HomeMy WebLinkAboutInformation Report 02-10Information Report
ReportNumber: 02-10
For Public Information Meeting of
Date: March 1, 2,010
In Accordance with the Public Meeting Requirements
of the Planning Act, R.S.O. 1990, chapter PA
Subject: Zoning By-law Amendment—A 19/09
Commercial Focus Advisory Services
2055 Brock Road
(Part of Lot 18, Concession 2)
City of Pickering
1.0 Property Location and Description
the subject lands are located on the east side of Brock Road directly north of
Duffins Creek (north of Finch Avenue) and are approximately 5.2 hectares in
area (see Location Map — Attachment #1);
one vacant, detached, one storey brick dwelling currently occupies the site.
The structure is proposed to be demolished in the course of the development
of the site;
the surrounding land uses are:
north - Pickering Islamic Centre and agricultural land;
south - West Duffins Creek and large lot detached residences on the
north side of Finch Avenue;
west - Brock Road, two storey detached houses on a local road parallel
to and facing Brock Road, and Brock Ridge_Community Park;
east - East Duffins Creek and valleylands.
2.0 Applicant's Proposal
- the applicant has requested to amend the zoning by-law to permit a three
storey commercial building and a 13 unit, three storey live/work townhouse
building as a first phase of the development on the lands (see Applicant's
Submitted Plan —Attachment #2);
- the proposed commercial building is to be located adjacent and parallel to
Brock Road, while the.live/work units are to be located to the interior of the
site;
- the density of the residential component and the coverage (floor space index)
for the proposed commercial building cannot be determined until ownership
tenure and future ownership parcels are established;
- surface parking for 106 cars plus 13 individual garage spaces have been
proposed;
- access to the site would be from a new collector road (currently privately
owned);
Information Report No. 02-10 Page 2
10
the current proposal for the second phase of development includes a four
storey apartment building and three townhouse structures located to the east
of the Phase 1 lands;
the subject rezoning application applies only to the first phase of the proposed
development.
3.0 Official Plan and Zoning
3.1 Provincial Growth Plan
Places to Grow (the Provincial Growth Plan for the Greater Golden
Horseshoe) requires intensification of land uses within municipalities' built
boundaries;
the required review of the Pickering Official Plan (to bring it into conformity
with Places to Grow) may result in changes to the prescribed densities', and
other policies pertaining to the subject and other adjacent properties;
3.2 Durham Regional Official -Plan
- the Regional Plan designates the subject property "Urban System - Regional
Corridor and Major Open Space Area";
- "Regional Corridors" are to be planned and developed as mixed-use areas,
including residential, commercial and service areas with higher densities;
- the predominant use of lands designated in the "Major Open Space Areas" is
to be conservation and agricultural uses;
- the proposal appears to comply with the Durham Regional Official Plan;
3.3 Pickering Official Plan
the City of Pickering Official Plan designates the northwest portion of the
subject properties as "Urban Residential Area — Medium Density" (Brock
Ridge Neighbourhood). The eastern and southern portions of the subject
lands. are designated as "Natural Area";
- "Urban Residential Area — Medium Density" (Brock Ridge Neighbourhood)
areas are 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;
medium density permits development over 30 units and up to 80 units per net
hectare;
the Brock Ridge Neighbourhood Plan designates a new collector road in the
location as shown on the proposed site plan for this application;
a floor space index for commercial uses in a residential designation is not
identified;
the proposal will be assessed against the policies and provisions of the
Pickering Official Plan during the further processing of the application;
Information Report No. 02-10
3.4
3.4
4.0
4.1
4.2
4.3
Duffins Precinct Development Guidelines
Page 3
11
the Compendium Document to the Pickering Official Plan contains
development guidelines affecting the lands. Through the rezoning and site
plan approval process the proposal will be reviewed to ensure overall
conformity with the principles contained within the Duffins Precinct
Development Guidelines;
the guidelines envision multi -unit, multi -floor buildings for the site. The
northwest corner of the subject site is intended to establish a strong building
presence along Brock Road, recommending the construction of buildings of
between four and eight storeys, and to frame the entry point into the precinct
at this location;
a potential location for a storm water management pond is identified at the
east side of the subject lands;
Zoning. By-law 3036
- the subject property is currently zoned "G"— Greenbelt;
- the existing zoning is intended for parks and park -related activities and
facilities, forestry, reforestation, conservation activities and agricultural uses;
- detailed site review concluded that a portion of the subject lands would be
appropriate for development as a part of the comprehensively planned Duffins
Precinct;
- an amendment to the zoning by-law is required to allow the development of
the proposed development;
- the applicant has requested an appropriate zone that would permit the
proposed development.
Results of Circulation
Resident Comments
- none received in response to the circulation to date;
Agency Comments
none received to date;
City Department Comments
Development Control
comments will be provided after an up-to-date Duffins Precinct, Southern
Lands, Environmental Servicing Plan has been submitted for review;
4.4 Staff Comments
- an Environmental Master Servicing Plan Phase II Report for Duffins Precinct
was prepared in 1999. The report did not receive approval from the TRCA,
and is now considered out of date due to subsequent policy changes and the
final determination of the full extent of the East Duffins Creek valleylands;
Information Report No. 02-10
Page 4
12 City and TRCA staff have identified the need for an updated Environmental
Servicing Plan (ESP) for Duffins Precinct. The Terms of Reference for the
ESP report for the southern lands of Duffins Precinct is currently being
reviewed. Rezoning of any lands within the precinct is considered premature
until the ESP has been endorsed by both the City and the TRCA;
in reviewing the application to date, the following matters have been
identified by staff.for further review and consideration:
• whether the new ESP will necessitate the provision of a stormwater pond
on the site and/or the potential need for increased stormwater retention
within the Phase 1 area of the subject lands;
• the determination of required ownership parcels and tenure;
• determination of the timing of the conveyance and payment for the
required collector road and services;.
whether cost sharing agreements are required for the new ESP, provision
of the stormwater management facilities; and construction of services and
the collector road;
• whether the proposed width of the live/work units is adequate for the
proper functioning of the commercial component of live/work units;
• whether a road widening is required for Brock Road;
• the Pickering Islamic Centre is currently experiencing difficulties as a result
of insufficient on-site.parking spaces that may require special
consideration when considering the function and adequacy the parking
volumes and layout for the proposed development;
• determination that the resultant mix of uses permitted on the subject
property is compatible, viable and sensitive to existing surrounding
development, including traffic, noise, level of activity, scale and intensity of
the uses, and provides appropriate buffering and protection of the East
and West Duffins Creeks and valleylands, while not negatively impacting
on abutting properties, or traffic conditions;
• identification of coordination issues with the design and construction of the
Phase 2 lands;
• the identification of site plan/design concerns including the layout, fire
access, parking volumes and areas, ingress/egress, pedestrian
accessibility, traffic generation and patterns, amenity spaces; and
landscaped areas and features; and
• consideration of resident and neighbouring owner concerns; and.
• evaluation of the application in terms of its level of sustainable
development components.
Information Report No. 02-10
Page 5
13
5.0 Procedural Information
- written comments regarding this proposal should be directed to the Planning
& Development Department;
- oral comments may be made at the Public Information Meeting,;
- all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Council or a Committee of Council;
- if you wish to reserve the option to appeal Council's decision, you must
provide comments to the City before Council adopts any by-law for this
proposal;
- if you wish to.be notified of Council's decision regarding this proposal, you
must request such in writing to the City Clerk.
6.0 Other Information
6.1 Appendix No..I
list of neighbourhood residents, community associations, agencies and City
Departments that have comments'on the applications at the time of writing
report;
6.2 Information Received
- copies of the plans and studies listed below are available for viewing at the
offices of the City of Pickering Planning & Development Department:
Conclusions summarized here are for information purposes only. Further
review and stafflagency comments are still required;
Planning Justification Report including Sustainable Development review
(comments required from City and Region staff)
• concludes that the proposal satisfies the intent of the Provincial and City
planning policies and represents good planning. It also outlines the
provision of a variety of small-scale sustainability initiatives. Staff may
recommend additional initiatives through the course of more detailed
review;
- Environmental Report (comments required from TRCA, City and Region
Engineering)
• confirms that the proposed development has addressed the immediate
natural heritage issues associated with the subject properties and. .
Environmentally Significant Areas and that impacts from the proposed
development are nominal and can be readily mitigated through standard
measures;
Traffic Study (comments required from City and Region Engineering)
• concludes that the access as located within the proposed development is
acceptable and that small delays will be experienced by left turning
outbound traffic but that northboundand southbound through traffic on
Brock Road will be unaffected. Potential impacts on upstream and
downstream signalized intersections will be negligible;
Information Report No. 02=10
Page 6
Stages 1 and 2 Archaeological Assessment (comments required from City
and Region staff)
• confirms that although no archaeological remains were found in the
Phase 1 area of the subject properties, this phase area falls within a
50 metre buffer zone around an area in which a number of archaeological
fragments were found and is considered to have high cultural heritage ,
value. Monitoring by a licensed archaeologist is recommended for areas
requiring grading or excavation that may extend below the limits of the
existing filled area on the site. A Stage 3 excavation of one --metre test
units is recommended for lands located within Phase 2;
Functional Servicing Report (comments required from City and Region
Engineering)
• finds that the existing Brock Road sanitarysewer and watermain are
available to service the site. Stormwater management for the site will
include quantity and quality controls through the construction of a storm
sewer that will discharge to the West Duffins Creek, on-site detention, the
use of 'an oil/grit separator and an infiltration strategy;
Preliminary Site Plan; (comments required from City and Region
Engineering);
Preliminary Elevations; (comments required from City and Region
Engineering);
6.3 Company Principal
the owner of the subject property is 2143087 Ontario Ltd. (Palwinder Singh
Verraich);
Commercial Focus Advisory Services (Stephen Fagyas) is the applicant.
P.
Isa Jm s, MCIP, RPP
PIann I
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Attachments
Copy: Director, Planning & Development
,1
Ca herine Rose, MCIP, kPP
Manager,Policy
g Residents and Landowners
(1) . none received to date
Commenting Agencies
(1) none received to date
Commenting City Departments
(1) Development Control
Appendix No. I to
Information Report No. 02-10
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