HomeMy WebLinkAboutInformation Report 04-07.1
PICKEIKING
INFORMATION REPORT NO. 04-07
FOR PUBLIC INFORMATION MEETING OF
July 23, 2007
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT: Zoning By-law Amendment Application A 35/05
Ansar Medical Services Inc.
2177 & 2185 Brock Road
Part of Lot 18, Concession 2
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the subject lands consist of two deep residential lots located on the east side
of Brock Road, opposite McGrady Crescent;
- a property location map is provided for reference (see Attachment #1);
- the subject lands currently contain two detached dwellings on the western
portion of the properties with the majority of the eastern portion of the
property vacant open space lands;
- the property currently has driveway access from Brock Road;
- the topography has a very slight downhill grade running from west to east
until the middle of the property were it drops off at the top of bank of the
Duffins Creek valley and is flat land within the valley;
- the existing vegetation of the property consists of traditional residential
vegetation on the western portion (mowed grass with shade and screening
trees and shrubs), the central portion, above top of bank is old field vegetation
with a small tree hedgerow and the land below top of bank is dominated by
wetland vegetation;
- surrounding land uses are;
north - detached dwelling on a similar lot configuration;
south - detached dwelling on a similar lot configuration;
west - on the opposite side of Brock Road, are detached dwellings
that front onto McGrady Crescent;
east - open space lands associated with the East Duffins Creek in
the Town of Ajax.
Information Report No. 04-07
2.0 APPLICANT'S PROPOSAL
Page 2.
n 1.
- the application being considered is to amend the zoning by-law to permit the
development of the subject property for a mixed use development consisting
of the following:
• a six storey mixed use building with ground floor commercial and five
floors containing 70 apartment units (Building A);
• a five storey assisted seniors building with 88 suites (Building B);
• a five storey long term care facility with 176 suites (Building C);
• 13 grade related townhouse dwelling units;
- the applicant's submitted plan is provided for reference (see Attachment #2);
- a portion of a future municipal road is shown on the plan along the proposed
eastern limit of developable land;
- vehicle access is proposed from a driveway off Brock Road with a future
driveway off the future municipal road at the eastern portion of the
development;
- the majority of on-site parking will be provided in an underground parking
garage with surface parking available for the commercial uses and visitor
parking for the residential and institutional uses;
- the townhouse buildings will provide one parking space in a garage and one
space in the driveway in front of the garage;
2.1 Development Detail
The following is proposed development detail for this application:
Zoning Existing — A -Agricultural
Proposed — appropriate to permit proposed
Uses Existing
Proposed
Gross site area
Area for future municipal road
Net site area
Frontage on Brock Road
Commercial gross floor area
Number of apartment dwelling units
Number of townhouse dwelling units
Total dwelling units
Net density
Number of assisted seniors suites
Number of long term care suites
Total assisted & long term care suites
Surface parking for Buildings A, B & C
Townhouse parking
Underground parking
Total parking
development
— two detached dwellings
— mixed use development
— 3.41 hectares
— 0.17 hectares
— 1.3 hectares
— 85 metres
— 1,877 square metres
— 70
— 13
— 83
— 63 units/hectare
— 88
— 176
— 264
— 114
— 30
— 213
— 357
61
.Information Report No. 04-07 Page 3
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
- the Durham Regional Official Plan designates the subject lands as within a
Living Area and Major Open Space;
- the Durham Regional Official Plan states that Living Areas are intended to be
predominantly used for housing purposes;
- limited office development and limited retailing of goods and services, in
appropriate locations, as components of mixed use developments may be
permitted in Living Areas;
- Living Areas shall be developed in a compact form through higher densities
and by intensifying and redeveloping existing areas, particularly along arterial
roads;
- Major Open Space shall be used for conservation recreation, reforestation,
and agricultural uses;
- Brock Road is designated as a Type A Arterial Road in the Durham Regional
Official Plan;
- the subject application will be assessed against the policies and provisions of
the Durham Region Official Plan during the further processing of the
application;
3.2 Pickering Official Plan
- the Pickering Official Plan designates the subject lands as Urban Residential
Area — Medium Density Area and Open Space — Natural Area;
- permissible uses within Urban Residential Area — Medium Density Area
include, amongst others, a variety of residential uses including townhouses
and apartment buildings, limited office and retailing of goods servicing the
area and community, cultural and recreational uses;
- long term care facility and assisted seniors building would be permitted uses
within this designation;
- the Pickering Official Plan establishes a density range of over 30 and up to
and including 80 dwelling units per hectare for development within an Urban
Residential Area — Medium Density Area;
- the proposed development would provide a net density of 63 units per
hectare, which includes the apartment dwelling units and the townhouse only
as the assisted seniors suites and long term care suites are not considered
dwelling units for the purpose of density calculations;
- the lands that are designated Open Space — Natural Area represent land that
are in proximity to the Duffins Creek valley;
- permissible uses within land designated Open Space — Natural Area include
conservation, environmental protection, restoration and passive recreation;
- the subject property is within the Brock Ridge Neighbourhood of the
Official Plan;
Information Report No. 04-07
- the Duffins Precinct
the east side of B
Ganatsekiagon Cree
- the DPDG state the
urban form featuring
Page 4
63
Development Guidelines (DPDG) have been adopted for
rock Road between the West Duffins Creek and the
k, and the subject property is located within this area;
area is to be a residential neighbourhood of compact
a broad variety of housing types and structured around
an interior road;
- the DPDG provide guidelines on streetscape, road network, views and vistas,
building height and density;
- Schedule 11 of the Pickering Official Plan — Transportation Systems,
designates Brock Road where it abuts the subject lands as a Type A Arterial Road
and a Transit Spine,
- Type A Arterial Roads are designed to carry large volumes of traffic at
moderate to high speeds, have some access restrictions and generally have
a right-of-way width ranging from 36 to 50 metres;
- Transit Spine are recognized corridors where higher level of transit service is to be
encouraged;
- Schedule 111 of the Pickering Official Plan - Resource Management designates
part of the subject lands as Shorelines and Stream Corridors;
- Shorelines and Stream Corridors identify lands that may be prone to flooding,
slope instability and/or erosion impacts and require an environmental report to
be submitted that appropriately addresses any environmental constraints on
the subject property;
- the subject application will be assessed against the policies and provisions of
the Pickering Official Plan and the DPDG during the further processing of the
application;
3.4 Zoning By-law 3036
- the subject lands are currently zoned "A" — Rural Agriculture Zone, by
Zoning By-law 3036, as amended;
- the existing zoning permits a range of agricultural uses, one detached
dwelling, some recreational and community institutional uses, and selected
agricultural commercial uses;
- an amendment to the zoning by-law is required to allow the development of
the proposed mixed use development;
- the applicant has requested an appropriate zone that would permit the
proposed mixed use development.
.Information Report No. 04-07 Page 5
111 ii
64
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
- no resident comments have been received to date on the application;
4.2 Agency Comments
Toronto Region the subject properties are with TRCA
Conservation Authority regulated areas, contain a tributary of the
(TRCA) Duffins Creek and a portion of the property
is identified as a Environmentally Sensitive
Area;
TRCA request that a comprehensive update
of the existing Master Environmental
Servicing Plan be undertaken to address
certain matters related to stormwater
management, top of bank and environmental
impacts; (see Attachments #3 and 4);
Durham Region Planning - the proposal is permitted by the policies of
Department the Durham Region Official Plan;
- municipal water supply service can be
provided while sanitary service is not
currently available and will have to be further
investigated;
- driveway access onto Brock Road is
permitted but may have to be reconfigured
in the future;
- the application has been screened in
accordance with Provincial Interests and
Delegated Review and a noise study is
required and TRCA must be satisfied as to the
set back of development from the
environmental features (see Attachment #5);
Development Control - further information will be required as the
application progress related to location of the
new municipal road, access and stormwater
management (see Attachment #6);
- The following agencies or departments advised they have no objection to the
application:
- Pickering Fire Services (see Attachment #7);
- Bell Canada (see Attachment #8);
Information Report No. 04-07
Page 6
65
4.3 Staff Comments
- in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
• reviewing the application in terms of its level of sustainable development
components;
• reviewing the proposal against the principles of the Duffins Precinct
Development Guidelines in terms of density, built form/building massing
and road location;
• reviewing the proposed development in terms of compatibility with, and
sensitivity to, surrounding lands;
• reviewing the impact on the streetscape of Brock Road;
• reviewing the building location, noise attenuation, living environment,
accessibility, massing and materials;
• reviewing the landscaping, fencing, and vegetation preservation;
• reviewing the impact of an updated Master Environmental Servicing Plan
and the impact on the internal road alignment;
• reviewing the stormwater management and flood control requirements;
• reviewing the driveway/internal road pattern to ensure proper vehicle flow
through the proposed development in terms of the short term and long
term design of the site;
• reviewing the existing and emerging Provincial Policies related to urban
growth;
• reviewing the proposed development to ensure that adequate information
is provided, that technical requirements are met and that the proposed site
design is appropriate;
- the Planning & Development Department will conclude its position on the
application and its design after it has received and assessed comments from
the circulated departments, agencies and public.
5.0 PROCEDURAL INFORMATION
- written comments regarding this proposal should be directed to the
Planning & Development Department;
- oral comments may be made at the Public Information Meeting;
- all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Council and/or a Committee of Council;
- if you wish to be notified of Council's decision regarding either the proposed
zoning by-law amendment application, you must request such in writing to the
City Clerk;
- if a person or public body that files an appeal of a decision of the City of
Pickering in respect of the proposed zoning by-law amendment, does not
make oral submissions at the public meeting or make written submissions to
the City of Pickering before the zoning by-law is passed, the Ontario
Municipal Board may dismiss all or part of the appeal;
Information Report No. 04-07 Page 7
I Ii66
- if you wish to reserve the option to appeal Council's decision of the proposed
zoning by-law amendment application, you must provide comments to the
City before Council adopts any by-law for this proposal.
6.0 OTHER INFORMATION
6.1 Appendix No. I
- list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the application at the time of writing
the report;
6.2 Information Received
- full scale copies of the Applicant's submitted plan and reports are available for
viewing at the offices of the City of Pickering Planning & Development
Department including:
• site plan;
• Environmental Impact Study (Draft), prepared by Gartner Lee Limited,
dated January 2007;
• Letter Report on Site Servicing, prepared by Sabourin Kimble &
Associates Ltd, dated January 8, 2007;
- the need for additional information will be determined through the review and
circulation of the applicant's current proposal;
6.3 Company Principal
- the Zoning By-law Amendment application has been submitted by Ansar
Medical Services Inc.;
- the president of Ansar Medical Services Inc. is Mohammed Jalaluddin.
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Ross Pym, MCIP, RPP
Principal Planner -Development Review
RP:Id
Attachments
Copy: Director, Planning & Development
Lynda Taylor, MCIP, RP
Manager, Developme t Review
67
APPENDIX NO. I TO
INFORMATION REPORT NO. 04-07
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1) Toronto Region Conservation Authority
(2) Region of Durham Planning Department
(3) Bell Canada
COMMENTING CITY DEPARTMENTS
(1) Fire Services
(2) Development Control
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TORONTO AND REGION: --
onserva tion
III 11 % Jor The Living City
April 4, 2006
BY FAX AND MAIL
Mr. Ross Pym, Principal Planner
Development Review
City of Pickering
Pickering Civic Centre
One The Esplanade
Pickering, Ontario
L1 V 6K7
Dear Mr. Pym:
RE: Zoning By-law Amendment Application No. A35/05
2177 & 2185 Brock Road
City of Pickering
(Ansar Medical Services Inc.)
CFN
XREFCFN 35528.14
APR 1 0 2006
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
Thank you for the opportunity to review the above -reference zoning by-law amendment
application, received March 9, 2006, including:
Drawing No. At, titled Site Layout, prepared by Khalil U. Syed Architect for Ansar
Medical Services Inc., dated December 31, 2005;
Drawing No. A2, titled Site Plan, prepared by Khalil U. Syed Architect for Ansar Medical
Services Inc., dated December 27, 2005.
Toronto and Region Conservation Authority (TRCA) staff offers the following comments.
Background
The subject properties are located at 2177 and 2185 Brock Road, on the east side of Brock
Road, north of Finch Avenue, in the City of Pickering. It is our understanding that the applicant
wishes to rezone the subject lands from the current Agricultural (A) Zone to an appropriate
zone that would permit the proposed development containing residential, commercial and
institutional uses. No reports or studies have been submitted in support of this application.
Currently, the subject properties maintain low-density residential development (3 structures in
total) that immediately front onto Brock Road.
Existing Regulatory Framework: Ontario Regulation 158
The subject properties maintain a tributary of the Duffins Creek and are presently partially
located within the Fill Regulated Area and Regional Storm Floodplain of the Duffins Creek
Watershed, in accordance with Ontario Regulation 158 (Fill, Construction and Alteration to
Waterways). Therefore, an Ontario Regulation 158 permit is required from the TRCA prior to
any of the following works taking place on the subject properties:
F:\Home\Public\Development Services\Durham Region\Pickering\A35 05 2177&2185BrockRd CofP 04-04-06_1.wpd
5 Shoreham Drive, Downsview, Ontario M3N 1S4 (416) 661-6600 FAX 661-6898 www.trca.on.ca _�
ATTACHMENT# a? T®
INFORMAnm RE6 w# i ' 07
71
Ross Pym - 2 - April 4, 2006
a) construct any building or structure or permit any building or structure to be constructed
in a pond or swamp or in any area susceptible to flooding during a regional storm;
b) place or dump fill or permit fill to be placed or dumped in the areas described in the
schedules whether such fill is already located in or upon such area, or brought to or on
such area from some other place or places;
C) straighten, change, divert or interfere in any way with the existing channel of a river,
creek, stream or watercourse.
Future Regulatory Framework (as of May 1, 2006): Ontario Regulation 97/04
Please note that the subject properties will be partially located within TRCA's updated
regulated area, which comes into effect as of May 151, 2006. This regulatory update to Ontario
Regulation 158 is referred tows Ontario Regulation 97/04 (Development, Interference with
Wetlands and Alterations to Shorelines and Watercourses). When this updated regulation
comes into effect on May 15', 2006, any `development', which is defined as any of the following
works listed below, would require the approval and issuance of a permit under Ontario
Regulation 97/04. Development is defined as:
• Construction & reconstruction
• Erection or placing of a building
• Any change to a building or structure that has the effect of
• Changing its use
• Increasing its size
• Increasing the number of dwelling units
• Site grading
• Placing of or removal of fill
Therefore, as of May 151, 2006, the applicant must apply for and obtain a permit under Ontario
Regulation 97/04 for any development, within the regulated area, prior to the issuance of a
municipal building permit for the proposed development on the subject properties.
Valley and Stream Corridor Management Program Policies (VSCMP)
In addition to regulation, the TRCA's Valley and Stream Corridor Management Program
(VSCMP) sets out development guidelines for properties influenced by stream and valley
corridors. The overall objective of the VSCMP policies is to prevent new development from
occurring within areas that may introduce risk to life and property associated with flooding,
erosion, and slope stability, or that is not compatible with the protection of these areas in their
natural state. As aforementioned, there is a tributary on the subject lands of the Duff ins Creek
as well as a defined top of bank. VSCMP policies define stream corridor boundaries as
follows: when the upstream drainage area is greater than 125 hectares, a minimum of 10
metres inland from the Regulatory Floodplain is required; OR when the upstream drainage is
less than 125 hectares, a minimum of 10 metres inland from the predicted meander belt of the
watercourse, expanded as required to convey the major stream flows and to maintain stream
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INFORMATION REPoRT# O -07
Ross Pvm - 3 - April 4, 2006
riparian stream functions. Additionally, VSCMP policies define the top of bank for valley
corridors as a minimum 10 metres from the top of bank of a stable slope; OR if the valley slope
is not stable, a minimum of ten metres inland from the predicted long term stable slope.
Furthermore, where a Significant Area' is immediately adjacent to a stream or valley corridor,
the corridor boundary is extended to include the Significant Area and a minimum 10 metres
inland. Please note that no development is permitted within valley and stream corridors and
their associated floodplains.
The Major -Spink Area, Environmentally Sensitive Area No. 97
Please note that the portions of the subject properties are identified as an Environmentally
Sensitive Area (ESA No. 97). ESA No.. 97 is commonly referred to as The Major -Spink Area,
located adjacent to Duffins Creek. An environmental assessment of ESA No. 97 determined
that The Major -Spink Area supports 15 different plant communities, which is an unusually high
diversity for this relatively high area as well as 23 tree species, evidence of 41 bird species
during breeding season, and use of Red Fox, Coyote, and Great -Horned Owl. As stated in
Section 2.1..4 of the Provincial Policy Statement (PPS) 2005 no development or site alteration is
permitted within significant woodlands, significant valleylands, and significant wildlife habitat.
In accordance with the environmental assessment of ESA No. 97 and the PPS (2005), the City
of Pickering's Duffins Precinct Tertiary Plan, delineated on Figure A. of the City of Pickering's
Official Plan, also identifies and designates these portions of the subject properties as Major
Spink ESA, within which no development is permitted.
Site -Specific Comments
Please note that a site visit was conducted to the subject property on April 18, 2005 with TRCA
staff, City of Pickering staff, and representatives of the landowners in order to discuss the
proposed development for the subject property. At that time, it was determined that there is a
defined top of bank on the southeast side of the site and a draw feature in the middle of the
properties that connects to a wetland at the toe of slope.
As indicted on the above -referenced drawings, the applicant is proposing a revised road
connection for this area than what is indicted in the Duffins Precinct Plan, in order to
accommodate the proposed development. Based on our review, TRCA staff note the road
alignment proposed on the drawings is located immediately at the physical top of bank on the
properties. Furthermore, upon review of the subject properties and in light of the Duffins
Precinct Plan, TRCA staff requested on April 18, 2005 that the Stormwater Management (SWM)
Pond, proposed for the properties immediately north, be constructed on the subject properties,
within the draw feature, rather than where it is currently proposed in the Plan. TRCA staff
recommend this revised location of the SWM Pond to service the general Duffins Precinct Area,
Significant Areas are defined as those areas that have been identified, or exhibit characteristics,
as Environmentally Sensitive Areas (ESA's), Areas of Natural and Scientific Interest (ANSI), or as
Class 1-7 Wetland.
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Ross Pym - 4 - April 4, 2006
on the basis that it is our understanding that the location of the proposed SWM Ponds in the
Duff ins Precinct Area is conceptual only. Further discussion regarding the ultimate location of
the SWM Pond and the road alignment with municipal and TRCA staff is required.
TRCA staff did not stake the long-term stable top of bank or the draw feature on the April 18,
2005 site visit because it was considered premature until such time as the location of the SWM
Pond, the realignment of the road and the protection of the draw feature are determined.
Recommendations
In light of the above, TRCA staff consider the proposed zoning by-law amendment application
to be premature at this time.
Additionally, TRCA staff recommend the following issues to be addressed, to in order to
facilitate any proposed development on site:
1. That the applicant transfer the rear portion of the subject lands (lands within the
regulatory floodplain, located'in the eastern portion of the properties) into public trust or
rezone them as Open Space;
2. That the applicant remit a SWM Report in support of the proposed development for
review and approval to the TRCA;
3. After addressing the issues regarding the proposed road alignment and the location of
the SWM Pond with City staff, TRCA staff request that the applicant contact the TRCA in
order to conduct a second site visit to the subject properties to stake the limit of the
natural features on site;
4. That the applicant apply for and obtain a permit from the TRCA, prior to the issuance of
municipal building permit.
We trust these comments are of assistance. Should you have any questions please do not
hesitate to contact the undersigned.
'fanner
C.C. Khalil U. Syed Architect c/o Ansar Medical Services Inc. (fax: 416.298.4341)
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INFORMATIONREPORT# 0 07
TORONTO AND REGIONT
onserva tion
7 for The Living City
ECEIV
;April 5, 2007
._Y ENTAIL AND MAIL
f,.1r, foss Pym
Planning and Development
City of Pickering
Pickering Civic Centre
One The Esplanade
Pickering, ON L1V 6K7
Dear Mr. Pym:
ApR 13 2007
ICKERING
plI„ATNNIOG & DEVELOPPMEW
DEPABTMEP)T
?r Zoning By -lav; Amendment Application No. A35105
2177 & 2185 Brock Road
City of Pickering
Ansar Medical Services Inc.
CFN 37347.02
T,-,ank you for the opportunity to review the following documents submitted in support of the above -
referenced Zoning By-law amendment application, received January 30, 2007:
Cover letter from Sabourin Kimble, dated January 8, 2007;
Drawing T-1, Overall Topography, prepared by Sabourin Kimble, dated December 2006;
EIS, Draft for Discussion, prepared by Gartner Lee, dated January 2007.
We assume that the documents were submitted in order to determine the limits of development on the
sine, and we offer the following comments further to our letter of April 4, 2006 and site visit of June 15,
2006.
Comprehensive Planning ofDuffins Precinct Area
We continue to be concerned that the proposal is being contemplated in the absence of a comprehensive
update to the existing Environmental Master Servicing Plan (EMSP), Phase II Report, dated June 21,
1995. The EMSP illustrates the conceptual location of roads, SWM ponds and other servicing, and
recommends further study for the implementation of this servicing. As such, we recommend that a
,,omprehensive analysis of the required servicing, to include an Environmental Impact Study, be
conducted for the entire Duffins Precinct Area. We understand that this may occur following initiation of
the Region's process to widen Brock Road. However, if the City is prepared to proceed with the review of
development on the subject property independently of the wider process, then we offer the following
comments on the applicant's submission.
Environmental Impact Study
We understand that the EIS is "Draft for Discussion". However, we are unsure as to its purpose.
Development limits are not proposed, nor is there a discussion around the proposed uses, development
layout, or how this site relates to the EMSP. The EIS presents limited research and does not assess the
rnpaets associated, with the development proposal. No primary information on flora and fauna are
pros:anted, nor are secondary data presented, despite data from 2003 being available from TRCA. There
is vary limited discussion about the ESA or its sensitivities. The only information that is provided are ELC
data for the subject lands and the immediately adjacent areas, and the report makes no attempt to assess
impacts from the proposed development on the adjacent ESA. This is the case despite clear direction
..tipu ated in the Duffins-Precinct EMSP that:
Gr 4ome\Public\Development Services\Durham Region\Pickerill\2177 - 2 i M brock 2.doc .
Member of Conservation Ontario
5 Shoreham Drive, Downsview, Ontario M3N 1S4 (416) 661-6600 FAX 661-6898 'www.trca.on.ca a�s
ATTACHMENT#ALTO
INFUMAkTICN REMITI # '07
P
Ross Pvm - 2 - April 6. 2007
"...the development limit will coincide with either the established fop -of -bank, or the Major 75
Spinks ESA. During the detailed review of development applications, any concerns with
slope stability and/or additional ecological buffer requirements may result in a revised
development limit."
There is a very brief discussion around impacts on the adjacent valleylands, such as vehicular and
pedestrian traffic, and it is stated that these impacts would be minor in nature. However, we are uncertain
how the EIS can conclude that impacts will be minor without presenting what the proposed development
limit, uses, and mitigation will be. In addition, noise and lighting impacts are not mentioned.
Another major component that is absent is the discussion around the maintenance of groundwater
contributions to the wetland and aquatic habitats of the valley. A water balance analysis needs to be
completed. The EIS contends that the draw feature that bisects the eastern portion of the property has no
function whatsoever, despite the fact that there are forget-me-nots (groundwater indicators) in the draw.
Therefore, while it is argued that the draw has "no aquatic habitat functions," perhaps this is true only of
direct habitat, but the feature likely provides indirect habitat contributions through groundwater inputs and
detritus/invertebrate production. The EIS should address how this function will be maintained in the post -
development scenario.
Sta.kad Top of Bank'
As per our letter of April 4, 2006, we note that TRCA staff has not staked the top of bank or the draw
feature as we consider it premature until such time as the location of the SWM facilities, the realignment
of the road and the protection of the draw feature are determined through a comprehensive analysis of the
required servicing. Drawing No. T-1 illustrates that the draw is proposed to be cut off and that the
flcodline extends beyond the "approved" top of bank line and the "10 m structural setback" coincident with
the top of bank line. None of these lines have been formalized by TRCA and a survey prepared by an
OLS has not been provided. Athough the top of bank line illustrated on Drawing No. T-1 appears
reasonable, there has been no confirmation of its location relative to an actual survey of the site or the
Duffins Precinct area. In addition, the EMSP provides that a "...minimum 10.0 -metre ecological buffer
along the established top -of -bank and ESA boundary, as well as a structural setback brom the buffer..." is
required (pg. 5).
Stormwater Managemen t y Servicing
The applicant has not provided any discussion of how the site will tie into existing or proposed servicing, or
how the design will meet SWM quality or quantity requirements.
Recommendation
lr: light of the above, we are of the opinion that the application is premature. TRCA staff would be pleased
to work with the City of Pickering and/or landowners group on the comprehensive analysis of the servicing.
We trust this is of assistance. Please feel free to contact me if you have any questions.
Si ely,
Steven Heuchert, MCIP, RPP, MRTPI
Manager, Development Planning and Regulation
Planning and Development
Extension 5311
cc. Khalil U. Syed Architect c/o Ansar Medical Services Inc. (fax: 416.298.4341)
Alan Kimble, Sabourin Kimble (fax. 905.426.9452)
GAHome\Public0evelopment SmicesOurham Region\Pickedtig\2177 - 2185 brock_2.doc
ATTACHMENT# 5 TO
I it 76 INFORMATION RE -POI
June 1, 2006
Ross Pym, Principal Planner SENT VIA EMAIL TO:
Pickering Civic Complex rpym@city.pickering.on.ca
One The Esplande
Pickering, Ontario
L1V 6K7
Mr. Pym:
• the use of good urban design principles;
• the provision of convenient pedestrian access to public transit, educational
facilities and parks;
• the types and capacities of the existing municipal services, infrastructure and
the feasibility of expansion; and
• the balance between energy efficiency and cost.
Provincial Policies.& Delegated Review Responsibilities
This application has been screened in accordance with the terms of the provincial plan
"Service Excellence
!or our Communities" review responsibilities. As the subject property is adjacent to Regional Road 1, Brock
Re: Zoning Amendment Application A35105
Applicant: Ansar Medical Services Incorporated
The Regional
Location: Lot 18, Concession 2
Municipality
2177-2185 Brock Road
of Durham
Municipality: City of Pickering
Planning Department
This application has been reviewed and the following comments are offered.
605 ROSSLAND ROAD E
4r" FLOOR
P.O. BOX 623
The purpose of this application is to amend the zoning of the subject property to permit
WHITBY, ON LIN 6A3
development containing residential, commercial and institutional uses.
(905) 668-7711
Fax: (905) 666-6208
E-mail: planning@
Regional Official Plan
.egion.durham.on.ca
The lands subject to this application are designated "Living Area" and "Major Open
www.region.durham.on.ca
Space" in the Durham Regional Official Plan. Living Areas are to be used
A.L. Georgieff, MCIP, RPP
predominantly for housing purposes. Limited office development and limited retailing of
Commissioner of Planning
goods and services, in appropriate locations, as components of mixed use
developments may be permitted within Living Areas provided that the functions and
characteristics of Central Areas are not adversely affected.
The predominant use of lands in the "Major Open Space System" shall be conservation,
recreation, reforestation and agriculture and farm -related uses,
In the consideration of development applications in Living Areas, regard is to be had for
the following:
• achieve a compact urban form, including intensive residential, office, retail and
service and mixed uses along arterial roads and in conjunction with present and
potential transit facilities;
• the use of good urban design principles;
• the provision of convenient pedestrian access to public transit, educational
facilities and parks;
• the types and capacities of the existing municipal services, infrastructure and
the feasibility of expansion; and
• the balance between energy efficiency and cost.
Provincial Policies.& Delegated Review Responsibilities
This application has been screened in accordance with the terms of the provincial plan
"Service Excellence
!or our Communities" review responsibilities. As the subject property is adjacent to Regional Road 1, Brock
ATTACHMENT# 5 TO _L
li -O
INFORMATION REPORT# o-—
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Road, and proposing sensitive land uses, a noise study is required to identify any
potential impacts on the proposal, including noise mitigation and warning clauses. The
study may be submitted to this department for review.
As a creek flows through and is adjacent to the subject property, comments from the
Central Lake Ontario Conservation authority are required to ensure that a sufficient
setback has been given to protect the watercourse from adverse impact from
development.
Regional Services
Municipal water supply is available to the subject property from an existing 300 mm
watermain on Brock Road.
Sanitary sewer services are not currently available to the subject property. The
extension of sanitary sewer services is dependent on the development of lands to the
south and the construction of a future collector road as identified in Schedule II of the
Pickering Official Plan.
A detailed site servicing plan demonstrating how the subject property intends to be
serviced will be required for review by the Regional Works Department
Transportation and Access
Brock Road is designated as a Type "A" Arterial Road in the Durham Regional Official
Plan. A minimum road width of 22.5 metres from the centerline of Brock Road to the
applicant's property is required.
The proposed access to Brock Road will require a right turn lane with an 8 metre throat
width and a 10 metre turning radii.
Brock Road is tentatively scheduled for reconstruction between 2013 and 2021 where it
will be widened to 6 lanes. Part of the reconstruction may require a raised centre
median to restrict traffic to right -in / right -out movement only.
A detailed site plan drawing will be required for review be the Regional Works
Department.
If you have any questions or require further information, please do not hesitate to
contact me.
VCA
Dwayne Campbell, Planner
Current Planning
cc: Peter Castellan, Regional Works Department
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INFORMATION REPOW# 04-67
PLANNING & DEVELOPMENT DEPARTMENT
MEMORANDUM
April 12, 2006
To: Ross Pym
Principal Planner— Development Review
From: Robert Starr
Supervisor, Development Control
Subject: Zoning By-law Amendment Application A 35/05
Ansar Medical Services Inc.
2177 & 2185 Brock Road (Part Lot 18 concession 2)
City of Pickering
We have reviewed the above -noted application and provide the following comments
The proposal does not appear to be consistent with the environmental master servicing
plan which was prepared for this area.
The road alignment proposed at the most easterly limit of the developable area would
require extensive review to determine alignment implications on adjacent lands, and
studies to determine slope stability within that proximity to the floodline. Servicing
constraints may be identified if the road grade is proposed lower due to this location.
Stormwater management would need to be addressed. Although interim on-site
measures may be possible the outlet, temporary and permanent would need to be
determined. Future cost sharing for the SWM pond and road construction would be
required if this proposal was permitted to proceed.
A grading and drainage plan should be provided that would reflect proposed finished
grade in comparison to existing adjacent lands to address any affects or constraints.
The drainage ditch in the area of the north property limit will also need attention.
Direct access to buildings A, B and C appear to be from Brock Road; however, the
access to the townhouses would be from a future road.
This would make the townhouses a future phase of the development unless all servicing
is predetermined and installed and the road completed to full municipal standard so that
future connections to either end could be done without restricting access. This road
would not be maintained by the City until it connects to an existing municipally
maintained road.
Zoning By-law Amendment Application A 35/05ATTAQHNlENT# To April 12, 2006
Ansar Medical Services Inc. INFORMATION REPORT# Qy'67
Pace 2
This development may be determined to be premature; however, if permitted to proceed
it should be conditional on entering an agreement with the City to address, but not be
limited to stormwater management, road construction, servicing cost sharing, property
conveyances, easements, etc.
Robert Starr
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Copy: Coordinator, Development Approvals
Development Control, Inspector
Technician, Development Approvals
79
ATTACHMENT# -.G TO
INFORMATION REPOM # C* _2
;i 1
Operations & Emergency Services Department
Fire Services Division
Memorandum
March 16, 2006
To: Ross Pym, Principal Planner
Planning Department
From: Rex Heath
Fire Prevention Officer
Re: Zoning By-law Amendment Application A 35/05
Ansar Medical Services Inc.
2177 & 2185 Brock Road (Part of Lot 18 Concession 2)
City of Pickering
The Pickering Fire Service has reviewed the applicant's proposal and forwards
no objectionable comments.
We reserve the opportunity to make comment(s) at the time of the site plan
review and approval process.
Rex Heath
Fire Prevention Officer
Pickering Fire Services
ATTACHMENT#.8 TO
INFORMATION REPORU # '0_
AE3eH
Right Of Way'
Floor 5, 100 Borough Drive
Scarborough, Ontario
MIP 4W2
Tel: 416-296-6291 Toll -Free: 1-800-748-6284
Fax: 416-296-0520
March 28, 2006
Town Of Pickering
Planning Department
1 The Esplande
Pickering, Ontario
L1V 6K7
Attention: Ross Pym
Dear Sir/Madam:
RE: Zoning Amendment
2177 & 2185 Brock Rd.
`J File No: A 35/05
Bell File No: 34741
"k
years ans 8
0: "'�
OEV FLOP MENT
�,�s'; kaTMEN
Thank you for your letter of March 8, 2006 concerning the above application.
A detailed review of the Zoning Amendment has been completed and adequate
telecommunication facilities exist within the area, therefore, Bell Canada does
not require any easement or lease.
The following paragraph(s) are to be included as Conditions of Zoning Amendment
Approval:
1. Bell Canada requires one or more conduit or conduits of sufficient size
from each unit to the room(s) in which the telecommunication facilities
are situated and one or more conduits from the room(s) in which the
telecommunication facilities are located to the street line.
If there are any conflicts with existing Bell Canada facilities or easements,
the Owner/Developer shall be responsible for re -arrangements or relocations.
Should you have any questions please contact Yvonne Eddy at 416-296-6430.
Yours truly
John La Chapelle, MCIP, RPP
Manager - Right Of Way Control Centre