HomeMy WebLinkAboutPD 27-03
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REPORT TO
PLANNING COMMITTEE
Report Number: PO 27-03
Date: June 5, 2003
From:
Neil Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 24/01
Cougs Investments Limited
South-west corner of Brock Road and Finch Avenue
Part of Lot 19, Concession 1
City of Pickering
Recommendation:
1.
That Zoning By-law Amendment Application A 24/01, be APPROVED subject to
conditions outlined in Appendix I to Report No. PO 27 -03, to permit the
development of an apartment building and townhouses on the subject lands
being Part of Lot 19, Concession1, City of Pickering, submitted by Cougs
I nvestments Limited.
2.
That the amending zoning by-law to implement Zoning By-law Amendment
Application A 24/01 as set out in draft in Appendix 1/ to Report Number PO 27-03,
be FORWARDED to City Council for enactment.
Executive Summary: The applicant requests a change to the zoning by-law to
permit the property to be redeveloped for a 7 storey, 140 unit apartment building and 30
townhouse dwelling units. The application is recommended for approval as it is
considered compatible with surrounding land uses, proposes appropriate development
at a prominent location and conforms to the polices and objectives of the Official Plan
(see Location Map, Applicant's Submitted Plans, Attachments #1, #2 and #3).
Financial Implications:
proposed development.
No direct costs to the City are anticipated as a result of the
Report PO 27-03
Subject: Cougs Investments Limited (A 24/01)
June 5, 2003
Background:
Page 2
1.0 Application
Since the public meeting the applicant has revised the proposed development
plan. The revision to the plan relates to an eleven unit reduction in the number of
dwelling units proposèd in the apartment building. Certain site features have also
been re-configured. The revised plan proposes 140 apartment dwelling units and
30 townhouse dwellings for 170 total dwelling units (see Attachment #3). A cross
section drawing also provided shows the relationship between the proposed
development and the existing townhouse complex to the west (see Attachment
#4). The applicant also submitted a Traffic Impact Assessment in support of the
application.
The following is background information on the subject applications:
Durham Region Official Plan designation
City of Pickering Official Plan designation
Zoning:
Existing
Proposed
Proposed Development Detail
Gross Site Area
Net Site Area
Building coverage
Parking coverage
Landscape coverage
Frontage on Brock Road
Frontage on Finch Avenue
Number of apartment dwelling units
Number of townhouse dwelling units
Total number of units
Net density
Gross floor area for townhouses
Gross floor area for apartment building
Gross floor area for site
Townhouse parking - residents
- visitors
Apartment parking - residents
- visitors
Total parking
Surface parking
Underground parking
- Living Area
- Mixed Use Area -Mixed Corridor
Area
- LAC-9 (By-law 4081/92)
- Appropriate to permit proposed
development
Original Plan
(Attachment #2)
- 1.707 ha
- 1 .707 ha
- 31%
- 25%
- 44%
- 151.8 m
- 95.2 m
- 151
- 30
- 181
- 106 unitslha
- 5,772 m2
- 19,475 m2
- 25,247 m2
- 60
- 8
- 227
- 38
- 333
- 77
- 256
Revised Plan
(Attachment #3)
- 1.707 ha
- 1.619 ha
- 32.5%
- 25%
- 42.5
- 151.8 m
- 95.2 m
- 140
- 30
- 170
- 105 units/ha
- 5,772 m2
- 19,079 m2
- 24,851 m2
- 60
- 8
- 210
- 35
- 313
- 69
- 244
Report PO 27-03
June 5, 2003
Subject: Cougs Investments Limited (A 24/01)
Page 3
2.0 Comments Received
2.1 August 8, 2002 Information Meeting
At the Information Meeting one area resident spoke on behalf of the 72 homeowners
of the "Chateau by the Park Condominium" (Durham Condominium Corporation
#142) that abuts the western property line of the subject property. One other
member of the public spoke advising of traffic concerns with the application
(see text of Information Report and Meeting Minutes, Attachments #5 and #6). A
copy of the speaking notes from the spokesperson for Durham Condominium
Corporation #142 that was presented at the August 8, 2002 Information Meeting
forms Attachments #7.
2.2 Residents Concerns
Since the writing of the Information Report three letters of objection to the
application have been received (see Attachment #8 to #10). Concerns expressed
include the following:
number of units in apartment building;
building height and massing;
quality of the development;
traffic;
noise, lighting, pollution; and,
buffer space between the existing condominium and the proposed
development.
Following the Information Meeting staff coordinated a residents meeting that was
held November 21, 2001. Representatives from Durham Condominium
Corporation #142, the applicant and the City attended the meeting. The meeting
concluded with the applicant agreeing to provide some additional information and
to consider the residents' comments.
2.3 Agencies
Durham Planning Department
(Attachment #11 )
- complies with Regional Official Plan policies
- a noise study is required prior to development of
the land
- Regional services can be made available
- the Brock Road ingress/egress be a right-in and
right-out design
- road widening is required along the frontage of
Brock Road and Finch Avenue and certain
improvements to both streets may be req uired
Toronto and Region Conservation - no objection subject to satisfying certain
Authority (Attachment #12) requirements such as obtaining a TRCA permit,
Report PO 27-03
June 5, 2003
Subject: Cougs Investments Limited (A 24/01)
Page 4
Durham Region Police Services
(Attachment #13)
Veridian Connections
(Attachment #14)
Bell
(Attachment #15)
Canada Post
(Attachment #16)
2.4 City Departments
Development Control
(Attachment #17)
Municipal Property and
Engineering
(Attachment #18)
3.0 Discussion
flood proofing and storm water management
- no concern subject to the requirement for the
Brock Road ingress/egress being a right-in and
right-out design
- no objection subject to satisfying a requirement for
a multi-tenant agreement for services
- no objection subject to satisfying certain
requirements such as easements, agreements and
servicing requirements
- no objection subject to satisfying their need for a
fully accessible central mail facility
- certain technical requirements will need to be
satisfied, such as construction management plan,
sediment control plan, stormwater management,
sidewalk location, parking configuration and
balcony proximity to right-of-way
- certain technical requirements will need to be
satisfied, such as Brock Road ingress/egress
design, refuse/recycling facilities, parking
allocation, emergency vehicle access and traffic
impact
3.1 Proposed Development is Compatible with Surrounding land Uses
The subject property is located at the southwest corner of Finch Avenue and
Brock Road. Lands to the north are the Brock Ridge Community Park including
open space associated with West Duffins Creek and are not intended for
development. Lands to the west have been developed for townhouses. lands to
the south are occupied by existing commercial development. Lands to the east, on
the opposite side of Brock Road are occupied by a police station and land
associated with an existing vehicle dealership.
The subject lands are designated as Mixed Use Areas - Mixed Corridors in the
Pickering Official Plan that requires the'land to be developed at a certain level of
intensity and scale. The subject lands are also prominent from a municipal urban
design perspective. These lands while not within the Downtown Core are located
on the "shoulders" of the downtown and mark a certain transition point as where
the nature and intensity of land use changes. The proposed development would
create a gateway landmark that would help define the different land uses to the
north and south of the subject lands.
Report PO 27-03
June 5, 2003
Subject: Cougs Investments Limited (A 24/01 )
Page 5
The proposed site design with the significant building located along the
Brock Road frontage and the townhouses located internal to the site will provide an
appropriate transition of building massing between the proposed development and
the existing townhouse development to the west.
Concern had been expressed by abutting property owners that the massing and
height of the building (seven storeys) were too much for the site. Their preference
would be that the maximum building height be only four storeys with a reduced unit
count. The Planning & Development Department is of the opinion that the
proposed building having a stepped height of seven storeys is appropriate for the
property. The apartment building is located next to the Brock-Finch intersection
and will create the desired focal point feature. On the southern portion of the site
the townhouses have been strategically placed internal to the site so they will abut
the existing townhouses. On the northern portion of the site the apartment building
has been sited 14 metres away from the property line.
3.2 Revision to the Proposed Development is Supported
The major change in the plan relates to the reduction in dwelling units in the
apartment building. A total of 11 apartment dwelling units have been eliminated.
The reduction in units has not significantly altered the apartment building size or
massing. The townhouses remain the same in terms of location and number of
units. In terms of site layout the major change is the incorporation of a road
widening along the Brock Road frontage that has resulted in an adjustment to the
surface parking layout including a reduction in surface parking.
3.3 Proposed Development is Lower Intensity than Existing Zoning Permits
The proposed use is a reduction in intensity to what the current as-of-right uses
are permitted in the existing zoning by-law. The existing by-law permits
commercial uses including offices, hotel, certain retail and restaurant uses. The
existing zoning also requires the building massing to be greater than the proposed
development as the by-law requires a minimum building of ten storeys and permits
a maximum of 15 storeys.
3.4 Complies with the Regional and City Official Plans
The subject application is consistent with and in general conformity to the
Durham Regional Official Plan and the City of Pickering Official Plan. The
proposed net density of the subject site is 105 units per hectare, which is clearly
within the density range for the Mixed Use Area - Mixed Corridor Area designation
(30 units per hectare to 140 units per hectare). Given that there is a mix of uses in
the immediate neighbourhood, the proposed development of an apartment building
and townhouses is considered compatible and appropriate for the area. The
proposed use conforms to, and is compatible with, the designation and polices of
the Official Plan.
Report PO 27-03
June 5, 2003
Subject: Cougs Investments Limited (A 24/01)
Page 6
3.5 Intensification in Compliance with Official Plan
The subject application is consistent with and in general conformity with the
principles of Smart Growth. The application proposed appropriate intensification at
an appropriate location. The subject property is located at the intersection of a
Type A Arterial Road and a Type B Arterial Road that is appropriate serviced and
is close to community amenities. Intensification is encouraged at locations that
take advantage of existing infrastructure.
3.6 Technical Matters
Site Access
Site ingress/egress from both Brock Road and Finch Avenue will be designed to
have the least amount of impact on the abutting streets. The Brock Road
ingress/egress must be designed as a right-in/right-out access. The Finch Avenue
driveway will also have to be designed to ensure the level of service on Finch
Avenue is not compromised. These detail design matters can be achieved through
site plan and/or condominium process.
Traffic Study
A Traffic Impact Assessment report was submitted with the revised application.
This study examined the traffic movement that would be generated from the
proposed development and the impact on the existing traffic on both Brock Road
and Finch Avenue. The report recommended that certain road improvement be
undertaken to ensure the existing level of service that is provide by the two streets
is not impacted by the proposed development. These improvements include a
right-in/right-out access from the Brock Road driveway and the existing centre
median on Brock Road be extended. On Finch Avenue the proposal is to re-stripe
the street across from the proposed driveway to create a left turn lane into the site
from the westbound lane. The Region, Police Services and the City have reviewed
the traffic report and revised plan and all have no objection subject to clarification
on certain technical design details that can be concluded during the site plan
approval process if this application is approved.
Fencing/Buffering Required Adjacent to Existing Property
This development is an infill situation where new residential development is being
introduced next to existing development. The design of the plan is such that it
introduces townhouse rear yard conditions, parking and driveways next to an
existing townhouse rear yards. A concern for privacy for existing development was
raised at the statutory public meeting for this application.
Report PO 27-03
June 5, 2003
Subject: Cougs Investments Limited (A 24/01)
Page 7
In order to lessen the impact of new residential development on existing residents,
it is recommended that the developer be required to ensure the existing wood
fence along the western property line is maintained as well as the existing
vegetative screening provided by the existing spruce trees and lilac shrubs. In the
area next to the driveway and parking areas additional planting may be
incorporated into the final site design to enhance the buffering. The materials for
this landscaping will be determined during the site plan approval stage if the
application is approved.
The rear yard depth for the proposed townhouses that will abut the existing
residential development should be a minimum of 6.0 metres. This is an increase
of the 'applicant's proposed 5.0 metres and would match the existing 6.0 metre
yard depth of the existing development.
The increased yard depth in combination with the existing vegetation, fencing, and
additional planting will provide an adequate separation/buffer space between the
existing townhouses and the proposed development that will address the concern
for an appropriate buffer.
Along the southern property line, that abuts the existing commercial property, there
is an existing wood fence and row of mature spruce trees. The condition of the
wood fence will be reviewed during the site plan approval process. If this fence
needs to be replaced the owner would be responsible for the construction of the
new fence. The spruce trees should be assessed and all the healthy trees should
be preserved.
Development Agreement Required
A development agreement between the City and the owner of the lands will be
required to ensure that all matters of interest to the City are protected. This
required agreement, and other development implementation matters, will be
addressed through site plan and/or condominium process.
Sidewalks along Brock Road and Finch Avenue
A sidewalk currently exists along the south side of Finch Avenue and along the
west side of Brock Road. If these sidewalks are to be altered due to road
widening, the sidewalks will have to be replaced to the satisfaction of the City of
Pickering.
Report PO 27-03
June 5, 2003
Subject: Cougs Investments Limited (A 24/01)
Page 8
Existing Sales Presentation Pavilion Office
The subject property currently houses an existing sales presentation pavilion office
that is used by the applicant for their developments throughout the municipality.
This use is a permitted use by the existing zoning on the property. It is
recommended that the sales presentation pavilion office not be recognized in the
amending zoning by-law that is proposed for the apartment building and
townhouses. This would result in the sales presentation office use becoming a
legal non-conforming use. When this use ceases operation it could then become
some form of an accessory use to the permitted uses on the property.
4.0 Applicant's Comments
The applicant is aware of the recommendations of the report.
Report PO 27-03
June 5, 2003
Subject: Cougs Investments Limited (A 24/01)
Page 9
Attachments:
1. Location Map
2. Applicant's Original Submitted Plan
3. Applicant's Revised Submitted Plan
4. Applicants Cross-section Drawing
5. Information Report
6. Minutes from Public Information Meeting
7. Residents speaking notes from Public Information Meeting
8. Resident Comment - Marilyn Lurz and Peter Dowsett
9. Resident Comment - Jacquelyn Gray and Terence Wood
10. Resident Comment - Peter and Karen Forint
11. Region of Durham Planning Department
12. Toronto and Region Conservation Authority
1 3. Durham Region Police Services
14. Veridian Connections
15. Bell
1 6. Canada Post
17. City of Pickering - Development Control
18. City of Pickering - Municipal Property and Engineering
Prepared By:
Approved I Endorsed By:
£~ ~.
Ross Pym, MCIP, RPP
Principal Planner - Development Review
RP:ld
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
PiCkering.~ ~,o~ iI
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APPENDIX I TO
REPORT NUMBER PD 27-03
RECOMMENDED CONDITIONS OF APPROVAL FOR ZONING BY -LAW
AMENDMENT APPLICATION A 24/01
1.
That the subject lands be rezoned from a "LAC-9" zone in Zoning By-law 3036, as
amended, to a "RH/MU-3" zone, to permit the development of a 140 unit apartment
building and 30 townhouse dwelling units as generally presented on the applicants
submitted plan.
That the owner is required to satisfy the following matters during the site plan
approval process and/or application for approval of draft plan of condominium:
2.
a) That the owner enter into an appropriate agreement with and to the satisfaction
of the City of Pickering that will address, amongst other matters; noise
attenuation, servicing, construction management plan, fencing, easements, road
restoration, sidewalk replacement, road cleaning, grading and drainage,
boulevard tree planting, driveway location and paving, stormwater
management, parkland dedication requirements with cash-in-lieu,
refuse/recycling facilities, required securities to safeguard the City and
satisfying the City financially, including the payments required to satisfy the
Development Charges Act.
b) That the owner submits appropriate landscape plans, to the City's satisfaction,
which addresses the location and style of fencing and/or vegetative screening
along the western and southern property lines.
c) That the owner submit to the City of Pickering an appropriate siting and
architectural design statement and that the owner agrees to implement the
recommendations of the siting and architectural design statement in the
required development agreement.
d) That the owner satisfy the requirements of the Ministry of the Environment
regarding the approval of a noise study recommending noise control features
satisfactory to the Region of Durham and the City of Pickering.
e) That prior to any site grading the owner submit, to the City's satisfaction, a
vegetation preservation plan that identifies any vegetation to be preserved, the
method of preservation and identifies trees to be removed.
f)
That the owner submits, to the City's satisfaction, appropriate stormwater
management plans.
APPENDIX II TO
REPORTNUMBERPD27~3
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 24/01
CORPORATION OF THE CITY OF PICKERING
BY-LAW NO.
:r) ...~18FT
Being a By-law to amend Restricted Area (Zoning) By-law 3036, as
amended, to implement the Official Plan of the City of Pickering, Region of
Durham in Part of Lot 19, Concession 1, in the City of Pickering. (A 24/01)
WHEREAS the Council of the Corporation of the City of Pickering passed By-law 4081/92,
amending By-law 3036, to permit the establishment of an apartment residential, senior
citizens apartment residential, hotel, banquet hall, office, office support commercial and
hotel support commercial uses on the subject lands
AND WHEREAS the Council of the Corporation of the City of Pickering now deems it
desirable to further amend By-law 3036, as amended by By-laws 4081/92 to permit an
apartment building and townhouse uses on the subject lands;
AND WHEREAS an amendment to By-law 4081/92 to By-law 3036, as amended, is
therefore deemed necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
1.
SCHEDULE I
Schedule I attached hereto with notations and references shown thereon is hereby
declared to be part of this By-law.
2.
AREA RESTRICTED
The provisions of this By-law shall apply to those lands in Part of Lot 19,
Concession 1, designated "RH/MU-5" on Schedule I attached hereto.
3.
GENERAL PROVISIONS
No building, land or part thereof shall hereafter be used, occupied, erected, moved,
or structurally altered except in conformity with the provisions of this By-law.
4.
Text Amendment
(1 )
Section 4. DEFINITIONS, adding in a new definition after number (10) being
a new number (11) and renumber the rest of the definitions in this Section so
that the new number (11) will be the following:
(11) "Multiple Dwellinq-Horizontal" shall mean a building containing three
or more dwelling units attached horizontally, not vertically, by an
above-grade wall or walls;
(2)
Section 5. PROVISIONS. Subsection (2) Uses Permitted ("LCA-9 Zone) of
By-law 4081/92, is hereby amended by deleting this Subsection and
replacing it with the following:
(2)
(a) Uses Permitted "RH/MU-5" Zone
No person shall within the lands designated "RH/MU-5" on Schedule I
attached hereto use any lot or erect, alter or use any building or
structure for any purpose except the following:
(i)
Multiple Dwelling - Horizontal
(ij)
Multiple Dwelling - Vertical
-2-
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(b) Zone Requirements ("RH/MU-S" Zone)
No person shall within the lands designated "RH/MU-S" on Schedule I
attached hereto use any lot or erect, alter or use any building or structure
except in accordance with the following provisions:
(i)
BUILDING HEIGHT
A (maximum): 7 storeys, for any multiple dwelling-vertical; and,
3 storeys for any multiple dwelling-horizontal;
B (minimum): 5 storeys, for any multiple dwelling-vertical;
(ii) , BUILDING LOCATIONS:
Not withstanding any other requirements of By-Law 3036, as
amended, the following requirements shall regulate building
locations on lands zoned "RH/MU-S".
A: For multiple dwelling-vertical building the minimum yard
depth from' Brock Road shall be 2.0 metres and the
maximum yard depth from Brock Road shall be 4.S metres;
B: For multiple dwelling-vertical building the minimum yard
depth from Finch Avenue shall be 2.0 metres and the
maximum yard depth from Finch Avenue shall be
4.5 metres;
C: For multiple dwelling-horizontal building the minimum yard
depth from the western lot line shall be 6.0 metres;
D: For multiple dwelling-horizontal building the minimum yard
. depth from the southern lot line shall be 6.0 metres;
E: Notwithstanding any qther requirement of this By-law,
balconies on a multiple dwelling-vertical building may
project into any minimum yard depth to a maximum
projection of 1.5 metres;
(Hi) NUMBER OF DWELLING UNITS
A: The maximum number of multiple dwelling-vertical units shall
be 140 dwelling units;
B: The maximum number of multiple dwelling-horizontal units
shall be 30 dwelling units;
(3)
Section 5. PROVISIONS Subsection (3) Parking Requirements of
By-law 4081/92. is hereby amended .by deleting paragraph (d) and replacing
it with the following:
(d)
For lands designated "RH/MU-5".
(i)
For a multiple dwelling-vertical use there shall be provided and
maintained on the lot a minimum of 1.5 parking space per
dwelling unit for residents and 0.25 parking spaces per dwelling
unit for visitors;
-3-
(ii)
For a multiple dwelling-horizontal use there shall be provided
and maintained on the lot a minimum of 1.5 parking space per
dwelling unit for residents and 0.3 parking spaces per dwelling
. unit for visitors.
(4)
Section 5. PROVISIONS Subsection (4) SPECIAL REGULATIONS of
By-law 4081/92, is herebydeleted.
5.
BY-LAW 3036
By-law 3036, as amended BY By-law 4081/92, is hereby further amended only to
the extent necessary to give effect to the provisions of this By-law as it applies to
the area set out in Schedule I attached hereto. Definitions and subject matters not
specifically dealt with' in this By-law shall be governed by relevant provisions of
By-law 3036, as amended.
6.
EFFECTIVE DATE
This By-law shall come into force in accordance with the provisions of the Planning
Act. .
BY-LAW read a first, second, and third time and finally passed this _day of
,2003.
Wayne Arthurs, Mayor ~
9~
Bruce Taylor, Clerk
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PROPERTY DESCRIPTION PART OF LOT 19, CONCESSION 1; PART 3, 40R-15638
APPLICANT COUGS INVESTMENTS LTD. DATE JUL 2,2002
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APPLICATION No. A 24/01
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THIS MAP WAS PROOf/CEO BY THE CITY OF PICKERINC.
Pv.NNlNC .. DEVELOPMENT OEPARTMENT
INFORMAnON .. Sf/PPORT SERVICEs.
MAY 26. 2ODJ.
CROSS SECTION -INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN
A 24/01.
JEREMIAH COUGHLAN
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THIS MAP WAS PRODUCED BYTHE CITY OF PICKERING
PLANNING & DEVELOPMENT DEPARTMENT,
INFORMATION & SUPPORT SERVICES,
MAY 26,2003.
ATTACHMENT #__'J TO
REPORT fj PO ,:;¿ Î ~ 0 3
INFORMATION REPORT NO. 25-02
FOR PUBLIC INFORMATION MEETING OF
August 8, 2002
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 24/01
Cougs Investments Limited
South-west corner of Brock Road and Finch Avenue
Part of Lot 19, Concession 1
City of Pickering
1.0
PROPERTY LOCATION AND DESCRIPTION
- the subject lands are located on the west side of Brock Road, south of
Finch Avenue;
- a property location map is provided for reference (see Attachment #1);
- the majority of the subject lands are currently vacant; there is one structure in
the south-east corner of the property used for a house sales presentation
pavilion;
- the property currently has access from both Brock Road and from
Finch Avenue;
- surrounding land uses are;
north
on the opposite side of Finch Avenue, the Brock Ridge
Community Park;
existing commercial plaza;
on the opposite side of Brock Road, a police station and
lands that are currently subject to a rezoning application to
permit the expansion of the existing vehicle dealership;
townhouse complex.
south -
east
west
2.0
APPLICANT'S PROPOSAL
- the application that is being considered is to amend the zoning by-law to
permit the redevelopment ,of the subject property for a residential complex
that will include an apartment building containing a proposed 151 apartment
dwelling units and 30 townhouse dwelling units;
- the applicant's submitted plan is provided for reference (see Attachment #2);
- the apartment building is proposed to be sited along the street frontage of
Brock Road and Finch Avenue and the townhouses are proposed to be
located in the interior of the site;
- the apartment building has been designed to have a prominent focal point
that will be located at the corner of Brock Road and Finch Avenue;
- the apartment building will have a general massing of seven storeys with the
ends being six storeys;
- the townhouse blocks are designed with two storey units at the ends and
three storey units in the middle of the townhouse blocks;
- the proposed access points are in the general locations of the existing
driveways into the property, being one access from Brock Road, north of the
existing sales presentation pavilion and the other off of Finch Avenue close to
the western property line;
Information Report No. 25-02
Page 2
3.2
- the majority of the parking will be accommodated in a proposed underground
parking garage;
- the house sales presentation pavilion is proposed to remain in the short term.
2.1
Development Detail
The following is proposed development detail for this application:
Durham Region Official Plan designation
City of Pickering Official Plan designation
Zoning:
Existing
Proposed
Uses:
Existing
Proposed
Site area
Building coverage
Parking coverage
Lándscape coverage
Frontage on Brock Road
Frontage on Finch Avenue
Number of apartment dwelling units
Number of townhouse dwelling units
Total number of units
Net density
Gross floor area for townhouses
Gross floor area for apartment building
Gross floor area for site
Townhouse parking - residents
- visitors
Apartment parking - residents
- visitors
Total parking
Surface parking
Underground parking
3.0
OFFICIAL PLAN AND ZONING
3.1
Durham ReClional Official Plan
- Living Area
- Mixed Use Area -Mixed
Corridor Area
- LCA-9 (By-law 4081/92)
- Appropriate to permit
proposed development
- House sales presentation
pavilion and vacant land
- Residential development
consisting of a 151 unit
apartment building and 30
townhouses
- 1.707 ha
- 31%
- 25%
- 44%
- 151.8 m
- 95.2 m
- 151
- 30
- 181
- 106 units/ha
- 5,772 m2
- 19,475 m2
- 25,247 m2
- 60
- 8
- 227
- 38
- 333
- 77
- 256
the Durham Regional Official Plan designates the subject lands as within a
Living Area;
- the Durham Regional Official Plan states that Living Areas are intended to be
predominantly used for housing purposes;
- Living Areas shall be developed in a compact form through higher densities
and by intensifying and redeveloping existing areas, particularly along arterial
roads;
Brock Road is designated as a Type A Arterial Road and Finch Avenue is
designated as a Type B Arterial Road in the Durham Regional Official Plan;
- the application appears to conform to this designation;
Pickerinq Official Plan
- the Pickering Official Plan designates the subject lands as Mixed Use Area -
Mixed Corridors;
Information Report No. 25-02
ATTACHMEMT #_.5 -- TO
Ii PO -- {;2. '7 - c~:2._,~..
Page 3
- permissible uses within this designation include, amongst others, a variety of
residential uses including apartment buildings and townhouses;
- the Pickering Official Plan establishes a density range of over 30 and up to
and including 140 dwelling units per hectare for development within an
Mixed Use Areas - Mixed Corridors;
- the proposed development would provide a net density of 106 units per
hectare;
- the subject property is within the Village East Neighbourhood of the
Official Plan;
- no development guidelines have been prepared for this neighbourhood;
Schedule" of the Pickering Official Plan - Transportation Systems,
designates Brock Road where it abuts the subject lands as a Type A Arterial Road
and Finch Avenue as a Type B Arterial Road;
Type A Arterial Roads are designed to carry large volumes of traffic at a
moderate to high speeds, have some access restrictions and generally have
a right-of-way width ranging from 36 to 50 metres;
Type B Arterial Roads are designed to carry moderate volumes of traffic at
moderate speeds, have some access restrictions and generally have a
right-of-way width ranging from 30 to 36 metres;
Schedule 11/ of the Pickering Official Plan - Resource Management designates
the subject lands as Shorelines And Stream Corridors and within Flood Plain
Special Policy Areas;
Shorelines and Stream Corridors identify lands that may be prone to
hydro-fluvial impacts and require an environmental report to be submitted that
appropriately addresses any environmental constraints on the subject
property;
- Flood Plain Special Policy Areas identify lands where communities have
developed on lands susceptible to flooding, and recognizes the continued
viability of those areas by permitting some new development, subject to
appropriate flood protection measures as set out in the Official Plan;
- the Official Plan identifies that the City and Conservation Authority may
require the submission of engineering and stormwater management studies
when considering applications on lands designated Flood Plain Special Policy Area;
- the subject applications will be assessed against the policies and provisions
of the Pickering Official Plan during the further processing of the applications;
3.3
Zoninç¡ By-law 3036. as amended
- the subject lands are currently zoned "LCA-9" by Zoning By-law 4081/92,
being an amendment to Zoning By-law 3036;
- the existing zoning permits a variety of commercial uses including hotel,
offices, restaurant, personal services and limited retail;
- the existing zoning also requires a portion of the building on the subject lands
be a minimum of 10 storeys in height, and permits a maximum building height
of 15 storeys;
- an amendment to the zoning by-law is required to implement the applicant's
proposal;
- the applicant has requested an appropriate zone that would permit the
proposed development.
4.0
RESUL T5 OF CIRCULATION
4.1
Resident Comments
- no resident comments have been received to-date on the application;
4.2
Aç¡ency Comments
no comments from any of the circulated agencies have been received to-date
on the application;
Information Report No. 25-02
~ °.3
Page 4
4.3
Staff Comments
in reviewing the application to-date, the following matters have been identified
by staff for further review and consideration:
. ensuring that the proposed development is compatible with, and sensitive
to, surrounding lands;
. the impact the proposed use / site changes may have on the character of
the neighbourhood as compared to the as-of-right permitted zoning uses;
. impact on the streets cape of Brock Road and Finch Avenue;
. traffic generation, site access and on-site parking;
. building location, massing, height and materials;
. landscaping, fencing, and vegetation preservation;
. stormwater management and flood control requirements;
- this Department will conclude its position on the application after it has
received and assessed comments from the circulated departments, agencies
and the 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 or a Committee of Council;
if you wish to be notified of Council's decision regarding the zoning by-law
amendment application, you must request such in writing to the City Clerk;
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
Information Received
- copies of the Applicant's submitted plans are available for viewing at the
offices of the City of Pickering Planning & Development Department;
- the City of Pickering has not received any technical information / reports on
the proposed application.
6.2
Company Principal
- the Zoning By-law Amendment application has been submitted by
Gary Templeton of Templeton-Lepek Limited on behalf of Cougs Investments Limited;
- the principle of Cougs Investments Limited is Gerry Coughlan.
ORIGINAL SIGNED BY
ORIGINAL SIGNED BY
Ross Pym, MCIP, RPP
Principal Planner - Development Review
Lynda Taylor, MCIP, RPP
Manager, Development Review
RP:td
Attachments
Copy: Director, Planning & Development
4.
5.
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Excerpts from Statutory Public Information
Meeting
Pursuant to the Planning Act
VVednesday, August 8, 2002
7:00 P.M.
The Manager, Development Review, provided an overview of the requirements of the Planning Act and
the Ontario Municipal Board respecting this meeting and matters under consideration there at.
(II)
ZONING BY-LAW AMENDMENT APPLICATION A 24/01
COUGS INVESTMENTS LIMITED
(SOUTHWEST CORNER OF BROCK ROAD AND FINCH AVENUE)
1.
Lynda Taylor, Manager, Development Review, on behalf of Ross Pym, Principal
Planner - Development Review, provided an explanation of the application, as outlined
in Information Report #25-02.
2.
Gary Templeton, agent for the applicant, advised that they have been working
extensively with staff to meet the Pickering Official Plan policies for the proposed site
plan. He further stated that the proposal is positive as it reduces the area of impact
from what would currently be permitted under the existing zoning, while providing an
attractive development including an apartment building at the corner.
3.
Vie Phillips, 1995 Royal Road, spoke on behalf of the 72 homeowners at 1995 Royal
Road. Mr. Phillips stated that the residents support an amendmer:Jt to the zoning by-law
but request that only a four story building be permitted, not a seven story structure, that
a buffer zone with green space separating their complex from the new development,
and that a development of similar quality to theirs be constructed. In response to Mr.
Phillip's request, Lynda Taylor confirmed that staff would contact Mary Power to arrange
a resident meeting; once staff have had an opportunity to review agency comments and
to address any staff concerns with the application.
Richard Ward, 3709 Regional Road 9, Orono, stated that he has concerns with potential
traffic problems. He further stated that he was disappointed that the opportunity for a
hotel was being deleted as he felt is was a suitable location. Mr. Ward requested that
this application be held in abeyance until his outstanding complaints with the City,
respecting the applicant, have been resolved.
Gary Templeton, agent for the applicant, stated that they will take any comments
received under advisement and will work with the City to move this application along.
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Mem bers of the Planning Department.. .interested parties.. .Good Evening...I am Vic
Phillips one of 72 homeowners at 1995 Royal Road.. . speaking on behalf of all the
residents of the development called Chateau by the Park.
First we are in favour of an amendment to the zoning bylaw which is required in
order to implement the proposed development by Cougs investment owned by Jerry
Coughlan....BUT...we ask council and the builder to make some changes to the plan
as described in the diagrams dated July 2-2002.
Coughlin Speech
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For August 8-2002
First and foremost we strongly oppose the proposed seven story apartment building
with 151 dwelling. units. A building of that height would stand out like a monoli~h in
the area of Brock Road and Finch Avenue... which now has the Rouge system, a
beautiful heavily wooded area with a creek directly across the street to the
North...our unique low rise development to the West and another treed area to the
East with a modern low level attractive police building overlooking the area. A
seven storey building would JUST NOT BLEND into the area. It would stand out
like a sore thumb...no matter how attractive the exterior. The building. would affect
the quality of life in the area.. .it would block off the view of those who can now look
out at parkland.. .and would pose additional traffic~ noise~ and pollution problems.
Royal Road, a now quiet residential street would no doubt see a drastic increase in
traffic as the influx of some three hundred more vehicles.. and. four hundred new
residents move into the development. Not to mention the daily movement of service
vehicles catering to a sudden burst of at least 400 new residents.
We SUGGEST a four storey apartment building of similar quality to our complex
would definitely be more suitable for the area rather than an unsightly taller seven
storey structure...We do not oppose the 30 unit proposed townhouse development.
We understand there is a need for housing in Pickering and we do not oppose
progress, growth, and the increase in tax revenue. We do however oppose a 151 unit
high rise...which would affect the quality ofHfe we now enjoy. A four storey
building would mean fewer vehicles, less traffic, less congestion, and no doubt less
crime. We have had one breakin in seven years in our complex.. ..not because of a
low crime rate in Pickering but because of the police building located directly across
the street. Police have an unobstructed view of our complex which is a definite
deterrent to criminals. This will change to some extent... but the problem will be
lessened with a four storey building.. NOT with the proposed seven storey dwelling
which would not only block out sunlight but also the view of police officers as they
cruise along Brock Road. I am not whistling dixie on that point. As a crime reporter
for thirty some years in Toronto I can attest to the negative changes which occur in
a low rise neighborhood...suddenJy overshadowed by one large structure. Three
fewer stories will mean less crime, less traffic congestion ,less noise and would allow
the area to retain its quiet beauty. Brock Road is currently the last stop on the
heavily traveled 407 highway ....people entering Pickering now pass by the Rouge
area with an attractive ball park nestled in a wooded area. This is a nice impression
of Pickering..that impression should not be overshadowed by a seven storey
building. This goes beyond the concerns of area residents...Brock Road is a main
entrance into and out ofPickering...it should look good... in keeping with the
tranquil impression of the area. Already the intersections of Brock Road, Finch
Avenue and Kingston Road are congested during rush hours and is considered a
high accident area according to police. Lets not make it much worse. We don't need
to make the same mistakes as Toronto, Scarboro and other municipalities. Big is not
better.
We also request a proper buffer zone between the proposed development and our
complex. Currently a large number of evergreen trees border our property to the
East...besides being attractive they also act as a sound barrier. We ask that they not
be cut down and we ask that there be breathing space of at least twenty feet between
the proposed parking lot and townhouse development and our complex.
Jerrry Coghlan promised us a development of similar quality and appearance to the
Chateau by the Park back in 1996. He has an excellent reputation as a developer
and we know he will keep his word. We ask that the quality oflife we have enjoyed
in the past six years not be compromised by a development of lesser quality.
We now live in a quiet area...where grandchildren come to visit. Children feel safe
along Royal Road where traffic now is minimal. Crime is almost unheard of, traffic
accidents are a rarity and people are happy. We expect some changes to our
current lifestyle will occur...that's agiven...but lets keep the changes under control.
To sum up...all we want is a four storey building...not a seven storey structure. A
buffer zone with green space separating us from the new development and a
development of similar quality to the one in which we now live.
Tbank you
CLERK'S DIVISION
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Zoning By-law Amendment APPliCati~
Cougs Investments Limited
Southwest comer of Brock Road and Finch Avenue
Part of Lot 19, Concession 1
City of Pickering
July 29, 2002
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Bruce Taylor
City Clerk
City of Pickering
Planning & Development Department
One The Esplanade
Pickering, ON L1 V 6KÎ
Dear Mr. Taylor:
Subject:
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R,,"~CEIVED
Ci ì 'i OF PICKERiNG
JUl 3 1 2002
We are writing with respect to the above zoning by-law amendment. Please note that we
were given very short notice of the upcoming meeting on August 8. Although your letter
is dated July 11,2002, it was only received at our premises on July 19, 2002.
Unfortunately, we are on vacation next week and will be unable to attend the meeting.
This timing, at the height of the vacation season, makes it very difficult for many people
to attend. We request that you change the date to September to ensure that the maximum
number of residents in our complex are able to attend.
If the meeting goes ahead as scheduled, in our absence, we would like to go on record to
indicate our concerns. Weare in support of the proposed amendment, with the following,
conditions:
. that the development be equivalent to or better than our complex at 1995 Royal
Rd., in terms of quality and value of the townhouses, and that the apartment
building be similar quality - our main concern here is protection/enhancement of
property value, given that we own what is considered to be prestige property in
the area
. that a thorough traffic study be conducted on the effects of adding 181 units to the
area - specifically, the already congested flow of traffic in rush hours, morning
and afternoon, will be affected significantly by the development, and we want to
ensure that this is taken into account
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. that adequate sound buffering between the proposed development and the current
townhouses is provided- to ensure the residents receive the quiet enjoyment of
their backyards
. that adequate setback, sound and light buffering between the underground parking
entrance and the property line be provided - people exiting the underground
garage will be pointed directly at the windows of several existing residences
. that adequate setback and sound buffering between the parking lots and the
property line be provided
. that adequate setback between the proposed townhouses and the property line be
provided
. that the existing greenery next to the fence, including the nicely developed trees,
be maintained.
If you would like to discuss any of the above points with us, please feel free to contact us
at the phone numbers below. As long-time residents of the area, we appreciate your
attention to our concerns and expect that progress regarding this matter will take the
above concerns, and those of other local residents, into account.
Sincerely,
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Marilyn Lurz
Peter Dowsett
1995 Royal Road, Unit 113
Pickering, ON L 1 V 6V9
Phone # 905-619-0380 (res.)
416-513-5616 (bus.)
cc:
David Pickles, Councillor
Board of Directors, Chateaux by the Park
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P-ETER & KAREN FORINT
1 03 - 1995 Royal Road
Pickering, ON L 1V 6V9
ij TiJì,CHfv1Em # _L() TO
~: PO ---... tfl7- Q 3
tel. (905) 683-6716'
e-mail: forint@canada.com
31-Jul-O2
, RECEIVEDl
f. '1
~ AUG 8 7002 .
I CITY OF PICKERING I
¡ PLANNING AND '
¡ DEVEl<?!,MIENT DEPARTMENT r
I
Planning & Development Department
City of Pickering
One The Esplanade
Pickering, ON L 1V 6K7
Re:
Zoning By-law Amendment Application A 24/01
Dear Siï or Madam:
We are writing in response to the letter sent by Bruce Taylor dated 11-Jul-02, as we
are unable to attend the upcoming public meeting on 8-Aug-02.
We wish the to go on record with the following comments:
. Any change in zoning to the subject property must have a neutral or positive
affect on the quality of life on the residents of Durham Condo Corporation 142.
. Any change in zoning to the subject property must have a neutral or positive
affect on the re-sale values of the homes that make up Durham Condo
Corporation 142.
As such, we are very concerned about the proposed plans for the subject property
by Cougs Investments Limited, as their proposed plans have many deficiencies,
which are described below with possible solutions.
1. Deficiency: The planned driveway entrance and exit are immediately adjacent to
the rear of several homes of Durham Condo Corporation 142. The increased
noise, vibration, and pollution will reduce the quality of life of residents by
reducing the utility of their rear facing windows, doors, and patios.
. Solution: The driveway entrance and exit to the underground parking must not
be adjacent to the property of Durham Condo Corporation 142. Only the
backyards of new town homes should be permitted adjacent to the property of
Durham Condo Corporation 142.
2. Deficiency: Cougs Investments Limited has been less than open as to their
plans for the property. They have refused to commit to the type of development
(i.e. condominium, rental apartment or freehold) they have planned. They have
refused to comment on the planned price points of units in the proposal. The
construction of apartments, lower price point condominiums, or lower price point
freehold homes, would have an adverse affect on the re-sale values of the
homes of Durham Condo Corporation 142.
¡ eE',ŒR & KAREN FO RINT
, ,
"" /v "
, Pi. " .:'"Þ:':7.:~() 3
',"
. Solution: The City should permit only condominiums on the subject property,
and these condominiums should be of quality and price points as high or higher
relative to the properties of Durham Condo Corporation 142.
3. Deficiency: The location of garbage and recycling dumpsters has not been
determined. As such they could be located adjacent to the properties of Durham
Condo Corporation 142, reducing the quality of life of its residents due to noise
and aií pollution.
. Solution: Garbage and recycling dumpsters must be located in an enclosure
along the Brock Street side of the subject property.
We believe that the solutions above are fair and reasonable for both the residents of
Durham Condo Corporation 142 and Cougs Investments Limited.
Regards,
Peter Forint
Karen Forint
cc. Board of Directors, Durham Condo Corporation 142
- 2-
The Regionàl
Municipality
. of Durham
Planning.
Department
,1615 DUNDAS ST. E.'
4TH FLOOR. LANG TOWER
WEST .BUILDING
P.O. BOX 623
WHITBY, ON L 1 N 6A3
(~05) 728-7731 .
FAX: (905) 436-6612
www.region.durham.on.ca
A.L. Georgieff, MCIP, RPP
Commissioner of PJanning
II ;.LL TO
¡;¡ 7-03
lie-RECEIVED I
, SEP 1 8 2002 ~
CITY OF PICKERING;
PLANNING AND
DEVELOPMENT DEPARTMENT
S.eptember 16, 2002
Ross Pym, Principal Planner
Planning & Development Department
One the Esplanade
Pickering, Ontario
L 1V .6K7
Dear Mr. Pym:
Re:
Zoning Amendment Application A 24/01 .
Applicant: Cougslnvestments Limited
Location: Part of Lot 19, Concession 1
Municipality: City of Pickering
We have reviewed this application and the following comments are.
offered with respect to compliance with the Durham Regional Official
. Plan, the proposed 'method of servicing and delegated provincial plån
review responsibilities.' .
The purpose of the application is to permit the development of a
residential complex supporting a 151-unit apartment building and 30
townhouse dwelling units. '
The subject property is designated "Living Area" in the Durham Regional
Official Plan. Lands within this designation are to be used predominantly
for housing purposes. Living Areas are to be planned and developed to
incorporate the widest possible. variety of housing types, sizes and
tenure to -provide living accommodations that address various socio-
economic factors. The proposed àmendment is in conformity with the
Durham. Regional Official Plan.' .
Municipal Wåter Supply and Sanitary Sewer Services
Direct water supply connectionsto the existing 600 mm H.P.C. .
feedermain on Brock Road is not permitted. Therefore, water supply is
not immediately available to the frontage of the subject property. .The
applicant will be responsible for extending the existing 300 mm
watermain located at the intersection of Finch Avenue and Brock Road
across the frontage of the subject lands at their cost. Sanitary sewer
service is available on Finch Avenue.
Transportation
The proposed access to Brock Road must be controll~d to permit right-in
and right.,out turn movements only. This will require partial .
"SERVl:CE EXCELLENCE
fôr'f/;'!:.~.COMMlJNITY"
*
100.% Post Consumer
Page 2
, reconstru~tion to the existing raised centre median island on Brock
Road, without affecting the access on the opposite side ofthe road, The
final design may require modifiçationstothe access throat in-order to
provide directional ,islands; if required., ' ' ",'
, ,
ThecònstruqtÎon, of a southbound right-turn lane is required to service
, ,the proposed Brock Road access.. 'In addition; the construction of an ,
, ' eastbound right-turn lane on Finch Avênu~ is required to service the, '
:Finch Avenue access. The applicant will be' responsible fo'r pn3paringa
, geometric designwhich accqrrimodates thebaÒktoback lefttwn ,,'
demands fÖr the propos~d 'Pinch Avenue' access, and vehicl,es turning
'left at the westapproa.ch of FinchAvemue and Brock Road. '", '
, " , '
,The Owneris required to convey a road widening along the Finch,
'Avenue frontage, which will result in an overall' right-6f-waywidth of 1.8,.0,
metres from the exi~tingcentrelÎneof the road. TheÔvvnerwill also be
required to convey a road widening along the Brock Road frontage,
, which, will result in an overall right-of-way width of ,22.5 metres from the
existing centreline of the road~ " , ' ,
TlièRegjon~1 Works Departm~nt will provide information with respect,to
access details and sight triangle requirements for the proposed access
,locations and the south-west cOrner of Finch Avenuè and Brock ROad'
, upon receipt of a detailed site plan. ' " , '
, ,,'
, ,
, ,
This applicat,ion has beenscre~nedin accordance with the terms ofthe
provincial plan review responsibilities. The subject site abuts Brock
" " Road, a Type~A arterial road, and Finch Avenue,,'a Type-B arterial ,road.
A Noise Study should'be completed prior to the,developmentof the "
'lands. All matters of provincial int~n3st can be addressed through the
draft plan of condom iniuml subdivision process,' "
If you have any questions, or r~quire additional informatiqn, please call,
me. ','
Yours truly, ' ,
,/7' ~
/~M7lÁl'~~b
't7',' .0
Ray Davies, Planner '
Current Operations Branch
GC. Rob Roy, Durham Region Works Department
"
R;\training\rd\zoning\pic~ering a24-01,doé
".."
TORONTO AND REGJONt:Y---
onserva Ion
for The Living City
,"t,'
August 16, 2002
CFN
BY FAX AND MAIL
Mr. Ross Pym
City of Pickering
Planning & Development Department
Pickering Civic Complex
One The Esplanade
Pickering, Ontario
L1V 6K7
REceIVED
AUG 2 1 2002 I
I'./'¡y .J,. ;
. 'J, r' P:C'~'-~"'\ ,", I
'V:I - OLANNING ~N!~t\¡j C! I
",:~;o""ËN1'DÙ;"hT"'~N j
'._'-'---"""";':"~
Dear Mr. Pym:
Ae:
Zoning By-law Amendment Application A 24/01
Cougs Investments Limited
Southwest Corner of Brock Road and Finch Avenue
Part of Lot 19, Concession 1
City of Pickering
This will acknowledge receipt of the above noted application. Authority staff have reviewed the
proposal and now offer the following comments.
'.....
,"""
It is our understanding that the purpose of this application is to amend the current zoning from
"LCA-9" to permit the development of a residential complex containing an apartment building
having 151 apartment dwellings and 30 townhouse dwelling units.
Authority staff note that the subject property is located entirely within a Fill Regulated Area and
entirely within the Regional Storm Flood Plain associated with Duffins Creek. In accordance
with Ontario Regulation 158 (the Authority's Fill, Construction and Alteration to Waterways
Regulation), a permit is required from the Toronto and Region Conservation Authority (TRCA)
prior to any of the following works taking place:
(a)
construct any building or structure or permit any building or structure to be constructed
in or on 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 (i.e. within a Fill Regulated Area), whether such fill is already located in or
upon such area, or brought to or on such area from some other place or places;
The subject property is also located within a designated Special Policy Area (SPA). The SPA
designation recognizes that, for a community which has historically existed in the flood plain,
strict adherence to Province-wide policies prohibiting development in the flood plain would
F:\PRS\NORA259\PUBLlC\A24-01.WPD
5 5horeham Drive, Downsview, Ontario M3N 154 (416) 661-6600 FAX 661-6898 www.trca.on.ca
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August 16, 2002
result in social and economic hardships. Therefore, in accordance with the Authority's Valley
and Stream Corridor Management Program (VSCMP) and the SPA criteria, development is
permitted in the flood plain provided that flood proofing measures are incorporated and a
permit pursuant to Ontario Regulation 158 is obtained.
'...
.,""
...,
As the proposed development is located within the stream corridor, we also require proper
stormwater management techniques and erosion and sedimentation control measures to be
employed both during and after construction in order to ensure that there are no negative
impacts to the downstream areas.
By copy of this letter, please advise the applicant that through the review of the site plan
application, an updated SWM report and sedJment and erosion control details will be required.
In addition, through the review of the permit application, TRCA staff will require that the
proposed development is adequately flood proofed.
Based on the above, we have no objections to the approval of the subject zoning application,
as submitted.
We trust this is satisfactory. Should you have any questions, please do not hesitate to contact
the undersigned.
,'.,
,i.'
Yours truly,
'--"') --;I
/Lf:i7...-ø,-, ';~-7-"'~"--- .
Nora Jamieson
Acting Plans Analyst
Development Services Section
Extension 5259
..""
'."
NJ/
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F:\PRS\NORA259\PUBLlC\A24-01,WPD
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DURHAM REGIONAL POLICE SERVICE
MEMORANDUM
Thursda~ 1st, 2003
TO:
Inspector S. Whiteway, Sgt. M. Chesson
Ajax-Pickering Community Police Office
FROM: PC. L. Waldman
Community Resource Unit
Ajax-Pickering Community Police Office
SUBJECT:
Zoning By-law Amendment Application A 24/01
Cougs Investments Limited .
Part of Lot 19, Concession 1
South-west carrier of Brock Road and Finch Avenue
City of Pickering
Inspector Whiteway and Sergeant Chesson;
With regards to our recent meeting concerning the above proposal, I find that as
we haç discussed our primary concern is with the driveway onto Brock Road.
from the proposed site.
As outlined in the correspondence from Sernas Transtech to Mr. Couglan, and
stated on page 5 (five), there is a need fora raised island in this driveway to
channel vehicles for Right in and Right out access to and from this site.
The raised island is shown in figure 4 (four) on the last page of the Sernas
Transtech correspondence and just preceding the appendix. The raised island is
not shown or noted on the larger Site Plan drawn by Northgrave Architect Inc.
which causes concern as to whether the raised island will be incorporated into
the plan.
The concern of the writer is, without the island vehicles exiting via the Brock
Road driveway will attempt to make left turns. This would add to the congestion
during rush hour periods and raise the probability of vehicle collisions at this welf
traveled and high volume roadway.
Aside from the aforementioned concern after examining the provided
correspondence and plans, I could find no other area of immediate concern with
regards to this site;
Respectfully submitted
//"")
// //
~..¡:;WJ
(
PC L. Waldman # 770
Traffic Safety Co-ordinator
Ajax 1 Pickering Community Police Office
VERIDIAN CONNECTIONS
DEVELOPMENT APPLICATION REVIEW
é17.:.Q3.
G~JECT NAME:
Cougs Investments Ltd.
II
ADDRESS/PLAN:
S/W comet of Brock Road and FmchAvcnue (part of Lot 19, Conccs¡¡ion 1)
Gl1NICIP.ðLITY:
Pickering
1
REF. NO.:
A 24/01
SUBMISSION DA1'E:
July 11, 2002
1.
A Multi-Tcrtant Agreement must he entered .ÎrJto and may be tegistered all title as p~ltt of the setVicing
requirdTLents. Legal costs for this will be ¡;h2.rgcd. to the Applicallt.
2.
Will not attend scheduled City of Picketing DART Meering f()t this development.
3.
Veridian Ccnncçtions h:J.s no objection to the proposed dcve1opmen.t. Please fotward a coPy of first
submission dril dcsign so that Vccidian Conner.:t.ions ';"TUlY pre ?2.re an dectriclll design and an GfEct to Sexvice.
4.
An of the above conditJ.ons of ~I!:rvice are subject to Ontario Energy Board (OEB) approval
Technical Rc:presaJtlltive - Dave. Bell
TeLephone 427-9870 Ext. 3233
if:
K!\Word 1~".,.\D.vclof.'II\"¡1t ^pp'Òl""io" Ro,.;",,\ V.ridi.n C;"n,,"ctionr. ~¡,. Pion ^ppll".tion 1\..in'" - mnno.I.I,.!"
RECEIVED
AUG 22 2002
CITY OF PICKERING
PLANNING AND
DEVELOPMENT DEPARTMENT
ZO/ZO 'r!
'ON XtH
w~ RI:Fn nRL ~nn?-~?-~nB
"'..',,','
B~i,
'(*TTÞ.CHME~Ji 1/ /5 TO
HEPORT # PO ¿;¡ 7- D 3
'r--n'l, ,fT'-, Qí"" i"',' I-I It f7 I'? i, ..:'\
)\::::::II"III:::;",\\lf;::1I")\
II 1!!"!;::¡l.~:JU;li \:il b'l II
Wii AUG 1 Z zoo1' l U)
Right of Way
Floor 5,100 Borough Drive
Scarborough, Ontario
M1P 4V112
Tel: (416) 296-6291
1-800-748-6284
(416) 296-0520
CiTY ()F PICKERING
PICKERING, ONTARIO
Fax:
August6,2002
I R~C.E¡VED
~ AUG! 2 2002
CITY OF PICKERING
¡:: P1-ANN!N<3 AND"' :¡
D..VELOPMENT DEPARn,JENT
Town of Pickering
Planning Department
1 The Esplande,
Pickering, Ontario
11\16K?
Attention: Ross Pym
RE: Zoning Amendment
SW comer of Brock Rd and Finch Ave
Cougs Investments Ltd
File No: A24/01
Town of Pickering
Thank you for your letter of July 11, 2002 conceming the above site application.
Please be advised:
1 - The Owner shall agree in the Zoning Amendment, in words satisfactory to Bell Canada,
any easements that may be required for telecommunication services. Easements may be
required subject to final servicing decision.
2 - The Owner shall be requested to enter into an agreement (Letter of Understanding) with Bell
Canada complying with any underground servicing conditions imposed by the municipality,
and if no such conditions are imposed, the owner shall advise the municipality of the
arrangement made for such servicing.
3 - Bell Canada requires one or more conduit or conduits of sufficient size from each unit to the
electrical room and one or more conduits from the electrical room to street line.
If there are any conflicts with existing Bell Canada facilities or easements, the Owner/Developer
shall be responsible for re-arrangements or relocation.
If you have any questions, please contact Heather Rivet at (905) 433-3066.
~~j~.~rUlY, ,J ~ ~r------_..
~t~~
Janice Young
:¡ Manager - Right of Way
{J /) .
DELIVERY PLANNING
1860 MIDLAND AVE 2ND FL.
SCARBOROUGH ON MlP SAl
CANADA ~.. POSTB
POST CANADA
"..IIL.':;.
"..... .
. 1'--,
416-285-5385(T)
416-285-7624(F)
I ¡1:Ü n I¡ 17 ìf:' R'
L --. .,\¿) Î.,.¡ \VI ! è II n
!r< AUG 1 !. 1007 lulU
J U -, ",.... L.::::)
August 13, 2002
ÞTTACHMErJT II_it ~ TO
r..;""','>.""". "'..' PD' ~ 7 0 ~
. ,,: 'Ut¡.~. '- , -
Mr. R. Pym
Planning & Development Dept
City of Pickering
1 The Esplanade
Pickering On Ll V 6K7
CiTY OF PìCKEFHNG
PICI(gAING. ONTARIO
RECEIVED
AUG Î 4 2002
TV OF PICKERING
~~El.ó~~~~gt:A~TMeNT ~.
Dear Mr. Pym,
RE:
Zoning By-law Amendment Application A24/0I
COUGS INVESTMENTS LIMITED
Southwest corner of Brock Rd and Finch Ave
Part of Lot 19, Concession 1
City of Pickering
, ,
Thank you for the opportunity to comment on the above application.
The delivery mode for the multiple occupancy building will be a central mail facility, i.e.
Mailroom. The developer/owner is responsible for the following:
To supply, install and maintain a central mail facility to Canada Post Corporation
specifications;
Ensure that all mail equipment is installed in a location that is readily accessible to the
occupants and Canada Post delivery personnel;
Ensure that all mail is accessible by persons with physical disabilities
The delivery mode for the townhouses may also be centralized mailboxes. Please have owner
contact me at 416-285-5385 to discuss mail delivery options.
Sincerely,
¡ljt~~ J~f
Debbie Greenwood
Delivery Planner
/7
. ..Q( .z.~. 0: '3>
PLANNING & DEVELOPMENT DEPARTMENT
MEMORANDUM
May 2,2003
To:
Ross Pym .
Principal Planner - Development Review
From:
Robert Starr
Supervisor, Development Control
Zoning By-law Amendment Application A24/01
Cougs Investments Limited
Part of Lot 19, Concession 1
Southwest corner of Brock Rd. and Finch Ave.
City of Pickering
Subject:
We have reviewed the above-noted application and provide the following
comments:
1) A Construction Management Plan and Erosion and Sediment Control Plan will
be required for this site that will need to address items as indicated on the
attachments provided.
2) A Stormwater Management Report will be required to address servicing and
quality control for the site.
3) Should an additional lane be required on Brock Road to accommodate the
Brock Road access, we would require the sidewalk (and bicycle path) to
maintain a similar off-set from the curb, as is existing, and so the sidewalk
would need to be relocated accordingly.
4) When Brock Road is widened to utilize the road widening taken with this
development, the sidewalk will be relocated to 0.3m east of the new west
street line. The proposed parking area north of the sales pavilion appears to
be too close to this street line and could conflict with the sidewalk location.
The location of the balconies on the east side of the southerly 7 storJyt>uilding
may also conflict with the future sidewalk and/or utility within the road
allowance.
5) The City of Pickering has recently passed a Fill and Topsoil Disturbance By-
law which restricts certain works on this site until agreements are in place or a
Fill/Topsoil Permit has been issued.
Cougs Investments Limited - A24/01
May 2, 2003
Page 2
A copy of that By-law No. 6060/02 and the Permit are provided with these
comments and should be forwarded to the Applicant.
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Attachment
Copy: Coordinator, Development Approvals
Technician, Development Approvals
Development Control Inspector
OPERATIONS & EMERGENCY SERVICES DEPARTMENT
MUNICIPAL PROPERTY & ENGINEERING DIVISION
May 2, 2003
MEMORANDUM
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REceiVED
M.A v 1 5 2003
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
To:
Ross Pym, MCIP, RPP
Principal Planner - Development Review
From:
Richard Holborn, P. Eng.
Division Head, Municipal Property & Engineering
Subject:
Zoning By-law Amendment Application A24/02
Cougs Investments Limited
Part of Lot 19, Concession 1
Southwest corner of Brock Road and Finch Avenue
City of Pickering
The Municipal Property & Engineering Division is in receipt of the above noted revised
site plans for the above noted property with deduced number of dwelling units.
Our comments of August 6, 2002 (copy attached) remain unchanged. With respect to
this revised application, this Division adds the following comments.
1. The site plan does not illustrate the recommendations for the right-in/right-out
channelized driveway into Brock Road. Plans must illustrate how the sidewalk
will be accommodated.
2. The plan indicates no surface vehicular access to the townhouse units for waste
collection, emergency vehicles, etc. A storage building for waste and recycling is
required in order for the City to provide collection for the townhouse units.
3. In order for the parking provision to work, there must be forty-three identified
visitors park spaces above grade. This would require some townhouse residents
to park below grade and have access to their unit. It cannot be determined by
this plan if this is planned.
4. The Traffic impact assessment on Regional Roads will need to be deemed
acceptable by the Region. Reducing Finch Avenue (eastbound to one lane 65m
west of Brock Road will adversely impact traffic flow during peak hours.
II
" hard Holb
RH:ds
Attachment ,
Copy: Director, Operations & Emerge~ Services