawings regarding landscaping, stormwater
management and grading will be reviewed through
the site plan approval process
• the Functional Servicing Report is required to be
•
updated to conform to the Duffin Heights Master
Environmental Servicing Plan and Stormwater
Management Report
City of Pickering • no objections to the applications
Fire Services • details of the emergency vehicle access will be
finalized through the site plan approval process
3. Planning Analysis
3.1 The revised concept plan is within the density range of the Official Plan and
is consistent with the policies for the Duffin Heights.Neighbourhood
The subject lands are designated "Mixed Use Area — Mixed Corridors" in the
Pickering Official Plan, which permits a density range of over 30 units up to and
including 140 units per net hectare, and a maximum floor space index of 2.5.
The original concept plan proposed a total of 791 residential units for a
residential density of approximately 149 units per net hectare.
Based on the changes made by the applicant, the total number of residential
units have been reduced to 739 units, for a residential density of approximately
140 units per net hectare. The revised concept plan complies with the density
requirements of the Official Plan.
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Subject: SP-2013-04, A 8/13 —Averton (Brock Three) Ltd.,
Beaverbrook (Brock Two) Ltd. and Beaverbrook (Brock) Ltd. Page 7
The Duffin Heights Neighourhood policies for the Mixed Corridor designation
require new developments to provide:
• . a strong and identifiable urban image by establishing buildings closer to the
street, providing safe and convenient pedestrian access, and requiring all
buildings to be multi-storey, and
• higher intensity multi-unit housing forms on lands adjacent to Brock Road
while restricting grade related residential development to lands adjacent to
collector or local roads.
The revised concept plan illustrates two 8-storey mixed use apartment buildings
and eight 4-storey stacked back-to-back townhouse blocks that have a setback of
3.8 metres from Brock Road. The proposed buildings will be sited close to the
street, which will help establish a well-defined urban street wall and create a
positive pedestrian-friendly building presence along Brock Road. The balance of
the lands will be developed for back-to-back townhouse units and stacked
townhouse units fronting onto William Jackson Drive, future Street 'A' and
internal private roads.
The intersection of Brock Road and future Street `A' is identified as a Focal Point
on the tertiary plan contained within the Council-adopted Duffin Heights
Neighbourhood Development Guidelines. Developments at focal points shall
contribute to the prominence of the intersection through the use of appropriate
building heights, massing, architectural features and landscaping. The revised
concept plan illustrates two 8-storey mixed use apartment buildings at the
northeast and southeast corners of Brock Road and future Street `A'. The
proposed buildings appropriately frame the intersection and create a gateway
into the community.
Through the Site Plan Approval process, staff will work with the applicant to
review the architectural design of proposed buildings to ensure they are
appropriately articulated with elements such as towers, canopies, glazing,
materials and other details that emphasize this intersection as a focal point in the
Duffin Heights Neighbourhood.
3.2 Urban Design objectives of the Duffin Heights. Neighbourhood
Development Guidelines have been addressed
City staff, agencies and area residents identified a number of concerns with the
original concept plan directly related to the Duffin Heights Neighbourhood
Development Guidelines such as:
1. lack of walkability within the development
2. lack of outdoor amenity space for passive and active recreation uses being
provided within the development
3. the compatibility of the proposed 8-storey apartment buildings within the
surrounding neighbourhood; and
4. the proposed design and timing of the future collector road
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Beaverbrook (Brock Two) Ltd. and Beaverbrook (Brock) Ltd. Page 8
3.2.1 Additional linear parks and walkways have been provided to create a
pedestrian-oriented residential development
The revised concept plan provides for an enhanced pedestrian network in the
form of sidewalks, linear parks and pathways. The additional pedestrian
connections will allow future residents to traverse the site from east to west and
north to south in order to access public transit, commercial uses along
Brock Road, the proposed parkettes, the neighbourhood park and the
surrounding neighbourhood.
3.2.2 Two parkettes are proposed as outdoor amenity space
The applicant's revised plan introduces two parkettes, one of approximately
725 square metres in size to the north of the future collector road and the other
approximately 628 square metres to the south of the future collector road. The
parkettes are appropriately situated in the development and integrated with the
pedestrian network system, which is fully accessible to all residents. Detailed
programming and design of the parkettes will be determined through the site plan
approval process.
3.2.3 The proposed 8-storey mixed use apartment buildings are consistent with
the intent of the Neighbourhood Development Guidelines and compatible
with the surrounding neighbourhood
Area residents expressed concerns that the height of the two apartment buildings
at the intersection of Brock Road and the future collector road are incompatible
with the existing low density residential development within the Duffin Heights
Neighbourhood. The proposed 8-storey mixed use buildings are consistent with
the Neighbourhood Development Guidelines, which require higher density
multi-storey buildings to be located along Brock Road. Staff have reviewed the
height of the proposed buildings and have determined that they are compatible
with the existing low density development within the neighbourhood and will have
no impact on the existing residents with respect to shadowing and overlook.
•
3.2.4 The future collector road will be constructed as. part of the Phase 2
Development
The Duffin Heights Neighbourhood Development Guidelines permit a maximum
right-of-way width of 22.0 metres for a collector road, including on-street parking.
Engineering and Public Works staff have prepared a detailed cross-section of the
proposed collector road and are satisfied that the maximum right-of-way width of
• 22.0 metres can accommodate dedicated lay-by parking spaces on both sides of
the road, a 3.0 metre wide multi-use path to the north, a 1.5 metre wide sidewalk
to the south, boulevard trees, underground utilities, street furniture, and a
dedicated right turn lane at the intersection of Brock Road and the future collector
road (see Proposed Collector Road Cross-section, Attachment#6).
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The applicant has submitted a traffic study concluding that up to an additional
400 residential units can be accommodated on the existing road network prior to
the construction of the future collector road. The applicant is proposing a total of
approximately 154 units within Phase 1 and 180 units within Phases 2 and 3 of
the development. Based upon the site traffic distribution in the submitted traffic
study, the existing road network will be sufficient for the initial phases of the
subject site.
Staff have reviewed the study and concur with its conclusions and
recommendations. In addition, staff are recommending that a holding provision
be applied to the subject lands to ensure the collector road is constructed in the
second phase of development, including any financial contributions to the
'signalized intersection.
3.3 A sufficient number of parking spaces are being provided to support the
development
The table below identifies the typical parking standards used to calculate
required parking for development applications within the City of Pickering,
including those within the Duffin Heights Neighbourhood. The table also shows
the number of parking spaces that are required to support the revised concept,
and compares it to the actual spaces being provided.
Dwelling Type Parking Ratio Parking Required Parking Provided
Back-to-Back a minimum of 2 668 spaces for 668 spaces for
Townhouses and Parking spaces per residential parking residential parking
Stacked dwelling unit, plus
Townhouses 0.25 of a space 84 spaces for 84 spaces for
per dwelling for
visitors visitors parking visitors parking
Apartment units a minimum of 1.0 405 spaces for 405 spaces for
and 4-storey parking space per residential parking residential parking
Stacked-Back-to- unit plus 0.25 of a
Back space per dwelling 101 spaces for 133 spaces for
Townhouses for visitors visitors parking visitors parking
a minimum of 4.5
Commercial parking spaces per
Uses 100 square metres 94 parking spaces 94 parking spaces
of gross leasable
floor area
Total Parking 1,352 parking 1,384 parking
Spaces spaces spaces
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Based on the above-noted parking standards, the applicant is providing a
sufficient number of parking spaces to support the development. The parking
spaces are appropriately distributed to accommodate residents, visitors and
commercial operators. The development is located in close proximity to transit
and City staff are supportive of a minimum of 1.0 parking space per unit for the
apartment units and stacked back-to-back townhouse units adjacent to
Brock Road.
In addition, the proposed design of the right-of-way for the east-west collector
road incorporates lay-by parking and on-street parking is also permitted along
William Jackson Drive, which will provide additional on-street parking for visitors.
These spaces have not been included in the overall number of parking spaces
being provided by the development.
Staff are satisfied that there are sufficient parking spaces available to
accommodate the proposal. However, through the site plan approval process,
staff will review whether there will be opportunities to provide for additional visitor
parking spaces.
3.4 The revised concept plan is well integrated with the existing-development
to the north and the future development to the south
The applicant has amended the concept plan to address staffs concerns with the
proposed interface with the existing residential development to the north. The
revised concept plan provides for a landscape buffer and lay-by parking spaces
adjacent to the rear yards to the north. In addition; the realignment of the north
vehicular access from William Jackson Drive creates a larger setback to the
existing development to the north.
The application for the lands to the south of the subject lands provides for an
appropriate interface between the two developments. Staff support the proposed
integration as the units in both developments front onto a pedestrian walkway,
which is between the units. Through consultation with staff, the concept plan has
been revised to provide an additional pedestrian connection through the subject
lands to the south in order to create an integrated pedestrian system of sidewalks
throughout the Duffin Heights Neighbourhood.
3.5 A phasing plan has been submitted demonstrating how the proposal will be
completed over time.
Another concern that was expressed by area residents was with regards to the.
phasing of the development. The applicant has submitted a phasing plan
demonstrating how the entire development will be completed over time (see
Submitted Phasing Plan, Attachment#7).
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Report PLN 15-14 July 7, 2014
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Subject: SP-2013-04, A 8/13 -Averton (Brock Three) Ltd.,
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The applicant proposes that the entire development will be developed in
5 phases. Based on the applicant's phasing plan, back-to-back townhouses and
stacked townhouses within Phases 1, 2 and 3 are to be developed prior to the
mixed use apartment buildings and stacked back-to-back townhouse units along
Brock Road. The development of Phases 4 and 5 conform to the neighbourhood
policies.
3.6 Additional concerns raised at the Public Information Meeting have been
addressed by the applicant and the Region
Additional concerns identified by area residents at the Public Information Meeting
included:
• the amount of outdoor private amenity area being provided with each
townhouse unit
• the size of the proposed sidewalks throughout the development
• the internal garage size for each townhouse unit
• the design and timing of the reconstruction along Brock Road
The applicant has provided the following information to the City Development
Department in response to questions raised from the area residents:
• a minimum 4.5 square metres of private outdoor amenity area will be
provided with each townhouse unit
• all sidewalks throughout the development will be a minimum of 1.5 metres
wide
• internal garage sizes will be a minimum of 3.0 metres in width by 6.0 metres
in length
The Region of Durham has advised that Brock Road will be widened from
two lanes to an interim four lane design to accommodate the additional traffic
volumes and future demands on this road. There is a design for an ultimate
six lane cross-section. However, at this point only four lanes will be constructed,
from Third Concession Road/Rossland Road to the C.P. Railway north of the
subject lands. The proposed Brock Road cross-section illustrates a 2.5 metre
asphalt bike path on both sides of Brock Road. The anticipated timing for
construction is to begin in 2015.
3.7 The applicant is required to become a party to the Duffin Heights cost
sharing agreement or pay their proportionate share of the development
costs
The owner has been made aware of the requirement within the Duffin Heights
Neighbourhood Policies 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 benefiting landowner has made
satisfactory arrangements to pay its proportionate share of the development
costs. A condition of draft approval addresses this requirement.
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3.8 The proposal achieves a Level '[ sustainability rating
Staff have reviewed the applications against the City's Draft Sustainable
Development Guidelines and rated the proposal as achieving a Level 1 score.
The proposal incorporates many of the elements set out in the Guidelines
including:
• development of lands on a greenfield site adjacent to existing development
• commercial space provided within the ground floor of the apartment buildings
and is within a 5 to 10 minute walk from residential units
• increased residential density over 120 units per hectare
• the plan is designed to provide streetscapes uninterrupted by garages along
the collector road; and
• the design of the plan locates two-thirds of the proposed residential and
non-residential density within 250 metres walking distance of a planned
transit stop
There will be opportunities to improve this rating as additional sustainability
measures become available through the site plan approval process for each
phase of development, including:
• use of permeable materials for paved areas
• use of native species in landscaped areas
• utilizing resource efficiency in buildings, such as energy and water
3.9 All Technical Matters will be addressed as Conditions of Subdivision and
through the Site Plan Approval Process
Site Plan applications will be required for each phase of development. Detailed
design issues will be dealt with through the subdivision agreement and site plan
approval process. These requirements will address matters such as, but not
limited to:
• drainage and grading
• site servicing
• noise attenuation
• cash-in-lieu of parkland
• tree compensation
• revised Functional Servicing and Stormwater Management Plan .
• requirements for Construction Management Plan
• building design
• landscaping
• resident, visitor and accessible parking spaces
• emergency vehicle access
• waste management collection
• location of Community Mailboxes
• dedication of Brock Road road widening
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• preparation and review of the detailed design of the east-west collector road;
and
• security for the construction of the Collector Road and the signalization of the
intersection of Brock Road and the future Collector Road
No further reports are anticipated to be brought before Council if the applications
are approved. Applications for Draft Plan of Condominium are required to be ,
submitted at a later date. The applicant is proposing a standard condominium
development. Applications for a standard condominium are delegated to the
Director, City Development for final approval.
3.10 The Zoning By-law will be finalized and forwarded to Council for enactment
The subject lands are zoned "A" —Agricultural by Zoning By-law 3037, as
amended. The applicant has submitted a rezoning application to permit
739 condominium residential units. To ensure compatibility with the surrounding
neighbourhood and appropriate design, the zoning by-law will have site specific
provisions including, but not limited to, maximum building height, build-to-zone,
maximum number of units, minimum private amenity area per unit, minimum
outdoor amenity area, minimum interior garage size, and minimum number of
resident and visitor parking spaces.
The amending zoning by-law incorporates an `H' holding provision that will
require the Owner to satisfy certain conditions prior to the lifting of the holding
provision. These conditions will include entering into a site plan/development
agreement with the City to address matters listed above in Section 3.9 of this
report.
Staff supports the rezoning application and recommends that a site specific
implementing by-law, containing the standards attached as Appendix II to this
Report be finalized and brought before Council for enactment.
Appendices
Appendix I Recommended Conditions of Approval for Draft Plan of Subdivision
SP-2013-04
Appendix II Recommended Zoning By-law Provisions for Zoning By-law Amendment
, Application A 8/13
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Report PLN 15-14 July 7, 2014
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Attachments
1. Location Map
2. Draft Plan of Subdivision
3. Original Concept Plan
4. Revised Concept Plan
5. Development Detail Comparison Chart
6. Proposed Collector Road Cross Section
7. Submitted Phasing Plan
Prepared By: Approved/Endorsed By:
A0/,,
Melissa Markham, MCIP, RPP Catherine Rose, MCI', 'PP
Principal Planner— Development Review Chief Planner
1
Nilesfi Surti, MCIP, RPP Thomas Mely uk, IP RPP
Manager, Development Review Director, City evel pment
& Urban Design
MM:jf
Recommended for the consideration
of Pickering City Council
231 Zor4-
Tony Prevedel, P.Eng.
Chief Administrative Officer
166
Appendix II to
Report PLN 15-14
Recommended Zoning By-law Provisions
for Zoning By-law Amendment Application A 8/13
167
•
Recommended Zoning By-law Provisions for
Zoning By-law Amendment Application A 8/13
That the implementing zoning by-law permit the establishment of multiple dwelling-vertical
units and multiple dwelling-horizontal units in accordance with the following provisions:
1. Provisions for build-to-zones along Brock Road, Street 'A' and
William Jackson Drive and along the adjacent properties to the north and
south of the subject lands.
2. Maximum building height:
a. apartment buildings along Brock Road: 8 Storeys;
b. stacked back-to-back townhouse units along Brock Road: 4 storeys;
c. all other back-to-back townhouse units and stacked townhouse units:
3-storeys.
•
3. Minimum of 4.5 square metres of private outdoor amenity area required per
unit for all back-to-back townhouse units and stacked townhouse units.
4. Minimum total gross leasable floor area of 2,000 square metres for
commercial uses to be provided at grade within the two apartment
buildings.
5. Maximum number of units: 739 units.
6. Minimum number of apartment units: 220 units.
7. Maximum number of back-to-back townhouse units and stacked townhouse
units: 510 units. •
8. Minimum interior garage size of 3.0 metres in width by 6.0 metres in length.
9. Minimum length of a driveway between the private garage and the private
road: 6.0 metres.
10. Minimum building separation between buildings containing a common
element pedestrian walkway: 4.0 metres.
11. Minimum number of required parking spaces for apartment units and
stacked back-to-back townhouse units within Phases 4 and 5:
a. a minimum of 1 parking space per dwelling unit and 0.25 of,a space per
dwelling unit for visitor.
12. Minimum required parking spaces for back-to-back townhouse units and
stacked townhouse units within Phases 1, 2, and 3:
a. a minimum of 2 parking spaces per dwelling unit and 0.25 of a space
per dwelling unit for visitor..
•
168 •
13. Minimum number of required parking spaces to be provided within the
underground parking structures for dwelling units within Phases 4 and 5:
600 parking spaces.
14. Minimum of 0.14 of a hectare to be used for a maximum of two parkettes,
exclusive of metre rooms, community mailboxes and other utilities.
15. An `H' holding provision to be applied, subject to the Owner satisfying the
following conditions: •
a. the Owner has entered into a Site Plan/Development Agreement with
the City;
b. the Owner has made provisions for the construction of the east-west
Collector Road as part of Phase 2 of the development;
c. the Owner has made financial contributions for the signalization of
the intersection of Brock Road and the east-west collector road; and
d. the Owner has submitted a revised Functional Servicing Report that
is consistent with the Duffin Heights Environmental Servicing Plan to
the satisfaction of the City and Toronto and Region Conservation
Authority.
16. Provisions to permit model homes, if required.
169
Appendix Ito
Report PLN 15-14
Recommended Conditions of Approval
for Draft Plan of Subdivision SP-2013-04 •
170
Recommended Conditions of Approval for
Draft Plan of Subdivision SP-2013-04
General Conditions
1. That this recommendation apply to the draft plan of subdivision prepared by
The Biglieri Group, dated June 19, 2014, Plan Number DP-1 on lands being
Part of Lot 18, Concession 3, City of Pickering, for the creation of four blocks to
accommodate residential development, a block for a road widening and a
collector road.
Subdivision Agreement
2. That the Owner enters into a subdivision agreement with and to the satisfaction
of the City of Pickering to ensure the fulfillment of the City's requirements,
financial and other wise, which shall include, but not necessarily be limited to the
conditions outlined in this document. •
Zoning
3. That the implementing by-law for Zoning By-law Amendment Application A 8/13
becomes final and binding.
Street Names
4. That street names and signage be provided to the satisfaction of the Region and
the City.
Development Charges & Inspection Fee
5. That the Owner satisfies the City financially with respect to the
Development Charges Act.
6. That the Owner satisfies the City for contributions for development review and
inspection fees.
Phasing
7. That if this subdivision is to be developed by more than one registration, the
Owner will be required to submit a plan showing the proposed phasing, all to the,
satisfaction of the City.
171
Recommended Conditions of Approval (SP-2013-04) Page 2
Dedications/Transfers/Conveyances
8. That the Owner conveys to the City, at no cost:
(i) Block 5 for road widening purposes; and
(ii) dedicate all road allowances with the proper corner roundings and sight
triangles to the City and Region and any other easements as required.
Architectural Control
9. That the Owner, prior to the preparation of the subdivision agreement, engages a
control architect, to the satisfaction of the Director, City Development, who will
prepare a siting and architectural design statement to the City's satisfaction,
approve all models offered for sale and certify that all building permit plans comply
with the City's approved statement. The siting and architectural design statement
will become a schedule to the subdivision agreement.
Stormwater
10. That the Owner satisfies the Director, Engineering & Public Works respecting a
stormwater drainage and management system to service all the lands in the
development in accordance with the revised Functional Servicing Plan, dated
April 2013, and any provisions regarding easements.
11. That the Owner satisfies the Director, Engineering & Public Works for
contributions for stormwater management maintenance fees.
12. That the Owner satisfies the Director, Engineering & Public Works that all
stormwater management, and erosion and sedimentation control structures are
operating and will be maintained in good repair during the construction period.
13. That the owner completes an analysis of the receiving storm sewer system to the
City's satisfaction to determine the site's allowable release rate to ensure
conformity with the requirements of the City's Stormwater Management Design
Guidelines.
Grading
14. That the Owner satisfies the Director, Engineering & Public Works Department
respecting submission and approval of a grading control plan.
15. That the Owner satisfies the Director,•Engineering & Public Works Department
respecting the submission and approval of a geotechnical soils analysis.
16. That the Owner satisfies the Director, Engineering & Public Works Department
respecting authorization from abutting landowners for all offsite grading.
172
Recommended Conditions of Approval (SP-2013-04) Page 3
Fill & Topsoil
17. The City's Fill &Topsoil Disturbance By-law prohibits soil disturbance, removal or
importation to the site unless a permit has been issued. No on-site works prior to
draft plan approval is permitted. A Fill &Topsoil Disturbance Permit will be
required should grading works proceed prior to a subdivision agreement being
executed.
Road Allowances
•
18. That the Owner satisfies the Director, Engineering & Public Works respecting the
construction of_roads with curbs, storm sewers, sidewalks and boulevard designs
along Brock Road, William Jackson Drive and Street 'A'.
Construction/Installation of City Works & Services
19. That the Owner satisfies the Director, Engineering & Public Works Department
respecting construction of roads, storm sewers, pedestrian walkways and
boulevard designs through a site servicing plan.
20. That the Owner satisfies the City respecting arrangements for the provision of all
services required by the City.
21. That the Owner satisfies the appropriate authorities respecting arrangements for
the provision of underground wiring, street lighting, cable television, natural gas
and other similar services.
22. That the cost of any relocation, extension, alteration or extraordinary
maintenance of existing services necessitated by this development shall be the
responsibility of the Owner.
Easements
23. That the Owner convey to the City, at no cost, any easements as required; and,
any reserves as required by the City.
24. That the Owner conveys any easements to any utility provider to facilitate the
installation of their services in a location(s) to the satisfaction of the City and the
utility provider.
25. That the Owner arrange at no cost to the City any easements required on third
party lands for servicing and such easements shall be in a location as
determined by the City and/or the Region and are to be granted upon request at
• any time after draft approval.
26. That the Owner satisfies the Director, Engineering & Public Works with any
required on-site or off-site easements for works, facilities or use rights that are
required by the City.
173
Recommended Conditions of Approval (SP-2013-04) Page 4
Construction Management Plan ,
27. That the Owner makes arrangements with the City respecting a construction
management plan, such Plan to contain, among other things:
(1) details of erosion and sedimentation controls during all phases of
construction and provide maintenance requirements to maintain these
controls as per the City's Erosion & Sediment Control Guideline for Urban
Construction;
(ii) addressing the parking of vehicles and the storage of construction and
building materials during servicing and house construction, and ensuring
that such locations will not impede the flow of traffic or emergency
vehicles on either existing streets or the proposed priyate roads;
.(iii) ensure that the City's Noise By-law will be adhered to and that all
contractors, trades and suppliers are advised of this By-law;
(iv) the provision of mud and dust control on all roads within and adjacent to
the site;
(v) type and timing of construction fencing;
(vi) location of construction trailers; and
(vii) details of the temporary construction access.
Fencing
28. That the Owner satisfies the City with respect to the provision of temporary
fencing around the entire perimeter of the subject lands during construction, prior
to the commencement of any works.
Landscaping
29. That the Owner submits a street tree planting plan to the satisfaction of the City.
30. To the satisfaction of the Director, Engineering & Public Works, the Owner shall
plant one tree per unit. If it is determined that the planting of a tree is not
possible for each unit, the Owner will be required to pay either cash-in-lieu for the
remaining trees or plant the remaining trees in a location within the Plan
boundaries.
Tree Compensation
31. Prior to final approval of the draft plan, or any phase thereof, the Owner shall
provide a financial contribution, for the purposes of off-site planting of native,
self-sustaining vegetation to the satisfaction of the Director, City Development.
Such planting shall be on publically owned lands held by the City of Pickering.
174
Recommended Conditions of Approval (SP-2013-04) Page 5
• Noise Attenuation
32. That the Owner agrees in the subdivision agreement to implement noise control
measures and warning clauses as recommended in the report, Environmental
Noise Assessment, prepared by Valcoustics Canada Ltd.
Engineering Plans
33. That the Owner ensures that the engineering plans are coordinated with the
streetscape/siting and architectural design statement and further that the
engineering plans coordinate the driveway, street hardware and street trees to
ensure that conflicts do not exist, asphalt is minimized and all objectives of the
streetscape/siting and architectural design statement can be achieved.
34. That the Owner satisfy the City respecting the submission of appropriate
engineering drawings that detail, among other things: city services; roads; storm
sewers; sidewalks; grading; streetlights; fencing and tree planting, and
financially-secure such works.
35. That the engineering plans be coordinated with the architectural design
objectives.
Parkland Dedication
36. That the Owner shall pay the City cash-in-lieu in accordance with the parkland
dedication requirements of the Planning Act.
Duffin.Heights Cost Sharing
37. That the Owner satisfy, to the satisfaction of the City of Pickering, all matters
required by the Duffin Heights Environmental Servicing Plan, including but not
limited to the following:
(i) Functional Servicing and Stormwater Report
(ii) Monitoring Report
(iii) Compensation Report
(iv) Fish Habitat Restoration Fund contribution
(v) Watershed System Monitoring and Management Fund contribution; and
(vi) Adaptive Management Fund contribution.
38. That the Owner satisfies the Director, City Development with a letter from the
Trustee for the Duffin Heights Landowners Group Inc. acknowledging that the
Owner has become a party to the cost sharing agreement for Duffin Heights or
the Owner has made satisfactory arrangements to pay its proportionate share of
the development costs.
•
175
Recommended Conditions of Approval (SP-2013-04) Page 6
39. That the Owner satisfies the Director, Engineering & Public Works Department
regarding cost sharing for the Mattamy Stormwater Management Pond and
portions of William Jackson Drive, as required.
Utility
40. That the Owner, through the approval of the Utility Coordination Plan for the
location, is to enter into an agreement with Canada Post Corporation for the
provision of a Community Mailbox including technical specifications and financial
terms.
Model Homes
41. That the Owner enters into a model home agreement with the City, if applicable
for this draft plan. All model homes must satisfy all requirements of the siting and
architectural design statement.
Other Approval Agencies
42. That the Owner obtains all necessary permits from the Toronto and Region
Conservation Authority pursuant to Ontario Regulation 166/06, as amended.
43. That any approvals which are required from the Region of Durham, the Toronto
and Region Conservation Authority, or any utility for the development of this plan
be obtained by the Owner, and upon request written confirmation be provided to
the City as verification of these approvals.
•
176
Appendix II to
Report PLN 15-14
Recommended Zoning By-law Provisions
for Zoning By-law Amendment Application A 8/13
•
177
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=_ _ ;�'- - APPLICANT: Averton (Brock Three) Ltd. et al.
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APPLICANT: Averton (Brock Three) Ltd. et al.
Wier/Atilet 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:Nov 26,2013
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e`,/°e FILE No: SP-2013-04 and A 08/13
_�, APPLICANT: Averton (Brock Three) Ltd. et al.
NCIIIRMINI∎k- PROPERTY DESCRIPTION:2725, 2705 and 2695 Brock Road
CiDepartme�nt Development (North Part of Lot 18, Concession 3)
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DATE:June 4,2014
i•
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Development Detail Comparison Chart
Details of the applications Original Plan Revised Plan
Total net area 5.31 ha 5.28 ha
Total net density 149.2 140
Total Number of Units 791 739
Stacked Townhouse Units 209 180
Stacked Back-to-Back Townhouse Units 176 176
Conventional Back-to-Back Townhouse Units 94 34
Rear Loaded Back-to-Back Townhouse Units 74 120
Number of Apartment Units 238 229
Total ground floor commercial space in the 2,096 sq. m. 2,096 sq. m.
apartment buildings
Apartment Building Height 8 storeys 8 storeys
Total Number of Parking Spaces Required for 518 506
Apartment Units and Stacked Back-to-Back (1 space per unit (1 space per unit +
townhouse units within the integrated + 0.25 of a space 0.25 of a space
underground parking structure per unit for per unit for
visitors) visitors)
Total Number of Parking Spaces for 94 94
Commercial Units (4.5 parking (4.5 parking
spaces per 100 spaces per 100
square metres of square metres of
gross leasable gross leasable
floor area) floor area)
Total Number of Parking Spaces Required for 848 752
townhouse units at grade: (2 spaces per unit (2 spaces per unit
+ 0.25 of a space + 0.25 of a space
per unit for per unit for
visitors) visitors)
• residents 754 668
• visitor 94 84
Total Number of Parking Spaces Required 1460 1352
Total Number of Parking Spaces Provided 1316 1384
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City'e FILE No: SP-2013-04 and A 08/13
--� 'T"'=�= '- APPLICANT: Averton (Brock Three) Ltd. et. al
IL 7 PROPERTY DESCRIPTION:2725, 2705 and 2695 Brock Road
Cii y Development (North Part of Lot 18, Concession 3)
DATE:June 18,2014
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City Development (North Part of Lot 18, Concession 3)
Department
DATE:June 18,2014
; 4