HomeMy WebLinkAboutPLN 13-18DICKERING
c4 601
Report to
Planning & Development Committee
Report Number: PLN 13-18
Date: May 7, 2018
From: Kyle Bentley
Director, City Development & CBO
Subject: Draft Plan of Subdivision Application SP -2016-04
Zoning By-law Amendment Application A 13/16
702153 Ontario Limited
Part Block M, Plan 418 and Block 25, 40M-1366
(527 Gillmoss Road)
Recommendation:
1. That Draft Plan of Subdivision Application SP -2016-04, submitted by 702153 Ontario
Limited, on lands being Part Block M, Plan 418 and Block 25, 40M-1366, to establish a
residential plan of subdivision consisting of 11 lots for detached dwellings, a block for an
Open Space Reserve, and a public road as shown on Attachment #3 to Report PLN 13-18,
and the implementing conditions of approval, as set out in Appendix I, be endorsed;
2. That Zoning By-law Amendment Application A 13/16, submitted by 702153 Ontario Limited,
to implement the Draft Plan of Subdivision SP -2016-04, on lands being Part Block M, Plan 418,
and Block 25, 40M-1366 be approved, and that the draft Zoning By-law Amendment as set
out in Appendix II to Report PLN 13-18 be forwarded to Council for enactment; and
3. That an exception to the Rosebank Neighbourhood Development Guidelines — Precinct No.
3, to allow for minimum lot frontage of 10.5 metres and minimum lot depths of 27.0 metres
for single detached dwelling to implement Draft Plan of Subdivision SP -2016-04, be
endorsed as set out in Appendix III.
Executive Summary: The subject lands are located on the south side of Gillmoss Road, west of
the Canadian National Railway (CNR) corridor and east of Rosebank Road within the Rosebank
Neighbourhood (see Location Map, Attachment #1).
702153 Ontario Limited has submitted applications for a Draft Plan of Subdivision and a Zoning
By-law Amendment to facilitate a residential development of 11 lots for detached dwellings: 9 lots
to be accessed through a new internal public road and the remaining 2 lots to front onto
Gillmoss Road (see Submitted Draft Plan of Subdivision, Attachment #3).
While some of the lots within the draft plan do not meet the minimum lot frontage and lot area
requirements as set out in Design Precinct No. 3, staff support the proposed draft plan of
subdivision and zoning by-law amendment on the basis that the size and configuration of the
proposed lots in combination with the proposed zoning provisions will ensure that the proposed
built form will be compatible with the existing neighbourhood. The proposal implements the
policies of the Official Plan and is generally consistent with the Rosebank Development
Guidelines.
Report PLN 13-18 May 7, 2018
Subject: 702153 Ontario Limited (SP -2016-04, A 13/16) Page 2
Metrolinx has advised that it is supportive of reducing its minimum required building setback of
30.0 metres to approximately 24.0 metres from the abutting rail corridor, given that there is an
existing embankment ranging 2.5 metres to 8.0 metres in height above the tracks located between
the subject property and the tracks. Staff have also explored an option to allow for the possible
future northerly extension of Dunn Crescent to intersect with the extension of Gillmoss Road. The
applicant has addressed various concerns identified by the community with respect to loss of
mature vegetation, grading and drainage, construction management and future maintenance of a
remnant parcel of land identified as Block 25.
Accordingly, staff recommends that Council approve the Draft Plan of Subdivision Application
SP -2016-04, and endorse the implementing conditions of approval, as set out in Appendix I. It is
also recommended that the site specific amending by-law as set out in Appendix II, be approved
and forwarded to Council for enactment. In addition, staff recommend that an exemption to the
Rosebank Development Design Guidelines, to permit a minimum lot frontage of 10.5 metres and a
minimum lot depth of 27.0 metres for single detached dwellings within the boundaries of the draft
plan of subdivision, be approved.
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 south side of Gillmoss Road, west of the Canadian
National Railway (CNR) corridor and east of Rosebank Road within the Rosebank
Neighbourhood (see Location Map, Attachment #1). The subject lands have an area of
approximately 0.89 of a hectare with approximately 81.0 metres of frontage along Gillmoss
Road.
The property contains a detached dwelling and an accessory structure, which are intended
to be demolished as part of the redevelopment of the property. There are a number of
mature trees located along the westerly and southerly property lines. However, several
trees located within the portion of the property to be regraded and developed have been
removed by the applicant prior to the submission of the applications. Surrounding land uses
to the north, south and west include low density residential development consisting of
detached dwellings. To the east, across the CNR corridor, is the Petticoat Creek
Conservation Area (see Air Photo Map, Attachment #2).
1.2 Applicant's Proposal
The applicant is proposing a residential development consisting of 11 lots for detached
dwellings: 9 lots will front onto an internal public road, and 2 lots will front onto
Gillmoss Road (see Submitted Draft Plan of Subdivision, Attachment #3).
Report PLN 13-18 May 7, 2018
Subject: 702153 Ontario Limited (SP -2016-04, A 13/16) Page 3
Lot frontages will range between 10.5 metres and 35.0 metres, and lot areas will range
from 305 square metres to 806 square metres. Based on a conceptual sitting plan, the
applicant is proposing a minimum front yard setback of 6.0 metres, a minimum side yard
width of 0.6 metres on one side and 1.2 metres of the other side, and a minimum rear
yard depth of 7.0 metres. Lots 40.0 metres and greater in depth will have a minimum rear
yard depth of 10.0 metres. The proposed detached dwellings will have an approximate
building height of 10.0 metres. All of the dwelling units will be designed to accommodating
4 vehicle parking (2 spaces within a garage and 2 spaces on the driveway).
The internal public road will have a right-of-way width of 18.0 metres, and will extend from
Gillmoss Road southward terminating at a turning circle at the south end of the subject
lands. A 0.6 metre wide reserve Open Space Block between the proposed street and the
CNR corridor will be conveyed to the City.
2. Comments Received
2.1 February 6, 2017 Public Information Meeting
A Public Information Meeting was held on February 6, 2017 at which 6 residents attended.
The following is a summary of key concerns and comments:
• concerned with the loss/removal of existing mature trees on the subject lands
• requested additional information regarding the City's future plans for extending
Dunn Crescent further north
• requested assurance that their property will not be negatively impacted by grading and
storm drainage from the developed site
• the resident at 657 Dunn Crescent, located at the southerly end of Dunn Crescent,
advised that he currently maintains Block 25, which forms part of the rear areas of
proposed Lots 10 and 11, and requested further clarification regarding ownership and
future maintenance of this parcel of land
• the resident at 633 Dunn Crescent, also indicated a concern regarding current draining
issues on this property, and is concerned that the redevelopment of the subject lands
may further worsen existing drainage issues within the neighbourhood
• a resident requested additional information regarding the applicant's construction
management practice to ensure construction impacts such as dust, noise, mud tracking,
parking of construction vehicles, and other related construction activities are minimized
2.2 City Departments and Agency Comments
2.2.1 City of Pickering Engineering Services Department
• no objection to the proposal
• reserved Open Space Block 12 is to be conveyed to the City
• require written confirmation from CNR/Metrolinx indicating that a crash wall is not
required and that the existing topography is sufficient and appropriate
• matters with respect to detailed grading and drainage, stromwater management,
construction management/erosion and sediment control, site servicing, detailed
right-of-way design, utility locations, easements, tree compensation, fencing details,
and -street tree planting will be further reviewed through conditions of draft plan of
subdivision approval
Report PLN 13-18 May 7, 2018
Subject: 702153 Ontario Limited (SP -2016-04, A 13/16) Page 4
2.2.2 Region of Durham
• the proposal is consistent with the Provincial Policy Statement as it will take advantage
of existing infrastructure and public services within the neighhbourhood
• the proposed development conforms to the Growth Plan by facilitating growth and
intensification within the built-up area
• the Regional Official Plan designates the subject lands as "Living Areas" which are
intended to be used predominately for housing purposes
• lands within the "Living Areas" are to be developed in a compact form through higher
densities and by intensifying and redeveloping existing areas, particularly along arterial
roads
• sanitary sewer and municipal water supply is available to service the lands
• the submitted Noise Impact Study, prepared by J.E. Coulter Associates Limited,
addresses potential noise and vibration impacts from the CNR line, which is identified
as a Principal Main line with both freight and passenger train during day and night time
periods
• the Noise Impact Study indicates modest noise attenuation from the embankment rising
from approximately 2.5 metres to 8.0 metres; however, a 2.0 metre high acoustic fence
constructed in the side yards of Lots 3 to 11, closing off the gap between the dwelling
units, is recommended along with central air conditioning units for Lots 3 to 8 and
appropriate warning clauses
• as a condition of draft plan approval, the recommendations, mitigation measures, and
warning clauses identified in the Noise Impact Study be implemented and included in
the subdivision agreement with the City
• the Phase One Environmental Site Assessment, prepared by Soil Engineers Ltd.,
confirmed that the site has low potential for environmental concern, and recommended
that no further investigation be done; however, as the study is over 18 months old, the
Region will require an updated Record of Site Condition compliant Phase One Report,
a Regional Reliance Letter, and a Certificate of Insurance as conditions of draft plan
approval
• the site is identified as being within an area of archeological potential, and a Stage 1
Archaeological Assessment must be completed by a qualified consultant as a condition
of draft plan approval
• the proposed development will be serviced by Durham Region Transit (DRT) Bus 107
and 193A with bus stops located on Rosebank Road, north of Cowan Circle and north
of Rougemount Drive
• as the proposed development is located beyond DRT's maximum walk guideline
distance of 400 metres, it is suggested that the proposed development include two
pedestrian walkway connections: the first to connect the easterly and westerly portion
of Gillmoss Road; and the second between Lots 10 and 11 to provide access to
Dunn Crescent
• the Region has no objection to the zoning by-law amendment and draft approval of the
plan of subdivision subject to the Conditions of Draft Approval provided by the Region
Report PLN 13-18 May 7, 2018
Subject: 702153 Ontario Limited (SP -2016-04, A 13/16) Page 5
2.2.3 Durham Catholic District School Board
• no objections to the proposal
• the students generated by the proposed development will attend Father Fenelon Catholic
Elementary School and St. Mary Catholic Secondary School
2.2.4 Durham District School Board
• no objections to the proposal
• the proposed development is expected to generate 6 pupils and can be accommodated
by existing school facilities
3. Planning Analysis
3.1 The proposal conforms to the policies and provisions of the Pickering Official Plan
and the Neighbourhood Development Guidelines
The subject lands are within the Rosebank Neighbourhood and are designated as "Urban
Residential Areas — Low Density Areas" within the Pickering Official Plan, which provides
for housing and related uses with a net residential density of up to and including 30 units
per net hectare. The proposed development will result in a density of approximately
12.5 units per net hectare, which is within the density range for the lands designated Low
Density in the City's Official Plan.
The Rosebank Neighbourhood Development Guidelines identify three Design Precincts
within the neighbourhood. The proposed development falls within Design Precinct No. 3,
which permits semi-detached and single detached dwelling units. The minimum lot
frontages for single detached dwellings within this precinct is approximately 15.0 metres
and the minimum lot depth is approximately 30.0 metres.
The existing residential subdivision immediately to the north, along Gillmoss Road and
Cowan Circle, is also within Design Precinct No. 3. This draft plan of subdivision was
approved by City Council in 2010 having lots with minimum lot frontages of 11.0 metres.
Staff supported this proposal with reduced lot frontages on the basis that the inclusion of
the word "approximately" in the Development Guidelines provides for the consideration of
minor deviations from the standards expressed in the guidelines, provided the character of
the neighbourhood is maintained.
Of the proposed eleven lots, ten lots have lot frontages larger than 11.0 metres and four of
those lots have lot frontage of greater than 15.0 metres. Only Lot 9 has a slightly reduced
lot frontage of 10.5 metres due to the pie shaped configuration of the lot located on a
cul-de-sac. Aside from Lots 1 and 2, which have a slightly reduced lot depth of 27.0 metres,
all of the remaining lots within the proposed draft plan have lot depths greater than
30.0 metres. The applicant is also proposing a maximum building height of 10.0 metres;
whereas existing building heights in the immediate area range between 9.0 metres to
11.0 metres.
Report PLN 13-18 May 7, 2018
Subject: 702153 Ontario Limited (SP -2016-04, A 13/16) Page 6
Although some of the lots within the draft plan do not meet the minimum lot frontage and lot
area requirements as set out in Design Precinct No. 3, the size and configuration of the
proposed lot in combination with the proposed zoning provisions as provided for in the
attached draft zoning by-law (see Appendix II) will ensure that the resulting built form will be
compatible with the existing neighbourhood.
Staff recommend that an exception to the Rosebank Neighbourhood Development
Guidelines be approved to permit lots for detached dwellings with minimum lot frontages of
10.5 metres and minimum lot depth of 27.0 metres, within the boundaries of this draft plan.
Further the implementing zoning by-law contains specific zoning provisions to address lot
frontage, side yards, building heights and other zoning standards to ensure the proposal
will be in keeping with the established built form in the immediate neighbourhood.
3.2 Metrolinx supports a reduced building setback from the rail corridor
The subject property is located immediately adjacent to the Lakeshore East Rail Corridor.
The standard setback requirement for new residential developments adjacent to a CNR
corridor is a minimum of 30.0 metres from the property line of the corridor to the main wall
of the dwelling. The proposed dwelling units will have a minimum setback of approximately
24.0 metres from the railway corridor.
Given the existing topography of the rail corridor in relation to the proposed grading of the
property, there is a natural barrier along the shared property line ranging in height
approximately from 2.5 metres at the north end to 8.0 metres at the south end above the
tracks. This embankment provides a natural safety barrier and a modest level of noise
attenuation from the railway corridor, and will mitigate any impacts of the minor reduction in
the required 30.0 metre setback.
Additional noise attenuation measures and warning clauses as recommended by the Noise
Impact Study, prepared by J.E. Coulter Associates, will be included as conditions of draft
plan of subdivision approval and within the subdivision agreement with the City.
Metrolinx has advised that given the height of the existing natural embankment between
the rail corridor and the proposed development, Metrolinx is supportive of the proposed
reduced building setbacks from the rail corridor.
3.3 Future northerly extension of Dunn Crescent
At the Public Information Meeting, Committee Members requested clarification with respect
to the future plans of Dunn Crescent. Engineering staff have explored two options for the.
northerly extension of Dunn Crescent.
The first option that staff considered was to extend Dunn Crescent further north to connect
with proposed Street 'A'. This option was not practically feasible give the significant grade
difference of approximately four metres between the existing northerly terminus of
Dunn Crescent and the southerly end of proposed Street 'A'.
Report PLN 13-18 May 7, 2018
Subject: 702153 Ontario Limited (SP -2016-04, A 13/16) Page 7
The second option would be to extend Dunn Crescent north to intersect with the future
extension of Gillmoss Road. This option would require the severance of the rear of the lots
fronting onto Rosebank Road, as well as the extension of Gillmoss Road from the existing
turning circle to the east of the existing terminus in the west. The result would be a single
loaded extension of Dunn Crescent for a majority of its length, and would require a large
retaining wall on the lands to the east of the new Dunn Crescent road allowance. No land
or reserves will be required from the owners of the subject lands in order to facilitate this
option.
3.4 Tree compensation will be required for the loss of existing vegetation
Some residents expressed concerns with the loss of mature trees from the subject lands
prior to the submission of the applications. The applicant has submitted a Tree Inventory
and Preservation Plan, prepared by Cosburn Nauboris Ltd, dated September 1, 2016,
which surveyed and evaluated 67 trees along the westerly and southerly boundaries of the
subject lands. The consultant has identified a total of 28 trees within the site that can be
preserved and protected. Due to the proposed layout of the new lots, roads, grading,
including installation of swales and catch basins, 39 trees within the site are recommended
to be removed. The health condition of the trees proposed to be removed include poor, fair
and good, with various trees highlighted as having poor structure.
Staff have reviewed the submitted report and noted that an additional 3 trees at the
southeast quadrant of the property between the south property line and Street 'A' can
potentially be protected. Appropriate tree protection fencing will be implemented
throughout the construction process. As a condition of draft plan approval, an updated Tree
Preservation Plan and a compensation planting plan are required to compensate the City
for the loss of tree canopy through either payment of cash -in -lieu and/or on-site or off-site
replanting.
3.5 Proposed grading and drainage from the development will not impact adjacent
properties
An area resident expressed concerns that drainages from the subject lands would
negatively impact existing properties in the immediate area, should the lands be developed.
A Functional Servicing and Stormwater Management Report, prepared by Sabourin Kimble
& Associates Ltd, dated August 2016, was submitted in support of the proposal. The
proposed development will be graded in accordance with the City's grading criteria and to
match existing elevations in the area. Lots 1 and 2 will have front yard swales designed to
minimize draining onto Gillmoss Road and will be graded with the rear yard drainage being
directed into a side yard swale located in between Lots 4 and 5. Lots 4 to 7 have been
designed as front draining lots to empty into the new local storm sewers to be built within
the public road. A rear yard swale will be constructed across Lots 8 to 11, which will
convey surface run-off to a rear lot catchbasin located on the southwest corner of the site.
To avoid standing water and erosion, the use of an underlying sub -drain and rip -rap surface
treatment will be explored at the detailed design stage.
Report PLN 13-18 May 7, 2018
Subject: 702153 Ontario Limited (SP -2016-04, A 13/16) Page 8
The Recommended Conditions of Approval (see Appendix I) require the applicant to
prepare and submit detailed drainage and grading plans. These plans will be reviewed
further by City staff to ensure compliance with City's engineering standards. The required
detailed drainage and grading plans for the development will ensure that drainage from the
development will not impact adjacent properties. Drainage issues are not expected to
impact the existing lots surrounding the subject property as a result of this development.
3.6 A construction management plan will be implemented to minimize the impact of
construction activities
Area residents also requested additional information regarding the applicant's construction
management practice to ensure construction impacts such as dust, noise, mud tracking,
parking of construction vehicles, and other related construction activities are minimized.
The applicant has submitted a preliminary Construction Management plan, prepared by
Sabourin Kimble & Associates Ltd, proposes a variety of mitigation measures to be
implemented during the construction process in order to minimize any negative noise, dust
and traffic impacts. The mitigation measures proposed include a gravel mud mat and a
construction staging area, heavy duty sediment fencing and a tree protection zone. The
Recommended Conditions of Approval require that the applicant enter into a Subdivision
Agreement with the City. A condition of the Subdivision Agreement will require that the
applicant implement the measures outlined in the submitted Construction Management and
Erosion/Sediment Control Plan as approved by City staff.
3.7 Maintenance of Block 25
The owner 657 Dunn Crescent indicated that they presently maintain an abutting remnant
parcel of land to the north, legally identified as Block 25 on Plan 40M-1366, and request
further clarification regarding the ownership and future maintenance of this parcel of land.
Block 25 was acquired by the applicant and will form part of the rear areas of proposed
Lots 10 and 11. The maintenance of this parcel of land will be by the future residents of
Lots 10 and 11.
3.8 Technical matters will be addressed as conditions of subdivision approval
To ensure appropriate development, the City, Region and agency requirements have been
provided as conditions of approval for the subdivision application. Technical matters to be
further addressed include, but not limited to:
• architectural treatment
• crash wall/berm
• noise attenuation measures
• construction management/erosion and sediment control
• stormwater management
• on-site grading and drainage
• site servicing
• fencing
• street tree planting and tree compensation
• payment of cash -in -lieu of parkland dedication
Report PLN 13-18 May 7, 2018
Subject: 702153 Ontario Limited (SP -2016-04, A 13/16) Page 9
The draft conditions of approval set out in Appendix I to this Report, address these (and
other) matters. It is recommended that Council endorse these conditions.
4. Conclusion
Staff supports the applications for draft plan of subdivision and rezoning. The proposed lot
sizes will be in keeping with the established lotting pattern within surrounding
neighbourhood. The draft zoning by-law amendment includes site specific provisions for lot
frontage, building setbacks and building height to ensure that the resulting building form is
compatible with the existing dwellings in the immediate area.
Staff recommend that Council approve the submitted applications for Draft Plan of
Subdivision and Zoning By-law Amendment applications, subject to conditions of approval
as set out in Appendix I, and the zoning by-law amendment as set out in Appendix II. Staff
also recommend that an exemption to the Rosebank Development Design Guidelines be
approved to permit reduced lot frontage and lot depth within the boundaries of the draft plan
of subdivision.
5. Applicant's Comments
The applicant has been advised of and supports the recommendations of this report.
Appendices
Appendix I Draft Conditions of Approval for Subdivision Application SP -2016-04
Appendix II Recommended Zoning By-law Provisions for Zoning By-law Amendment A 13/16
Appendix III Proposed Amendment 6 to the Rosebank Neighbourhood Development Guidelines
Attachments
1. Location Map
2. Air Photo Map
3. Submitted Draft Plan of Subdivision
Report PLN 13-18 May 7, 2018
Subject: 702153 Ontario Limited (SP -2016-04, A 13/16) Page 10
Prepared By: Approved/Endorsed By:
4,„&„.
Amy Emm, MCIP, RPP Catherine Rose, MCIP, RPP
Plann-r II
Nilesh '.urti, CIP, RPP
Manager, Development Review
& Urban Design
AE: NS:Id
Chief Planner
1'A
Kyle Bentley, P.Eng.
Director, City Development & CBO
Recommended for the consideration
of Pickering City Council
Tony Prevedel, P.Eng.
Chief Administrative Officer
4e,;p 23/ 2016
Appendix I to
Report PLN 13-18
Recommended Conditions of Approval
for Draft Plan of Subdivision SP -2016-04
Recommended Conditions of Approval for
Draft Plan of Subdivision SP -2016-04
General Conditions
1. That the Owner shall prepare the final plan generally on the basis of the draft plan of
subdivision, prepared by Donald E. Roberts Ltd., identified as Drawing Number
14-8346-2, dated October 24, 2017, which illustrates 11 lots for detached lots, a
new public road (`Street A') and a Block for an Open Space Reserve (Block 12).
Subdivision Agreement
2. 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.
40M -Plan
3. That the Owner submits a Draft 40M -Plan to the satisfaction of the City Development
Department.
40R -Plan
4. That the Owner submits a Draft 40R -Plan indicating the easements required for the rear
lot catch basins and for the maintenance of the Gillmoss Road turning circle to the
satisfaction of the City.
Street Names
5. That street names and signage be provided to the satisfaction of the Region and the
City.
Development Charges & Development Review & Inspection Fee
6. That the Owner satisfies the City financially with respect to the Development Charges Act.
7. That the Owner satisfies the City with respect to payment for engineering review fees,
lot grading review fee and inspection fees.
Architectural Control
8. That the Owner submits preliminary model designs for sale to be reviewed and
approved by the City's Urban Design Review Consultant. The Owner will be
responsible for the City's full cost of undertaking this review.
Stormwater
9. That the Owner satisfies the Director, Engineering Services respecting the stormwater
drainage and management system to service all the lands in the subdivision and any
provision regarding easements.
Recommended Conditions of Approval Page 2
(SP -2016-04 — 702153 Ontario Limited)
10. That the Owner satisfies the Director, Engineering Services for contributions for
stormwater maintenance fees.
11. That the Owner satisfies the Director, Engineering Services for the design and
implementation of stormwater management facilities and easements for outfalls and
access to the outfalls.
Grading
12. That the Owner satisfies the Director, Engineering Services respecting the submission
and approval of a grading control plan.
13. That the Owner satisfies the Director, Engineering Services respecting authorization
from abutting landowners for all off-site grading.
14. That the Owner satisfies the Director, Engineering Services respecting the impact on
the existing retaining wall for the construction of the sewers connecting to Dunn Crescent.
Geotechnical Investigation
15. That the Owner satisfies the Director, Engineering Services respecting the submission
and approval of a geotechnical investigation.
Fill & Topsoil
16. That the Owner acknowledges that the City's Fill & Topsoil Disturbance By-law prohibits
vegetation or soil disturbance, vegetation or soil removal or importation to the site. No
on-site works prior to the City issuing authorization to commence works is permitted. A
Fill & Topsoil Permit will be required should grading works proceed prior to the
execution of a Subdivision Agreement.
Construction/Installation of City Works & Services
17. That the Owner satisfies the Director, Engineering Services respecting the construction
of roads, curb cuts, storm sewers, sidewalks and boulevard designs through the
submission and approval of a site servicing plan.
18. That the Owner satisfy the City respecting arrangements for the provision of all services
required by the City.
19. 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.
20. That the Owner agrees 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.
Recommended Conditions of Approval Page 3
(SP -2016-04 — 702153 Ontario Limited)
Phasing & Development Coordination
21. That if this subdivision is to be developed by more than one registration, the Owner will
be required to submit a plan showing the proposed phasing, all to the satisfaction of the
Region of Durham and the City.
22. The owner acknowledges that the adjacent development to the north has not been
assumed by the City, therefore the owner will require approval from the adjacent
developer to connect into their infrastructure. The Owner agrees that they are
responsible for all restoration required outside of their lands.
Dedications/Transfers/Conveyances/Reserves
23. That the Owner conveys to the City, at no cost, Block 12 and all road allowances with the
proper corner roundings, sight triangles and reserves.
24. That the Owner agrees to lift part of the reserve Block 41, Plan 40M-2469, to provide
access for Lots 1 and 2 and for `Street A'.
Easements
25. That the Owner provides a 2.0 metre easement on Lots 1 and 2 to provide maintenance
access for the existing Gillmoss Road turning circle.
26. That the Owner conveys, to the satisfaction of the City, at no cost, any required
easement for works, facilities or user rights that are required by the City.
27. 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.
28. 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 any time after draft approval.
Construction Management Plan
29. That the Owner satisfies the City respecting the submission and approval of a
Construction Management/Erosion & Sediment Control Plan, with such Plan to contain,
among other matters:
(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 construction, and ensuring that such locations will
not impede the flow of traffic or emergency vehicles on existing streets, or the
proposed public street;
Recommended Conditions of Approval Page 4
(SP -2016-04 — 702153 Ontario Limited)
(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;
(vi) location of construction trailers;
(vii) details of the temporary construction access.
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 west and south property lines, where there is adjacent existing residential lots
fronting onto Dunn Crescent, Rosebank Road, and Gillmoss Road.
32. That the Owner agrees to install acoustical fencing as per the Noise Impact Study,
prepared by J.E. Coulter Associates Limited, dated September 21, 2016.
Landscaping
33. That the Owner satisfies the Director, Engineering Services respecting the submission
and approval of a street tree -planting plan.
34. That the Owner satisfies the Director, Engineering Services with the submission of a
tree preservation plan which will illustrate the protection of trees and other natural
features where appropriate, with specific attention to preservation in all public open
spaces prior to the approval of a preliminary grading plan.
Tree Compensation
35. That the Owner agrees that prior to final approval of the draft plan, compensation for the
loss of tree canopy will be required either through replacement planting or cash -in -lieu,
to be paid to the City of Pickering. In accordance with Council Resolution #387/18,
approved on January 15, 2018, tree removal compensation is to be calculated in
accordance with the City of Pickering Tree Inventory, Preservation and Removal
Compensation requirements. Where compensation through replanting is being
considered, the Owner will be required to provide a Landscape Plan indicating the
location, size and species of all trees, including boulevard trees, to the satisfaction of
the Director, Engineering Services.
Engineering Plans
36. That the Owner ensures that the engineering plans are coordinated with the
streetscape/architectural control guidelines and further that the 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 design
statement can be achieved.
Recommended Conditions of Approval Page 5
(SP -2016-04 — 702153 Ontario Limited)
37. 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, tree planting; and financially -secure such works.
Noise Attenuation
38. That the owner agrees in the subdivision agreement to implement noise control
measures and warning clauses as recommended in the Noise Report.
Parkland Dedication
39. 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
40. 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 Department.
Model Homes
41. 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.
Other Approval Agencies
42. That any approvals which are required from the Region of Durham, the Ministry of
Transportation 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.
43. That the Owner, through the approval of the Utility Coordination Plan, is to enter into an
agreement with Canada Post Corporation for the provision of a Community Mailbox(es)
including technical specifications and financial terms.
Plan Revisions
44. That the Owner acknowledges and agrees that the draft plan of subdivision and
associated conditions of approval may require revisions to the satisfaction of the City,
to implement or integrate any recommendation resulting from studies required as
conditions of approval.
45. 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.
Recommended Conditions of Approval Page 6
(SP -2016-04 — 702153 Ontario Limited)
46. 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.
Notes to Draft Approval
47. This draft approval shall lapse three years from the date the draft approval has been
granted if the noted conditions have not been fulfilled, or if it has not been extended by
the City of Pickering.
Appendix 11 to
Report PLN 13-18
Recommended Zoning By-Iaw Provisions
for Zoning By-Iaw Amendment A 13/16
The Corporati
ftXX/18City of Pickering
Being a By-law to amend Restricted Area (Zoning) By-law 2511, as
amended, to implement the Official Plan of the City of Pickering,
Region of Durham, being Part Block M, Plan 418, and Block 25,
Plan 40M-1366 (A 13/16), City of Pickering
Whereas the Council of The Corporation of the City of Pickering received an
application to rezone the subject lands being Part Block M, Plan 418, and Block 25,
44M-1366, in the City of Pickering to permit the development of 11 lots for detached
dwellings accessed from an internal public road;
And whereas an amendment to Zoning By-law 2511, as amended, is required to permit
such uses;
Now therefore the Council of The Corporation of the City of Pickering hereby enacts as
follows:
1. Schedule
Schedule I attached hereto with notations and references shown thereon are
hereby declared to be part of this By-law.
Area Restricted
The provisions of this By-law shall apply to those lands being Part Block M,
Plan 418, and Block 25, 40M-1366, in the City of Pickering , designated
"S4-14"and "OS" on Schedule I attached hereto.
General Provisions
No building, structure, land or part thereof shall hereafter be used, occupied,
erected, moved or structurally altered except in conformity with the provisions of
this By-law.
Definitions
In this By-law,
(1) "Bay, Bow, Box Window" shall mean a window that protrudes from the
main wall, usually bowed, canted, polygonal, segmental, semicircular or
square sided with window on front face in plan; one or more storeys in
height, which may or may not include a foundation; may or may not
include a window seat; and may include a door.
(2) (a) "Dwelling" shall mean a building or part of a building containing one
or more dwelling units, but does not include a mobile home or
trailer.
By_
Page 3
(b) "Dwelling Unit" shall mean one or more habitable rooms occupied
or capable of being occupied as a single, independent, and
separate housekeeping unit containing a separate kitchen and
sanitary facilities.
(c) "Dwelling, Detached" shall mean a single dwelling which is
freestanding, separate and detached from other main buildings or
structures.
(3) "Floor Area - Residential" shall mean the area of the floor surface
contained within the outside walls of a storey or part of a storey.
(4) "Height, Building" shall mean the vertical distance between the established
grade, at the front of the house, and in the case of a flat roof, the highest
point of the roof surface or parapet wall, or in the case of a mansard roof
the deck line, or in the case of a gabled, hip or gambrel roof, the mean
height between eaves and ridge.
(5) (a)
"Lot" shall mean an area of land fronting on a street which is used
or intended to be used as the site of a building, or group of
buildings, as the case may be, together with any accessory
buildings or structures, or a public park or open space area,
regardless of whether or not such lot constitutes the whole of a lot
or block on a registered plan of subdivision.
(b) "Lot Frontage" shall mean the width of a lot between the side lot
lines measured along a line parallel to and 7.5 metres distant from
the front lot line.
'Private Garage" shall mean an enclosed or partially enclosed structure for
the storage of one or more vehicles, in which structure no business or
service is conducted for profit or otherwise.
(a) "Yard" shall mean an area of land which is appurtenant to and
located on the same lot as a building or structure and is open,
uncovered, and unoccupied above ground except for such
accessory buildings, structures, or other uses as are specifically
permitted thereon.
(h)
(c)
"Front Yard" shall mean a yard extending across the full width of a
lot between the front lot line of the lot and the nearest wall of the
nearest main building or structure on the lot.
"Front Yard Depth" shall mean the shortest horizontal dimension of
a front yard of a lot between the front lot line and the nearest wall of
the nearest main building or structure on the lot.
(d) "Rear Yard" shall mean a yard extending across the full width of a
lot between the rear lot line of the lot, or where there is no rear lot
line, the junction point of the side lot lines, and the nearest wall of
the nearest main building or structure on the lot.
B}7C118 - Page 4
totki
(e) "Rear Yard Depth" shall mean the shortest horizontal dimension of
a rear yard of a lot between the rear lot line of the lot, or where
there is no rear lot line, the junction point of the side lot lines, and
the nearest wall of the nearest main building or structure on the lot.
(f)
(g)
"Side Yard" shall mean a yard of a lot extending from the front yard
to the rear yard, and from the side lot line to the nearest wail of the
nearest main building or structure on the lot.
"Side Yard Width" shall mean the shortest horizontal dimension of a
side yard of a lot between the side lot line and the nearest wall of
the nearest main building or structure on the lot.
(h) "Flankage Side Yard" shall mean a side yard immediately adjoining
a street or abutting on a reserve on the opposite side of which is a
street.
(i)
"Flankage Side Yard Width" shall mean the shortest horizontal
dimension of a flankage side yard of a lot between the lot line
adjoining a street or abutting on a reserve on the opposite side of
which is a street, and the nearest wall of the nearest main building
or structure on the lot.
(j) "Interior Side Yard" shall mean a side yard other than a flankage
side yard.
(8) "Wall, Front" shall mean the wall of the dwelling closest to the front lot line.
5. Provisions
(1)
Uses Permitted ("OS" Zone)
No person shall within the lands zoned "DS" on Schedule I attached
hereto, use any lot or erect, alter or use any building or structure for any
purpose except the following:
(a) preservation and conservation of the natural environment, soil and
wildlife; and
(b) resource management
(2) Uses Permitted ("S4-14" Zone)
No person shall within the lands zoned "84-14" on Schedule l attached
hereto, use any lot or erect, after, or use any building or structure for any
purpose except the following:
(a) Detached Dwelling
Zone Requirements (" S4-14" Zone)
Page 5
No person shall within the lands zoned "S4-14" on Schedule 1 attached
hereto, use any lot or erect, alter, or use any building except in
accordance with the following provisions:.
"S4-14" Zone
(a)
Lot Frontage
(minimum)
10,5 metres
(b)
Lot Area
(minimum)
300 square metres
(c)
Front Yard Depth
(minimum)
6.0 metres
(d)
Side Yard Depth
(minimum)
1.2 metres one side, and
0.6 of a metre on the other side
(e)
Flankage Yard Depth
(minimum)
2.7 metres
(1)
Rear Yard Depth
(minimum)
(i) 7.0 metres
(ii) Despite 5(2)(f)(i) above, lots
40 metres or greater in depth, -
10.0 metres
(g)
Building Height
(maximum)
10.0 metres
(h)
Lot Coverage
(maximum)
(i) 45 percent
(ii) Despite 5(2)(h)(i) above, Tots
40 metres or greater in depth —
35 percent
(1)
Parking Requirements
(minimum)
A minimum of 2 parking spaces per
dwelling unit for resident, one of which
must be provided within an attached
private garage.
(j)
Driveway Width
(maximum)
Maximum driveway width shall not
exceed the width of the exterior walls of
the private garage.
(k)
Garage Requirements
Minimum one private garage per lot
attached to the main building, the
vehicular entrance of which shall be
located not less than 6.0 metres from
the front lot line, and not less than 6.0
metres from any side lot line
immediately adjoining a street or
abutting on a reserve on the opposite
side of which is a street.
By-law NQ /18 Page 6
"S4-14" Zone
(1)
Interior Garage Size
(minimum)
(m)
Garage Projection
(4) Special Provisions
Each parking space within a private
garage shall have a minimum width of
3.0 metres and a minimum depth of 6.0
metres provided; however, the width
may include one interior step and the
depth may include two interior steps.
A maximum 2.0 metres projection
beyond the wall containing the main
entrance to the dwelling unit, except
where a covered and unenclosed 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.
The following special provisions shall apply to lands zoned "S4-14" on
Schedule I:
(a)
Obstruction of Yards (maximum):
(i) uncovered and covered unenclosed porches and associated
stairs not exceeding 1.5 metres in height above established
grade may encroach a maximum of 2.0 metres into the
minimum required front or flankage yarci;
(ii) uncovered balconies, decks and associated stairs, not
exceeding 1.5 metres in height above grade may encroach a
maximum of 4.0 metres into the required rear yard, provided
they are setback 0.6 metres from a side lot line;
balconies located above the first floor projecting or inset in the
rear are prohibited;
bay, box or bow window, with or without foundation, having
a width of up to 4.0 metres may encroach a maximum of
0.6 metres into any required yard; and
window sills, chimney breasts, fireplaces, belt courses,
cornices, pilasters, eaves, eaves troughs, and other similar
architectural features are permitted to project a maximum of
0.6 metres into any required yard and are required to be
setback 0.6 metres from a side lot line.
By-law No. XXXX118 Page 7
6. Model Homes
(1) Despite the provisions of Clause 6.1 of By-law 2511, a maximum of 2 model
homes, together with not fewer than two parking spaces per Model Home,
may be constructed on the lands set out in Schedule l attached to this
By-law prior to the division of those lands by registrations of a plan of
subdivision or enacting a by-law exempting those lands from the Part Lot
Control provisions of the Planning Act.
(2) For the purpose of this By-law, "Model Home" shall mean a dwelling unit
which is not used for residential purpose, but which is used exclusively for
sales, display and marketing purposes pursuant to an agreement with the
City of Pickering.
7 By-law 2511
By-law 2511, as amended, is hereby further amended only to the extent
necessary to give effect to the provisions of this By-law as it applies to the area
set out in Schedule I attached hereto. Definitions and subject matters not
specifically dealt with in this By-law shall be governed by relevant provisions of
By-law 2511, as amended.
8. Effective Date
This By-law shall come into force in accordance with the provisions of the
Planning Act.
By-law passed this XXth day of XXX, 2018.
DRAFT
Dave Ryan, Mayor
DRAFT
Debbie Shields, City Clerk
Gillmoss Road
L
Gil!moss Road
Schedule 1to-
Passed T
Day of X
XX/18
rr
Mayor 1
L
Clerk
Appendix III to
Report PLN 13-18
Amendment 6 to the
Rosebank Neighbourhood Development Guidelines
Amendment 6 to the Rosebank Neighbourhood Development Guidelines
Purpose:
Location:
Basis:
The purpose of this amendment is to permit, as an exception
to the 15.0 metre minimum frontage requirement for new lots
for single detached dwellings within Design Precinct No.3,
minimum frontages of 10.5 metres for new lots for single
detached dwellings within the proposed subdivision plan
boundaries established by subdivision file SP -2016-04.
The subject lands are approximately 0.89 of a hectare in
area and are located on the south side of Gillmoss Road,
west of the Canadian National Railway (CNR) corridor and
east of Rosebank Road. The lands fall within Part Block M,
Plan 418 and Block 25, 40M-1366.
The amendment has been determined to be appropriate
because it will establish a built form which is in character
with the immediate neighbourhood.
Actual Amendment: The City of Pickering Rosebank Neighbourhood
Development Guidelines are hereby amended by:
1. Adding a second paragraph to section A1.1.3, Design
Precinct No. 3, as follows:
"Despite the minimum frontage requirements for new
lots for single detached dwellings within Design
Precinct No. 3, new lots for single detached
dwellings within subdivision file SP -2016-04 are
permitted a minimum frontage of 10.5 metres and a
minimum lot depth of 27.0 metres (see Exhibit A)."
Cross Reference:
Informational Revision to the Official Plan Compendium Document
(Related Files: SP -2016-04 and A 13/16) •
(Applicant: 702153 Ontario Limited)
(Date: May 7, 2017)
Exhibit A to
Amendment 6 to the
Rosebank Neighbourhood
Development Guidelines
Rosebank Neighbourhood
Development Guidelines
The following Rosebank Neighbourhood Development Guidelines were adopted by Pickering
Council on January 22, 1979, and amended four times: No.1 on February 4, 1985; No. 2 on
October 15, 1991; No. 3 on May 4, 1992; No. 4 on October 19, 1992 and No. 5 on July 14, 2010.
Section A1.1
As •indicated on the map, the Neighbourhood comprises three design precincts. The following
provides detailed guidelines for each of these precincts.
A1.1.1 Design Precinct No. 1
Within Precinct No. 1, residential development shall be limited to the provision of single
detached dwellings only. All new lots created in this precinct shall have minimum lot frontages of
approximately 15.0 metres and minimum lot depths ranging between approximately 33 metres
and 60 metres, un less the character of the area is such that a smaller lot frontage or smaller lot
depth is desirable.
A1.1.2 Design Precinct No. 2
Within Precinct No. 2, residential development shall be limited to the provision of single
detached dwellings only. All new lots created in this precinct shall have minimum lot frontages of
approximately 15.0 metres and minimum lot depths ranging between approximately 30 metres and
36 metres.
A1.1.3 Design Precinct No. 3
Within Precinct No. 3, residential development shall be limited to the provisions of single detached
and semi-detached dwellings. All new lots created in this precinct for semi-detached
dwellings shall have minimum lot frontages of approximately 10.5 metres and minimum lot
depths of approximately 30 metres. New lots for single detached dwellings shall have the same
minimum lot dimensions as new lots in Precinct No. 2.
Exception Despite the minimum frontage requirements for single detached dwellings within
Design Precinct No. 3, new lots for single detached dwellings within the subdivision
connecting Cowan Circle and Gillmoss Road (subdivision file SP -2008-02) are
permitted a minimum frontage of 11.0 metres.
Proposed Despite the minimum frontage requirements for new lots for single detached
Exception dwellings within Design Precinct No. 3, new lots for single detached dwellings
within subdivision file SP -2016-04 are permitted a minimum frontage of
10.5 metres and a minimum lot depth of 27 metres.
ATTACHMENT # I TO
REPORT RN [3-1A
—N
CLEOD CRESC€NT)
DAHLIA CRESCENT
11�
MAITLAND DRIVE
STAGHORN ROAD
rr
0
ROUGEMOUNT DRIVE
F
w
w
0
z
a
❑
❑
COWAN CIRCLE
HONYCOU
STER COURT
PW
1
GILLMOSS ROAD
O
T
w
❑
•••••4
om
t♦*tt••4
�t
tttttt +
►it•+/R+t+t♦t•••
••••••••1•••••
+ttttt+
►t+ttt
ttttt,
eu _
0
w
NOM
AO ROAD
SUBJEC T
PROPERTY
DemAmmonivan1111WIMMINI
Location Map
FILE: SP -2016-04 and A13/16
PICKERI NG
City Development
Department
APPLICANT: 702153 Ontario Limited
PROPERTY DESCRIPTION:Part Block M, Plan 418 and
Block 25, 40M-1366 (527 Gillmoss Rd)
Date: Jan 18,
2017
,y..(.q, u.nof R,. Cdrc.
yofp...QProdv.dl,•P.ijJnd.rLp.n..4pm ..
O9..Plv...,p.iJ..I/',Wrya newel Rawness.
IH hL.1..fl ..1 A nuM,l..ythd CM..mRIdiPrCanada, o.n. .fl of tri.111RiLeantdr.w.v1g.teien. d.1
P.}a..d.
aer En.l.prEH.I.. a..1.ppl.na.11.1011 ree.rv1d.64.We.p.I Ppwrly A1H.....N Cwponen.i.l Rs poOnes .I .M,'...Eyed.,
SCALE; 1:5,{)00
THIS IS 004A PLAIT OF S11RV€Y.
PN -12
ATTACHMENT #_ TO
rrr'oR- # 14'JL]1.�Il�
1 •
kkliA kr
F441 r44
-a:
s-MG/{nr N ROA b
C
cOWAnr;c1ME-
-Q4
4
PICKERING
City Development
Department
Air Photo Map
FILE: SP -2016-04 and A13/16
APPLICANT: 702153 Ontario Limited
PROPERTY DESCRIPTION:Part Block M, Plan 418 and
Block 25, 40M-1366 (5u 27 Gillmoss Rd)
ina CoryanVr
un of Me CHy of Picke, Praduud pn owl] und,r anfrom• Puw n. Pr1Mar. On,on>,Arn
itry Ifioira{Rii»rci.- -
�1 Hyltr• rea•rredde Her Maki,/Oaten in Right of Canada, Oepanment or llatwal ReroixctC qp 101. erved:
7uanal Erwerynw,u n n
, Mw onl t. aupplaep rk,hlarrrree.; O IAWeyal ProprrfyRunt C,...OM:400n •M n,,u,Phn at right. reamed.;
Date: Jan 18, 2017
SCALE: 1:5,000
1141S IS (IOTA PLAN OF SUR.IE Y.
PN -12
- Gillmoss Road
E
11.1 m
E
rN
11.1 m
E
,11
39.5 m
LAT 3
33sm
LOT 1N
11.6m
LOT 2
11.1m
N
LOT4
29.3m
52.0 m
LOT 5 „F
47.2
-_.....
LOT F
,.» 41.5 m
•`�
Mar 1
zip
46.0 m LOT 7
F
LOT 8 ry�9 Lts'
59.4 m
LAT 9 F / 2�
m
0
39.9m �
E
LOT 10
34.0m
LOCK 25
PIN. 26Jf1-0A5(LV
a.`
�s
3510
m -
11
7.6 m 49.66 m m
N
Submitted Draft Plan of Subdivision
C4 4
FILE No: SP 2016-04 and A13/16
PICKERING
APPLICANT: 702153 Ontario Limited
City Development
PROPERTY DESCRIPTION: Part Block M, Plan 418 and Block 25, 40M-1366 (527 Gillmoss Road)
Department
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
DATE: April 6, 2018
P