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Home My WebLink AboutJune 6, 2011 Citq oo Planning & Development Committee Agenda _ Monday, June 6, 2011 PICKERING Council Chambers 7:30 pm Chair: Councillor O'Connell Part "A" Pages Planning Information Meeting Delegations Dave Fumerton, District Manager York Durham District Office Re: Outline of the Ministry of the Environment Roles and Responsibilities Information Report No. 12-11 1 - 28 Subject: Official Plan Amendment Application OPA 11-001/P Proposed Neighbourhood Plan for Seaton Neighbourhoods 17, 20 & 21 Ontario Realty Corporation Lots 19, 20 and 21, Concession 3 Lots 16, 17, 18, 19, 20 and 21, Concession 4 Lots 17-34, Concession 5, City of Pickering Information Report No. 13-11 29 - 36 Subject: Zoning By-law Amendment Application A 5/11 The Estate of Paul Pickard 1861 Woodview Avenue (Part Lot 12, Plan 282) City of Pickering Information Report No. 14-11 37 - 46 Subject: Zoning By-law Amendment A 6/11 Grand Communities (Pickering) Corporation 356 & 364 Kingston Road (Part of Lots 3 and 4, Plan 228, Part of Part 1, Plan 40R-8966) City of Pickering Accessible . For information related to accessibility requirements please contact P IC C p n~~ Linda Roberts 1~ C R V Phone: 905.420.4660 extension 2928 TTY: 905.420.1739 Email: Irobertse-citvofpickerina.com Cry 0~ Planning & Development Committee Agenda _ Monday, June 6, 2011 PICKERING Council Chambers 7:30 pm Chair: Councillor O'Connell Part "B„ Planning & Development Reports 1. Director, Planning & Development, Report PD 16-11 47 - 52 Request for Council's Permission to Develop through Land Severance The Estate of Paul Pickard 1861 Woodview Avenue (Part of Lot 12, Plan 282), City of Pickering Recommendation That the request by The Estate of Paul Pickard to permit the division of the subject lands being Part of Lot 12, Plan 282 (municipally known as 1861 Woodview Avenue) through land severance rather than by draft plan of subdivision, be approved. 2. Director, Planning & Development, Report PD 17-11 53 - 57 Request for Council's Permission to Develop through Land Severance Almont Homes Inc. 1790 Rosebank Road (Part Lot 31, Concession 1), City of Pickering Recommendation That the request made by Almont Homes Inc., to permit the division of the subject lands being Part Lot 31, Concession 1 (municipally known as 1790 Rosebank Road) through land severance rather than by draft plan of subdivision, be approved. 3. Director, Planning & Development, Report PD 18-11 58 - 91 Zoning Amendment Application A 11 /10. Starbank Developments 1786 Corp. on behalf of Golden Prospect Enterprises Ltd. 1786 and 1790 Liverpool Road (Part of Lot 23, Concession 1, Part 1, 40R-15786), City of Pickering Recommendation 1. That Zoning By-law Amendment Application A 11/10 submitted by Starbank Development 1786 Corp., on lands being Part of Lot 23, Concession 1, Part i Citq oo Planning & Development Committee Agenda Monday, June 6, 2011 PICKERING Council chambers 7:30 pm Chair: Councillor O'Connell 1, 40R-15786, City of Pickering to amend the zoning by-law to permit a financial institution use with an associated drive-through facility, be endorsed; 2. That the City Solicitor be authorized to attend the Ontario Municipal Board hearing to support Zoning By-law Amendment Application A 11/10 as endorsed by Council; and 3. Further, that.the draft zoning by-law to implement Zoning By-law Amendment Application A 11/10, as set out in Appendix I to Report PD 18-11 be finalized and forwarded to City Council for enactment, should the appeal to the Ontario Municipal Board be withdrawn. (II) Other Business (III) Adjournment cis Information Report Report Number: 12-11 For Public Information Meeting of PICKERING Date: June 6, 2011 01 In Accordance with the Public Meeting Requirements of the Planning Act, R.S.O. 1990, chapter P.13 Subject: Official Plan Amendment Application OPA 11-001 LP Proposed Neighbourhood Plan for Seaton Neighbourhoods 17, 20 & 21 Ontario Realty Corporation Lots 19, 20 and 21, Concession 3 Lots 16, 17, 18, 19, 20 and 21, Concession 4 Lots 17-34, Concession 5 City of Pickering 1.0 Background • the Central Pickering Development Plan (CPDP) identifies 15 separate residential neighbourhoods and a large employment area along both sides of Highway 407 together with an extensive Nature Heritage System (NHS) within the Seaton Urban Area • the City was in the process of undertaking the Seaton Neighbourhood Planning Review during 2010 when the major developers (the. Seaton Landowners) appealed their neighbourhood plan, subdivision plan and rezoning applications to the Ontario Municipal Board (OMB). Subsequently, the Office of the Provincial Development Facilitator became involved • the facilitation resulted in the execution of Minutes of Settlement between the Seaton Landowners, the Province of Ontario (including Ontario Realty Corporation (ORC)), the Toronto and Region Conservation Authority (TRCA) and the City of Pickering. The Minutes of Settlement resulted in the preparation of a Conformity Amendment to the Pickering Official Plan. This amendment would bring the POP into Conformity with the CPDP • the Seaton Conformity Amendment (which is the subject of an upcoming Ontario Municipal Board hearing for approval) established new boundaries for the purpose of preparing Neighbourhood Plans; these new boundaries combined the smaller residential areas, together with the employment area and the NHS; six urban neighbourhoods are identified (see Seaton Urban Area Neighbourhoods - Attachment #1) • as part of the Minutes of Settlement ORC agreed to submit Neighbourhood Plans for their lands within Seaton, being Neighbourhoods 17, 20 and 21 Information Report No. 12-11 Page 2 t, . 02 2.0 Location and Description An amendment to the Pickering Official Plan was submitted by ORC for the following three neighbourhoods within the Seaton Community: Seaton Neighbourhood 17 • the neighbourhood is located at the junction of Taunton Road and Brock Road in the southeast corner of the Seaton Urban Area and is approximately 48.5 hectares in area (see Location Map- -Attachment #2) • the Seaton NHS surrounds the neighbourhood on three sides • the area is currently largely undeveloped with a few existing rural residential properties and a concrete recycling site on the west side of Brock Road, north of Taunton Road • the surrounding land uses are: north - Seaton NHS south - the CP Rail line and the Duffin Heights Neighbourhood west - a large area of Seaton NHS and Neighbourhood 16 east - the Town of Ajax, with a large natural area, to the east Seaton Neighbourhood 20 • the neighbourhood is generally located south of the Hamlet of Brougham in the northeast corner of the Seaton Urban Area and is approximately 155 hectares in area (see Location Map - Attachment #3) • Brock Road is the main north-south arterial road through the area with Highway 407/ETR crossing east-west in the northern part of the neighbourhood, and Whitevale Road providing the main east-west access in the southern part • the area is largely undeveloped • the surrounding land uses are: north - existing Hamlet of Brougham and Highway 7 south - a large area of Seaton NHS and Neighbourhood 17 west - eastern edges of Neighbourhoods 19 and 20 east - rural lands abutting Sideline 16 and East Duffins Creek Seaton Neighbourhood 21 • the neighbourhood is generally located along the north and south sides of Highway 407/ETR in the northern portion of the Seaton Urban Area and is approximately 688 hectares in area (see Location Map - Attachment #4) • the area is currently largely undeveloped and most of the lands have been used for agricultural purposes • the surrounding land uses are: north - the Federal airport lands south - a large area of Seaton NHS and Neighbourhoods 18 and 19 west - West Duffins Creek and rural lands east - Seaton NHS and Neighbourhood 20 Information Report No. 12-11 Page 3 03 3.0 Applicant's Proposal • the applicant is proposing a range of urban land use designations in the three Neighbourhood Plans as follows: Seaton Neighbourhood 17 • the neighbourhood plan includes the following land use designations: "Natural Heritage System", "Mixed Corridor Type 2" and "High Density Area" • other symbols shown on the neighbourhood plan include a "Village Green" located within a development block southeast of Taunton Road and Brock Road; three "Gateway" sites at the northwest, northeast and southeast corners of Brock Road and Taunton Road; a "Stormwater Management Pond (SWM Pond)" located at the northern edge of the Urfe Creek east of Brock Road, a "GO site" location west of Brock Road; a "Potential Pedestrian Overpass" at the CPR Rail line west of Brock Road; and a "Green Street" located within the "Mixed Corridor Type 2" between Taunton Road and the CP Rail line • the "Mixed Corridor Type 2" designation proposes a density range of between 100 to 140 units per net hectare that would permit predominantly ground related multi-residential housing forms such as stacked and back to back townhouses • the "High Density Area" located at the southwest corner proposes a density range of between 141 to 250 units per net hectare that would permit a combination of low-rise walk-up apartments and mixed-use residential apartments • the "Green Street" designation proposes a visual and physical "green" link connecting the residential areas to the natural areas located north and south; and would permit a limited amount of commercial serving the immediate area (see Draft Amendment for Neighbourhood Plan 17 - Attachment #5) • various implementing policies are also proposed Seaton Neighbourhood 20 • the neighbourhood plan includes the following land use designations: "Natural Heritage System", "Employment Prestige General", "Employment Prestige Node", "Mixed Corridor Type 1 "Medium Density Area", "Low Density Type 2 Area" and "Community Node" • the neighbourhood plan shows a new easterly alignment of Brock Road to by-pass the Hamlet of Brougham, the new by-pass will have an interchange with the proposed Highway 407/ETR • other symbols shown on the neighbourhood plan include two "Village Greens" with one located in the centre of the "Medium Density Area" and the other within the "Low Density Area" in the southeast part of the neighbourhood; two "Gateway" sites at the northeast and southeast corners of the intersection of Whitevale and Brock Roads; ten "SWM Pond" locations; a "Potential Transit Station" location west of the realigned Brock Road; a "Green Street" located within the "Medium Density Area" area on the west side of realigned Brock Road; Information Report No. 12-11 Page 4 04 two "Elementary School" locations, one to the north west of the "Medium Density Area" and the other east of the realigned Brock Road; a "High School" location, just east of Brock Road; a "Recreation Centre" location on the east side of Brock Road, adjacent to the High School; two "Neighbourhood Parks" and a "Potential District Energy Location" located within the "Seaton Natural Heritage System" along Sideline 16 • the east-west "Pedestrian Predominant Street" forms the spine for the "Community Node" and is proposed as a pedestrian oriented mixed use street that links the residential areas on either side creating a focal point for the neighbourhood • the "Medium Density Area" designation located in the central portion of the neighbourhood proposes a density range of between 40 to 80 units per net hectare • the "Mixed Corridor Type 1" designation located along the south-central portion of the neighbourhood proposes a density range.of between 65-180 units per net hectare • the "Low Density Type 2 Area" designation in the southeast part of the neighbourhood proposes a range of 35 units per net hectare up to an including 50 units per net hectare that would permit predominantly ground related residential housing forms such as single detached and semi-detached housing forms • the two "Gateway" sites propose a maximum density of 250 units per net hectare but are intended to be designed to accommodate intensification over time • the "Community Node" designation located in the east-central portion of the neighbourhood serves as the major focus of the community and integrates a mix of retail, commercial and residential; and provides for between 10,000 square metres to 20,000 square metres of gross leasable floor space for the retailing of goods and services (see Draft Amendment for Neighbourhood Plan 20 - Attachment #6) • the uses proposed in the "Employment Prestige General" designation include light manufacturing, assembly and processing of goods, light service industries, research and development facilities, corporate offices, business parks, hotels, limited personal services, community, and cultural recreational • the uses in the "Employment Node" designation are the same as in the "Employment Prestige General" designation except that warehousing, light manufacturing, and assembly and processing of goods is prohibited • various implementation policies are also proposed Seaton Neighbourhood 21 • the neighbourhood plan includes the following land use designations: "Seaton Natural Heritage System", "Hamlet Heritage Open Space" "Employment Prestige General" and "Employment Prestige - Node" • other symbols shown on the neighbourhood plan include sixteen "SWM Ponds" , two "Potential Transit Station Areas" located south of Highway 407/ETR at Sideline 26 and Sideline 22 and a "District Park" in the Hamlet Heritage Open Space north of the Hamlet of Green River Information Report No. 12-11 Page 5 05 • the uses proposed in the "Employment Prestige General" designation include light manufacturing, assembly and processing of goods, light service industries, research and development facilities, corporate offices, business parks, hotels, limited personal services, community, cultural recreational and transfer stations • the uses in the "Employment Node" designation are the same as in the "Employment Prestige General" designation except that warehousing, light manufacturing, and assembly and processing of goods is prohibited • the uses in the "Hamlet Heritage Open Space" designation propose a range -of social, institutional, open space and recreational uses provided that they demonstrate appropriate transitional design and compatibility with the area's existing character • the draft policies require prior to approving a draft plan of subdivision, land to be identified and reserved for a future fire station generally along Highway 7 in the vicinity of the proposed District Park • the draft policies also require prior to approving a draft plan of subdivision, land to be considered for a future regional works depot, a water transfer station and transit depot (see Draft Amendment for Neighbourhood Plan 21 - Attachment #7) 4.0 Official Plans 4.1 Durham Regional Official Plan • the Regional Official Plan designates lands within: • Neighbourhood Plan 17 - "Employment Areas" and "Regional Centres" • Neighbourhood Plan 20 - "Employment Areas" • Neighbourhood Plan 21 -"Employment Areas" • Special Policy Area A (Seaton) in the Regional Official Plan specifies that conformity amendments to implement the CPDP will be considered • Regional Official Plan Amendment No. 128 (ROPA 128), which implements the Provincial Growth Plan, was modified by the Ministry of Municipal Affairs and Housing to add population and employment allocations for Seaton, add the natural heritage provisions from the CPDP to Specific Policy Area A and insert a new symbol for the CPDP area; the amendment is currently under appeal 4.2 Pickering Official Plan • the Pickering Official Plan designates Seaton as the "Seaton Urban Study Area" • as part of the City's implementation of the CPDP, the City, Province of Ontario, Ontario Realty Corporation, Toronto and Region Conservation Authority and Seaton Landowners have reached an agreement on an amendment to the Pickering Official, Plan that will delete the "Seaton Urban Study Area" and replace it with the necessary policy framework through the Seaton Conformity Amendment • the Seaton Conformity Amendment designates lands within: Information Report No. 12-11 Page 6 06 • Neighbourhood Plan 17 - "Seaton Natural Heritage System", "Mixed Corridors" and "High Density Areas" • Neighbourhood Plan 20 - "Seaton Natural Heritage System", "Community Node", "Medium Density Area", "Low Density Areas" and "Prestige Employment Lands" Neighbourhood Plan 21 - "Seaton Natural Heritage System" and "Prestige Employment lands" (see Seaton Conformity OPA for Neighbourhood Plans 17, 20 & 21 - Attachment #8) • within the Seaton Urban Area, the following residential densities apply: • "Low Density Area". over 25 and up to and including 40 • "Medium Density Area": over 40 and up to and including 80 and • "High Density Area": over 140 and up to and including 250 • "Mixed Corridors" are required to be developed with a mix of multiple housing types and have a residential density of over 40 and up to and including 140 units per net hectare • despite the Mixed Corridor density range, neighbourhood plans may establish a land use subcategory with a residential density of over 60 and up to and including 180 units per net hectare, provided the overall maximum density for the Mixed Corridor is not exceeded • "Community Nodes" are required to be mixed use nodes containing commercial and residential uses that will intensity over time • two transit stations are shown south of Highway 407/ETR on Sideline 22 and Sideline 26 • a future GO Transit Station is conceptually shown along the CP Rail line in Neighbourhood 17 on Brock Road, south of Taunton Road 5.0 Results of Circulation 5.1 Resident Comments • none received in response to the circulation to date 5.2 Agency Comments • none received in response to the circulation to date 5.3 Staff Comments • in reviewing the application to date, the following matters have been identified by staff for further review: • ensure the symbols and land use designations in the Neighbourhood Plans for Neighbourhoods 17, 20 and 21 are consistent with the Neighbourhood Plans previously endorsed by Council for Neighbourhoods 16, 18 and 19 as part of the Seaton Neighbourhood Planning Review • ensure the proposed uses in the "Prestige Employment General" designation in the Neighbourhood Plans are consistent with the Seaton Conformity Amendment; the Conformity Amendment prohibits waste transfer stations Information Report No. 12-11 Page 7 07 • refine the population and employment figures for Neighbourhoods 17, 20 and 21 for the year 2031 • evaluate the proposed future Transit Station location within Neighbourhood 20 and the potential adverse impact on surrounding residential and institutional uses and the local road network • finalize the alignment of the Brock Road By-pass within Neighbourhood 20 and any resulting land use changes in light of the Highway 407/ETR Environmental Assessment Amendment once it has been concluded • evaluate the policy requiring land to be considered for a future regional works depot, a water transfer station and transit depot prior to approving a draft plan of subdivision within the Prestige Employment lands • clarity the inconsistent policy interpretation for the density range in the "Mixed Corridor Type 2" designation • review the "Green Street" concept and whether polices are required in the Neighbourhood Plans to address it • correct various Conformity Amendment section references, and • eliminate redundant policies 6.0 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 • any member of the public who wishes to reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law for this proposal • any member of the public who wishes to be notified of Council's decision regarding this proposal must request such in writing to the City Clerk 7.0 Other Information 7.1 Appendix No. I • list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing report 7.2 Information Received • in addition to the copies of the OPA Applicant's Submitted Plan, the following .document is available for viewing at the offices of the City of Pickering Planning & Development Department: • Planning Rationale Report Information Report No. 12-11 Page 8 08 ACJA Grant McGregor, MCIP, RPP Cat erine Rose, MCIP, P Principal Planner - Policy Manager, Policy GM:Id Attachments Copy: Director, Planning & Development '09 Appendix No. I to Information Report No. 12-11 Commenting Residents and Landowners (1) none received to date Commenting Agencies (1) none received to date Commenting City Departments (1) none received to date k ATVYC' `$i'4i=',A T Q-L-TO INFORMARON REPORT# 10 MAP 9-B CENTRAL PICKERING SEATON URBAN AREA NEIGHBOURHOODS SEVENTH CONCESSION ROAD 31 HEST N Y U Q iy K Z 2 m 0 J W GREE N in ROU HAM R 7 81 7 HIGHWAY 407 CRE 4 ~ d A"~ 2 J O 7 W N J W D 27 HI EVALE ROAD ' FIFTH CONCESSI N EV E 19 a z 0 00 J~ N 0 Z g Z W ~y J Y W 17 U N IL FOURTH CON. ROAD TAUNTO 4 ROAD 4 5 0 gyp` 4 = 27 Y y U O K N O v~ x ERR 0D` AND Z THIRD CON. ROAD THIRD CON. RD. n D QO Q 0 K 0 np~c^ ik: f LEGEND 16. Lamoreaux 19. Wilson Meadows 17. Brock-Taunton 20. Thompson's Corners 18. Mount Pleasant 21. Pickering Innovation Corridor PICKERING OFFICIAL PLAN EDITION 6: Chapter Two - The Planning Framework SEATON NEIGHBOURHOOD PLANNING JANUARY 2011 Arozm6w.~I_To t~~ ` . . mar , r i ~ , ~ r ' c ~ -rw e14 •I 1 # , Ml. • f'ir' ~ " . i ~ N . :,r` ~ s ~ ~ ~ . '~~i~4'lT.' M~'; +P a..~.,~~,. N,..~„ r Q~`~}j,~"t~.~1~ r~ vrT „e p, ; 1~`° t t•.! ,t k iai 1. w~•ip_r~'' F t: Y~ R .tea, • .r i,. ~ ~~.nS ray ,.'4'°~•R ~y ,sy Y.~l d'~'~ ` a T f~ 4,40 } + + S, ~.,Aka,'~'•'~!:>~•fFef ~s3~ •fitJ 4 * 1►\ ''4QK m valL. lwi rr i+~ _i~f •n ~ '.,a~r~~~~ii~~t~+• l., a' T £ K~ ~ ^ ~ r ~ f~ ~ e t ~y~, n~y'r "~a f y.Y s t a 'e r 1' F t l~ rt ! r ~+Ln ~~7w 9 ~ .~e `Yt' y'12~a Ts4F4 ~aA• ~ , ~tM..r~:'• + r • , ~ is _1~~ +}y~ a,s,~l...; L~ ,e u. ~te ,r~1D JV ~~~`.:i f,+~ •!'t'Y ~~`'Y } i' ~'X` ~j'' y- id = , r ~ ~a•"VV" .i`. 4'T~~` ~ tjf Fr dam rL IA 'u ' s i _ 4 % '-'!'f~' r+f R f'~ :17r ►~-e +11.' e' . " '".-ate Y. s ' ! C i?~i` ,#jc~~ 'fc zp~~~~f -rss r + . ~ ;t ~ 'r~, u. ~ _ ell! ~__'i!'. 5 i_}t.-~1~. - • 4 `fi't. 1 ~rp~F ."C 44i' City of Pickering Planning & Development De artment Legend City Of Pickering H ® Seaton Neighbourhood 17 (Brock-Taunton) af• Sources: Tennet Enterpdsea lnc. end ita wppllen. Pll dphle Reserved. Nole plan of survey 008MPACandIVsu rs. DATE: May 16, 2011 SCALE: 1:14,000 PN-15 NI hle ftesenied. Note len o/ Surve . t F •I r 1. •d[ i r' r . VAN ISM' r a rT-~. `•r ri yip ~,A , ~ ;:.t•ft ~ - , l a, j' 3[~ 4..a_ 1 w : . 1 if r t - MOO ~a IN •;;Q. Via: ?JI" a a' 1~pf' 1 r f , f ~ t: fop y;w1;IlKr7"`aS^ ~ , r l.t~!~ ; 4h F y, ' s~< ~ ~ 1 _ 'y✓~ _ .,;141 . Y}''~S Tj R ~qM ,..R` y.~~~tpRF.~ Y''...J( ! ~~i ' u , ~ a •h F~ t [ ~.'3L' R: : _T F~. Sdi''YE', ~ p~1!ry r Y.` • - 1t+ Yd:'.'Y}St ;w,r.n'.w.~! ~1u// Y 4•'r y~•'?~ W r i s Moll" "g lib' s,g r YY i .t ■ ..r 'ti L~ 4ILL City of Pickering }IS Planning & Development Department Legend ■■-■■1 City Of Pickering Q Seaton Neighbourhood 20 (Thomson Croners) ~Terenet Enterpnsea Inc. and Its wpplbrs NI d■hls RasernM. Not a plan of surAy Data Baurtea: DATE: May 16, 2011 SCALE: 1:20,000 PN-15 2008 MPAC end ita au lers. All hh Reserved- Not Y len of Sure ATTAN MEMT# TO Ii1IPDRN0,APON REPORT# I ' ¢ Ij !U 411 • ~ (s¢~JsC~~ . ~ _ to ~ I~• 11 aiAI ms's?I + - ' y _ F 60 ~I y': sl i l '."i . r. air., 10 9 t T / j • / , . -r - t" '4Tt r~ e ` ..rf 1a 1~eJ~ 77 2~W r.1,~. 6• 3~ Ip !c, ~ ~l , .1 + t T'T. 30 YS• F'- X., 16 i ~ -i.11.:¢r~ ./'.iFi~ir- •'y sr r. as I/r i ~'R~%' I' *l City of Pickering Planning & Development Department Legend mosonsom- City Of Pickering ® Seaton Neighbourhood 21 (Pickering Innovation Corridor) TerenMel Ent eryrizes Inc end Its ¢uppllers. All dBhts lan of survey. O¢'°s DATE: May 16, 2011 SCALE: 1:40,000 PN-15 PJIh hts Reserved. NRoeta i. Not 208 MPACed ft,- 11- .'S% -7 ATTAOiMENTCLLTO ,a -l INI=OI RATION REFO T# Draft Amendment X to the Pickering Official Plan Page 1 4 7.xx Adding Policies for Neighbourhood 17: Brock-Taunton as follows: NEIGHBOURHOOD 17: Brock-Taunton Description • Is bound b~, the Seaton Natural Heritage System to the north, west and east. and the C.P.R. railway to the sor rli. • Is in the southeast corner of the Seaton ~Ud ~n Area. • Is surrounded by the Seaton Natural <:1i `t\a_L_1 System on three sides of the neighbourhood. • Has a range of uses and land de sities induci;n r ~i'e otential for commercial and a v of residential b tl:t-forms with densities ranging from ' -useft, o high density. • Taunton Road an - n - RaA are the malin spines runnin through the neighKourfiop • A GO Train Station on the CP Rail line is proposed to be in e rated into the Nei hbo , .1- ood. • The NIik t • Ta ton Road and Brock Road and the ro ose` C CO Trm't'tation form the heart of the neighbor r`ho IjILneighbourhood centre is a compact, ~r . walkable 1. t lr6,t with a mix of commercial and residential uses. This t=ent 41I area shall serve the day-to-day commercial needs of nearbN7 rest s, and of travelers who pass along Taunton Road as well as Gn the major north-south arterial roads. t~ O, Text box: Neighbourhood 17 Poptilatioa mid Employment Projection J Ci/timate Po rJntion T, ,W/ 6704 Ultitnnle Emt loyraent Tn et 585 Land Use Net Units UPH PPU Est. Pop. Area (Net) `q ha Mixed Corridor Type 2 20.2 2497 100 to 2.9 and 5201 1 140 1.8 Hi Density 4.2 835 200 1.8 1503 Village Green 0.5 SWM in tablelands 1.1 Easement 2.6 Roads 7.1 3331 6704 Net GFA Sq. m/p Jobs per Jobs Area (sq. m.) capita a Work at Home wa Na 0.043 288 Schools + other services n/a n/a 0.035 235 Retail Space 1.7 37 62 TOTAL 585 Total Neighbourhood Area (gross area with no NHS): 48.5 ha planningAlliance People and Jobs per ha: 150 people and jobs per ha Without Prejudice Draft March 11, 2011 ATTACHM T# ~ TO INFO'; REP-CRT Draft Amendment X to the Pickering Official Plan Page (ii) despite the polict7 of Section 11.7(b), permit a higher maximum height which shall be determined at the site Flan approval stage after submission of appropriate massing and sun-shadow drawings to demonstrate compatibility with adjacent housing_ (iii) require a minimum densit T of 1 FSI or 100 units Fer net hectare except that interim uses-,rre permitted as per Section 11.10: (iv) permit a maximum density ,61- 250 units per net hectare: ' (v) rec dire applicants to s l`nnit a ; pment concept and intensification planilhistrauni:irc>m~and final 121ans to accommocl,me intensihcatioi, time and ultimate build- t. in accordance is Section 11.10; and (vi) require t1i, of atewa, sites to be determined at the draft ohm r it (e) shell in areas identified '1~ein sub'ect to access limitation require applicants to Frovi~lr. t, rear lanes, slip lanes, shared drive or.,other means to limit4rect access to individual lots or demon~:rr,ue. thf~»zf,ah ap=pnate transportation studies that direct acs red; (t, shell i, c apFliwilts for draft Flan of subdivision approval to identii~ /111d integrate appropriate setbacks from buildings to unlit- and rail corridors.- r-, (g) shall reC z t iv applicants for draft plan of subdivision rezoi or site p approval to submit to the satisfaction of the Citt,_: 6 a Sustainability- Report that demonstrates how the proposal ranks again the sustainable checklist in the Sustainable Placemaking Guidelines: (ii) a Design Brief that demonstrates ho-vv the proposal is consistent with the urban design components of the Sustainable Placemaking Guidelines N planningAlliance Without Prejudice Draft March 11, 2011 ATTACHMENTO I TO Draft Amendment X to the Pickering Official Plan Page 16 CITY POLICY Broek-Tannton Nelphhourhood Policies 12.18 City Council. (a) shall provide greater direction on the location and siting of a GO Transit station based on the results of an Environmental Assessment process within the rock-Taunton Neighbourhood: (b) shall provide greater direction on hPu jng types and densities in the High Density Area deli,,'ii)tton\by permitting a combination of low-rise walk LtL2'apartrnent,,apartments and Mixed-Use residential wartments with retail, coi,awt rcial and professional office uses 1' to 10° o of the floor area of the building withi ~e permitted density wage for High Density Areas: (c) shell provide, r r t X ection on affordable housing opportunities in High ? Density Areas and Mixed Corridor Areas and shall be corNJ&It'td when reviewing development applications in keeping% ,vitli Provincial Policy. Such de-m-1,2ments shall be integrated with other forms of housing rathc°r-_th;it Sc~;0r geto provide cohesive and inclusive (d) shall ,io de Brea"ter direction on housing tWes and densities in the, `tired Corridor designation by aPplying one of the two add' nh .*ubcategories (Mixed Corridors TWe 2) to those set oudin Tables 2 and 6 in the Mixed Corridor subcategory J as f lIvs: 1i) Mixed Corridors TLpe 2 with: a. a full range of unit types as established by Table 5 and Section 11.5 consistening predominantly of ground ~ related multi-residential housing forms such as townhouses and within the permitted density range for Mixed Corridors as per section 11.5 with a mimum density of 60 units per net hectare and a maximum density of 180 units per hectare provided that the overall density of the lands within Mixed Corridors Type 2 designations within each draft plan of subdivision is no more than 140 units per net hectare (d) shall on Gateway Sites within the Mixed Corridors Type 2: (i) be reserved for apartment buildings at or near the highest density and height permission: planningAlliance Without Prejudice Draft March 11, 2011 y CD yD N (f1PEA ARfFllyul 0 r o - o w ~ n Z ~j G7 2 3 < O~ (n fn o Z r" D c O 'S O vi cD O `D d N v 3 a O d m . d c o 'n n N d N N 2 N 70 a Cm ~ n d N FD N N p a ~ ~ ~ C N d N '~c f0 O QQ ~ N N ~ D Li n a 0 7/.-.-7i _::r ATTACNMI N'Tta 6 TO la -dal Draft Amendment X to the Pickering Official Plan 'Pagel 8 7.xx Adding Policies for Neighbourhood 20: Thompson's Corners as follows: NEIGHBOURHOOD 20: Thompson's Corners Description • Is bound by the Seaton Natural Heritage S , to. the west including Urfe Creek Sideline 16 to the ea" Hi wav 7 to the north and the Seaton Natural Herita e sto the south. • Is the eastern most neighbourhood iS o Urban Area. • Is surrounded by the Seaton Natuyat, Heritage Este a cut two and half sides of the nei hbourho YI+ • Has a broad range of es a land use de >sities includin commercial and a v , of res' 'al built-forms with densities ranging from low doy(rsij ed-use. • Brock Road Whitevale R and Hi hwa - 7 are the mains Ines running through the nei hl) h • HighwA40Z ETR /Transit I hisects the industrial portion of the neljhhourh(~---,..., • The Colin Nodes on Brock Road shall be the heart of the nei hbo4l i(, 3d. The neighbourhood centre is a compact, walkable r(2a, with a mix of commercial and residential uses. This centvj 14a shall serve the day-to-dae commercial needs of Yom:, } nearb v res tints and of travelers who 12ass through along Brock Road. e Commulu , Node shall also connect. the residential areas on the east and west sides of Brock Road and shall provide a transition from the industrial area to the north. ~N• Is adjacent to the existing Hamlet of Brougham including the f Brougham Pioneer Christian Cemetery Text box: Neighbourhood 20 Population mid Em )lo ment Pro'ection r GA`,Z/, Po x/nt on T q'I 8128 rlr / Ultimate Em to dent Tai Net 9757 Land Use Net Area Units LipH (Net) PPlI Est. ha Pop. Prestige Employment - General 14.2 n1a n/a n/a Prestige Employment - Node 44.8 n%a n/a n/a Low Density Type 2 Areas 11.3 385 34 3.5 1348 Medium Density Areas 13.6 814 60 3.5 13.1 2556 Community Node 6.5 426 140 2.9 / 1.8 1000 Mixed Corridor Type 1 7.5 1372 140 2.9/1.8 3223 Village Greens 1.0 Neighbourhood Park 3.9 High School + Recreation Centre 10.9 Elements Schools 4.8 SWM in tablelands 4.6 Roads 38.6 TOTAL 2996 8128 planningAlliance Without Prejudice Draft March 11, 2011 ATTACXMC- T 1 19 Draft Amendment X to the Pickering Official Plan Page Text box: Neighbourhood 20 Population and Employment Projection (continued) Net Area GFA Sq. Jobs Employees Jobs (ha) (sq. m/p per per net ha m.) capita Prestige Employment - 14.2 n/a n/a n/a 45' 75 647 General Prestige Employment - 44.8 n'a n./a n%a 190 100 6472 Node /75 Work at Home (in n/a n%a ilia 0.043 n/a 349 Residential) Schools + other services Ilia n/a n/a 0.035 n-a 284 Live Work na lva n/a n%a n/a 1097 Office in Mixed Use + 1.2 n/a n.'a ilia 190 367 Communi Node Retail n/a 20000 T nla n/a 541 TOTAL 9757 Total Neighbourhood Area (gross area with no NHS): 215..6 ha People and Jobs per ha: 83 people and jobs per ha CITY POLICY Tlronr .,orr'.r Corners Net ~hbourbood Policies 4 f: 12.1$ City'C u1 ' (a) shall k de reamer direction on housing . W es and densities in th, Low Density Area designation b, applying two additicl'tral subcategories to those set out in Tables 2 and 10 in the Lo,a- ° ensity Area subcategory as follows: (i) ow Density Area Ty pe 1 with: a. a minimum density- of 35 units per net hectare and a maximum density of up to and including 50 units per net hectare provided the overall densit; of lands within Low Density Area Type 1 and Type 2 designations within the Lamoreaux neighbourhood combined are no more than 40 uluts per net hectare: b. single detached and semi-detached dwelling comprising no more than 50% of all unit types within the subcategon- designation: Low Densit; Area T)712e 2 with: ' a. a full range of unit types within the permitted density range for Low Density Area as per section 11.2. but consisting predominantly of single and semi- detached housing forms: (b) shall provide greater direction on housing types within Medium Density Area designation by permitting single planningAlliance Without Prejudice Draft March 11, 2011 A>Tlu 6 TO Draft Amendment X to the Pickering Official Plan Page 20 detached and semi-detached dwellings to comprise no more than 25% of all unit types within the designation: (c) shall provide greater direction on affordable housing opportunities in High Density Areas and Mixed Corridor areas and shall be considered when reviewing development applications in keeping_ with Provincial Policy. Such developments shall be integrated with othe ms of housing rather than segregated toto provide c sive and inclusive neighbourhoods: (d) shall provide greater direction on cu~'ine' hoes and densities in the Mixed Corridor desi n i~~u b > a 'I ,iii' . tivo additional subcategories to those set oirt i Tables 2 and ii- e Mixed Corridor subcate oU as ;ullu\' s: i Mixed Corridors NToe 1 tith: a. a minimum (lr ns.ty ants per net hectare and a Mxxima~m'&Jsir~ of 180 units per net hectare provided the o"~ e; all density of lands within Nfixed Corridors T r e 7 ard,-1/be 2 designations within the -Lamoreaux nei hl ow ood combined are no more --Tan 140 units p net hectare except for Gatewak t `rtes t_jcr~n 11.18(c) lil: ii ~\lixe _oM-66 s Type 2 with: a. ull ran e of unit types as established by Table 5 and 1 tSection 11.5 within the permitted density range for \Wed Corridors as per section 11.5 but consisting n"redominantlt of ground related multi-residential Housing forms such as townhouses: e)- sl',all on Gateway Sites within the Mixed Corridors: X (i) despite the policy of Section 11.7(b), permit a higher ma-Yimum height which shall be determined at the - site plan approval stage after submission of appropriate massing and sun-shadow drawings to demonstrate compatiblt; with adjacent housing require a minimum density, of 1 FSI or 100 units per net hectare except that interim uses are permitted as per Section 11.10: (iii) permit a maximum densrt;- of 250 units per net hectare: (iv) require applicants to submit a development concept and intensification plan illustrating interim and final plans to accommodate intensification over time and ultimate build-out in accordance to Section 11.10, and planningAlliance Without Prejudice Draft March 11, 2011 ATTACH ENT# -.~E-TO 21 Draft Amendment X to the Pickering Official Plan Page (v) . require the size of Gateway sites to be determined at the draft plan stage: (fl shell provide greater direction on built form and housing types and densities in the Community Mode Designation to illustrate the integration of a mix of retail. commercial and residential uses in the Node. The Thompson's Corners Commuiuty Node shall permit a minimum of 10.000 square, meters a, i~..`a ma-ximum of 20.000 square meters of gross leaseable - oor space for the retailing of goods and services within .<t1, Communit;: Node. The Communitv Noe in Thom s01a1 s-,Cof?h;rs shall contain a Pedestrian Predominant Street. w A is p<,r e~-zjict>lar to Brock Road and maybe public or private.. Cl he Comri-Jui y NA#des may develop first with primarily c'`rm ercial uses al lViniensif' over time with a broader mix uses, which will co ribute to long f term intensification. (g) shall provide g~eatcr ..l 41tion on employment uses and densities in the Pres'L4( ~;.mployment Area designation by applying three subcategoriL tC)- rhe.Prestige Employment Area land use category set out in T-h~s.and 8 as follows: " (i) - I-restig-e-_Employmen General: Ir -.iddIn n rc the prohibited uses in section 11.36. ~~al~h,i~~ur1 all be prohibited except for warehousing kc "or , to a ermitted use• (ii) trstige EmEmployment - Node: a. beaddition to the prohibited uses in section 11.36. warehousing, and light manufacturing, assembly and processing of goods shall be prohibited: b. A minimum densij~7 of 2.0 FSI shall be required. - however interim development of no less than 0.3 FSI may be permitted provided a development concept and intensification plan is submitted demonstrating how the property can be intensified including: j i) the siting and orientation of buildings which do not preclude future intensification: N the location of parking for the initial development and changes to parking to accommodate the intensification process: and iii, the phasing; of the intensification of the site to realize the ultimate built form, (h) Shrill for appropriate transitional design, compatibility buffering from the Prestige Employment Areas to the Hamlet of Brougham and its existing character in addition to planningAlliance Without Prejudice Draft March 11, 2011 A m yafmw # L To Draft Amendment X to the Pickering Official Plan Page 22 adequate connections from Brougham to these surrounding Prestige Employment lands: shall allow for the long-term intensification of Highwav 407 ETR/Transitway station located at Brock Road and Highway 407 ETR/Transitwav based on the underlying land use of Prestige Employment - Node, (k) shall encourage applicants for draft n f subdivision ,a~~proval to locate places of worship ii1 : e Low and Medium Densit; Areas, Mixed Corridor /d, Community Node provided that the size, heights a~s~ 1 aad scale of use is compatible with the characterI the ~at1L,~~ it development and .in Low and Medium Den-ity Areas %rl1e size shall enerall be a maximum 6i '(48 hectares andL ;,`O'r sites ma be accommodated in Z xed Corridor and C muni ; Node areas; sites shall be : enerall ated on arterial and collector roads with Iic ' . ran ' routes and shall encourage ppporwilitles or Jy r r is of larking areas; (1) shall require the propoi)crir'-pi iort.o submission of draft plans of subdivision to seek conI~Ir,raaorl of the Brougham Pioneer Chj~Lstian CemetaQT's desir4-fo acquire additional lands in the are,,` r>I ,t~~c~ctl~rent_cPetery, or not, as described in the CPL) 1'. _ - (m) shall ~rt anp i, rots for draft plan of subdivision, rezoning or site- In approval to submit to the satisfaction of the CitL (i) Sust~unabihty Report that demonstrates how the ro osal ranks a alp the 'sustainable checklist in the Sustainable Placemaking Guidelines: I' a Design Brief that demonstrates how the proposal is consistent with the urban design components of the Sustainable Placemaking Guidelines. /r `l f planningAlliance Without Prejudice Draft March 11, 2011 0 E fN0 O y w a Z (1 C J ~ ° p od N m a-1 ~ ° d a s m ~ ~ i y `m o y 0 . a E o in w` in ID VO y L° m m v .a o c v c a z a g m c 2 N a m m c U r m O > 2 O ° (n p d d d j O N 2 c° m E 0- m aoi 1° `o x c v E v > m in o m m m o m d to m E $ m rn y v E 3 3 3 c t c c d Y 0 o. v E `m E m m E r p 3 'v x E a o. p; m m d y E_ m o a 3 m c o d = m m o p o E E m d d p o a m z 3 3 rpb u, in x r o c, z > w x ¢ w f v w w c~ a o. z a a o a v pE 3 pE i E 8 E 8 E O Ci 9T aullopis ~ I ~ +rI1NWF J v 0 bi _ r~ Im U C r 00 c ATTAWNC- !T#-7-TO - ..L-ARSPOO 1 :vs Draft Amendment X to the Pickering Official Plan Page X 24 7.xx Adding Policies for Neighbourhood 21: Pickering Innovation Corridor as follows: NEIGHBOURHOOD 21: PICKERING INNOVATION CORRIDOR Description y • Is bound by Duffins Creek to the west, the"Federal Airport lands (generally Highway 7) to the north. rlie"S~aton Natural Heritage System east of Sideline 22 to the r,ist. aii-d d -;c Seaton. Natured Heritage System to the south. • Is surrounded by the Seaturi Natural Heritage J. m on three sides of the neighhbourho) l • Is planned to contain ~i 1>r, ,,«1 r;iiie of employment uses as well as Hamlet Heritage Spade. adjacent to Green River. • Highway 407 ETR/Trarnsirway inr'through the middle of the neighbourhood and the proo,)scd transitway with 3 proposed stations-,,killer()ss through the4N~eighbourhood. Text box: Neighbourhood 21 Population and Employment Projection Ultimate Population Target n/a Ultimate Employment Target 14948 Land Use Net GFA (retail) Employees per Jobs Area net ha ha Prestige Employment 207.2 45 (office); 75 9447 General retail Prestige Employment 33.4 190 (office); 100 4832 Node (non-office); 75 (retail) Prestige Employment 2.9 190 (office) 20 581 - Node Transit Area (station redevelopment); 40 retail Retail 3250 37m2/employee 88 SWM in tablelands 13.8 Roads 78.3 TOTAL 14948 Total Neighbourhood Area (gross area with no NHS): 515 ha People and Jobs per ha: 29 people and jobs per ha planningAlliance Without Prejudice Draft March 11, 2011 ATTACF,.U=-MT#-7 TO 25 w,:r , r~{.. Fr`e.v.r.: v.'~ 4M1w3~o.JR7 ~~r Draft Amendment X to the Pickering Official Plan Page X CITY POLICY ,iohbourhood Policies Pickeri4i; Innovation ConidorlltiTe 12.23 Cite Council, (a) shall provide greater direction on employment uses and densities in die Prestige Employment At , designation b3 applying three subcategories to the Prr ttgr- Employment Area land use categor7 set out in Table , td 8 as follows: i (i) Prestige Employment -Gene r.~ I In addition to the prohibited uses ii~i^ section 11.36 warehousing shall be prohibited exce6t for,~va?ehousing accessoi ~ to a lzermi-;~(" t~se~ - (ii) Prestige Emploert4it. - Node: a. In additiwi.r- the hrohibited uses ui section 11.36, warehousing.wd Ii lit manufacturing, assembly and processing of good, ~I.iall be prohibited: b. A minumum c~~~t~sir 2.0 FSI shall be required, however interim "development of no less than 0.3 1 'T mad be pefinitted provided a development ~ncci~r arid-/intensification plan is submitted ~i~nru ti:~tin how the property can be intensified it i ~ludu7e`~' i) the siting and orientation of buildings which do not preclude future intensification: ul the location of parking for the initial _ development and changes to parking to accommodate the intensification process: and iii h •in the p as g of the intensification of the site to _ realize die ultimate built form: (b) shall allow the "Hamlet Heritage Open Space" designation north of Green River Hamlet to permit a range of social, institutional, open • space and recreational uses that ` demonstrate appropriate transitional design and compatibility with the area-'s' rea's existing character. This could include a ^ District Park with the adjacent Seaton Natural Heritage System providing for associated passive recreational use and buffer adjacent to the recreational fields. As per section 11. 17, adequate buffering and transition shall be incorporated in the design of the park at the south end to minimize impact to the existing residential uses along Highway 7. (c) shall allow for the long-term intensification of Highway 407 ETR/Transitway station located at Sideline 26 and Highway planningAlliance Without Prejudice Draft March 11, 2011 -7 O ATTACHUCERITo 2 'h y~ Draft Amendment X to the Pickering Official Plan Page X 26 407 ETR/Transitwav based on the underl5jng land use of Prestige Employment - Node, 4d, shall require applicants for draft plan of subdvision aj-2p. roval to identif~ and reserve a location for a future fire station to the satisfaction of the fire chief generally along Highway 7 in the vicinit5of the District Park. (el shall allow personal services uses, convf-m iic~~ commercial. restaurants and financial institutions It are ancillary and serve the Prestige Employment A ea located on ground floors of office buildings and/ )r in clusters to be determined iti the draft plans„ Of subdi,~'isioL. Clusters, could be potentially located at the north and/or'sourh yes of the Highway 407 ETR/Tran~lt<v,t5, and Sideline '26'interchange and/or the intersection' -i f-14wa5, 7 and North Road with a maximum combined toy tI 1,4 o F 3250 m2. (f) shall allow reside xl ti .vc 1i as a range of retail. office and service commercial w,<:s within existing "Built Heritage Resources" shown on ~)nccdl ile X provided such uses respect the cultural heritage attri I,1:re5 (,f the heritage buildings. ~gl shall ct)Tlti, cr hr;or to riew of draft plan of subdivision appio, d R, ~ onal 'r`equests for land for a future regional worl;ha'id size, a waste transfer station 1.2 ha in size i,ij i transit depot 4 ha in size, including general location of sites to accommodate these facilities, (h) shall recj imc the lands to be developed by way of draft plan of SUbdi'S~.1011' ~I --111 require applicants for draft plan of subdivision rezoning ur site plan approval to submit to the satisfaction of the Citk (i) a Sum.uriabaitv. Report that demonstrates hove the - proposal ranks again the sustainable checklist in the r Sustainable Placemaking Guidelines: (ii) a Design Brief that demonstrates how the proposal is consistent with the urban design components of the Sustau7able. Placemaking Guidelines. planningAlliance Without Prejudice Draft March 11, 2011 ATTACHICNT - . -2-7 2/ > a N a` N c z 0 c C N j c S v ` d ~ Q Lip LO ~7 N m > d i co, Od v m m = a m m °c o V~ m m = m V. ° m E a° m m 'c° m$ 6 0 a m rn Y o m `o m g E E m n n m aci m N o d z 3 3 n ai = _ a` u v° ° w w z a° L) o SIDELINE 22 - z f o SIDELINE 26 j 3 I V~ E o - ~ N SIDELINE 28 - - II ~ P i. i a I' U i 5E2 NORTH ROAD _i L o i SIDELINE 32. _ _r \ v ~ of Y / o Q / " - / c / CON IoN Rowo 31 . ? / I SEYENTr ~ ~ III i FlFTr C ION r HL7A0 DP L ~ 1 _ - Y u a 'R e _ B R W - - I WHITE E Y y T C~ B C HS n I roum.i POON. ROAD 1n Q \1r Y I ; I v~ / ITY "O Q' 1 a IL I rAUNTOn \ _ ..ERN PIPE E r7 IL 27 a CNERRYW D D ARE N $ - 0 CH RYWOOD ~ ' y T(iA SFORME ZN STATION O -I l4VAr _ I/ Z ENB~IDGE ~ pG+ C.P.R. J OR I- E O 2 J O J- O - L SCHEDULE I TO THE LAND USE STRUCTURE PICKERING OPEN SPACE SYSTEM URBAN RESIDENTIAL AREAS FREEWAYS AND MAJOR UTILITIES EATON NATURAL R AGE SYSTEM LOW DENSITY AREAS ® POTENTIAL MULTI-USE AREAS OFFICIAL PLAN - HE - NATURAL AREAS ® MEDIUM DENSITY AREAS CONTROLLED ACCESS AREAS a EDITION 6 HIGH DENSITY AREAS ACTIVE RECREATIONAL M ® AREAS OTHER DESIGNATIONS MIXED USE AREAS HAMLET HERITAGE C pp DISTRICT PARK - OPEN SPACE ! LOCAL NODES { AGRICULTURAL AREAS € Cp COMMUNITY PARK COMMUNITY NODES 1:3 f SEATON URBAN AREA BOUNDARY ~ INc e MIXED CORRIDORS e pp - 7R ¢ LJC HIGH SCHOOL 1 1.7 orM W S I I SPECIALTY RETAILING g NAP RURAL SETTLEMENTS NODE b6 DOWNTOWN CORE L' RURAL CLUSTERS D71 DEFERRALS RURAL HAMLETS EMPLOYMENT AREAS RURAL STUDY AREAS SHEET 2 OF 4 PRESTIGE EMPLOYMENT TY OF PICKERINC MIXED EMPI_OYM ENT PLANNING 6 DEVELOPMENT DEPARTMENT The Urban Area Boundary In SOUth r®EODECEAMB`R, 2008 - - wn ac .uo I« rowu o« wIT« ,«c m,.cn zc«couuo .ro .«c TvT. Pickering will be delineated through subsequent amendment CIO Caq 4 Information Report Report Number: 13-11 G For Public Information Meeting of Date: June 6, 2011 PICKERI 29 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 5/11 The Estate of Paul Pickard 1861 Woodview Avenue (Part Lot 12, Plan 282) City of Pickering 1.0 Property Location and Description • the subject property is located on the southeast corner of Woodview Avenue and Pine Grove Avenue (see Location Map - Attachment #1) • the subject property has an area of approximately 5.6 hectares with frontage of 60.9 metres along Pine Grove Avenue and 91.4 metres along Woodview Avenue • the subject property is currently vacant with trees and vegetation occupying a large portion of the property • surrounding land uses are entirely residential, consisting generally of detached dwellings of various lot frontages 2.0 Applicant's Proposal • the applicant is proposing to amend the existing zoning to allow for the creation of five new lots fronting Pine Grove Avenue with a minimum frontage of 12.0 metres, and to allow four 15.0 metres lots with side yard widths of 1.2 metres on Woodview Avenue (see Applicant's Submitted Plan - Attachment #2) • the applicant has submitted land severance applications to the Region of Durham Land Division Committee; in accordance with the Pickering Official Plan, which limits the creation of lots through land severance to a maximum of three, the applicant has also made a separate request for Council approval to allow for the creation of nine lots through land severance rather than through plan of subdivision 3.0 Official Plan and Zoning 3.1 Durham Regional Official Plan • the Durham Regional Official Plan designates the subject lands as "Urban Areas - Living Areas"; lands within this designation shall be used predominantly for housing purposes • the proposal appears to conform to the Durham Regional Official Plan Information Report No. 13-11 Page 2 30 3.2 Pickering Official Plan • the City of Pickering Official Plan designates the subject property as "Urban Residential - Low Density Area" within the Highbush Neighbourhood; lands with this designation are intended primarily for housing at a net residential density of up to and including 30 units per net hectare • the Highbush Neighbourhood policies encourages new development on Woodview Avenue and Pine Grove Avenue to be compatible with the character of existing development, and the preservation of vegetation to the greatest extent possible through the use of strategies including: • lower lot coverages, wider lot frontages, deeper lot depths, wider side yards, deeper front yards, lower building heights and lower densities along the existing older roads • buffering between new development and existing older development • careful establishment of lot lines and siting of new dwellings to reflect existing buildings setbacks and yard depths to assist in the protection of significant vegetation • tree preservation plans • Schedule II - Transportation Systems designates Woodview Avenue and Pine Grove Avenue as "Collector Roads" 3.3 Zoning By-law 3036 • the subject property is zoned "R4" - Fourth Density Residential Zone • the "R4" zoning permits detached dwellings on lots with a minimum frontage of 15.0 metres, a minimum lot area of 420.0 square metres and minimum side yard widths of 1.5 metres • an amendment to the existing zoning by-law-is required to allow for the creation of lots with a minimum lot frontage of 12.0 metres on Pine Grove Avenue, and side yard widths of 1.2 metres for the four proposed lots fronting Woodview Avenue 4.0 Results of Circulation 4.1 Resident Comments • a neighbouring resident opposes the proposed side yard width reduction to 1.2 metres from 1.5 metres for the proposed lots on Woodview Avenue on the grounds that it will change the look of Woodview Avenue, and that the proposed lot sizes can easily accommodate homes that meet the existing zoning (see Resident Comment - Attachment # 3) Information Report No. 13-11 Page 3 31 4.2 Agency Comments • no comments received to date 4.3 Staff Comments • in reviewing the application to date, the following matters have been identified by staff for further review and consideration: • evaluating whether the proposed 12.0 metre lot frontages on Pine Grove Avenue and resultant development will maintain the character of the neighbourhood • evaluating whether the proposed reduced side yard widths for the four proposed lots on Woodview Avenue is consistent with the character of the neighbourhood • preservation of.existing vegetation to the greatest extent possible • proposed sustainable development components 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 • any member of the public who wishes to reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law for this proposal • any member of the public who wishes to be notified of Council's decision regarding this proposal must request such in writing to the City Clerk • if a person or public body that files an appeal of a decision of the City of Pickering in respect of the proposed zoning by-law amendment does not make an oral submission at.the public meeting, or make written submissions to the City of Pickering before the proposed zoning by-law is approved or refused, the Ontario Municipal Board may dismiss the appeal 6.0 Other Information 6.1 Appendix No. I • list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing report 32 Information Report No. 13-11 Page 4 6.2 Information Received' • in addition to the full scale copies of the Applicant's submitted plan, the following documents are available for viewing at the offices of the City of Pickering Planning & Development Department: • Planning Rationale Report • Sustainability Report • Architectural Design Statement • Phase I Environmental Site Assessment 6.3 Company Principal • the owner of the subject property is The Estate of Paul Pickard • the authorized agent is Grant Morris and Associates Mila Yeung Marg Wouters, MCIP RPP Planner I Manager, Development Review & Urban Design MY:Id Attachments Copy: Director, Planning & Development i 33 Appendix No. I to Information Report NO. 13-11 Commenting Residents and Landowners (1) Tony Accardi Commenting Agencies (1) no comments received to date Commenting City Departments (1) no comments received to date . II AnwimEI -L-TO II INFO~'MATION rEROtIrP#..ta~..Ij...,. 34 w z w CRES Q N RS CENT V~ V 5PN~ 5 MELDRON R 0 FOREST ~ Z ROUGE SANDHURST CR r, ~ J °o FS PINE GROVE O E GROVE CRESCENT p PARK W z o w o p PINE GROVE AVENUE z MOSSBROOK TRANQUIL CRT. p Y W W p a w SQUARE N w U ~ ~ O Of N w z WESTCREEK DRIVE Q p Q 0 WESTCREEK ALLEYVIE PUBLIC SCHOOL PARK w PROHILL ST. Fr p w p z BUTTERNUT CRT. c~a o m STREET W Y Q o Of U ~ p ~ O w w Q N Z O J J Q J LAN :REST ST. T LANE o op w ~QO GATE p City of Pickering Planning & Development Department PROPERTY DESCRIPTION Part Lot 12, Plan 282 OWNER Estate of P. Pickard(A. Snyder) DATE Apr. 27, 2011 DRAWN BY JB FILE No. A 005/11 SCALE 1:5,000 CHECKED BY RIP N o a ourcee• Teranet Enterprises Ins. and Its suppliers. All rights Reserved. Not a plan of survey. P\110 2005 MPAC and its s Item. All ri hts Reserved. Not a Ian of Su.. . RWt3MTiIOi REiX MT# Information Compiled from 35 Applicant's Submitted Plan A 5/11 The Estate of Paul Pickard PINE GROVE AVE I.O+. vIDCxINO `"Q6 ?5 ?5 06 1.75 tn0 i a \A ~u 1n~ ~a °~'i ~b k~ 4~a° KDEC. ny 4 p ~yO ~.Z ~t Q ,a O u o~ ° o ; a o p ~ o~i 4n x SrOPEr a ; y ~ y y ~ b ` 6RIC~^c 9EZ CING 12 47 1.75 L?5 115 115 1.75 115 125 175 PART 5 e PART 6 P RT 7 PART 8 W Q 1y PA T 9 ~U a A ~ .ZJ w 71i 1854 a y 1 ZJJ0 O uw ~ ro a ` W U I~ nU a a ~ yw ~ ~ 7(J4 °'rx~ 1854 a rv JS JS U s to O~ft~LC J.TCRCOC[ 3.1C 2 S10RC~ 8Rl CF C:111Y !✓v i857 This map was produced by The City Of Pickering Planning & Development Department, Planning Information Services Division Mapping And Design, Apr. 27, 2011. ATTACHMENT #3.10 1!"11 E C O VE D 36 `M R,AATPCN REPORT May 11, 2011 To: Mila Yeung Planner MAY 16 2011 Planning and Development Department City of Pickering CITY OF PICKERING PLANNING & DEVELOPMENT From: Tony Accardi P.Eng & Irene Accardi DEPARTMENT 1857 Woodview Ave, Pickering, On. L1V 1L3 This letter is in regards to the zoning by-law application A 05111 for 1861 Woodview Ave, requesting approval from the City of Pickering to change the existing zoning by-laws on Woodview Ave to accommodate side yard widths of 1.2 meters instead of 1.5 meters which is the existing zoning bylaw requirements on Woodview Ave. We live at 1857 Woodview Ave which is the property that butts the applicant's on the south side of their property and we are strongly opposing this application. We purchased the property at 1855 Woodview Ave along with my brother's family back in 2001 and have severed it in 2002 resulting in 2 lots (1855 & 1857 Woodview Ave), one for each family. We built 2 custom bungalows on these lots which we are currently living in. Both homes were built in accordance with the existing bylaws for this street which govern the minimum frontage length, side yard widths, maximum height of structure, maximum land coverage etc, so our homes would be in line with the rest of the existing properties on Woodview Ave bordering Pine Grove Ave on the north and Twyn Rivers Dr. on the south. We selected Woodview Ave because of the uniqueness of the homes on this street, and foremost, because of the distance between them. All existing homes today have at least 1.5 in side yard widths if not more, which is hard to find now a days. It is these features that attracted us to Woodview Ave in the first place. Currently, there is a subdivision being built just south on WoodView Ave on the east side. This subdivision is being developed by E & F Raponi Investment Inc. and includes 7 lots on Woodview Ave. Each lot complies with the existing 15 meter frontage and three homes that have recently been built are spectacular in both size and looks and most importantly comply with the existing zoning by-laws for this street which requires minimum side yard widths of 1.5 meters. The applicant currently has several applications with the Region of Durham Land Division Committee for the property located at 1861 Woodview Ave, application numbers LD042-2011 through LD045-2011 to create four new lots on Woodview Ave just north of our property with a proposed 15 meter frontage and 60.96 meter depth for 3 of the lots and 48.96 meter depth for the 4th. These lots are premium lots both in width and depth and each lot can easily accommodate homes in the 3800 plus square foot range while still complying with today's existing zoning by-laws which require a minimum of 1.5 m side yard widths. Homes of this size would be inline with existing homes on this street if not bigger, and therefore, there is no impeding need to request a change in the existing zoning by-law to accommodate a side yard width of 1.2 meters. Ultimately, there is enough space to build comparable homes on this street without the need for a 1.2 meter side yard width. In conclusion, we are strongly apposing the applicant's request for a zoning by-law change for Woodview Ave and kindly request that the City of Pickering's Planning and Development Committee do the same and reject this request on the grounds that the applicant's lots sizes can easily accommodate homes that not only meet, but exceed the size of existing homes on Woodview Ave without the need change existing zoning by-laws on this street.. Please don't change the look of Woodview Ave by allowing this applicant to clutter it up by building homes closer to each other. Sincerely, Tony Accardi P.Eng and Irene Accardi Information Report Report Number: 14-11 PICKERING For Public Information Meeting of 1 V Date: June 6, 2011 37 In Accordance with the Public Meeting Requirements of the Planning Act, R.S.O. 1990, chapter P.13 Subject: Zoning By-law Amendment A.6l11 Grand Communities (Pickering) Corporation 356 & 364 Kingston Road (Part of Lots 3 and 4, Plan 228, Part of Part 1, Plan 40R-8966) City of Pickering 1.0 Property Location and Description • the subject properties are located at the northwest corner of Kingston Road and Rougemount Drive (see Location Map - Attachment #1) • the subject properties have a combined lot area of approximately 0.6 hectares, with frontage along both Kingston Road (approximately 77 metres) and Rougemount Drive (approximately 43 metres) • 356 Kingston Road is currently vacant; 364 Kingston Road is occupied by two one-and-a-half storey buildings with a professional office occupying the building to the west, and the building to the east appearing to be unoccupied • surrounding uses include low density residential to the north, a commercial plaza to the east across Rougemount Drive, a Montessori School and industrial-commercial uses to the south across Kingston Road, and a vehicle repair establishment and outdoor storage to the west 2.0 Applicant's Proposal • the applicant is proposing to amend the existing zoning to permit additional commercial uses and to revise performance standards in order to allow a three-storey mixed-use building containing approximately 1,350 square metres of commercial-retail floor space on the ground floor, and 34 apartment units on the second and third floors (see Applicant's Submitted Plan - Attachments #2 and #3) 3.0 Official Plan and Zoning 3.1 Provincial Growth Plan • the Provincial Growth Plan for the Greater Golden Horseshoe (Places to Grow) guides infrastructure planning and strategic investment decisions to accommodate forecasted population and employment growth within municipalities • the Growth Plan requires intensification of land uses within a municipality's built-up area Information Report No. 14-11 Page 2 38 3.2 Durham Regional Official Plan • the Regional Plan designates the subject property "Living Area" with the "Regional Corridor" overlay • "Living Areas" are to be used predominantly for housing purposes • "Regional Corridors" are to be planned and developed as mixed-use areas, including residential, commercial and service areas with higher densities supporting higher order transit services and pedestrian oriented development • development adjacent to Kingston Road, identified as a Type "B" Arterial Road and Transit Spine, shall provide for complementary higher density uses and buildings oriented towards the street • Regional Official Plan Amendment No. 128 (ROPA 128), which implements the Provincial Growth Plan, contains provisions that require significantly higher densities for identified portions of Regional Corridors; the amendment is currently under appeal 3.3 Pickering Official Plan • the City of Pickering Official Plan designates the subject property "Mixed-Use Areas - Mixed Corridors" (Rougemount Neighbourhood) • the current Mixed Corridor designation is intended primarily for residential, retail, community, cultural and recreational uses at a scale serving the community • the Rougemount Neighbourhood Policies provide for a maximum residential density of 55 units per net hectare for lands located on the north side of Kingston Road that are designated Mixed Use Areas and abut low density development • the Plan designates Kingston Road as a "Type B Arterial Road", which is designed to carry moderate volumes of traffic at moderate speeds and have some access restrictions • the Plan also recognizes Kingston Road as a transit spine, where a higher level of transit service is to be encouraged within the City's urban area • in response to the Provincial Growth Plan, the City initiated a Growth Strategy Program in 2009 as part of the Official Plan Review, to identify appropriate locations and policies for intensification, including the Kingston Road Corridor • this work may result in future changes to the designations, prescribed densities, and other policies pertaining to the subject property 3.4 Kingston Road Corridor Urban Design Development Guidelines • the Kingston Road Corridor Urban Design and Development Guidelines, adopted by Council in 1997, establish a general design framework for the Corridor, that supports the long-term vision for the transformation of Kingston Road from a highway to a "main street" • the Guidelines envision an "urban village" for the Rougemount Village precinct that provides a mix of compatible, people oriented, street-related uses Information Report No. 14-11 Page 3 39 • low rise buildings (minimum two storeys), promoting pedestrian friendly uses such as ground floor retail and restaurants with large sidewalks, are encouraged within the precinct; taller buildings (of a low rise form) are permitted in strategic locations provided they do not have an adverse impact on abutting residences • redevelopment of under-utilized properties are encouraged • these guidelines will be updated as a result of the Growth Strategy Program work currently underway 3.5 Zoning By-law 3036 as Amended by By-law 2658/88 • the subject property is zoned "CO/(H)RM1" - Commercial Office/Multi Residential Zone by amending By-law 2658/88 • this zone permits the following uses, subject to a Holding provision: • business office • professional office • multiple dwelling horizontal (townhouses) and multiple dwelling vertical (residential units attached by an above grade wall/floor or walls/floors) at a density of 22.5 to 55 units per net hectare • the Holding provision is intended to prevent residential development until appropriate agreements are entered into with the Regional Municipality of Durham and the City of Pickering for the provision of municipal services and site plan approval 4.0 Results of Circulation 4.1 Resident Comments • a neighbouring resident has expressed concerns with lack of privacy, air, noise and traffic pollution, building height scale and appearance, site layout, buffering from neighbouring properties, decrease in property values and potential increase in crime (see Attachment #4) 4.2 Agency Comments • none received in response to the circulation to date 4.3 Staff Comments • in reviewing the application to date, the following matters have been identified by staff for further review and consideration: . . • ensuring the proposal conforms with the density permissions in the Pickering Official Plan • ensuring that the proposal is compatible and sensitive to surrounding lands and is consistent with the principles of the Kingston Road Corridor Urban Design and Development Guidelines • ensure the proposal does not prevent future redevelopment opportunities to the abutting property immediately to the west (340 Kingston Road) Information Report No. 14-11 _ Page 4 40 • site design matters concerning, but not limited to, building location, parking layout, loading spaces, sidewalks, landscaping, driveway accesses, and building entrances • the Regional Municipality of Durham's requirements for a road widening and the potential impact on the proposed site design • the Planning & Development Department will conclude its position on the application after it has.received and assessed comments from the circulated departments, agencies and public 5.0 Procedural Information • written comments regarding this proposal should be directed to the Planning & Development Department • oral comments may be made at the Public Information Meeting • all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council • any member of the public who wishes to reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law for this proposal • any member of the public who wishes to be notified of Council's decision regarding this proposal must request such in writing to the City Clerk • if a person or public body that files an appeal of a decision of.the City of Pickering in respect of the proposed zoning by-law amendment does not make an oral submission at the public meeting, or make written submissions to the City of Pickering before the proposed zoning by-law is approved or refused, the Ontario Municipal Board may dismiss the appeal 6.0 Other Information 6.1 Appendix No. I • list of neighbourhood residents, community associations, agencies and City Departments that have commented on the application at the time of writing report 6.2 Information Received • in addition to the full scale copies of the Applicant's submitted plan, the following documents are available for viewing at the offices of the City of Pickering Planning & Development Department: • Planning Rationale Report • Phase 1 and 2 Environmental Site Assessment • Environmental Noise Feasibility Report • Floodplain Analysis • Parking Justification Study • Soil Investigation Report • Sustainable Development Report • Urban Design Brief 'L Information Report No. 14-11 Page 5 6.3 Company Principal 41 • the owner of the property is Grand Communities (Pickering) Inc. • the applicant is Wes Surdyka W y ldV42 Ashley Yea oo Marg Wouters, MCIP, RPP Planner I Manager, Development Review & Urban Design AY:ld Attachments Copy: Director, Planning & Development 42 Appendix No. I to Information Report No. 14-11 Commenting Residents and Landowners (1) Don Salvatore Commenting Agencies (1) none received to date Commenting City Departments (1) none received to date AMUSIMENT#- MFOM ION REPORT#!' CRESCENT PUBLIC W SCHOOL Q 77777< z IF, x ? G Q FIDDLERS N DRIVE G ° Z r TOML SON CRT a z 0 q- o a STREET Q F- z z 0 M 0 ULLLDLRIV~Ep Q ~ m 0 ° Of Q O C9 ~~OO PETT/COAT C m O 0° RARY A ~7 U m ROUGE HILL OMMUN GP~E CENT VALLEY GATE BROOKRIDGE O~~L CHURCH F W OF THE O Q NAZARENE z ~pPO Z~ tL K~NGS~O~ > Q z r J W UB T En OP TIES ~p1 ° Q O NvJP~ FRONTIER NAG C R J z Q _U M U TOYNEVALE ROAD TOYNEVALE 0 [r 0 111 TFITI o TM7P+~i!P~ City of Pickering Planning & Development Department PROPERTY DESCRIPTION Part of Lots 3 & 4, Plan 225, Part of Part 1, 40R-8966 17\ OWNER Grand Communities (Pickering) Corp. DATE Apr 28, 2011 DRAWN BY JB FILE No. A 6/11 SCALE 1:5,000 CHECKED BY AY a a oureee: a Teronet Enterprleee Ina. and it• euppllen. NI right Reeerved. Not a plan of survey. 0 2003 MPAC and Its eu Ilen. All' rl hte Reeerved. Not a Ian of Surve . PN- S I i ATTACHMENT# INFORMATION REPORT# 44 Information Compiled from Applicant's Submitted Plan A 6/11 Grand Communities (Pickering) Corp. 87.6m jl .-....._...._....~.,._~...-_.~._,.e,_.,..~........-__.._.,.._-._,...- PROPERTY LINE v .,..I rryyyGAP,M~, Lij qL° i s°ncr FTT-TinrAI lrEl t3.-7;7TE- e753 1 . lit - f-J 0: I , ~'oB W 7n co ~1101W ~ I ~ ~ ~ ~✓V_~ ~u., nl 74 '4y- I o r r ~ r l \ „PROPOSED G\P gU~40U°G I tnnnscnwec .~~il , f ~~.RJ~i~~~ • ~,,.~~:m'° "''z-=mar-.~ , goP K1NG5~ON w, This map was produced by The City Of Pickering Planning & Development Department, Planning Information Services Division Mapping And Design, Apr. 28, 2011. ATTACHMENTS INFORMATION REPOF7T~~ Information Compiled from 45 Applicant's Submitted Elevation Plan A 6/11 Grand Communities (Pickering) Corp. 7-7 9 c i ill Jl 'C~ J I It r t r F 'I~IiB lld lt~i ~ ,.4 LaI l( d 3 1 i ....vm,..•ieww,✓+*+.asar. 4Ya"Ai '4'. _ - = ....s , . _ f { _.~.R_._.-` Y SOUTH ELEVATION 'M N This map was produced by The City Of Pickering Planning & Development Department, Planning Information Services Division Mapping And Design, Apr. 28, 2011. 46 A.~ 7, iI ~~a-~_ A-g -F-) Yearwood, Ashley From: Don [mrtaxes@bell.net] Sent: May 15, 20112:50 PM To: Yearwood, Ashley Subject: Zoning amendment application -A 6/11 Re 356 and 364 Kingston Road, Pickering, Ontario Hello Ashley, In regards to the above noted application, please be advised that we, the resident's and owners of 1006 Dalewood Drive, are opposed to the requested application for the following reasons: • A three-storey residential-commercial building will adversely impact the quiet enjoyment and destroy the right to privacy attached to our property • A three storey building of this size and nature will generate excessive air, noise and traffic pollution in the vicinity • A three storey building exceeds any permitted official plan construction for the site and is not in keeping with the current height development for the area. • The proposal will significantly and adversely impact the property value of our residence and neighbours on Dalewood Dr. and Rougemount Drive. • The scale of the development reflects a poor standard of development practices in the City of Pickering (and Durham generally) and question why the City would even entertain such a proposal . ® The proposal lacks any architectural merit e The proposal does not provide any buffer (green space and suitable noise abatement fencing) for the adjacent residents • The proposal may and likely will, attract undesirable elements (such as criminals) to the vicinity. We will support the community-based united and forceful opposition to this proposed amendment. Don Salvatore, for John and Guistina and Anthony Salvatore 1006 Dalewood Dr. Pickering City 00 Report To Planning & Development Committee PICKERING Report Number: PD 16-11 Date: June 6, 2011 4 From: Neil Carroll Director, Planning & Development Subject: Request for Council's Permission to Develop through Land Severance The Estate of Paul Pickard 1861 Woodview Avenue (Part of Lot 12, Plan 282) City of Pickering Recommendation: 1. That the request by The Estate of Paul Pickard to permit the division of the subject lands being Part of Lot 12, Plan 282 (municipally known as 1861 Woodview Avenue) through land severance rather than by draft plan of, subdivision, be approved. Executive Summary: The Estate of Paul Pickard is requesting Council approval for the creation of nine residential lots through severance on a 5.6 hectare property at the southeast corner of Pine Grove Avenue and Woodview Avenue. The lands are known municipally as 1861 Woodview Avenue (see Location Map - Attachment #1). The proposal is to create four 15.0 metre lots fronting Woodview Avenue and five 12.0 metre lots fronting Pine Grove Avenue (see Applicant's Submitted Plan - Attachment #2). The Pickering Official Plan requires that land capable of being divided into more than three additional lots be developed by a draft plan of subdivision rather than through land severance, except where it is demonstrated to Council's satisfaction that a draft plan of subdivision is neither appropriate nor necessary. A plan of subdivision is not necessary for the proposed development as the proposed lots will have frontage on fully serviced public roads and no further roads are required as part of this development. It is recommended that the applicant's request to develop the subject lands through land severance be approved, as all City requirements related to the development can be addressed through conditions of severance approval. Financial Implications: No direct costs to the City are anticipated as a result of this authorization to develop by land severance. Report PD 16-11 June 6, 2011 Subject: Request for Council's Permission to Develop Lands 4 8 through Land Severance Page *2 Sustainability Implications: No sustainability implications are anticipated as a result of this authorization to develop through land severance. 1.0 Background: The Estate of Paul Pickard is requesting Council approval for the creation of nine residential lots through land severance on a 5.6 hectare property at the southeast corner of Pine Grove Avenue and Woodview Avenue. The lands are known municipally as 1861 Woodview Avenue (see Location Map - Attachment #1). The proposal is to create four 15.0 metre lots fronting Woodview Avenue and five 12.0 metre lots fronting Pine Grove Avenue. The Pickering Official Plan requires that land capable of being divided into more than three additional lots be developed through a draft plan of subdivision rather than through land severance, except where it is demonstrated to Council's satisfaction that a subdivision plan is neither appropriate nor necessary. 1.1 The applicant has submitted the required Land Severance and Zoning By-law amendment applications The applicant has submitted Land Severance Applications to the Region of Durham Land Division Committee (LD 042/11 to LD 045/11) to create the four proposed 15.0 metre lots on Woodview Avenue. Additional severance applications will be submitted for the five proposed 12.0 metre lots on Pine Grove Avenue. The proposed development requires a zoning by-law amendment to allow for the creation of the five 12.0 metres residential lots fronting on Pine Grove. The proposed 15.0 metre lots on Woodview Avenue are permitted by the current zoning, however the applicant is requesting an amendment to permit 1.2 metre side yard widths for these lots. A zoning amendment application (A 5/11) has been submitted and a Public Information Meeting for the application is scheduled to be held at the June 6, 2011 Planning & Development Committee meeting. Staff has requested that the severance applications be tabled until Council has made a decision regarding the appropriate process for lot creation and the proposed zoning by-law amendment. Report PD 16-11 June 6, 2011 Subject: Request for Council's Permission to Develop Lands 49 through Land Severance Page 3 2.0 Discussion: 2.1 Creation of the proposed lots through severance is considered appropriate The subject property is designated "Urban Residential - Low Density Area" in the Official Plan, which permits residential development at a net residential density of up to and including 30 units per net hectare. The proposed development will achieve a density of 16.4 units per net hectare which is consistent with the designation. A plan of subdivision is not necessary for the proposed development as the proposed lots will have frontage on fully serviced public roads and no further, roads are required as part of this development. Any City requirements for developing the subject lands can be addressed through the Land Division process through conditions of approval. Among other conditions, the owner would be required to enter into an appropriate development agreement with the City to address matters typically included in subdivision agreements, such as above-ground and underground hardware relocation and/or installation, stormwater management, grading and drainage, road widening, access and entrances, fencing, parkland dedication, easements, and provision of securities. Although the creation of the proposed lots through Land Division is supported, staff reserve judgment on the proposed lot configurations until such time as the detailed review of the zoning by-law amendment and Land Division applications has occurred. It is recommended that the division of the lands proceed through severance. Attachments: 1. Location Map 2. Applicant's Submitted Plan Report PD 16-11 June 6, 2011 Subject: Request for Council's Permission to Develop Lands 50 through Land Severance Page 4 Prepared By: Approved/Endorsed By: Mila Yeung Neil Carr , , RPP Planner I Director, Planning & Development Marg Wouters, MCIP, RPP Manager, Development Review & Urban Design MY:ld Copy: Chief Administrative Officer Recommended for the consideration of Pickering City Coun it Zlf, 2O/ Tony Prevedel, P.Eng. Chief Administrative Officer i ATTACHMENT # TO REPORT # PD_ 5 w z W CIR (vL' Q SPNON~RS CENT c~ i S MELDRON cf) R o REST A z F 0 m < vGE w SANDHURST RG p CRFS PINE GROVE P O O 3 E CPO VE- CRESCENT o PARK z p w > T1 Q 0'. p PINE GROVE AVENUE z MOSSBROOK TRANQUIL CRT. cy- p Y w W W p Df z 0 SQUARE N 10 w F Q Y W W U W TFFI W z WESTCREEK DRIVE w JE, 1,0 p PRO PER Q O TT-T- WESTCREEK ALLEYVIE ~ PUBLIC SCHOOL PARK W PROHILL ST. > [if p Li > z BUTTERNUT CRT. p 0 STREET o m w O Y > Y U 0 p O O Z Q W Li z cn O W J J Q J LANCREST ST. j W w T LANE p o w N GATE p w City of Pickering Planning & Development Department PROPERTY DESCRIPTION Part Lot 12, Plan 282 OWNER Estate of P. Pickard(A. Snyder) DATE Apr. 19, 2011 DRAWN BY JB FILE No. LD 042/11 to LD 045/11 SCALE 1:5,000 CHECKED BY RP oTeranetrcEnte rprises Inc. antl its suppliers. All rights Rese-etl. Not a plan of --y. PN-10 2005 MPAC antl ils suppliers. All rights Reserved. Not a plan of Survey. - 1 ATTACHMENT TO REPORT # PD- 52 Information Compiled from Applicant's Submitted Plan Request for Council's Permission to Develop by Land Severance The Estate of Paul Pickard PINE GROVE AVE Ia VIIICNIN6 MIMIE v v06 .15 G6 .75 ( P6 115 06 65 L25 DRIVEV+r t ~ •:avnr a a u "H o; o n o do o,?z t t Sn" i7 47 115 115 115 175 . 75 ~ ` 115 175 115 ~ PART 5 PART 6 P RTn,7 PART 8 W Q \ ~ h ~ PA T 9 D v a g W 7!/ ; 1854 n y 7110 O a ` W U D ark w p Pol O gu ~ rr: ^S 7.^4 . EY. 1654 a U J5 chi, pa ? D _ I u o Y n iTl ~ a s" ~ `w owr.cE INiCREOCK BRIC< Z SIMI BRICx DVULM A IB57 This map was produced by The City Of Pickering Planning & Development Department, Planning Information Services Division Mapping And Design, Apr. 27, 2011. Cis p~ Report To Planning & Development Committee PICKERING Report Number: PD 17-11 Date: June 6, 2011 53 From: Neil Carroll Director, Planning & Development Subject: Request for Council's Permission to Develop through Land Severance Almont Homes Inc. 1790 Rosebank Road (Part Lot 31, Concession 1) City of Pickering Recommendation: 1. That the request made by Almont Homes Inc., to permit the division of the subject lands being Part Lot 31, Concession 1 (municipally known as 1790 Rosebank Road) through land severance rather than by draft plan of subdivision, be approved. Executive Summary: Almont Homes Inc., is requesting Council approval for the creation of six residential lots through land severance on a 2.5 hectare property located between Rosebank Road and Silver Maple Drive north of Foxwood Trail (see Location Map - Attachment #1). The proposal is to create six 13.4 metre residential lots, three fronting onto Silver Maple, Drive and three fronting onto Rosebank Road (see Applicant's Submitted Plan - Attachment # 2). The Pickering Official Plan requires that land capable of being divided into more than three additional lots be developed by a draft plan of subdivision rather than through severance, except where it is demonstrated to Council's satisfaction that a subdivision plan is neither appropriate nor necessary. A plan of subdivision is not necessary for the proposed development as the proposed lots will have frontage on fully serviced public. roads and no further roads are required as part of this development. It is recommended that the applicant's request to develop the subject lands through land severance be approved, as all requirements of the City can be appropriately addressed through conditions of severance approval. Financial Implications: No direct costs to the City are anticipated as a result of this authorization to develop by land severance. Report PD 17-11 June 6, 2011 Subject: Request for Council's Permission to Develop Lands 5 through Land Severance Page 2 Sustainability Implications: No sustainability implications are anticipated as a result of this authorization to develop by land severance. 1.0 Background: Almont Homes Inc., is requesting Council approval for the creation of six residential lots through land severance on a 2.5 hectare property located between Rosebank Road and Silver Maple Drive north of Foxwood Trail (see Location Map - Attachment #1). The proposal is to create six 13.4 metre residential lots, three fronting onto Silver Maple Drive and three fronting onto Rosebank Road (see Applicant's Submitted Plan - Attachment #2). The, Pickering Official Plan requires that land capable of being divided into more than three additional lots be developed by a draft plan of subdivision rather than through severance, except where it is demonstrated to Council's satisfaction that a subdivision plan is neither appropriate nor necessary. 1.1 The applicant has submitted the required Land Severance application The applicant has submitted Land Severance Applications to the Region of Durham Land Division Committee (LD 032/11 to LD 036/11) to create the six proposed 13.4 metre lots, three fronting onto Silver Maple Drive and three fronting onto Rosebank Road. Staff has requested that the severance applications be tabled until Council has made a decision regarding the appropriate process for lot creation. 2.0 Discussion: 2.1 Creation of the proposed lots through severance is considered appropriate The proposed lots appear to comply with the minimum lot area and frontage requirements of the zoning by-law. A plan of subdivision is not necessary for the proposed development as the proposed lots will have frontage on fully serviced public roads and no further roads are required as part of this development. Any City requirements for developing the subject lands can be addressed through the Land Division process through conditions of approval. Among other conditions, the owner would be required to enter into an appropriate development agreement with the City to address matters typically included in subdivision agreements, such as above-ground and underground hardware relocation and/or installation, stormwater management, grading and drainage, road widening, access and entrances, fencing, parkland dedication, easements, and provision of securities. Report PD 17-11 June 6, 2011 Subject: Request for Council's Permission to Develop Lands through Land Severance Page 3 55 Although the creation of the proposed lots through Land Division is supported, staff reserve judgment on the proposed lot configurations until such time as the detailed review of the Land Division applications has occurred. It is recommended that the division of the lands proceed through severance. Attachments: 1. Location Map 2. Applicant Submitted Plan Prepared By: Approved/Endorsed By: Mila Yeung Neil Car RPP Planner I Director, anning & Development Marg Wouters, MCIP, RPP Manager, Development Review & Urban Design MY:ld Copy: Chief Administrative Officer Recommended for the consideration of Pickerin City Council 24r Zor( VaA Tony Prevedel, P.Eng. Chief Administrative Officer 1+TTACH ENT #__~_____TO 56 RIvPDP7 ~ PD.~l't o 1 o m WOODSMERE z zD n 0 ALTONA FORE-ST ASHFIELD QR\VE CRT. PUBLIC SCHOO PARK O Sj DRIVE ST. ELIZABETH SETON o OS SEPARATE SCHOOL w pJ w CD a STROUDS LANE HIGHBUSH PUBLIC SCHOOL Y Lu Li 0 Z w z D u 0 U w m O m U r w AMBERL EA } z Q u w W < o a PARK U U Q ROSE-BANK E~ pP RESERVOIR BRAEBURN z SUBJECT M m Q = ME z FOXWOOD - FOXWOOD SRA\~ Y TRAIL V-<) WMARK PINEVIEW LANE w PLACE U H ~ w SQUARE O U U O w > ui t/) w 3~: AUTUMN LAURIER v w m o a a c~ SHEPPARD SHEPPARD AVENUE co a ~ m ~ o City of Pickering Planning & Development Department PROPERTY DESCRIPTION Part Lot 7, Plan 505, 40R-16583 107\ OWNER Almont Homes DATE Apr. 19, 2011 DRAWN BY JB FILE No. LD 032/11 to LD 036/11 SCALE 1:5,000 CHECKED BY RP At oTe ronelraEnlerprisas Inc. -d its suppliers. All rights Res.-d. Nol a plan of sa rvey. PN-11 2005 MPAC and its supplier.. All right. R.--d. Not o plan o/ Survey. ATTACHMENT #TO REPORT # PR r; 57 Information Compiled from Applicant's Submitted Plan Request for Council's Permission to Develop by Land Severance Almont Homes Inc. 31 63 3158. M PART 6 ~ PART 1 O M . ~ O J w N72c 51 E 1.9 3! 63 31 58 i O w PART 5 0 PART 2 CL - - z m N 72 G! 51' 0 0" E Q 31 63 _ 31 59 18 m w w J PART 4 PART 3 14* p rn z rn M 31.63 - 31.58 N This map was produced by The City Of Pickering Planning & Development Department, Planning Information Services Division Mapping And Design, May 16, 2011. City Report To ' Planning & Development Committee PICKERING Report Number: PD 18-11 5 Date: June 6, 2011 From: Neil Carroll Director, Planning & Development Subject: Zoning Amendment Application A 11/10 Starbank Developments 1786 Corp. on behalf of Golden Prospect Enterprises Ltd. 1786 and 1790 Liverpool Road (Part of Lot 23, Concession 1, Part 1, 40R-15786) City of Pickering Recommendation: 1. That Zoning By-law Amendment Application A 11/10 submitted by Starbank Development 1786 Corp., on lands being Part of Lot 23, Concession 1, Part 1, 40R-15786, City of Pickering.to amend the zoning by-law to permit a financial institution use with an associated drive-through facility, be endorsed; 2. That the City Solicitor be authorized to attend the Ontario Municipal Board hearing to support Zoning By-law Amendment Application A 11/10 as endorsed by Council; and 3. Further, that the draft zoning by-law to implement Zoning By-law Amendment Application A 11/10, as set out in Appendix I to Report PD 18-11 be finalized and forwarded to City Council for enactment, 'should the appeal to the Ontario Municipal Board be withdrawn. Executive Summary: Starbank Developments 1786 Corp. proposes to amend the zoning by-law to permit a financial institution use with a drive-through facility at 1786 and 1790 Liverpool Road, located at the southwest corner of the Liverpool Road/ Pickering Parkway intersection (see Location Map - Attachment #1). The proposal is to demolish the northerly vacant building (previously Tropix restaurant) and to build a new two-storey 1,120 square metre financial institution with an associated drive-through facility. A site plan application has been submitted. Both the zoning by-law amendment application and the site plan application have been appealed by the applicant to the Ontario Municipal Board. Report PD 18-11 June 6, 2011 Subject: Starbank Development 1786 Corp. (A 11/10) Page 2 59 The proposed use conforms with the current Region of Durham Official Plan and the "Mixed Use Areas - Downtown Core" designation in the Pickering Official Plan. The proposed development is also consistent with the Pickering Downtown Core Development Guidelines. Although the intensity of development of the proposed financial institution use does not approach the level of development anticipated in the Region's Official Plan Amendment 128 (which implements the Provincial Growth Plan) or the Pickering Official Plan, the proposed development does not preclude the redevelopment of the remainder of the site at an intensity that would be more in keeping with the requirements of ROPA 128 and the desired level of intensification for Downtown. In the absence of recommendations being available from the City-wide drive-through facilities study, this application has been examined on a site-specific basis. The proposed accessory drive-through facility, in the location shown on the site plan, is considered acceptable on this site. A parking ratio of 5.5 parking spaces per 100 square metre gross leasable floor area is proposed to accommodate parking for both the existing restaurant and proposed financial institution on the site. Staff have successfully worked with the applicant to reach an agreement regarding the draft zoning by-law and site plan, and the applicant has indicated the intention to withdraw the OMB appeals. Since the appeals have not yet been withdrawn at the time of drafting this report, it is recommended that the draft by-law attached as Appendix I to this report be endorsed, and forwarded to Council for enactment if the appeal to the Ontario Municipal Board is withdrawn. In the event the appeal is not withdrawn, the draft by-law will be finalized and form Council's position before the Board. It is also recommended that the City Solicitor be authorized to attend hearings, as required, to support the Zoning By-law Amendment application as endorsed by Council. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. Sustainability Implications: Staffs review of the zoning amendment application against the City's Draft Sustainable Development Guidelines resulted in a score below the Level 1 standard. The proposed development represents efficient use of the lot, and takes advantage of existing infrastructure within the City's Downtown core. The proposed development improves the streetscape within the Downtown core by providing built form along the street, and improves pedestrian amenity on Liverpool Road by providing primary entrances and walkway connections. Additional opportunities to achieve a Level 1 standard are available through the site plan approval process. These opportunities include designing the building to exceed the national model energy code, provision of white high reflectance roofing, waste reduction in construction and reducing pesticide and fertilizer use. Report PD 18-11 June 6, 2011 Subject: Starbank Development 1786 Corp. (A 11/10) Page 3 on 1.0 Background: Starbank Developments 1786 Corp. proposes to amend the zoning by-law to permit a financial institution use with a drive-through facility at 1786 and 1790 Liverpool Road, located at the southwest corner of the Liverpool Road/Pickering Parkway intersection (see Location Map - Attachment #1). The site currently supports two one-storey buildings with surface parking surrounding the buildings. The southerly building is occupied by the Makimono restaurant; the northerly building, previously occupied by the Tropix restaurant, is currently vacant. The proposal is to demolish the northerly vacant building and to build a new two- storey 1,120 square metre financial institution with an associated drive-through facility. The southerly portion of the site is proposed to be unchanged. A site plan application has been submitted. Both the zoning by-law amendment application and the site plan application have been appealed to the Ontario Municipal Board, on the basis that the City failed to make a decision on the applications within the time frames of the Planning Act. A hearing date has not yet been scheduled. 2.0 Comments Received: 2.1 At the February 7, 2011 Information Meeting (see text of Information report and Meeting Minutes, Attachment #4 & Attachment #5) No members of the public appeared in support or opposition to the application. 2.2 City Department and Agency Comments The Ministry of Transportation . Ministry building/land use permits will (MTO) be required prior to any grading or construction Durham Region Planning . the 0.23 floor space index (fsi) for the Department proposed development falls short of the Regional expectation of 3.0 fsi within the Urban Growth Centre, particularly in light of the site's exposure and accessibility to Highway 401 and the partial interchange at Liverpool Road; in the absence of additional information regarding the overall re-development of the site, this proposal is not consistent with ROPA 128 • a 5.0 metre road widening on Liverpool Road is required (see Attachment #7) Report PD 18-11 June 6, 2011 Subject: Starbank Development 1786 Corp. (A 11/10) Page 4 61 Durham Region Works . no objections to the zoning by-law Department amendment application • issues with the Traffic Impact Study and the Stormwater Management Study to be addressed through the site plan application process (see Attachment #8) Enbridge Gas Distribution Inc. . no objection to the Development as proposed (see Attachment #9) Development Control . during the site plan review process the following matters will be required: development agreement with the City, construction management plan, geotechnical report, fill & topsoil permit, Regional road widening, sidewalk installation and relocation, accessible parking ramps and bike rack location • detailed comments regarding engineering design and stormwater management will be provided during site plan review (see Attachment #10) 3.0 Discussion: 3.1 Proposed financial institution use conforms with the Regional Official Plan and the Pickering Official Plan The proposed development conforms with the current Region of Durham Official Plan which designates the subject property as "Regional Centre". The designation provides for a concentration of commercial, residential, employment, cultural and government functions in an intensive form. The proposed financial institution use is also consistent with the "Mixed Use Areas - Downtown Core" designation in the Pickering Official Plan, which provides for a wide range of commercial and residential uses. The Region has commented that, although the financial use is consistent with the Regional Official Plan, the proposed development is not consistent with Regional Official Plan Amendment No. 128 (ROPA 128), which implements the Provincial Growth Plan. ROPA 128 designates the subject lands as "Urban Growth Centre". Urban Growth Centres are intended to be planned as focal areas for institutional, major office, commercial, recreational; cultural, entertainment and residential uses, serving as major employment centres supporting higher order transit services. Urban Growth Centres should support an overall long term Report PD 18-11 June 6, 2011 Subject: Starbank Development 1786 Corp. (A 11/10) Page 5 62 density target of 200 persons and jobs combined per gross hectare and a floor space index (total floor area divided by lot area) of 3.0. The built form is expected to be predominantly high-rise development, with some mid-rise development, as determined by the City. ROPA 128 is currently under appeal. The "Mixed Use Areas - Downtown Core" designation in the Pickering Official Plan provides for a maximum floor space index (FSI) of 3.0, but does not provide for a minimum height or FSI. The policies state that Council shall have regard for encouraging intensification over time, up to the maximum FSI. The City is currently undertaking a Growth Strategy Program which will identify the appropriate level of intensification in the Downtown Pickering Urban Growth Centre, including this site. The proposed financial institution is a two-storey building with two functional floors. The building is proposed to be located at the northeast limits of the property, occupying a small portion of the larger 0.69 hectare site. Including the gross floor area of the southerly building on the site, the proposed development achieves an FSI of approximately 0.23 over the entire site. Although the intensity of development of the proposed financial institution use does not approach the level of development anticipated in ROPA 128 or the Pickering Official Plan, the development conforms to the current Plans and does not preclude the redevelopment of the remainder of the site at an intensity that would be more in keeping with the requirements of ROPA 128 and the desired level of intensification for Downtown. 3.2 The Proposed Development is Consistent with the Pickering Downtown Core Development Guidelines The Pickering Downtown Core Development Guidelines provide for the development of a special image and character on Liverpool Road, reflecting its role as a north/south gateway into Downtown Pickering. The guidelines provide for street-related, mixed-use buildings along Liverpool Road, with buildings framing the street and occupying, at corner locations, most of the frontage of both streets. Buildings are expected to be a minimum of two storeys, with potential for higher tower buildings at gateway intersections such as Liverpool Road near Highway 401. Pedestrian comfort and amenity along Liverpool Road is expected to be improved with the use of appropriate lighting, tree planting, signage and street furniture. The proposed development is consistent with these guidelines. The siting of the building at the northeast limit of the property frames the southwest corner of the Liverpool Road/Pickering Parkway intersection. The design of the building, with a tower feature at the corner, provides visual interest and an identifying feature at the intersection. A primary entrance from Liverpool Road improves access for pedestrians on Liverpool Road, and creates the street-related development envisioned in the guidelines. Pedestrian amenity along Liverpool Road is also improved through landscaping and the provision of walkways from the current sidewalk to the primary entrances. Report PD 18-11 June 6, 2011 Subject: Starbank Development 1786 Corp. (A 11/10) Page 6 63 3.3 Accessory Drive-through Facility is appropriate for this site The City is currently undertaking a drive-through facilities study to address concerns regarding the appropriate location of the facilities in certain locations within the City, and to address their impacts on, among other things, traffic circulation, pedestrian safety, built form and public realm. Staff is in the process of developing draft evaluation principles for these facilities. In the absence of recommendations being available from the study, this application has been examined on a site-specific basis. The proposed accessory drive-through facility, in the location shown on the site plan, is considered acceptable on this site. The drive-through window and queuing lanes are located in the rear of the site in a manner which does not conflict with pedestrian movements on Liverpool Road, or traffic movement into and out of the site. The drive-through facility is effectively screened by the building from Liverpool Road. Although visible from the private-road to the north, the facility is not expected to experience as high a demand as a drive-through facility related to a restaurant, and is therefore not expected to require a lengthy queuing lane. Details regarding the facility, including the length of the queuing lane, will be finalized as part of site plan review. 3.4 Site access, on-site circulation, parking and traffic generation will be addressed during the site plan approval Site development and technical matters, including on-site circulation, queuing lanes, servicing, stormwater management and landscaping, will be addressed through the site plan approval process. The two existing accesses to the property from the Liverpool Road are proposed to remain. The northerly access is restricted to right in/right out movements. The southerly access is from a signalized intersection through the abutting Ministry of Transportation lands to the south: An overall parking ratio of 5.5 parking spaces per 100 square metres of gross leasable floor area is proposed in the draft zoning by-law to accommodate parking for both the restaurant and proposed financial institution uses on the site. This ratio is consistent with the current parking requirement for the property. The site plan proposes 51 parking spaces for the financial institution use, with 65 spaces available for the existing restaurant use, reflecting a surplus over the entire site of over 30 spaces from the proposed parking. requirement. Given the surplus spaces on the site, the opportunity for shared parking within the site, and the expectation for walk-in traffic in this Downtown location, a parking requirement of 5.5 spaces per 100 square metres of gross leasable area is considered -appropriate. Report PD 18-11 June 6, 2011 Subject: Starbank Development 1786 Corp. (A 11/10) Page 7 64 3.5 Rezoning Application and Site Plan Application have been appealed to the Ontario Municipal Board As the applications have been appealed, the OMB is now the approval authority. Staff have successfully worked with the applicant to reach an agreement regarding the draft zoning by-law and site plan, and the applicant has indicated the intention to withdraw the appeals. However, since the appeals have not yet been withdrawn at the time of the drafting of this report, staff recommend that the City Solicitor be authorized to attend hearings, as required, to support the Zoning By-law Amendment application as endorsed by Council. 3.6 Draft Zoning By-law amendment provisions In accordance with staff and agency requirements noted in this report, the draft by-law amendment attached as Appendix I provides for the following: a) Addition of financial institution use and definition b) Deletion of motel, drive-in theatre, open-air farmer's market, parking station and automobile service station uses c) 5.5 parking spaces per 100 square metres gross leasable floor area d) Minimum number of storeys - 2 e) Maximum height - 18.0 metres f) Minimum front yard depth - 0.5 metres g) Minimum rear yard depth - 6.0 metres h) Minimum north side yard - 1.0 metres i) Minimum south side yard - 6.0 metres The draft zoning by-law amendment implements the proposed financial institution use. A further amendment would be required to implement the ultimate level of intensification to be identified through the Growth Strategy Program work for the Downtown area.. As the OMB is currently the approval authority for the zoning by-law amendment, it is recommended that the attached draft by-law be endorsed and forwarded to Council for enactment if the appeal to the Ontario Municipal Board is withdrawn. In the event the appeal is not withdrawn, the draft by-law attached to this report will be finalized and form Council's position before the Board. Report PD 18-11 June 6, 2011 Subject: Starbank Development 1786 Corp. (A 11/10) Page 8 65 Attachments: 1. Location Map 2. Applicant's Submitted Site Plan 3. Applicant's Submitted Elevations 4. Text of Information Report 5. Minutes from February 7, 2011 Planning & Development Committee Meeting 6. Agency Comments - the Ministry of Transportation 7. Agency Comments - Region of Durham Planning Department 8. Agency Comments - Region of Durham Works Department 9. City Comments - Development Control Prepared By: Approved/Endorsed By: 1 C t~ Q21~xx I WA Mila Yeung Neil Carr C 42~ RPP Planner I Director, Planning & Development Marg Wouters, MCIP, RPP Manager, Development Review & Urban Design MY:ld Copy: Chief Administrative Officer Recommended for the consideration of Pickering PAy Counc' 25, Zoi/ ri / 4V~~ 1 Tony evedel, P.Eng. Chief Administrative Officer 66 Appendix I TO Report PD 18-11 Draft Zoning By-law Amendment Application A 11/10 The Corporation of the City of Pickering 67 B a Fx x/11 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, being Part of Lot 23, Concession 1, in the City of Pickering. (Al 1/10) Whereas the Council of the Corporation of the City of Pickering deems it desirable to permit a financial institution use on the subject lands, being Part of Lot 23, Concession 1 in the City of Pickering; And whereas an amendment 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 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 23, Concession 1, in the City of Pickering, designated "C-21" 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. Definitions In this By-law, (1) "Financial Institution" shall mean a building or part of a building in which money is deposited, kept, lent or exchanged, and which includes a chartered bank or branch thereof; i By-law No. Page 2 b ( ross Leasable Floor Area" shall mean the aggregate of the floor areas of all storeys above or below established grade, designed for owner or tenant occupancy or exclusive use only, but excluding storage areas below established grade; (3) "Hotel" shall mean a building, or two or more attached buildings used for the purpose of providing the public with temporary accommodations, having a minimum of 25 accommodation units accessed by internal corridors, and uses accessory thereto, including meeting rooms, conference rooms, recreational facilities, banquet halls, and dining and lounge areas; (4) "Restaurant - Type A" shall mean a building or part of a building where food is prepared and offered or kept for retail sale to the public'for immediate consumption on the premises or off the premises; (5) "Storey" shall mean that portion of a building other than a basement, cellar or attic, included between the surface of any floor and the surface of the floor, roof deck or ridge next above it. 5. Provisions (1) Uses Permitted ("C-21" Zone) No person shall, within the lands zone "C-21" on Schedule I attached to this By-law, use any lot or erect, alter or use any building or structure for any purpose except the following: (a) financial institution (b) hotel (c) restaurant - type A (2) Zone Requirements ("C-21" Zone) No person shall within the lands designated "C-21" on Schedule I attached hereto use any lot or erect, alter or use any building except in accordance with the following provisions: (a) Building Restrictions (i) Building Height: minimum 9.5 metres maximum 18.0 metres (ii) Number.of Storeys: minimum 2 (iii) Front Yard Depth: minimum 0.5 metres By-law No. Page 3 69 (iv) Rear Yard Depth: minimum 6.0 metres (v) North Side Yard Width: minimum 1.0 metres (vi) South Side Yard Width: minimum 6.0 metres (b) Parking Requirements (i) a minimum 5.5 parking spaces shall provided and maintained for every 100 square metres of gross leasable floor area on lands zoned "C-21" on Schedule I attached to this By-law; (c) Existing Buildings (i) Notwithstanding the provision of Section 5(2)(a) of this by law, any building existing at the date of the passing of this by-law shall be deemed to conform to the zoning by-law. 6. By-law 3036 By-law 3036 is hereby 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 matter not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 3036, as amended. 7. 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 20th ty of June, 2011. DRAF' David Ryan, Mayor Debbie Shields, City Clerk I I ~ I n\ I ~ I u \n I ~ i ~ I I I ~ I I 1 I 1 PICKERING PKWY o 52.7m Q 0 LL E ? - E J a ^ N 0 p O a C-21 PART OF LOT 23 p CONCESSION 1 3 E n 0 ro tiF •~O 51.1m - • I , N SCHEDULE I TO BY- PASSED THIS DAY OF 2011 MAYOR CLERK ATTACHMENT # -TO REPORT # PD._,/~-1/ 71 APO w w ~ w < Q F- z o o ~ N M w J z 0 w J , U N~ ~y L) 9'~C0 RE GOON °Q 0 OpO ~ ~0~ 5 SUBJECT J PROPERTY w J F\CKEFt\NG 4.01 N\GHw F~ q.0 ~ N\Gr\w PY +„e GO TRANSIT STA TION STREET BAYLY City of Pickering Planning & Development Department PROPERTY DESCRIPTION Part Lot 23, Concession 1, Part 1, 40R-15786 07\ OWNER Starbank Developments 1786 Corp. DATE May 20, 2011 DRAWN BY JB FILE No. All/10 SCALE 1:5,000 CHECKED BY MY N caTeranet Enterprleee Inc. and Its euppllena. All rtphte Reserved. Not a plan of aurvsy. PIV-8 C 2003 MPAC and It- • Ilse. All rI ht• R•••rv•d. Not a plan of Su-y. ATTACHMENT # 07 TO REPORT # PD-IA-11 _ 72 Information Compiled from Applicant's Submitted Plan A 11/10 Starbank Developments 1786 Corp. PI CKERING. PRKWY. • ~ ~ PRO o $ 3 STONEY FINANCUU. INSTITUTION -Fir !1,130 S.MJ 213.0558.F. .Mm O I I I PROPOSED NEW ~ . PROPERTY LINE TIMM. mra ---h iLJ m'a aw 1,L_._m~a O Q O EMSTINO RETAIL F000 STORE (1 STOREY 1 - EXISTING 1 STOREY RESTAURANT o /1,455 SJ.J J . /,/868.F. O O a J o g 0 0 0 O 071 This mop was produced by the My of Pickering, Planning & Development Department, Information & Suppoft Services, May 9, 2011 ATTACH JIENT Fu REPORT P PD Information Compiled from Applicant's Submitted Plan 73 A 11/10 Starbank Developments 1786 Corp. _ 0 ~ 11 I ,1 1 1 5 ) L 11 ,1 ~ < 5 tt tl I 1 T- { NI 11 Q u 9 - 1 IIL 1 JII ~ _ 1 ~ 0 2) 9 2 ~6 ) fl 1 5 P~NCiPNJ 9 ) 0 2 5 ) 5 EN'RANCE 1'. ~'=~=v 1 1 5 11 5 8 1 11 5 11 1 . 1 8 5 11 6 1 h 1, _ 9 i 1 6 1 2 5 2 6 1 1 1 6 1 0 1 fl 1 1f 2 6 5 ) 8 A 1 5 9 , t`I Ihll map was pmOueM byy bhI q~. at piaAer/ng, PMnning Di t 0mwt* t. kdb-wftn SLppavt Ssnlcea May 9, 2011 ATTACHMENT# _ To Information Report REPORT # PD Report Number: 06-11 For Public Information Meeting of P CKERING Date: February 7, 2011 In Accordance with the Public Meeting Requirements of the Planning Act, R.S.O. 1990, chapter PA 3 Subject: Zoning By-law Amendment Application A 11/10 Starbank Development 1786 Corp. on behalf of Golden Prospect Enterprises Ltd. 1786 & 1790 Liverpool Road (Part Lot 23, Concession 1, Part 1, 40R-15786) City of Pickering 1.0 Property Location and Description • the subject property is located at the southwest corner of Liverpool Road and Pickering Parkway (see Location Map - Attachment #1) . • the subject property is approximately 0.69 hectares in area, with approximately 127 metres of frontage on Liverpool Road (see Applicant's Submitted Plan - Attachment #2) • an existing restaurant (Makimono) and a vacant restaurant building (Tropix) occupy the subject property • the surrounding land uses are: north - a private road and parking associated with the commercial site to the west; further north is a plaza with a variety of commercial uses west - a commercial development anchored by a Loblaws Superstore south - vacant lands owned by the Ministry of Transportation (MTO), and Highway 401 east - multi-storey office buildings and Pickering Town Centre on the east side of Liverpool Road 2.0 Applicant's Proposal • the applicant is proposing to amend the zoning by-law to permit a financial institution use with an associated drive-through facility • the applicant proposes to replace the northerly vacant building with a 1,120 square metre, two-storey financial institution and accessory drive-through facility • two existing driveway accesses from Liverpool Road are proposed to be maintained; the northerly access is restricted to right in/right out movements; the southerly access is from a signalized intersection through the abutting MTO property to the south ATTACHMENT # TO Information Report No. 06-11 REPORT # PD Page 2 75 3.0 Official Plan and Zoning 3.1 Provincial Growth Plan • the Provincial Growth Plan for the Greater Golden Horseshoe (Places to Grow) guides infrastructure planning and strategic investment decisions to accommodate forecasted population and employment growth within municipalities • the Growth Plan requires intensification of land uses within a municipality's built-up area • the subject lands are within the Downtown Pickering Urban Growth Centre; Urban Growth Centres are regional focal areas for institutional, recreational, commercial, cultural and entertainment uses-and higher density residential and employment uses, supported by higher order transit 3.2 Durham Regional Official Plan • the Regional Plan designates the subject property as a "Regional Centre" • "Regional Centres" are to be developed as the main concentration of urban commercial, residential, employment, cultural and government functions in an intensive land use form • Regional Official Plan Amendment No. 128 (ROPA 128), which implements the Provincial Growth Plan, designates the subject lands "Urban Growth Centre"; ROPA 128 is currently under appeal • Urban Growth Centres should be planned as focal areas for institutional, region-wide public services, major office, commercial, recreational, cultural, entertainment and residential uses, serving as major employment centres supporting higher order transit services • Urban Growth Centres should support an overall long term density target of 200 persons and jobs combined per gross hectare and a floor space index (fsi) of 3.0; the built form should be a mix of predominantly high-rise development, with some mid-rise development, as determined by the City 3.3 Pickering Official Plan • the lands are designated "Mixed Use Areas - Downtown Core" and are within the Town Centre Neighbourhood • lands within this designation are intended to be developed with the widest variety of uses at the greatest scale and intensity of all neighbourhoods within the City • permissible uses include retail and office, higher density residential, and community., cultural and recreational uses • the designation provides for a maximum floor space index of 3.0 (total floor area divided by lot area); in zoning for the permitted uses, Council shall have regard for encouraging intensification over time, up to the maximum floor space index • the Town Centre Neighbourhood plan identifies proposed new road connections to the north and the west of the site ATTACHMENT # TO Page 3 Information Report No. 06-11 REPORT # PD _ 9e 76 • in response to the Provincial Growth Plan, the City initiated a Growth Strategy Program in 2009 as part of the Official Plan Review, to identify appropriate locations and policies for intensification, including the Downtown Pickering Urban Growth Centre • this work may result in future changes to the designations, prescribed densities, and other policies pertaining to the subject property 3.4 Pickering Downtown Core Development Guidelines • these guidelines, adopted by Council in 1997, provide for: • developing a special image and character on Liverpool 'Road reflecting its role as a north/south gateway into downtown Pickering • street related mixed use buildings along Liverpool Road • buildings with a minimum height of 2 to 3 storeys with potential for higher tower buildings at gateway intersections such as Liverpool Road near Highway 401 • buildings framing the street and occupying at least 70% of the street frontage, and in corner locations, most of the frontage of both streets • improving pedestrian comfort and amenity along Liverpool Road with the use of appropriate lighting, tree planting, signage and street furniture • these guidelines will be updated as a result of the Growth Strategy Program work currently underway 3.5 Drive-through Facilities Study • a drive-through facilities study is being initiated by City staff to address concerns regarding the appropriateness of drive-through facilities in certain locations within the City, and to address their impacts on, among other things, traffic circulation, pedestrian safety, built form and the public realm • the study will review current land use policies, zoning standards and urban design guidelines related to drive-through facilities and recommend any necessary changes • staff anticipate that a report on this matter will be considered at the February 7, 2011 Planning & Development Committee meeting 3.6 Zoning By-law 3036 • the subject property is currently zoned TY - Highway Commercial Zone which permits a variety of commercial uses but does not include the financial institution use • an amendment to the zoning by-law is required to permit a financial institution use 4.0 Results of Circulation 4.1 Resident Comments • none received to date ATTACHMENT # Pa e 4 Information Report No. 06-11 REPORT ft PD g 77 4.2 Agency Comments • Region of Durham (see Attachment #4) • the 0.23 floor space index (fsi) for the proposed development falls short of the Regional expectation of 3.0 fsi within the Urban Growth Centre, particularly in light of the site's exposure and accessibility to Highway 401 and the partial interchange at Liverpool Road • in the absence of additional information regarding the overall re-development of the site, this proposal is not consistent with ROPA 128 • the Regional Works Department will require the Owner to convey a 5.0 metre road widening • additional comments will be provided once the Regional Works Department has had an opportunity to review correspondence from the Ministry of Transportation for the subject property as it relates to the driveway access and the Hwy 401 interchange 4.3 Staff Comments • in reviewing the application to date, the following matters have been identified by staff for further review and consideration: • the appropriateness of the proposed two-storey built form within the Downtown Pickering Urban Growth Centre, and particularly for the redevelopment of this particular site • the appropriateness of a drive-through facility within the Downtown Pickering Urban Growth Centre • access, on-site circulation, parking and traffic generation • consistency with applicable portions of the Pickering Downtown Core Development Guidelines • proposed sustainable development components 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 • any member of the public who wishes to reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law for this proposal • any member of the public who wishes to be notified of Council's decision regarding this proposal must request such in writing to the City Clerk ATTACHMENT # TO Information Report No. 06-11 REPORT # PD- Page 5 6.0 Other Information 6.1 Appendix No. I • list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing report 6.2 Information Received • in addition to the full scale copies of the Applicant's Submitted Plan, the following documents are available for viewing at the offices of the City of Pickering Planning & Development Department: • Planning Rationale Report • Sustainability Report. • Traffic Impact Study 6.3 Company Principal • Golden Prospect Enterprises Ltd. is the owner of the subject property • Starbank Developments 1786 Corp. is the applicant • Goldberg Group is the agent Mila Yeung Marg Wouters, MCIP, RPP Planner I Manager, Development Review and Urban Design MY:Id Attachments Copy: Director, Planning & Development ATTACHMENT # TO REPORT # PD ~ 79 Appendix-No. I to Information Report No. 06-11 Commenting Residents and Landowners (1) none received to date Commenting Agencies (1) The Regional Municipality of Durham Commenting City Departments (1) none received to date i i I ATTACHIMEN1 # To Excerpts from yob _ REPOR7# PD__ Planning& Development T53 Committee Meeting Minutes Monday, February 7, 2011 7:30 pm - Council Chambers Chair: Councillor McLean (II) Part `A' Information Reports Marg Wouters, Manager, Development Review & Urban Design gave an outline of the requirements for a Statutory Meeting under the Planning Act. She outlined the notification process procedures and also noted that if a person or public body does not make oral or written submissions to the City before the by-law is passed, that person or public body are not entitled to appeal the decision of City Council to the Ontario Municipal Board, and may not be entitled to be added as.a party to the hearing unless, in the opinion of the Board, there are reasonable grounds to do so. 2. Zoning By-law Amendment Application A 11/10 Starbank Development 1786 Corp. on behalf of Golden Prospect Enterprises Ltd. 1786 & 1790 Liverpool Road (Part Lot 23, Concession 1, Part 1, 40R-15786) City of Pickering A public information meeting was held under the Planning Act, for the purpose of informing the public with respect to the above noted application. Mila Yeung, Planner I gave an overview of zoning amendment application A 11/10. Michael Goldberg, 2171 Avenue Road, Toronto, appeared before the Committee on behalf of the applicant. He stated the proposed application relates to the northern third of the site where a one storey restaurant currently exists. He noted the applicant proposes to demolish the building and replace it with a two storey financial institution which would include a drive-through facility. He also noted that the drive-through would be situated on the site so that traffic would flow through the site and it would also be screened from the public view. Mr. Goldberg answered questions and provided clarification on the application. A question and answer period ensued. No members of the public appeared in support or opposition to the application. 1 ATTACHMENT # TO RE:POR7 # PD_ 8 Yeung, Mila From: Routledge, Graham (MTO) [Graham. Routledge@ontario.ca] Sent: February-14-11 11:11 AM To: Yeung, Mila Subject: Zoning By-law Amendment Application A 11/10 Re: Zoning By-law Amendment Application A 11/10 .1786 81790 Liverpool Road Concession 1, Part Lot 26 Highway 401, City of Pickering, Region of Durham Dear Ms. Yeung: The ministry has completed its review of the above Zoning By-law Amendment Application and offers the following comments. The applicant should be made aware that these lands that are within the Ministry's Permit Control, and that Ministry building/land-use permits will be required prior to any grading or construction taking place on this land. Please be 3re.that the permit application process typically includes (but is not limited to) the review and approval of a Traffic Impact Study (including a review of the access to the site) and Storm Water Management for the development. Further information on our Building and Land Use Permit requirements is available from our office by contacting Mr. Ken Sherbanowski, Permits Officer (416-235-5560) at the above-captioned address. Sign permits may be required as well, for any signs that are visible 'to Highway 401. Yours Truly, Graham D. Routledge (416) 235-4256 1 ATTACHMENT # 7 TO RcPOR? # PLC--3 January 17, 2011 RECEIVED Mila Yeung Planning Analyst JAN 1 2011 Planning & Development Department City of Pickering CITY OF PICKERING • One The Esplanade PLANMDNEPARTMENOPMENT Pickering, ON L1V 6K7 Dear Ms. Yeung _ The Regional Municipality of Durham Re: Zoning Amendment Application A11/10 Planning Department Applicant: Starbank Development 1785 Corp. on behalf of Golden Prospect Enterprises Ltdg. 605 ROSSLAND ROAD E Location: 1786 and 1790 Liverpool Road 411 FLOOR PO BOX 623 Part of Lot 23, BF Concession 1, Part 1, 40R-15786 P WHITBY ON L1 N 6A3 Municipality: City of Pickering CANADA 905-668-7711 Fax: 905-666-6208 The Region has reviewed the above noted application and offers the Email: planning@durham.ca following comments for your consideration. www.durham.ca The purpose of this application is to amend Zoning By-law 3036 to permit a A.L. issio eer r of f Planning ltwo storey financial institution and drive through facility. Commissioner Regional Official Plan. The subject lands are currently designated 'Regional Centre' in the Durham Region Official Plan (ROP). Centers are to be developed as the main concentration of commercial, residential, cultural and government functions in a well designed and intensive land use form, within Urban Areas. In the Council Approved Regional Official Plan Amendment No.. 128 (ROPA.128), the subject lands are designated "Urban Growth Centre". Urban Growth Centres shall be planned as focal areas for institutional, region-wide public services, major office, commercial,, recreational, cultural, entertainment and residential uses, serving as major employment centres supporting higher order transit services. Urban Growth Centers should support an overall - long-term density target-- of 200 persons and jobs combined per. gross hectare and a floor space index (fsi) of 3.0. The built form of the Urban Growth Centre should be a mix of predominately high-rise development, with some mid-rise, as determined by area municipalities. A Planning Report (dated November, 2010, by Goldberg Group) has been submitted in support of the application. The report indicates that the floor space index for the proposed development is 0.23. Although we recognize that the 3.0 fsi is an overall target for the entire Urban Growth Centre, the proposed 0.23 fsi falls short of the Regional expectations, particularly in light of the site's exposure and accessibility to Highway 401 and the partial " Ser'ice Excellence fcrourCommanities" 1 100% Post Consumer ATTACHMENT -7 TO REPORT # PD - Z 83 interchange at Liverpool road. The developer should explore opportunities to increase the fsi of the subject site. Conversely, the municipality should demonstrate that the shortfall will be captured elsewhere within the Urban Growth Centre. Given the fact that no additional information has been provided for the overall re-development of the site, this proposal is not consistent the ROP, as amended by ROPA 128. Provincial Policies & Delegated Review Responsibilities This application has been screened in accordance with the terms of the provincial plan review responsibilities. Potential Site Contamination A completed site screening questionnaire has been submitted with the application. The Region of Durham requires that the questionnaire be signed by a qualified person. There are no other matters of provincial plan interest applicable to this application Regional Services The subject property is connected to municipal water supply and sanitary sewer servicing. Should the development require upgrades to the existing municipal services, they shall be addressed at the time of site plan application. The Regional Works Department will require the Owner to convey a 5.Om road widening as illustrated on drawing A101 Site Plan and Statistics. Additional comments will be provided once the Regional Works Department has had an opportunity to review correspondence from the Ministry of Transportation for the subject property as it relates to the driveway access and the 401 interchange. Durham Region Transit & Transportation The proposal does not present any significant Durham Region Transit or transportation impacts. 2 ATTACHMENT # TO REPORT # PD C~ C V Please do not hesitate to contact the undersigned should you have any questions or comments. Yours truly, Brad Anderson, MCIP, RPP Planning Analyst cc: Regional Works Department - Pete Castellan Durham Region Transit - Martin Ward Durham Region Transportation Planning - Amjad Gauhar 3 ATTACHfUENT # TO REPORT # PD 85 Yeun , Mila From: Peter Castellan [Peter. Castellan@durham.caj Sent: May-05-11 10:33 AM To: Yeung, Mila Subject: Re: Fwd: FW: Zoning By-law Amendment Application A 11/10 Hi Mila, After sending you Transportations comment yesterday, I realized I should have included that those issues can be addressed through the site plan application and we have no objection to the rezoning application. Pete Castellan -----Original Message----- From: "Yeung, Mila" <myeung@cityofpickering.com> Cc:. Margaret Wouters <mwouters@cityofpickering.com> To: Peter Castellan <Peter.Castellan@durham.ca> Sent: 5/5/2011 10:15:47 AM Subject: RE: Fwd: FW: Zoning By-law Amendment Application A 11/10 Hi Pete, I appreciate the Region's response, as a part of a complete application, the City had requested a number of technical studies, a Traffic Impact Study and a Stormwater Management Report was one of many reports submitted In our circulation to the Region of Durham dated, December 6, 2010, 2 copies of the Traffic Impact Study and Stomwater Management Report was included. Since a site plan application has been submitted by the applicant, we will supply a copy of the Traffic pact Study and Stormwater Management Report to the MTO for their review and comments in c:0ards to the site operation and function. Given that these site operation and function can be resolved during the site plan process, would you please advise if the Region have any concerns with the zoning by-law amendment of adding a financial institution use as a permitted use on the subject property? Regards, Mila Yeung Planner Planning & Development Department City of Pickering T. 905.420.4660 ext. 2169 Toll Free 1.866.683.2760 F. 905.420.7648 TTY. 905.420.1739 nyeung@cityofpickering.com<mailto:myeung@cityofpickering.com> 1 ATTACHMENT # TO REPORT # PD_ /F-/I 86 [cid:image001.jpg@01 CCOBOA.4984CC00] www.cityofpickering.com<http://www.cityofpickering.com/> From: Peter Castellan [mailto:Peter.Castellan@durham.ca] Sent: May-04-11 4:25 PM To: Yeung, Mila Subject: Re: Fwd: FW: Zoning By-law Amendment Application A 11/10 spoke to soon see comments below. ate Doug Robertson 04/05/20114:23 pm Pete, In response to MTO's comments, I would add the following to our previous comments: 1. MTO has requested a-traffic impact study for this proposed redevelopment. This study is to be .completed in accordance with Terms of Reference that have been reviewed and approved by MTO, the Region and the City. 2. Following review of the traffic impact study and MTO's comments on the study, the Region may provide further comments regarding access configuration and operation. The stormwater management study requested by MTO shall also be submitted for review by the Region. Regards, Doug Peter Castellan 04/05/2011 2:58 pm Doug, Back when the rezoning application was circulated, it was indicated from Transportation Infrastructure that comments would be provided once your group has an opportunity to review correspondence from MTO. We have a site plan application and we have requested road widening. In Jeffs absence, can you review MTO's comments below and advise if there are any concerns. Thanks Pete 2 ATTACHMENT # TO REPORT # PD -j "Yeung, Mila" <myeung@cityofpickering.com> 04/05/2011 1:38 pm Hello Pete, 87 Below are the comments received from MTO. Please advise if that changes your position. Mila Yeung Planner Planning & Development Department City of Pickering T. 905.420.4660 ext. 2169 Toll Free 1.866.683.2760 F. 905.420.7648 TTY. 905.420.1739 myeung@cityofpickering.com<maiIto: myeung@cityofpickering.com> [cid: image001. jpg@01 CCOBOA.4984CC00] . ww.cityofpickering.com<http://www.cityofpickering.com/> From: Routledge, Graham (MTO) [mailto: Graham. Routledge@ontario.ca] Sent: February-14-11 11:11 AM To: Yeung, Mila Subject: Zoning By-law Amendment Application A 11/10 Re: Zoning By-law Amendment Application A 11/10 1786 &1790 Liverpool Road Concession 1, Part Lot 26 ahway 401, City of Pickering, Region of Durham Dear Ms. Yeung: The ministry has completed its review of the above Zoning By-law Amendment Application and offers the following comments. The applicant should be made aware that these lands that are within the Ministry's Permit Control, and that Ministry building/land-use permits will be.required prior to any grading or construction taking place on this land. Please be aware that the permit application process typically includes (but is not limited to) the review and approval of a Traffic Impact Study (including a review of the access to the site) and Storm Water Management for the development. 3 U O Further information on our Building and Land Use rm `requirements is available from our office by contacting Mr. Ken Sherbanowski, Permits Officer (416-235-5560) at the above-captioned address. Sign permits may be required as well, for any signs that are visible to Highway 401. Yours Truly, Graham D. Routledge (416) 235-4256 , ATTACHMENT # / TO RE.P0R7 # PD 89 ENBRIDGE ENBRIDGE GAS DISTRIBUTION INC. 500 Consumers Road North York ON M2J 1P8 FEBRUARY 11 T", 2011 1 q Mailing Address FEB 17 P.O. Box 650 Scarborough ON M1 K 5E3 PLANNING & DEVELOPMENT DEPARTMENT MILA YEUNG PLANNER1 CITY OF PICKERING PICKERING CIVIC COMPLEX ONE THE ESPLANADE PICKERING ON L1V 6K7 Dear Sirs: RE: ZONING AMENDMENT APPLICATION - A 11/10 STARBANK DEVLOPMENT 1786 CORP. ON BEHALF OF GOLDEN.PROSPECT ENTERPRISES LTD. 1786 & 1790 LIVERPOOL ROAD Enbridge Gas Distribution has no objections to the development as proposed. However, should the applicant consider the use of natural gas for this development, Enbridge requests the developer contact us at their earliest convenience to discuss installation and clearance requirements for service and metering facilities. Yours truly, JIM ARNOTT Municipal Coordination Advisor Distribution Asset Management (416) 758-7901 (416) 758-4374 - FAX JA: ATTACHMENT /d TO r _ REPOR 1 # PD - 1T 732 PICKERING Memo um 1510NUNNIAL '-011 To: Mila Yeung January 12, 2011 Planner From: Robert Starr Manager, Development Control Copy: Coordinator, Development Approvals Subject: Zoning By-law Amendment Application A11/10 Starbank Development 1786 Corp. on behalf of Golden Prospect Enterprises Ltd. 1786 & 1790 Liverpool Road (Part Lot 23, Concession 1, Part 1, 40R-15786) City of Pickering We have reviewed the documents submitted in support of the Zoning By-law Amendment Application and provide the following comments: General Comments 1. The applicant may be required to enter into a Development Agreement with the City 'to address any offsite works, road improvements, land transfer, easements, utility relocation, cost sharing, etc. 2. A Construction Management Plan will be required, during Site Plan review, that addresses such items as road cleaning, mud/dust control, sedimentation and erosion control, hours of work, vehicle parking, equipment and material storage, a spill response plan, etc. 3. The City of Pickering's Fill & Topsoil By-law prohibits soil. disturbance, removal or importation to the site unless a permit has been issued. No on-site works prior to Site Plan Approval is permitted without a permit. A copy of the By-law and Permit Application is attached and should be forwarded to the applicant. 4. A Geotechnical Report will be required as part of the Site Plan Application. The report should comment on the permeability of existing soils as it relates to any proposed infiltration measures for stormwater management. 5. There are proposed intersection improvements for Liverpool Road and the commercial entrance (Loblaws) that may require the need for an additional regional road widening (daylighting triangle) that would affect the proposed location of the building. A sidewalk is also required to be installed on the south side of the commercial entrance (Loblaws) that, due to the existing grade of the applicant's property, may also affect the proposed building location (grading). The building and parking areas along the north property line would need I ATTACHMENT.# TO REPORT # PD~R to be moved to the south or the existing property lowered to better accommodate the existing grades and the new sidewalk. 91 6. The proposed handicap parking ramp does not allow for proper wheelchair movement. 1.5m is required beyond the top of the ramp. 7. The proposed bike rack location does not provide a minimum 1.5m between it and the edge of curb for pedestrian movement. 8. A new sidewalk/landscape area is indicated south of the 11 parking spaces. Sidewalks must be a minimum 1.5m wide to accommodate pedestrian movement. 9. The north and east pedestrian entrances are not feasible. The north entrance is in front of existing hydro pole guy wires which would require relocation (if possible) at the applicant's expense, as well, any stairs required must be on the applicant's property not the adjacent property. The east entrance is on the proposed regional road widening. A sidewalk on the private side of the property is required for access to the building. Stormwater Management 1. We will provide detailed comments on the engineering design during Site Plan review. The applicant is advised that discharge of roof drainage off site onto the Liverpool Rd road allowance would not be permitted. This drainage should be incorporated into an infiltration facility on site. 2. Ponding areas appear to include curbed areas that would be higher than the maximum ponding elevation. This needs to be addressed. Also, provide maximum ponding elevations on the plan. 3. The location of the proposed infiltration trench may not be allowed by the Region of Durham as this is in an area of possible future road widening. All stormwater controls are to be located onsite. As per General Comment #4 above, the geotechnical report should address the permeability of soils as it relates to stormwater management and any proposed infiltration measures. The Low Impact Development SWM Design Guide indicates that an overflow pipe is to be located below the maximum frost penetration to prevent freezing and is to be at or near the top of the gravel layer. 4. Indicate the outlet system and existing pipe sizes on Liverpool Road. Starbank Development 1786 Corporation Page 2 Zoning By-law Amendment Application A11/10 I