Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
Information Report 07-22
Information Report to Planning & Development Committee Report Number: 07-22 Date: April 4, 2022 From: Catherine Rose Chief Planner Subject: Official Plan Amendment OPA 21-002/P Zoning By-law Amendment A 13-21 2465 Brock Road Development Inc. 2465 Brock Road 1.Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Official Plan Amendment and Zoning By-law Amendment, submitted by 2465 Brock Road Development Inc., to permit a high-density mixed-use development. This report contains general information on the applicable Official Plan and other related policies and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the applications, ask questions of clarification and identify any planning issues. This report is for information and no decision on these applications are being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2.Property Location and Description The subject lands are located on the east side of Brock Road, north of Third Concession Road, within the Duffin Heights Neighbourhood (see Location Map, Attachment #1). The lands are approximately 2.69 hectares in size, with approximately 151 metres of frontage along Brock Road. The majority of the property is undeveloped, while the southwestern portion of the property fronting Brock Road contains a retail store, a greenhouse and two sheds (Pristritto’s Farm and Garden Centre). The site also contains a single-storey residential dwelling. The site slopes down significantly, having a grade difference of approximately 14.5 metres from Brock Road to the southeast corner of the site. The southeasterly corner of the site contains a wetland feature. There are no significant wooded areas on the site. Information Report 07-22 Page 2 Surrounding land uses are: North & East: Immediately north and east of the subject property is the Duffin Meadows Cemetery. South: Immediately south of the property is a vacant parcel of land, and further south is a Hydro corridor. West: Across Brock Road, is the Seaton Centre, a commercial shopping centre, containing a variety of uses including retail, restaurant, personal service and financial institutions. North of the shopping centre is a residential condominium development that is currently under construction consisting of 3-storey townhouses along Brock Road, and rear lane and street townhouses on internal private streets. 3. Applicant’s Proposal 2465 Brock Road Development Inc., is proposing to develop the westerly portion of the property for a high-density mixed-use development consisting of 2 residential towers having heights of 17-storeys connected by a 5-storey podium containing a total of 353 dwelling units and 954 square metres of grade related commercial uses. Also proposed is an 8-storey seniors’ residence containing a total of 86 units. The table below summarizes the key details of the proposal: Provision Proposal Gross Floor Area (GFA) Mixed-Use Building: 27,894 square metres Seniors’ Residence: 7,990 square metres Net Floor Area (GFA) Mixed-Use Building: 26,940 square metres Seniors’ Apartment Building: 7,990 square metres Number of Residential Units Mixed-Use Building: 353 Seniors’ Apartment Building: 86 Floor Space Index (FSI) 1.36 Tower Floor Plate Size Mixed-Use Building: • Tower 1: 702 square metres • Tower 2: 702 square metres Number of Storeys and Building Height Mixed-Use Building: 2 towers, 17 storeys each (55 metres) Seniors’ Apartment Building: 8 storeys (25.5 metres) Information Report 07-22 Page 3 Provision Proposal Unit Types Mixed-Use Building: •1 bed: 156 (44%) •2 bed: 152 (43%) •3 bed: 32 (9%) •2-storey units: 12 (4%) Vehicular Parking Mixed-Use Building: •Resident – 441 spaces at a ratio of 1.25 parking spaces per unit (all located within a 3-level underground parking garage) •Visitor – 88 spaces at a ratio of 0.25 parking spaces per unit (59 surface spaces and 30 spaces within the underground parking garage) •Commercial – 43 spaces at a ratio of 4.5 per 100 square metres Total – 381 spaces Seniors’ Apartment Building: •63 spaces at a ratio of 0.73 spaces per unit Bicycle Parking 388 spaces Amenity Area Indoor – 628 square metres Outdoor (P1 level) – 1,603 square metres Outdoor (patio and private amenity) – 2,119 square metres Outdoor (Level 6) – 1,011 square metres Total – 5,361 square metres Site access is proposed from two driveway accesses from Brock Road, on the north and south sides of the mixed-use building. The 6.5-metre wide private driveway provides access to the underground garage ramps, the at-grade parking spaces, the loading spaces, and two drop-off lay-by areas. The northerly driveway will be aligned opposite Palmers Sawmill Road and will be signalized. For the mixed-use building, indoor and outdoor amenity spaces are proposed at Level 6 (on the roof of the 5th-floor podium). Due to the grade differential across the site, both the P1 and P2 levels will be above the grade at the rear of the building. An additional 1,603 square metres of outdoor amenity space is proposed at the P1 level at the rear of the building. Approximately 0.055 of a hectare at the southeasterly corner of the site, which consists of a small portion of a larger wetland and an associated 10-metre buffer will be conveyed to a public authority for the long-term protection and maintenance of the natural heritage feature. Information Report 07-22 Page 4 An 8-storey seniors’ apartment building is proposed at the southwest part of the site. The building will consist of 86 units, each unit being a complete dwelling unit, including a kitchen. The units vary in size and number of bedrooms, and will feature facilities designed to promote aging in place, such as accessibility facilities. On the ground floor of the building, there will be a mix of commercial uses, which may include, but not be limited to, a restaurant, offices, and retail, to complement and serve the needs of the residents. Indoor fitness and physical therapy facilities, communal spaces to support community activities and a party room are also proposed. The purpose of the Official Plan Amendment is to increase the maximum permitted density from 140 units per hectare to 166 units per hectare. Given the dwelling units within the Senior's Residence are independent dwelling units containing a bathroom, kitchen and living area, the proposed 86 suites are included in the residential density calculation. The purpose of the Zoning By-law Amendment is to rezone the lands from the site-specific exception under “A – Rural Agricultural” to Mixed-Use and Open Space zone categories to permit the uses and to specify zoning performance standards. The development will be subject to site plan approval. 4. Policy Framework 4.1 Durham Regional Official Plan The subject lands are designated as “Living Areas” with a “Regional Corridor” overlay in the Durham Regional Official Plan (ROP). Lands within the Living Areas designation are predominately intended for housing purposes, and limited office development and commercial uses. In the consideration of development proposals, regard shall be had to achieving a compact urban form, including intensive residential, office, retail and service, and mixed uses along arterial roads, in conjunction with present and potential transit facilities. Regional Corridors shall be planned and developed in accordance with the underlying land use designation, as higher-density mixed-use areas, supporting higher-order transit services and pedestrian-oriented design. Regional Corridors are intended to support an overall, long-term density target of at least 60 residential units per gross hectare and a floor space index (FSI) of 2.5, with a wide variety of building forms, generally mid-rise in height, with some higher buildings, as detailed in municipal official plans. Brock Road is designated as a Type ‘A’ Arterial Road in the ROP. This designation is 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 45 metres. Type ‘A’ Arterial Roads are designed to permit private access generally located a minimum of 200 metres apart in Urban Areas, mixed-use developments and higher density developments with shared or combined access. Information Report 07-22 Page 5 Brock Road is designated as a High-Frequency Transit Network. The development shall provide for complementary higher density and mixed uses at an appropriate scale and context, buildings oriented towards the street to reduce walking distances, facilities which support non-auto modes of transportation, and limited surface parking and the potential redevelopment of surface parking. The proposal generally conforms to the Durham Regional Official Plan. 4.2 Pickering Official Plan The Pickering Official Plan designates the subject lands as “Mixed Use Areas – Mixed Corridors” within the Duffin Heights Neighbourhood. The Duffin Heights Neighbourhood is intended to be developed with a mix of uses including medium and high-density residential. Lands within the mixed-use designation are intended primarily for housing, retailing of goods and services serving the needs of the surrounding neighbourhood, and offices and restaurants. The permitted residential density range for Mixed Corridors is over 30 units and up to and including 140 units per net hectare. A maximum Floor Space Index (FSI) of up to and including 2.5 is permitted. The proposed development will result in a density of 166 units per net hectare, which is not within the permissible density range. Therefore, an Official Plan Amendment is required to facilitate the proposal. An FSI of 1.36 is proposed. The following table outlines the maximum permissible and proposed density for the development. Units per Net Hectare Resulting in the total number of units The maximum permitted density by the City's Official Plan 140 units/ha 369 units Proposed Maximum Density 166 units/ha 439 units Difference between maximum permitted density and proposed density additional 26 units/ha additional 70 units 4.3 Duffin Heights Neighbourhood Policies and Development Guidelines The Duffin Heights Neighbourhood policies of the Pickering Official Plan require a broad mix of housing by form, location, size, and affordability within the neighbourhood. A new development is required to demonstrate how the proposal is consistent with the Duffin Heights Environmental Servicing Plan (ESP) to the satisfaction of the Region, City and the Toronto and Region Conservation Authority (TRCA). Information Report 07-22 Page 6 For lands designated Mixed-Use Areas – Mixed Corridor: • require new development to provide a strong and identifiable urban image by establishing buildings closer to the street, providing safe and convenient pedestrian access, and requiring all buildings to be multi-storey; • require commercial development to provide a second storey functional floor space with three-storey massing; and • require higher intensity multi-unit housing forms on lands adjacent to Brock Road and restrict grade related residential development to lands adjacent to collector or local roads. As a condition of approval, the landowners are required to become a party to the cost-sharing agreement for Duffin Heights, or receive an acknowledgement from the Trustee of the Duffin Heights Landowners Group Inc., that the benefitting landowner has made satisfactory arrangements to pay its proportion of the shared development costs. The Duffin Heights Neighbourhood Development Guidelines provide design objectives for the neighbourhood. The Tertiary Plan identifies the lands as Brock Road Streetscape. The intent of the Guidelines is to further the objectives of the Official Plan and to achieve the following: • an accessible pedestrian-oriented residential area, distinct in character and harmonious with the larger neighbourhood; • a streetscape which is attractive, safe and encourages social interaction with the neighbourhood; • a central focus to the neighbourhood which is safe, lively and attractive; • a diversity of uses to support neighbourhood and City functions; and • a mix of housing types, forms, affordability and tenure on a variety of lot frontages. The applications will be assessed against the provisions of the Duffin Heights Neighbourhood policies and Development Guidelines during the further processing of the applications. 4.4 Zoning By-law 3037 The subject lands are currently zoned “A” – Rural Agricultural within Zoning By-law 3037, as amended. The lands are also subject to a site-specific Zoning By-law 2049/85, which permits the retail sale of agricultural products such as fruits and vegetables, including retail sale of ancillary confectionery and dairy products. It also permits a maximum 300 square metre building for retail sales, and includes site-specific parking provisions. A zoning by-law amendment is required to permit the proposed mixed-use development and to establish specific zone performance standards. 5. Comments Received 5.1 Public Comments • Request from Duffin Meadows Cemetery to be included on the interested parties list, but have not provided formal comments at the time of writing this report. Information Report 07-22 Page 7 5.2 Agency Comments 5.2.1 Town of Ajax • Consider having a future trail network east of the proposed development that can be connected to the Town of Ajax's existing trail network, east of Urfe Creek. • Consider providing a wider landscape buffer near the south side of the subject site, to protect the existing vegetation. • The full Traffic Impact Study would be required to provide accurate comments regarding the impact of traffic on the Town of Ajax roads. However, the numbers for traffic generation provided in Planning Rationale should not affect Rossland Road, Kingston Road or Church Street significantly. 5.2.2 Durham District School Board • Staff has no objections. Students generated from this development will attend existing neighbourhood schools. 5.3.4 Region of Durham Planning and Public Works Department • No comments have been received at the time of writing this report. 5.3.4 Toronto and Region Conservation Authority • No comments have been received at the time of writing this report. 5.3 City Department Comments 5.3.1 Sustainability and Strategic Environmental Initiatives • The applicant has indicated the proposal would achieve a total of 57 points, which exceeds the minimum level 1 (19 points) required. • Beyond required guidelines to adhere to, the application also provides for additional features, such as including options for permeable paving for the surface parking lot, using native species for 75% of the proposed landscaped area, plans to minimize disruptive construction activity beyond the footprint area, re-creation of Barn Swallow nests, including electric vehicle charging in underground parking, and developing primarily the western half of the site to allow for optimal stormwater runoff to the east. 5.3.2 Fire Services • A fire hydrant will be required to be within 45m of the two Siamese connections, and it will be required to be on the same side of the street as the buildings. 5.3.3 Engineering Services • No comments have been received at the time of writing this report. Information Report 07-22 Page 8 6. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and others identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant before a final recommendation report to Planning & Development Committee: • ensuring conformity with all applicable statutory policies of the Provincial Policy Statement, the Growth Plan for the Greater Golden Horseshoe, the Region of Durham and City of Pickering Official Plans, Neighbourhood policies and Development Guidelines; • assessing the appropriateness of the Official Plan Amendment to increase density; • evaluating the appropriateness of the proposed site layout, and building setbacks; • evaluating whether the south vehicular access to the site requires restricted movement; • reviewing the propose resident, visitor, commercial parking standards to ensure that sufficient parking is provided to support the proposal; • reviewing the massing and landscaping to ensure the City’s urban design objectives are achieved; • evaluating the design of the pedestrian connections within the site, and to the transit stop location(s); • evaluating the size and functionality of proposed outdoor amenity space; • assessing whether the size and configuration of the proposed private amenity space is appropriate for the proposed development; • ensuring the natural heritage features and the associated buffers are appropriately rezoned to an open space category; • ensuring Low Impact Development measures are appropriately designed and located to the satisfaction of the City and the TRCA; and • ensuring the applicant becomes a party to the cost-sharing agreement for Duffin Heights, or receives an acknowledgement from the Trustee of the Duffin Heights Landowners Group Inc., that the benefitting landowner has made satisfactory arrangements to pay its proportions of the shared development cost. Further issues may be identified following receipt and review of comments from the circulated departments, agencies and public. The City Development Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies, and public. 7. Information Received Copies of the plans and studies submitted in support of the application(s) are listed below and available for viewing on the City’s website at pickering.ca/devapp or at the offices of the City of Pickering, City Development Department: • Planning and Urban Design Rationale, Draft Official Plan Amendment and Draft Zoning By-law Amendment prepared by Bousfields Inc., dated November 2021; • Colour Concept Plan prepared by Thincdesign, dated November 2021; Information Report 07-22 Page 9 • Architectural Plans and Concept Site Plan, prepared by SRN Architects, dated June 2021; • Arborist Report, prepared by Beacon Environmental, dated October 2021; • Transportation Impact Study, prepared by LEA Consulting, dated November 2021; • Geo-Technical Site Analysis, prepared by Sola Engineering, dated August 2021; • Functional Servicing and Stormwater Management Report, prepared by IBI Group, dated November 2021; • Environmental Impact Study, prepared by Beacon Environmental, dated November 2021; • Hydrogeological and Water Budget Survey, prepared by Watermark Environmental Ltd., dated November 2021; • Erosion Sediment Plan, Site Grading Plan and Site Servicing plan, prepared by IBI Group, dated September 2021; • Phase One Environmental Assessment, prepared by CEGP Consultants Ltd., dated July 2021; • Phase Two Environmental Assessment, prepared by CEGP Consultants Ltd., dated July 2021; and • Noise Study, prepared by SLR Consulting (Canada) Ltd., dated October 2021. 8. Procedural Information 8.1 General • written comments regarding this proposal should be directed to the City Development Department; • oral comments may be made at the Electronic Statutory Public Meeting; • all comments received will be noted and used as input to a Planning Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council; • any member of the public who wishes to reserve the option to appeal Council’s decision must provide comments to the City before Council adopts any by-law for this proposal; and • any member of the public who wishes to be notified of Council’s decision regarding this proposal must request such in writing to the City Clerk. 8.2 Official Plan Amendment Approval Authority • the Region of Durham may exempt certain local official plan amendments from Regional approval if such applications are determined to be locally significant, and do not exhibit matters of Regional and/or Provincial interest; and • at this time, the Region has not yet determined whether this official plan amendment application is exempt from Regional Approval. 9. Owner/Applicant Information The owner of the subject lands is 2465 Brock Road Development Inc., and the agent is Shakeel Walji, Sher Corporation. Information Report 07-22 Page 10 Attachments: 1. Location Map 2. Air Photo Map 3. Submitted Concept Site Plan 4. Submitted Concept Renderings Prepared By: Original Signed By Elizabeth Martelluzzi, MCIP, RPP Senior Planner, Development Review & Heritage Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner EM:NS:ld Date of Report: March 15, 2022 Attachment #1 to Information Report 07-22 Southcott RoadRossland Road W CooteCourt Third Concession Road Br o c k R o a d C l e a r s i d e C ourt Palmer's Sawmill Road Four Seasons Lane © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile:Applicant:Municipal Address: OPA 21-002/P, A13-21 Date: Nov. 30, 2021 ¯ E 2465 Brock Road Developments Inc.2465 Brock Road SubjectLands Hydro Lands L:\PLANNING\01-MapFiles\OPA\2021\OPA 21-002P, A 13-21 - 2465 Brock Road Developments Inc\OPA 21-002P_LocationMap.mxd 1:4,000 SCALE:THIS IS NOT A PLAN OF SURVEY. Hydro Lands Attachment #2 to Information Report 07-22 Ca s t l e g a t e C r o s s i n g Rossland Road W Shining Star Chase Br o c k R o a d Hadrian Court Palmer's Sawmill Road Ma p l e H i l l C o u r t Moonbeam Glen SouthcottRoad William Jackson Drive Conacher C rescent F o u r S easons La n e Dersan Street CooteCo u rt Third Concession Road Clea r sid e C o u r t Liatris Drive 1:5,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Air Photo MapFile:Applicant:Municipal Address: OPA 21 002/P, A 13/212465 Brock Road Development Inc.2465 Brock Road THIS IS NOT A PLAN OF SURVEY. Date: Mar. 07, 2022 SubjectLands L:\PLANNING\01-MapFiles\OPA\2021\OPA 21-002P, A 13-21 - 2465 Brock Road Developments Inc\OPA 21-002P_AirPhoto.mxd Attachment #3 to Information Report 07-22 Submitted Concept Plan City Development Department March 7, 2022FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 21 002/P, A 13/21 2465 Brock Road Development Inc.Applicant: Municipal Address: DATE: File No: 2465 Brock Road L:\Planning\01-MapFiles\OPA\2021 N 17 Storey Residential Tower Use Podium 5 Storey Mixed- Residential Tower 17 Storey 8 Storey Seniors’ Residence Outdoor Amenity Space Attachment #4 to Information Report 07-22 L:\Planning\01-MapFiles\OPA\2021 March 7, 2022DATE: Applicant: Municipal Address: File No: Submitted Conceptual Renderings FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 21 002/P, A 13/21 2465 Brock Road Development Inc. 2465 Brock Road STREET LEVEL PERSPECTIVE - VIEW FROM THE NORTH WEST AERIAL PERSPECTIVE - VIEW FROM THE SOUTH EAST STREET LEVEL PERSPECTIVE - VIEW FROM THE NORTH EAST STREET LEVEL PERSPECTIVE - VIEW FROM THE EAST