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HomeMy WebLinkAboutInformation Report 18-01001 INFORMATION REPORT NO. 18-01 FOR PUBLIC INFORMATION MEETING OF July 12, 2001 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Draft Plan of Subdivision SP -2001-01 Zoning By-law Amendment Application A 11/01 Danlu Holdings Limited Block 14 and Part of Block 19, Plan 40M-1981 (Lands east of Altona Road, and south and west of Sparrow Circle) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION the subject lands are located on the east side of Altona Road, and south and west of Sparrow Circle, and are currently vacant; a property location map is provided for reference (see Attachment #1); recently -constructed residential dwelling units (semi-detached, townhouse and quadruplex units) surround the subject lands to the north, east and south, and form part of Plan of Subdivisions 40M-1981 and 40M-1827; an Ontario Hydro Corridor and lands zoned "G" — Greenbelt and "A" — Agricultural (and supporting a detached residence) are located west of the subject lands across Altona Road. 2.0 APPLICANT'S PROPOSAL the applicant proposes to create "freehold" lots to support 3 detached dwellings and 40 townhouse units fronting onto a new public street; the applicant's proposed subdivision plan is provided for reference (see Attachment #2); the proposed lots supporting detached dwellings would be "wide -shallow" lots providing frontages of approximately 20 metres and lot areas of approximately 200 square metres; the proposed lots supporting townhouse units would comply with the current lot size requirements in the zoning by-law applicable to the subject lands, which requires a minimum lot frontage of 4.8 metres and a minimum lot area of 95 square metres; the proposed zoning by-law amendment would permit the 3 detached dwellings to be constructed, and would establish specific zoning standards for that development to adhere to; the applicant intends to construct the proposed townhouse units in conformity with the current zoning provisions applicable to the subject lands, save and accept a reduction in the required minimum 6.0 metre rear yard depth to 5.0 metres and reduction in the minimum 4.5 metre front yard depth to 2.6 metres provided by one townhouse unit (located on proposed Block 4 — Unit 3 on the enclosed subdivision plan); the reduced front yard depth proposed by the applicant for the one proposed townhouse unit was not explicitly specified in the original notice circulated for this application (but is shown on the applicant's proposed subdivision plan); a table outlining applicable zoning standards for the proposed townhouse units and a listing of the proposed zoning standards for the detached dwellings is provided in Appendix II to this Report. O 0 21nformation Report No. 18-01 Page 2 3.0 BACKGROUND in September, 1997, the owner received approval of a zoning change to allow a range of housing types to be established on the subject lands (including semi-detached, townhouse and quadruplex dwelling units); the subject lands were zoned in conjunction with surrounding lands that now support a variety of housing types, and form part of Plan of Subdivision 40M-1981; at that time, 55 condominium townhouse units were contemplated on the subject lands; in 1999, the owner applied to amend the zoning on the subject lands to allow only townhouse units, with revised development standards to implement a proposed 64 -unit condominium townhouse development; through the review of that zoning by-law amendment application, and in order to maintain appropriate development standards, the applicant's plan was revised, proposing a 54 -unit condominium townhouse development; that zoning change, as revised, was approved by City Council in 2000, and the owner subsequently applied for approval of a plan of condominium (Draft Plan of Condominium Application 18 -CDM -97006); the applicant has not pursued the submitted draft plan of condominium, and this new subdivision application proposing 40 townhouse units and 3 detached dwellings is intended to replace that condominium application. 4.0 OFFICIAL PLAN AND ZONING 4.1 Durham Regional Official Plan identifies the subject lands as being within a "Living Area", where development is intended to be predominantly for housing purposes; the proposal appears to conform to this designation. 4.2 Pickering Official Plan identifies the subject lands as being located within an "Urban Residential — Medium Density Area" within the Highbush Neighbourhood; permissible uses within this designation include residential uses, including both detached and townhouse dwelling units; the Plan establishes a density range for residential development within this designation of over 30 and up to, and including, 80 units per net hectare; the proposed development would provide a net site density of approximately 60.9 units per hectare (based on the proposed 43 lots being developed on approximately 0.71 of a hectare of land); the applicant's proposal conforms to the policies of the Plan; in establishing performance standards, restrictions and provisions for development within Urban Residential Areas, City Council shall have particular regard to protecting and enhancing the character of established neighbourhoods, considering such matters as building height, yard setbacks, lot coverage, access to sunlight, parking provisions and traffic implications; Sparrow Circle is identified as a "Local Road", designed to carry local traffic and to provide access to individual properties, to other local roads and collector roads; the proposed new public street serving the proposed development would function as a "Local Road". 4.3 Zoning By-law 3036, as amended - the subject lands are currently zoned "RMI -5" — Multiple Attached Residential Dwelling Units, by Zoning By-law 3036, as amended by By-laws 5107/97 and 5636/00; Information Report No. 18-01 Page 3 003 - the existing zoning permits only multiple attached townhouse dwelling units on lots providing a minimum lot frontage of 4.8 metres and a minimum lot area of 95 square metres; an amendment to the zoning by-law is required to allow the development of 3 detached dwelling units to be established on "wide -shallow" lots, and to consider a reduction in the current minimum rear yard depth and front yard depth requirements in the zoning by-law to accommodate the siting of one proposed townhouse dwelling unit (identified as Block 4 — Unit 3 on the applicant's proposed subdivision plan); the current zoning by-law requirements for townhouse dwelling units and the applicant's proposed development standards to be applied to the 3 proposed detached dwellings are outlined in Appendix II to this Report. 5.0 RESULTS OF CIRCULATION (See Attachments #3 to #8) 5.1 Resident Comments - no resident comments have been received to -date; 5.2 Agency Comments Veridian Connections — has no objection to the proposed development and requests a copy of first submission civil design plans so they can complete a preliminary design and estimate (see Attachment #3); Canada Post — requests conditions of draft approval regarding the location and installation of a temporary and permanent Community Mailbox, and required sidewalk, boulevard and curb works serving the mailbox (see Attachment #4); Bell Canada — requests conditions of draft approval be imposed on their behalf addressing the location and installation of underground servicing (see Attachment #5); No Objections or Concerns: - Durham District School Board, Hydro One Networks Inc. and Durham Catholic District School Board (see Attachments #6 to #8 respectively). 5.3 Staff Comments in reviewing the application to -date, the following matters have been identified by staff for further review and consideration: • ensuring that the proposed development is compatible with, and sensitive to, surrounding existing residential development; • ensuring that the proposed street, lotting pattern and dwelling designs maintain a high quality residential streetscape; • reviewing supporting technical submissions and reports to ensure that adequate information is provided, that technical requirements are met and that previous commitments made through the approval and review of past applications is maintained; and, • reviewing the implications of "wide -shallow" lots, including the treatment of associated amenity areas, the impact of dwellings on these lots located c?ose to abutting rear yards of other properties, and determining their impact on the resultant streetscape. 004 Information Report No. 18-01 Page 4 6.0 PROCEDURAL, INFORMATION - written comments regarding this proposal should be directed to the Planning & Development Department; oral comments may be made at the Public Information Meeting; all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; if you wish to be notified of Council's decision regarding either the proposed plan of subdivision or zoning by-law amendment application, you must request such in writing to the City Clerk; if a person or public body that files an appeal of a decision of the Regional Municipality of Durham in respect of the proposed plan of subdivision does not make oral submission at the public meeting, or make written submissions to the Regional Municipality of Durham before the proposed plan of subdivision is approved or refused, the Ontario Municipal Board may dismiss the appeal; if you wish to reserve the option to appeal Council's decision of the proposed zoning by-law amendment application, you must provide comments to the City before Council adopts any by-law for this proposal. 7.0 OTHER INFORMATION 7.1 Appendices Appendix I - list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing this report; Appendix II - outline of existing zoning requirements and proposed development standards applicable to this proposal. 7.2 Information Received full scale copies of the Applicant's submitted plan are available for viewing at the offices of the City of Pickering Planning & Development Department; the City of Pickering is in receipt of a Planning Report, prepared by Grant Morris Associates Limited, and dated March 26, 2001, which contains the following technical information provided through the consideration of previous draft plan of subdivision 18T-97001, which contains the subject lands: • a Stormwater Management Design Brief, prepared by Sabourin Kimble & Associates Ltd., and dated December, 1996; • a Preliminary Site Servicing and Grading Plan and Brief, dated December, 1996; • a Detailed Noise Control Study, prepared by S. S. Wilson Associates, and dated August 3, 1999, and accompanying addendum, dated September 9, 1999; • an Archaeological Assessment, prepared by Archaeological Services Inc., and dated August 21, 1997; • an Edge Management Report, dated December, 1996, and Tree Preservation Report, dated January 10, 1997, both prepared by Paul Cosburn Associate, Limited; and, • a Phase I Environmental Site Assessment, dated September 17, 1996, and Geotechnical Investigation, dated September, 1996, both prepared by V. A. Wood Associates Limited; - the need for updated information and/or addendums to these reports will be determined through the review and circulation of the applicant's current proposal. Information Report No. 18-01 Page 5005 7.3 Company Principal - the applicant, Mr. Grant Morris, advises that the principal of Danlu Holdings Limited is Mr. Rick D'Andrea. on Taylor Planner 2 RST/pr Copy: Director, Planning & Development Department Lynda T2ylor, MCIP, P Manager, Current erations 006 APPENDIX I TO INFORMATION REPORT NO. 18-01 COMMENTING RESIDENTS AND LANDOWNERS (1) none to date COMMENTING AGENCIES (1) Veridian Connections (2) Canada Post (3) Bell Canada (4) Durham District School Board (5) Hydro One Networks Inc. (6) Durham Catholic District School Board COMMENTING CITY DEPARTMENTS (1) Planning & Development Department 007 APPENDIX II TO INFORMATION REPORT NO. 18-01 Existing and Proposed Zoning Provisions Draft Plan of Subdivision S -P-2001-01 Zoning By-law Amendment Application A 11/01 ZONING PROVISIONS TOWNHOUSE UNITS (zoning standards required through By-law 5107/97, as amended by By-law 5636/00) DETACHED DWELLINGS (applicant's proposed zoning standards to be applied to "wide shallow" lots) Lot Area (minimum) 95 square metres 200 square metres Lot Frontage (minimum) 4.8 metres 20 metres Front Yard Depth (minimum) 4.5 metres (proposed 2.6 metre minimum front yard depth for proposed Block 4 — Unit 3 only) 2.6 metres Side Yard Width (minimum) 1.2 metres, 0 metres, or, 0 metres, 0 metres 4.0 metres Flankage Side Yard Width (minimum) 2.7 metres To be determined (applicable to proposed Lot 1) Rear Yard Depth (minimum) 6.0 metres (proposed 5.0 metre minimum rear yard depth for proposed Block 4 — Unit 3 only) 1.2 metres Building Height (maximum) 12 metres To be determined Gross Floor Area (minimum) 95 square metres To be determined (100 square metres is typical City standard for detached dwellings) Building Separation (minimum) 2.4 metres To be determined Other Specific Provisions • 4.8 metre minimum unit width • one private garage per unit, providing minimum 6.0 metre setback To be determined, and including consideration of: • garage projection • parking requirements For a complete listing of all applicable zoning provisions for townhouse dwelling units, please refer to City of Pickering By-law 5107/97, as amended by By-law 5636/00. Although the applicant has requested a number of specific zoning provisions to apply to the proposed detached dwelling units, alternatives may be recommended by the Planning & Development Department to maintain City by-law standards. 008 ATTACHMENT#....L_TO �^ INFORMATION REPORT# ( 75 ' C 1 SANITARY TRUN FINCH AVENUE O 11101114, • -00 ellimat. 1*I'4jT +_���� CCMINN PINE 11111111111111 AVENUE ft11 IIIIIIIa an IIIIImo WO, 1111 IIIIIIIIIIIII MI —_ INN 0111111"= Wine • Z WESTCREEK _1111►��� F. -_- 11111D,% TRANOUIL rittleGROVE =4111111 l 1 1 j�6 ATERFORD SENATOR O �- 1111111111_ -��1111111111 Nam 111► Z at a1111. Nam 11 uiiiII� STR T NCR ST T 111111111 /1111111 LAWSON WATERFORD C STREET s LINE FINCH AVENU O SUBJECT PROPER G0O O INN I. NMI MIMI NMI 1.1111111111111111:. SUMMERPARK CRE S. INN OMB OMNI MIMI NMI MINI ivu U EMI -- SUMMERPARK ORES /111111 \11111 WOODSMERE Illi 4111 CRESCENT �I minim =mime min =a mems MINI 111111 GATE Wfi, T. VIEW WON.milaimmN. Mie mmow.. i. Nim 1111111 0 IIIIN MMEMMIS MEI MINIM MIME LANE 0 W a C.N.R TWYN RNERS DRNE ) SHEPPARO 1 I I I I i I I I I N U 1 1 1 �-=I I l i l v 1 IIIIIIIII11II1 AVENUE t City of Pickering Planning & Development Department PROPERTY DESCRIPTION BLOCK 14 AND PART OF BLOCK 19, 40M-1981 OWNER DANLU HOLDINGS LTD. DATE JUN 20, 2001 APPLICATION No. SP -2001-01; A 11/01 SCALE 1:7500 DRAWN BY RC CHECKED BY RT FOR DEPARTMENT USE ONLY PN -10 PA- ATTACHMENT#_2,..TO INFORMATION REPORT# CC` OI APPLICANT'S PROPOSED SUBDIVISION PLAN SP -2001-01; A 11/01 009 LU*L 51Lp A. 1 1 5 1 4 d➢ 15 1 1 rtiir.Ir el. /it or: V I I Ii7 I I i. _i --IG:. �1-1—I- 1 1 1 1 sWN 11Vof t000111190H I 1 1 1 I 11 I 1 T MIS MAP WAS PRODUCED RY THE CITY OF PICKER/NG PUNNING & DEVELOPMENT DEPARTMENT, INFORMATION & SUPPORT SERVICES, JUNE 21, 2001. 010 ATTACHMENT#, TO INFORMATION REPORT# .0 1 PIFT-7-114'rzo MAY 7 1001 DEVELDPMENTDEPA.ITMENT VERIDIAN CONNECTIONS DEVELOPMENT APPLICATION REVIEW PROJECT NAME: Danlu Holdings Limited ADDRESS/PLAN: Lot 32, Concession 1 MUNICIPALITY: Pickering REP. NO.: S -P-2001-01 Durham Region Ref No. 65977 SUBMISSION DATE: April 30, 2001 1. Veridian Conneciiona has no objection to the proposed development. Please forward a copy of first submission civil design so that a prclkninary design and estimate can be completed. Technical Representative- Fred ltalninger Telephone 427-9870 Ext. 3255 1,1>/cit V:1V�ord Do. mann\Vrxidhn\aAyinwinp, a<CNA Auction \Uerebpnwnr ApprwWnn fAvIew\PIcketing 2ErA Iw.nk. Iioldinre I.td.. Lor 3; Conctokdr I • i'l:ltringdea ZO/ZO 'd 020 619 906 'ON XU NdI0IN3A Wd ES:10 NOW IOOZ-LO-Adl DELIVERY PLANNING 1860 MIDLAND AVE 2ND FL. SCARBOROUGH ON MIP 5A1 ATTACHMENT# TO INFORMATION REPORT# I 16 -DI CANADA POST - 011 (416)285-5385 (T) (416)285-7624 (F) June 1, 2001 Mr. N. Carroll Director of Planning City of Pickering 1 The Esplanade Pickering On Ll V 6K7 RECEIVED JUN - 5 2001 CITY OF PICKERING PLANNING AND DEVELOPMENT DEPARTMENT RE: APPLICATION FOR APPROVAL OF A PLAN OF SUBDIVISION DURHAM REGION FILE: S -P-2001-01 APPLICANT: DANLU HOLDINGS LIMITED LOT: 32 CONCESSION: 1 CITY OF PICKERING REF.NO.: 65981 Dear Mr. Carroll, JUN - 4 2001 CITY OF PICKERING PICKERING, ONTARIO Thank you for the opportunity to comment on the above noted application. Please note our new conditions below. As a condition of draft approval, Canada Post requires that the owner/developer comply with the following conditions: - The owner/developer agrees to include on all offers of purchase and sale, a statement which advises the prospective purchaser that mail delivery will be from a designated Community Mailbox. - The owner/developerwill be responsible for notifying the purchaser of the exact Community Mailbox locations prior to the closing of any home sale. - The owner/developer will consult with Canada Post Corporation to determine suitable locations for the placement of Community Mailbox and to indicate these locations on the appropriate servicing plans. ATTACHMENT# t`i TO INFORMATION REPORT# 1 0 012 -2- The owner/developer will provide the following for each Community Mailbox site and include these requirements on the appropriate servicing plans: - An appropriately sized sidewalk section (concrete pad) as per municipal standards, to place the Community Mailboxes on. - Any required walkway across the boulevard, as per municipal standards. - Any required curb depressions for wheelchair access. The owner/developer further agrees to determine and provide a suitable temporary Community Mailbox location(s), which may be utilized by Canada Post until the curbs, sidewalks and final grading have been completed at the permanent Community Mailbox locations. 'This will enable Canada Post to provide mail delivery to new residence as soon as the homes are occupied. I trust that this information is sufficient, however, should you require further information, please do not hesitate to contact me the above number or mailing address. Sincerely, Debbie Greenwood Delivery Planner cc: R. Szarek, Durham Region a:utildraw.aam ATTACHMENT# 5 TO INFORMATION REPORT # - 0 1 Right of Way ,F1 5 - 100 Borough Drive Scarborough, Ontario. M1P 4W2 Tel: 416 296-6291 Fax: 416 296-0520 June 12, 2001 City of Pickering Planning Department Municipal Building 1 The Esplanade .Pickering, Ontario ATTENTION: Mr. N. Carroll RE: DRAFT PLAN OF Subdivision File No: S -P-2001-01 Danlu Holdings Limited Finch and Altona Lot 32, Concession 1 Town of Pickering 013 RECEIVED JUN 1 5 2001 CITY OF PICKERING PD DEVELOPMENT DNG EPARTMENT Thank you for your letter of April 30, 2001 concerning the above proposed Subdivision. Would you please ensure that the following paragraphs are/ have been included as conditions of Draft Plan Approval: 1 - Bell Canada shall confirm that satisfactory arrangements, financial and otherwise, have been made with Bell Canada for any Bell Canada facilities serving this draft plan of subdivision which are required by the Municipality to be installed underground; a copy of such confirmation shall be forwarded to the Municipality. 2 - The Owner shall be requested to enter into an agreement (Letter of understanding) with Bell Canada complying with any underground servicing conditions imposed by the municipality and if no such conditions are imposed, the owner shall advise the municipality of the arrangement made for such servicing. If there are any conflicts with existing Bell Canada facilities or easements, the Owner/Developer shall be responsible for re- arrangements or relocation. If you have any questions, please contact: Sue Spataro at 416 296-6599. Yoars tru y, oung Manager - Right of Way 014 THE DURHAM DISTRICT SCHOOL BOARD Fadfides Services 400 Taunton Road East Whitby, Ontario LIR 2K6 Telephone: (905) 666-5500 I-800-265-3968 Fax: (905) 666-6439 ATTACHMENT# G TO INFORMATION REPORT# 1 �S d May 7, 2001 The Regional Municipality of Durham Planning Department 1615 Dundas Street East 4th Floor, Lang Tower West Building, Box 623 Whitby, Ontario L1N 6A3 Attention: Mr. Richard Szarek Dear Mr. Richard Szarek RE: Application for Approval of Plan of Subdivision S -P-2001-01 Danlu Holdings Limited Lot 32, Concession I City of Pickering Ref. No.: 65975 RECEIVED MAY 8 2001 CITY OF PICKERING DEVELOPMENT DEPARTMENT Staff has reviewed the information on the above noted application and has the following comments... 1. Approximately 22 elementary pupils could be generated by the above noted application. 2. It is intended that any pupils generated by the above noted be accommodated within existing school facilities. 3. Under the mandate of the Durham District School Board, Staff has not objections. Yours truly, Christine Nancekivell, Planner c.c. Mr. Neil Carroll, Director of Planning, Town of Pickering CN:em I:\PROPLAN\DATA\PLNG\StJB\SP2001-01 DURHAM REGION The Regional Municipality of Durham Planning Department 1615 Dundas St. E. 4th Floor, Lang Tower West Building • P.O.Box 623 Whitby, ON LIN 6A3 (905).728-7731 Fax: (905)'436-6612 www region durham on ca A.L. Georgieff,'MCIP,RPP Cgmmissioner of Planning ATTACHMENT# 7 TO INFORMATION REPORT# 1 16 —01 Paul Dockrill Real.Estate Assistant Corporate. Services - Real. Estate Hydro One Networks Inc. Corporate Services - Real;Estate• 483 Bay Street, 12th Floor - Toronto ON 'MSG 2P5 Dear Mr: Dockrill:. ,• Re: Application for Approval of a Plan of Subdivision Durham Region File No: S -P-2001-01 Applicant: Danlu Holdings Limited Lot: 32 • Concession: 1 Municipality: City of Pickering Also.Quote Ref. No.: 55478• 01.5 TACEOV 1.1 MAY L 2 2001 CITY OF PICKERING PICKERING, ONTARIO RECEIVED • MAY 222001 CITY OF.1.10KLF;ti'dQ DEVELOPMENT Dt PARTMENT • We are circulating this new application for your comments, As we wish to consider the application expeditiously, we respectfully request your comments within 30 days. • • Also, please send a copy of•your comments to: ts._ • Mt. N. Carroll .Director of Planning Planning Department City of Pickering Municipal Building 1 The Esplanade Pickering, ON • L1V 61(7 Please call me if you have any questions. Yours truly, Richard Szarek Current Operations •Brandi Encl. 2 plans 1, application Date: i ratiorl concemt( g We b rasion the : • ',.. csal ;ing c+!s subdivision d s io ODJECTI0Ya to tha proposdea t:Notts Inc. ldoUL Masa bo pro•,> dplanasprssay% adaisE/1 that Oar cor; pandence is required T. inium• ranter s�"�%I � vJi:tfir t n"11 %E'�t(i A�n11^t::1�t • 100V. Posl Consumer ATTACHMENT# TO INFORMATION REPORT# I "° 1, a THE DURHAM CATHOLIC DISTRICT SCHOOL BOARD Catholic Education: Learning & Living in Faith May 16, 2001 Richard Szarek Current Operations Branch Planning Department The Regional Municipality of Durham 1615 Dundas St. E., Box 623 4th Floor Lang Tower, West Building Whitby, ON L1 N 6A3 Dear Mr. Szarek: RE: APPLICATION FOR APPROVAL OF PLAN OF SUBDIVISION S -P-2001-01 DANLU HOLDINGS LIMITED LOT 32, CONCESSION 1 CITY OF PICKERING REF. No.: 65976 RECEIVED MAV 1 8 2001 CITY OF pICf O 1N° DEVELOPMENT O.PARTMENT At the Regular Board Meeting of May 14, 2001 the following motion was approved: "THAT the Durham Catholic District School Board indicate in its comments to the Regional Municipality of Durham and the City of Pickering that the Board has no objection to Plan of Subdivision S -P-2001-01." The subject lands affected by this Plan of Subdivi$ion fall within the catchment area of St. Elizabeth Seton Catholic Elementary School, located at 490 Strouds Lane in Pickering. The projected student yield from this development is 9 students. Sincerely yours, Gerry O'Neill Controller of Planning and Admissions cc: N. Carroll, Director of Planning, City of Pickering GON:SMR:smr 650 Rossland Road West, Oshawa. Ontario L1.1 7C4 Telephone (905) 576-6150 Support Services, Fax (905) 576-1981 Grant A. Andrews, B.A.. M. Ed. - Erector of Education/Secretary/Treasurer