HomeMy WebLinkAboutPD 17-04
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REPORT TO
COUNCIL
Report Number: PO 17-04
Date: April 6, 2004
From:
Neil Carroll
Director, Planning & Development
Subject:
Informational Revision #12 to the Brock Industrial Neighbourhood Map
Land Severance Application LD 218/03
388270 Ontario Limited (Runnymede Development Corporation Limited)
Part of Lots 15 and 16, Range 3, B.F.C.
(1901 - 1949 Bayly Street)
City of Pickering
Recommendation:
1.
That the informational revisions to Map 14, Neighbourhood 4: Brock Industrial, of
the Pickering Official Plan, to reflect a revised tertiary road network, as illustrated
on Attachment #3 to Report PO 17-04, be APPROVED.
Executive Summary: Runnymede Development Corporation Limited (Runnymede)
submitted a land severance application (LD 218/03) proposing to create a 23.7 hectare
parcel of land on the west side of Church Street, to support the development of a
66,543 square metre warehouse / distribution facility. The proposed land parcel has
frontage on Copperstone Drive, Silicone Drive and Church Street, south of Bayly Street
in the Brock Industrial Neighbourhood (see Attachment #1 - Location Map). The severance
application was approved on February 9, 2004, subject to various conditions.
The Pickering Official Plan - Neighbourhood 4 - Brock Industrial Map 14 illustrates a
possible tertiary road design for this neighbourhood and identifies various potential new
road connections in the vicinity of the Runnymede severed parcel. The Runnymede
development proposal brought about the need to re-evaluate the tertiary road structure
identified on Map 14. Given the size and configuration of the Runnymede proposal and
the environmental conditions which effect the retained Runnymede lands, staff has
concluded that the tertiary road network identified over these Runnymede lands is no
longer justified or necessary to accommodate orderly development. Traffic circulation
for this neighbourhood will be improved with the extension I connection of Church Street and
Clements Road.
Revisions to the tertiary road design of Brock Industrial Map 14 are recommended for
approval, as reflected in Attachment #3 to this report.
Report PO 17-04
Date: April 6, 2004
Subject: 388270 Ontario Limited (LD 218/03)
Page 2
Financial Implications: No direct costs to the City are anticipated as a result of the
informational revision to the Brock Industrial Neighbourhood Map 14.
1.0
Discussion:
1.1
land Severance Application lD 218/03 was submitted to accommodate a
large Industrial Development.
Runnymede Development Corporation Limited submitted lD 218/03 to the
Region of Durham Land Division Committee to sever a large parcel of land from
their total land holdings in the vicinity of Church Street and Bayly Street
(see Attachment #1 - Location Map).
The Planning & Development Department forwarded comments to the Land
Division Committee in support of land severance application, subject to
conditions. The conditions of the severance address matters such as servicing,
conveyances for road widenings, the submission of a functional servicing report
and the requirement for a development agreement to address required
construction and upgrades to Church Street and Clements Road.
The land severance application was submitted in support of a large industrial
development. Following the land severance application, the City received site
plan application S 12/04, proposing the development of a 66,543 square metre
warehouse / distribution facility on the proposed severed lands.
1.2
The proposed land severance and industrial development require revisions
to the tertiary road pattern identified in the Brock Industrial Neighbourhood
Plan.
The Brock Industrial Neighbourhood Plan (Map 14) forms part of the City's
Official Plan. It reflects a possible tertiary road network to accommodate
development and traffic flow within the Neighbourhood. Neighbourhood maps
are included in the Official Plan for information purposes and may be changed by
Council resolution without a formal amendment. Map 14 identifies two future
road connections that are directly impacted by the proposed land severance and
associated industrial development (see Attachment #2 - Existing Road Pattern).
Firstly, Map 14 identifies a proposed east-west road at the north end of
proposed severed Runnymede lands that is intended to connect Squires Beach
Road with Church Street. This road was intended to provide access to and
facilitate development of the retained Runnymede lands located on the south
side of Bayly Street between Squires Beach Road and Church Street.
Report PO 17-04
Date: April 6, 2004
Subject: 388270 Ontario Limited (LD 218/03)
Page 3
The second impacted road is a 'looped' connection of Copperstone Drive and
Silicone Drive within the severed lands, and connection of this loop to the
east-west road noted above. The intent of this road was to eliminate the dead
end conditions of Silicone and Copperstone that exist today, and to provide an
alternate means of access to the Copperstone / Silicone Drive area.
The "looped" connection of Copperstone and Silicone Drives is still required and
will be implemented through construction of a connecting street at the terminus
of the two existing cul-de-sacs. This construction will be a condition of the
development agreement with Runnymede.
1.3
The deletion / modification to the proposed road network is a direct result
of the Conservation Authority's requirement to protect natural features
located within the Runnymede retained lands.
Through its review of the land severance application the Toronto and Region
Conservation Authority (TRCA) identified two wetlands and a significant woodlot
within the proposed retained lands. TRCA has indicated that these natural
features must be protected, thereby prohibiting development of the retained
lands and construction of the majority of the east-west road identified on Map 14
(connecting Squires Beach Road and Church Street). There is no need for a
road to service lands that are not developable due to environmental conditions.
As a condition of the land severance application, TRCA has requested the
conveyance of a significant portion of the retained lands to a public agency, to
protect the existing woodlot and wetlands. Runnymede has agreed to convey
the lands to a public agency and this will be a condition of the development
agreement with the City. '
1.4
Proposed Improvements to Church Street and Clements Road will improve
traffic circulation within the Brock Industrial Neighbourhood.
The City identified the extension and urbanizatioll, of Church Street in its
development charge by-law, with a target date of 2005. The Runnymede
development proposal requires the extension of services southward along
Church Street which would best be undertaken simultaneous with road
improvements. The applicant has agreed to front-end the City's costs to
reconstruct Church Street to Clements Road, thereby enabling construction to
occur in 2004. A separate report to Council will be forwarded in the near future
to address this initiative and associated costs.
Report PO 17-04
Date: April 6, 2004
Subject: 388270 Ontario Limited (LD 218/03)
Page 4
1.5
Recommended Road Pattern Revisions to the Brock Industrial Map 14 are
supported by staff.
The Planning & Development Department is supportive of the deletion of the
east-west road connection from Squires Beach Road to Church Street, as it is no
longer necessary to serve lands within the area. The connection of Copperstone
and Silicone Drives is to be maintained with a minor westward shift of the
proposed link.
The large scale of the proposed Runnymede development eliminates the need
for a 'finer' local road network in this sector of the Brock Industrial Area. Further,
the proposed extension of Clements Road to Church Street and the required
improvements to Church Street will provide improved traffic circulation for this
area. Should the Runnymede development not proceed, staff will report back to
Council with further recommended revisions to the tertiary road structure on
Map 14. Staff are supportive of the revised tertiary road pattern identified on
Attachment #3 to Report PO 17-04.
Attachments:
1.
2.
3.
Location Map - Applicant's Land Holdings
Existing Road Pattern - Brock Industrial Neighbourhood Plan
Proposed Road Pattern - Brock Industrial Neighbourhood Plan
Approved I Endorsed By:
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Neil Carrol . ,RPP
Director, Planning & Development
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Lynda TaylÓr" MCÌ'I?, RPP
Manager, DevèlQR-ðnent Review
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Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City Council
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Planning & Development Department
PROPERTY DESCRIPTION PART LOT 15 & 16, RANGE 3 BROKEN FRONT CONCESSION, 40R-2458 PART 1
OWNER 388270 ONTARIO LTD. (RUNNYMEDE DEV CORP LTD) DATE MAR. 23, 2004 DRAWN BY JB
FILE No. REVISIONS TO BROCK INDUSTRIAL PLAN SCALE 1 :5000 CHECKED BY TB
FOR DEPARTMENT USE ONLY
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EXISTING ROAD PATTERN
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Isci IRCI RECREATION
SENIOR CENTRE COMPLEX
IlBI LAWN BOWLING
--
DETAILED REVIEW AREA
CITY OC PICKERING
PLANNING & DEVELOPMENT DEPARTMENT
JUNE, 2003
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NOTE: LAND USE DESIGNATIONS
I APPEAR ON SCHEDULE I
PICKERING OFFICIAL PLAi'! EDITION 3: Chapter Eleven -- Urban Neighbourhoods
157
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PROPOSED ROAD PATTERN
NEIGHBOURHOOD 4: BROCK INDUSTRIAL
MAP 14
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--
DETAILED REVIEW AREA
CITY OF PICKERING
PLANNING & DEVELOPMENT DEPARTMENT
JUNE, 2DD3
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ðF"C,^C PCAN AND MUS' BE READ ON CON'UNC,"ON W"H 'HE
O'HER SCHEDUCES AND 'HE 'Ex<-
NOTE: LAND USE DESIGNATIONS
APPEAR ON SCHEDULE I
PICKERING OFFICIAL PLAN EDITION 3: Chapter Eleven -- Urban Neighbourhoods
157