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HomeMy WebLinkAboutPLN 10-14 Cif,, 6O Report to . Planning & Development Committee PICKFiRING Report Number: PLN 10-14 Date: June 2, 2014. From: Thomas Melymuk • Director, City Development Subject: Zoning By-law Amendment Application A 9/13 Draft Plan of Subdivision Application SP-2013-05 Louisville Homes Ltd. 1814 and 1816 Fairport Road Recommendation: 1. That Draft Plan of Subdivision Application SP-2013-05, submitted by Louisville Homes Ltd., on lands municipally known as 1814 and 1816 Fairport Road, to establish a residential plan of subdivision for 27 lots, 8 blocks for future development, a block for Fairport Road widening, and the southerly extensions of Wingarden Crescent and Shade Master Drive, as shown on Attachment#3 to Report PLN 10-14, and the implementing conditions of approval, as set out in Appendix I, be endorsed; and 2. Further, that Zoning By-law Amendment Application A 9/13, submitted by Louisville Homes Ltd., to implement the Draft Plan of Subdivision SP-2013-05 be endorsed with the provisions contained in Appendix II to Report PLN 10-14, and that staff be authorized to finalize and forward the implementing Zoning By-law Amendment to Council for enactment. Executive Summary: The subject lands are located on the west side of Fairport Road south of Strouds Lane and north of Welrus Street within the Dunbarton Neighbourhood (see Location Map, Attachment#1). Louisville Homes Ltd. submitted applications for a Draft Plan of Subdivision and an - implementing Zoning By-law Amendment proposing a residential plan of subdivision for 27 lots, 8 blocks for future development, a block for Fairport Road widening, and the southerly extensions of Wingarden Crescent and Shade Master Drive. Of the 8 blocks, 2 blocks (Blocks 34 and 35) are required to provide temporary secondary access for local traffic, emergency and waste collection vehicles, and snow clearing equipment. In response to concerns from area residents regarding the compatibility of the lot sizes adjacent to the existing development on Wingarden Crescent and Shade Master Drive, the applicant submitted a revised plan. The revised plan transitions the frontages along the streets from 18.6 and 18.2 metres, to 12.2 metres, replacing the lot frontages of 12.5 to 13.8 metres in the original plan (see Revised Draft Plan, Attachment#3). 9 Report PLN 10-14 June 2, 2014 Subject: Louisville Homes Ltd. — 1814 and 1816 Fairport Road Page 2 The proposed development is appropriate and implements the Official Plan. The layout of the subdivision plan conforms to the Dunbarton Neighbourhood Development Guidelines. The recommended performance standards will ensure that the size, scale and height of the proposed dwellings will be compatible with the existing built form along Fairport Road, Wingarden Crescent, and Shade Master Drive.. A number of concerns were raised by area residents with respect to compatibility with the established neighbourhood, construction activities, compensation for the loss of existing mature trees and vegetation, and grading and drainage issues. These matters have been satisfactorily addressed by the applicant and through conditions of approval. Accordingly, staff recommends that Council endorse Zoning By-law Amendment Application A 9/13, revised Draft Plan of Subdivision SP-2013-05 and the related conditions of approval. Financial Implications: No direct costs to the City are anticipated as a result of the recommendations of this report. 1. Background • 1.1 Property Description The subject lands are located on the west side of Fairport Road, south of Strouds Lane and north of Welrus Street within the Dunbarton Neighbourhood (see Location Map, Attachment#1). The subject lands comprise two properties . having a combined area of approximately 2.35 hectares. The site currently supports two 2-storey detached dwellings fronting on Fairport Road, which are proposed to be demolished. Land uses surrounding the subject lands include low density residential consisting of detached dwellings. 1.2 Applicant's Original Proposal The applicant submitted applications for approval of a Draft Plan of Subdivision and an implementing Zoning By-law Amendment to facilitate a residential development consisting of 27 lots for detached dwellings and 8 blocks for future residential development. The proposal also includes the extension of both Wingarden Crescent and Shade Master Drive about 120 metres south. • Of the 8 future blocks, 6 blocks (Blocks 28 to 33 inclusively) are located on the west side of a future extension of Wingarden Crescent. The remaining 2 blocks (Blocks 34 and 35) are required for a temporary public secondary access within the subdivision until such time as the lands to the south are developed, and Wingarden Crescent and Shade Master Drive are extended further south. A 3.0 metre wide road widening is also proposed along Fairport Road (see Original Draft Plan, Attachment #2). 10 Report PLN 10-14 June 2, 2014 Subject: Louisville Homes Ltd. — 1814 and 1816 Fairport Road Page 3 t3 Applicant's Revised Plan The applicant has submitted a revised subdivision plan. The revised plan adjusts the lot frontages along Wingarden Crescent and Shade Master Drive to address resident concerns regarding the compatibility of the proposed new lots with existing development on these streets. The lot frontages adjacent to existing development are now 18.2 and 18.6 metres, and they gradually reduce to 12.2 metres at the south end of the proposal (see Revised Draft Plan, Attachment#3). The original plan provided lot frontages ranging between 12.5 and 13.8 metres. The number of lots remains the same. 2. Comments Received 2.1 Public comments from the March 3, 2014 Public Information.Meeting, the April 23, 2014 Public Open House and in written submission At the Public Information Meeting, approximately nine residents/landowners attended the meeting to voice their concerns with respect to the development proposal. Specifically, the concerns identified are as follows: • compatibility of the proposed development with the existing neighbourhood regarding built form, lot frontage, size and scale of the proposed dwellings • the length of time for construction for the entire development, including the 8 future development blocks • the removal of existing mature trees and other vegetation prior to receiving all of the required planning approvals • impacts of grading and drainage on adjacent properties • impacts of construction activities including access, parking of construction vehicles, noise and dust, and the preference for the construction access to be from Fairport Road rather than Wingarden Crescent and Shade Master Drive A Public Open House was held to show the Revised Plan, provide further clarification to the area residents regarding the development proposal, and address their concerns identified at the Public Information Meeting. Seven residents attended the meeting and one provided written comments regarding the loss of trees from the property. 2.2 City Departments& Agency Comments Region of Durham . • the proposal complies with the "Living Area"' designation policies of the Regional Official Plan • TRCA has determined that the wooded area is not considered a significant Key Natural Heritage Features (woodland) • municipal water and sanitary services are available to the subject lands from Wingarden Crescent and Shade Master Drive 11 Report PLN 10-14 June 2, 2014 Subject: Louisville Homes Ltd. — 1814 and 1816 Fairport Road Page 4 • the proposed lots fronting Fairport Road can be serviced by the existing connections • • staff support a temporary secondary access to safely accommodate waste management vehicles • based on the review of the Environmental Noise Assessment, prepared by YCA Engineering, dated October 2013, the study identifies noise mitigation measures for Lots 1 to 6; the study is acceptable to the Region, and the appropriate excerpts of the study shall be included in the City's subdivision agreement • the Region has no,objections to the applications and has provided conditions of draft approval Toronto and • no objections to the approval of the applications Region Conservation Authority (TRCA) Durham Region • no objection to the applications Transit Durham District • no objection to the applications School Board • elementary students will be accommodated within an existing school facility Durham Catholic • no objection to the applications District School • elementary students will be accommodated at Board St. Elizabeth Seton Catholic School Engineering & • generally satisfied with the development proposal Public Works • the subdivision agreement will address matters such as but not limited to, road construction, easements, temporary secondary access, construction management, grading and stormwater management Fire Services • no objection to the applications • staff support the temporary secondary access for emergency vehicles 12 Report PLN 10-14 June 2, 2014 Subject: Louisville Homes Ltd. — 1814 and 1816 Fairport Road Page 5 3.0 Planning Analysis 3.1 The proposal conforms to the density provisions and infill policies of the Pickering Official Plan The Pickering Official Plan designates the subject property as "Urban Residential — Low Density Areas" within the Dunbarton 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 proposed development, when complete, would result in a density of approximately 18 units per net hectare. The density falls within the permitted density range and is appropriate for an infill development in this area. The Official Plan states that City Council shall encourage infill development of vacant or underutilized blocks of land and the provision of compact housing form, having regard to housing type, architecture design and cost-effective development standards. The proposed development will result in an appropriate land use and lotting pattern that is in keeping with the established lotting pattern • along Wingarden Crescent, Shade Master Drive and Fairport Road. 3.2 The revised plan is consistent with the Dunbarton Neighbourhood Development Guidelines, and the recommended performance standards will ensure compatibility with the existing neighbourhood The Official Plan recognizes that in establishing performance standards, restrictions and provisions for residential development, particular regard shall be. had to protecting and enhancing the character of established neighbourhoods, considering such matters as lot frontage, building height, yard setbacks, lot coverage, access to sunlight, parking provisions and traffic implications. The applicant is proposing 3 lots along Fairport Road with a minimum lot frontage of 15.2 metres. This frontage meets the minimum lot frontage-requirements of the Dunbarton Neighbourhood Guidelines and generally maintains the lot frontage character along the west side of Fairport Road. The proposed lot frontages along the extension of Wingarden Crescent and Shade Master Drive in the revised plan range from 18.2 and 18.6 metres at the north end, abutting existing development, to 12.2 metres at the south end. The . lot frontages of existing development to the north range from 12.0 to 15.0 metres. The proposed lot frontages are consistent with the existing lot frontages within the immediate area and with the 12 metre minimum lot frontage requirement of the Dunbarton Guidelines. The Dunbarton Neighbourhood Guidelines include an objective to establish • maximum dwelling heights of 9.0 metres. Existing zoning for the surrounding properties to the north along Wingarden Crescent and Shade Master Drive and along the west side of Fairport Road generally have a maximum building height restriction ranging between 9.0 and 12.0 metres. 13 Report PLN 10-14 dune 2, 2014 Subject: Louisville Homes Ltd. — 1814 and 1816 Fairport Road Page 6 Taking into consideration the proposed grading, City Development staff recommend restricting the maximum building height to 10.0 metres for all lots, except for the proposed lots on the west side of Wingarden Crescent which will have a maximum building height of 12.0 metres. This will result in similar building heights as existing dwellings within the immediate area. The applicant will also be maintaining similar building setbacks and building separation standards as properties immediately to the north. Appendix ii of this report outlines the recommended zoning performance standards for the zoning by-law. The proposed lotting pattern and development standards will ensure an appropriate built form that is compatible with the established residential development immediately to the north and along Fairport Road and is consistent with the Dunbarton Neighbourhood Guidelines. . 3.3 Proposed Blocks 28 to 33 will be rezoned with a (H) Holding Provision and will be developed once Wingarden Crescent is extended further south In 1997, the lands within Blocks 28 to 33 were rezoned to "S3-7" to facilitate future residential development for detached dwellings with a minimum lot frontage of 12.0 metres. The applicant is proposing to incorporate these lands • into the proposed draft plan in order to create a total of 6 future blocks for detached dwellings. In the interim, the proposed 6 blocks will be land-locked. The Durham Regional Official Plan permits the creation of a land-locked parcel related to a land assembly for a future subdivision proposal, provided that there is an overall plan, indicating the approximate extent of the land assembly and provisions for future access. The applicant's proposal is consistent with the Dunbarton Neighbourhood Guidelines, which illustrate the southerly extension of Shade Master Drive and Wingarden Crescent. it is appropriate to create the 6 blocks at this time subject to a holding provision. The holding symbol will be removed by City Council once Wingarden Crescent is extended further south to the satisfaction of the City. 3.4 A temporary east-west road is required to provide a secondary access Blocks 34 and 35 of the subdivision plan provide for a temporary access road connecting the southern extensions of Wingarden Crescent and Shade Master Drive. The temporary access road, of 6.5 metres in width, will provide for a secondary access for local subdivision traffic, and permit emergency and waste collection vehicles, and snow clearing equipment to travel through the subdivision in an efficient manner. This avoids the need for multi-point turns along the road or construction of large temporary cul-de-sacs at the southern limits of Wingarden Crescent and Shade Master Drive. 14 Report PLN 10-14 June 2, 2014 Subject: Louisville Homes Ltd..— 1814 and 1816 Fairport Road Page 7 Once lands to the south develop, the temporary road will be removed. Regional staff, and City Fire and Engineering & Public Works staff support the temporary east-west road. 3.5 Compensation will be provided for the removal of the existing trees and vegetation Residents expressed concerns with the loss of existing mature trees and vegetation from the subject lands prior to the applicant receiving all of the , required planning approvals. The City has a Tree Protection By-law (By-law Number 6108/03) that applies to areas designated as shorelines and stream corridors, wetlands and other significant environmental areas. The subject lands are not within the area regulated by the City's Tree Protection By-law. Further, TRCA staff have determined that the vegetation and wooded area are not considered a significant woodland. However, due to the loss of existing vegetation and trees'on the site, the applicant has agreed to provide a financial contribution for off-site tree planting on publically-owned lands. The applicant has also agreed to plant additional trees within the rear yards of Blocks 23 to 33 to help provide screening for the residents along Spruce Hill Road and to increase the tree canopy in the area. 3.6 Construction activities are required to comply with an approved Construction Management Plan Residents expressed a concern with the construction activity and impacts on the surrounding area. The applicant will be required to submit a construction management plan which addresses the following: details of erosion and sedimentation control during construction; parking of construction vehicles; storage of construction and building materials; location of the construction trailer; type and timing of construction fencing; and mud and dust control on all roads within and adjacent to the site. To alleviate the impact of construction activity on Wingarden Crescent and Shade Master Drive, the primary construction access will be from Fairport Road (through Lots 1 and 4). To minimize the impacts from construction activities for the existing residents along Spruce Hill Road, the applicant has agreed to erect a 6.0 metre high board on board privacy fence along the mutual property line of Blocks 23 to 33. The applicant has advised that construction activity may begin this fall and the length of time for construction is approximately two years. . 15 . Report PLN 10-14 June 2, 2014 Subject: Louisville Homes Ltd. — 1814 and 1816 Fairport Road Page 8 3.7 Proposed grading and drainage from the development will not impact adjacent properties Residents expressed a concern with the proposed grading and drainage from the development and the impacts on abutting properties. The City's Engineering & Public Works Department staff has advised that they are generally satisfied with the preliminary grading plan, and detailed grading plans will be required as a condition of final approval. These plans will be reviewed by City staff to ensure compliance with City standards. The required detailed grading plan for the development will ensure that grading and drainage from the development will not impact adjacent properties. 4.0 Sustainability implications have been reviewed Staffs 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 Fairport Road. Further opportunities exist for the applicant to implement additional sustainable options through future building permit processes. 5.0 Technical matters are to be addressed as conditions of subdivision • approval • To ensure appropriate development, the City, Region and agency requirements will be imposed as conditions of approval for the subdivision application. These conditions will address matters such as, but not limited to: dedication of Blocks 34 and 35 as a temporary public road; on-site grading; noise mitigation measures and warning clauses; stormwater management; and construction management. The conditions of approval set out in Appendix ! to this Report, address these (and other) matters. It is recommended that Council endorse these conditions. 6.0' The zoning by-law is to be finalized and forwarded to Council for enactment Staff supports the rezoning application and recommends that the site specific implementing by-law, containing the standards outlined in Appendix II, be brought before Council for enactment following approval of the draft plan of subdivision. The intent of the zoning by-law is to implement specific performance standards including minimum lot frontage, lot area, yard setbacks, and maximum building height to ensure that the proposal complements existing built pattern such as form, height and position relative to the street and to facilitate dwelling designs that would maintain the character of the existing residential neighbourhood. 7.0 Applicants Comments The applicant has been advised of the recommendations of this report. 16 • Report PLN 10-14 June 2, 2014 Subject: Louisville Homes Ltd. — 1814 and 1816 Fairport Road Page 9 Appendices Appendix I Recommended Conditions of Approval for Draft Plan of Subdivision SP-2013-05 Appendix II Recommended Performance Standards for Zoning By-law Amendment Application A 9/13 Attachments 1. Location Map 2. - Original Draft Plan 3. Revised Draft Plan Prepared By: Approved/Endorsed By: Lalita Paray, MCIP, RPP Catherine Rose, MC()61 Planner — Devel•pment -view Chief Planner 7 A/t .j//' Nilesh Su MCIP, RPP Thon as MelymLak, M , RPP f Manager, Development Review Director, City Dbvel*ent & Urban Design N LP:jf Recommended for the consideration of Pickering City Council 02a0eigi t 24 Zo t4 Tony Prevedel, P.Eng. Chief Administrative Officer 17 Appendix I to Report PLN 10-14 Recommended Conditions of Approval for Draft Plan of Subdivision SP-2013-05 18 Recommended Conditions of Approval for Draft Plan of Subdivision SP-2013-05 General Conditions 1. The Owner shall prepare the final plan generally on the basis of the draft plan of subdivision prepared by H.F. Grander Co. Ltd., dated April 14, 2014, on lands municipally known as 1814 and 1816 Fairport Road, City of Pickering, for the creation of 27 lots for detached dwellings, 8 blocks for future development, a block for road widening and roadways, and bearing the City's recommendation stamp. 40M-Plan 2. That the owner submits a Draft 40M-Plan to the satisfaction of the City Development Department. Zoning 3. That the implementing by-law for Zoning By-law Amendment Application A 9/13 becomes final and binding. Subdivision Agreement 4. That the Owner enters into a subdivision agreement with and to the satisfaction of the City of Pickering to ensure.the fulfillment of the City's requirements, financial and otherwise, which shall include, but not necessarily be limited to the conditions outlined in this document. Pre-Condition Survey 5. That the Owner submits a precondition survey for all abutting dwellings (municipally known as 1825 Spruce Hill Road, 1821 Spruce Hill Road, 1819 Spruce Hill Road, 898 Wingarden Crescent, 1691.Shade Master Drive, 1694 Shade Master Drive, 1830 Fairport Road, 1828 Fairport Road, 1824 Fairport Road, 1822 Fairport Road) to the satisfaction of the City. The survey must be prepared by a qualified professional and should be undertaken prior any site works commencing. Street Names 6. That street names and signage be provided to the satisfaction of the Region and the City. . 19 Recommended Conditions of Approval (SP-2013-05 — Louisville Homes Ltd.) Page 2 Development Charges & inspection Fee 7. That the Owner satisfies the City financially with respect to the Development Charges Act. 8. That the Owner satisfies the City for contributions for development review and inspection fees. Phasing 9. That if this subdivision is to be developed by more than one registration, the Owner submits a plan showing the proposed phasing, all to the satisfaction of the City. Dedications/Transfers/Conveyances 10. That prior to the issuance of any building permit for any dwellings to be constructed, the Owner shall: a) Construct on Blocks 34 and 35, to the specification and satisfaction of the Director, Engineering & Public Works Department, as if it were part of the 'Works" described in the Subdivision Agreement, a temporary 6.5 metre wide roadway, including, but not necessarily limited to, an appropriate road base, road surface, street lighting, and road drainage, joining Wingarden Crescent and Shade Master Drive; b) Following construction of the road, convey Blocks 34 and 35 to the City, where upon the City shall (i) dedicate Blocks 34 and 35 as public highway; and (ii) upon the extension of Wingarden Crescent and Shade Master Drive south of the subject lands, and the construction and dedication of subsequent east-west roadway joining the two municipal roads (Wingarden Crescent and Shade Master Drive), undertake a Phase 1 Environmental Site Assessment (ESA) (under O. Reg. 153/04, as amended by O. Reg. 511/09) to ensure lands are suitable for • residential land use, and should a Phase 2 ESA be required, the City shall undertake the Phase 2 ESA, and remediate the lands to suitable Ministry of Environment (MOE) standards, and if necessary, file a Record of Site Condition (RSC) in the Environmental Site Registry regarding any contamination on site and any remediation to be conducted, to the satisfaction of the Ministry of Environment; and (iii)close Blocks 34 and 35 as a public highway subject to and in accordance with the provisions of the Municipal Act; and (iv)re-convey Blocks 34 and35 to Louisville Homes Ltd. for a nominal sum. 20 Recommended Conditions of Approval (SP-2013-05 — Louisville Homes Ltd.) Page 3 Architectural Control 11. That the Owner, prior to the preparation of the subdivision agreement, engages a control architect, to the satisfaction of the Director, City Development,who will prepare a siting and architectural design statement to the Cites satisfaction, approve all models offered for sale and certify that all building permit plans comply with the City's approved statement. The siting and architectural design statement will become.a schedule to the subdivision agreement. Stormwater • 12. That the Owner satisfies the Director, Engineering & Public Works Department respecting stormwater drainage and management system to service all the lands in the subdivision, and any provision regarding easements. 13. That the Owner satisfies the Director, Engineering & Public Works Department for contributions for stormwater management maintenance fees. 14. That the Owner satisfies the Director, Engineering & Public Works Department that all stormwater management and erosion and sedimentation control • structures are operating and will be maintained and in good repair during the construction period. Grading 15. That the Owner satisfies the Director, Engineering & Public Works Department respecting the submission and approval of a grading control plan. 16. That the Owner satisfies the Director, Engineering & Public Works Department respecting the submission and approval of a geotechnical soils analysis. 17. That the Owner satisfies the Director, Engineering & Public Works Department respecting authorization from abutting landowners for all off site grading. Fill & Topsoil 18. The City's Fill &Topsoil Disturbance By-law prohibits soil disturbance, removal or importation to the site unless a permit has been issued. No on-site works prior to . draft plan approval is permitted. A Fill &Topsoil Disturbance Permit will be required should grading works proceed prior to the subdivision agreement being executed. 21 Recommended Conditions of Approval (SP-2013-05 — Louisville Homes Ltd.) , Page 4 Road Allowances 19. That the Owner satisfies the Director, Engineering & Public Works Department respecting the construction of roads with curbs, storm sewers and boulevard designs which would include reconstruction of the sidewalk along Fairport Road and a sidewalk on Wingarden Crescent and Shade Master Drive. Construction/Installation of City Works & Services 20. That the Owner satisfies the Director, Engineering & Public Works Department respecting the construction of roads, storm sewers, sidewalks and boulevard designs through a site servicing plan. 21. That the Owner satisfies the City respecting arrangements for the provision of all services required by the City. 22. That the Owner satisfies the appropriate authorities respecting arrangements for the provision of underground wiring, street lighting, cable television, natural gas and other similar services. 23. That the cost of any relocation, extension, alteration or extraordinary maintenance of existing services necessitated by this development shall be the responsibility of the Owner. 24. The Owner shall provide for the extension of such sanitary sewer and water supply facilities which are external to, as well as within, the limits of this plan, that are required to service this plan. In addition, the Owner shall provide for the extension of sanitary sewer and water supply facilities within the limits of the plan which are required to service other developments external to this subdivision. Such sanitary sewer and water supply facilities are to be designed and constructed according to the standards and requirements of the Region of Durham. All arrangements, financial and otherwise for said extensions are to be made to the satisfaction of the Region and are to be completed prior to final approval of this plan. Easements 25. That the Owner conveys to the City, at no cost, any easements as required and any reserves as required by the City. 26. That the Owner conveys any easement to any utility provider to facilitate the installation of their services in a location(s) to the satisfaction of the City and the utility provider. 27. That the Owner arranges, at no cost to the City, any easements required on third party lands for servicing, and such easements shall be in a location as determined by the City and/or the Region and are to be granted upon request at any time after draft approval. 22 REVISED Recommended Conditions of Approval (SP-2013-05 — Louisville Homes Ltd.) Page 5 28. That the Owner satisfies the Director, Engineering & Public Works Department with any required easement for works, facilities or use rights that are.required by the City. • Construction Management Plan 29. That the Owner makes arrangements with the City respecting a construction management plan, such Plan to contain, among other things: (i) details of erosion and sedimentation controls during all phases of construction and provide maintenance requirements to maintain these controls as per the City's Erosion & Sediment Control Guideline.for Urban Construction; (ii) addressing the parking of vehicles and the storage of construction and building materials during servicing and house construction, and ensuring that such locations will not impede the flow of traffic or emergency vehicles on either existing streets or the proposed public street; (iii) assurance that the City's Noise By-law will be adhered to and that all contractors, trades and suppliers are advised of this By-law; (iv) the provision of mud and dust control on all roads within and adjacent to the site; (v) type and timing of construction fencing and existing trees to be retained; (vi) location of construction trailers; and (vii) details of the temporary construction access (over Lots 1 and 4). Fencing • 30. That the Owner satisfies the City with'respect to the provision of temporary fencing around the entire perimeter of the subject lands during construction, prior to the commencement of any works. 31. That the Owner agrees to install a 1.8 metre high board on board wood privacy fence along the rear of Lots 23 to 27 and Blocks 28 to 33. Landscaping 32. That the Owner submits a street tree-planting plan to the satisfaction of the City. Tree Compensation 33. That prior to final approval of the draft plan, or any phase thereof, the Owner provides to the City, $10,000 for the purposes of off-site planting of native, self-sustaining vegetation. Such planting shall be on publically-owned lands held by the City of Pickering. 34. That the Owner agrees to plant additional trees in the rear yards of Lots 23 to 27 and Blocks 28 to 33 to provide screening. • 23 Recommended Conditions of Approval (SP-2013-05 — Louisville Homes Ltd.) Page 6 REVISED Engineering Plans ' 35. That the Owner ensures that the engineering plans are coordinated with the streetscape/siting and architectural control statement, and further, that the engineering plans coordinate the driveway, street hardware and street trees to ensure that conflicts do not exist, asphalt is minimized and all objectives of the streetscape/siting and architectural control guidelines can be achieved. 36. That the Owner satisfies the City respecting the submission of appropriate engineering drawings that detail, among other things: City services; roads; storm sewers; sidewalks; lot grading; streetlights; fencing and tree planting; and financially-secure such works. Noise Attenuation 37. That the Owner satisfies the requirements of the Ministry of Environment regarding the approval of a noise study recommending noise control features to the satisfaction'of the Region of Durham and the City of Pickering. 38. That the Owner agrees in the subdivision agreement to implement noise control measures and warning clauses as recommended in the noise report as approved by the City of Pickering. Development Blocks 39. That the Owner agrees that no development will proceed on Blocks 28 to 33, until such time as Wingarden Crescent is extended south to provide access to a public road. 40. That until such time as Blocks 28 to 33 referred to above are developed, and • those parts of Blocks 34 and 35 not required for the temporary public road are developed, the Owner shall keep and maintain those blocks in a clean and orderly fashion, to the satisfaction of the City, at no expense to the City. Parkland Dedication 41. That the Owner satisfies the City with respect to the payment of cash-in-lieu in accordance with the parkland dedication requirements of the Planning Act. Fire 42. That the Owner agrees that no development will proceed on any land until adequate services are available including adequate water pressure to the satisfaction of the City's Fire Services Division. 24 Recommended Conditions of Approval (SP-2013-05 — Louisville Homes Ltd.) Page 7 Canada Post 43. That the Owner, through the approval of the Utility Coordination Plan for the location, enters into an agreement with Canada Post Corporation for the provision of a Community Mailbox including technical specifications, notice requirements and financial terms. 44. That the Owner agrees to determine and provide a suitable temporary Community Mailbox location, if required, to the satisfaction of the City. Model Homes 45. That the Owner enters into a model home agreement with the City, if applicable for this draft plan. All model homes must satisfy all requirements of the siting and architectural design statement. Plan Revisions 46. T Owner and associated he conditions acknowledges of approval and may agrees require that the revisionsdraft plan, to of the subdivision satisfaction of the City, to implement or integrate any recommendation resulting from studies required as conditions of approval. 47. That the Owner revises the draft plan, as necessary to the satisfaction of the City, to accommodate any technical engineering issues which arise during the review of the final engineering drawings. Required revisions may include revising the number of residential building lots or reconfiguring the roads or lots to the City's satisfaction. 48. That the Owner agrees to implement the requirements of all studies that are required by the City for the development of this draft plan of subdivision to the satisfaction of the City. Other Approval Agencies 49. That any approvals which are required from the Region of Durham or any utility • for the development of this plan be obtained by the Owner, and upon request written confirmation be provided to the City as verification of these approvals. • 25 Attachment# Appendix II to Report PLN 10-14 Revised Performance Standards for Zoning By-law Amendment Application A 9/13 • • Revised Performance Standards for Zoning By-law Amendment Application A 9/13 That the implementing zoning by-law to permit detached dwelling lots in accordance with the following provisions: a. Lots 1 to 3 — Fronting Fairport Road — "R3" site specific zoning a. minimum lot frontage of 15.0 metres b. minimum lot area of 400 metres c. maximum building height of 10.0 metres d. minimum front yard depth of 7.5 metres to the main wall of the dwelling e. minimum rear yard depth of 7.5 metres f. minimum interior side yard width of 1.5 metres g. 2.0 metres beyond the wall containing the main entrance to the dwelling unit, except where a covered and unclosed porch extends a minimum of 1.8 metres from the wall containing the main entrance to the dwelling unit, in which case no p art of any attached private garage shall extend more than 3.0 metres beyond the wall containing the main entrance to the dwelling unit. h. any unenclosed porches not exceeding 1.5 metres in height above established grade may encroach a maximum of 2.0 metres into the required minimum front yard i. any uncovered decks, platforms and steps not exceeding 1.5 metres in height above established grade may encroach a maximum of 3.0 metres into the rear yard j. maximum one private garage per lot attached to the main building b. Lots 4 to 27 and Blocks 28 to 35 — Fronting the extension of Wingarden Crescent and Shade Master Drive — "S3-7" site specific zone a. minimum lot frontage of 12.0 metres b. minimum lot area of 350 square metres c. maximum building height of 10.0 metres for Lots 4 to 22 and Blocks 34 and 35 d. maximum building height of 12.0 metres forLots 23 to 27 and Blocks 28 to 33 e. minimum front yard depth of 4.5 metres to the main wall of the dwelling and 6.0 metres to the garage f. minimum rear yard depth of 7.5 metres g. minimum interior side yard width of 1.2 metres on one side and 0.6 metres on the other side h. minimum building separation of 1.2 metres i. minimum flanking side yard width of 2.7 metres j. 2.0 metres beyond the wall containing the main entrance to the dwelling unit, except where a covered and unclosed porch extends a minimum of 1.8 metres from the wall containing the main entrance to the dwelling unit, in which case no part of any attached private garage shall extend more than 3.0 metres beyond the wall containing the main entrance to the dwelling unit. k. any unenclosed porches not exceeding 1.5 metres in height above established grade. may encroach a maximum of 2.0 metres into the required minimum front yard - - 1 I. any uncovered decks, platforms and steps not exceeding 1.5 metres in height above established grade may encroach a maximum of 3.0 metres into the rear yard m. maximum one private garage per lot attached to the main building c. Blocks 28 to 33 —future development blocks a. Subject to an (H) holding symbol to be removed once Wingarden Crescent is,extended further south to the satisfaction of the City. d. Model Homes a. a maximum of 3 model homes together with not fewer than two parking spaces per Model Home, may be constructed on the lands set out in Schedule I attached to this By-law prior to the division of those lands by registration of a plan of subdivision b. Model Home shall mean a dwelling unit which is not used for residential purposes pursuant to an agreement with the City of Pickering • AT+A ENT#` I .TO REPOTiOL Pz A/ /0-/j ROAD i - ___ - Illbi ' w CRESCENT „ , _ _li Viii. II cn 1 ' G? `�wGM=-u) o_' ` COURT F "' MI MI -_ w ' .- m \ Y n i� NMI } ' c, - VOYAGER AVf �' BONITA _ AVENUE z F /n v~i I BONITA �' w I \,\c-\i' III o o ' t 0 STROUDS CANE o w 4 gio**$ • ,� ` WINGARDEN CRESCENT I_ I 1 EROW PL o 1 1 °a w 1 III a o 0 o 0 , a 1 OK 1 = SUBJECT `—°..~ V — _ LANDS L - v I Ell D CY N w }/ • RITE IL 712.15 S• COOL J m• \ o_ m Y w, )F,- I- 2EN CRESCENT GOLDENRIDGE . ,, JACQUELINE P, ,,// ( = _, o , / %/ WELRUS STREET a o 111110 0 i Ira W 1,1'40 I 1 ___ 0 YAM= �Ii I �'Q�C Location Map Cab '`°¢ FILE No:SP-2013-05 and A09/13 -' =-_' APPLICANT: Louisville Homes Ltd. � ������� PROPERTY DESCRIPTION:1814 and 1816 Fairport Road City Development Pt. Lt. 11, Lots 24, 25, 26, 27, and 28, RP 819 DATE: Apr.29,2014 Department Rota soup Tervnet Errtorpriaes Inc. ontl It auppferz All rights Reserved. Not o pion of aurvey. SCALE 1:5.000 PN-7 2073 MPAC antl its cuPPiiers. All rights Reserved. Not c plan of Survey. 29 AT3AcmatTf �n1 ia���'- REVISED . STROUDS LANE p 15.5 15.5 15.5 152 15.5 16.4 15.5 15.5 15.5 15.5 15.5 15.5 15.5 15.5 0 1 /r'1.1 150 N Cu N tri In o . Cu in B N app 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 15.0 �" X'. - _ _ 1 o O o WINGARDEN CRESCENT o p, 0 12.5 12.0 12.0 12.0 12.0 12S 12 5 12.0 12.0 12.0 12 0 12.0 15.4 1 N 1 LLU N F-- • Q N n 0 r ru p Q [U N cl o LtJ o ^ � • N 11_YL UI R.L.IJ - p Q N N N o fU _ < 0 co O Z to J _ = (n 0 0 'a _ o [n °m .tryil N c up o I m LOY 22 LOT 7 `12 ru .cq c' r I N L8,.; EASEMEAT 11 N co `c,°-; - u'i LOT 20 ^ "^�'o" sueonn wl LOT 9 ,` - U N m N U LOT 79 LOT 10 m m LOT 23 LOT 18 LOT 11 m 3.0m E=AS MQIT P• ti EX .4m ='SEMENT ( N LOT 24 m LOT 17 LOT 12 390m E'SEMENT11�__I r1.5m__`I t NT�n /�1 N m I I V J N LOT 25 m _ r LOT LOT ni LOT 16 LOT 13 Cu LOT 26 `l n m ° N .T LOT 15 LOT 14 r LOT 5 LOT 2 ui LOT 27 N I m I °' - LOT 1 N - • r\ 1 BLOCK 34 BLOCK 35 A v LOT 4 J st) BLOCK 28 0m TEMP. . ,p„ BLOCK 29 'l CESS ROAD`"` c N BLOCK 30 N • . H BLOCK 31 N N ,0 m O BLOCK 32 H P.) O A BLOCK 33 N n CC In 0 . ;._ < .7\ N sr A o . Original Draft Plan FILE Na:SP-2013-Q5 and A09/13 APPLICANT: Louisville Homes Ltd. urersati1er PROPERTY DESCRIPTION:1814 and 1816 Fairport Road City Development Pt. Lt. 11, Lots 24, 25; 26, 27, and 28, RP 819 DATE: Feb.7, 2014 Department Date spar ez 10 Throne Enterprises Inc and Its suppliers. All .spats Reserved. Not 0 pson of 00004Y. SCALE NITS Pty}-7 p 2O13 I.IPA0 and Its suppriors. All rights Reserved. Net o plon of Survey. 30 . AT ACNEK0. --._-_TG REPOR►f) i0—,Z REVISED WINGARDEN CRESCENT o I 120 120 120 120 \ r 125 125 12.5 12.0 120 120 120 120 15.4 N N N N N • O O O N N L. m i O N . vi ° ti m N O O O O O O O N b .- m E. EA . m N _ @ 22 $ 7 �; W v x 6 I ,. N�6II V if L., m (.., ci) ' 20 9 _ J N Ill r R% U n - i. f'"- e m Q m cr 23 M z'' v Q _ u N.W — W ' t8 11 samnwumsn m C.) N Q .. . rAfYpl�'IRQ!^II�NRi RMIL 24 - h w I an a,v1, i- — `� ' I q I ovewwoe.xxns„7 1n <,. 17 - s 12 ° , 0 L av,tm[ O 25 N v v Q ye 6 e 3 a' ¢ ^., Z^ 16 . 13 _ ^- - LL 26 'N >o . CO 5 2 N > g. N 15\\ \, 14 \\N` 'O_eta L 2� +t�\��3Lt\\ \�N _•� R 4 e 1 N Q • O /' W j$/ /�s ff ����{�p m LAI 0 • b P N .. O O O b IN - L.L. O • N O O , le , -,. m° Q � N L_ _ 011.11 O n i 14.5 14.5 14.5 14.5 7J • !/ CRESCENT 737131132 13.7 127 127 13.7 13.7 13.7 13.7 15.0, Al is / 1 Revised Draft Plan Cifq°l _ FILE No:SP-2013-05 and A09/13 APPLICANT: Louisville Homes Ltd. rite O MOE PROPERTY DESCRIPTION:1814 and 1816 Fairport Road City Development Pt. Lt. 11, Lots 24, 25, 26, 27, and 28, RP 819 DATE: May 10,2014 Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING (CITY DEVELOPMENT DEPARTMENT. SCALE NTS PN-7 31 .