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Home My WebLink AboutApril 8, 2013 �� o� Planning & Development �� Committee Agenda - � � Monday, April 8, 2013 PICKERING Council Chambers 7:00 pm Chair: Councillor Rodrigues Deleqations � 1. John Presta, Director of Environmental Services Regior� of Durham Water Supply Sysfiem SCADA Uparade 2. Grant Morris, Planning Consultant Grant Morris Associates Ltd. Re: Report PLN 05-13 Craic,LMarshall 1897 Woodview Avenue Part "A„ Pages Information Reports Information Report No. 04-13 1-10 Subject: Draft Plan of Subdivision SP-2013-01 Zoning By-law Amendment A 2/13 Orchard Ridge (Pickering) G.P. Inc. 560 Park Crescent Information Report No. 05-13 _ 11-18 Subj�ct: Zoning Amendment Ap.plicafion A 3/13 OPB Realty Inc. 1355 Kingston Road, Pickering Town Centre Part "B„ .Planning � Development Reports � . 1. Director, City Development, Report PLN 05-13 19-37 Craig Marshall ' 1897 Woodview Avenue Recommendation I Accessible � For information celated to accessibility requirements please contact P I C K E N�j Linda Roberts F�� Phone: 905.420.4660 extension 2928 TTY: 905.420.1739 � Email: Irobertsla�pickerinq.ca . � ' I e�� o� Planning & Development �� Committee Agenda , , Monday, April 8, 2013 PICKERING Council Chambers 7:00 pm Chair: Councillor Rodrigues 1. That Zoning By-law Amendment Application A 8/12, submitted by Craig Marshall, to amend the zoning of the subject lands to permit the creation of thirteen lots for future residential development on lands municipally known as 1897 Woodview Avenue, be approved; 2. That the draft zoning by-law to implement Zoning By-law Amendment Application A 8/12, as set out in Appendix I to Report PLN 05-13, be finalized and forwarded to City Council for enactment; 3. That the request made by Craig Marshall, to permit the division of the subject ' lands, municipally known as 1897 Woodview Avenue, through land . severance rather than by draft plan of subdivision, be approved; 4. That Informational Revision #18 to the City of Pickering Official Plan Highbush Neighbourhood Map (Map 20) to delete the street connection from Nordane Drive to Sandhurst Crescent, as set out in Appendix II, be approved; 5. That City staff begin the process of stopping-up, closing and declaring surplus the parts of Nordane Drive within Plans 40M-1861 and 40M-1892 required to complete the lotting pattern shown on Attachment#3, with the intent of conveying them to Craig Marshall for an amount to be determined by an appraisal and satisfactory to the City Solicitor; and that the sale of the lands will be subject to: a) all required easements; ' b) the preparation of the appropriate reference plans, at no cost to the City, legally describing the parts within Plans 40M-1861 and 40M-1892 being stopped-up, closed and conveyed; c) the preparation of an appraisal to determine the value of the lands; d) the payment of all legal costs and disbursements by Craig Marshall (the applicant); and e) Craig Marshall (the applicant) entering into the appropriate Development Agreement with the City for the development of the residential lots; and 6. Further, that Council authorize staff to bring forward the by-law required to formally stop-up and close the parts of Nordane Drive with Plans 40M-1861 and 40M-1892 required to complete the lotting pattern shown on Attachment #3 for enactment and registration. C�� o� Planning & Development �� Committee Agenda � � Monday; April 8, 2013 PICKERING Counci� Chambers 7:00 pm ,, Chair: Councillor Rodrigues I 2. Director, City Development, Report PLN 06-13 3$-49 Zoning By-law Amendment Application A 6/12 Navraj Properties Inc. 720 Sheppard Avenue Recommendation 1. That Zoning By-law Amendment Application A 6/12, submitted by Navraj Properties Inc., to permit additional office and commercial uses on lands municipally known as 720 Sheppard Avenue be approved; and 2. Further, that the draft zoning by-law to implement Zoning By-law Amendment Application A 6/12, as set out in Appendix I to Report PLN 06-13, be finalized and forwarded to City Council for enactment. 3. Director, City Development, Report PLN 07-13 50-66 Proposed Telecommunication Utility Poles The Regional Municipality of Durham 2105 Rosebank Road 1611 Pepperwood Gate 583 Eyer Drive 1610 Dersan Street Recommendation �'�, � 1. That the Region of Durham be advised that City Council supports the ', proposed 18.0 metre high telecommunication utility pole to be located at ' 2105 Rosebank Road, based on the design and other details submitted with this request; 2. That the Region of Durham be advised that City Council supports the proposed 18.0 metre high telecommunication utility pole to be located at 583 Eyer Drive based on the design and other details submitted with this request; 3. That the Region of Durham be advised that City Councif supports the proposed 18.0 metre high telecommunication utility pole to be located at 1611 Pepperwood Gate based on the design and other details submitted with this request; and 4. Further, that the Region of Durham be advised that City Council supports the proposed 18.0 metre high telecommunication utility pole to be located at 1610 Dersan Street based on the design and other details submitted with this request. Planning & Development � e`� °� Committee Agenda - i'�i Monday, April 8, 2013 PICKERING Council Chambers 7:00 pm Chair: Councillor Rodrigues (II) Other Business . (III) Adiournment• ��t�, �� Information Report to '�' Planning & Development Committee � � PICKERING Report Number: 04-13 Date: April 8, 2013 ' From: Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Subject: Draft Plan of Subdivision SP-2013-01 Zoning By-law Amendment A 2/13 Orchard Ridge (Pickering) G.P. Inc. 560 Park Crescent 1. Purpose of this Report Applications for draft plan of subdivision and zoning by-law amendment have been submitted by Orchard Ridge (Pickering) G.P. Inc. to permit a future , residential development consisting of 51 lots and a block containing an existing � heritage house on lands municipally known as 560 Park Crescent. This report contains general information on the applicable Official Plan and other related policies, and identifies matters for review raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. Planning & Development Committee will hear public delegations on the applications, ask questions of clarification and identify any planning issues. This report is for information and no decisions on these applications are being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description • the subject property is located on the west side of Park Crescent, north of Cliffview Road and south of Sandcastle Court (see Location Map — Attachment#1); the property is approximately 4.9 hectares in size • established low density residential development consisting of detached dwellings surround the subject lands • there is an existing hedgerow of mature trees along the west property line of the site, and clusters of trees surrounding the proposed block for the heritage home, and along Park Crescent '� • there is a substantial downward change in grade on the subject property from the west to the east towards Park Crescent with a small area in the southwest corner sloping towards the existing residential properties on Cliffview Road Information Report No. 04-13 ' Page 2 3. Applicant's Proposal • the draft plan of subdivision proposes 51 new lots for detached dwellings, a 0.26 hectare block containing the Nesbit-Newman heritage house and a 0.56 hectare open space block to be combined with Lookout Point Park (see Draft Plan of Subdivision —Attachment#2) • Cliffview Road is proposed to be extended north to intersect with Park Crescent � • a pedestrian walkway is proposed through the open space block providing a connection from Downland Drive to Cliffview Road extension • the applicant is proposing the following lot frontages and lot areas: Proposed Lots fronting Proposed Lots fronting the Park Crescent extension of Cliffview Road Lot Frontage 14.3 metres — 18.45 metres 14.3 metres — 17.7 metres Lot Area 620 square metres — 480 square metres — 1132 s uare metres 715 s uare metres • the applicant is proposing to eliminate the following roads, as shown on the West Shore Neighbourhood Plan within the City's Official Plan (see Official Plan Excerpt—Attachment #3): • the extension of Surf Avenue to Cliffview Road — due to the location of the Nesbit-Newman house, and • the extension of Downland Drive to Cliffview Road — due to the change in grade from the west to the east of the property • the applicant is also proposing a model home/sales office at 525 Park Grescent (see Location Map—Attachment#1) � 4. Nesbit-Newman Residence � • Council authorized the City Clerk to begin procedures to have the Nesbit-Newman house, municipally known as 560 Park Crescent, designated . under Part IV, of the Ontario Heritage Act to protect the heritage house on the property - • Council passed a resolution on April 20, 2012 that any lot established through a future development process to accommodate the Nesbit-Newman house be configured so as to distinguish the home within the neighbourhood and provide a reasonable property boundary to retain the heritage context, being approximately 135 feet in frontage (41.15 metres) on Park Crescent and 140 feet (42.67 metres) in depth • the proposed draft plan provides a dedicated block for the purpose of preserving the house with a lot frontage of 41.3 metres and a depth of 65.5 metres • the Notice of Intent to Designate the Nesbit-Newman house was advertised in the News Advertiser on May 2, 2012 , • the applicant will be proceeding with the designation of the Nesbit-Newman house Information Report No. 04-13 Page 3 5. Policy Framework 5.1 Durham Regional Official Plan • the Regional Plan designates the subject property as "Living Area" and shall be used predominantly for housing and related uses • the�plan states that "Living Areas" shall be developed in compact form through higher density and by intensifying and redeveloping existing areas • the plan seeks to preserve and foster the attributes of communities and the historic and cultural heritage of the Region and encourages the conservation, protection and enhancement of Durham's built and cultural heritage resources • portions of the subject lands are identified as containing a "Key Natural Heritage Feature" requiring that any proposal for development or site alteration shall demonstrate that there will be no negative effects on key natural heritage features or their functions • the applicant's proposal appears to comply with the policies and provisions of the Durham Regional Official Plan 5.2 Pickering Official Plan • the subject lands are within the West Shore Neighbourhood and are designated "Urban Residential — Low Density Areas", which provides for housing and related uses and activities • the Official Plan states that in establishing performance standards regard shall be had for protecting and enhancing the character of established I neighbourhoods by considering matters such as building height, yard I setbacks, lot coverage, access to sunlight, parking provisions and traffic implications • Low Density Areas permit a density of up to 30 units per net hectare; the ' proposal for 51 residential lots and the heritage block would have a net residential density of approximately 10 units per net hectare • with regard to the density provision, where neighbourhood character and/or environmental constraints warrant, net residential densities should be restricted to less than the maximums • the cultural heritage objectives of the City include ensuring development, infrastructure, capital works and other private and public projects conserve, . protect and enhance important cultural heritage resources • the proposal complies with the Pickering Official Plan; details of the � applications will be assessed against the policies and provisions of the Official Plan during further processing of the applications 5.3 Zoning By-law 2511 • the property is currently zoned "R3" —Third Density Zone under Restricted Area Zoning By-law 2511, as amended, which permits a detached dwelling with a minimum lot frontage of 18.0 metres and a minimum lot area of 550 square metres Information Report No. 04-13 Page 4 • the applicant has requested a Residential Zone category be applied to the � subject lands to permit the residential development which allows site specific � amendments related to lot frontage, lot area, front yard setback, side yard setback, exterior side yard setback and lot coverage • an amendment to the zoning by-law is required to implement the applicant's proposal to develop the subject land for a plan of subdivision 6. Comments Received 6.1 Resident Comments • written comments have been received by an area resident and the Fairport Beach Neighbourhood Associations. Some of the key concerns that have been identified by the community include the following: • concerns regarding traffic impacts from 51 new homes, particularly along Park Crescent, Cliffview Road and Hillview Crescent ' • concerns regarding the detetion of the Downland Drive extension to Park Crescent as it will disconnect the residents to the west from the waterfront • minimize the level of urbanization and not have sidewalks and keep the existing ditches . • give consideration to the installation of underground electric and other utility cables along Park Crescent and Cliffview Road � • ensure preservation of existing mature trees • handling of stormwater from the new development � • ensure proposed buildings are compatible with the height of existing residences • ensure the proposed pedestrian pathway through the open space block connection between Downland Street to Cliffview Road extension is " accessible, adequate lighting is provided and maintenance is provided through the winter months _ • designation of the Nesbit-Newman House 6.2 Agency Comments • none received in response to the circulation to date 6.3 City Departments Comments • to date the following comments have been received from internal departments: Engineering & . no concerns related to proposed road alignment Public Works . concerns�related to pedestrian connectivity between the proposed development and � Downland Drive, requesting a hold be placed on Lot 9 until grading details on the proposed path and conformity to City Accessibility Standards have been confirmed • comments pertaining to suitable side yard setbacks to reduce impact on adjacent homes Information Report No. 04-13 Page 5 • fencing will need to be provided within the site • Functional Grading Plan will need to be reviewed as some of the proposed slopes will not be permitted • driveway sitings and size will need to be reviewed for garage access • utility placements need to be accommodated • submit a construction management plan outlining details with respect to erosion and sedimentation controls during all phases of construction, parking of vehicles and the storage of construction and building materials during the construction period, mud and dust control on all roads within and adjacent to the site, installation of construction fencing and construction access Landscape . the tree preservation plan will need to be reviewed Comments in conjunction with the functional grading plan • the City will require compensation for the loss of trees on this site through financial contributions for off-site restoration plantings Traffic • no comments at this time Heritage Advisory . the proposed heritage lot configuration Committee (41.3 metres frontage and 65.5 metres depth) meets the Committee's and Council's recommendations • other matters identified by the Committee with respect to the proposed draft plan and rezoning , application include: • provide appropriate zoning for the heritage lot • provide appropriate setbacks, massing for lots � adjacent to the heritage lot • encourage rear yard garages and shared ' driveways along Park Crescent • ensure that the architectural design and elevations of dwellings adjacent to the heritage lot and fronting Park Crescent are compatible • encourage the retention of the stonewall along the street line and stone pillars at the existing driveway entrance • encourage the protection of existing vegetation on the heritage lot and surroundings, specifically the butternut trees Information Report No. 04-13 Page 6 7. Planning & Design Section Comments , The following matters have been identified by staff for further review and consideration: • ensuring that the proposed development is compatible with the character of ' the existing surrounding neighbourhood • ensuring the proposal addresses appropriate lotting pattern, yard setbacks, building height, lot coverage, and lot frontage and area • assessing the merit in the deletion of the Downland Drive extension to Cliffview Road • assessing the size and configuration of the heritage block containing the Nesbit-Newman house to ensure appropriate driveway access, servicing, grading and tree protection • ensuring the protection of as many existing trees on the site as possible • ensuring that the proposed development contains appropriate sustainable � _ development components • ensuring that required technical submissions and reports meet City standards � • ensuring consistency with the City's urban design objectives • the City Development Department will conclude its position on the � applications after it has received and assessed comments from the circulated department, agencies and public 8. Information Received Full scale copies of the plans and studies listed below are available for viewing at the offices of the City of Pickering, City Development Departmerit: • Planning Justification and Sustainable Development Report • Archaeological Assessment • Functional Servicing and Stormwater Management Report • Scoped Environmental Impact Report • Phase One Environmental Site Assessment • Tree/Vegetation Inventory � • Tree Preservation Plan 9. Procedurallnformation 9.1 General • written comments regarding this proposal should be directed to the City Development Department • oral comments may be made at the Public Information Meeting • all comments re.ceived will be noted and used as input to a Planning Report prepared by the City Development Department for a subsequent meeting of the Planning & Development Committee of Council Information Report No. 04-13 Page 7 • 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 CounciPs decision regarding this proposal must request such in writing to the City Clerk 10. Owner/Applicant Information • the owner of the subject lands is Orchard Ridge (Pickering) G.P. Inc, represented by Anna Fagyas, Sorbara Development Group. Attachments 1. Location Map � 2. Proposed Draft Plan of Subdivision � 3. Excerpt from Pickering Official Plan — Map 12 Neighbourhood 2: West Shore Prepared By: Approved/Endorsed By: �'�' . r�y �y� �L �� , Melissa Markha - , MCIP, RPP Catherine Rose, MCIP, RPP Prin ipal Planner— Development Review (Acting) Chief Planner � Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design , MM:Id Attachments Date of Report: March 20, 2013 Copy: Director, City Development Attachment#_�to Information Re�ort# � -/ _ z 0 D � � • � 0 'T' COURT o �.8 l,g 17.9 17.9 23.5 � � �O ti Yv � �<�� L DOKOUT � POlIV T TU � �� PA RK � F M � � � � � � F� � w N N U � � � N L . N � � \ �/ N �� ^ N ��l � l J lJ L� � � � C� N N r� N SUBJECT � N PROPERTY S U R F � N � W � � P ETTI C OAT N N � N L N � � � � N � � N �/ W N N � W � � m � Uj l!j (� T• O � ~ (U Il'1 ct In � � � /�� '-" � U Uj .-N. � � �L N Q > (IJ � Q � � � � � � OADGREEN �; � 4,5 � � o � s z ti /�� S z � 2 �O� � � 2g2 21.7 21'6 ' 18.41g.3 � PROPOSED LOCAT/ON LA KE O N TA R/O FOR MODEL HOME/SALES OFFICE(525 PARKCRES.) City of Pickering City Development Department PROPERTY DESCRIPTION Plan 175,Lot 12,13 Pt.Lot 11,40R-11659 Part 1 OWNER Orchard Ridge(Pickering)G.P.Inc. DATE Feb 25,2013 DRAWN BY JB � FILE No. SP 2013-01 &A 02/13 SCALE NTS CHECKED BY MM � aTeranet�Enterprises Ine. and its nuppliers. All rights Reserved. Not a plan o/ s,.��,,. PN_2 2013 MPAC antl its s licrs. All ri hts Reservetl. Not G lan o/ Surve . � Attachment# o� to � It�fortx�ation�e�oart# �-I-13 _ INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN ORCHARD RIDGE(PICKERING) G. P. INC. SP-2013-01 &A 02/13 v .,.,�� , � l r ; -' ,.. _,...---......_, i - ._.___. ___. _.__. ' � - ; '�� i i 1 �---....__.._.....__..._._._ —.._..----... � i � %" ' •'� , � ' i ; ' � � � % i -' EXISTING RESIDENTIAL i ' i ' � ; i i � / �......__........,_ --.. , , i ; i � , � f....__......__......._--......—--..._--- � � / i . � ^ � • e � F�-�---._......_... 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Purpose of this Report The�purpose of this report is to provide preliminary information on a zoning by-law amendment application, submitted by OPB Realty Inc., to permit a seasonal open air market (Farmers' Market) located in the parking lot of the Pickering Town Centre. This report contains general information on the applicable Official Plan and other related policies, and identifies matters for review raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. Planning & Development Committee will hear public delegations on the application, ask questions of clarification and identify any planning issues. This report is for information and no decision on the application is being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description • _ the subject property is located on the south side of Kingston Road between Liverpool Road and Glenanna Road (see Location Map —Attachment#1) and is approximately 22 hectares in area . • the property is a major commercial site that has frontages onto Kingston Road, Liverpool Road, Pickering Parkway and Glennanna Road • the property currently supports the Pickering Town Centre, pedestrian bridge, the GO Transit parking structure, an office building, Durham/Centennial College, a vacant commercial building (formally occupied by Golden Griddle) and a proposed commercial building (to be occupied by Jack Astor's) • surrounding land uses include: � north - a commercial development on the north side of Kingston Road south - Highway 401 east - from north to south: a financial institution (CIBC), a medical office building, the Pickering Civic Complex and Central Library, and apartment buildings on the east side of Glenanna Road west - commercial development on the west side of Liverpool Road and two office buildings at the southeast quadrant of the Liverpool Road and Pickering Parkway intersection Information Report No. 05-13 Page 2 3. Applicant's Proposal • for each of the past two years, the applicant has submitted a minor variance application to permit on a yearly basis a temporary seasonal open air market (Farmers' Market) • the applicant is now requesting a permanent zoning to add a seasonal open air market (Farmers' Market) as a permitted use on the property • the proposed Farmers' Market will be situated in tlie parking lot to the east of the Pickering Town Centre immediately across the Pickering Civic Complex and Central Library (see Applicant's Submitted Plan —Attachment#2) • the proposed Farmers' Market will be in operation once a week, annually from June to October, and will occupy 88 parking spaces at the east Pickering Town Centre parking lot near the cinema mall entrance • the overall concept plan for the Farmers' Market includes temporary structures for different vendors, storage pods and an entertainment stage (see Applicant's Concept Plan —Attachment#3) • no exterior changes to the existing buildings are proposed � ' 4. Policy Framework 4.1 Durham Regional Official Plan • the Regional Plan designates the subject property as "Regional Centre" I • lands within this designation are intended to be developed as the main concentration of commercial, residential, cultural and government functions in a well designed and intensive land use form, within Urban Areas • the Plan states that "Regional Centres" shall be the primary and priority locations for public investment, including public buildings and community facilities and services that promotes pedestrian-oriented development and transit supportive land uses • the Plan also specifies goals to provide convenient access to fresh locally grown produce and other healthy food from sources such as farmers markets and community gardens, and such services shall be encouraged to locate in Urban Areas • the proposal appears to conform to the policies and provisions of the Durham , Regional Official Plan , 4.2 Pickering Official Plan • the Official Plan designates the subject lands as "Mixed Use Areas — Downtown Core" within the Town Centre neighbourhood • this designation is the City's main focus for business, employment, entertainment, shopping, major community and cultural uses, major indoor recreations facilities, and high density residential accommodation to encourage the highest levels of activities in the City • Downtown Core has the most permissible uses in the City with the greatest scale and intensity • the application conforms to the policies and provisions of the Pickering Official Plan Information Report No. 05-13 , Page 3 4.3 Pickering Downtown Core Development Guidelines � • goals in the Pickering Downtown Core Development Guidelines include: • to create a downtown for Pickering that will be a major regional landmark and designation point for workers, shoppers, and visitors • to establish a strong civic and cultural focus for Pickering • to support an increase intensity and mix of uses in the downtown and provide a range of housing, employment, retail and entertainment opportunities • to support a coherent and identifiable public realm, and provide a safe, accessible, inviting and comfortable pedestrian environment • specific urban design objectives for the Civic Complex Precinct includes the following: • to ensure Glenanna Road becomes the civic, cultural, entertainment, and pedestrian focus of downtown Pickering • to create a more pedestrian friendly zone along Glenanna Road • to extend the image of the public realm along the pedestrian connections to the Pickering Town Centre Shopping Mall through the use of app.ropriate streetscape, lighting and landscape elements • the proposal appears to be consistent with goals and urban design objectives of the guidelines 4.4 Zoning By-law 3036 • the property is currently zoned "MCA-1, MCA-1/CO-1, MCA-1/CO-2 and MCA-1/GS3" by Zoning By-Iaw.3036, as amended by By-laws 1581/82, 2472/87 and 5994/02, which permits a variety of commercial uses • an amendment to the zoning by-law is required to implement the applicant's proposal to add a seasonal open air market use 5. Comments Received 5.1 Resident Comments • none received in response to the circulation.to date ' 5.2 Agency Comments • none received in response to the circulation to date 5.3 City Departments Comments • none received in response to the circulation to date , Information Report No. 05-13 Page 4 6. Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: ' • determining the appropriateness of the proposed seasonal open air market use • reviewing site plan matters, including but not limited to, the sufficient supply of parking on the remainder of the site and safe on-site vehicular circulation and pedestrian movements • reviewing the application in terms of its contributions to sustainability 7. Information Received Full scale copies of the plans and studies listed below are available for viewing at the offices of the City of Pickering, City Development Department: • Site Plan • Planning Rationale Letter 8. Procedurallnformation 8.1 General • written comments regarding this proposal should be directed to the City 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 City Development Department for a subsequent meeting of the Planning & Development Committee of Council • any member of the public who wishes to reserve the option to appeal Council's decision rriust 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 9. Owner/Applicant Information • the owner of the property is OPB Realty Inc. � • the applicant is 20 VIC Management Inc. , � Information Report No. 05-13 Page 5 Attachments 1. Location Map 2. Applicant's Submitted Plan � 3. Applicant's Submitted Farmers' Market Concept Plan Prepared By: Approved/Endorsed By: C ' � Mila Yeung Catherine Rose, MCIP, RPP Planner II (Acting) Chief Planner ,� Nile Surti, MCIP, RPP Manager, Development Review & � Urban Design MY:Id Attachments Date of Report: March 19, 2013 Copy: Director, City Development � - . • • '-�• � i �� ' �,►�■ . � �:�� - - � �� .... i �� , 1 _� •'''''� ' .��.�. .�•�'.'��i•�•� �. � .�•.O'.'�'�'�'.❖. ._ .� ' .��. � .�•�'.'�'�°.'�'.'�'��i'�❖. �' ' .��.�.��, �• ' .��.��.��..�.�. - - ' � • ��•.'�'�'�•��.'�'.'�'�•��i'�'•'�'�'�•Di`.. C ,��i�i�i�i�i'i�i'i�i�i�i�i�i�i'i'i'i�i�i�i�i'i�i�i`. � ,��Q��Q��i�i�i`. 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Attachment� � to inforbnati��or,t# 05- I 3 pp ican 's Submi e Farmers Market Concept Plan A 03/13 OPB Realty Ltd. -��a�-_.�- , ��`�� .� � �, Farmers � �,m;��;-,",`�� ''��\'��, Market `�'/��-�` '`�s,��`„�L�..'��. ry F e �-. ,�,�w.: ��/ ° 'A'�'_ � ' �'£AMW9 F�'�� '�k1� �.� �',�,'� �'t� PICKERING pU�yEps� 9��. ,�' � _�F�1 Towr� �z��, , �• `i'%� �.yu��^� CENiRE _-� ?SEARS if,�, /� 0 . q�.� ".r�^`� �45 a t,-� , c� �(6��e.�Y?' zE��Eits r M:, %��;,� n1� �� ' fi A� �. ✓Y�+ '�p ' t . �,{�� '' ;-.� I g B,� ex e �4a`_:.' �'"Y'�,�''� tn 0 ��. ,'�rer.v. � @ E�`�.r £a�� _ '.� � �„°t g`� �r �� 'n°`k + ?w`k� .^z. `t � 1�� a K,.�`'� ,;s��r,� �a iHE aar��g ;y�� p cY� � '�� '`� . � �i 'u v%�-o�'F �J ,e p y Jp. � �,S 3�C�i_� 5�� [�(QQ�,�� \`4 ��f¢ ��r..:` " i . " , f,.�k �4 ik � w'�� , � { I'� ./� n VENDO S �� '�� n`,;.:_..`�-=�.�� .��-- G ��==,� ,��j Pickering � f� �'j�d City Hall , _ �.•,,, :; �' � "` M. _ �o �a ti .,,ti .. '- 9 LJ a � ^� � � a � ^h^ 41 ' 6 � -- . S ^� 40 F' ^ 3 ^q, Special � Events 7 . .�°� Area , aeS na `�� Center �a r'� Stage - e�SQ 37 38 39 , �r `'�a . _.. i�� 35;36 Q 3 �rr'. y6 �� a Z9 3p 3'1 32 33 Pickering 25 . Town Centre ,,�Erttrance 4 ' Sears i iV , This map was produced by The City Of Pickering City Development Department,Planning Information Services Mapping And Design,Mar.7,2013. e��r�� Report to '�' Planning & Development Committee - , , PICKERING Report Number: PLN 05-13 Date: April 8, 2013 From: Tom Melymuk Director, City Development Subject: Zoning By-law Amendment Application A 8/12 Craig Marshall 1897 Woodview Avenue Recommendation: 1. That Zoning By-law Amendment Application A 8/12, submitted by Craig Marshall, to amend the zoning of the subject lands to permit the creation of thirteen lots for future residential development on lands municipally known as 1897 Woodview Avenue, be approved; 2. That the draft zoning by-law to implement Zoning By-law Amendment Application A 8/12, as set out in Appendix I to Report PLN 05-13, be finalized and forwarded to City Council for enactment; 3. That the request made by Craig Marshall, to permit the division of the subject lands, municipally known as 1897 Woodview Avenue, through land severance rather than by draft plan of subdivision, be approved; 4. That Informational Revision #18 to the City of Pickering Official Plan Highbush Neighbourhood Map (Map 20) to delete the street connection from Nordane Drive to Sandhurst Crescent, as set out in Appendix II, be approved; 5. That City staff begin the process of stopping-up, closing and declaring surplus the parts of Nordane Drive within Plans 40M-1861 and 40M-1892 required to complete the lotting pattern shown on Attachment #3, with the intent of conveying them to Craig Marshall for an amount to be determined by an appraisal and i satisfactory to the City Solicitor; and that the sale of the lands will be subject to: a. all required easements; b. the preparation of the appropriate reference plans, at no cost to the City, legally describing th� parts within Plans 40M-1861 and 40M-1892 being stopped-up, closed and conveyed; c. the preparation of an appraisal to determine the value of the lands; d. the payment of all legal costs and disbursements by Craig Marshall (the applicant); and e. Craig Marshall (the applicarrt) entering into the appropriate Development Agreement with the City for the development of the residential lots; and Report PLN 05-13 April 8, 2013 Subject: Zoning By-law Amendment Application (A 8/12) Page 2 6. Further, that Council authorize staff to bring forward the by-law required to formally stop-up and close the parts of Nordane Drive with Plans 40M-1861 and 40M-1892 required to complete the lotting pattern shown on Attachment #3 for enactment and registration. Executive Summary: The subject property is located on the east side of Woodview Avenue, north of Pine Grove Avenue (see Location Map —Attachment #1). The application proposes to rezone the easterly portion of the subject property from an agricultural zone to a residential zone in order to facilitate the development of thirteen lots, consisting of eight lots for detached dwellings having frontage on Sandhurst Crescent, and three lots for detached dwellings and two lots for four semi-detached dwellings having frontage on Nordane Drive (see Applicant's Plan —Attachment#2). The applicant is also requesting authorization from Council to create the lots through land division instead of through a plan of subdivision and to delete the extension of Nordane Drive to Sandhurst Crescent from the Highbush Neighbourhood Plan. The recommended zoning amendment represents appropriate density and perFormance standards for this infill development. The proposed development is appropriate and implements the Official Plan. The development demonstrates an appropriate lotting pattern and is in keeping with the established lotting pattern along each street. The deletion of the north-south road connection of Nordane Drive to Sandhurst Crescent is also appropriate as it does not significantly affect the connectivity within the neighbourhood. It is recommended that this street connection be deleted from the City of Pickering Official Plan Highbush Neighbourhood Map, and that City staff begin the process of stopping up, closing and declaring surplus the parts of Nordane Drive no longer required for the road connection. City Development staff is satisfied that a plan of subdivision is neither appropriate nor necessary since the subject lands represent a small infill development along an existing road network and there are existing services available along both Sandhurst Crescent and Nordane Drive and therefore the lands can proceed through land division. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. 1. Background The residential lands surrounding the subject property were developed in the late 1990s. At that time, a large agricultural property was subdivided to accommodate residential plans of subdivision consisting of detached and semi- detached dwellings. The subject property was not included in the development at that time and currently retains its agricultural zoning. Municipal service connections were installed along Sandhurst Crescent and Nordane Drive to facilitate the future development of the subject property. Report PLN 05-13 April 8, 2013 Subject: Zoning By-law Amendment Application (A 8/12) Page 3 1.1 Property Description � The subject property is located on the east side of Woodview Avenue, north of Pine Grove Avenue and is approximately 0.52 hectares in area (see Location Map —Attachment#1). A land division application (LD 33/13) was approved by the Durham Region Land Division Committee on February 11, 2013, to sever the _ westerly portion of the subject lands, containing the existing detached dwelling, while retaining the easterly portion of the subject lands intended to be developed for future residential lots. There is existing mature vegetation on the property, centrally clustered and located along the north, west and south property lines with open spaces throughout the site. Established low density residential subdivisions surround the subject lands comprising detached and semi-detached dwellings with the exception of the lands at the northeast quadrant of Pine Grove Avenue and Woodview Avenue, which consist of large residential lots containing detached dwellings. 1.2 Applicant's Proposal The applicant is proposing to rezone the easterly portion of the subject property from an agricultural zone to various residential zones to facilitate the development of thirteen lots, consisting of eight lots for detached dwellings having frontage on Sandhurst Crescent, and three lots for detached dwellings and two lots for four semi-detached dwellings having frontage on Nordane Drive. The proposal requests deletion of the extension of Nordane Drive to Sandhurst Crescent, as shown on the Highbush Neighbourhood Plan. The applicant is also requesting authorization from Council to create the proposed lots through land division, whereas the Pickering Official Plan limits the number of new lots that can be created by land severance to a maximum of three. In order to facilitate the development, the applicant is proposing to combine the subject lands with seven existing part lots along Sandhurst Crescent and three part lots along Nordane Drive to create fully buildable lots. The proposal also requires the applicant to acquire a portion of the existing Nordane Drive road allowance along Nordane Drive and Sandhurst Crescent from the City. 2. Comments Received 2.1 At the February 4, 2013 Public Information Meeting and in written submission Approximately four area residents/landowners attended the meeting. Report PLN 05-13 April 8, 2013 Subject: Zoning By-law Amendment Application (A 8/12) Page 4 A consultant appeared before the Committee on behalf of the developer of Nordane Drive (Maxcon Developments Ltd), who had conveyed land to the City many years ago to facilitate the future extension of Nordane Drive. He noted that there had been an Ontario Municipal Board hearing regarding his client's , property. He also questioned whether his client would be reimbursed for his ' expenses with respect to servicing, noting he had complied with the City's request at the time and now consideration is being given not to make Nordane Drive a through road. Two area residents provided written concerns. The issue identified was the same in each letter requesting i'nstallation of a wooden privacy fence along the easterly adjacent property lines with the subject property. The Subdivision Agreement, which was executed between the City of Pickering and Maxcon Developments Ltd. through Draft Plan Number 18T-84018 (Phase 2), does not include any reference to reimbursements for financial payments made by Maxcon Developments Ltd. for the servicing and construction of the northern terminus of Nordane Drive; nor does it require the reconveyance to Maxcon Developments Ltd. of any parcels of land previously transferred by it. The Development Agreement, which will be executed between the City of Pickering and the applicant, will include a condition to erect a wood privacy fence along the property lines adjacent to existing property owners. 2.2 City Departments & Agency Comments I Region of Durham • subject lands are located within the "Living Areas" designation in the Durham Region Official Plan • the Region of Durham Planning Department has advised that this application complies with the policies of the Regional Official Plan • Schedule `B' of the Durham Region Official Plan has identified a Key Natural Heritage Feature being located on the subject site. A vegetation assessment was submitted addressing the Natural Heritage Significance of the wooded area. Given the relative size, isolation and lack of mature tree species, it appears that this does not constitute a Key Natural Heritage Feature as defined by the Regional Official Plan • sanitary and water services are available to the subject property Durham Region . no objections to the application Transit Engineering & . generally satisfied with the configuration of the cul-de-sac Public Works at the end of Nordane Drive • the proposed lot configuration provides sufficient frontage to allow servicing of the lots ' Report PLN 05-13 " April 8, 2013 Subject: Zoning By-law Amendment Application (A 8/12) Page 5 • as a condition of approval of the land division applications, the owner is required to enter into a development agreement with the City 3. Planning Analysis 3.1 The proposal complies with the density provisions of the Pickering Official Plan The Pickering Official Plan designates the subject property as "Urban Residential — Low Density Areas" within the Highbush Neighbourhood. Lands within this designation are intended primarily for housing at a net residential density of up to � and including 30 units per net hectare. The proposal to create thirteen new lots represents a net density of approximately 27 units per net hectare, which falls within the permitted density range. 3.2 Deletion of Nordane Drive Road Connection is supported by Staff The Highbush Neighbourhood Map illustrates a proposed new road connection extending Nordane Drive to Sandhurst Crescent (see Attachment#4 — Highbush Neighbourhood Map). The existing roadway network in this neighbourhood provides for adequate connectivity for all modes of travel and therefore the additional linkage between Sandhurst Crescent and Nordane Drive would provide minimal benefits to existing residents in terms of efficient traffic movement. Furthermore, the extension of Nordane Drive is not contemplated for transit service, which will continue along Pine Grove Avenue. The residents in the immediate area have not raised any issues with respect to the deletion of Nordane Drive extension. The City Development Department is supportive of the deletion of the north-south road connection of Nordane Drive to Sandhurst Crescent and recommends that this street connection be deleted from the City of Pickering Official Plan Highbush Neighbourhood Map (see Appendix II — Informational Revision 18). The applicant has expressed a desire to purchase Block 17, Plan 40M-1861 from the City. Block 17 is a 1 foot reserve across Nordane Drive immediately adjoining the south boundary of the subject property. The Director, Corporate Services & City Solicitor confirms that Block 17 may be sold to the applicant subject to the requirements of the City's Policy with respect to the acquisition and disposal of land. 3.3 The proposed development is consistent with the character of the . established neighbourhood The subject property is within an established residential neighbourhood with a majority of detached dwellings fronting onto Sandhurst Crescent and semi- detached dwellings fronting onto Nordane Drive. The proposed lotting pattern along Sandhurst Crescent and Nordane Drive is consistent with the established lotting pattern within the immediate neighbourhood and maintains the neighbourhood character. Report PLN 05-13 April 8, 2013 Subject: Zoning By-law Amendment Application (A 8/12) Page 6 The proposed zoning by-law amendment extends the existing zoning along Nordane Drive and Sandhurst Crescent into the subject lands to continue the built form of the existing residential neighbourhood and to ensure consistency along the street. The proposed frontage and area of the proposed lots are consistent with the established lot frontage and lot area of the surrounding neighbourhood. The proposed lotting pattern is desirable and it would be in keeping with the character of the established neighbourhoods. 3.4 Council's approval is required to permit the new lots to be created through land severance Section 15.26 (b) of 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, except where it is demonstrated to Council's satisfaction that a plan of subdivision is neither appropriate nor necessary in which case Council may authorize the development to proceed by land severance. Land division applications were submitted by Craig Marshall to the Durham Region Land Division Committee on January 2, 2013. At that time, City staff requested that the applications to create eight residential lots along Sandhurst Crescent be tabled until the zoning by-law amendment had been considered by Council, and Council granted the authorization to permit the division of the subject lands through land division rather than by draft plan of subdivision. When Council authorizes a development to proceed by land division, the City can require the owner to enter into one or more agreements respecting matters that would normally have been covered by a subdivision agreement. Planning staff is satisfied that a plan.of subdivision is neither appropriate nor necessary since the subject lands represent a small infill development along an existing road network and there are existing services available along both Sandhurst Crescent and Nordane Drive. The City will have the opportunity to provide comments and recommend conditions of severance to the Region of Durham Land Division Committee addressing development matters such as, but not limited to: • the requirement for a development and noise agreement • the installation of servicing connections • an architectural design statement (to ensure the proposed housing design is in keeping with the character of the established neighbourhood) • a tree preservation (where practical) and enhancement plan • stormwater management report • preliminary lot grading and drainage plans • proposed driveway locations and entrances � cash-in-tieu of parkland dedication taken as if the property was being developed by draft plan of subdivision (5% contribution) • securities and insurance, and • Council's authorization to proceed by land division Report PLN 05-13 April 8, 2013 Subject: Zoning By-law Amendment Application (A 8/12) Page 7 ', ,' 3.5 Stop-Up, Closure and Conveyance of Nordane Drive Road Connection The road allowance for the extension of Nordane Drive was acquired by the City through the development of two registered plans of subdivision (40M-1861 and 40M-1892). With the deletion of the road connection of Nordane Drive to Sandhurst Crescent, the road allowances are no longer required by the City. In order to convey these lands to Craig Marshall, for the development of the proposed residential lots, reference plans will be required to legally describe the limits of Nordane Drive within Plans 40M-1861 and 40M-1892. An appraisal to determine the value of the road pieces will need to be done by the applicant prior to City staff bringing forward a by-law to Council to formally stop-up and close the required portions of Nordane Drive and to authorize the sale of these lands. 3.6 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, there is limited opportunity to achieve Level 1. The proposed development will utilize existing services along Sandhurst Crescent and Nordane Drive. Further opportunities exist for the applicant to implement additional sustainable options through future development and building permit processes. 3.7 By-law to be forwarded to Council The lands are currently zoned "A" — Rural Agricultural Zone. The draft zoning by-law attached as Appendix I to this report replaces the "A" zone with various residential zones (S3, S4 and SD-A) with 10.0 and 12.0 metre minimum frontages for detached dwellings and 7.5 metre minimum frontages for � semi-detached dwellings to facilitate the development of the subject lands. It is recommended that the draft by-law be finalized and forwarded to Council for enactment. 4.0 Applicant's Comments The applicant is aware of the recommendations of this report and concurs. Report PLN 05-13 April 8, 2013 ' Subject: Zoning By-law Amendment Application (A 8/12) Page 8 Appendices Appendix I Draft Implementing Zoning By-law Appendix II Informational Revision #18 to the Pickering Official Plan Revision to Highbush Neighbourhood Map — Proposed Deletion of Road Connection Attachments 1. Location Map 2. Applicant's Revised Plan 3. Lotting Pattern of Surplus Lands 4. Highbush Neighbourhood Map Prepared By: Approved/Endorsed By: - � {'��- -- Melissa arkha , MCIP, RPP Catherine Rose, MCIP, RPP Principal Planner— Development Review (Acting) Chief Planner � - Nilesh urti, MCIP, RPP Tom Melym� k, M , RPP Manager, Development Review & Director, City Dev opment Urban Design �\ MM:Id � Recommended for the consideration of Pickering City uncil ' � Q,C • Z5, �l3 Tony Preve el, P.Eng. Chief Administrative Officer � Appendix I to Report PLN 05-13 Draft Implementing Zoning By-law . Amendment Application A 8/12 � The Corporation o t 't of Pickering By-I . xxxx/13 Being a by-law to amend Restricted Area (Zoning) By-law 3036, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, at 1897 Woodview Avenue in the City of Pickering (A 8/12) Whereas the Council of The Corporation of the City of Pickering deems it desirable to permit the development of thirteen lots, consisting of eight lots for detached dwellings having frontage on Sandhurst Crescent, three lots for detached dwellings and two lots for semi-detached dwellings having frontage on Nordane Drive, at 1897 Woodview Avenue, in the City of Pickering; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: � 1. Schedule I Schedule I to By-law xxxx/13 is hereby amended by changing the zoning from A - Agricultural to S3 and S4 — Residential Detached Dwelling Zones and SD-A — Residential Semi-Detached Dwelling Zone for the Subject Land shown on Schedule I attached to and forming part of this By-law. 2. Schedule II (i) Despite the provisions of Section 5.14 of By-law 3036, the lot frontage for the lots shown as cross hatched on Schedule II shall be measured at the front wall of the dwelling. (ii) Despite the definition of rear lot line of By-law 3036, the rear lot line shall be defined as the westerly lot line for those lots shown as cross hatched on Schedule II. . 3. 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 i �of xx, 2013. �.. ��: David Ryan, Mayor � Debbie Shields, City Clerk -----� � � ' �%" , I 1 � '1�J � '��, ----- �----- 1 ��-'C � � � �L � �� / \ �� ----- � \ �� I � � -----� (_/) _-� � I � �----- D --- . \ / I �� i z � � i � -----�----- 0 -- � L- �-- � _ �--�--r--� T--� T-�--r-- � � I I I I I I I I I _____�----- � I I I I I I I I I � � i I I I I I I I I �---__ � I I I I I I I I i _____� I I I I I I I I I I �---- -----�, CRESCENT - �---- i � 9.k �? -------L---- 14.4 �11. i � � W 86.4 z N S3 S4 S3 N i li w , , � ------------ 37.1 14.4 2 � Q m 30.0 9. 1 . �y ri � � 30.4 S4 N S D-A W o SD-A �, �� , 35.1 � ----------r--------- 22.8 17.0 / 0 ----- � O j I � �� OI r----- � � � � �----- � �� I � Q --__ r----- ---------�--r-� I I � �----- W ------ I � � " I I I r----- Q � ��\ � -----T-----� I � �----- � �� '�� I ----- � i � i r----- � ------� � �C� ' � I I I �----- z � `( • � I I I I -----� �� I I � �------ ------a \ � i i i r----- i � i i i i r _ __ i \ ' PINE GROVE AVENUE � N SCHEDULE I ' ,W PASSED T I �,� � ,� DAY OF ' 2013 MAYOR CLERK -----� ' � � ' ��:" , � 1 1 1�J / ��`` f------- 1 �-� i � ------� /y i �------- i . �� /�// �/ � \� \\\ � (n �� . � \ -----�----- D �� / � \�, \�. i z � � i � ------L----- 0 - � L �-- , � _ --�--�--r--� -T--� T-�--r-- � C I I I I I I I I I _____�------ � . I I I I I I I I I � � I I I I I I I I i �_____ � I I I I I I I I I � _____� I I I I I I I I I L=--- I ------�, CRESCENT �---- i � � W -------1----- . . � I II z - PLAN 329, PT LOT 24 AND PIAN 40M-1700, I I _ I W BLKS 45, PT BLK 44, RP 40R-17588, PART 2,3,4 � � ---'--------- 36.1 � � ' Q �y � � A . W J W i� ---- 40.1 � > ----------�------ / / � ' ----- � � I / // � � � r'----- � �� L----- � ��/ __ _ I I 0 __- r----- - ---------i--i-i L----- W ------ I � j i i i r----- Q �, -=---T---� i i �----- o �� . � i i ----- i i i i r------ o ------�i � '��, i i i i �----- z i �� i i --- i i i i �----- -----� �� i � i i i r----- - i � � i i i r----- i � PINE GROVE AVENUE , � N - SCHEDULE Il TO PASSED THI DAY OF 2013 , I � �I , II MAYOR I � CLERK Appendix II to Report PLN 05-13 Informational Revision #18 � To the Pickering Official Plan Revision to Highbush Neighbourhood Map Proposed Deletion of Road Connection . ' I . . / Informational Revision No. 18 to the Pickering Official Plan Purpose: The purpose of this amendment is to delete a proposed road connection from Nordane Drive to Sandhurst Crescent to implement the development of a residential neighbourhood (A 8/12) Location: The subject lands are approximately 0.52 hectares in area and are located on the east side of Woodview Avenue, north of Pine Grove Avenue. Basis: The amendment has been determined to be appropriate because it will keep the Pickering Official Plan up-to-date with Council's approvals of development applications in the Highbush Neighbourhood. Actual: The City of Pickering Official Plan is hereby revised as shown on Amendment the attached Exhibit and listed as below: 1. 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ATTACHMENT#�TO REN�R? � P 05-/3 w � Z • W Q � ��\OO� GO ` �� O C ` OWNERS TOTAL LAND HOLDINGS S.� eRFS� �,�. SPN�NVR FNT v� LANDS SUBJECT LD 33/13 5 MELDRON ~ � R � 0 F�FtEST < z 3 m � �J� R�vGE � SANDHURST CR P� °o FS PINE GROVE 0 � P/NE GROVE CRESCENT � 0 PARK w z T A 1 ° ? 0 0 PINE GROVE AVENUE z �`' w MOSSBROOK � TRANQUIL CRT. � w w � � � N w z w o � > Q � SQUARE N Y W C� � O � W z WESTCREEK DRIVE w > a .4LLEYI//E o � PROHILL ST. � z PARK � � W � c� o � � � m z p o BUTTERNUT CRT. � STREET � � w City of Pickering City Development Department PROPERTY DESCRIPTION plan 329 Pt. Lt.24&Plan 40M-1700 Blk 45,Pt.Blk.44 40R-17588 Pts 2 3 &4 OWNER C. Marshall DATE Mar 19,2013 DRAWN BY JB � FILE No. A 08/12 SCALE 1:5,000 CHECKED BY MM H aTero etrCEnterpriees Ine. antl (ta auppliers. All righis ReeerveC. Not a plen of s„rv�,,. PN-10 2012 MPAC ontl its s liers. All ri hta Reservetl. Not o lon of Surve . ATTACHMENT#_�TO REF'UR7 � P�N b5-�3 Information Compiled from Applicant's Submitted Plan - C. 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F-___--_-- ____� `��__'� /� / I I '___-__ �\ / � � ` . � � W � �// .. � \ / �__ _-____� � � � � � r � � z , � � < � � � � � � � o , � � Z , � �----------- �---------- ---� , � � ,, , , , � � � i i ��,\ � This mop wos produced by the City of P"ckering, City Deve/opment Deportmenl, /n7ormotion &Support Services, A�forch 10, 201J AT7ACHMENT# J TO REPUR7 � � _P�N 05-i3 � D Z � I C � � � W � z PART 2 w Q PART 1 �RT 3 CRESCENT , � � , � � , � � � � � � � � I I I 1 1 I I I � � I I I I I I I � 1 I I I I I � � I I I I 1 I � � I I I I I 1 � � I I I I I 1 I � I I 1 I I I � � I I I I I I � � I I I I I I �____�___'__i__r___`__ __�__ _ � , r -r -- , � � ; i i � � � � PROPOSED ------------- , � � ; � , LOTS � ' � � %� , � �, ; � � , , , , 3 w � w o � O � o � � w z Q 0 � 0 z PINE GROVE AVENUE W Q � 3 z w � > > � m O Y O � 3 City of Pickering City Development Department PROPERTY DESCRIPTION plan 329 Pt.Lt.24&Plan 40M-1700 Blk 45 Pt.Blk.44 40R-17588 Pts 2 3 &4 � OWNER C.Marshall DA7E Mar 19,2013 Dw4WN BY JB FILE No. A 08/12 (PROPOSED LOTS&SURPLUS LANDS) SCALE 1:1,500 CHECKED BY MM N �Tera et Enterpriee3 Inc. ond (ts suppliers. 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That Zoning By-law Amendment Application A 6/12, submitted by Navraj Properties Inc., to permit additional office and commercial uses on lands municipally known as 720 Sheppard Avenue be approved; and 2. Further, that the draft zoning by-law to implement Zoning By-law Amendment Application A 6/12, as set out in Appendix I to Report PLN 06-13, be finalized and forwarded to City Council for enactment. Executive Summary: The applicant has submitted a Zoning By-law Amendment application proposing to expand the list of permitted uses on the subject property formerly the Weber Medical Centre. The proposed uses include a business office, convenience store, personal service shop and professional office. The subject property is located at the northeast corner of Sheppard Avenue and Whites Road. The additional uses comply with the policies of the Pickering Official Plan and are appropriate for the existing building and compatible with the surrounding land uses. To mitigate parking issues that have occurred in the past due to the high parking demand of the medical office uses, the draft zoning by-law includes a provision restricting medical office and related uses within the existing building to 50% of the total gross leasable area. This provision shall ensure sufficient parking supply is available to accommodate all the uses. As a result of the comments received at the Information Meeting, the applicant has agreed to undertake site improvements to the property, including the repair of fencing, improve on-site lighting and the repair of retaining wall planter boxes. In addition, the applicant has provided the City with a letter of understanding and security to ensure all works are completed to the satisfaction of the City. Staff recommend that the application be approved and the implementing zoning by-law amendment, attached as Appendix I, be forwarded to Council for enactment. Financial Implications: No direct costs to the City are anticipated as a result of the recommendations of this report. � Report PLN 06-13 - April 6, 2013 Subject: Navraj Properties Inc. (A 6/12) Page 2 1. Background 1.1 Property Description The subject property is located at the northeast corner of Sheppard Avenue and Whites Road and is approximately 0.26 of a hectare in size (see Location Map — Attachment#1). A 2-storey medical clinic building having 929 square metres of gross floor area is currently located on the site. The site contains a total of 50 parking spaces and has an existing vehicular driveway entrance from Sheppard Avenue. � Surrounding lands uses include: The CN rail line to the north, townhouses to the south and detached dwellings to the east and west. Furthermore, Dunbarton High School is located at the southwest corner of Sheppard Avenue and Whites Road. 1.2 Applicant's Proposal The applicant is proposing to expand the list of permitted uses to include � professional office, business office, personal service shop and convenience store within the existing building (see Applicant's Submitted Plan -Attachment#2). The current zoning on the property specifically permits a medical office facility. The applicant is requesting the additional uses in order to provide a greater , flexibilify to attract tenants and to maintain the sites economic viability. No physical changes are proposed to the existing building or the property. The applicant has amended his original application, in consultation with staff, deleting the proposed scientific research or medical laboratory (non-industrial) use. 2. Comments Received 2.1 At the December 3, 2012 Public Information Meeting and in written submission A resident appeared at the meeting expressing her concerns regarding the proposed zoning by-law amendment and identified various issues mostly related ' to ongoing maintenance of the property, sufficient supply of on-site parking and loading, and compatibility of the proposed uses with surrounding uses. Specifically, the concerns identified are as follows: • improve on-site lighting • repair or replacement of existing fencing along the east and north property lines ' • insufficient supply of on-site parking and loading areas to accommodate additional uses • handling of waste management on-site • hours of operation of the proposed uses • appropriateness of permitting a convenience store use Report PLN 06-13 April 6, 2013 Subject: Navraj Properties Inc. (A 6/12) Page 3 2.2 City Departments & Agency Comments Durham Region • the subject lands are located within the "Living Areas" designation within the "Regional Corridor" in the Durham Region Official Plan • the Region of Durham Planning Department has advised that the proposed additional uses comply with the Regional Official Plan Engineering & Public • no objection to the application Works CN Rail • no objection to the application given that the building exists and a chain link fence is erected to address potential trespass issues Durham District School • no objection to the application Board • the Durham District School Board advises the owner of the property that the proposed ', _ convenience store may create issues regarding loitering given the proximity of the Dunbarton High School 3. Planning Analysis 3.1 The proposed additional uses comply with the provisions of the Pickering Official Plan The Pickering Official Plan designates the property as "Urban Residential — Low Density Areas" within the Woodlands Neighborhood. Lands within this designation permit residential uses and limited offices, retailing of goods and services serving the area. The requested additional uses comply with the policies of the Pickering Official Plan. 3.2 Proposed uses are appropriate for the existing building and compatible with the surrounding land uses The proposed additional uses include professional office, business office, personal service shop and convenience store would complement the existing medical office use currently permitted within the building. The requested uses are appropriate for the existing building and are eompatible with the surrounding land uses. The additional uses will provide opportunities for the applicant to attract additional tenants to the building. Furthermore, the proposed uses will provide additional office and commercial uses to serve the surrounding residents. Report PLN 06-13 April 6, 2013 Subject: Navraj Properties Inc. (A 6/12) Page 4 3.3 Sufficient parking supply is available on-site to accommodate the additional uses Currently, a total of 50 parking spaces are provided on-site in accordance with the approved site plan. This property has had on-going parking issues due to the higher parking demand of the medical office uses, which has resulted in overflow parking onto Sheppard Avenue. To mitigate future parking issues, staff are recommending that the amending by-law restrict medical office and related uses within the existing building to 50% of the total gross leasable floor area. The additional uses proposed will help relieve the parking concerns due to the lower parking demand. Restricting medical office us�s and introducing additional uses that have a lower parking demand will help ensure sufficient on-site parking is available to serve all of the uses. 3.4 Adequate loading and unloading space is available on-site The current zoning on the property does not require a dedicated loading space. Based on discussions with the owner, deliverers and loading requirements for the various uses within the building are unlike that of industrial uses. It is anticipated that deliveries will be by cube vans and smaller delivery vehicles. Therefore, staff are satisfied that the regular parking space can serve as loading spaces for these delivery vehicles, which will service the existing and�proposed uses. 3.5 The Owner is committed to improving on-site maintenance of the property Concerns were expressed at the Information Meeting regarding the maintenance of the property, such as the condition of the existing fencing along the perimeter of the property, lighting and garbage. The applicant is committed to undertaking site improvements to the property and recently repaired the cedar privacy fence located along the east property line and the chain link fence located at the north west corner of the property. Based on discussions with the applicant, all garbage is stored in the basement refuse room and disposed by a private contractor and will no longer be stored outside of the building. The owner will install a garbage receptacle at the entrance of the building to mitigate concerns with respect to on-site littering. The applicant is proposing other repairs to the property including the retaining wall planter located along the west property line adjacent to existing parking area and the repair of the exterior wall mounted lighting located on the back and side of the building. To ensure the works are completed, the owner has provided the City with a letter of understanding and a security in the amount of$5,000. The owner acknowledges that these funds will be held by the City until such time as the owner completes the property and building maintenance in conformity with the approved Site Plan. Report PLN 06-13 April 6, 2013 Subject: Navraj Properties Inc. (A 6/12) Page 5 3.6 By-law to be forwarded to Council The lands are currently zoned "SC-5" — Special Commercial by Zoning By-law 3036, as amended by By-law 1889/84. The draft implementing zoning by-law, attached as Appendix I to this report, amends "SC-5" to permit the following additional uses: business office, convenience store, personal service shop and professional office; and maintains the medical office facility_use. The draft by-law also adds clauses limiting the medical office and related uses to no more than , - 50% of the total gross leasable floor area of the building, and requiring all ' garbage to be stored entirely in the building. It is recommended that the implementing zoning by-law be finalized and forwarded to CounciL � 3.7 Applicant's Comments � The applicant is aware and concurs with the recommendations of this report. , Appendix Appendix I Draft Implementing Zoning By-law Attachments 1. Location Plan , 2. Applicant's Submitted Plan Report PLN 06-13 April 6, 2013 Subject: Navraj Properties Inc. (A 6/12) Page 6 Prepared By: Approved/Endorsed By: � � ' - , Cristina Celebre Catherine Rose, MCIP, R Senior Planner- Development Review (Acting) Chief Planner & Heritage /U�` - Niles u i, MCIP, RPP Thom s Mely uk, CIP, RP _ Manager, Development Review & Director, City Dev opment Urban Design CC:Id Recornmended for the consideration of Pickering Cit Council �• 2l, Zol3 Tony Prevedel, P.Eng. Chief Administrative Officer Appendix I to . Report PLN 06-13 I Draft Implementing Zoning By-law Amendment Application A 6/12 The Corporation f y of Pickering B w No. xxxx/13 Being a By-law to amend Restricted Area (Zoning) By-law 3036, , as amended by By-law 1889/84 to implement the Official Plan of the City of Pickering, Region of Durham, being Concession 1, Part Lot 28, Part 1, 40R-10000, in the City of Pickering (A 6/12) Whereas the Council of The Corporation of the City of Pickering deems it desirable to add uses on the subject lands, being Concession 1, Part Lot 28, Part 1, 40R-10000, in the City of Pickering; I And whereas an amendment to By-law 3036, as amended by By-law 1889/84, is therefore deemed necessary; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Area Restricted The provisions of this By-law shall apply to those lands being Concession 1, Part Lot 28, Part 1, 40R-10000 in the City of Pickering. 2. Text Amendment (1) Section 4., Definitions, of By-law 1889/84, is hereby amended by ' renurnbering and re-alphabetizing this subsection in order to incorporate � the new definitions as follows: (a) "Business Office" shall mean a building or part of a building in which the management or direction of a business, a public or private agency, a brokerage or a labour or fraternal organization is carried on and which may include, a data procession establishment, a newspaper publishing office, the premises of a real estate or insurance agent, or a radio or television broadcasting station and related studios or theatres, but shall not include a retail store; (b) "Convenience Store" shall mean a retail store in which food, drugs, periodicals or similar items of day-to-day household necessities are kept for retail sale primarily to residents of, or persons employed in, the immediate neighbourhood; � , B -law , x/13 Pa e 2 (c) "Professional Office" shall mean a building or part of a building in which medical, legal or other professional service is perFormed or consultation given, and which may include a clinic, the offices of an architect, a chartered accountant, an engineer, a lawyer or a physician, but shall not include a body rub parlour as defined in the Municipal Act, R.S.O. 1980, Chapter 302, as amended from time-to-time, or any successor thereto; (d) "Personal Service Shop" shall mean an establishment in which a personal service is performed and which may include a barber shop, a beauty salon, a shoe repair shop, a tailor or dressmaking shop or a photographic studio, but shall not include a body-rub parlour as defined in the Municipal Act, R.S.O. 1980, Chapter 302, as amended from time-to-time, or any successor thereto; (2) Subsection 5.(1) Uses Permitted - "SC-5" Zone, of By-law 1889/84, is^ hereby repealed and replaced by the following clause: 5. (1) Uses Permitted ("SC-5" Zone) No person shall, within the lands zoned "SC-5" on Schedule I attached to this By-law, use any lot or erect, alter or use any building or structure for any purpose except the following: (a) business office (b) convenience store (c) professional office (d) personal service shop (e) medical office facility (3) Clause 5.(2) (k) Special Restrictions — "SC-5" Zone, of By-law 1889/84, is hereby amended by renumbering and re-alphabetizing this clause in order to incorporate the following: 5. (2) (k) Special Restrictions (b) All medical office and related uses shall not exceed 50% of the gross leasable floor area of the building (c) All garbage shall be stored entirely in the building 3. By-law 3036 By-law 3036, as amended, 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 rnatter not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 3036, as amended. By-law No. xxxx/13 Page 3 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 this xx day of xx, 2013. David Ryan, Mayor Debbie Shields, City Clerk r ATTACHMENT# j TO RE�'OR� � e�� 0 6-�3 . z eq Y,r p m ,,, /F�� AVENUE Q � ST. � WOOD w ��. � = GATE JACQUELINE P o � � � � EDGEWOOD r � COURT = o o J�'� � o o� c,� � W m r � � � TRAIL Q � �� o 0 WEYBURN = N N a cn z o � °o COURT � � � z =Q w U� U N W �' O��. �,�T , � Sy� SHADYBROOK R ES LAN TOT L SQUARE SHEPPARD AV N DUNBARTON o H/GH SCHOOL o SUBJECT � PROPERTY DUNBARTON� /MM/NG POOL 0 > m R�p,O . F DUNFAIR STREET � w 0 N W H � S.�pN ��G ��1 �P� �G� � City of Pickering Planning & Development Department PROPERTY DESCRIPTION COnCeSSiOn 1, Part LOt 28,Part 1,40R-10000 �A OWNER Navraj Properties Inc. DATE Oct.5,2012 DRAWN BY JB / ` FILE No. A 006/12 SCALE 1:5,000 CHECKED BY CC H �TeronetrcEnterprlaec Ine. and ita oupplierc. All righte Reserved. Not o plan of survey. �1�1'c 2012 MPAC and Ite e Ilers. All ri ht6 Reeerved. Not a lan of Surve. r1Y V ATTACHMENT#a TO RENUR� � ��.N O6-/3 Information Compiled from Applicant's Submitted Plan A 06/12 Navraj Properties Inc. - axnv.� �-e... 46.$,l�,.w � , _ ."' . ._ . �� _, ..:� �� . :.:. I � , , , , , � � � � � Q � .. __-� -. .:._ , � rn ,.._�. .: 0 0o z �� — � n � Y � � . - � 9 a � _ � � W Y z , �— � � �--- � • EKiS,i�G � g NE6iC�4 9UIl0:NG � � f W Nn 720 � � � Wr N � --, h�'\ � � EXISTING � � LANDSCAPING 44.1m „" G SIDEW LK SHEPPARD AVENUE � N - This map was produced by The City Of Pickering Planning&Development Department, Planning Information Services Mapping And Design,Oct.5,2012. ��e�� Report to _ . '�' Planning & Development Committee - � � PICKERI1vG , Report Number: PLN 07-13 Date: April 8, 2013 From: Thomas Melymuk Director, City Development Subject: Proposed Telecommunication Utility Poles ' The Regional Municipality of Durham 2105 Rosebank Road ' 1611 Pepperwood Gate 583 Eyer Drive 1610 Dersan Street Recommendation: . 1. That the Region of Durham be advised that City Council supports the proposed 18.0 metre high telecommunication utility pole to be located at 2105 Rosebank Road, based on the design and other details submitted with this request; ' 2. That the Region of Durham be advised that City Council supports the proposed 18.0 metre high telecommunication utility pole to be located at 583 Eyer Drive I, based on the design and other details submitted with this request; 3. That the Region of Durham be advised that City Council supports the proposed 18.0 metre high telecommunication utility pole to be located at 1611 Pepperwood Gate based on the design and other details submitted with this request; and 4. Further, that the Region of Durham be advised that City Council supports the proposed 18.0 metre high telecommunication utility pole to be located at 1610 Dersan Street based on the design and other details submitted with this request. Executive Summary: The Region of Durham is currently upgrading their control systems at all water supply facilities throughout the Region. The upgrades include improvements to the wireless communication system at all of its water supply sites. The Region is proposing to erect one 18.0 metre high concrete utility pole with communication equipment on it at each site. As these installations include radiocommunication equipment, they are subject to the public consultation requirements established by Industry Canada. Since the submission of the initial proposals, the Region of Durham has completed their public consultation process, in accordance with Industry Canada's requirements for four of their locations in Pickering. The Region has advised that only four public comments were received and are requesting that City Council provide a statement of concurrence in support of the installations. Report PLN 07-13 April 8, 2013 Subject: Proposed Telecommunication Utility Poles Page 2 City staff are supportive of the proposed installations. For each proposed location, there does not appear to be an acceptable opportunity to co-locate on an existing tower, and the proposed towers have been designed to minimize any negative impacts on adjacent properties. Furthermore, these communication poles will assist the Region of Durham through improvements to operations and process monitoring, water delivery and response times in the event of an emergency. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. 1. Background 1.1 Applicant's Proposal In August 2012, the Region of Durham submitted four applications to the City Clerk outlining its proposal to construct an 18.0 metre high concrete utility pole for wireless communications on the lands municipally known as: 2105 Rosebank Road (see Location Map —Attachment#1) 583 Eyer Drive (see Location Map —Attachment #2) 1611 Pepperwood Gate (see Location Map —Attachment#3) 1610 Dersan Street (see Location Map —Attachment#4) The proposed communication pole will be located within the existing fenced compound at each site. The Region has provided an illustration of the proposed 18.0 metre high pole to be installed at each location (see Applicant's Submitted Plan —Attachment #5). The associated radio equipment will be stored within the existing water supply plant at each site, with the exception of 1611 Pepperwood Gate, where the radio equipment is proposed to be stored within a panel mounted to the proposed pole. 1.2 Property Location and Description 2015 Rosebank Road This site is located on the east side of Rosebank Road, north of Finch Avenue. The subject property is owned by the Region of Durham and is currently used for a water reservoir. The surrounding land uses include agricultural\residential uses to the north, east and west, and the Canadian Pacific Railway line to the south. The closest residential property (2120 Rosebank Road) is approximately 100 metres west of the proposed tower. � Report PLN 07-13 April 8, 2013 Subject: Proposed Telecommunication Utility Poles Page 3 The subject property is designated as Open Space System — Natural Areas in the Pickering Official Plan and zoned `A' — Rural Agriculture in By-law 3036, as amended by By-law 6578/05. The installation of a telecommunication pole is permitted under the public utilities exemption in By-law 3036. 583 Eyer Drive The site is located on the east side of Eyer Drive, south of Oklahoma Boulevard. The subject property is owned by the Region of Durham and is currently used for a pumping station. Surrounding land uses include residential uses to the south, east and west, and the Apostolic Church to the north. The closest residential property (633 Stonebridge Lane) is approximately 18.0 metres south of the proposed tower. The subject property is designated as Urban Residential Area — Low Density in the Pickering Official Plan and zoned `I(C)-DN1' —Church\Day Nursery in By-law 2511, as amended by By-law 2865/88. The installation of a telecommunication pole is , permitted under the public utilities exemption in By-I�w 2511. 1611 Pepperwood Gate The site is located on the south side of Pepperwood Gate, east of Major Oaks Road. The subject property is owned by the Region of Durham and currently is used for a pumping station. Surrounding land uses include residential uses to the north, south, west, and Valley Farm Public School to the east. The closest residential property � (1570 Major Oaks Road) is approximately 10.0 metres west of the proposed tower. The subject property is designated as Urban Residential Area — Low Density in the Pickering Official Plan and zoned `ES-S1' — Elementary School - Single Detached Dwelling in By-law 3036, as amended by By-law 2015/85. The installation of a telecommunication pole is permitted under the public utilities exemption in By-law 3036. 1610 Dersan Street The site is located on the north side of Dersan Street, west of Brock Road. The subject property is owned by the Region of Durham and currently is used for a water booster pumping station. Surrounding land uses include the Devi Mandir temple to the�north, a woodlot and City Operations Centre to the west, and vacant lands designated for mixed use to the east and south. Report PLN 07-13 April 8, 2013 Subject: Proposed Telecommunication Utility Poles Page 4 The subject property is designated as Mixed Use Area — Mixed Corridor in the Pickering Official Plan and zoned `A' - Agricultural in By-law 3037, as amended by By-law 6577/05. The installation of a telecommunication pole is permitted under the public utilities exemption in By-law 3037. 2. Comments Received 2.1 Required Public Notification has been completed City Development staff are in the process of developing a protocol respecting the installation of telecommunication towers for City Council's consideration. In the absence of a City protocol, applicants must follow Industry Canada requirements as outlined in the Client Procedures Circular (CPC) 2-0-03 Issue 4, entitled "Radiocommunication and Broadcasting Antenna Systems". The Industry Canada requirements for public consultation require the proponent to consult with the land use authority, and the public within a radius of three times the tower height, measured from the tower base or the outside perimeter of the supporting structure. Based on the proposed 18.0 metre tower height, each proposed installation required notification to adjoining property owners within a 54 metre radius of the base of the tower. The applicant expanded the public notification to a radius of 65 metres from the proposed location of each telecommunication pole. The applicant provided written notification to the adjoining property owners within this � radius. The Region's consultant has confirmed that oniy four comments were received as a result of the notification process (see Applicant's Public Consultation Report—Attachment#6). The site at 2015 Rosebank Road received a comment from a neighbouring property owner indicating that they had no objections to the proposal. The second comment came from the Durham District School Board regarding the installation at 1611 Pepperwood Gate which abuts the west side of the school property. The Durham District School Board comments were focused on maintaining safety of the school population during construction and during the day-to-day operations by Region of Durham staff. The Region has indicated that i, they will update the school board on the construction schedule. ' The third comment received was from Paul and Marylinne Gross (580 Eyer Drive) ' who live near the 583 Eyer Drive site. They did not express any objection to the installation of the telecommunication pole but suggested it be designed to look like an evergreen tree similar to what was installed in Algonquin Park. The Region acknowledged their comments regarding the appearance and indicated they would do their best to address them. The Region has indicated that after . considering the comments they believe the tree design would look out of place in this area. City Development staff are in agreement with this position as it would look out of place given its scale against the existing vegetation surrounding the site. Report PLN 07-13 April 8, 2013 Subject: Proposed Telecommunication Utility Poles Page 5 The fourth comment received was from Ms. Surkis (590 Eyer Drive) and her concerns were related to the potential impact the communication pole would have on the value of her property and whether the installation would be hazardous to her health. The Region of Durham responded by indicating they are not able to ascertain what impacts it may have on her property value and confirmed that this installation is well below the limits established in safety code 6 which is Health Canada's human exposure guidelines to radiofrequency electromagnetic energy. 2.2 Co-location opportunities have been examined The installation and creation of separate, stand alone, radio communication towers and broadcasting facilities is discouraged unless all other co-location options have been explored and are considered unfeasible. The Region of Durham has advised that there are no suitable towers\structures within their search area. 2.3 Council Resolutions In May 2011, City Council passed a resolution requesting Industry Canada to cease consideration of communication towers in any residential area of Pickering in order to establish criteria for all matters pertaining to land use for the installation of these towers (see Council Resolution 102/11 —Attachment#7). This resolution was a response to a number of cell tower installations that were � erected without municipal and/or public consultation, specifically a proposed tower installation under 15.0 metres at 1820 Whites Road. The Whites Road proposal precipitated an earlier Council Resolution in April 2011 requesting that Industry Canada reverse approval of the tower and amend. its policies to require municipal consultation on all installations, regardless of height (see Council Resolution 87/11 —Attachment#8). The Region has provided confirmation that these proposed installations have been publicly circulated in accordance with Industry Canada requirements and the proposals are now before Committee.and Council for consideration. In view of the public consultation and Council engagement associated with these proposals, the processing of these applications through this report is not � considered contrary to Council's Resolutions. 3. Planning Analysis 3.1 Proposed Telecommunication Utility Pole Locations are Acceptable The Region has indicated that the utility pole height has been minimized as much as possible, to reduce the visual impact on the neighbouring properties. The proposed installations will resemble existing utility poles in the neighborhood in appearance but with a greater height. The typical height of City light standards is between 7.5 metres to 9.0 metres in height. The proposed communication poles 'i will have minimal land use conflict with surrounding properties. I Report PLN 07-13 April 8, 2013 Subject: Proposed Telecommunication Utility Poles Page 6 Staff support the installation of these telecommunication poles as they will assist the Region of Durham in improving their operations, process monitoring, water delivery and response times in the event of an emergency. Attachments 1. Location Map — 2105 Rosebank Road 2. Location Map — 583 Eyer Drive 3. Location Map — 1611 Pepperwood Gate 4. Location Map — 1610 Dersan Street 5. Typical 18.0 metre High Telecommunication Pole • 6. Applicant Summary of Public Consultation Process 7. City Council Resolution 102/11 8. City Council Resolution 87/11 Prepared_B_y: Approved/Endorsed By: �d'GCi �- ler Barn Catherine Rose, MCIP RPP Seni lanner— Site Planning (Acting) Chief Planner � Nilesh Surti, MCIP, RPP Thom s Melym k, IP, Manager, Development Review Director, City Development & Urban Design TB:Id Recommended for the consideration of Pickering Ci ounc' Q�C.• 2�, Zo U? Tony Preve el, P.Eng. Chief Administrative Officer ATTACHMENT# � TO REFCJRT � L 0�7-13 Y Z Q m W � � R' PROPOSED 18m TELECOMMUN►CATION UTILITY POLE vN� S . ,I O��O D DRIVE G R��GE�P�� OR� o N� U PN� �pG �,P PMPR��O } Y N S FINCH � AVENUE FINCH AVENUE w w m w ? o m � Q City of Pickering City Development Department PROPERTY DESCRIPTION 2105 Rosebank Rd. (Concession 2,Part Lat 30,40R-10039 Part 1,2) OWNER Region of Durham DATE Mar.5,2013 DRAWN BY �B � FILE No. InstallatiOn#51 SCALE 1:5,000 CHECKED BY TB H aTeranet Enterpriaee Inc. and ita euppitero. All rlghte Reeerved. Not a plan Of eurvey. PN-RUR 20/2 MPAC and its �uppliers. All ri hts Reservetl. Ne! a plan o1 Surv ATTACHMENT# � TO REPOR7 � P�N o�-�3 1 � �O �� 9� ��G��P �� CA�HO��C 9 0 O�\�F, CHURCH DRIVE A BREDA � FO �P ��Q- c�. � �" D � MORETTA A � m OUR LADY J o OF THE BAY = z SEPARATE N SCHOOL SANOK � IDWELL TOT LO � VICKI � HAMPTON COURT Z w U N W � Cp�RT v w � � 0 OKLAHOMA DRIVE _ F-- � � ABINGDON COURT r S' �c� NTECOS L � � z w m > � > � � r � J = O Q � � ROAD j �,�� PROPOSED STO N EB R I DG E `'� L COMMUNICATIO UTILITY PO � LAYTON CRT. o w LANE Z o � o o c� o � � � Q r , DOWNLAND 'T' COURT ! �,� vs v.e aas N LOOKOUT � PO/NT W � ��Qj PARK ENGEL = � cR �'F 0 3 U FF��FIV w C _ V � City of Pickering City Development Department PROPERTY DESCRIPTION 583 Eyer Dr.(Broken Front Concession,Range 3, Pt.Lt.28,40R-9721,Part 1) � OWNER Region of Durham DATE Mar.5,2013 DRAWN BY �B FILE No. IllStelletlOn#52 SCALE 1:5,000 CHECKED BY TB H �TeranatCEnterprleee Ine, ona Itn euppltero. All rlghtn Re6ervetl. Not a plan ot eurvay. PN�2 20t2 MPAC and its aupplier�. All rl hts Raserved. 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Q 1— IC LANE DRIVE N� z INDU CULTURAL C TR BLVD� � MISTHOLL �n Y 3 Q � —� z a U � W J DERSAN STREET WILLIAM PR0180�SED TEL UTILITY POL TIO Y U O � m City of Pickering City Development Department PROPERTY DESCRIPTION 1610 Dersan St. (Con 3,N Pt Lot 19,40R-25822,Part 18,19,20,21) � OWNER Region of Durham DATE Mar.5,2012 DRAWN BY �B FILE No. Installation#54 SCALE 1:5,000 CHECKED BY TB H �Tera etr�EnterpAeee Inc. and Ite eupDllare. AII rtghte Reeerved. Not o plan of e„rveY. PN��3 2012 IAPAC and tts •upplfers. All ri h!s Rewrved. Not a plan o1 Surv ATTRCHMENT# 5 TO RE�'OR7 � P�-lV 07-13 INFORMATION COMPILED FROM • APPLICANTS SUBMITTED PLAN 18m HIGH TELECOMMUNICATION POLE � 00 � � - 6ROIdID ROD OROlMO IIOD This map was produced by the City Of Pickering City Development Department, Mapping and Design,March 4, 2013. A?TACHMENT� � TO � RE�'OR7 �1 /��N o�-�3 ■ . ■ ■■ Westin �::: WESTIN ENGINEERING 50 Mclntosh Drive Suite 225 Markham,Ontario,Canada . L3R 9T3 T:905-947-1616 , F:905-947-9933 www.westinsolutions.com • March 14,2013 � Tyler Barnett � Planning and Development � City of Pickering One The Esplanade Pickering, ON,L1V 6K7 Subject: Region of Durham SCADA Upgrade_and Integration Program—WAN, Public Consultation Process Westin Engineering and the Region of Durham have completed the public consultation process for four 18 metre telecommunications utility pole applications submitted between August 2012 and November 2012. The four sites include: 1. Cherrywood Reservoir,2105 Rosebank Road,Pickering, L1X 2R5 2. Lookout Point PS, 583 Eyer Drive,Pickering,L1W 3A9 3. Grand Oak PS, 1611 Pepperwood Gate,Pickering, L1X 2K5 4. Duffin Heights Booster Station, 1610 Dersan Street,Pickering The public consultation process consisted o£ L Notification packages reviewed by City of Pickering Planning and Development. � 2. Mailing lists for a 65m radius (3 times the height) of the utility pole location provided by the City of Pickering Planning and Development. 3. Notification packages mailed out on December 28, 2012. 4. The Notification package: a. Explained the purpose of the project, and why the site was chosen. b. Contained an aerial view of the proposed location c. Contained a photo rendering of the proposed utility pole. d. Statement that the proposed project is excluded from the Canadian Environmental Assessment Act. e. Statement that the City of Pickering communication tower citing policies have been taken into account. � f. Industry Canada website for additional information. g. Region of Durham and City of Pickering contact information for further information or questions. h. Closir�g date of February 4t'', 2013. This provides the public 30 days for comment. www.westinsolutions.com ATTACHMENT# 6 TO REFUR7 �l _P� 07-I'.� ■ ■ ■■ West�n ::: Three letters/emails were received regarding the 4 proposed utility poles and one phone call. No comments were received for Duffin Heights Booster Station, 1610 Dersan Street,Pickering Comments and responses are as follows: � 1. Cherrywood Reservoir,2105 Rosebank Road,Pickering, L1X 2R5 a. Received January 9, 2013 from Ken Rovinelli, owners of adjacent property to the North b. No response needed. c. Comment: I would like to comment on the captioned mater on behalf of Ashburton Asset Group Inc., owners of the adjacent property to the north of the proposed site. We have no objection to the communication pole and good luck with your project. 2. Lookout Point PS, 583 Eyer Drive,Pickering, L1 W 3A9 a. Received January 1, 2013 from Paul Gross, resident at 580 Eyer Drive b. Responded January 28,2013 a Comment: Mr Webster We live at 580 Eyer Dr. and have reviewed the proposal and the benefits as presented and accept the proposal as beneficial to the region and the community however, I have one suggestion that you should consider which I am sure will bring on board more of the local residents in view of the tower. I suggest you consider changing the pole structure to a similar type as used in Algonquin park for the recently added cell towers, they look like the natural landscape of the trees in the area. "A pole that looks like a evergreen tree". Hope this adds to your options to deal with the objections that will come! Paul H Gross and Marilynne E Gross d. Response provided by Fred Webster, Region of Durham: Good Day Mr. Gross, This is to acknowledge receipt of your email regarding the proposed communications pole at 583 Eyer Drive in Pickering. Thank you for your email and your comments and concerns. I must apologize for the lateness of my response. Please know that we acknowledge your comments regarding the appearance of the proposed communications utility pole and will do our best to address them. e. Post Communications: We have reviewed and consulted with tower companies regarding a structure disguised as a tree and have concluded that in an urban streetscape it would be out of place and the closer one gets the less they look less like trees. A utility pole will appear more natural in an urban setting. www.westinsolutions.com ATTACHMENT# � TO REPURI �l P�N o7-�3 ■ ■ ■■ Westin "' � � �... �... 3. Lookout Point PS, 583 Eyer Drive, Pickering,L1W 3A9 a. Telephone conversation on March 12`h between resident Rhona Surkis and Region project manager Fred Webster. b. Ms. Surkis address is 590 Eyer Drive,Pickering, ON., 905-831-1234 � c. Summary of comments: . 1)Is concerned that the proposed communications utility pole will reduce her property value and wants to sell her property. � 2)Is concerned that the radio frequencies will be hazardous to her health as it is directly across the street. 3)Would like to know when the pole wil�be installed. 4)Would like the pole installed after the end of the year, as she would like to sell prior to installation. d. Response provided by Fred Webster,Region of Durham: 1) Stated that we are unable to ascertain whether or not there will be an effect on property value. 2) Stated that the proposed installation is designed to be well below Health Canada Safety Code 6limits. Stated that we will mail a copy of Health Canada Safety Code 6 and related documents to her for her information. 3) Stated that under the present schedule the proposed installation would likely occur in early 2014. �4) Stated that it is very likely that the proposed pole if approved would not be installed before the end of 2013. 4. Grand Oak PS, 1611 Pepperwood Gate,Pickering,L1X 2K5 a. Received attached letter from Durham District School Board, dated January 31, 2013 b. Fred Webster from the Region of Durham spoke with Ms. Nancekivell and provided the present schedule for Grand Oaks of early August. Fred will update her as to schedule changes. c. Post Communications: The Region will insure access to the school site is not restricted. To erect the utility pole a large boom truck will be reyuired which will likely restrict access to the adjacent sidewalk. This truck will be required on a few different occasions during separate weeks. Ms Nancekivell will be kept updated and safety precautions will be taken to ensure residents and students are kept safe and can get safely get around the truck. If you require any clarification or have any further questions,please do not hesitate to contact me. Yours truly, �� %��L� www.westinsolutions.com ATTACHMENT#�TO RE�UR�t �t P�N 07-13 ■ ■ ■■ Westin "' � .... �... Chris Murray, P.Eng. Westin Engineering Inc. Copy: Jason Glaskin-Clay, Westin Engineering John Mirabella, Westin Engineering Fred Webster, District Supervisor,Water SCADA Integration, Region of Durham Alfred Ho,Project Manager, Region of Durham www.westinsolutions.com ATTACH(UIENT#?_TO REF'ORT � �,�07-/3 , Excerpt from Mav 16t", 2011 Council Meetinq Minutes � Resolution #102/11 Moved by Councillor O'Connell Seconded by Councillor Ashe WHEREAS On April 18, 2011 the Council for the Corporation of the City of Pickering formally opposed the installation of a communications tower at 1820 Whites Road in the City of Pickering; and . WHEREAS hundreds of area residents have signed a petition objecting to,the _ installation of a communications tower at 1820 Whites Road and other City locations; WHEREAS the City of Pickering received a response from Industry Canada in regards to our request to relocate the proposed communicafions tower at 1820 Whites Road and have ordered all communication tower installations cease on this ' '\ site until Industry Canada can review this matter; . � NOW THEREFORE BE IT RESOLVED the Council for the Corporation of the City of Pickering requests the Government of Canada cease further consideration of communication towers in any residential area of Pickering in order to commence discussions with the City of Pickering to establish criteria based on mutual respect � for all matters pertaining to land use in the City of Pickering for the installation of communication towers throughout our community. AND THAT a copy of this resolution be sent to Durham Regional Council, Corneliu Chisu, MP Elect for Pickering/Scarborough East, Chris Alexander, MP Elect Ajax Pickering, the Honourable Tony Clement, Minister of lndustry and the Honourable Gary Goodyear, Minister of State (Science and Technology). Carried Unanimously on a Recorded Vote � -- ATTACHMENT# S TO � Excerbt from /�pril 18. 2011 Ccuncil Minutes RE�oR� � P�.lv o7-�3 _ . �F�esolution #87/11 �. � - Moved by Councill�r 0'�onnell � Seconded by Co�ncillor Ashe � . �. , . . 1/VHEREAS.th� City of Pickzring was recently informed that l��dustry Canada has � : approved a cell phone fiower at 1820 Whites Road, Amberlea Presbyterian Church wifhout any consultation with the City af Pickering;.and �� , . . . - �UVHEREAS �the Federal Governrnent fhrough Indusfiry Cana�da, refuses to � � - cecognize the imporf�arit rale that muriicipalities play in regards to loc.a( land u��. � . . � �� matters and specifically where cell phone towers may.be situated;�and ,. : � : WHEREAS lacal residents r�siding in the Amberiea/Foxhollow Neighbaurhood are � � :�. . � autraged, having become aware.through_3�d party information that such �n. � . . intrusion can be erected�in a residential community; . - � � � .� - : . � � `, . - NOW.THEREFORE BE I.T RE50LVED that the Fed�ral Government through . � � (n:dustry .Canada be advised that fhe�City of Pickering.objects fo the installation of '� . . ". a cell phone tower at 1820 Whites Road arid that t�iey�reverse ifs approval �nd : . � �. . � � enter iRto discussians with the City of Picketing�.in order to �nd a more appropriate. focation; � �, � . .. . . . . : . � • .. : � �AND FURTHER that the Feder.al Government be re.quired to amend.their policies. arid procedures for the approval of cell phone and �radio towers to allow for local � .. � . _ � . .municipaiities consultation on all.ap.plications��nd�to not approve.applicafions� � . � � : F��>:��= objectsd to.by the local municipality� � � ,,�.`� ' . ' � . . � . . ��: . . . . , . . . . AND FIJRTHE-R that consultation takes pl�ce througfi the Federation af � � � _ �:l�lunicipalities_on establishing guidelines to assist Industry Canada in.setti►ig � . �� criteria�that can be used by municipalities t� assess each application.submitted far .towe rs; � � � � . �� : . � . . . . ,: . . � , � �_ .AND that a copy of this motio.n be.forwarded fio FCM fo be includ�d for � � � � � � . �endorsement at its annual meeting � . � �_ : � �. _ � . AND thaf copies of this resolution be sent fo Dan McTeague, MP �or � � . Pickering/Scarborough.East, the Honourable Tony Clement, �fVlinister of Industry, � � .. and the Honourable Gary Goodyear, Minister of Stafe.(Science and Technology). . � Ca�ried Unanimously an a . . � Recorded Vote � � � .� .