TOWN OF WHITBY REPORT

TOWN OF WHITBY 

REPORT 

RECOMMENDATION REPORT 

REPORT TO: Planning and Development Committee REPORT NO: PL 12-09 

DATE OF MEETING: January 26, 2009 

FILE NO(S): OPA-2008-W/12, 

SW-2008-03, Z-23-08 

PREPARED BY: Planning Department 

LOCATION: Northeast 

intersection of Brock and 

Rossland 

REPORT TITLE/SUBJECT: Applications to Amend the Town of Whitby Official Plan, 

Zoning By-law and Proposed Plan of Subdivision 

Whitby (Brock and Rossland) Developments Inc. 

1.0 RECOMMENDATION: 

1. That Planning Report, Item PL 12-09, be received as information; and, 

2. That the subject applications submitted by Whitby (Brock and Rossland) 

Developments Inc. (Files OPA- 2008-W/12, SW-2008-03, Z-23-08) be deferred 

and given further consideration through the Intensification Strategy 

component of the Whitby Official Plan Review. 

2.0 EXECUTIVE SUMMARY: 

Whitby (Brock and Rossland) Developments Inc. is proposing a variety of residential 

uses on the subject property consisting of two (2) fifteen-storey (condominium) 

apartment buildings with a connecting podium, two-storey townhouse condominiums, 

freehold townhouses, one (1) six-storey and two (2) five-storey condominium buildings 

and a local park. Whitby (Brock and Rossland) Developments Inc. is proposing to 

redesignate the subject property from High Density 2, Medium Density and Low 

Density to High Density, Medium Density and Open Space (see Attachment # 3). 

The application, in part, proposes to redesignate lands from Low to Medium density 

(townhouses) and lands from Medium to High density at the north-east intersection of 

Brock Street and Rossland Road to permit the development of two (2) fifteen-storey 

residential apartment buildings. As part of the Department’s review of this application, 

it is recommended that it be referred to the intensification strategy for assessment.

Report to: Planning and Development Committee 

Report No.: PL 12-09 Page 2 of 9 

3.0 ORIGIN: 

The Planning Department is in receipt of applications filed by Whitby (Brock and 

Rossland) Developments Inc. to amend the Town of Whitby Official Plan and Zoning 

By-law No. 1784 to permit a development consisting of two (2) fifteen-storey 

condominium towers with a connecting podium, two-storey townhouse condominiums, 

freehold townhouses, one (1) six-storey and two (2) five-storey condominium buildings 

and a local park. A draft plan of subdivision has also been submitted. 

4.0 BACKGROUND: 

The subject property was occupied by a large apple orchard from the late 1940’s up to 

2007. From approximately 1998 to present, the subject site was occupied by Dive 

Source Scuba Supply and a fruit and vegetable market in the fall. 

The lands were subject to a previous plan of subdivision and zoning application in 

2002. The applications were submitted by the previous owner of the subject property 

(Henri Inc.) and were proposed to consist of a 3.2 hectare future development area 

divided into three (3) separate blocks for future high density residential uses, twentytwo 

(22) single detached dwelling lots, forty (40) semi-detached dwelling lots and sixtysix 

(66) street townhouse units (see Attachment #4). 

The current owners have requested that the previous subdivision and zoning files be 

closed without prejudice. 

Site Description 

Site Location : Part of Lot 25 and 26, Concession 3 

(See Attachment #1) 

Area of Site : 8.94 hectares (22.09 acres) 

Present Use : single detached dwelling (currently vacant) 

Proposed Use : High-rise Condominium - 397 units 

two residential 15-storey condominium point 

towers (340 units); nineteen 1-storey garden 

condominium units; twenty 1-storey terrace 

condominium units, and eighteen 2-storey 

townhouse/loft condominium units 

(approximately 180 units per net hectare)



Low-rise Condominiums – 322 units 

6-storey condominium – 122 units 

two 5-storey buildings – 200 units 

(approximately 142 units per net hectare) 

Freehold Townhouses – 56 units 


Condominium Townhouses – 26 units 


Open Space (Park) – 1.46 ha. (3.6 ac.) 

Total Units - 801 

Overall Residential Density – Average 125 

units per net hectare 

Present OP Designation : Regional: Living Area 

Town: High Density Residential 2, 

Medium Density Residential and 

Low Density Residential 

(Rossland/Garden Major Central 

Area) 

Proposed OP Designation : High Density Residential 2 with an exception 

to permit a maximum 15-storeys, Medium 

Density Residential and Open Space. 

Present Zone Category : R2-Second Density Residential Zone, 

By-law No. 1784, as amended. 

Proposed Zone Category : A site specific by-law that permits the 

proposed development. 

Surrounding Land Uses: : The adjacent lands located north, south and 

west of the subject site are residential uses in 

the form of townhouses and single detached 

houses. The Whitby Christian Assembly, a 

place of worship is located directly west of the 

subject site, on the northwest corner of Brock 

Street North and Rossland Road West. To 

the west, northwest, and north of the subject



Development Details 

site are residential uses consisting of 

townhouses, walk up condominium 

apartments, and single detached houses. 

Various public institutional uses are located 

to the east and southeast in the form of 

Provincial Offices including the Land Registry 

Office, the Durham Regional Headquarters, 

the Durham Region Court House, and the 

Whitby Municipal Offices. Recreational uses 

are located to the southeast in the form of the 

Whitby Civic Recreational Centre and Whitby 

Civic Gardens. Additional residential uses 

are located to the south and southwest of the 

site subject site consisting of townhouses and 

single detached homes. 

The residential densities are proposed to range from a lower scale medium density of 

approximately 34 units per net hectare to a high density of approximately 180 units per 

net hectare. On the whole, the average density of the proposed development is 

approximately 125 units per net hectare. 

In addition to the proposed residential uses, the proposal includes a local park on the 

east side of Vanier Street. The local park is proposed to connect to the open 

space/future park located to the west (currently graded and vacant), and is proposing 

a pedestrian connection to Rossland Road to the south. 

The proposed plan of subdivision includes a southern extension of Vanier Street which 

is proposed to extend west to Brock Street North to a proposed right-in/right-out 

access. The proposed development also includes a right-in/right-out direct access to 

the underground parking lot associated with the two 15-storey condominium towers 

and condominium townhouse units in the connecting podium. 

The proposed parking for the development includes 1.5 spaces per unit for the 

condominium apartment uses and 2.0 spaces per unit for the freehold and 

condominium townhouse units which meets the minimum requirements of the Town. 

The existing stone house on the property is proposed to be demolished. The Town’s 

records indicate that the house was constructed in 1945. 

Preliminary building elevations for the proposed 15-storey high-rise buildings and the 

5-storey buildings can be found at Attachment #5 and 6 respectively.



5.0 DISCUSSION/OPTIONS: 

Below is a discussion of the relevant policy framework and direction to assist in 

considering the subject applications. 

Provincial Policy Statement, 2005 

The Provincial Policy Statement, 2005 (PPS, 2005) “focuses growth within settlement 

areas and away from significant or sensitive resources and areas which may pose a 

risk to public health and safety. It recognizes that the wise management of 

development may involve directing, promoting or sustaining growth.” (Part IV: Vision 

for Ontario’s Land Use Planning System, PPS, 2005). With respect to development in 

the form of intensification, “planning authorities shall identify and promote opportunities 

for intensification and redevelopment where this can be accommodated taking into 

account existing building stock or area, and the availability of suitable existing or 

planned infrastructure and public service facilities required to accommodate projected 

needs.” (Section 1.1.3.3, PPS, 2005). 

The PPS refers to the Official Plan as the most important vehicle for implementation of 

the Provincial Policy Statement. 

Places to Grow: Growth Plan for the Greater Golden Horseshoe 

The Growth Plan “envisages increasing intensification of the existing built-up area, 

with a focus on urban growth centres, intensification corridors, major transit station 

areas, brownfield sites and greyfields. Concentrating new development in these areas 

also provides a focus for transit and infrastructure investments to support future 

growth.” (Section 2.1, Growth Plan) 

The lands are currently designated by both the Regional Official Plan and the Whitby 

Official Plan for high density and low density residential development. Development 

policies for such development are outlined in these plans. 

Regional Official Plan 

The subject lands are designated as ‘Living Area’. Lands in the ‘Living Area’ shall be 

developed in a compact form through higher densities and by intensifying and 

redeveloping existing areas, particularly along arterial roads. 

Whitby Official Plan 

The lands are currently designated ‘High Density Residential 2, Medium Density 

Residential, and Low Density Residential’ in the Rossland/Garden Major Central Area 

Secondary Plan/ Whitby’s Official Plan (Schedule J, see Attachment #2). Within the



High Density 2 designation, maximum densities currently permitted are between 110 

and 170 units per net hectare and the maximum height shall be up to 12 storeys. 

As outlined in Section 4.2.3.13 of the town’s Official Plan, new development or 

intensification shall be based on consideration of the following: 

a) capacity of municipal sanitary sewer and water; 

b) suitable access to existing and future major roads; 

c) proximity to public transit service; 

d) suitability of subject parcel to accommodate more intensive use; 

e) proximity to retail and service commercial facilities, employment opportunities, 

parks and open space; 

f) proximity to educational and community services and facilities; 

g) provision of adequate on-site parking, lighting and landscaping; 

h) impact on adjacent uses relating to height, design, and form in order to achieve 

an appropriate transition of height and density; 

i) minimizing traffic impacts on surrounding neighbourhoods; 

j) Provision of adequate on-site recreational amenities in multi-unit block 

development. 

Section 4.2.3.8c) addresses parking requirements for high density development, 

requiring a minimum of 1.5 parking spaces per unit and that such parking be 

encouraged to locate underground within the structures and/or otherwise enclosed in a 

landscaped area. 

Section 4.2.3.14 requires that high density residential development be developed on 

the basis of comprehensive site plan review of urban design, integrating the proposed 

development with adjacent properties as much as possible, particularly in terms of 

open space elements and building height. 

The proposed official plan amendment is seeking to increase the maximum height of 

a building within a High Density residential designation from 12 storeys to 15 storeys, 

as well as redistribute the land use designations within the subject property and to 

delete the low density designation (L) and add an open space (Local Park -LP) 

designation (see below).



6.0 COMMUNICATION ISSUES/PLAN: 

N/A



7.0 CONSIDERATIONS: 

A. PUBLIC 

The Introductory Public Information Meeting is being held in accordance with 

Section 10.1.4.3 of the Town of Whitby Official Plan. Notice of this meeting was 

mailed to all property owners within 120 metres (400 feet) of the subject property 

at least fourteen days prior to the meeting. In addition, public notice signs have 

been erected on the site in accordance with the sign notification procedures prior 

to the public meeting date. Notice of this meeting was also advertised in the 

Whitby This Week on January 7 th , 2009. 

B. FINANCIAL 

N/A 

C. IMPACT ON & INPUT FROM OTHER DEPARTMENTS/SOURCES 

The applicant has submitted a number of studies and reports in support of their 

applications. The reports were circulated to relevant agencies and departments 

and a copy of each is available in the Planning Department for review. The 

following reports were submitted in support of the applications: 

 

 

 

 

 

 

 

 

 

Functional Servicing Report 

Noise Report 

Traffic Impact Study 

Phase 1 Environmental Site Assessment 

Phase 2 Environmental Site Assessment 

Geotechnical Report 

Shadow Study 

Tree Inventory/Preservation; and 

Planning Rationale Report 

D. CORPORATE AND/OR DEPARTMENT STRATEGIC PRIORITIES 

N/A 

8.0 SUMMARY AND CONCLUSION 

Application OPA-2008-W/12 is proposing major changes to the density provisions and 

designations now established in the Rossland / Garden Major Central Area Secondary 

Plan. There are a number of property owners in Whitby expressing an interest in and



making applications to change existing land use designations for higher density 

development. There are also a number of properties that warrant such considerations 

that are not attached to a planning application before the Town. All of these 

opportunities should be examined on a comprehensive basis to ensure such 

density changes are in appropriate locations within Whitby's built boundaries and that 

municipally led standards to which such policy decisions such developments are to be 

measured against can be achieved. These policy decisions should be municipally led 

and may vary from locale to locale due to the character of the street, neighbourhood or 

place. Whitby's Official Plan provides for such a review and assessment. It is 

therefore recommended, as part of the Town's circulation, review and assessment of 

this application, that this application be referred to Whitby's Official Plan Review and 

the Intensification Strategy for input and assessment. The consultant's report and 

recommendations for the intensification component are targeted for Quarter 4, 2009. 

9.0 ATTACHMENTS 

Attachment #1: 




Attachment #5 


Location Sketch 

Excerpt from Town of Whitby Official Plan 

Schedule ‘J’ – Rossland/Garden Major Central Area Secondary 

Plan 

Proposed Preliminary Site Plan / Plan of Subdivision* 

Previous Subdivision Application, 2000 (Henri Inc.) 

Proposed High-rise building elevations 

Proposed 5 storey building elevations 

* Enlargement available on 11” x 17” 

For further information contact: 

John Taylor, Ext. 2275 

___________________________________________ 

Robert B. Short, Director of Planning, Ext. 4309 

___________________________________________ 

Robert Petrie, Chief Administrative Officer, Ext. 2211

TOWN OF WHITBY REPORT

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