HomeMy WebLinkAboutMay 17, 2001PICKERING
AGENDA
STATUTORY
PUBLIC INFORMATION
MEETING
Anne Greentree
Supervisor, Legislative Services
MAY 17, 2001
INFORMATION REPORT NO. 16-01
FOR PUBLIC INFORMATION MEETING OF
MAY 17, 2001
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Picketing Official Plan Amendment OPA 01-002P
Zoning By-law Amendment Application A 04/01
Marion Hill Development Corporation
Part Lot 28, Range 3, B.F.C.
(now Part l, Plan 40R-14431 & Part l, Plan 40R-2767)
(South-east comer of Whites Road and Sheppard Avenue)
City of Picketing
1.0
2.0
PROPERTY LOCATION AND DESCRIPTION
the subject lands are 1.89 hectares in area, and are located on the south-east comer of
Whites Road and Sheppard Avenue;
the subject lands comprise two parcels of land (see location map, Attachment #1):
· parcel 1 is a 1.52-hectare parcel owned by Lydia Dobbin; Marion Hill
Development Corporation has entered into an agreement of purchase and sale for
this parcel; it is occupied by a detached dwelling; existing access is from
Whites Road;
· parcel 2 is a 0.37-hectare parcel owned by the City of Picketing; Marion Hill has
approached the City about acquiring this parcel; this vacant parcel appears to be
surplus to the City's needs (it was acquired from Veridian Corporation); a
tributary of Amberlea Creek crosses from north to south through the parcel;
existing access is from Sheppard Avenue;
uses surrounding the subject lands are: a medical office and detached dwellings to
the north; detached dwellings fronting Sheppard Avenue to the east; the newly
constructed commercial development including retail uses, day care, Wendy's /
Tim Horton's and Swiss Chalet restaurants on Delta Boulevard to the south; vacant
lands and residential also to the south fronting Whites Road; and residential and
schools to the west.
APPLICANT'S PROPOSAL
Marion Hill Development Corporation proposes to amend the Picketing Official Plan
and the zoning by-law in order to permit development of the subject lands for
97dwellings; the proposal consists of 22 stacked townhouses adjacent to
Whites Road and its comer with Sheppard Avenue, plus 75 street townhouses; 18 of
the 75 street townhouses are proposed on the City-owned parcel;
a copy of the conceptual site plan and various site statistics are provided for reference
(see Attachments//2 and//3); a copy of the proposed official plan amendment is also
provided (see Appendix I);
- the stacked townhomes fronting Whites Road are 4 storeys to create a focal point and
flame the intersection; the remaining units are proposed at 2 to 3 storeys;
- the internal units front onto a linear public amenity space;
- total landscape space is proposed at about 36% and total building coverage is
approximately 35%;
Information Report No. 16-01 Page 2
3.0
3.1
3.2
a network of walkways through the site is proposed to link it to the surrounding
community; a 6.5 metre wide public easement has been proposed as a pedestrian link
from Sheppard Avenue into the north end of Delta Boulevard;
all vehicular access to the dwellings is proposed from a private internal road;
vehicular access to the private: road is proposed to be provided by a driveway onto
Whites Road permitting tight tums in and right roms out, and by a driveway onto
Sheppard Avenue; no vehicular access is proposed between Delta Boulevard and the
Marion Hill lands;
the applicant is also proposing to enclose the watercourse that flows through the
eastem portion of the subject lands.
OFFICIAL PLAN AND ZONING
Durham Regional Official Plan
- the subject lands are designated as Living Area in the Durham Regional Official Plan;
lands designated Living Area may be used for housing purposes in addition to other
compatible uses; the proposal appears to conform;
- Whites Road is designated as a Type A Arterial Road and as a Transit Spine;
Sheppard Avenue is designated as a Type C Arterial Roa&
Pickering Official Plan
the subject lands are designated as follows in the Picketing Official Plan:
Mixed Use Areas: Mixed Corridor along the Whites Road frontage;
· Urban Residential Areas: Low Density Areas along the Sheppard Avenue frontage;
and,
· Urban Residential Areas: Medium Density Areas in the interior;
section 14.2 (g) of the Official Plan requires that where a single parcel of land is
governed by two or more separate land use designations, the policies of each of the
respective designations shall apply;
the Mixed Corridor designation permits residential uses at a net residential density of
over 30 and up to and including 140 dwellings per hectare; in addition, retail, office,
restaurants, community, cultural and recreational uses at a scale and intensity serving the
broader area, and special purpose commercial uses, may be permitted;
about 0.3 of a hectare lies within this designation with 22 unit,~5 proposed; thus, the
residential density is calculated at 73 units per net hectare; the residential density lies
within the allowable range for this designation;
- the Low Density Residential designation permits residential uses at a net residential
density of up to and including 30 dwelling units per hectare; in addition, home
occupations, limited offices serv'ing the area, and limited retailing of goods and services
serving the area, community, cultural and recreational uses, compatible employment uses,
and compatible special purpose commercial uses serving the area, may be permitted;
- about 0.3 of a hectare lies within this designation with 28 units proposed; thus, the
residential density is calculated at 93 units per net hectare; the residential density exceeds
the allowable range for this designation; an amendment to the Official Plan to change the
designation from Low to Medimn Density Residential is required; .a copy of the proposed
amendment is provided as Appendix I to this Information Report;
- the Medium Density Residential designation permits the same uses as the Low Density
Residential, except residential uses are permitted at a net residential density of over
30 and up to and including 80 dwelling units per hectare;
- about 0.98 of a hectare lies within this designation with 47 units proposed; thus, the
residential density is calculated at 48 units per net hectare; the residential density lies
within the allowable range for this designation;
Information Report No. 16-01 Page 3
if the Low Density lands are redesignated to Medium Density, about 1.28 of a hectare
would lie within the designation, with 75 units proposed; the residential density would be
calculated at 58 units per net hectare; this residential density would lie within the
allowable range for medium density;
if all lands are included, this application proposes residential uses at an overall residential
density of 53 dwelling units per net hectare;
Map 16 of the Pickering Official Plan identifies the subject lands as lying within the
Woodlands Neighbourhood; further, Map 16 identifies the subject lands as lying
within a Detailed Review Area; section 11.2 of the Official Plan indicates that
Council may adopt development guidelines for any part of a Detailed Review Area;
Council shall endeavour to complete a detailed review prior to approving major
development within the area; Council has adopted the Northeast Quadrant
Development Guidelines, which affect the subject lands; once Council has adopted
development guidelines, development shall comply with them;
section 11.8 (a) of the Official Plan indicates that Council shall, in established
residential areas along Sheppard Avenue, encourage and where possible, require new
development to be compatible with the character of existing development;
further, the policies restrict the maximum overall net site density for residential
development in the lands governed' by the' Northeast Quadrant Development
Guidelines to 35 units per net hectare; the current residential density within the area
covered by the Northeast Quadrant Guidelines is approximately 8.5 units per hectare;
with the proposed development, the net density over the entire Northeast Quadrant
would be approximately 21.5 units per hectare;
the Woodlands Neighbourhood Map also shOws a Proposed Road Connection
between Kingston Road and Whites Road; Delta Boulevard is the start of this road; its
continuation west would mn along the south portion of the subject lands; a proposed
Neighbourhood Park is identified generally in the interior of the Northeast Quadrant;
section 10.5 of the Picketing Official Plan identifies that Council shall promote the
retention of watercourses and stream corridors in an open and natural state and
require, where appropriate, the recommendations of an Environmental Report to be
implemented;
however, section 10.6 of the Picketing Plan states that Council shall consider
alterations or enclosures of limited portions of watercourses within existing urbanized
areas if supported by an approved subwatershed plan or environmental master
servicing plan; in addition, section 10.19 of the Official Plan states that Council may
permit alterations to watercourses or stream corridors, including the placement of fill,
only following the appropriate approvals of the relevant conservation authority and
the Ministry of Natural Resources, if necessary;
further, Schedule llI- Resource Management of the Official Plan designates the
valley of the creek tributary as Shoreline and Stream Corridors; among other matters,
this designation may permit new development in accordance with the land use
designation on Schedule I, (which as noted above is Medium and Low Residential),
subject to the recommendations of an Environmental Report;
sections 15.9, 15.11 and Appendix II indicate that Council shall for major
development, and may for minor development, require the submission of an
Environmental Report, as part of the consideration of an application on lands
designated Shoreline and Stream Corridor;
Schedule II - Transportation Network designates Whites Road as a Type A Arterial,
and a Transit Spine; Type A Arterials are designed to carry large volumes of traffic at
moderate and high speeds, within the municipality; they have access restrictions, and
generally have a tight-of-way width ranging from 36 to 50 metres;
Information Report No. 16-01 Page 4
3.4
3.3
4.0
4.1
Schedule II also designates Sheppard Avenue as a Type C Arterial; Type C Arterials
are designed to carry lower volumes of traffic, provide access to properties, and
generally have a tight-of-way width ranging from 26 to 30 metres; however,
section 11.8 (e) of the Picketing Plan indicates that Council shall accommodate future
improvements to Sheppard Avenue within the existing 20 metre road allowance,
except at intersections where additional road allowance width may be needed;
Compendium Document to the Pickering Official Plan
- as noted above, the subject lands fall within the detailed review area that is subject to
the Northeast Quadrant Development Guidelines;
- the Northeast Quadrant is the block of land bounded generaltly on the south by
Kingston Road, on the west by Whites Road, on the north by Sheppard Avenue, and
on the east by the main branch of the Amberlea Creek (east of the Dunbarton School
site);
- the small tributary of Amberlea Creek that passes through the eastern part of the
subject lands, continues southwards to Kingston Road, and then under Kingston Road
and through the Pickering Holdings property (located east of Boyer Pontiac);
- Council has adopted the Northeast Quadrant Development Guidelines, for these
lands; in addition, two parcels on the west side of Whites Road, south of
Dunfair Street, are also governed by the same Guidelines;
the Northeast Quadrant Guidelines contemplate a high intensity mixed-use
development, with substantial underground parking; the vision is centred around an
internal residential area fronting on a public 'ting' road with an ir~tterior linear park; in
addition, commercial and office uses, with office and office-support uses, are
permitted along the Kingston Road and Whites Road frontages respectively;
for the subject lands, the Northeast Quadrant Guidelines identify:
· the intent to ensure that new residential development close to the existing
residences has little visual impact from Sheppard Avenue;
· the new residential zone provide a buffer and transition between the existing
residential community on Sheppard Avenue and the commercial component of
new development; and
· residential uses in buildings with building heights not to exceed 14 metres were
anticipated on the southern part of the subject lands;
more specifically for the subject lands, the concept plan from the Guidelines shows:
· a 2,660 square metre, 2-storey office / office-support building on Whites Road;
· 33 residential dwellings in the form of 4-storey structures, adjacent to the new
internal public road; and
· detached dwellings on Sheppard Avenue;
- an amendment to the NOrtheast Quadrant Development Guideline:~ is required;
Zoning By-law 3036
- the subject lands are currently zoned R3 - One Family Detached-Third Density Zone; the
R3 zone permits detached dwellings on lots with minimum street firontages of 18 metres
and minimum lot areas of 550 square metres.
_ an amendment to Zoning By-law 3036 is required.
RESULTS OF CIRCULATION (see Attachments #4 - #6)
Resident Comments
Vivian VandenHazel - is opposed to the proposed density increase along the
Sheppard Avenue frontage as all other homes fronting on Sheppard are detached homes;
she also does not support enclosure of the watercourse as it would be environmentally
unfriendly to plants and animals; she would prefer the watercourse to be cleaned up and
used as a park (see Attachment #4);
Information Report No. 16-01 Page 5
4.2
4.3
4.3.1
4.3.2
Sylvia Spencer (verbal comments) - is concerned with the grades at the south-east
comer of Whites Road and Sheppard Avenue; would prefer to see no more than 8 houses
along the Sheppard Avenue frontage; questions whether home businesses are permitted,
and if so, states that adequate parking should be provided; is concerned with the steep
grades along Sheppard Avenue and suggests the ~tccess be moved further to the east;
Agency Comments
Durham District School Board - has no objections to the proposal (see Attachment #5);
Veridian Connections - advises that the applicant must meet numerous requirements and
specifications respecting electrical servicing of this property and pay certain deposits
and fees (see Attachment #6);
Staff Comments
Residential Uses
- the proposal to change the use of these lands from a mix of office and residential as
originally envisioned by the Northeast Quadrant Guidelines, to only residential, must
be reviewed; to-date, there has been little success in achieving the internal residential
area as originally envisaged; thus, refocusing of the residential to Sheppard Avenue
may be an appropriate alternative to explore;
- the proposed housing form, layout, design, and intensity of development must be
reviewed in light of urban design objectives, traffic and access considerations,
environmental considerations, and the community context;
- specifically, the appropriateness of changing the designation of the lands fronting on
Sheppard Avenue from Low to Medium Density residential must be evaluated;
- the appropriate performance standards, restrictions, and provisions for the residential
uses must be established;
Amberlea Creek and Stormwater Management
- the appropriateness of piping the tributary of Amberlea Creek must be reviewed; it is
noted that the tributary is piped all upstream of Sheppard Avenue, and portions of the
tributary are piped downstream under Highway 401, and the CN Rail; some
downstream reaches of the Creek are experiencing stream and valley erosion;
- the location of the renmant reaches of the open channel on the subject lands, and on
the lands to the south, frustrates the land use and urban design objectives
contemplated for these lands; accordingly, there appears to be some merit in
considering piping of these remnant pieces of the watercourse;
- however, an appropriate Environmental Report is required to support the request; the
report must examine the impacts to the tributary both upstream and downstream, and
justify the benefit of piping the creek; from an environmental perspective, it is
anticipated that any justification would be required to demonstrate how the
implementation plan would result in a net benefit to the watershed; to-date, no report
has been submitted by the applicant;
ultimately, any application to pipe the creek would be required to receive appropriate
approvals and permits, for fill and alteration to a watercourse, from the Toronto and
Region Conservation Authority, and the Federal Department of Fisheries, and
possibly the Ministry of Natural Resources where required;
however, there is also an interest by the owners of lands located to the south of the
subject lands, between the subject lands and Kingston Road, and those south of
Kingston Road, to pipe the tributary of Amberlea Creek through their lands;
accordingly, there is an oppommity for all landowners to undertake a single study; the
City is one of these landowners;
Information Report No. 16-01 Page 6
4.3.3
in addition, the City is currently undertaking a review of the downstream reach of
Amberlea Creek which is experiencing the erosion problems; work associated with
this mitigation/restoration project appears to duplicate much of the effort required
for the piping justification; a collaborative effort between the City and the other
affected landowners would appear to be the most strategic approach to completing the
required report;
further discussion is required on how an appropriate Environmental Report is best
completed; oppommities for collaboration are currently being explored through a
proposed review of the Northeast Quadrant lands in conjunction with lands south of
Kingston Road (see section 4.3.4 below);
regardless of whether the tributary is ultimately piped, stormwater management must
be addressed for these lands; storm sewers installed under Delta Boulevard have been
sized to accommodate flows from the Marion Hill lands; however, it is not clear
whether piping of the creek would change any of the earlier assumptions for
stormwater management;
Review of the "Northeast Quadrant" Lands
- in addition to this application, the City has received other development applications
for lands within the Northeast Quadrant, requesting revisions to the Guidelines; these
changes relate to the arrangement of uses, design matters, provision of the park,
provision of the internal ring road, and access to the external road network; in
addition, the City is aware of other development interest for lands in the Quadrant;
- furthermore, the owners of land, through which the tributary of Amberlea Creek
flows, are interested in piping the creek;
although the City has had some successes in implementing the vision set out in the
Northeast Quadrant Guidelines, there are some on-going challenges; these challenges
include the interest in primarily commercial development adjacent to Kingston Road,
the cost of and lack of interest in underground parking, the difficulty in implementing
the internal public road, and the location of the tributary through the block;
in an effort to be more proactive in working with development i[nterests, the City is
considering a review of the Northeast Quadrant Development Guidelines; although
the process, tasks and funding are still under discussion, preliminary work done to
date suggests that the review would look at:
· revisions to the arrangement of land uses, while maintaining key urban design
objectives and having regard to the community context;
· the intemal access network through the block, and external access to and from the
sun'ounding streets; and
· the potential for piping the Ambeflea Creek tributary.
based on a preliminary study design, it is anticipated that staff 'would work closely
with landowners on finding common ground between their interests and the City's;
but, it is suggested at this time that a new approach, using a consultant who is a
facilitator with urban design expertise, or an urban designer with expertise in
facilitation, may best accomplish this task in a timely manner;
additional consulting help would also be required in two technical areas not currently
available on staff; consultants would be required to complete a traffic/access analysis,
and the environmental /engineering report for the piping of the tributary; the
consultants' work would provide input into, and support, arty revisions to the
Northeast Quadrant Development Guidelines;
based on a preliminary study design, it is also anticipated that staff would work
closely with the community to understand issues and concerns so that neighbourhood
development continues to achieve an appropriate fit;
Information Report No. 16-01 Page 7
4.3.4
4.3.5
5.0
5.1
5.2
the representative for the Marion Hill lands has indicated at a preliminary level that
his client is interested in participating in the review of the Northeast Quadrant
Development Guidelines, including the related environmental and traffic/access
studies;
should a review of Northeast Quadrant Development Guidelines proceed,
recommendations on the official plan and zoning by-law amendment applications
amendment applications would await the outcome of that process;
Urban Design
discussions have been held between the applicant and Planning & Development staff
about the nature of development that may be appropriate on the south-east comer of
Whites Road and Sheppard Avenue; while staff recognize that there may be merit in
the removal of the office commercial uses from the land fronting onto Whites Road,
enclosure of the watercourse, surface parking, and provision of traffic access to the
subject lands without connection to Delta Boulevard, no commitments were given;
a number of design elements of development of the subject lands will require careful
consideration; issues for review will include;
· the proposed stacked and street townhouse forms;
· the proposed height for the proposed townhouses fronting onto Sheppard Avenue
and Whites Road;
· the grade differences between Whites Road and the north-west comer of the site;
· the proposed intensity of development;
· the adequacy, arrangement and number of parking areas for the proposed
development;
· pedestrian access to, and through, the subject lands;
· the location and design of the proposed linear amenity space opposite
Delta Boulevard; and
· the locations of traffic access points and turning movements between the subject
lands and Whites Road and Sheppard Avenue;
Other Matters
- following approval of any official plan and zoning amendment, site plan approval and
a draft plan of condominium application will be required.
PROCEDURAL INFORMATION
Official Plan Amendment Approval Authori .ty
- 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;
- at this time, the Region has not yet determined whether this official plan amendment
application is exempt from Regional Approval;
General
- 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 adoption of any official plan amendment, or
passing of any zoning by-law amendment, you must request such in writing to the
City Clerk;
Information Report No. 16-01 Page 8
6.0
6.1
6.2
6.3
- if you wish to be notified of the decision of the Region of Durham with respect to the
proposed amendment to the official plan, you must make a w~itten request to the
Commissioner of Planning, Region of Dm'ham Planning Department.
OTHER INFORMATION
Appendix I
copy of the proposed Picketing Official Plan Amendment;
Appendix II
- those whose comments on the proposal were received at time of writing are listed;
Company Principal
- Mr. Ian Matthews is the President of Marion Hill Development Corporation;
Mr. Vincent Santamaura of Cassidy and Co. is representing Marion Hill.
SG/jf
Copy:
Steve Gaunt, MCIP, RPP
Planner 2
Director, Planning & Development
Catherine L. Rose
Manager, Policy
APPENDIX I TO
INFORMATION REPORT NO. 16--01
PROPOSED AMENDMENT TO THE
PICKERING OFFICIAL PLAN
PROPOSED AMENDMENT TO THE PICKERING OFFICIAL PLAN
PURPOSE:
LOCATION:
PROPOSED
AMENDMENT:
IMPLEMENTATION:
INTERPRETATION:
The purpose of this amendment is to pemait an increase in
the net residential density permitted on a POrtion of the
subject lands to a maximum.of 80 traits per hectare. The
Plan currently establishes a residential density maximum of
30 units per hectare for lands designated "Urban
Residential Area - Low Density Area".
The subject lands are approximately 0,3 of a hectare in size,
and located on the south side of Sheppard Avenue, east of
Whites Road. All of the lands fall within Part Lot 28,
Range 3, B.F.C.
The City of Pickering Official Plan is hereby amended by:
t. Replace the "Urban Residential Area - Low Density
Area" with an "Urban Residential Area - Medium
Density Area" designation on Schedule I ~ the Land
Use Structure map of the Picketing Official Plan; as
shown on Schedule 'A' attached hereto.
The provisions set forth in the City of Pickering Official
Plan, as amended, regarding the implementation of the Plan
shall apply in regard to this Amendment.
The provisions set forth in the City of Pickering Official
Plan, as amended, regarding the interpretation of the Plan
shall apply in regard to this Amendment.
sxg/dobbin/Opa
SCHEDULE 'A'
0
fl~
0
[1_
Pr'
RESIDENTIN. ~=IEAS-MEDIUM DENSITY
C.N.R.
SHEPPARD
AVENUE
EXTRACT FROM
SCTll~ULE I TO Tl~
PICKERING
OPEN SPACE SYSTEM
OFFICIAL PLAN 1 ~,~ ~
Ac'rIVE RECREATIONAL
FJ}I~ION 2
II~T 1 OF 3
MIXED USE AREAS
ILO~ NODES
COMMUNFr~ NODES
MIXED CORRIDORS
LAND USE STRUCTURE
URBAN RESIDENTIAL AREAS OTHER DESIGNATIONS
L~W DENSITY ARF__A~ I URBAN STIJDY AREAS
~ MEDIUM DENSITY
APPENDIX II TO
INFORMATION REPORT NO. 16-01
COMMENTING RESIDENTS AND LANDOWNERS
1) Vivian VandenHazel, 1757 Fairport Road, Pickering, ON L1V lTl
2) Sylvia Spencer, 771 Sheppard Avenue, Pickering, ON L1V 1G4
COMMENTING AGENCIES
(1) The Durham District School Board
(2) Veridian Connections
COMMENTING CITY DEPARTMENTS
(1) Planning & Development
AI'rACHMENT #_/._-TO
INFORMATION REPORT # /' ~.~-~
SHEPPARD AVENUE SHEPpARD AVENUE
RNNY DAY
STEEPLE HILL
-~/.JBJECT'-~~
I__J L4NO$ ~ --
City of Pickering
Planning & Development Department
PROPERTY DESCRIPTION
PART OF LOT 28, RANGE 3, B.F.C.; PART 1, 40R-14431; PART 1, 40R-2767 I ~
DATE MAY 11, 2001 DRAWN BY RC I ~/~/\'
SCALE 1:7500 CHECKED BY SG
OWNER MARION HILLS DEVELOPMENT INC.
APPECATION No. A 4/01; OPA 01-002/P
FOR DEPARTMENT USE ONLY
PN-6 PA-
ATTACHMENT# ~- TO
INFORMATION REPORT#
INFORMATION COMPILED FROM APPLICAN1"S SUBMITTED PLAN
MARION HILLS DEVELOPMENT INC.
A 4/01; OPA 01-O02/P
SHEPPARD AVE
.om ~m.~,~,~-,,~,~ PART 1
PART 2
SUI~MARY .57A1151'1C$ PROVID~ ON IH~ N_mXI'
A LARG~- $OAI. E COt:~' OF I'HIS PI. AN /$ AVA#.ABLE FOR
VI(~A¢2 Ar Il-lB P1.4NNI~ ~ DE'~"LOPMENI' DEPARI'klEN~
fl-/IS ~ #'A~ PRODUCED ~ 17-1£ ¢I~Y OF PtOKERIN~
PLANNIN¢ ~ DEVL~OPML:'NI' BEPARI'kI£NI;,
INFORMA~'R~N ~ $1.]Pt~Ol~'
ATTACHMENT# -~ TO
INFORMATION REPORT# /'~ ' 4) 1
CONCEPTUAL sITE PLAN- WHI~ES RD. & SHEPPARD AVE.
MARION HILL DEVELOPMENTS
SUMMARy STATISTICS:
Total Condo Units:
Total Parking Spaces:.
Building Height:
Part 1 - Owned by Lydia Dobbin
1.481 hectares (3.66 .acres)
Part 2 - Owned by City of Pickering
.373 hectares (.92 acres)
Part 1 - 79 dwelling units
Part 2 - 18 dwelling units
Total: 97 units
174 spaces (2.2 per unit)
For Condo Townhouses: 194
(2 per unit)
Visitor Spaces: 25
(.22 per unit)
On Whites - 18 metres.
On Sheppard - 13 metres
Lot Area:
ATTACHMENT #-~TO
INFORMATION REPORT~_/~, -O { _
Picketing Official Plan Amendment OPA 01-002fP
Zoning By-law Amendment Application A 04/01
Marion Hill Development Corp.
Part Lot 28, Range 3, B~F.C.
(now Part 1, Plan 40R-14431 & Part 1, Plan 40R-2767)
(South-east comer of Whites Road and Sheppard Avenue)
City of P. ickering
Mr. S.Gaunt~
Planner 2
City of Pickering Planning & Development Dept.
APR 3 0 20111
Vivian VandenHazel
1757 Fairport Road
Pickering, ON
LlV ltl
April 27,2001
CiTY OF Pi. CKERI~
PICKERING, ONTARIO
APR 3 0 200!
DEVELOPMENT )~PARTM~
Dear Mr. Gaunt,
I do not support the proposed density increase
along the Sheppard Avenue frontage. Ail other hom.as in
the area fronting on Sheppard are single family detached
homes. This character should be maintained. The ]proposed
density on the interior roads I feel are acceptable.
I do not supper enclosure of the water cou:rse flowing
through the eastern portion of the subject land. This
has been done to too many water courSes' in Pickering already
with detrimental effects. Enclosing water, courses is not
environmentally friendly, few flora or fauna can survive in
the dark. This should be cleaned up and used as a-small
neighbourhood park.
I would like to be informed of decisions made by the
Region of Durham Planning Department.
I would like the City Clerk to notify me of subsequent
meetings. I would also like to be informed of Pickering
Council,s adoption of official plan and/or zoning by-law
amendments.
Sincerely,
Vivian VandenHa2;el
cc City Clerk, City of Pickering.
cc Commissioner of'Planning, Durham Region Planning Department
ATTACHMENT# -~' TO
iNFORMATiON REPORT# /~ -O /
THE
}URHAM
ffSTRICT
]CHOOL
BOARD
:acilities Services
Taunton Road East
~./hitby, Ontario
LIR 2K6
one: {905) 666-5500
! -800-265-3968
Fax: 1905) 666-6439
May 2, 2001
RECEIVED
IqAY - 3 2001
CITY OF PIOKERiNG
PLANNING AND
DEVELOPMENT DEPARTMENT
The Corporation of the
City of Pickering
Planning Department
Picketing Civic Centre
One The Esplanade
Picketing, Ontario
L1V 6K7
Attention: Mr. Steve Gaunt
Dear Mr. Gaunt,
Picketing Official Plan Amendment OPA 01-002/P
Zoning By-law Amendment Application A 04/01
Marion Hill Development Corp.
Part Lot 28,'Range 3 B.F.C.
(now Part 1, Plan 40R-14431 & Part 1, Plan 40R-2767)
(South-east comer of Whites Road and ShePpard Avenue)
City of Pickering
Staff has reviewed the information on the-above noted application and under the
mandate of the Durham District School Board, has no objections.
Yours truly,
Christine Nanceldvell,
Planner
ON:em
15PROPLANkDATA~PLN (3~ZBLV~.0 4-01
ATTACHMENT # ~..~._.TO
INFORMATION REPORT~
VERIDIAN CONNECTIONS
DEVELOPMENT APPLICATION REVIEW
RECEIVED
MAY 4 2001
CITY OF PICKERING
PLANNING AND
DEVELOPMENT DEPARTMENT
PROJECT NAMt~:
Maiion Hill Development Co~p.
I ADDRESS/PLAN:
Pm Lot 28, Ran~ 3, B.F,C. (8/E comer of Wl~ites Road and Shopped Avenue)
[' M'UNICIPALITY:
Picketing
OPA 01-002/P & A 04/01 SUBMISSION DATE: April 26, 2001
10.
11.
lZ
Electric Service is available ot~ the road allowance(s) touching this property.
' Servidng will be f~om thc north side of Shopped Avenue.
An extension of the Cot'pozatioti's plant is required on.thc road allov~,mce in otde: to service this pwject.
Owner's cost - amotmt to be determined,
All such e~xtensions arc nomaally tmdetgzotmd.
The applicant must provide accommodation ott site fox'the Corporation's ttmasformer(s).
Individual meterinltl fog each maJt is requ~tccL
The _Applicant must provide a 'concrete encased looped tmdergtotmd duct system flora a supply point at
thc north side of Shepp~d Argue to tt~sfoxmc;r locations ou the pmpexty.
~[l~e follo,~iug standtrd rxcd fee costs ~ apply (all riga,es ~c approximate):
Service Connection Fee $130.00 per unit
A d~orLt in the amo~t of $5,000.00 is requi~d to be applied against cng{heeling legal and inspecfioa costs
associated ~th this p£oject.
Existing Cot?oration plant on the east side of Whites lZoad and the south side of SheFpald Avenue may have
to be t'eplaced/telocated at thc Applicant's cost to accommodate the proposed d.dvew~y locations.
The Applicmt must make clilect application to the Co~o~ation to obtain spedfic approval of thc electrical
servicc arxmagemcnts and related, work fo~ this project, The applicant is cautioned that tende~, conctac~, or
w~rk initiated prior.to obtakdng spect£e approval dill bc subject to chmge.
A Servicing Agreement must be signed with the Cot-poratioo in ordc;e to obtain servicing for this site,
A Multi-Tenant Agreement rouse be entered Lnto md may be ze. gistezed on tide as piti: of the setvidug
reqxlirements, l.egM cmts for this dill bc cho,gzd to the Appliclmt.
Ail work from thc public toad ollov.-aflce to the service enti-atlce slid thc metedog arrangements must comply
wi~ the Coll~oration'$ requil:cments and specifications.
~/~ffl nI~ C:TO ~nc~ 'c~l,! ~l. JJ t, TUTtTTXrTIA Il!! r~T ,r~ T~r~m
ATTACHMENT# (~ TO
INFORMATION REPORT# /~ - O (,,
VEI'~"D IAN CONNECTIONS
DI~!VELOPMEIN~ APPLICATION
13. Pzior w ener~g ~y n¢w sedco, ~e Appa~t shaa apply to
to opc~ ~ e~er~ accou~
14, P~o~ ~ ob~g ~ b~g p~t, the App~c~t sba[ ~ a~ co~tm
15. ~e~c ~anes ot m~te~ han~g cq~pment o~ wo~crs must work
~ ~c c~pab~ of contact or co~ ~d~ the limks of approach, ~e dcvelop~z/b~der sha~ pay a~ costs
for ti tapo~ t~locifion, b~ ot pt0tec~on oE ~e ~*s, o~
pro, de Eot wotkez safc~ ~d ~c ~ecufl~ o~ ~e elec~cd syst~.
I~d~capin~ spedfic~y ~c~ and sh~bs, shoed be located s~y ~om
to t~oid ~tc~f~cc ~ eq~ment access.
17. W~ not att~d schcd~ed Ci~ of Pickc~g D~I~T Me~g foz ~s developm~t.
18. Othct:
With this being a privately owned site, the' ownership md maintcnance of all electrical phnt oi~ the site
othez tha~ the txansfomaezs, ~ the responsibility of the site owner.
V~xiclian will p~eparC the elec~c~l design for this peo]ect.
Technical Reptcs,ntative - Dave Bull
Telq?hor~e 427-9870 Ext. 32~3
Rev. Date: Novcmbet !, 1999
n ! 7n ~ T O cn~ 't'lU VI4 J
LIUTtqT~I.'IA flU ~T ,on TI, I.I Tnn'"7 hn 11111
CITY OF PICKERING
STATUTORY PUBLIC INFORMATION MEETING
Pursuant to the Planning Act
AGENDA
THURSDAY, MAY 17, 2001
7:00 p.m.
CHAIR: COUNCILLOR PICKLES
ZONING BY-LAW AMENDMENT APPLICATION A 05/01
CENTRAL VERSA DEVELOPMENT CORPORATION
PART OF LOT 21, RANGE 3, B.F.C.
{WEST SIDE OF SANDY BEACH ROAD, SOUTH OF BAYLY STREET}
PAGE
1-7
3.
4.
5.
Explanation of application, as outlined in Information Report #14-01 by Planning
Staff.
Comments from the applicant.
Comments fi'om those having an interest in the application.
Response fi.om applicant.
Staff response.
(II)
ZONING BY-LAW AMENDMENT APPLICA~[ION A 40/01
PICKERING HOLDINGS INC., ET AL.
PART OF LOTS 27 & 28, B F RANGE 3
(SOUTH SIDE OF KINGSTON ROAD, EAST OF WHITES ROAD)
Explanation of application, as outlined in Information Report #15-01 by Planning
Staff.
Comments from the applicant.
Comments from those having an interest in the application.
Response from applicant.
8-17
5. Staffresponse.
PICKERING OFFICIAL PLAN AMENDMENT OPA 01-002P
ZONING BY-LAW AMENDMENT APPLICATION A 04/01
MARION HILL DEVELOPMENT CORPORATION
PART OF LOT 28, RANGE 3, B.F.C.
(NOW PART 1, PLAN 40R-14431 & PART 1, PLAN 40R-2767)
(SOUTH-EAST CORNER OF WHITES ROAD AND SHEPPARD AVENUE)
Report to be Circulated Under Separate Cover
3.
4.
5.
Explanation of application, as outlined in Information Report #16-01 by Planning
Staff.
Comments from the applicant.
Comments l~om those having an interest in the application.
Response ~om applicant.
Staffresponse.
(IV) ADJOURNMENT
001
INFORMATION REPORT NO. 14-01
FOR PUBLIC INFORMATION MEETING OF
May 17, 2001
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, 1LS.O. 1990, chapter P.13
SUBJECT:
Zoning By-law Amendment Application A 05/01
Central Versa Development Corporation
Part of Lot 21, Range 3, B.F.C.
(West side of Sandy Beach Road, south of Bayly Street)
City of Pickering
1.0
2.0
3.0
3.1
3.2
PROPERTY LOCATION AND DESCRIPTION
subject property consists of a total area of 1.385 ha, and is located on the west side of
Sandy Beach Road, south of Bayly Street (see Location Map - Attachment #1);
the subject property currently supports a detached residential dwelling known as
900 Sandy Beach Road;
the subject property is surrounded by residential land uses to the west, north and
south, and industrial uses are located on the east side of Sandy Beach Road.
APPLICANT'S PROPOSAL
- the applicant proposes to amend the current zoning on the subject lands to permit the
construction of a 124-bed long-term care facility for seniors;
- the preliminary site plan proposes the construction of an approximate 7063 square
metre two storey building;
- the existing dwelling would be demolished;
- a reduction of the applicant's proposed development is included as Attachment #2 to
this report.
OFFICIAL PLAN AND ZONING
Durham Regional Official Plan
- Durham Regional Official Plan designates the subject lands as "Living Area";
Pickerinu Official Plan
Schedule I of the Pickering Official Plan - "Land Use Structure" designates the
subject property as "Urban Residential - Low Density Area" within the Bay Ridges
Neighbourhood;
residential uses, and community uses such as long-term care facilities are permitted in
this area; specific limitations and restrictions on such uses may be included in zoning
by-laws;
002
Information Report No. 14-01
Page 2
3.3
4.0
4.1
4.2
Zoning By-law 2520
Zoning By-law 2520 identifies the subject property as "R4" Fourth Density
Residential Zone, which permits a detached dwelling use only;
an amendment to this zoning is required to arid a long-term care facility as a
permitted use.
RESULTS OF CIRCULATION
Resident Comments
- none received to date;
Agency Comments
none received to date;
4.3 Staff Comments
4.3.1 Compatibility
4.3.2
5.0
the key issues to be reviewed with respect to the proposal is the compatibility of a
124-bed long-term care facility with the surrounding neighbourhood;
compatibility of the proposal must be reviewed from the following perspectives:
impact on the streetscape of Sandy Beach Road and Reytan Boulevard;
· relationship to, and impact on, surrounding residential properties;
traffic generation and on-site parking availability;
building massing, height and materials;
number of un/ts/residents;
· landscaping, fencing, and tree preservation;
· servicing availability;
Additional Information
the applicant has submitted a tree management report which illustrates the applicant's
proposed tree preservationkrcmovals strategy (See Attachment #3);
the applicant has submitted a traffic assessment report which examines the impact
that the proposal will have on existing traffic;
the applicant has submitted a storm water management report in support of the
application;
the complete reports are available for viewing at the Planning & Development
Department and are currently under review.
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 Co~mcil'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.
Information Report No. 14-01
003
Page 3
6.0
6.1
6.2
OTHER INFORMATION
Appendix No. I
list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the applications at the time of writing the
report;
Company Principal
- the contact for Central Versa Development Corporation is Mr. Dan Kaiuk, Director of
Development (Ontario).
Tyler Barnett'x.~
Plarme~l ~/~
JTB/jf
Copy: Director, Planning & Development Department
Lynda D. l<aylor ~
Manager, Current Operations Division
0O4
APPENDIX NO. I TO
INFORMATION REPORT NO. 14-01
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1) none received to date
COMMENTING CITY DEPARTMENTS
(1) Planning and Development Department
ATrACHMENT# I TO
INFORMATION REPORT#
005
A.O'~
ALMANC£
n-
O
BAYLY
STREET
BAYLY
City of Pickering
PROPr~H I¥ DESCRIPTION PART OF LOT 21, RANGE 3, B.F:C.
OWNER JOAN MARLENE MITCHELL
QUIGLEY STREET '
Planning & Development Department
APPUCATION No. A 05/01
IDATE APR 11, 2001
SCALE 1:7500
DRAWN BY RC I ~
CHECKED BY Ti~
FOR DEPARTMENT USE ONLY PN-3 PA-
0O6
INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN
A 5101
CENTRAL VERSA DEVELOPMENT CORPORATION
F
I
H
THIS MAP WAS PRODUCED BYTHE
CiTY OF PICKERLNG
PLANNING & DEVELOPMENT DEPARTMENT,
Ih[FORMATION & SUPPORT SERVICES,
APRIL 19. 2000.
!
ATTACHMENT#-~TO
0O7
APPLICANT'S SUBMITTED TREE PRESERVATION AND REMOVAL PLAN
A 5/01 ,
CENTRAL VERSA DEVELOPMENT CORPORATION
IO®
LEGEND I
THIS MAP WAS PRODUCED BY THE CITY OF PICKERING
PLANNING & DEVELOPMENT DEPARTMENT,
INFORMATION & SUPPORT SERVICES MAY 7, 2001.
008
PICKERING
INFORMATION REPORT NO. 15-01
FOR PUBLIC INFORMATION MEETING OF
MAY 17, 2001
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 40/00
Pickering Holdings Inc., et al.
Part Lots 27 & 28, B F Range 3
(South side of Kingston Road, east of Whites Road)
City of Pickering
1.0
2.0
3.0
3.1
PROPERTY LOCATION AND DESCRIPTION
the subject lands are 3.3 hectares in area, and are located on the south
Kingston Road, east of Whites Road;
the subject lands comprise three parcels of land (see map, Attachment #1):
·
side of
parcel 1 is a 2.19-hectare property owned by Michael Boyer Enterprises; it is
occupied by the Boyer Pontiac Buick dealership;
· parcel 2 is a 1.03-hectare property owned by Pickering Holdings Inc.; it is being
used by Boyer Pontiac to display automobiles for sale; a tributary of
Amberlea Creek crosses the north-east comer of the parcel;
· parcel 3 is a 0.08-hectare property owned by the Veridian Corporation; it is
currently vacant;
uses surrounding the subject lands are: the Highway 401 on/off ramps to the east;
Highway 401 to the south; the Whites Road Shopping Centre to the west; and, on the
north side of Kingston Road, the Wendy's / Tim Horton's and Swiss Chalet
restaurants at Delta Boulevard with detached dwellings to the east;
the main vehicular access to the subject lands is provided by a signalized intersection
on Kingston Road at a private driveway aligning with Delta Boulevard (on the north
side of Kingston Road); a second access to Kingston Road is located about mid-way
between the signalized intersections at Delta Boulevard and the Highway 401 on/off
ramps;
APPLICANT'S PROPOSAL
Pickering Holdings Inc., et al. propose to expand the uses permitted on the subject
lands to add vehicle sales and rental uses as an additional use on parcel 2, and permit
an increased range of other commercial uses on all the lands in accordance with the
Pickering Official Plan;
no changes are proposed to the existing access points;
the application is also proposing the enclosure of the watercourse.
OFFICIAL PLAN AND ZONING'
Durham Regional Official Plan
the subject lands are designated Special Study .Area A in the Durham Regional
Official Plan; lands in the Special Study Area contain a mixture of residential, retail,
personal service and industrial uses; the area's highway exposure,' as a main street and
gateway to the Region is to be maximized; development is to be intensified in a
Information Report No. 15-01
Page 2
009
3.2
manner that will not adversely affect similar development within the Main Central
Areas (that is, the Downtown Core) of Pickering; the improvement of the visual
impact from Highway 401 and Highway 2 shall be a major consideration in the
development of this area;
Kingston Road is designated as a Type B Arterial Road and as a Transit Spine;
Pickerinu Official Plan.
- the subject lands are designated Mixed Use Areas: Mixed Corridor on Schedule I -
Land Use Structure in the Picketing Official Plan; the lands are located in the
Woodlands Neighbourhood;
- the Mixed Corridor designation permits residential uses, retail, office, restaurant,
community, cultural and recreational uses at a scale and intensity serving a broad
area; this designation also permits special purpose commercial uses (such .as car
dealerships);
- within this designation, the maximum gross leasable floor space for the retailing of
goods and services is to be determined by site-specific zoning with a permitted
maximum floor space index (FSI) of up to and including 2.5 FSI (FSI is calculated by
dividing the total building floor space by the total lot area);
in establishing performance standards, restrictions and provisions for Mixed Use
Areas, Council shall have particular regard to encouraging development in ~.
integrated manner for a wide variety of uses and purposes, and encouraging
intensification, over time, up to the maximum floor space index;
section 15.14 of the Official Plan addresses the need for retail impact studies for new
or expanded gross leasable floor space for the retailing of goods and services; Council
shall for the development of 2,500 square metres or more, and may for the
development of less than 2,500 square metres, require a retail impact study to justify
the impact of the proposed floor space for the retailing of goods and services, and to
demonstrate that such additional floor space will not unduly affect the viability of any
lands designated or developed for the retailing of goods and services;
the proposal to permit vehicle sales and rental establishment, hotel, commercial club,
retail, office, restaurant, financial institution and similar uses would conform to the
permissible uses of the Mixed Corridor designation;
Map 16 of the Picketing Plan identifies the subject lands as lying within a Detailed
Review Area; section 11.2 of the Official Plan indicates that Council may adopt
development guidelines for any part of a Detailed Review Area; Council shall
endeavour to complete a detailed review prior to approving major development
within the area; Council has adopted the Kingston Road Corridor Urban Design
Development Guidelines, which affect the subject lands; once Council has adopted
development guidelines, development shall comply with them;
section 10.5 of the Picketing Official Plan identifies that Council shall promote the
retention of watercourses and stream corridors in an open and natural state and
require, where appropriate, the recommendations of an Environmental Report to be
implemented;
however, section 10.6 of the Picketing Plan states that Council shall consider
alterations or enclosures of limited portions of watercourses within existing,
urbanized areas if supported by an approved subwatershed plan or environmental
master servicing plan; in addition, section 10.19 of the Official Plan states that
Council may permit alterations to watercourses or stream corridors, including the
placement of fill, only following the appropriate approvals of the relevant
conservation authority and the Ministry of Natural Resources, if necessary;
further, Schedule m - Resource Management of the Official Plan designates the
valley of the creek tributary as Shoreline and Stream Corridors; among other matters,
this designation may permit new development in accordance with the land use
designation on Schedule I, (which as noted above is Mixed Corridor), subject to the
recommendations of an Environmental Report;
Information Report No. 15-01
010
Page 3
3.3
3.4
4.0
4.1
sections 15.9, 15.11 and Appendix II indicate that Council shall for major
development, and may for minor development, require the submission of an
Environmental Report, as part of the consideration of an application on lands
designated Shoreline and Stream Corridor;
Schedule II - Transportation Network designates Kingston Road as a Type B Arterial,
and a Transit Spine; Type B Arterials are designed to carry moderate volumes of
traffic at moderate speeds, within the municipality; they generally have a right-of-way
width between 30 to 36 metres;
Compendium Document to the Pickering Official Plan
Council adopted the Kingston Road Corridor Urban Design Deve.topment Guidelines
to formulate a vision for transforming Kingston Road into a mainstreet; under the
Guidelines, the subject lands fall within the Whites Road Corridor precinct, which
extends fi:om Rosebank Road to the CN rail overpass;
the Guidelines recognize the Whites Road Corridor as an area as having good
visibility fi:om Highway401, with highway access at Whites Road; further, the
Guidelines acknowledge that this precinct will generally maintain its autO-oriented
focus and land uses, but will provide pedestrian amenity Zones and links at significant
intersections;
the Guidelines identify a number of objective.,;, urban form, and economic
development provisions, for this precinct, including:
· a mix of land uses should be allowed on either side of Kingston Road;
· automobile dependant uses may be encouraged to locate in this precinct since it
offers good visibility fi:om Highway 401;
· buildings should be located closer to the street;
· mid-rise buildings should be allowed on the south side of Kingston Road, with a
minimum building height of 2 storeys;
· it is an objective to create a corridor that supports a high volume of vehicular
traffic but with pedestrian amenity zones;
· it is an objective to create a clear separation between pedestrian activities and
vehicular spaces; and
· clear, safe and welcoming pedestrian routes shall be provided fi:om intersections
to individual commercial developments;
Zonin~ By-law 3036
the subject lands are zoned by Zoning By-law 3036, as amended by By-law 2284/86
and By-law 3254/89; the By-law establishes two different zone categories for the
lands, as follows:
· parcel 1 is zoned as "CA3-3", which permits a vehicle sales or rental
establishment; and
· parcels 2 and 3 are zoned as "SC-8", which permits a hotel that may include a
commercial club and retail store, with a restriction on the maximum floor area for
retail stores of 500 square metres;
the application is to permit, on all three parcels, all of the uses currently permitted by
both the "CA3-3" and "SC-8', zone categories, in addition to a broader mixture of
commercial uses as permissible under the Mixed Corridor designation; the applicant
is proposing additional uses such as business and professional office, restaurant,
financial institution, day nursery, personal service shop and other similar commercial
and community uses.
RESULTS OF CIRCULATION (see Attachments #2 & 3)
Resident or Landowner Comments
- to date, no comments have been received fi:om either residents or abutting
landowners;
Information Report No. 15-01
Page 4
011
4.2
4.3
4.3.1
4.3.2
4.3.3
Agency Comments
Durham District School Board - has no objections to the proposal (see Attachment #2).
Veridian Corporation
agrees to the inclusion of its property in the rezoning application, and to the change in
the zoning to the proposed mixed use;
- Veridian also indicates that once the property is rezoned, Veridian would be prepared
to undertake discussion with Picketing Holdings Inc. to determine the best use of the
property (see Attachment #3);
Staff Comments
Permitted Uses
the suitability of the proposed range of uses requested to be included in the zoning for
the lands must be examined;
the appropriate performance standards, restrictions, and provisions for the requested
uses must be established;
the requirement for a market study to support the floor space for the retailing of goods
and services must be determined;
Urban Design
the appropriate performance standards, restrictions, and provisions required to
implement the Kingston Road Corridor Development Guidelines must be reviewed
and established;
consideration must be given to whether additional Development Guidelines are
required to guide development of the site;
Amberlea Creek and Stormwater Management
the appropriateness of piping the tributary of Amberlea Creek must be reviewed; it is
noted that the tributary is piped all upstream of Sheppard Avenue, and portions of the
tributary are piped downstream under Highway 401, and the CN Rail; some
downstream reaches of the Creek are experiencing stream and valley erosion;
the 'location of the remnant reaches of the open channel on the subject lands, and on
the lands to the north, frustrates the land use and urban design objectives
contemplated for these lands; accordingly, there appears to be some merit in
considering piping of these remnant pieces of the watercourse;
however, an appropriate Environmental Report is required to support the request; the
report must examine the impacts to the tributary both upstream and downstream, and
justify the benefit of piping the creek; fi:om an environmental perspective, it is
anticipated that any justification would be required to demonstrate how the
implementation plan would result in a net benefit to the watershed; to-date, no report
has been submitted by the applicant;
ultimately, any application to pipe the creek would be required to receive appropriate
approvals and permits, for fill and alteration to a watercourse, fi:om the Toronto and
Region Conservation Authority, and the Federal Department of Fisheries, and
possibly the Ministry of Natural Resources where required;
however, there is also an interest by the owners of lands located to the north of the
subject lands, between Kingston Road and Sheppard Avenue, to pipe the tributary of
Amberlea Creek through their lands; accordingly, there is an oppommity for all
landowners to undertake a single study; the City is one o£these landowners;
Information Report No. 15-01
0].2
Page 5
4.3.4
in addition, the City is currently undertaking a review of the downstream reach of
Amberlea .Creek which is experiencing the erosion problems; work associated with
this mitigation/restoration project appears to duplicate much of' the effort required
for the piping justification; a collaborative effort between the City and the other
affected landowners would appear to be the most strategic approach to completing the
required report;
further discussion is required on how an appropriate Environmental Report is best
completed; opportunities for collaboration are currently being explored through a
proposed review of the lands lying immediately north of the Boyer / Picketing
Holdings / Veridian lands;
regardless of whether the tributary is ultimately piped, the specific contribution of the
Picketing Holdings lands for stormwater management purposes (which may include
flow detention and/or quality treatment), will also have to be reviewed through this
application;
Relationship with "Northeast Quadrant" Lands
lands to the north of the subject properties are referred to in City planning documents
as the "Northeast Quadrant"; the Northeast Quadrant is the block of land bounded
generally on the south by Kingston Road, on the west by Whites Road, on the north
by Sheppard Avenue, and on the east by the main branch of the Amberlea Creek
(east of the Dunbarton School site);
as noted above, the same small tributary of Ambeflea Creek that passes through the
central portion the Northeast Quadrant flows under Kingston Road and continues
through the Picketing Holdings property;
Council has adopted the Northeast Quadrant Development Guidelines, for these
lands; in addition, two parcels on the west side of Whites Road, south of Dunfair
Street, are also governed by the same Guidelines;
the Northeast Quadrant Guidelines contemplate a high intensity mixed-use
development, with substantial underground parking; the vision is centred around an
internal residential area fronting on a public 'ting' road with an intetior linear park; in
addition, commercial and office uses, with office and office-support uses, are
permitted along the Kingston Road and Whites Road :frontages respectively;
the City has received several development applications for lands within the
Northeast Quadrant, requesting revisions to the Guidelines; these changes relate to the
arrangement of uses, design matters, provision of the park, provision of the internal
ring road, and access to the external road network; in addition, the City is aware of
other development interest for lands in the Quadrant;
furthermore, several owners of land, through which the tributary of Amberlea Creek
flows, are interested in piping the creek;
although the City has had some successes in implementing the vision set out in the
Guidelines, there are some on-going challenges; these challenges include the interest
in primarily commercial development adjacent to Kingston Road, the cost of and lack
of interest in underground parking, the difficulty in implementing 'the internal public
road, and the location of the tributary through the block;
in an effort to be more proactive in working with development in'Ierests, the City is
considering a review of the Northeast Quadrant Development Guidelines; although
the process, tasks and funding are still under discussion, preliminary work done to
date suggests that the review would look at:
· revisions to the arrangement of land uses, while maintaining key urban design
objectives and having regard to the community context;
· the internal access network through the block, and external access to and fi:om the
surrounding streets; and
· the potential for piping the Amberlea Creek tfibutm'y.
Information Report No. 15-01
Page 6
0]_3
based on a preliminary study design, it is anticipated that staff would work closely
with landowners on finding common ground between their interests and the City's;
but, it is suggested at this time that a new approach, using a consultant who is a
facilitator with urban design expertise, or an urban designer with expertise in
facilitation, may best accomplish this task in a timely manner;
additional consulting help would also be required in two technical areas not currently
available on staff; consultants would be required to complete a traffic/access analysis,
and the environmental /engineering report for the piping of the tributary; the
consultants' work would provide input into, and support, any revisions to the
Northeast Quadrant Development Guidelines;
based on a preliminary study design, it is also anticipated that staff would work
closely with the community to understand issues and concerns so that neighbourhood
development continues to achieve an appropriate fit;
the representative for the Boyer/Pickering Holdings/Veridian lands has indicated at a
preliminary level that his client is interested in having the subject lands included in
the review of the Northeast Quadrant Development Guidelines, particularly with
respect to the environmental report on the piping of the tributary, and traffic/access
matters;
should a review of Northeast Quadrant Development Guidelines proceed,
recommendations on this zoning by-law amendment application would await the
outcome of that process;
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 official plan amendment of 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 I
those whose comments on the proposal were received at time of writing are listed;
6.2 Company Principals
- Mr. Michael Boyer is the principal of both Michael Boyer Enterprises and
Picketing Holdings Inc., Mr. Alex Artuchov is representing Mr. Boyer.
S~ve Gatint, MCIP, RPP
Planner 2
Catherine L. Rose
Manager, Policy
SG/jf
Copy: Director, Planning & Development
014
APPENDIX I TO
INFORMATION REPORT NO. 15-01
COMMENTING RESIDENTS AND LANDOWNERS
(1) None received to date
COMMENTING AGENCIES
(1)
(2)
The Durham District School Board
Veridian Corporation
COMMENTING CITY DEPARTMENTS
(1) Planning & Development
AI'FACHM ENT #...L...TO
INFORMATION REPORT#
0_1.5
AVENUE:
EDGE:WOOD
WELRUS STREET
TRAIL
C.N.R.
WE:YBURN
COURT
SHADYBROOK
C.N.R.
SH[PPARD
AVENUE:
) DUNFAIR ST.
SHEPPARD
LANDS SUBJECT TO!
REZONING APPUCATION!
AVENUE
ROAD
HILL
City of Pickering
BREDA AVENUI
MORETTA
SANOK
III _-
Planning & Development Department
MICHAEL BOYER ENTERPRISES
PICKERING HOLDINGS INC.
VERIDIAN CORPORATION
JDATE MAR 29, 2001
016
ATTACHMENT# ,~ 'TO
INFORMATION REPORT# ,,, /,.~"-- 0 [
THE
DURHAM
DISTRICT
SCHOOL
BOARD
Facilities Services
400 Taunton Road East
' YZhitby, Ontado
LIR 2K6
'elephone: 1905~ 666-5500
7-800-265-3968
Fax: (905) 666-6439
May 2, 200i
MAY - 3 2001
CITY OF FqCV,~['qiNG
DEVELOPMEi'.!T [~:'?ARTMENT _
. The Co.rporation of the
· City of Pickering
Planning Department
Picketing Civic Centre
One The Esplanade
Pickering, Ontario
L1V 6K7
Attention: M~. Steve Gaunt
Dear Mr. Gaum,
Zoning By-law Amend~nent Application A40/00
Pickering Holdings Inc. 'et al..
Part of Lots 27 & 28, B F Range 3
(South-side of Kingston Road, east of Whites Road))
City of Picketing
Staff has reviewed the information on the above noted application and under the
mandate of the Durham District School Board, has no objections. '
Yours truly,
Christine Nancekivell,
Planner
CN:em
I:~PROPLAN'kDATAkPLNG~ZBL~o~.4 0 -0 0
A'FI'ACHM ENT #._.?;~._.TO
INFORMATION REPORTff Iff- o/_
017
VERIDIAN
CORPORATION
November 30, 2000
Mr. Alex Artuchov, MCIP, RPP
Urban L'Atttude
789 Don Mills Road
Suite 500
Don Mills, Ontario
M3C 1T5
1920 Bayly Street
Picketing, ON LIW 3R6
TEL (905) 427-9870
TEL 1-888-420-0070
FAX (905) 427-4998
www.veridian.on.ca
Dear Mr. Artuchov
Re: Re-zoning of Veridian Corporation Property on the South West Comer of Kingston
Rd and the Highway 401 on Ramp east of White's Road
Further to your letter of November 29, 2000, we hereby consent to your firm including the above
referenced property in the re-zoning application to the City of Picketing to change the zoning to
Mixed Use.
We understand that the fees for the application are covered under the re-zoning application for the
adjacent Boyer Property to the west.
Once the property is re-zoned we would be Prepared to undertake discussions with your client to
determine the best use of the property.
Yours very truly,
,..~hn Wiersma
kaPresident & Chief Executive Officer
.p,v:
The power to make your community better.
RECEIVED
DEC 5 2000
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT