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HomeMy WebLinkAboutSeptember 4, 2012 Cat' 14 A. Planning & Development Committee Agenda Tuesday, September 4, 2012 PI KERING Council Chambers 7:00 pm Chair: Councillor Ashe 6:45 pm In Camera Meeting Part "A" Pages Information Reports Information Report No. 07-12 1-22 Subject: Official Plan Amendment Application OPA 12-001/P Zoning By-law Amendment Application A 1/12 Cambridge Centre Village Inc. 1473, 1475 & 1485 Whites Road (Part of Lot 29, Range 3 B.F.C. (Part Lots 1, 2, 3, Registered Plan 456), City of Pickering Information Report No. 08-12 23-31 Subject: Zoning Amendment Application A 4/12 Tristar Management Corp. (2206211 Ontario Inc.) 760-770 Kingston Road (Part Lot 28, Range 3, Broken Front Concession), City of Pickering Part "B" Planning & Development Reports 1. Director, Planning & Development, Report PD 15-12 32-37 Request for Council's Permission to Develop Lands through Land Severance Highglen Homes 558-562 Rosebank Road (Part Lot 94, Plan 350, Part 3, Plan 40R-7465), City of Pickering Recommendation Accessible • For information related to accessibility requirements please contact FDICKEltVG Linda Roberts Phone: 905.420.4660 extension 2928 TTY: 905.420.1739 Email: Iroberts gickerina.ca Citq 4 Planning & Development Committee Agenda w „m.,` 'i-i,.=F!• Tuesday, September 4, 2012 PICKERING Council Chambers 7:00 pm Chair: Councillor Ashe That the request made by Highglen Homes, to permit the division of the subject lands being Part Lot 94, Plan 350, Part 3, Plan 40R-7465 (municipally known as 558-562 Rosebank Road) through land severance rather than by draft plan of subdivision, be approved. (II) Other Business (III) Adjournment • City 00 Information Report _� Report Number: 07-12 ;a _ u `' For Public Information Meeting of PICKERING Date: September 4, 2012 01 In Accordance with the Public Meeting Requirements of the Planning Act, R.S.O. 1990, chapter P.13 Subject: Official Plan Amendment Application OPA 12-001/P Zoning By-law Amendment Application A 1/12 Cambridge Centre Village Inc. 1473, 1475 & 1485 Whites Road (Part of Lot 29, Range 3 B.F. C. Part Lots 1, 2, 3, Registered Plan 456) City of Pickering 1.0 Property Location and Description • the subject property is located on the east side of Whites Road north of Kingston Road, and opposite Dunfair Street • a property location map is provided for reference (see Location Map - Attachment#1) • the subject property is approximately 1.09 hectares in area (an 8.5 metre wide Regional road widening will reduce the property to a 1.0 hectare net site area) • the site, which slopes from west to east (an approximate 3.0 metre change in elevation), is vacant with some remaining small trees and shrub vegetation • the surrounding land uses are: north - residential townhouse dwellings south - six storey residential apartment building east - retail commercial plaza west - Dunbarton High School 2.0 Applicant's Proposal • the applicant has submitted applications to amend the City of Pickering Official Plan and zoning by-law to permit a proposed 228 unit, rental apartment building (see Attachment#2 -Applicant's Submitted Plan) • the proposed apartment building is a multi-level, "T" shaped building featuring 3, 6 and 9 storeys along the Whites Road frontage; the portion of the building perpendicular to Whites Road steps up to 14 and 16 storeys and then steps down to 9 storeys at the easterly end of the building (see Attachment #3 - Applicant's Submitted Preliminary Building Elevation) • along the Whites Road frontage, vehicle access is proposed by two right-in/right-out driveways at the north and south limits of the site Information Report No. 07-12 Page 2 • the applications are to allow an increase to the permitted density and the Floor Space Index (FSI), which is defined as the total floor area of all buildings on a lot divided by the total area of the lot • the proposed residential unit mix is: Number of Units 1 bedroom 27 1 bedroom plus den 2 2 bedroom 68 2 bedroom plus den 131 Total 228 • surface parking areas are proposed to accommodate both resident and visitor parking while the proposed one level underground parking garage is intended to accommodate resident parking only • the zoning by-law amendment application requests the following reductions in the parking ratios: Existing Parking Ratio Requested Parking Ratio Resident 1.20 spaces/unit 1.16 spaces/unit Visitor 0.30 spaces/unit 0.20 spaces/unit Total 1.5 spaces/unit 1.36 spaces/unit • an alternate access for the development's residents, by way of Delta Boulevard, is proposed by a controlled driveway access from the northerly driveway at the rear of the site to abutting City owned property connecting to Delta Boulevard • the applicant will be required to submit a site plan application for the proposed development at a later date if the applications are successful 3.0 Official Plan and Zoning 3.1 Provincial Growth Plan • the 2006 Provincial Growth Plan for the Greater Golden Horseshoe (Places to Grow) directs a significant amount of new growth to be accommodated through intensification of land-uses within a municipality's built-up area 3.2 Durham Regional Official Plan • the Regional Plan designates the subject property as "Urban System - Living Area", with a "Regional Corridor" overlay • "Regional Corridors" are to be planned and developed at higher densities and achieving a mix of commercial, residential, employment and institutional uses while supporting higher order transit services and pedestrian oriented development Information Report No. 07-12 Page 3 • the Plan also states that "Living Areas" shall be developed in compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads • portions of the subject lands are identified as containing a "Key Natural Heritage and Hydrologic Features" requiring that any proposal for development or site alteration shall demonstrate that there will be no negative effects on key natural heritage or hydrologic features or their functions • Regional Official Plan Amendment No. 128 (ROPA 128), which implements the Provincial Growth Plan, contains provisions that require significantly higher densities for identified portions of Regional Corridors; the amendment is currently under appeal • the applicant's proposal appears to meet the intent of the Durham Regional Official Plan 3.3 Pickering Official Plan • the City of Pickering has not completed its Growth Plan Conformity Amendment; however, the subject lands were identified as a potential intensification area through our preliminary work in 2010 • the Official Plan designates the subject lands "Mixed Use Areas— Mixed Corridors"; the lands are within the Woodlands 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 a range of commercial uses and residential development at a density range of over 30 units up to and including 140 units per net hectare, and to a maximum floor space index (FSI) of 2.5 • the density and FSI provisions for those lands have been in place since 1997 • the proposed residential development would provide a net site density of 229 units per net hectare and a FSI of 2.9 • the Woodlands Neighbourhood policies for the Mixed Corridor designation require: • new development to establish buildings on Whites Road close to the street edge, with the front doors facing the street, and the minimum percentage of the front walls required to be located within build-to-zones to be identified through the zoning by-law • a minimum of four functional storeys to be constructed adjacent to Whites Road • the design of new development to be compatible with existing development on Sheppard Avenue with respect to building heights, yard setbacks, building orientation and massing, access to sunlight and privacy • vehicular access, by means of easements from Delta Boulevard to Whites Road • the use of Planning Act holding provisions where necessary to enter into cost sharing agreements with the City, Region and other agencies related to, but not limited to: shared access; easements; study costs; and contribution to downstream stormwater facilities Information Report No. 07-12 Page 4 04 • Council has adopted the Northeast Quadrant Development Guidelines for lands generally located between Kingston.Road and Sheppard Avenue, east of Whites Road which includes the subject lands • Schedule II —Transportation Systems designates Whites Road where it abuts the subject lands as a "Type A Arterial Road" and a "Transit Spine", which typically requires a right of way width of 36 to 50 metres • Transit Spines are recognized corridors where higher level of transit service is to be encouraged • the application will be assessed against the policies and provisions of the Pickering Official Plan and the changing policy regime of the Provincial Growth Plan and Regional Plan during further processing of the applications 3.4 Northeast Quadrant Development Guidelines • the Northeast Quadrant Development Guidelines require new residential development to: • be integrated into the area in a manner that is both respectful of the character of the existing neighbourhood • serve as an interface between this area and the surrounding lands • have a minimum of four functional storeys on the side of the building facing Whites Road • be mostly brick facades on all sides facing Whites Road • have architectural detailing and stepping of the footprint of the front and rear facades to avoid the appearance of long flat walls • have a front entrance that will face Whites Road • the Northeast Quadrant Development Guidelines anticipate that Whites Road will be widened to six lanes plus auxiliary turn lanes • Whites Road is under the jurisdiction of the Region of Durham and access permissions may change over time from full access to restricted access • the Northeast Quadrant Development Guidelines, Access Concept (see Attachment#4) illustrates a full access opposite Dunfair Street and a right turn only access at the north limit of the site • the Guidelines also illustrate a raised median in front of the southern part of the property and an approximately 3 metre wide median in front of the northern part of the property • the Northeast Quadrant Development Guidelines contain requirements relating to development applications for lands draining into the Amberlea Creek tributary 3.5 Zoning By-law 3036 • the subject property is currently zoned "MU-2" — Mixed Use (1473 Whites Road) and "MU-3" — Mixed Use (1475 & 1485 Whites Road) by Zoning By-law 3036, as amended by By-law 3768/91 • the existing zoning contemplates a specific design permitting office and limited retail uses over the entire site while restricting residential uses to a minimum of 20 units and a maximum of 30 units to the northeast portion of -the property • Information Report No. 07-12 Page 5 05 • office and retail development is permitted by the existing zoning at a minimum Floor Space Index of 0.25 and a maximum of 0.50 • existing building setback provisions allow commercial development setback 6.5 metres and residential development setback 22.5 metres from the north property line shared with the existing townhouse development • • an amendment to the zoning by-law is required to implement the applicant's proposal including a 19.7 metre building setback from the north property line 4.0 Results of Circulation 4.1 Resident Comments • none received in response to the circulation to date • an open house was held by the applicant on June 21, 2012 (see Section 6.1 of this report for a summary of the open house) 4.2 Agency Comments Durham Region Planning • the proposal appears to be consistent with Department (preliminary PPS policies and supports Growth Plan comments) policies and generally conforms to the policies of the Durham Region Official Plan (ROP) as the proposal provides for residential intensification and helps achieve the goal of a high density mixed use area • Whites Road is designated as a Type `A' arterial road and as a Transit Spine in the ROP and it is requested that that the City have regard to Policy 11.3.18 of the ROP which requires development adjacent to Transit Spines to provide for complementary higher density and mixed uses; buildings oriented towards the street; reduction in walking distances to transit facilities; facilities which support non-auto modes including bus shelters, walkways and pedestrian and cycling facilities; and limited surface parking • the subject site contains "Key Natural Heritage Features" (a woodlot) as identified by the ROP; the City is requested to have regard to the comments from the Conservation Authority on the appropriateness of the supporting Tree Inventory Preservation Plan Information Report No. 07-12 Page 6 ` 5 Durham Region Planning • the future site plan development Department (preliminary agreement should contain appropriate comments) provisions to ensure the recommendations (continued) and warning clauses of the Environmental Noise Analysis submitted in support of the applications are implemented • issues concerning stormwater management, grading and servicing are to be addressed to the satisfaction of the TRCA and Regional Works should Regional Roads be impacted • as recommended by the Phase I ESA, a Phase II ESA report shall be completed to determine the site contamination potential of the lands and a Record of Site Condition (RSC) for the Phase II ESA shall be filed to the Ministry of the Environment; an "Acknowledgement Letter" indicating receipt of the RSC and that the site has not been selected for audit shall be submitted to the satisfaction of the Region • comments on municipal servicing and transportation will be provided at a later date • Regional Planning is unable at this time to confirm whether or not the OPA will be exempt from Regional approval (see Attachment#5) • to date comments have been received from the following agencies which have no objection to the application and some are subject to certain standard conditions: • CNR • Durham Catholic District School Board • Durham District School Board • Rogers • Bell • Canada Post • Veridian • Enbridge • Information Report No. 07-12 Page 7 07 4.3 Department Comments Engineering Services • water quantity and quality control is to be addressed on site; the use of the existing downstream Stormceptor will not be supported • the use of Low Impact Development measures to provide a treatment train approach for addressing both the water quality, and erosion control requirements for the site is endorsed (see Attachment #6) Development Control • the applicant will be required to enter into a Subdivision or Development Agreement with the City to address development of the site and any offsite works as well as cost recovery for the Delta Boulevard and Kingston Road downstream storm sewer oversizing and the Northeast Quadrant study • a geotechnical report is required • the proposed use of the City lands for driveway access to Delta Boulevard, servicing and future ownership need to be addressed (see Attachment#7) 4.4 Staff Comments • the following matters have been identified by staff for further review and consideration: • ensuring that the proposed development is compatible with and sensitive to the existing surrounding neighbourhood and development to ensure that the relationship of the proposed building to the townhouse development to the north is acceptable • assessing the appropriateness of the requested increase in density and floor space index considering compatibility with adjacent uses and the policy direction to intensify along corridors • ensuring appropriate building height, density, floor area, site layout, building design, landscape buffers and design, private open space and play areas, access, service areas, and building setbacks • ensuring the provision of adequate resident and visitor parking in light of the applicant's request to slightly reduce parking ratios • ensuring consistency with the City's urban design objectives • the need to evolve the site plan further, prior to concluding the evaluation of the applications including: • improved buffering/landscaping • open space and play area • reduced surface parking Information Report No. 07-12 Page 8 08 • enhanced treatment of ground floor units on Whites Road such as higher ceiling heights and raised patios ensuring the building components that abut Whites Road appropriately address the integration with the streetscape while providing resident privacy at grade • reviewing traffic impacts, both on the local and Regional roads, and on-site traffic management, to ensure appropriate traffic movements • finalizing the details for the access from the site to Delta Boulevard including construction of the road connection, exchange of easements, and controlled access mechanism • responding to any issues raised by the Region with respect to traffic, access and servicing • responding to any issues arising from additional comments from Engineering Services • given the urban nature of the proposed development, evaluate the vegetation on site with respect to potential preservation, relocation or replacement • identifying appropriate stormwater management strategies for the site • determining whether the Phase II Environmental Site Assessment is required prior to zoning or at the site plan stage • identifying the appropriate zoning standards to regulate the site • identifying those detailed matters to be handled at the site plan stage including parkland dedication • consider the need for amendment to the Northeast Quadrant Development Guidelines, if the proposal is approved • the appropriateness of using an (H) holding symbol in the by-law • ensuring that the proposed development contains appropriate sustainable development components • ensuring that required technical submissions and reports meet City standards • the Planning & Development Department will conclude its position on the applications after it has received and assessed comments from the circulated department, agencies and public 5.0 Procedural Information 5.1 Official Plan Amendment Approval Authority • the Region of Durham may exempt certain local official plan amendments from Regional approval if such applications are determined to be locally significant, and do not exhibit matters of Regional and/or Provincial interest • the Region of Durham has not yet provided comments about whether this Official Plan Amendment application is exempt from Regional approval Information Report No. 07-12 Page 9 09 5.2 General Procedurals • 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 on the official plan amendment or zoning by-law must provide comments to the City, either orally or in writing, 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 6.0 Other Information 6.1 Owner/Applicant's Open House • the"owner, Cambridge Centre Village Inc., held an open house on June 21, 2012 at the Dunbarton High School • invitations were mailed to all property owners within 150 metres radius of the subject property and hand delivered to additional residents along Sheppard Avenue beyond the 150 metres radius • five residents attended the open house • no written comments were received by the applicant at the meeting • the applicant reported that only verbal comments were received and included comments stating that: building height should be reduced by six storeys; November and December shadows are too great; objects to increases in traffic and population; there would be increased security problems and a decrease in property values 6.2 Information Received • in addition to the full scale copies of the Applicant's Submitted Plan, the following documents are available for viewing at the offices of the City of Pickering Planning & Development Department: • Planning Justification Report • Transportation Study • Shadow Study • Functional Servicing/Stormwater Management Study • Phase 1 Environmental Site Assessment • Environmental Noise Study • Sustainable Development Report • Tree Inventory • Site Plan • Site Servicing Plan • Site Grading Plan • Preliminary Building Elevations and Floor Plans Information Report No. 07-12 Page 10 it; 10 6.3 Owner/Applicant Information • the owner of the subject lands is Cambridge Centre Village Inc., Al Allendorf represents Cambridge Centre Village Inc. • the applications have been submitted by D.G. Biddle & Associates Limited on • behalf of Cambridge Centre Village Inc. Deborah Wylie / Catherine Rose, MCIP, RPP Senior Planner- Policy Manager, Policy DW:jf Attachments Copy: Director, Planning & Development Attachment#_1.__to Information Report# n 7- /.2 ��- miffs -`,Ir a z- co I.o ME, 0 ST. AVENUE N IIII Y ? _-�. GOOD _� JACQUELIP• • 0 ° EOM =Ill' s ..r_I/ 1 cn EDGEWOOD ., ' ,,, '_ COURT 1J-- Yo o�"IirA ' ,o�� f % Naomi 0 TRAIL 4iinnniu o _ -\ i o 0 ` �� WEYBURN .()o MIN 5 11111111 COURT o ,z`� ..�x�"= "Ps, 1 E10 0 �iA1. 1�� a U :""'I• SHAD TOT L T' SHADYBROOK �� ., / SQUARE Ir1111911111111111111111111111IIIIIIIIIIIIIIIIIIIIIIIIIII I Ffi IIIIIIIIIIIIIIIIIIIIIIIIIIIIIII III 1111 l IIIIIIIIIIIIIIfIIF NUE SHEPPARD AVENUE SHEPPARD AVENU= DUNBARTON \ 0 ( HIGH SCHOOL p DUNBARTON–� 1- SWIMMING POOL SUBJECT 485 PROPERTY m pPo DUNFAIR STREET 1475 _a , ' 1473 0 to COVR I0,"` w N III' / �\Np5 D 0 AY Iw- o m L br01 \?\\G ‘, ,,,,t,g, City of Pickering Planning & Development Department PROPERTY DESCRIPTION Plan 456, Lots 1-3 OWNER Cambridge Village Centre Inc. DATE Apr.26,2012 DRAWN BY JB FILE No. A 01/12&OPA12-001P SCALE 1:5,000 CHECKED BY DW N aia �ource�: Teranet EnterprlaI Ino. and It. •up pller.. All right. Ro.orved. Not a plan of survey. 2012 MPAC and It. •upplien. All right. Re.erved. Not a plan of survey. PN-7 Attachment# to • Information Report# 07-/2- '' I Information Compiled from Applicant's Submitted Plan - Cambridge Centre Village Inc. A 01/12 I� TOWNOLIE DURHAM STANDARD CONDOMINIUM PLAN No. 191 NG BLOCK 27191 SSW=TO AN MAIM AS IT 01137110.13 iti p��-I J� MlaMb'EO�A� ttd)° 0 -, ]0 1. aw i.Yl OI.W �v A v S 1•11111�,/mama I'' I I Q I I O• .a. DRIVEWAY 1 i 1 "I 0 rr it 11tAr2 . \‘'‘\ L. ri STOREY � 1; I T(TERRACE AT �o. � � �, s ►I FLOOR) , p't IANAREAPm LANDSCAPED Tv r_ AREA AREA p. 11.- ��1 Cif _ 1 I 1_ , 1 ;;U ,� _ II 9 I- PROPOSED 16 ' 16 STOREY N .�I � '.'I 3i0REY RE BUILDING AL ' ' za .: __ COMMA....._ . L BUILDING ® waoc MONO � n >.. """ I I GFfE 106.50 1 ,.$q= ��l LM` 73 z: . j 111 AREA L6NDSCAPED ► l DUNFAIR STREET sraREY I — �� �I o STOREY I = 1 EINNINI�F Ng (TERRACE AT e 7TH FLOOR) A ;Iwo DRIVEWAY I- IOW- u 0 N7 ' ' 1-' Ill 11 IFINNIFINN - .,. - . DRIVEWAY i DRIVEWAY { ► e I L. • . .TORY sea MAJORS' nM 1 STOP.COMMAS SISCS MONO(TM OW a Ai This mop was produced by the City of Pickering, Planning&Development Deportment Information&Support Services, August 15, 2012 Attachment#_,:i_to t RI 0 iforma ao Report . 7 —/ ♦' a o, ah o d p1 ' o Q � m rt: \ „ - in i i C i,..� ` Yo U N s.r O 2 .„, , — — •1 a. .i , D�,, I c4)170 •,I ,' P { 11‘ / ..,÷ir n U o J � C Ww J 'E c lW N4 dC iiaa1 N a :,,- 3 roil 111111//0111111,11111111W,11.1111maime, am E t .g rrs i- ., ,.. r Red .Jii ti� c a , m c o - iris. — � RaN ■ I o 2 47, o m EL. Q c •E ri::r iit r . , ,, ,,,,,,,,,, . „,,....,. rs. . /AV::x-.,.,, , r. , • i; I� . m., . ., .. .. ..':..... .,. .. u, .. , T31 .i , r el i p R Id } 1 SA" Attachment#_to E Information Report# 0'7 - l IIi II :iii' I- i , ' ig '... ... II c Z i . 1 s ' Addrill Tip- 1 D 1 if z 1. . t to —II % I i Jth at IF . -- - A , _.: . , . , ' ( I Nli I - kip--i r i iili 2 j I• 1 i 1 i 1 1 i. c., 41 c.) „ea J \ — . A. _i iiiiiiiill W t z C ‘111CP ''' LI M a I. . gt AP Attachment# 5 #o� � /a � r Information Report • July 31, 2012 Deborah Wylie, MCIP, RPP DURHAM Senior Planner—Policy REGION. Planning &Development Department City of Pickering One The Esplanade,Pickering, ON L1V 6K7 The Regional Dear Ms. Wylie: Municipality of Durham Re: Preliminary Review of Applications to Amend the City of Pickering . Planning and Economic Official Plan &Zoning By-law Development Department File No: OPA 12-0011P and A 01/12 Applicant: Cambridge Centre Village Inc. Planning Division Location: 1473,1475 & 1485 Whites Road 605 ROSSLAND RD.E. Municipality: City of Pickering 4°1 FLOOR PO BOX 623 The Official Plan Amendment and rezoning application have been reviewed by WHITBY ON L1N 6A3 CANADA the Region and the followin g preliminary comments are offered with respect to 905-668-7711 compliance with the Regional Official Plan, delegated provincial plan review 1-800-372-1102 responsibilities and Durham Region Transit concerns. Comments on municipal Fax:905-666-6208 servicing, transportation, and the process to address site contamination Email:planning®durham.ca potential will be provided on a later date. www.durham.ca The purpose of the Official Plan Amendment application is to increase the A.L.Georgieff,MCIP,RPP maximum permitted residential density from 140 units per hectare to 229 units Commissioner of Planning and Economic Development per hectare, and to increase the Floor Space Index from 2.5 to 2.9 on a 1.09 ha parcel of land in order to develop a 228 unit rental apartment building with a maximum height of 16 storeys. The associated rezoning application is to implement the proposed development. Durham Regional Official Plan The site is designated "Living Areas"with a"Regional Corridor" overlay in the Regional Official Plan (ROP). Within the Living Areas designation, communities shall be developed to incorporate the widest variety of housing types, sizes and tenure to provide living accommodations that address various socio-economic factors. In conjunction with the policies for Living Areas, lands within the Regional Corridor designation shall form the key connections between Centres and be considered as the main arteries of the Region's urban structure. Regional Corridors shall be planned and developed as high density mixed-use areas,which include residential, commercial and service areas. This proposal generally conforms to the policies of the ROP as the proposal provides for residential intensification and helps achieve the goal of a high density mixed-use area. Whites Road is designated as a Type 'A' arterial road. Whites Road is also designated as a Transit Spine in the Regional Official Plan. Please have regard to Policy 11.3.18 of the ROP, which states that development adjacent to Transit Spines shall provide for: "Servioe;Ecoettence far o`ur'Co irni siities"' 100%Post Consumer 1 A Attachment#S to Information Report#. 0 7 -/a Page 2 • complimentary higher density and mixed uses; • buildings oriented towards the street, to reduce walking distances to transit facilities; • facilities which support non-auto modes including: drop off facilities, bus bays, bus loops, bus shelters,walkways,trails and other pedestrian and cycling facilities; and • limited surface parking and the potential redevelopment of existing surface parking. The subject site contains"Key Natural Heritage Features" (a woodlot) as identified by the ROP.A Tree Inventory Preservation Plan by Henry Kortekaas &Associates dated May 2011 was submitted in support of the proposal. Please have regard to the comments from the Conservation Authority on the appropriateness of the Tree Inventory Preservation Plan. Provincial Policy Statement The Provincial Policy Statement(PPS) indicates that healthy, liveable and safe communities are sustained by accommodating an appropriate range and mix of residential, employment, recreational and open space uses to meet long term needs. Appropriate densities should be promoted for new housing which efficiently use land resources, infrastructure and public services. The proposal facilitates intensification, redevelopment and compact urban form and appears to be consistent with the policies of the PPS. Growth Plan for the Greater Golden Horseshoe The Growth Plan encourages the provision of intensification areas to provide a diverse and compatible mix of land uses, including residential and employment uses to support vibrant neighbourhoods. Also, the Growth Plan states that municipalities will facilitate the development of transit-supportive and compact built form. The subject site is within the 'Built-up Area" of the Growth Plan, where a minimum of 40 percent of all residential development shall occur by 2015 and each year thereafter. This proposal would appear to support these policies as it would support higher density residential apartments. Provincial Interests and Deleqated Review Responsibilities This application has been screened in accordance with the terms of the provincial plan review responsibilities. The following issues are applicable: Potential Noise Impact An Environmental Noise Analysis by Valcoustics Canada Ltd. dated February 9, 2012 was submitted in support of the applications.As no outdoor amenity areas are proposed for this proposal, no noise barriers are required. The report does recommend noise attenuation measures for the nearby commercial use to the east, and warning clauses for all proposed residential units. The future site plan development agreement should contain the appropriate provisions to ensure the recommendations and warning clauses of Attachment#5 to 1 7 Information Report# 0.7- / a Page 3 the report are implemented. Site Contamination A Phase 1 Environmental Site Assessment(ESA) report was prepared by Soil Engineers Ltd. dated April 27, 2010.The ESA report identified various potential sources of contamination and recommends a Phase II ESA be completed.A Phase II ESA report shall be completed to determine the site contamination potential of the lands. Further, a Record of Site Condition (RSC)for the Phase II ESA report shall be filed to the Ministry of the Environment(MOE).An "Acknowledgement Letter" indicating receipt of the RSC and that the site has not been selected for audit shall be submitted to the satisfaction of the Regional Planning and Economic Development Department. Stormwater Management Issues concerning stormwater management, grading and servicing are to be addressed to the satisfaction of the Conservation Authority, and the Regional Works Department should Regional Roads be impacted. Municipal Servicing and Transportation Comments regarding municipal servicing and transportation will be provided on a later date. Durham Region Transit The proposed development does not present any significant impacts on Durham Region Transit. Conclusion Given that comments from the Regional Works Department are not available, and the need for further discussion with City staff to determine the process to address site contamination potential, we are unable at this time to confirm whether or not the Official Plan Amendment will be exempt from Regional approval. If you have any questions or concerns, please call Henry Tang, extension 2561 at this Department. Yo rs try 17 ill( Brian =n•aeman, MCIP, RPP Director, Current Planning cc: Peter Castellan, Works Department Attachment# to Information Report# 0 7 -i a Oie Memo NOINZINIOC To: Deborah Wylie July 25, 2012 Senior Planner- Policy From: Nick Lorrain Coordinator, Water Resources Copy: Senior Water Resources and Environmental Engineer Water Resources Engineer Coordinator, Development Approvals Coordinator, Engineering Design & Systems Subject: 1473, 1475, 1485 Whites Road, Stormwater Management/ Functional Servicing Letter/Report This memo is with regards to the proposed development at 1473, 1475, and 1485 Whites Rd. Stormwater management comments are detailed below. 1. Please note that the subject property will be required to comply with the latest stormwater management criteria and design requirements as outlined in the City's new "Stormwater Management Design Guidelines", which was endorsed by City Council at the December 14th, 2011 Council meeting. A copy of the guideline is available for download, for free, at the following site; http://www.pickerinq.ca/en/business/resources/SWM Guidelines.pdf 2. The stormwater management control criteria for the subject site is as follows: o Quantity control -2 to 100 post to pre. The proponent will demonstrate that a safe discharge point exists for major system flows, if none exists, all events will be retained on site. Under no circumstance will flows (Major System) from the site be directed to adjacent properties. o Quality control - Enhanced Level (80% TSS removal based on MOE's particle size distribution). Please note that the City endorses the use of Low Impact Development (LID) measures to provide a treatment train (Source, Conveyance, and End of Pipe) approach to achieve the required level of water quality control. o Erosion control, 25mm event released over a 24h period, alternatively the proponent may retain onsite, a rainfall depth of 5mm (infiltration, evaporation, rainwater reuse, etc). LID measures may also be utilized to provide the required level of erosion control. Attachment# __to Information Report# O 7-/d, 4 3. City staff has no objections to the use of the Visual Otthymo model to assess pre and post development conditions, however we question the benefits of using the model over the Rational Method, particularly when considering the the size of the site. Comments specific to the hydrology modeling prepared for the subject site are as follows; o All events will be based on the City's storm distribution, the 1hour AES event as defined in Appendix A of the City's SWM Design Guidelines. o The Nashyd command should be used to represent pre development conditions, CN and Initial Abstraction values should be based on the parent catchment from the TRCA's watershed model (which City staff have pulled from the model, CN=73, and IA=5mm). Time of Concentration shall be calculated based on the methodology provided in Section 6.2.5 of the City's SWM Design Guidelines. The Time to Peak parameter is generally represented as 2/3 the time of concentration, however given the size of the site utilizing the TC as the TP will suffice. o The Standhyd command will be used for the post development modeling. The amount of catchments shall be based on the number of outlets (i.e. 2 as proposed in the current plan). Breaking the site up into multiple catchments is of no benefit to the model and may skew results (i.e. over or under estimate flow and volume). 4. Based on the discussion above please re-assess the quantity control requirements for the subject site, ensure the quantity control targets are met, and the drainage is directed, or retained in an appropriate manner. 5. Should the proponent wish reassess the quantity control targets utilizing the Rational Method, please ensure to review the methodology and requirements as outlined in Section 6.2.3 "Rational Method" of the City's SWM Design Guide, and ensure the appropriate parameters are utilized. 6. Please ensure that runoff coefficients are based on actual measurements of impervious surfaces from the site and converted to a runoff coefficient. Given the size of the site compared to the amount of impervious surfaces a standard value of 0.45 (typically used for large single house lots) will not suffice. 7. Please ensure that surface storage areas are located in appropriate location and not adjacent to any underground parking access areas or infrastructure (i.e. ramps, stairways, vents, etc). Please consult the City's SWM Design Guide for (Section 5.1.7 Surface Storage) for ponding requirements. 8. Similar to the quantity control requirement, the proponent will be required to address water quality control on site. The City will not support the use of the existing downstream Stormceptor to address the proposed sites quality control needs. In addition as noted above the City endorses the use of LID measures to provide a treatment train approach for addressing both the water quality, and erosion control requirements for the site. /nl July 25, 2012 Page 2 1473, 1475, 1485 Whites Rd. 2 Attachment#Z__to "' information Report#,� -/a voriatialac . . Memo To: Debra Wylie July 30, 2012 Senior Planner, Policy From: Robert Starr Manager, Development Control Copy: Coordinator, Development Approvals Subject: Official Plan Amendment Application OPA 12-001/P Zoning By-law Amendment Application A 01/12 Cambridge Centre Village Inc. 1473, 1475 & 1485 Whites Road (Part Lot 29, Range 3 BFC, Part Lots 1,2,3, Registered Plan 456) City of Pickering Site Plan Phase 1 Environmental Site Assessment Transportation and Parking Study Stormwater Management/Functional Servicing Letter/Report Site Servicing Plan Site Grading Plan Sediment and Erosion Control Plan We have reviewed the above noted application and support documents and confirm support for the proposal provided the following comments are addressed: General Comments 1. The applicant will be required to enter into a Subdivision or Development Agreement with the City to address development of the site and any offsite works, road restoration, land transfer, easements, utility relocation, cost sharing, grading, drainage, securities, insurance, etc. 2. A Construction Management Plan is required to be submitted for review and approval. Include on the plan, construction access and egress, material storage, contractor parking, temporary fencing, hours of work as per City of Pickering By-laws, mud & dust control during servicing works. 3. The City of Pickering's Fill & Topsoil By-law prohibits soil disturbance, removal or importation to the site unless a permit has been issued. On-site works prior to Site Plan Approval will require a Fill/Topsoil Permit that can be applied for following approval of the re-zoning. Attachment#1 to Information Report#.A( 1 4. A Geotechnical Report is required. The report should include an asphalt design supported by the subgrade make up. 5. Cost recovery for the Delta Boulevard and Kingston Road downstream storm sewer oversizing will be addressed in the Subdivision/Development Agreement. 6. Cost recovery for the North-East Quadrant study will be addressed in the Subdivision/Development Agreement. 7. The proposed use of the City lands, being Parts 25, 26 & 27 Plan 40R-18371, for servicing, driveway access and future ownership will need to be addressed. 8. A tree inventory and preservation plan will be needed; where existing trees align properly lines may be able to be preserved. Site Plan 1. Both entrances on Whites Road require relocation of a main line Hydro Pole. A review of this may provide for a better design. 2. Additional Site Plan matters will be reviewed with the detailed site plan submission. Phase 1 ESA 1. No specific comments. Transportation & Parking Study 1. No specific comments. Stormwater Management/Functional Servicing Letter/Report 1. The report indicates that an existing oil/grit separator on Delta Boulevard will provide quality control for their site. This must be corrected. The existing oil/grit separator only provides quality control for the development to the north. They must provide their own quality control. There is an existing oil/grit separator that provides pre-development quality control for the southern .29 ha. 2. The Pre-Development Runoff Coefficient is indicated as 0.45. As this site is vacant and mostly grassed, the runoff coefficient should be 0.20. The pre-development flows are to be recalculated based on this lower runoff value as well, the City's Stormwater Management Design Guidelines are to be consulted to determine the revised IDF numbers to be utilized in any stormwater management design. 3. The 100 year ponding is indicated at an elevation of 103.40 but the overflow weir is set at 103.35. Revise. July 30, 2012 Page 2 Cambridge Centre Village Attachment# 7 to 2 2 information Report# 0 7 -/ 4. Typically a 4 hour Chicago Storm is used when modeling for rainfall. 5. The City would prefer the use of a 1.0m orifice tube in place of an orifice plate. Please revise. 6. The Post-Development Drainage Area Plan indicates a runoff coefficient of 0.70 for the north driveway. The proponent should utilize 0.90 as was done for the other impervious areas. Site Grading Plan 1. The site grading as presently indicated adjacent to Whites Road much be raised so that there is positive flow from the site to Whites Road. There must be a high point in the driveway entrances that would be able to control the major overland flow on Whites Road from entering the site at present major overland flow on Whites Road would overflow into both entrances. This will require the sidewalk and boulevard on Whites Road fronting the site to be replaced as it presently has backfall from the road. • • • July 30, 2012 Page 3 Cambridge Centre Village City ctO Information Report �_,L111111L' Report Number: 08-12 For Public Information Meeting of PICKERING Date: September 4, 2012 23 In Accordance with the Public Meeting Requirements of the Planning Act, R.S.O. 1990, chapter P.13 Subject: Zoning Amendment Application A 4/12 Tristar Management Corp. (2206211 Ontario Inc.) 760-770 Kingston Road Part Lot 28, Range 3, Broken Front Concession City of Pickering 1.0 Property Location and Description • the subject lands are located on the north side of Kingston Road, east of Delta Boulevard (see Location Map, Attachment #1) • the subject lands are approximately 0.7 of a hectare in size • the lands currently contain two detached dwellings that are proposed to be removed • the subject lands are bisected by the Amberlea Creek • surrounding land uses are: north - residential detached dwellings south - on the opposite side of Kingston Road is a vehicle sales and service establishment east - commercial plaza west - commercial plaza 2.0 Applicant's Proposal • the proposal is to zone and develop a commercial plaza containing two single storey buildings with an approximate total gross floor area of 1160 square metres (see Attachment #2) • the western commercial building is proposed with a drive-through facility • the requested uses include retail, office, restaurant, personal service uses, commercial recreational establishment, place of worship and hotel • the proposal includes a re-aligned watercourse for Amberlea Creek for the majority of the property and piping the creek in the southern portion of the property • access to the site is proposed to be provided by three ways: • a driveway directly onto Kingston Road at the western side of the property • • a driveway along the front of the site that proposes to connects to a driveway on the eastern abutting property that has an entrance onto Kingston Road, and • a driveway along the rear property lines that connects to Delta Boulevard ' and also connects to the commercial property to the east Information Report No. 08-12 Page 2 24 3.0 Official Plan and Zoning 3.1 Durham Regional Official Plan • the Regional Plan designates the subject property as "Urban System - Living Area" with a "Regional Corridor" overlay • "Regional Corridors" are to be planned and developed at higher densities and achieving a mix of commercial, residential, employment and institutional uses while supporting higher order transit services and pedestrian oriented development • the Plan also states that "Living Areas" shall be developed in compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads • portions of the subject lands are identified as containing a "Key Natural Heritage and Hydrologic Features" requiring that any proposal for development or site alteration shall demonstrate that there will be no negative effects on key natural heritage or hydrologic features or their functions • Regional Official Plan Amendment No. 128 (ROPA 128), which implements the Provincial Growth Plan, contains provisions that require significantly higher densities for identified portions of Regional Corridors; the amendment is currently under appeal • the applicant's proposal will be assessed against the policies and provisions of the Durham Regional Official Plan 3.2 Pickering Official Plan • the Official Plan designates the subject lands as "Mixed Use Areas — Mixed Corridors"; the lands are within the Woodlands 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 a range of commercial uses and residential development at a density range of over 30 units up to and including 140 units per net hectare and to a maximum floor space index (FSI) of 2.5 • the proposed development would provide a FSI of 0.15 • the Woodlands Neighbourhood policies for the Mixed Corridor designation: • require buildings to be located close to the street edge, with the minimum specified percentage of their front walls required to be located within build-to-zones to be established in the implementing zoning by-laws for each site • require all buildings to be a minimum of two storeys in height, and require maximum building heights to be established in the implementing zoning by-law considering compatibility matters such as yard setbacks, building orientation and massing, adequate access to sunlight and privacy for existing residential development Information Report No. 08-12 Page 3 95 • require commercial development to provide second storey functional floor space, with the minimum percentage of their gross floor area to be provided in second (or higher) storeys to be established in the implementing zoning by-laws for each project • recognize the existing low density development on Sheppard Avenue, and to this end, require the design of new residential or commercial development to be compatible with existing development with respect to such matters as building heights, yard setbacks, building orientation and massing, access to sunlight, and privacy • support shared access points between properties along Kingston Road, in consultation with the Region of Durham • require vehicular access, by means of easements from Delta Boulevard easterly across the Mixed Corridor lands located east of the 'old' Dunbarton School site • require pedestrian access, by means of easements or public walkways, from Delta Boulevard through the 'old' Dunbarton School site with connections to Sheppard Avenue and Kingston Road, where appropriate • support the principle of piping the Amberlea Creek tributary that flows through the Northeast Quadrant lands, and recognizing the interests of landowners within the Northeast Quadrant on whose lands Amberlea Creek tributary flows to pipe that tributary, and the position of the Toronto and Region Conservation Authority to work with the City and landowners to implement a stormwater management strategy, which will ultimately result in the piping of the Amberlea Creek tributary through the Northeast Quadrant lands • require any developer of lands within the Northeast Quadrant proposing to pipe or relocate the Amberlea Creek tributary to: • submit an environmental/stormwater management report, to the satisfaction of the City and the Toronto and Regibn Conservation Authority, which must demonstrate how the proposal is consistent with the broader stormwater management strategy resulting in a significant net environmental benefit to the watershed • obtain appropriate approvals and permits from public review agencies; and • satisfy any required compensation under the Fisheries Act; and • ensure that development proposals are undertaken in a manner that does not adversely impact downstream water quality and quantity through the use of on-site controls and/or financial contributions to a downstream stormwater facility if necessary • the use of Planning Act holding provisions where necessary to enter into cost sharing agreements with the City, Region and other agencies related to but not limited to shared access, easements, study costs and contribution to downstream stormwater facilities • Council has adopted the Northeast Quadrant Development Guidelines for lands generally located between Kingston Road and Sheppard Avenue, east of Whites Road which includes the subject lands Information Report No. 08-12 Page 4 • the subject property is also subject to the Kingston Road Corridor Development Guidelines • Schedule II —Transportation Systems designates Kingston Road where it abuts the subject lands as a "Type B Arterial Road" and a "Transit Spine", which typically requires a right-of-way width of 30 to 36 metres • Transit Spines are recognized corridors where higher level of transit service is to be encouraged • the application will be assessed against the policies and provisions of the Pickering Official Plan during further processing of the applications 3.3 Northeast Quadrant Development Guidelines • the Northeast Quadrant Development Guidelines require new commercial development to provide the following: • a quality urban image by encouraging the placement of high quality buildings located to define the street edge • buildings located close to the street with no more than one row of parking between the buildings and the street • buildings constructed with heights greater than one storey with building height not less than 6.5 metres • a minimum amount of functional second storey floor space for each development in the quadrant except for existing or future vehicle dealerships, with a ratio established in each implementing zoning by-law • no blank walls exposed to public right-of-ways • a minimum of 50 percent glazing on the facades facing Kingston Road where possible • parking areas to be attractively buffered from public rights-of-way through the appropriate layout of plant and landscape materials • parking areas set back a minimum of 3.0 metres from adjacent residential development • the majority of parking provided at the rear of the site behind the main buildings, and at the side • drive-through facilities located such that the pick up window or stacking spaces are not situated between the front wall of a building and Kingston Road • drive-through facilities to provide a minimum of eight automobile stacking spaces before the order board and a minimum of four automobile staking spaces between the order board and the pick-up window • if development precedes the anticipated piping of the Amberlea Creek tributary, no buildings or structures shall be permitted within 10 metres of the stream corridor; if possible, this area adjacent to the creek should be. landscaped in a manner that is sensitive to the natural processes of the stream, unless the stream is piped or currently channelized • the Northeast Quadrant Development Guidelines anticipate that Kingston Road will be widened to six lanes plus auxiliary turn lanes, upgraded to standard urban cross-sections with curbs, gutters and sidewalks Information Report No. 08-12 Page 5 � 7 • Kingston Road is under the jurisdiction of the Region of Durham and access • permissions may change over time from full access to restricted access 3.4 Kingston Road Corridor Development Guidelines—Whites Road Corridor • the Whites Road Corridor should: • support a high volume of vehicular traffic but integrate pedestrian amenity zones at strategic intersections and linkages • establish Whites Road as a local gateway to the residential communities to the north and south, across Highway 401 • enhance parking lot appearances by placing development at the street edge • allow for a mix of uses on either side of Kingston Road • locate buildings closer to the street • encourage low to mid rise buildings on the north side of the street with a minimum building height of 2-storeys • encourage urbanization of Kingston Road to enhance the pedestrian streetscape by removing ditches 3.5 Zoning By-law 3036 • the property is currently zoned "R3"—Third Density Residential Zone under 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 has requested a variety of commercial uses including retail, office, restaurant, personal service uses, commercial recreational establishment, place of worship and hotel 4.0 Results of Circulation 4.1 Resident Comments • none received in response to the circulation to date 4.2 Agency Comments • none received in response to the circulation to date 4.3 Staff Comments • the following matters have been identified by staff for further review and consideration: Information Report No. 08-12 Page 6 28 • conformity with the City's Official Plan including the Woodlands Neighbourhood policies including but not limited to building height greater than a single storey, building location and design • conformity to the Northeast Quadrant Development Guidelines related to both site and building design • ensuring that the proposed development is compatible with and sensitive to the existing surrounding neighbourhood, specifically to the existing residential dwellings to the north • ensuring the proper review and design for the Amberlea Creek and stormwater management controls have been completed to the satisfaction of the City in consultation with TRCA • ensuring appropriate building height, floor area, site layout, building design, landscape buffers, access, service areas, building setbacks, tree preservation, and the provision of adequate parking • consistency with the City's urban design objectives • ensuring the building components that abut Kingston Road have been appropriately addressed with the respect to design and setback • reviewing traffic impacts, both on the local and Regional roads, and on-site traffic management to ensure appropriate traffic movements • ensuring that appropriate access easements are provided to achieve both vehicle and pedestrian movements from Delta Boulevard to the eastern abutting properties • ensuring that any requirement of Durham Transit proposed bus rapid-transit can be accommodated • ensuring that the proposed development contains appropriate sustainable development components • ensuring that required technical submissions and reports meet City standards • the Planning & Development Department will conclude its position on the applications after it has received and assessed comments from the circulated department, agencies and public 5.0 Procedural Information • written comments regarding this proposal should be directed to the Planning & Development Department • oral comments may be made at the Public Information Meeting • all comments received will be noted and used as input to 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 Information Report No. 08-12 . Page 7 29 6.0 Other Information 6.1 Information Received • full scale copies of the plans and studies listed below are available for viewing at the offices of the City of Pickering Planning & Development Department: • Planning Justification Report • Phase I Environmental Site Assessment Report • Environmental Impact Study • Stormwater Management Report • Stage 1 Archaeological Background Study • Tree Inventory Report 6.2 Owner/Applicant Information • the owner of the subject lands is Tristar Management Corp. (2206211 Ontario Inc.), represented by Michael Boseovski /64,0 arA __JP •4‘21:el Ross Pym, MCIP, P Catherine Rose, MCI , RPP Principal Planner— Development Review Manager, Policy RP:Id Attachments Copy: Director, Planning & Development Attachment#_L._to 3 0 Information Reoort#. 08-19 1-- _EDGEWOOD r-,T 0 0 111111111111 r w 0 m r AC)J w illra CO 111A X D WEYBURN , N'EMU"""" Q SPRUCE — o -o I I COURT , — ��. �= oPF kqT E'S LANE SH,4. =anr.KSHADYBR00K ., o ror Lor SQUARE — — — C.N.R. I \ SHEPPARD AVENUE ON ST.THEUHILL DUNBARTON \ o ANGLICAN HIGH SCHOOL o I CHURCH_, c o. •o�♦ ♦NV • m • .4!•••••• OPT • i►i�i�i R a .�+t% BAYFAIR DUNFAIR STREET J 4v∎∎ A, BAPTIST w A��►�. CHURCH a �*���►' w SUBJECT 10111i PROPERTIES �� GS-sON c.,0\ srt";1111r IP 11 - City • „ N 0 A ., Z of Pickering Planning & Development Department PROPERTY DESCRIPTION Part Lot 28, Range 3 Broken Front Concession .7\OWNER 2206211 Ontario Inc. DATE July 20, 2012 DRAWN BY IB FILE No. A04/12 SCALE 1:5,000 CHECKED BY RP N uota aoure..• p e 2012 MPACaand It I.uppll r.. All right. R.I.ry gd.f Notaa Pan of tSUrv.y. of .urv.y. PN-6 Attachment#___to Information Report# C8.--is 31 INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN TRISTAR MANAGEMENT CORP. A 04/12 . EXISTING RESIDENTIAL _ (ru L 1 EXISTING COMMERCIAL . i\ C ► ► ► ► ` 1 r so\vl \ s (IL \F ce W \\, \� SINGLE STOREY v `� COMMERCIAL z ,% `\` BUILDING I`\\ �\% 1 / \,`\\`\ \\ r \‘‘` \ \ SINGLE STOREY I %,\,. \ \N".---.-_______/''' — COMMERCIAL BUILDING . . i �OPO o� � G S� N FULL SCALE COPIES OF THE APPLICANT'S SUBMITTED PLAN ARE AVAILABLE FOR V/EW/NG AT . • ME CITY OF PICKER ING PLANNING& DEVELOPMENT DEPARTMENT. THIS AMP WAS PRODUCED BY 771E C/TY OF PICKERING PLANNING& DEVELOPMENT DEPARTMENT, INFORMATION& SUPPORT SERVICES, JULY 26, 2072. Attachment#_to Information Report#. GS-i 3 •rl INFORMATION COMPILED FROM APPLICANTS SUBMITTED PLAN TRISTAR MANAGEMENT CORP. A 04/12 I, EXISTING RESIDENTIAL _ 1 \‘. LH L It EXISTING COMMERCIAL 1\ 1 . Q 1 .04\\\ I M \ \\ SINGLE STOREY v \\ \ COMMERCIAL CD \ `\ \\\ BUILDING \\\\ % ( \. SINGLE STOREY I %...\.. \ - COMMERCIAL BUILDING J FZOPp . ill I I I I I ill I N FULL SCALE COP/ES OF THE APPLICANTS SUBMITTED PLAN ARE AVAILABLE FOR NEW/NC AT PIE CITY OF PICKERING PLANNING& DEVELOPMENT DEPARTMENT THIS MAP WAS PRODUCED BY THE CITY OF PICKER/NC PLANNING& DEVELOPMENT DEPARTMENT, INFORMADON& SUPPORT SERNCES, •JULY 26, 2012. city o,g = Report To Planning & Development Committee PICKERING Report Number: PD 15-12 3 2 Date: September 4; 2012 From: Neil Carroll Director, Planning & Development Subject: Request for Council's Permission to Develop Lands through Land Severance Highglen Homes 558-562 Rosebank Road (Part Lot 94, Plan 350, Part 3, Plan 40R-7465) City of Pickering Recommendation: That the request made by Highglen Homes, to permit the division of the subject lands being Part Lot 94, Plan 350, Part 3, Plan 40R-7465 (municipally known as 558-562 Rosebank Road) through land severance rather than by draft plan of subdivision, be approved. Executive Summary: Highglen Homes proposes to redevelop and sever the former "Fernie House" property into eight separate lots for detached dwellings (see Location Map and Applicant's Submitted Plan —Attachments #1 and #2). Highglen Homes is requesting authorization from Council to create a total of seven new lots through the land severance process, whereas the Pickering Official Plan generally limits the number of new lots that can be created by land severance to a maximum of three. The Pickering Official Plan requires that a property capable of being divided into more than three additional lots to be developed by a plan of subdivision, unless Council is satisfied that a subdivision plan is neither appropriate or necessary. Staff has reviewed the request and has concluded that a draft plan of subdivision is not required. The proposed lots would front on existing streets (Rosebank Road and Dahlia Crescent), and comply with the existing zoning requirements. No new roads are proposed, and all other matters can be dealt with through conditions of approval for the land severance applications. It is recommended that Council authorize the request to create the lots through the land severance process. • Report PD 15-12 September 4, 2012 Subject: Request for Council's Permission to Develop Lands through Land Severance Page 2 33 Financial Implications: No direct costs to the City are anticipated as a result of this authorization to develop by land severance. 1.0 Discussion: 1.1 The former "Fernie House" property is proposed for redevelopment The subject property is located south of Toynevale Road between Rosebank Road to its east, and Dahlia Crescent to its west (see Location Map —Attachment #1). The property has a frontage and area of approximately 61 metres and 0.4 of a hectare respectively. The property currently supports a building that operated as a group home, known as Fernie House. This building is intended to be demolished. Surrounding land uses include residential to the north, south and west, and the Rosebank Public School to the east. Highglen Homes has conditionally purchased the subject property with the intention of redeveloping it through land division to create a total of eight residential lots. Four lots are intended to front onto Rosebank Road, and the other four are intended to front onto Dahlia Crescent (see Applicant's Submitted Plan —Attachment #2). 1.2 The proposed lots comply with the existing "R4" zoning The applicant has submitted seven land division applications to the Region of Durham Land Division Committee (Land Division file numbers LD 076/12 to LD 082/12). The lots are proposed to have minimum frontages and areas of 15.2 metres and 520 square metres respectively. The existing "R4" zone permits a minimum lot frontage and lot area of 15.0 metres and 460 square metres respectively. The applicant's proposal complies with the existing zoning requirements. 1.3 Council's approval is required to permit the new lots to be created through land severance The Pickering Official Plan requires that land capable of being divided into more than three additional lots be developed by a draft plan of subdivision rather than through severance, except where it is demonstrated to Council's satisfaction that a subdivision plan is neither appropriate nor necessary. The subject property is capable of being divided into more than three additional lots. However, with the lots fronting onto existing roads, and municipal services already existing, only a development agreement is required to address remaining development matters. Report PD 15-12 September 4, 2012 Subject: Request for Council's Permission to Develop Lands 3 4 through Land Severance Page 3 Based on the above, the Planning & Development Department is satisfied that the proposed development is appropriate to be created through the land severance process. 1.4 Staffs comments on the land division applications will address the City's requirements The land severance applications were deferred by the Region of Durham Land Division Committee at staffs request on July 16, 2012, providing the opportunity for Council's consideration of this report. Should Council concur with the staff recommendation, staffs comments to the Region will include conditions addressing such matters as: • requirement for development agreement • right-of-way jog elimination/road widening/conveyance of Dahlia Crescent • installation of servicing connections • tree preservation (where practical) and enhancement • lot grading and drainage • cash-in-lieu of parkland dedication taken as if the property was being developed by draft plan of subdivision (five percent) • securities and insurance, and • authorization to proceed by land severance Attachments: 1. Location Map 2. Applicant's Submitted Plan Report PD 15-12 September 4, 2012 Subject: Request for Council's Permission to Develop Lands 3 5 through Land Severance Page 4 Prepared By: Approved/Endorsed By: Mu ' � _Ii EieiJC9a Ay a ood, MCI , RPP Neil Cary���r�1 , RPP r II Director, Planning & Development Catherine Rose, MCIP, RPP Manager, Policy AY:CR:jf Copy: Chief Administrative Officer Recommended for the consideration of Pickering Council "i i . 23 j 22:4Z Tony Prevedel, P.Eng. Chief Administrative Officer • ATTACHMENT#. I TO REPORT#PD /S-/a. RO PD 411 ' K\ GSI°\ a X01 w �\G��P� J...'''',/------ / GRPN\TE r / 1- Am 0 0! ....._._____..----- 4ir 7-Nt _z_ 0_\ O \, t O o 1 1< 2 I FRONTIER r • COL R- '1 1 . Q — Zi _ 2 ,U TOYNEVALE ROAD ••> I♦i •0 Z RICK w / II 0 ■ w — SUBJEC HULL IN PROPER I z •i':•i i••• II – •...• ■z COURTI ,,., Z %%%%%i• I .. > w MEMORIAL 112 ,c N ••i DRIVE CC Q 1▪O _ ,S CIRCLE It 0 o ,,, to --- 0 til < Tij rji . 0\14. Ili AM • .------..3 'M J CO ic O CO RT / .7( I _ H �� o MAITLAND DRIVE o Nora F- ,'` z�� z 'S T O.-id �- _ a ii, :- ! o ZI 111 I� 1 11 STAGHORN (� ROAD COWAN CIRCLE o LL- � 1 \V IT 7 i City of Pickering Planning & Development Department PROPERTY DESCRIPTION Plan 350, Pt. Lot 94,40R-7456,Part 3 OWNER Ferule House DATE June 18,2012 DRAWN BY JB FILE No. LD 076/12-LD 082/12 SCALE 1:5,000 CHECKED BY AY N ata Sources: Teranet Enterprise. Inc. and It. supplie Re.ervedht Note ae plan of tSurvall n of .ur„e,.. PN-1 '- 2012 MPAC and Its suppliers. All rrll ATTACHMENT#a`—TO REPORT#PD is-�a 3 7 Information Compiled from Applicant's Submitted Plan Request for Council's Permission by Land Severance Fernie House _ t 18 -- . ._.. - IE E '`in SEVERED 6 SEVERED N ZLci W 34.1m 34.1m I E SEVERED N SEVERED < N O U Q 34.1m J �_ SEVERED z SEVERED EXISTING J m r DWELLING • 34.1 m LLI O BE ----- CO J DEMOLISHED ' 0 I c., SEVERED c., • .—,-- �n ■ I �. `- _. u -- - .RETAINED, 1 34.1m SIB -- — I Required road widening to remove jog within the road allowance. This map was produced by The City Of Pickering Planning&Development Department, Planning Information Services Division Mapping And Design,June 21,2012.