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).
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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).
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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
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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
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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.
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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.
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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. .
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. 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. .
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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.
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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.
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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.
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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
•
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'`°¢ 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
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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
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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 .