HomeMy WebLinkAboutApril 2, 2012
Ciry oo Planning & Development
Committee Agenda
Monday, April 2, 2012
WO
ONt,
PICKERING Council Chambers
7:30 pm
Chair: Councillor Rodrigues
Part "A" Pages
Planning Information Meeting
Information Report 04-12 1-13
Subject: Zoning Amendment Application A 14/11
BanCan Homes Inc.
1954 Valley Farm Road
(Part of Lot 10, Plan 509, Part 3, 40R-2509), City of Pickering
Part "B" Pages
Planning & Development Reports
1. Director, Planning & Development, Report PD 08-12 14-33
Zoning By-law Amendment Application A 16/11
Fonke Holdings Corporation
1565 Greenmount Street
(Block 76, Plan 40M-1512, Part 1, 40R-15611), City of Pickering
Recommendation
1. That Report PD 08-12 of the Director, Planning & Development be received;
2. That Zoning By-law Amendment Application A 16/11 submitted by Fonke
Holdings Inc. to permit residential uses on lands being Block 76, Plan 40M-
1512, Part 1, 40R-15611, City of Pickering be approved; and
3. Further, that the draft zoning by-law to implement Zoning By-law Amendment
Application A16/11, as set out in Appendix I to Report PD 08-12, be finalized
and forwarded to City Council for enactment.
2. Director, Planning & Development, Report PD 09-12 34-70
Revision to Draft Approved Plan of Subdivision SP-2008-01 (R2)
Zoning Amendment Application A 15/11
Mattamy (Brock Road) Limited
Part Lots 17 & 18, Concession 3, City of Pickering
Accessible For information related to accessibility requirements please contact
P I C K E N(3- Linda Roberts
Phone: 905.420.4660 extension 2928
TTY: 905.420.1739
Email: Irobertsemickerina.ca
;Citq co Planning & Development
Committee Agenda
Monday, April 2, 2012
PICKERING Council Chambers
7:30 pm
Chair: Councillor Rodrigues
Recommendation
1. That Report PD 09-12 of the Director, Planning & Development be received;
2. That Revision to Draft Plan of Subdivision SP-2008-01(R2) submitted by
Mattamy (Brock Road) Limited, to permit a red-line revision to a draft
approved plan of subdivision on lands being Part Lots 17 & 18, Concession
3, as shown on the Applicant's Revised Plan Attachment #3 to Report PD 09-
12, be endorsed;
3. That the proposed amendments to the conditions.of draft plan of subdivision
approval to implement Draft Plan of Subdivision SP-2008-01(R2) as set out in
Appendix I to Report PD 09-12 be endorsed;
4. That the Ontario Municipal Bpard be advised of City Councils decision on the
request for red-line revision to Draft Plan of Subdivision SP-2008-01 (R2) and
that the City Solicitor be authorized to any Ontario Municipal Board hearing
on the requested red-line revision;
5. That Zoning By-law Amendment Application A 15/11, submitted by Mattamy
(Brock Road) Limited to permit a commercial block for a variety of
commercial uses, including office, retail, personal service and restaurant, and
for residential use being various forms of townhouses be approved; and
6. Further, that Zoning By-law Amendment Application A 15/11 submitted by
Mattamy (Brock Road) Limited, to amend the zoning of the subject property
to implement Draft Plan of Subdivision SP-2008-01(R2), as outlined in
Appendix II to Report PD 09-12 be endorsed and the by-law be finalized and
forward to Council for enactment following the Ontario Municipal Board
approval of the revisions to the draft plan of subdivision.
3. Director, Planning & Development, Report PD 10-12
Draft Plan of Subdivision Application SP-2011-01
Draft Plan of Condominium Application CP-2011-01
Zoning By-law Amendment Application A 3/11
Emery Homes Glendale Ltd.
1880, 1876, 1872 Liverpool Road and
1863, 1865, 1871, 1875, 1877 & 1881 Glendale Drive
(Lot 19, 20, 21, 33, 34, 35, 36, 37 & 38, Plan 492), City of Pickering
Withdrawn until the next meeting of the Planning & Development Committee on
May 7, 2012.
Ctcy o0 Planning & Development
Committee Agenda
_ Monday, April 2, 2012
PICKERING Council Chambers
7:30 pm
Chair: Councillor Rodrigues
(II) Other Business
(III) Adjournment
City Information Report
i Report Number: 04-12
For Public Information Meeting of
PICKERING Date: April 2, 2012 01
In Accordance with the Public Meeting Requirements
of the Planning Act, R.S.O. 1990, chapter PA3
Subject: Zoning Amendment Application A 14/11
BanCan Homes Inc.
1954 Valley Farm Road
(Part of Lot 10, Plan 509, Part 3, 40R-2509)
City of Pickering
1.0 Property Location and Description
• the subject property is located on the southwest corner of Valley Farm Road
and Fieldlight Boulevard (see Location Map, Attachment #1)
• the property has a lot area of approximately 1,050 square metres
• the site currently supports a detached dwelling and detached garage fronting
onto Valley Farm Road
• residential uses surround the subject property, being detached dwellings to
the south, west and north on the opposite side of Fieldlight Boulevard and the
Village Retirement Centre located on the opposite side of Valley Farm Road
2.0 Applicant's Proposal
• the applicant is proposing to amend the zoning for the property to permit the
development of townhouse dwelling units
• the design is for a townhouse block containing 5 street townhouse units
having a minimum lot frontages of 6.0 metres fronting Fieldlight Boulevard
(see Applicant's Submitted Plan, Attachment #2)
• the applicant is also requesting Councils authorization to create the, lots
through land severance, instead of through a plan of subdivision, since more
than 3 new lots are intended to be created
3.0 Official Plan and Zoning
3.1 Durham Regional Official Plan
• the Regional Plan designates the subject property Living Areas which are to
be used predominantly for housing purposes
• the proposal appears to comply with the Regional Official Plan policies
Information Report No. 04/12 Page 2
02
3.2 Pickering Official Plan
• the lands are designated "Urban Residential - Medium Density Areas" in the
Pickering Official Plan which provides for housing and related uses and
activities including townhouse dwelling units
• the density range for Medium Density Areas is between 30 and up to and
including 80 units per net hectare; the proposed 5 townhouse lots will have a
net residential density of approximately 48 units per net hectare
• Valley Farm Road is designated as a Type C Arterial Road; Fieldlight
Boulevard is designated as a Collector Road
• the subject property is within the Liverpool Neighbourhood of the Official Plan;
no development guidelines have been prepared for this neighbourhood
• the subject application will be assessed against the policies and provisions of
the Pickering Official Plan during the further processing of the application
3.3 Zoning By-law 3036
• the property is currently zoned "R3" - Third Density Residential Zone under
Restricted Area Zoning By-law. 3036
• the existing zoning only permits detached dwellings on lots with a minimum
lot frontage of 18 metres and a minimum lot area of 550 square metres
• an amendment to the zoning by-law is required to implement the applicant's
proposal
• the applicant proposes to amend the by-law by replacing the existing
residential zone with a multi-residential zone permitting single attached
dwellings (townhouses) that would permit 5 dwelling units with minimum lot
frontages of 6.0 metres
4.0 Results of Circulation
4.1 Resident Comments
• none received in response to the circulation to date
4.2 Agency Comments
Durham Region Planning and . the proposal would conform with the Living Area
Economic Development designation and would generally conform to the
Department Growth Plan for the Greater Golden Horseshoe
• a Regional Reliance Letter and Certificate of
Insurance is required in support of the application
• if the application is approved certain technical
matters will be required including but not limited to
an-addendum to the Noise Control Feasibility
Study that is based on Regional Traffic Forecasts;
noise abatement measures should be
implemented through a development agreement
Information Report No., 04/12 Page 3
03
Durham Region Planning and the applicant is required to provide a concrete pad,
Economic Development bus shelter and sidewalk connection at the existing
Department (continued) bus stop in front of the subject property at
Fieldlight Boulevard (see Attachment #3)
4.3 Department Comments
Engineering Services Valley Farm Road is currently designated as a
Type C Arterial; a 3.0 metre widening is required
to be dedicated to the City
• a 5.0 metre corner rounding is required to be
dedicated to the City (at the intersection of Valley
Farm Road and Fieldlight Boulevard)
• the proposed driveway on the most easterly lot is
problematic in that it cannot intersect the existing
curb radius, nor can it pass through the required
corner rounding
• the applicant is required to replace the existing
concrete sidewalk on Valley Farm Road and
construct a new sidewalk along Fieldlight
Boulevard according to City standards
(see Attachment #4)
4.4 Staff Comments
• in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
• evaluating the appropriateness of a townhouse block consisting of
5 dwelling units and whether the units and driveway entrances should
front either Valley Farm Road or Fieldlight Boulevard
• ensuring the proposal is compatible and sensitive to surrounding
development
• ensuring the proposal does not prevent future redevelopment
opportunities for the abutting property immediately to the south
(1950 Valley Farm Road)
• reviewing the potential impact of the requested road widening and corner
rounding on the townhouse proposal
• ensuring the proposal addresses appropriate site layout, urban and
landscaping design, lotting, building setbacks, and noise attenuation
features
• reviewing the proposed sustainable development components
• ensuring the submitted studies/plans are in compliance with City
standards
• reviewing the appropriateness of a land severance process for the
creation of 4 additional lots
• identifying appropriate conditions of approval including the requirement for
a development agreement
Information Report No. 04/12 Page 4
04
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 oral submission at the public meeting, or make written submissions to
the City of Pickering before the proposed zoning by-law amendment is
approved or refused, the Ontario Municipal Board may dismiss the appeal
6.0 Other Information
6.1 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:
• Sustainability/Planning Rationale proposal
• Noise Control Feasibility Study
• Phase 1 Environmental Site Assessment
• Functional Servicing Report & Stormwater Management Report
6.2 Company Principal
• the owner of the property is BanCan Homes Inc.
• the applicant is Sean Baradaran
~=Z
Ashley Yearw o CIP, RPP Ross Pym, MCIP, FWP
Planner II Principal Planner - Development Review
A
Attachment
Copy: Director, Planning & Development
Attachment #..~_to
Information Reoort# D~ -1,4 05
0
0
0
U B
d
SUBJECT
PROPERTY
GROVE GLENGROVE
PUBLIC
SCHOOL
RK
lY
0
0
City of Pickering Planning & Development Department
PROPERTY DESCRIPTION Part Lot 10, Plan 509, Part 3, 40R-2509
OWNER BanCan Homes Inc. DATE Feb. 17, 2012 DRAWN BY JB
FILE No. A 14/11 SCALE 1:5,000 CHECKED BY RP H
a a reee•
2012 t Enterprle It. In,; and It. pPllers. All rl9hte Reserved. Not a Plan of -ey. PN-5
2012 MPAC and Its • Ilea. All rl hts Reserved. Not a Ian of Surve .
Attachment # Z to
06 Information Reoort.# 04 - I a
Information Compiled from
Applicant's Submitted Plan
A 14/11
BanCan Homes Inc.
FIELDLIGHT BLVD.
a,.
CK' 44 Fib_ _ y...x7 12i f) .IY YI ati>~.- Yet
6.1 m . 6.1 m 8 ~m
ss Iv"1C*n ~ 1o-~~~J :6 1 Nr~( ~ o if 1-,:~-• 1
O e j lq I i
IOC O 4 1I i 'S II
a %
i f
~j C I
~l
il9 i53Y C I L
N t i i .
k, 3.1
Ml UNITE UNITD UNITC UNITB UNITA I I ~I~MS
1-2m Of
I9
1 I (I W
I
l ' I
ItO,
^ R4'y'~ ''+,p(( ry t3 t'. ~t
1 ICF i0 , ( ~.k SS Ck ~I.
o - 1
a Ifs
37.7m
+V
This map was produced by The City Of Pickering Planning & Development Department,
Planning Information Services Division Mapping And Design, Oct. 17, 2011.
Attachment # a to
Information Reoort #
Information Compiled from
Applicant's Submitted Plan
A 14/11
BanCan Homes Inc.
UNITA UNIT B UNIT C UNIT D UNIT E
caai~
K /m ;4m < n r ~y, rN rvk v~ rt r rd r N~
i _ `N'y t n Nrrr r
d• ofr `,c.
la"
I
I T
I
711
.e.,: I:II II IIiII I: L"ds C l t~?~_e^.w~^w 'S ~lul~`~ .~~I OP
J ,
r A 7 ~ r C Gam? ~ H
I I
i :
FRONT ELEVATION (NORTH)
I
UNIT E UNIT D UNIT C UNIT B UNITA
I E
M VlvYd : I.
Y
TUN
I I . ~ I I ~
1:
i Il
1
illi II II i rl~I l
M,u
l
I
i I I
4._ I I I
REAR ELEVATION (SOUTH)
This map was produced by The City Of Pickering Planning & Development Department,
'Planning Information Services Division Mapping And Design, Oct. 17, 2011.
i
0 8 Attachment # a tok V ,
Information Report # o
Information Compiled from
Applicant's Submitted Plan
A 14/11
BanCan Homes Inc.
~"~i Rr'Fae~St~~ „`•rrY'~` Y niP `rv ~ ~ y1`f rWf
VR':Yx r'4WA tF~~c ~r W" CH~=`Y r
Y rt'ihvfi`Fh PR4 ~ l+!4,„"h'A'Y~r Y~~}A"tt 5 f~': !7 ~ 4 J4=9,
.+7Nf V~'t"^ JMrtF~ l.f'mV"`ti W Mr4 t'S rp iY~..~{7~.~r-kJ~.~'~ ht
.f~ rt V +-5' R ~ M+~'t -4 A4 4 '+`W G'tY}Y i '+Y' r`~ Y i i t YI f r T R-4r V.
nr MP ir'4 +"+5 !'4thf`+iY ~YN ~i n'H~r+t.ii .Y' t`N M Y~f "r 1 ih r1~
~t''~rMP 1 rF..4 'A 3+-r ri' 4 ~ N" VY+. 14M AYr~i`r'-4 T 4 1 h f Y~
~ ,~A~.`M,Y ~:CA ,,yy 44~. ~w f. '4'!MA` ~~:q, tf 4~. MYt40.ATh'i'..Y ~ l~Yi4 -i'~1 A^V I,4 hI4j 4r
Y"""" YrN'-_.L. W...,"_"~ v ^'Y- _..c..,'•""" Yt i .,r,t- +R'-+r~r M vt r krrr:Na 'i*
tip
' ~ L 1 3 it%f/t
I
r j~ I
_ 777 r
t ~
~U
II1~~1 it l.llt►`,
SIDE ELEVATION (WEST) SIDE ELEVATION (EAST)
1V'
This map was produced by The City Of Pickering Planning 8 Development Department,
Planning Information Services Division Mapping And Design, Oct. 17, 2011.
Attachment #-,3-to n o
Information ReDort # 0+ /c;2
March 9, 2012
Ashley Yearwood C Ex ' E.
- Planner I
• Planning & Development Department MAR f I
City of Pickeringo3ro PING
N"s`3 a cx Df il.=t..0 i-'M, ENT
One The Esplanade C~ -4 OF
ENT
Pickering, ON L1V 6K7 f3t~✓y~tT„riE
The Regional
Municipality Dear Mr. Yearwood
of Durham
Planning and Economic Re: Zoning Amendment Application A 14111
Development Department
Applicant: BanCan Homes Inc.
Planning Division Location: 1954 Valley Farm Road
605 ROSSLAND RD. E. Part of Lot 10, Plan 509, Part 3, 40R-2509
4TH FLOOR Municipality,, City of Pickering
'0 BOX 623
WHITBY ON L1 N 6A3
CANADA The Region has reviewed the above noted application and offers the
905-668-7711 following comments for your consideration.
1-800-372-1102
Fax: 905-666-6208
Email: planning@durham.ca The purpose of this application is to rezone the property to permit the
www.durham.ca development of a 5 unit freehold townhouse block.
A.L. Georgieff, MCIP, RPP Regional Official Plan
Commissioner of Planning
and Economic Development
The subject lands are currently designated "Living Areas" in the Durham
Regional Official Plan (ROP). Living Areas shall be used predominately for
housing purposes. This proposal. will result in additional residential units
within an existing residential area and is permitted within the Living Areas
designation of the ROP.
Provincial Policies & Delegated Review Responsibilities
This application has been screened in accordance with the terms of the
provincial plan review responsibilities.
Growth Plan for the Greater Golden Horseshoe (GPGGH)
The subject lands are within the "Built-up Area" of the GPGGH. The
GPGGH includes policies to direct development to settlement areas, and
provides direction for intensification targets within the Built-up Area. This
application generally conforms to the GPGGH.
Potential Site Contamination
A Phase 1 Environmental Site Assessment prepared by Canada
y Engineering Services Inc. has been submitted in support of the application.
"Setiic~ EYceltence
foo 'CommUhities"
100% Post Consumer
1
Attachment#=to
Information Report # by - /
The report concludes that the site is clean with no evidence of contamination
on the property. The Region requires that a Regional Reliance Letter and
Certificate of Insurance be submitted (templates attached).
Potential Noise Impacts
The subject lands are located within proximity to Valley Farm Road, a Type
`C' arterial roadway. In support of the application the applicant has submitted
a Noise Control Feasibility Study, dated August 15, 2011, by SS Wilson and
Associates. It is noted that the report is not based on current Regional Traffic
Forecasts. The Region is currently awaiting the submission of an addendum
report which incorporates the current Regional Traffic Forecasts. The
Regional Planning and Economic Development Department will require that
the noise abatement measures as outlined in the addendum report be
implemented through a site plan/development agreement with the City of
Pickering.
Durham Region Transit
Durham Region Transit (DRT) currently provides route 121 service
eastbound on Fieldlight Boulevard, with a bus stop located on the south side
of Fieldlight, 20 metres west of Valley Farm Road. DRT requests that the
applicant be required to provide a concrete pad and shelter at this bus stop
as well as a sidewalk connection to the existing sidewalk on the west side of
Valley Farm as part of the development of the subject lands.
Regional Servicing
Municipal sanitary and water services are available to the subject property
from the existing municipal services on Fieldlight Boulevard. Any
requirements of the Regional. Municipality of Durham Works Department
concerning the provision of Regional services, financial or otherwise, will be
addressed at the time of a subsequent development application.
Regional Health Department
The Region of Durham Health Department has no objections to the
application provided the development is on full municipal services.
2
'Attachment #-1-to
Please do not hesitate to contact the undersigned should you have any
questions or comments.
Yours truly,
Brad Anderson, MCIP, RPP
Planner
cc: Regional Works Department - Pete Castellan
Durham Region Transit Department - Martin Ward
Durham Region Health Department - Paul Davis
Attachments: Sample Reliance Letter
Certificate of Insurance
3
2 Attachment # ~ to
Information 9eoort# 04/-/off
04
r~(p Memo
To: Ashley Yearwood March 13, 2012
Planner II
From: Darrell Selsky
Supervisor, Engineering & Capital Works
Copy: Director, Planning & Development
Division Head, Engineering Services
Manager, Development Control
Manager, Policy
Principal Planner - Development Review
Subject: Support material for Zoning Amendment Application A 14/11
BanCan Homes Inc.
1954 Valley Farm Road
(Part of Lot 10, Plan 509, Part 3, 40R-2509)
City of Pickering
The Development Review Team (comprised of staff representing both Engineering Services and
Operations) has reviewed the information provided in support of the above noted application, and
provide the following comments.
General Comments
1. Valley Farm Road is designated as a Type C Arterial in the City's Official Plan, and requires
a right-of-way width of 26 metres. In this area, Valley Farm Road has a current right-of-way
width of 20.0 metres. The City requires a 3.0 metre widening along the east limit of the
property to be dedicated to the City as public road allowance.
2. A 5.0 metre corner rounding is required (at the intersection of Valley Farm Road and
Fieldlight Boulevard) to be dedicated to the City as part of the application. Please revise
drawings accordingly.
3. The proposed Lot (Part 5) is problematic. The proposed driveway cannot intersect the
existing curb radius, nor can it pass through the 5.0 metre corner rounding (not yet shown).
Please evaluate the feasibility of Lot 5.
4. On the west side of Valley Farm Road there is an existing 1.5 metre wide concrete
sidewalk. The applicant is required to remove the existing concrete sidewalk and replace it
in the standard location, 0.9 metres off the property line, with a 2% finished grade to curb
line, from the intersection with Fieldlight Boulevard to the south limit of the property.
Attachment # to
Information 9pnort# 641-12 13
5. Currently there is no sidewalk on the south side of Fieldlight Boulevard fronting the site.
The applicant is required to provide a 1.5 metre wide concrete sidewalk in the standard
location, 0.9 metres off the property line, with a 2% finished grade to curb line across the
frontage of the property.
Landscape Comments
1. No comments at this time.
Traffic Comments
1. No comments at this time.
Stormwater Management Comments
1. Separate stormwater management comments to be forwarded by the Coordinator, Water
Resources.
SB:cc
March 13, 2012 Page 2
A 14/11, 1954 Valley Farm Road
eih, 110 Report to
Planning & Development Committee
PICKERING Report Number: PD 08-12
4 Date: April 2, 2012
From: Neil Carroll
Director, Planning & Development
Subject: Zoning By-law Amendment Application A 16/11
Fonke Holdings Corporation
1565 Greenmount Street
(Block 76, Plan 40M-1512, Part 1, 40R-15611)
City of Pickering
Recommendation:
1. That Report PD 08-12 of the Director, Planning & Development be received;
2. That Zoning By-law Amendment Application A 16/11 submitted by Fonke
Holdings Inc. to permit residential uses on lands being Block 76, Plan 40M-1512,
Part 1, 40R-15611, City of Pickering be, approved; and
3. Further, that the draft zoning by-law to implement Zoning By-law Amendment
Application A16/11, as set out in Appendix 1. to Report PD 08-12, be finalized and
forwarded to City Council for enactment.
Executive Summary: The application proposes to amend the existing commercial
zoning on the subject lands to permit detached, semi-detached and/or townhouse
dwellings. The property is located at the southeast corner of Valley Farm Road and
Greenmount Street (see Location Map, Attachment #1). The individual lots are
intended to be created through the land severance process.
The proposed zoning is consistent with the Pickering Official Plan. If approved, the
applicant will be required to fulfill various conditions of land severance including
entering into a development agreement with the City to address various development
matters. The staff recommended zoning provides flexibility to enable the development of
3 detached dwellings, 4 semi-detached dwellings, or 4 townhouse dwellings (see Staff
Recommended Development Options, Attachment #2). The applicant's request to
allow detached dwellings on lots with 7.3 metres frontage is not supported (see
Applicant's Submitted Plan, Attachment #3).
It is recommended that this application be approved and the draft zoning by-law
amendment attached as Appendix I be finalized and forwarded to Council for
enactment.
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed recommendation.
Report PD 08-12 April 2, 2012
Subject: Fonke Holdings Corporation (A 16/11) Page 2
15
1.0 Background:
The subject property has a lot area of approximately 0.145 hectares with
frontage on Valley Farm Road and Greenmount Street (see Location Map,
Attachment #1). Surrounding uses include detached dwellings to the north and
south, townhouse dwellings to the east and open space to the west across
Valley Farm Road.
The property is currently vacant and was originally part of a larger commercial
block intended to be developed for local commercial uses. In 1993, the east
portion of the commercial block was rezoned and developed as a townhouse
development consisting of two blocks containing a total of 7 townhouse dwelling
units.
2.0 Comments Received:
2.1 At the September 6, 2011 Public Information Meeting
(see Meeting Minutes, Attachment #4)
No members of the public spoke with respect to this application.
2.2 Agency Comments
Durham Region Planning noise abatement measures and warning clauses
Department as per the applicant's submitted Environmental
Noise Impact Study shall be implemented through
a development agreement with the City of
Pickering
• sanitary sewer and water service connections are
available
• any service connections not utilized shall be
disconnected at the applicant's cost
• requirements for Regional servicing, financial or
otherwise associated with the development will be
addressed through a subsequent development
application as a condition of severance (see
Attachment #5)
Development Control the applicant will be required to enter into a
Division Development Agreement with the City to address
all development matters such as, but not limited
to offsite works, service connections, lot grading
and drainage, architectural control, and
associated financial matters
• a Construction Management Plan will be required
• no on-site works prior to approval of works is
permitted without a permit
Report PD 08-12 April 2, 2012
Subject: Fonke Holdings Corporation (A 16/11) Page 3
i
16 Development Control • a Geotechnical Report, grading and drainage
Division (continued) plan, and draft reference plan will be required
• the zoning by-law for this property should restrict
the amount of front yard hard surface (see
Attachment #6)
3.0 Discussion:
3.1 The proposed development with revisions recommended by Staff, is
consistent with both the Official Plan and the character of the street
The City's Official Plan designates the subject property as Urban Residential -
Low Density Area, which permits a maximum density of 30 units per net hectare.
A maximum of 4 lots may be created on the property within this density limit.
Staff recommends a zoning that provides flexibility to develop the land for
3 detached dwellings, 4 semi-detached dwellings, or 4 townhouse dwellings, with
minimum lot frontages of 9.0 metres, 7.0 metres, and 6.0 metres respectively
(see Staff Recommended Development Options, Attachment #2). This form of
development is consistent with the character of existing homes on Greenmount
Street. Single detached dwellings currently exist on the north side of
Greenmount Street on 12.0 metre frontage lots, and townhouses abut the
subject property to the east on 6.0 metre frontage lots.
The applicant's proposal to develop 4 detached dwellings on lots having 7.3 metre
frontage, with side yard widths of 0.47 and 0.91 metres is not consistent or
compatible with the surrounding area (see Applicant's Submitted Plan,
Attachment #3). Such reduced development standards provide very limited
design opportunity and would be out of character with existing development in
the immediate area.
The recommended draft zoning by-law also includes provisions restricting the
size of driveway widths in relation to lot frontage. This provision is intended to
limit the amount of hard surface vehicles can occupy on a property (see
Appendix I, Draft Zoning By-law).
The applicant has reviewed staff's development options and is aware of the
recommendation.
3.2 Sustainability Implications
Staff's review of the application against the City's Draft Sustainable Development
Guidelines resulted in a score below the Level 1 standard. Given the small
scope of the application pertaining to the conversion of an existing commercial
property for residential uses only, there is limited opportunity to achieve Level 1.
The proposed development has the potential to be developed at the high end of
the permitted density range and will utilize existing services along Greenmount
Street.
Report PD 08-12 April 2, 2012
Subject: Fonke Holdings Corporation (A 16/11) Page 4
17
Further opportunities exist for the applicant to implement additional sustainable
options through future building permit and development processes.
3.3 All development matters will be addressed through the Land Division
application process
Through the land division process the owner will be required to enter into a
Development Agreement with the City to address offsite works, lot grading and
service connections. The owner will also be required to repeal the existing Site
Plan Agreement and amend both the existing Subdivision and Development
Agreements to reflect an increase in dwelling units over that initially anticipated
for Plan of Subdivision 40M-1512.
Additional development matters such as, but not limited to, a construction
management plan, noise attenuation, a revised architectural design statement,
cost sharing and a geotechnical report.will also be dealt with through the land
division application process or through standard City procedures.
3.4 By-law to be forwarded to Council
The lands are currently zoned "C4-4 - General Commercial". The draft zoning
by-law attached as Appendix I to this report replaces the "C44' zone with'a
"S-SD-SA-4" residential zone which permits up to 3 detached dwellings, or
4 semi-detached or townhouse dwellings.
It is recommended that the draft by-law be finalized and forwarded to Council.
4.0 Applicant's Comments
The applicant is aware of the recommendations of this report.
Appendix:
Appendix I Draft Implementing Zoning By-law
Attachments:
1. Location Map
2. Staff Recommended Development Options
3. Applicant's Submitted Plan
4. Public Meeting Minutes
5. Agency Comments - Durham Region
6. City Department Comments - Development Control Division
i
Report PD 08-12 April 2, 2012
Subject: Fonke Holdings Corporation (A 16/11) Page 5
Prepared By: Approved/Endorsed By:
Ashley Ye od, MCIP, PP Neil Carr CIP, RPP
nne Director, Planning & Development
c}~10
Ross Pym, MCI O/, RPP
Principal Planner - Development Review
AY:ld
Recommended for the consideration
of Pickering City Cou cil
cr.L . Z-0 Zo12,
Tony Prevedel, P.Eng.
Chief Administrative Officer
Appendix I to _
Report PD 08-12
19
Draft Implementing Zoning By-law
Amendment Application A 16/11
20
The Corporation of t ity of Pickering
B I 00. XXXX/12
Being a By-law to amend Restricted Area (Zoning) By-law 3036, as
amended by Zoning By-law 4377/94, to implement the Official Plan of the
City of Pickering District Planning Area, Region of Durham in Block 76,
Plan 40M-1512, Part 1, Plan 40R-15611, in the City of Pickering (A 16/11).
Whereas the Council of The Corporation of the City of Pickering deems it desirable to
permit the development on the subject lands,, being Block 76, Plan 40M-1512, Part 1,
Plan 40R-15611 in the City of Pickering;
And whereas an amendment to By-law 3036 as amended by Zoning By-law 4377/94, is
therefore deemed necessary;
Now therefore the Council of The Corporation of the City of Pickering hereby enacts as
follows:
1. Schedule "I" Amendment
Schedule "I" to By-law 4377/94 is hereby amended by changing the current "C44'
zoning designation to "S-SD-SA-4" as shown on Schedule "I" attached hereto.
2. Text Amendment
2.1 Section 4. Definitions of By-law 4377/94, is hereby amended by renumbering
and re-alphabetizing this subsection in order to delete the following definitions:
(1) Business Office
(2) Dry-Cleaning Establishment - Type B
(5) Laundromat
(7) Neighbourhood Store
(8) Personal Service Shop
(10) Professional Office
and add the following definitions:
(1) (a) "Dwelling, Single or Single Detached or Detached Dwelling" shall
mean a dwelling containing one dwelling unit and uses accessory
thereto which is freestanding from other main structures;
By-law No. XXXX/12 Page 2
A
Z1
"Dwelling, Semi-Detached or Semi-Detached Dwelling" shall mean
one of a pair of detached dwellings, such dwellings being attached
above grade by a common wall which extends from the base of the
foundation to the roof line and for a horizontal distance of not less
than 6.0 metres;
2.2 Clause 5(1) is hereby repealed and replaced with the following clause:
5. Provisions
(1) (a) Uses Permitted ("S-SD-SA-4" Zone)
No person shall within the lands designated ("S-SD-SA-4) on
Schedule "I" attached hereto, use any lot or erect, alter or use
any building or structure for any purpose except the following:
(i) detached dwelling;
(ii) semi-detached dwelling;
(iii) single=attached dwelling;
(b) Zone Requirements ("S-SD-SA-4" Zone)
No person shall within the lands designated "S-SD-SA-4" on
Schedule "I" attached hereto use any lot or erect, alter or use
any building except in accordance with the following provisions:
(i) Lot Area (minimum)
A detached dwellings 400 square metres
B semi-detached dwellings 320 square metres
C single attached dwellings 270 square metres
(ii) Lot Frontage (minimum)
A detached dwellings 9.0 metres
B semi-detached dwellings 7.0 metres
C single attached dwellings 6.0 metres
(iii) Front Yard Depth. 4.5 metres (minimum)
7.5 metres (maximum)
(iv) Interior Side Yard. Width (minimum)
A detached dwellings 1.2 metres on one side,
0.6 metres on the other side
Page 3
By-law No. XXXX/12
22 B semi-detached dwellings
1.2 metres except that:
(1) where dwellings on abutting lots share a common
wall, no interior side yard shall be required adjacent
to that wall on either lot;
(II) where dwellings on abutting lots share a common
wall and one of those dwellings has an extension, if
that common wall extends along the common
interior side lot line, no interior side yard shall be
required adjacent to the extension of that wall on the
lot upon which that dwelling is located;
(III) where dwellings on abutting lots share a common wall
and one of those dwellings has an extension of that
common wall that does not extend along the common
interior side lot line, the following shall apply:
minimum of 0.6 metre interior side yard shall be
provided adjacent to the extension of that wall on the
lot upon which that dwelling is located;
C single attached dwellings
1.8 metres except that:
(1) where dwellings on abutting lots share a common
wall, no interior side yard shall be required adjacent
to that wall on either lot;
(11) where dwellings on abutting lots share a common
wall and one of those dwellings has an extension, if
that common wall extends along the common
interior side lot line, no interior side yard shall be
required adjacent to the extension of that wall on the
lot upon which that dwelling is located;
(III) where dwellings on abutting lots share a common wall
and one of those dwellings has an extension of that
common wall that does not extend along the common
interior side lot line, the following shall apply:
minimum 1.2 metre interior side yard shall be
provided adjacent to the extension of that wall on
the lot upon which that dwelling is located if an
abutting side yard is not provided on the other lot or;
By-law No. XXXX/12 Page 4
23
PT minimum of 0.6 metre interior side yard shall be
RA provided adjacent to the extension of that wall on the
lot upon which that dwelling is located if an abutting
interior side yard is provided on the other lot;
(v) Flankage Side Yard Width (minimum) 2.4 metres
(vi) Rear Yard Depth (minimum) 7.5 metres
(vii) Building Height (maximum) 9.0 metres
(viii) Driveway Width (maximum)
A detached dwellings 55 percent
of the lot frontage
B semi-detached dwellings 50 percent
of the lot frontage
C single attached dwellings 50 percent
of the lot frontage
(ix) Parking Requirements (minimum)
two parking spaces per dwelling unit, with a minimum of
one parking space provided within an attached garage
and the other parking space in a driveway;
(x) Garage Requirements (minimum)
A one private garage with a single car garage door per
lot and if attached to the main building, the vehicular
entrance of which shall be located not less than 6.0
metres from any side lot line immediately adjoining a
street or abutting on a reserve on the opposite side of
which is a street;
B no part of any attached garage, whether or not such
garage has a second storey, shall extend more than
2.0 metres beyond the wall containing the main
entrance to the dwelling unit;
C where the main entrance to the dwelling unit fronts a
flankage side yard, no part of any attached garage,
whether or not such garage has a second storey, shall
extend more than 2.0 metres beyond the wall
containing the footprint of the dwelling unit;
By-law No. XXXX/12 Page 5
24
(xi) Garage Parking Size (minimum)
each parking space within a private garage shall have a
minimum width of 2.9 metres and a minimum depth of
6.0 metres provided, however, that the width may include
one interior step and the depth may include two interior
steps;
(xii) Special Regulations
A no more than 4 dwelling units shall be permitted within
the area designated as "S-SD-SA-4" on Schedule "I"
attached hereto;
B the horizontal distance between buildings on adjacent
lots shall not be less than 1.8 metres;
C despite Section 5.18(e) of Zoning By-law 3036, the
total lot coverage of all accessory buildings shall not
exceed 20 square metres;
3. By-law 3036
By-law 3036 as amended by By-law 4377/94 is hereby further amended only to
the extent necessary to give effect to the provisions of this By-law as set out in
Section 1 and 2 above. Definitions and subject matters not specifically dealt with
in this By-law shall be governed by the relevant provisions of By-law 3036, as
amended.
4. 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 thi ay of XXXXX,
2012.
OKI,
David Ryan, Mayor
ORA
Debbie Shields, City Clerk
25
5.1RE~
oooA Blk 78
EN
ARE
~m
5 _
J P
4om '3 Blk 79
F z SP
w S-SD-SA-4 81 k 80
~pM - 1512
3 16, ~
BLOCK Blk 81
_
Lot 33'\
Lot 32\ L_----
I~
L<l Lot 31
Lot' 30
Lot 29 1512
~ ,QOM
~i
Lot 28
T
N
SCHEDULE ITO BY-LAW 4377/94
AMENDED BY BY-LAW
PASSED THIS 17th
DAY OF Inniinrv mw 94 ORA F/ -0-0 -
MAYOR
VRAFI
CLERK
ATTACHMENT NTO
REPORT # PD 00 -/9
26
CRESCENT MAJOR
OAKS
oQ c,~RF~~ PARK
o GREENMOLINT
cr
SUBJECT
PROPERTY
TERRACOTT
CRT
y S
S'~ O O
Z
Q . REESORa RT ~cF
w O
C'Q c o
q
Fs~~2~ o ALPINE LANE
-7
o z
o w
3 N
o w
GAN
HYDRO
CORR/DoR
0
Q
O
EET
w J L
zg w r cl~
z
ck~ 0
o C) ~ O
O
O ~
O Q
o C RT
w
~ J
KDALE STREET
0
1-)~~
0 J
FINCH NUE FINCH AVENUE
City of Pickering Planning & Development Department
PROPERTY DESCRIPTION Block 76, Plan 40M-1512, Plan 40R-15611, Part 1 07\
OWNER Fonke Holdings Corporation DATE Oct. 27, 2011 DRAWN BY JB
FILE No. A 16/11 SCALE 1:5,000 CHECKED BY AY H
a a ourees:
T-not Enterprise. Inc. d its eupplNA=' right, Reserved. Not a plan of eurve,.. PN-13
2003 MPAO and its su Iiers. All ri ht, rved. Not a Ian of Surva .
STAFF RECOMMENDEDATTACHMENT# a To
DEVELOPMENT OPTIONS 27
A16/1 1 GREENMOUNT STREET
Om Min 9.0m in 9.Om Min
Q
c~
C
DETACHED DWELLINGS - 3 LOTS iiF
9.Orn Minimum Frontage J
J
J
GREENMOUNT STREET
7.0m Min 7.Om Min 7.0m Min 7.Om Min
ccc
C
SEMI-DETACHED DWELLINGS - 4 LOTS L
7.Om Minimum Frontage
J
GREENMOUNT STREET
6.0mw 6.0m Mln -Mn 6.Om MN
0
O
SINGLE ATTACHED (TOWNHOMES) cc
DWELLINGS - 4 LOTS w
6.0m Minimum Frontage
Prepared by the City of Pickering Planning & Development Department - March 14, 2012
ATTACHMENT # TO
2 8 REPORT # PD /a
Information Compiled from Applicant's Submitted Plan -
Fonke Holdings Corporation
A 16/11
GREENMOUNT STREET
1.5m CONC. SIDEWALK
.7 3.z......Y
......e .......7.32 2 76 .32
Le
! e e
G
e e : e
■ i G i
G i G G
Q
Q ! e e e
O
~ e e e e
G G G i
Lv PART 1 PART 2 PART 3 PART 4
!
J 3 ■
-i o s e c e e
p i■a ■ ■ ■ ~i
C~ I■m ~ ~ ~ i
.n ■ i i G
I!
i i i i •
i G i G
!R ■ ! i i
e ! e e
is
.s e e i i
i i i
e
lls ! i ~
is
e e
~ i i ■ i
s e e e e
i
4
i
15.57 E 7.32 ! 7.32 ! 7.32
`i.............n■......................1....... n.. im... R s.... m.. mn....~................J
7hrs mop w s Produced by the C%ly o/ P%ck-e-g.
~Pl--l & Oevefopmenl Oeporlmenf,
/n lormof%On 6 $uppnr/ Services.
Oelober 2i. X11
ATTACHMENT #~TO
REPORT # PD 0 _/9 . Excerpts from
C-itq Joint Planning & Development and ` 9
Executive Committee
PI Meeting Minutes
Monday, December 5, 2011
7:30 pm - Council Chambers
Chair: Councillor Ashe
(II) Part `A' - Information Reports
1. Zoning Amendment Application A 16/11
Fonke Holdings Corporation
1565 Greenmount Street
(Part of Block 76, Plan 40M-1512) 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.
Ashely Yearwood, Planner I, provided an overview of zoning by-law amendment
application A 16/11.
Jonathan Benczkowski, Sol-Arch. Limited, appeared before the Committee on behalf
of the applicant in support of the application. He stated the proposed amendment to
replace the commercial zone with residential resulted from a lack of market for
commercial zone in this area at the present time.
No members of the public spoke in support or opposition to the application.
1
_ a
ATTACHMENT # 5 TO
30 REPORT # PD 08- is
November 21, 2011
Ashley Yearwood
Planner 1
Planning & Development Department RECEIVED
City of Pickering
Lei 0 One The Esplanade
Pickering, ON L1V 6K7 NOV 2 2011
CITY OF PICKERING
PLANNING & DEVELOPMENT
Dear Mr. Yearwood DEPARTMENT
The Regional
Municipality
of Durham Re: Zoning Amendment Application A 16/11
Planning and Economic Applicant: Fonke Holdings Corporation.
Development Department Location: 1565 Greenmount Street
Planning . Division Block 75, Plan 40M-1512, Plan 40R-15611
Municipality: City of Pickering
605 ROSSLAND RD. E.
14TH FLOOR The Region has reviewed the above noted application and offers the
'O BOX 623
WHITBY ON L1N 6A3 following comments for your consideration.
CANADA
905-668-7711
1-800-372-1102 The purpose of this application is to rezone the property to permit four
Fax: 905-666-6208 detached dwellings.
Email: plan ning@durham.ca
www.durham.ca Regional. Official Plan
A.L. Georgieff, MCIP, RPP .
Commissioner of Planning The lands subject to this application is designated „Living Areas„ In the
and Economic Development Durham Regional Official Plan (ROP). Living Areas shall be used
predominately for housing purposes. This proposal adds additional
residential units within an. existing residential area and is permitted within
the Living Areas designation of the ROP.
Provincial Policies & Delegated Review Responsibilities
This application has been screened in accordance with the terms of the
provincial plan review responsibilities.
Growth Plan for the Greater Golden Horseshoe (GPGGH)
The subject lands are within the "Built-up Area" of the GPGGH. The
GPGGH includes policies to direct development to settlement areas, and
provides direction for intensification targets within the Built-up Area. This
application generally conforms to the GPGGH.
Potential Site Contamination
A signed site screening questionnaire has been submitted as part of the
application indicating no potential for site contamination.
"SeAce Ezceiience
for our 60"M-M-Uhities" 1
a 100% Post Consumer
ATTACHMENT # S TO 3 1
REPORI # PD 00-1a
Potential Noise Impacts
The subject lands are located adjacent to Valley Farm Road, a Type 'C'
arterial roadway. In support of the application the applicant has submitted an
Environmental Noise Impact Study, dated October 6,- 2011, by D.G. Biddle_&
Associates. The noise abatement measures and warning clauses as
identified in the study shall be implemented through a site plan / development
agreement with the City of Pickering.
Regional Servicing
Sanitary sewer connections and water service connections were installed in
2003 for this property. Any connections that will not be utilized shall be .
disconnected with the full cost being borne by the applicant. Any
requirements of the Region of Durham associated with the development of
this property concerning the provision of Regional services, financial or
otherwise, will be addressed at the time of a subsequent development
application.
Please do not hesitate to contact the undersigned should you have any
questions or comments.
Yours truly,
Brad Anderson, MCIP, RPP
Planner
cc: Regional Works Department - Pete Castellan
Durham Region Transit Department - Martin Ward
2
Z n . , ATTACHMENT # 6 TO
32-- REPORT # PQ
PICKERNG
Memo
To: Ashley Yearwood
Planner I November 28, 2011
From: Robert Starr
Manager, Development Control
Copy: Coordinator, Development Approvals
Subject: Zoning By-law Amendment Application A16/11
Fonk
e Holdings Corporation
1565 Greenmount Street
(Block 76, Plan 40M-1512, Part 1, Plan 40R-15611)
City of Pickering
We have reviewed the documents submitted in support of the Zoning B -law Ame
Application and provide the following comments: y ndment
General Comments .
1. The applicant will be required to enter into a Development Agreement with the City to
address any offsite works, service connections, road restoration, driveway aprons,
boulevard trees, lot grading and drainage, boulevard works, utility installation and/or
relocation, security, insurance, cost sharing, etc.
2. A Construction Management Plan will be required, 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
importation to the site unless a permit has been issued. No on-site works prior to a o a
r
of works is permitted without a permit. A copy of the By-law and Permit Application is
l
attached and should be forwarded to the applicant.
4. A Geotechnical Report will be required. The report should comment on the permeability
existing soils as it relates to any proposed infiltration measures for stormw ter
management.
5. A grading and drainage plan will be required which indicates that redevelo ment of
can be completed without adversely affecting the nei hbourin p the site
9 g properties.
6. A Draft 40R Plan will be required to be submitted to the City for approval.
ATTACHMENT#_ TO
REPORT # PQ 7J
7. An Erosion & Sediment Control Plan which clearly shows how the applicant will ensure that
no silt will leave the site. The. Erosion & Sediment Control Guidelines for Urban
Construction should be consulted when preparing this plan.
8. The proposed zoning of this property should restrict the amount of front yard hard surface.
'I
. i
Fonke Holdings Corporation Page 2
Zoning By-law Amendment Application A16/11
Cary Report To
3 0 Planning & Development Committee
PICKERING Report Number: PD 09-12
Date: April 2, 2012
From: Neil Carroll
Director, Planning & Development
Subject: Revision to Draft Approved Plan of Subdivision SP-2008-01 (R2)
Zoning Amendment Application A 15/11
Mattamy (Brock Road) Limited
Part Lots 17 & 18, Concession 3
City of Pickering
Recommendation:
1. That Report PD 09-12 of the Director, Planning & Development be received;
2. That Revision to Draft Plan of Subdivision SP-2008-01(R2) submitted by Mattamy
(Brock Road) Limited, to permit a red-line revision to a draft approved plan of
subdivision on lands being Part Lots 17 & 18, Concession 3, as shown on the
Applicant's Revised Plan Attachment #3 to Report PD 09-12, be endorsed;
3. That the proposed amendments to the conditions of draft plan of subdivision
approval to implement Draft Plan of Subdivision SP-2008-01(R2) as set out in
Appendix I to Report PD 09-12 be endorsed;
4. That the Ontario Municipal Board be advised of City Councils decision on the
request for red-line revision to Draft Plan of Subdivision SP-2008-01 (R2) and that
the City Solicitor be authorized to any Ontario Municipal Board hearing on the
requested red-line revision;
5. That Zoning By-law Amendment Application A 15/11, submitted by Mattamy (Brock
Road) Limited to permit a commercial block for a variety of commercial uses,
including office, retail, personal service and restaurant, and for residential use being
various forms of townhouses be approved; and
6. Further, that Zoning By-law Amendment Application A 15/11 submitted by Mattamy
(Brock Road) Limited, to amend the zoning of the subject property to implement
Draft Plan of Subdivision SP-2008-01(R2), as outlined in Appendix II to Report
PD 09-12 be endorsed and the by-law be finalized and forward to Council for
enactment following the Ontario Municipal Board approval of the revisions to the
draft plan of subdivision.
Executive Summary: Mattamy (Brock Road) Limited (Mattamy) has requested a
revision to a portion of the draft plan of subdivision in the Duffin Heights Neighbourhood
which was approved by the Ontario Municipal Board (OMB) (see Location Map,
Attachment #1). The applicant has requested a zoning by-law amendment in order to
implement the proposed development.
Report PD 09-12 April 2, 2012
Subject: Mattamy (Brock Road) Limited (A 15/11) Page 2
5
The subject lands were included in the original draft approved plan of subdivision as a
single future development block and Mattamy has now requested amendments to the
approved plan to permit a commercial block and residential development in various
forms of townhouses (street, lane, back-to-back and stacked) for a total of 103 dwelling
units.
The proposed development is consistent with the Duffin Heights Official Plan policies
and will meet the minimum requirements of the Development Guidelines. The resulting
development should provide appropriate pedestrian-related uses and massing along
.Brock Road and help create a focal point at the Brock Road/William Jackson Drive
intersection. Although specific development for the commercial block is not being
advanced by Mattamy, the zoning by-law amendment will implement the Development
Guideline provisions for this corner property, thereby creating a development ready
commercial site that will be more attractive to potential development interests.
The recommended amendments to the draft plan of subdivision conditions of approval
and the draft zoning by-law will complete the Mattamy draft plan in Duffin Heights. The
revised plan will accommodate residential development in the middle of the permitted
density range and establish a built form along Brock Road and William Jackson Drive
that reflects an appropriate urban edge to the mixed corridor lands. The applications
are recommended for approval.
Financial Implications: No direct costs to the City are anticipated as a result of the
recommendations of this report.
1.0 Background:
1.1 Property Description
The subject lands are located at the northeast corner of Brock Road and William
Jackson .Drive in the Duffin Heights Neighbourhood and are approximately
3.13 hectares in area (see Location Map, Attachment #1). These lands are the
final phase of the Mattamy draft plan of subdivision which is currently under
construction; the lands are identified as Block 239 in the approved Plan of
Subdivision SP-2008-01. The lands currently support the Mattamy sales pavilion
and are being used as a staging area for the subdivision construction.
Surrounding lands include a hydro easement and lands intended for future
development to the north, Mount Pleasant Cemetery to the south, a place of
religious assembly, residential homes and vacant land intended for future
development across Brock Road to the west, and detached dwellings and a
village green under construction across William Jackson Drive to the east.
Report PD 09-12 April 2, 2012
Subject: Mattamy (Brock Road) Limited (A 15/11) Page 3
36
1.2 Applicant's Proposal
The proposal is to be implemented through revisions to Block 239 of draft
approved plan of subdivision SP-2008-01. This draft plan was previously
approved by the OMB in January 2010. This block was zoned 'Urban Reserve'
in the original approval of the subdivision, as Mattamy was not advancing any
specific land use for this block. The remainder of the subdivision has since been
registered and the development of the lands for detached and townhouse
dwellings is significantly advanced.
Mattamy's initial submission which was presented at the December 5, 2011
Public Information meeting was to further subdivide the lands within Block 239 to
create the following:
• a 0.74 hectare commercial block at the corner of Brock Road and William
Jackson Drive
• 82 back-to-back townhouse lots on public roads
• 15 rear lane townhouse lots fronting William Jackson Drive; and
• a 24-unit stacked townhouse block fronting Brock Road (see Applicant's
Original Submitted Plan, Attachment #2)
However, since the public meeting the applicant has revised the applications as a
result of ongoing discussions with staff. This revised plan reconfigured the
commercial block to a rectangle shape which increased the size and made it
more suitable for future development. The urban design along William Jackson
Drive has been improved by replacing the window street with lane townhouses
that front William Jackson Drive. The amount of public streets has been reduced
by creating a larger condominium block which will include a row of townhouses
thereby improving the streetscape of the condominium block. The revised
application now includes:
a 0.85 hectare commercial block at the corner of Brock Road and William
Jackson Drive
• 24 back-to-back townhouse lots on public roads
• 13 street townhouses
• 26 rear lane townhouse lots fronting William Jackson Drive; and
• a block for a condominium containing 24-unit stacked townhouse building
fronting Brock Road and up to 16 lane townhouses that will front a public
street but be serviced from the condominium private road (see Applicant's
Revised Submitted Plan, Attachment #3)
The OMB is the Approval Authority for the requested revision to the draft
approved plan of subdivision as Draft Plan of Subdivision SP-2008-01 was
originally approved by the OMB. The City is the approval authority for the zoning
amendment application.
Report PD 09-12 April 2, 2012
Subject: Mattamy (Brock Road) Limited (A 15/11) Page 4 37
2.0 Comments Received:
2.1 At the December 5, 2011 Public Information Meeting
No members of the public spoke in support or in opposition to the application at
the public meeting (see Meeting Minutes, Attachment #5).
2.2 City Department and Agency Comments
Region of no objection to the application but note the future
Durham Planning commercial block should include additional 'main street',
Department mixed-use function with office and residential units atop
ground floor commercial-retail uses and the additional mix
of uses with increased densities and building heights will
help to achieve the sustainable, transit oriented, pedestrian
accessible, main street development that is envisioned for
the Duffin Heights Neighbourhood
• Brock Road is a unique, opportunistic, arterial road linking
existing south urban Pickering to the Duffin Heights
Neighbourhood and Highway 407 and will also be a key
arterial and gateway to the future Seaton Community; the
proposed development block provides vast opportunities to
develop a distinct, densified, mixed-use main street that is
transit oriented and pedestrian accessible
• all servicing matters will be addressed in the detail design
requirements of the existing conditions of approval (see
Attachment #6)
Engineering concerns with the intersection of Lane "E" and William
Services Division Jackson Drive, this lane should be closed at the
intersection or only permit the lane to be one way,
northbound
• consideration should be made for Lane "D" to be
redesigned as a local street (see Attachment #7)
Development . a traffic report should be submitted to address concerns
Control with the intersection of Lane "E" and William Jackson Drive
• the private lane in the condominium block needs to provide
snow storage
• appropriate noise and privacy fencing will be required (see
Attachment #8)
2.3 Other Agencies
No other agency (being technical agencies) that provided comments on the
applications expressed any concern with the proposed land use. Detailed design
matters can be addressed in the fulfillment of the conditions of approval if these
applications are approved.
Report PD 09-12 April 2, 2012
Subject: Mattamy (Brock Road) Limited (A 15/11) Page 5
3S
3.0 Discussion:
3.1 The proposed uses and built form comply with the Official Plan
The subject lands are designated "Mixed-Use Areas - Mixed Corridors." in the
Official Plan within the Duffin Heights Neighbourhood. The "Mixed Corridor"
designation is intended primarily for residential, retail, community, cultural and
recreational uses at a scale serving the community. The designation provides for
residential development at a density of over 30 units up to and including
140 units per net hectare, and a maximum floor space index (FSI) (total gross
floor area divided by lot area) of 2.5. The residential component of proposal
provides a density of 74 units per net hectare. As no specific development
proposals are being advanced for the commercial block as Mattamy will not be
developing the block themselves, the FSI has not been calculated. Mattamy has
provided a concept plan for how the commercial block could be developed (see
Attachment #4). The Duffin Heights Neighbourhood policies for the Mixed
Corridor designation require new developments to provide a strong and
identifiable urban image by establishing buildings closer to the street, providing
safe and convenient pedestrian access and requiring all buildings to be multi-
storey. This location is identified as a focal point in the Neighbourhood Plan,
which requires a minimum of three functional storeys with a four storey massing
for the commercial block.
The recommended zoning for the commercial block will implement the design
requirements in terms of building location and height, by locating buildings close
to the intersection and requiring a minimum four storey mass and three functional
floors. For the Brock Road frontage, the proposed stacked townhouses will also
be located close to the front lot line and provide the minimum required building
height and massing. These buildings, plus the lane townhouses along William
Jackson Drive will provide the required strong urban edge to the mixed corridor block.
The proposed revised draft plan introduces additional housing forms to those
provided on the adjacent Mattamy lands to the east. This results in a broader
mix of housing form in terms of size and affordability and serves to implement the
related policy objectives of the Official Plan and the Duffin Heights Neighbourhood.
3.2 The proposed development is consistent with the Development Guidelines
for the Duffin Heights Neighbourhood
The Duffin Heights Neighbourhood Development Guidelines (DHNDG) envision
higher density, higher multi-storey and mixed-use buildings with a high level of
architectural quality along this portion of the Brock Road Corridor. The Brock
Road/William Jackson Drive intersection is identified as a focal point requiring the
creation of prominent images through the use of appropriate building heights,
massing, architectural features and landscaping. At corner locations such as this
one, buildings shall have a minimum four storey massing and should contain the
street by having their front walls parallel and close to the street. A minimum of
60 percent of the length of the Brock Road frontage should be occupied by a
building.
Report PD 09-12 April 2, 2012
Subject: Mattamy (Brock Road) Limited (A 15/11) Page 6
39
The proposed zoning provisions attached as Appendix II include building
envelopes, build-to provisions and minimum height provisions equivalent to a
four storey massing consistent with the Guidelines. The siting of future buildings
in the commercial block should provide a strong focal feature at this important
intersection, and provide a strong pedestrian-oriented urban edge along Brock
Road and William Jackson Drive. Future buildings should occupy the majority of
frontage along Brock Road. A high level of architectural design will be required
through site plan approval.
3.3 The full potential for development within the Mixed Use Corridor is not being
realized
The vision for the Mixed Use Corridor through the Duffin Heights Neighbourhood
was for a built form and density that is significantly more intense/higher than that
proposed by Mattamy in the interior of the block. The demonstration plans in the
Guidelines reflect non-grade related housing forms (apartment/office) deeper into
the corridor on private driveways and aisles. While the Mattamy proposal does
establish an attractive four storey stacked townhouse form immediately adjacent to
Brock Road, the interior of the block introduces municipal public roads and grade
related townhouse units, at a significantly lower density than the allowable
maximum. This form of development, while strictly complying to policy
requirements, creates freehold ownership tenure which does not support
intensification over time. Mattamy advises that the market does not currently exist
to support the more intense development designs that are permissible under the
current policy regime. However, development of these lands out to Brock Road
will complete the Mattamy project at this strategic location, and may act as a
catalyst for further development interest along the mixed use corridor.
Staff will continue to monitor development in the mixed use corridor to determine
whether the objectives of established policies and guidelines are being achieved.
3.4 Advancing the development of the commercial block is important to the
neighbourhood
While it is recognized that Mattamy is not advancing any specific development
proposal for the commercial block it is important that the site become
development ready in terms of zoning and servicing. Mattamy has prepared
concept plans that demonstrate that current retail needs for multiple users can be
accommodated within the commercial block in a manner that reflects the intent of
the Official Plan and DHNDG (see Attachment #4).
By creating a pre-zoned serviced commercial block Mattamy will improve its
ability to attract development interest in the lands that will hopefully result in the
development of the commercial block sooner rather than later. Increased
residential development activity in the broader Duffin Heights.Neighbourhood
should also provide more attractive market conditions.
Report PD 09-12 April 2, 2012
Subject: Mattamy (Brock Road) Limited (A 15/11) Page 7
40 Actual development of the commercial block may serve to advance
other development proposals for lands within the mixed corridor. The
introduction of a commercial development in the mixed corridor lands will also
help achieve the goal of a diversified, transit oriented, and pedestrian friendly
neighbourhood.
3.5 Subdivision Parking will be sufficient
With development of denser forms of grade related housing (townhouses and
back-to-back townhouses) the issue of sufficient parking, both on private property
and on-street parking, needs to be sufficiently incorporated in the subdivision
design. In terms of private `off-street' parking, the proposed zoning for the
subdivision will require two parking spaces per dwelling unit including a parking
space in the garage of sufficient unobstructed space that will accommodate a
vehicle. On-street parking opportunities will also be provided in the area of
laneway townhouses and adjacent to the commercial block. The condominium
block will also provide its own visitor parking.
With this revision to the draft plan the local roads have either a 17.0 metre
right-of-way width or a 15.5 metre right-of-way width. The 17.0 metre road has a
sidewalk on both sides of the street. The 15.5 metre road has a sidewalk on one
side. All lots will accommodate one parking space on the private property
between the garage door and the front lot line. There will be adequate curb
space available for parking through the pairing of driveways and the proposed
zoning requirement of front yard open space that will limit the size of the driveways.
The proposed zoning includes a standard that a minimum of 50 percent of the
front yard be maintained as landscaped open space. Therefore, any driveway on
any lot can be no bigger than 50 percent of the front yard. This will ensure an
appropriate parking space between driveway curb cuts.
3.6 Site details for the commercial block to be addressed through site plan
approval
Mattamy has provided a concept plan for the commercial block (see Attachment #4).
The purpose of the concept plan was to demonstrate the block is of appropriate
size and configuration to accommodate development that would meet the
minimum requirements as outlined in the neighbourhood polices and the
DHNDG. The concept plan is generally consistent with the Duffin Heights
Development Guidelines. All site development matters concerning the City will
be more thoroughly addressed through the site plan approval process, which will
review items such as, but not limited to, building massing, elevations, fagade
treatments, lighting, accessibility, on-site parking, site access, landscape buffers,
and landscaping and the ability for intensification over time. The goal is to
provide opportunities for a mix of uses with increased densities and building
heights in order to help to achieve a sustainable, transit oriented, pedestrian
accessible, main street development that is envisioned for the Duffin Heights
Neighbourhood.
Report PD 09-12 April 2, 2012
Subject: Mattamy (Brock Road) Limited (A 15/11) Page 8
41
3.7 Signalization of Brock RoadfWilliam Jackson Drive intersection should occur
prior to development of the commercial block
It is expected that Brock Road and William Jackson Drive will accommodate the
traffic volumes generated from the development. A traffic impact study will be
required as part of the subdivision/site plan approval to confirm on-site circulation
and to identify any traffic issues such as Lane "E" intersection with William
Jackson Drive and the appropriateness of the traffic island in the northern portion
of the plan.
Although signalization of the Brock Road/ William Jackson Drive intersection by
the Region of Durham is anticipated later in 2012, staff recommend that an "(H)"
Holding provision be included in the zoning by-law for the commercial block to
ensure signals are in place prior to a building permit being issued.
3.8 Sustainability Implications have been reviewed
The applicant has submitted a Sustainability Report that is based on the City's
Sustainability Guidelines. City staff have reviewed the report and rated the
revision to the draft plan as achieving a Level 1 score. The proposed
development incorporates many of the elements of the Guidelines.
It is noted that there are optional opportunities available in the guidelines that the
applicant is encouraged to consider that would allow them to achieve a higher
level rating for the development. In addition, there will be an opportunity to
improve this rating as additional sustainability measures become available
through site plan review and detailed building design.
3.9 Proposed Subdivision Conditions of Approval
The revised draft approved plan of subdivision is recommended for approval.
4 The revisions represent appropriate development that conforms to the Official
Plan and the Duffin Heights Neighbourhood Development Guidelines. Detail
design matters will be addressed in the existing requirements of conditions of
approval and will be reviewed during the further processing of the application to
ensure compliance with the Duffin Heights Environmental Servicing Plan, City
policies and agency requirements.
The existing cost sharing agreement between the major land owners will address
certain financial responsibilities, and confirmation from the trustee that all
financial contributions have been addressed will be required prior to registration.
The recommended amendments to the draft plan of subdivision conditions of
approval are outlined in Appendix I to this report.
Report PD 09-12 April 2, 2012
Subject: Mattamy (Brock Road) Limited (A 15/11) Page 9
42
3.10 A site-specific amendment to Zoning By-law 3037 should be enacted
Staff supports the rezoning application and recommends that the a site-specific
implementing by-law that contains the standards attached as Appendix II to
Report PD 09-12 be brought before Councils for enactment following the Ontario
Municipal Board's approval of the revisions to the draft plan of subdivision.
The proposed zoning provisions for the residential portion of the application will
address building location performance standards to ensure an appropriate design
for the neighbourhood. The recommendations also contain zoning standards to
ensure that all dwellings have a minimum of two functional parking spaces per
unit on the private property and that the internal garage space is functional.
Standards related to minimum front yard landscaping are included to ensure a
minimum amount of any front yard remains landscaped and will also control the
maximum size of a driveway indirectly providing on-street parking opportunities.
The recommendation is that all grade related residential units maintain 50
percent of the front yard as landscaped open space.
The proposed by-law standards for the commercial block will include:
• a mix of commercial uses, including office, retail, personal service and
restaurant
• resident dwelling units are permitted above the second floor
• a minimum building height of three functional storeys and four-storey
massing, and a maximum height of six storeys
• building envelope and build-to zone provisions directing building siting in
close proximity to the intersection of Brock Road and William Jackson Drive
• the prohibition of drive-through facilities; and
• parking requirements of 4.0 spaces per 100 square metres of all permitted
uses, with a higher rate for restaurant that exceed total floor space of
500 square metres
An "(H)" Holding symbol is proposed for the commercial block in order to ensure
the following requirements are addressed:
• installation of signalization of the Brock Road/ William Jackson Drive
intersection to the satisfaction of the City and the Region; and
• a development/site plan agreement requiring, among other things, payment
of any required shared costs identified in the Duffin Heights Landowners
Group Cost Sharing Agreement
4.0 Applicant's Comments:
The applicant is aware of the recommendations of the report.
Report PD 09-12 April 2, 2012
Subject: Mattamy (Brock Road) Limited (A 15/11) Page 10 A 3
Appendix:
Appendix I Recommended Amendments to the Conditions of Approval for
Draft Plan of Subdivision SP-2008-01 (R2)
Appendix II Recommended Conditions of Approval for
Zoning By-law Amendment A 15/11
Attachments:
1. Location Map
2. Applicant's Original Submitted Plan
3. Applicant's Revised Submitted Plan
4. Applicant's Commercial Concept Plan
5. Minutes from December 5, 2011 Statutory Public Information Meeting
6. Agency Comments - Region of Durham Planning Department
7. City Comments - Engineering Services Division
8. City Comments - Development Control
Prepared By: Approved/Endorsed By:
XG~~O i
Ross Pym, MCI PP Neil Carroll,poe "'PP
Principal Planner - Development Review Director, Pl ni & Development
RP:ld
Recommended for the consideration
of Pickering City Council
J~, V, A0,7 e~ Ja - 1 ~o 2-oI
Tony Prevedel, P.Eng.
Chief Administrative Officer
44 Appendix I to
Report PD 09-12
Recommended Amendments to the
Conditions of Approval for
Draft Plan of Subdivision SP-2008-01 (R2)
A
Conditions of Draft Approval `
Plan of Subdivision: SP-2008-01 (R2)
Mattamy (Brock Road) Limited
Lot 17 and 18, Concession 3
City of Pickering
1. The Owner shall prepare the final plan on the basis of the draft plan of
subdivision prepared by Sernas Associates identified as Project Number
04565 revised date February 2012 which illustrates revision to the Mixed
Corridor Block 239 for a commercial block and a maximum of 103 dwelling
units being 13 street townhouses, 24 back-to-back townhouses, 26 rear
lane townhouses, a condominium block containing 24 stacked townhouses
and 16 lane townhouses, roadways and a walkway block.
2. The Owner shall name road allowances included in this draft plan to the
satisfaction of the Region of Durham and the City of Pickering.
3. The Owner shall convey a sufficient road widening to provide a minimum of
22.5 metre from the centerline of the Right-of-way across the entire frontage
of the draft plan to the Region of Durham for the purpose of widening
Regional Road Not.
4. The Owner shall convey a 0.3 metre reserve across the entire frontage of
the draft plan along Regional Road No 1 to the Region of Durham.
5. The Owner shall convey a 15.0 metre x 15.0 metre sight triangle at the
intersection of Brock Road and proposed Street 'A' to the Region of
Durham.
6. The Owner shall submit plans showing the proposed phasing to the Region
of Durham and the City of Pickering for review and approval if this
subdivision is to be developed by more than one registration.
7. The Owner shall grant such easements as may be required for utilities
drainage and servicing purposes to the appropriate authorities.
8. The Owner shall submit to the Region of Durham for review and approval a
revised acoustic report prepared by an acoustic engineer based on
projected traffic volumes provided by the Region of Durham Planning
Department and recommending noise attenuation measures for the draft
plan in accordance with the Ministry of the Environment guidelines. The
Owner shall agree in the Subdivision- Agreement to implement the
recommended noise control measures. The agreement shall contain a full
and complete reference to the noise report (i.e. author, title, date and any
revisions/addenda thereto) and shall include any required warning clauses
identified in the acoustic report. The Owner shall provide the Region with a
copy of the Subdivision Agreement containing such provisions prior to final
approval of the plan.
Conditions of Approval for SP-2008-01 (R2) Page 2
46
9. The Owner shall provide for the extension of such sanitary sewer and water
supply facilities which are external to' as well as within the limits of this plan
that are required to service this plan. In addition the Owner shall provide for
the extension of sanitary sewer and water supply facilities within the limits of
the plan which are required to service other developments external to this
subdivision. Such sanitary sewer and water supply facilities are to be
designed and constructed according to the standards and requirements of
the Region of Durham. All arrangements financial and otherwise for said
extensions are to be made to the satisfaction of the Region of Durham and
are to be completed prior to final approval of this plan.
10. The Owner shall convey a separate block for a sanitary sewer pumping
station to the Region of Durham.
11. Prior to entering into a Subdivision Agreement the Region of Durham shall
be satisfied that adequate water pollution control plant and water supply
plant capacities are available to the proposed subdivision.
12. The Owner shall satisfy all requirements financial and otherwise of the
Region of Durham. This shall include among other matters the execution of
a Subdivision Agreement between the Owner and the Region concerning
the provision and installation of sanitary sealers water supply roads and
other Regional services.
13. Prior to the initiation of grading, and prior to the registration of this Draft
Plan of Subdivision or any phase thereof, the Owner shall submit the
following to The Toronto and Region Conservation Authority and the City of
Pickering for review and approval:
a) A revised FSSR consistent with the Duffin Heights ESP as approved
by TRCA and City of Pickering.
b) The FSSR shall include a detailed design for the storm drainage
system for the proposed development including:
i) plans illustrating how this drainage system will tie into surrounding
drainage systems and stormwater management techniques which
may be required to control minor or major flows;
ii) appropriate stormwater management practices to be used to treat
stormwater to mitigate the impacts of development on the quality
and quantity of ground and'surface water resources as it relates to
terrestrial and aquatic habitat;
iii) detailed design and maintenance plans for any stormwater
management facilities;
of Approval for SP-2008-01 Conditions o (R2) Page 3 47
iv) an Erosion and Sediment Control Plan, consistent with the Erosion
and Sediment Control Guideline for Urban Construction (Greater
Golden Horseshoe Area Conservation Authorities, 2007), as
amended;
v) location and description of all outlets and other facilities which may
require a permit pursuant to Ontario Regulation 166/06, as
amended;
vi) plans illustrating how the design of SWM facility-considers wildlife
passages and innovative design features such as wetland
forebays and outlets.
c) Overall grading plans for the lands within the Draft Plan of Subdivision
illustrating among others how all vegetation in"the natural heritage
system will be protected from grading and construction impacts.
14. The Owner shall obtain all necessary permits required pursuant to Ontario
Regulation. 166/06, as amended, prior to registration.
15. The Owner shall enter into an agreement with the City of Pickering
committing to undertake the Mitigation Measures and Best Management
Practices Monitoring Program as required in the ESP.
16. The Owner shall provide a letter of credit to the City of Pickering for the full
cost of the implementation of the plans identified in Condition No. 15.
17. The Owner shall install fences along the boundary of the development
blocks and the publicly owned natural heritage system.
18. A restrictive covenant shall be placed over the rear yards of all lots created
adjacent to the publicly owned natural heritage system. The restrictive
covenant shall have the effect of prohibiting: 1) the removal of fences along
the lot line of all subject development lots; and 2) the installation of gates or
other access through the fences along the lot line of all development lots.
19. The Owner shall provide a total of - $29,000 [as determined by City of
Pickering] contribution to the Fish Habitat Restoration Fund administered by
the City for restoring fish habitats as identified in the ESP in consultation
with the TRCA.
20. That the Draft Plan of Subdivision be red-line revised in order to meet the
requirements of the TRCA's conditions if necessary.
21. Prior to final approval, a copy of the lot grading and drainage plan, showing
existing and final grades, must be submitted in triplicate to Hydro One
Networks Inc. (HONI) for review and approval.
Conditions of Approval for SP-2008-01 (R2) Page 4
48 22. Any development in conjunction with the subdivision must not block
vehicular access to any HONI facilities located on the right-of-way. During
construction there will be no storage of materials or mounding of earth,
snow or other debris on the right-of-way.
23. The subdivider shall make arrangements satisfactory to HONI for the
crossing of the hydro right-of-way by the proposed road(s). Separate
proposals including detailed lighting and site servicing plans shall be
submitted in triplicate to HONI for future road crossing.
24. The costs of any relocations or revisions to HONI facilities which are
necessary to accommodate this subdivision will be borne by the developer.
25. The. easement rights of HONI and its legal predecessors are to be protected
and maintained.
26. That the implementing by-law for Zoning By-law Amendment Application
A 15/11 become final and binding;
27. That the Owner enters into a subdivision agreement with and to the
satisfaction of the City of Pickering to ensure the fulfillment of the City's
requirements, financial and otherwise, which shall include, but not
necessarily be limited to the following:
a) that the Owner satisfy the Director, Planning & Development
Department respecting a stormwater drainage and management
system to service all the lands in the subdivision, and any
provisions regarding easements;
b) that the Owner satisfy the Director, Planning & Development
Department for contributions for downstream stormwater
management;
c) that the Owner satisfy the Director, Planning & Development
Department for design and implementation of diversion of
stormwater from off-site lands as proposed in an approved
Functional Servicing and Stormwater Report;
d) that the Owner satisfy the Director, Planning & Development
Department respecting submission and approval of a grading and
control plan;
e) that the Owner satisfy the Director, Planning & Development
Department respecting the submission and approval of a
geotechnical soils analysis;
f) that the Owner satisfy the Director, Planning & Development
Department respecting the authorization from abutting land owners
for all off-site grading;
Conditions of Approval for SP-2008-01 (R2) Page 5 9
g) that the Owner satisfy the Director, Planning & Development
Department respecting construction of roads with curbs, storm
sewers, sidewalks and boulevard designs;
h) that street names and signage to be provided to the satisfaction of
the City of Pickering;
i) that the Owner satisfy the City respecting arrangements for the
provision of all services required by the City;
j) that the Owner satisfy the appropriate authorities respecting
arrangements for the provision of underground wiring, street
lighting, cable television, natural gas and other similar services;
k) that the cost of any relocation, extension, alteration or extraordinary
maintenance of existing services necessitated by this development
shall be the responsibility of the subdivider;
1) that the Owner convey to the City, at no costs:
(i) any easements as required; and,
(ii) any reserves as required by the City;
m) that the Owner convey any easement to any utility to facilitate the
installation of their services in a location(s) to the satisfaction of the
City and the utility;
n) that the Owner arrange at no costs to the City any easements
required on third party lands for servicing and such easements shall
be in a location as determined by the City and/or the Region and
are to be granted upon request at any time after the draft approval;
o) that the Owner make satisfactory arrangements with the City
respecting a construction management plan, such Plan to contain,
among other things:
(i) details of erosion and sedimentation controls during all phases
of construction and provide maintenance requirements to
maintain these controls;
(ii) addressing the parking of vehicles and the storage of
construction and building materials during servicing and house
construction, and ensuring that such locations will not impede
the flow of traffic or emergency vehicles on either existing
streets or the proposed public street;
(iii) insurance that the City's Noise By-law will be adhered to and
that all contractors, trades and suppliers are advised of this
By-law;
(iv) the provision of mud and dust control on all roads within and
adjacent to the site;
Conditions of Approval for SP-2008-01 (R2) Page 6
5
(v) type and timing of construction fencing;
(vi) location of construction,trailers;
(vii) details of the temporary construction access;
p) that the Owner satisfy the City financially with respect to the
Development Charges Act;
q) that the Owner satisfy the City with respect to arrangements
necessary to provide for coordination of services and roads with
adjacent lands and any phasing of development that may be
required;
r) that the Owner satisfy the City with respect to the disposition of
future development blocks and acquisition of abutting severed
parcels prior to draft plan registration;
s) that the Owner satisfy the City with respect to providing a second
access to Brock Road until such time as William Jackson Drive is
extended northward and intersects with an existing street and is
open to public traffic;
t) that the Owner satisfy the City with respect to the provision of
temporary fencing around the entire perimeter of the subject lands
during construction, prior to the commencement of any works;
u) that the Owner agrees to submit a Landscape Fencing Plan, with
respect to the provision of a fence and landscaping to the
satisfaction of the Director, Planning & Development Department,
such Plan shall include a 1.5 metre black vinyl chain link fence on
the south limit of William Jackson Drive;
v) that the Owner agrees to install a fence next to the park block to the
satisfaction of the City of Pickering;
w) that the Owner submit a street tree planting plan to the satisfaction
of the City;
x) that the Owner, prior to the preparation of the subdivision
agreement, shall engage a control architect, to the satisfaction of
the Director, Planning & Development Department, who will
prepare streetscape/architectural control guidelines to the City's
satisfaction, approval all models offered for sale and certify that all
building permit plans comply with the City's approved guidelines;
y) that the Owner ensure that the engineering plans be coordinated
with the streetscape/architectural control guidelines and further that
the engineering plans coordinate the driveway, street hardware and
street trees to ensure that conflicts do not exist, asphalt is
minimized and all objectives of the streetscape/architectural control
guidelines can be achieved;
Conditions of Approval for SP-2008-01 (R2) Page 7 51
z) that the Owner satisfy the City respecting the provision of
appropriate aesthetic details.and design of all boundary fencing and
noise attenuation fencing;
aa) that the Owner provide a fixed payment satisfactory to the City to
provide for the long term maintenance and repairs of items such as
enhancements to fences, entrance feature walls, medians that
exceed the City's normal standards and which are requested by the
subdivider;
bb) that the Owner satisfy the requirements of the Ministry of the
Environment regarding the approval of a noise study
recommending noise control features to the satisfaction of the
Region of Durham, and the City of Pickering;
cc) that the Owner satisfy the City respecting the submission of
appropriate engineering drawings that detail, among other things,
City services, roads, storm sewers, sidewalks, lot grading,
streetlights, fencing and tree* planting, and financially-secure such
works;
dd) that the engineering plans be coordinated with the architectural
design objectives;
ee) that the Owner revise the draft plan, as necessary to the
satisfaction of the City to accommodate any unforeseen technical
engineering issues which arise during the review of the final
engineering drawings. Required revisions may include reducing the
number of residential building lots or reconfiguring the roads or lots
to the City's satisfaction;
ff) that any approvals which are required from the Region of Durham
or the Toronto and Region Conservation Authority for the
development of this plan be obtained by the subdivide, and upon
request written confirmation be provided to the City of Pickering as
verification of these approvals;
gg) that the Owner satisfy, to the satisfaction of the City of Pickering, all
matters required by the Duffin Heights Environmental Servicing
Plan, including but not limited to the following:
(i) Functional Servicing and Stormwater Report;
(ii) Monitoring Report;
(iii) Compensation Report;
(iv) Fish Habitat Restoration Fund contribution;
(v) Watershed System Monitoring and Management Fund
contribution;
(vi) Adaptive Management Fund contribution; and,
Conditions of Approval for SP-2008-01 (R2) Page 8
52 (vii) that the Owner become a party to the cost sharing agreement
for Duffin Heights and the Director, Planning & Development
Department receives an acknowledgement from the Trustee of
the Duffin Heights Landowners Group Inc. that the Owner has
made satisfactory arrangements to pay its proportion of the
shared development cost;
hh) that the Owner convey to the City of Pickering the park block (Block
202) and the village green blocks (Blocks 203 and 204) at no cost
and in a physical condition acceptable to the City for parkland
dedications, to the satisfaction of the Director, Planning &
Development, in order to satisfy Section 42(1) of the Planning Act;
ii) that the Owner satisfy, to the satisfaction of the City of Pickering,
that the Duffin Heights Master Parks Agreement has been entered
into and executed that establishes the requirements and process
for parkland dedication in accordance with the Planning Act for the
Duffin Heights Neighbourhood;
jj) that if this subdivision is to be developed by more than one
registration, the Owner will be required to submit a plan showing
the proposed phasing, all to the satisfaction of the City;
kk) that the Owner construct a temporary secondary emergency
access at no cost to the City for this draft plan. The temporary
access must be in a location and be designed to the satisfaction of
the City. However, the subdivider acknowledges and agrees that if
there is an opportunity in the future to for the development of lands
north of Street A in this draft plan, they may eliminate the need for a
temporary access to the subject area by utilizing a future road
system;
II) that the Owner satisfy to the satisfaction of the Director, Planning &
Development Department any required easement for works,
facilities or use rights that are required by the City of Pickering.
28. The subdivision agreement between the Owner and the City of Pickering
shall contain, among other matters, the following provisions:
a) that the Owner agrees to include provisions whereby all offers of
purchase and sale shall include information that satisfies
Subsection 59(4) of the Development Charges Act, 1997;
b) that the Owner agrees to implement those noise control measures
recommended in the noise report required in Condition 8;
Conditions of Approval for SP-2008-01 (R2) . Page 9
53
c) that the Owner agrees to carry out, or cause to be carried out, to
the satisfaction of the TRCA, the recommendations of the technical
reports referenced in Condition 13;
d) that the Owner agrees to agree to, and implement, the
requirements of the TRCA's conditions in wording acceptable to the
TRCA;
e) that the Owner agrees to design and implement on site erosion and
sediment control;
f) that the Owner agrees to maintain all stormwater management and
erosion and sedimentation control structures operating and in good
repair during the construction period, in a manner satisfactory to the
TRCA;
g) that the Owner agrees to obtain all necessary permits pursuant to
Ontario Regulation 166/06, as amended, from the TRCA;
h) that the Owner agrees to erect a permanent fence, to the
satisfaction of the City of Pickering and TRCA, along the boundary
of the development blocks and the publicly owned natural heritage
system;
i) that the Owner agrees to implement all water balance/infiltration
measures identified in the approved FSSR;
j) that the Owner agrees to commit to provide appropriate information
to all perspective buyers of lots adjacent to the publicly owned
natural heritage system through all agreements for purchase and
sale, sales information, and community maps to ensure that the
land owners are well informed that private use and/or access to the
open space blocks shall not be permitted, and reflect the intent of
the following:
"The open space adjacent to the subject property is considered to
be part of the publicly owned natural heritage system and will be
maintained for environmental protection, and public use purposes.
Please note that uses such as private picnics, barbeque or garden
areas; and/or the dumping of refuse (e.g. grass/garden clippings
household compostable goods, garbage etc.) are not permitted on
these lands. In addition, access to the valley corridor such as
private rear yard gates and/or ladders are prohibited."
k) that the Owner agrees to include the following home buyer
acknowledgement and agreement in all agreements of purchase
and sale for lots adjoining the cemetery lands:
Conditions of Approval for SP-2008-01 (R2) Page 10
54 "The Purchaser acknowledges and agrees that: (i) the residential
development comprising the Property to be acquired hereunder
will be located adjacent to the Duffin Meadows Cemetery (the
"Cemetery") which may continue to operate indefinitely, (ii) a
1.8 metre high wood privacy fence (the "Fence") will be located
along the boundary between the Property and the Cemetery, and
(iii) the Fence shall not be removed or altered and no gate, stairs,
ladder, or opening shall be placed therein, and the Fence shall be
maintained and repaired by the Purchaser or its successors in title
in a manner identical in both materials and design to that of the
original fence".
furthermore, a restrictive covenant shall be placed over Blocks194 to
199 implementing the acknowledgement and agreement of item (iii)
above.
29: That the owner, forthwith upon receiving draft plan approval, confirm in a
letter to the City and in a provision in the subdivision agreement that it will
not commence any construction works (including site servicing, topsoil
stripping and grading) on the subject property until the works required for
the construction of the Central Duffins Collector sanitary sewer have
commenced.
30. That the Owner satisfy the Director, Planning & Development Department
respecting the submission and approval of a traffic study for both on-street
traffic movements and on-site traffic movements for the commercial block.
31. Prior to final approval of this plan for registration, the Director, Planning &
Development for the City of Pickering shall be advised in writing by:
a) The Region of Durham how Conditions 1, 2, 3, 4, 5, 6, 7, 8, 9, 10,
11 and 12 have been satisfied.
b) The Toronto and Region Conservation Authority how Conditions
13, 14, 15, 16, 17, 18, 19, 20 and 28 c), d), e), f), g), h), i), and j)
have been satisfied.
c) Hydro One Networks Inc. how Conditions 21, 22, 23, 24, and 25
have been satisfied.
Notes to Draft Approval
1. As the Owner of the proposed subdivision, it is your responsibility to
satisfy all conditions of draft approval in an expeditious manner. The
conditions of draft approval will be reviewed periodically and may be
amended at any time prior to final approval. The Planning Act provides
that draft approval, may be withdrawn at any time prior to final approval.
Conditions of Approval for SP-2008-01 (R2) Page 11
2. All plans of subdivision must be registered in the Land Titles system within
the Regional Municipality of Durham.
3. The transmission lines abutting this subdivision operate at 500,000,
230,000 or 115,000 volts. Section 186 - Proximity - of the Regulations for
Construction Projects in the Occupational Health and Safety Act, require
that no object be brought closer than 6.0 metres (20 feet) to an energized
500 kV conductor. The distance for 230 kV conductors is 4.5 metres
(15 feet) and for 115 kV conductors it is 3.0 metres (10 feet). It is the
proponent's responsibility to be aware, and to make all personnel on site
aware, that all equipment and personnel must come no closer than the
distance specified in the Act. They should also be aware that the
conductors can raise and lower without Warning, depending on the
electrical demand placed on the line.
4. Where agencies' requirements are required to be included in the City of
Pickering subdivision agreement, a copy of the agreement should be sent
to the agencies in order to facilitate their clearance of conditions for final
approval of this plan. The addresses and telephone numbers of these
agencies are:
a) Commissioner of Planning, Planning Department, Regional
Municipality of Durham, 605 Rossland Road East P.O. Box 623,
Whitby, Ontario L1 N 6A3, 905.668.7711.
b) The Toronto and Region Conservation Authority, Development
Planning and Regulation, 5 Shoreham Drive, Downsview, Ontario,
M3N 1 S4, 416.661.6600.
c) Hydro One Networks Inc, Facilities 7 Real Estate, P. O. Box 4300,
Markham, Ontario, L3R 5Z5, 905.946.6248.
56
Appendix II to
Report PD 09-12
Recommended Conditions of Approval for
Zoning By-law Amendment Application A 15/11
57
Recommended Conditions of Approval for
Zoning By-law Amendment Application A 15/11
1. That the implementing zoning by-law:
(a) permit the establishment of street townhouse dwelling units in
accordance with the following provisions:
(i) minimum lot frontage of 6.0 metres;
(ii) minimum lot depth of 24.0 metres;
(iii) minimum lot area of 150 square metres;
(iv) maximum building height of 13.0 metres;
(v) minimum front yard depth of 3.0 metres;
(vi) minimum front yard driveway length of 6.0 metres;
(vii) minimum rear yard depth of 7.0 metres;
(viii) minimum side yard width of 1.2 metres;
(ix) minimum flanking side yard width of 2.4 metres;
(x) minimum building separation of 2.4 metres;
(xi) maximum driveway width of 50 percent of the lot frontage;
(xii) maximum lot coverage (accessory buildings) of 5 percent;
(xiii) minimum two private parking spaces per dwelling unit, which can
be provided by either within an attached garage or one parking
space in an attached garage and one parking space in a driveway
immediately in front of the parking garage for that dwelling unit;
(xiv) a minimum garage parking space size of 2.9 metres by
6.0 metres;
(xv) provisions related to encroachments, accessory buildings and
decks;
(b) permit the establishment of lane based townhouse dwelling units in
accordance with the following provisions:
(i) minimum lot frontage of 6.0 metres;
(ii) minimum lot depth of 24.0 metres;
(iii) minimum lot area of 150 square metres;
(iv) maximum building height of 13.0 metres;
(v) minimum front yard depth of 3.0 metres;
(vi) minimum front yard driveway length of 6.0 metres;
(vii) minimum rear yard depth of 7.0 metres;
(viii) minimum side yard width of 1.2 metres;
(ix) minimum flanking side yard width of 2.4 metres;
(x) minimum building separation of 2.4 metres;
(xi) maximum driveway width of 50 percent of the lot frontage;
(xii) maximum lot coverage (accessory buildings) of 5 percent;
(xiii) minimum two private parking spaces per dwelling unit, which can
be provided by either within an attached garage or one parking
space in an attached garage and one parking space in a drive
way immediately in front of the parking garage for that dwelling
unit;
Recommended Conditions of Approval for Zoning By-law Amendment A 15/11
(xiv) a minimum garage parking space size of 2.9 metres by
6.0 metres;
(xv) provisions related to encroachments, accessory buildings and
decks;
(c) permit the establishment of back-to-back townhouse dwelling units in
accordance with the following provisions:
(i) minimum lot frontage of 6.0 metres;
(ii) minimum lot depth of 14.0 metres;
(iii) minimum lot area of 80 square metres;
(iv) maximum building height of 13.0 metres;
(v) minimum front yard depth of 3.0 metres;
(vi) minimum front yard driveway length of 6.0 metres;
(vii) minimum side yard width of 1.2 metres;
(viii) minimum flanking side yard width of 2.4 metres;
(ix) minimum building separation of 2.4 metres;
(x) maximum driveway width of 50 percent of the lot frontage;
(xi) minimum two private parking spaces per dwelling unit, which can
be provided by either within an attached garage or one parking
space in an attached garage and one parking space in a drive way
immediately in front of the parking garage for that dwelling unit;
(xii) a minimum garage parking space size of 2.9 metres by 6.0 metres;
(xiii) provisions related to encroachments,
(d) permit the establishment of a stacked townhouse units in accordance
with the following provisions:
(i) building envelope and build-to zone provisions directing building
siting in close proximity to Brock Road;
(ii) a minimum building height of three storeys and, and a maximum
height of six storeys;
(iii) minimum lot area of 1,750 square metres;
(iv) minimum driveway length of 6.0 metres;
(v) minimum side yard width of.3.0 metres;
(vi) minimum landscape open space;
(vii) minimum two private parking spaces per dwelling unit, which can
be provided by either within an attached garage or one parking
space in an attached garage and one parking space in a drive
way immediately in front of the parking garage for that dwelling
unit;
(viii) a minimum garage parking space size of 2.9 metres by
6.0 metres;
(ix) provisions related to encroachments, accessory buildings and
decks;
Recommended Conditions of Approval for Zoning By-law Amendment A 15/11
59
(e) permit the establishment of commercial block in accordance with the
following provisions:
(a) a mix of commercial uses, including office, retail, personal service
and restaurant
(b) resident dwelling units are permitted above the second floor
(c) a minimum building height of three functional storeys and four-
storey massing, and a maximum height of six storeys
(d) building envelope and build-to zone provisions directing building
siting in close proximity to the intersection of Brock Road and
William Jackson Drive
(e) the prohibition of drive-through facilities; and
(f) parking requirements of 4.0 spaces per 100 square metres of all
permitted uses, with a higher rate for restaurant that exceed total
floor space of 500 square metres
(g) an "(H)" Holding symbol is proposed for the commercial block in
order to ensure the following requirements are addressed:
(i) installation of signalization of the Brock Road/ William
Jackson Drive intersection to the satisfaction of the City and
the Region; and
(ii) a development/site plan agreement requiring, among other
things, payment of any required shared costs identified in the
Duffin Heights Landowners Group Cost Sharing Agreement
ATTACHMENT # I M
6 0 REPURT # PD
RIS DRIVE
L LANE z PAR
0 5
o }
~ z
z
CENT
HAYD N LANEa
En
0
HINDU CULTURAL C TR SUBJECT m
PROPERTY LLOW RI
LIATRIS DRIVE
DERSAN STREET
Y
U
O
T'E 0~
M
City of Pickering Planning & Development Department
PROPERTY DESCRIPTION Part Lots 17 & 18, Concession 3 07\
OWNER Mattamy (Brock Road) ltd. DATE Oct. 6, 2011 DRAWN BY JB
FILE No. SP 2008-01 (R2) SCALE 1:5,000 CHECKED BY RP N
oTeranet oEnt.rpri... Ise, d IU a plies. All right. Re•eryed. Not a plan of urvey. PN-15
2003 MPAC antl ib • II•r.. All A ht. R.•.rved. Not a Ian o1 Su.
ATTACHMENT # 3 TO
REPORT # PD D9-/,X
6 2 INFORMATION COMPILED FROM APPLICANT'S
REVISED SUBMITTED PLAN
MATTAMY (BROCK ROAD) LTD.
SP-2008-01 (R2)
CALLERI
Existing
WRIGHT ® P
0
ORC
Existing
Residential Q
O
ct~ ORC F KALMAR AVENUE
GERBIS z
Residential u z
STREET 'A' z m
O A O
ORC N m U HAYDEN LANE
L~ ~T a o <
m ~g
I I I COND5 2
fi BL004; 'c STREET 'B' a Q
Existing Place
TYA ATAN DHA1MA i
C URAL SABHA OF STREET
CANADA 1.SmWALK8L0Q"5WAY PART 2, PLAN - 2
0.07ha.
W
BLOCK 16
R COa M AL ~Z
Existing
VERNOYesidential
DERSAN ST
MOUNT PLEASANT
-0~
N
FULL SCALE COPIES OF 7HE APPUGNTS
SUBMITTED PLAN ARE AVAILABLE FOR HEWING AT
THE CITY OF PICKERING PLANNING h DEVELOPMENT DEPARTMENT.
7HIS MAP WAS PRODUCED BY THE CITY OF PICKERING
PLANNING & DEVELOPMENT DEPAR7MENT,
INFORMA77ON & SUPPORT SEFNCES,
MAR 1, 2012.
ATTACHMENT # TO
REPORT # PQ
INFORMATION COMPILED FROM APPLICANT'S SUBMITTED 63
COMMERCIAL CONCEPT PLAN
MATTAMY (BROCK ROAD) LTD.
SP-2008-01 (112)
1 Yi
I '
1 i
Q I 6.96 15.16 6.00 32>
Q I R o 773 CARS 20 I~
0 I 18 9 1Ir
2. 9
11 1 I !1
V 17.07 18
O N O CANOPY ABOVE o .7 6.00 0.00
1 BLDG A~ rm a 16.0 I~
m I 578.5 sm Q 16 9
(6 227 3 b\
1 GROUND &T & 14 9
225, EL 0 8 BLOCK 14
° COMMERCIAL I
32.7
I BUILDING
G Al
727.96 sm ~j
1 eti (7 836 sf
GROUND FIL ps
ST G
39.74 8
1 ss
I WILLIAM JACKSON DRIVE
THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING &
DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES
DIVISION MAPPING AND DESIGN, MARCH 16, 2012.
ATTACHMENT # 5 TO
6 4 REPORT # PD Cq-/c2 Excerpts from
cJoint Planning & Development and
Executive Committee
Meeting Minutes
Monday, December 5, 2011
7:30 pm - Council Chambers
Chair: Councillor Ashe
(II) Part `A' - Information Reports
2. Revision to Draft Approved Plan of Subdivision SP-2008-01 (132)
Zoning Amendment Application A 15/11
Mattamy (Brock Road) Limited
Part Lots 17 & 18, Concession 3, 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.
Ross Pym, Principal Planner - Development Review, provided an overview of zoning
by-law amendment application A 15/11.
Bryce Jordan, Sernas and Associates, appeared before the Committee on behalf of
the applicant,- in support of the application. He stated the plan does provide for
higher density which conforms to the urban design requirements of the Durham
Regional Official Plan. He stated that design issues have been raised and they are
seeking ways to address concerns relating to access, street widths and sidewalks
through ongoing discussions with staff. He noted they anticipate revisions to the
plans in the near future.
Discussion ensued with respect to the range of density and public streets as opposed
to private streets. Concerns were raised with respect to the need to keep to the
original vision. Staff provided clarification with respect to questions raised.
No members of the public spoke in support or opposition to the application.
1
I
ATTACHMENT # 6 TO
REPORI PD_ 65
March 8, 2012
r -
Ross Pym, MCIP, RPP
Planning & Development Department
City of Pickering
The Regional One The Esplanade
Municipality Pickering, ON L1 V 6K7
of Durham
Planning Department Mr. Pym:
605 ROSSLAND ROAD E
4 T" FLOOR LOOR Re: Regional Comments on a Proposed Amendment to the Draft
P.O. BOx'623 Approved Plan of Subdivision Application S-P-2008-01
WHITBY, ON L1N 6A3 - Mattamy (Brock Road) Limited - Mixed-Use Block
(905) 668-7711
Fax: (905) 666-6208
E-mail: planning@ Following our comments, dated December 12, 2011, regarding the
region. aurham.on.ca above-noted application to develop a mixed-use block in the Mattamy
www.region.durham.on.ca draft plan (S-P-2008-01) in the Duffin Heights Neighbourhood, we have
A.L. Georgieff, MCIP, RPP received a revised mixed-use block plan. Our previous comments with
Commissioner of Planning respect to the Regional Official Plan and mixed-use development remain
applicable and are restated below. Regional Works has indicated that
they have no objection to the proposal subject to the previous conditions
of draft approval. Also included below are our comments following review
of a noise report that was submitted with the revised mixed-use block
plan.
As we understand it, the proposal would permit residential and
commercial development on a mixed corridor block (Block 200) in the
draft approved plan, adjacent to Brock Road. The proposed development
block now consists of 79 townhouse units, a 24 unit six-plex apartment
condominium building and a future commercial block:
Regional Official Plan
The Regional Official Plan designates the proposed development block
"Regional Corridor" within a "Living Area". A "Regional Corridor" along a
major "Type A" Arterial Road and Transit Spine, such as Brock Road, is
one of the greatest assemblages of land use designations that would
permit high density and mixed-use development. Brock Road is a
unique, opportunistic, arterial road linking existing south urban Pickering
to the Duffin Heights Neighbourhood and Highway 407. Brock Road will
also be a key arterial and gateway to the future Seaton Community. The
proposed development block provides vast opportunities to develop a
distinct, densified, mixed-use main street that is transit oriented and
pedestrian accessible.
"Service. Excepence
for. our Communifies"
ATTACHMENT # TO
u REPORT # PD~420:/a
We acknowledge and commend the developer for a proposed plan which
attempts to provide a mix of residential and commercial uses, in proximity
to transit routes, with density and street frontage. However, given the
opportunistic and 'greenfield' nature of the subject block, the developer is
further encouraged to consider increased residential densities and
building heights as well as rental tenure apartments to develop a truly
mixed-use corridor block.
Further, the future commercial block should include additional `main
street', mixed-use function with office and residential units atop ground
floor commercial-retail uses. We note that a preliminary commercial
concept plan (figure 3 in the Planning National Report) illustrates rear
surface parking for the future commercial block. A more efficient use of
land that would allow a larger building footprint and create a distinctive
street corner and gateway to the Duffin Heights Neighbourhood would be
to include structured below grade or multi-level parking in-place of
surface parking, or in conjunction with minimal surface parking.
Consideration should be given to surrounding residential unit layouts and
street/laneway orientation in order to support structured parking access.
In short, an additional mix of uses with increased densities and building
heights will help to achieve the sustainable, transit oriented, pedestrian
accessible, main street development that is envisioned for the Duffin
Heights Neighbourhood.
Regional Services
Regional Works has reviewed the proposed amendment and indicates
that they have no objection to the proposed development.
Noise Report
An Environmental Noise Assessment report, prepared by YCA
Engineering Limited, dated February 2012, was submitted with the
revised mixed-use block plan. The report provides calculations and
recommendations that would meet the requirements of the Region of
Durham and the Guidelines of the Ministry of Environment. An
agreement between the City of Pickering and the applicant should include
the necessary provisions to implement the noise attenuation measures
recommended in the report including; a 1.8 metre noise fence along
certain residential blocks with townhouse units adjacent to the hydro
corridor, a central air conditioning requirement for units in the six-plex
condominium apartment building, and warning clauses registered on title
and included in Agreements of Purchase and Sale for various units.
ATTACHMENT # 6 TO
REPORT # PD,? 67
Thank you for the opportunity to provide comments on the proposed
mixed-use development. Our previous conditions of draft approval
remain applicable and should be revised to include the updated Noise
Assessment. Please contact me should you have any questions
regarding the above.
Gm~1
Dwayne Campbell, MCIP, PP
Project Planner
Copy: Pete Castellan, Regional Works
ATTACHMENT #~TO
REPORT # PD ~ /
68
i~
Memo
To: Ross Pym March 8, 2012
Principal Planner- Development Review
From: Darrell Selsky
Supervisor, Engineering & Capital Works
Copy: Division Head, Engineering Services
Manager, Development Control
Revised Draft Plan Submission
Subject
Draft Plan of Subdivision SP-2008-01
Zoning By-law Amendment Application A 01/08
Mattamy (Brock Road) Limited
Part Lots 17 & 18, Concession 3
City of Pickering
The Development Review Team (comprised of staff representing both Engineering Services and
Operations) has reviewed the information provided in support of the above noted application, and
provide the following comments.
General Comments
1. No comments on this site plan application at this time.
Landscape Comments
1. No comments on this site plan application at this time.
Traffic Comments
1. Lane E configuration in question. The proximity of the intersection to the corner of William
Jackson presents an unnecessary zone of conflict.. Please revise considering two options:
a) close it off completely, providing necessary turning movements for the last
unit and providing access for fire and waste disposal
b) keep laneway open with a signed one-way direction to the north only
2. The proposed Lane D (10m) should. be changed to a street designation (15.5m).
ATTACHMENT #-L_-TO
REPORT # PD 09-12
Stormwater Management Comments 69
1. No comments on this site plan application at this time.
SB:cc
I
I
March 8, 2012 Page 2
SP-2008-01 Mattamy (Brock Road) Limited
I
7 0 ATTACHMENT #.e 8 TO
REPC)R7
Memo,
To: Ross Pym March 8, 2012
Principal Planner - Development Review
From: Robert Starr
Manager, Development Control
Copy: Coordinator, Development Approvals
Subject: Revision to Draft Approved Plan of Subdivision SP-2008-01 (R2) - 2nd Submission
Zoning By-law Amendment Application A 15/11
Mattamy (Brock Road) Limited
Part Lots 17 & 18, Concession 3
City of Pickering
We have reviewed the documents submitted in support of the above noted application and provide
the following comments:
1. We have a concern with the location of the proposed Lane E access onto William Jackson
Drive. A Traffic Report will need to address this concern.
2. The lane for the proposed Block 14, Condominium Block will be a private laneway
therefore, the engineering plans will be required to identify areas for snow storage on site
or the condominium agreement/site plan agreement is to require "snow removal" as part of
the agreement.
3. The Environmental Noise Assessment identifies the need for a noise attenuation fence
along the rear of Block 2 & Block 3. For conformity, we request the fence be extended
across the rear of Block 1.
4. This development must comply with the Duffin Heights MESP and Cost Sharing
Agreement.
5. Notes #1 and #5 from our previous comments are still valid.