HomeMy WebLinkAboutInformation Report 19-01017
INFORMATION REPORT NO. 19-01
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 -2001-03
974582 Ontario Limited (Glenbrook Homes)
Part of Lot 22, Range 3, B.F.C.
(Lands on the east side of Liverpool Road, and
south of Wharf Street)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
the subject lands are located on the east side of Liverpool Road, south of
Wharf Street, and are currently vacant;
a property location map is provided for reference (see Attachment #1);
existing detached dwelling units are located north of the subject lands; the
Hydro Marsh is located to the east; a sewage pumping station and the
`Coolwater Farms' property are located to the south (which functioned previously as
a fish farm); and marina uses are located west of the subject lands across
Liverpool Road;
- some clearing of the property and the demolition of a detached dwelling have
occurred recently; a lot supporting an original dwelling has been severed from the
applicant's original landholding at the north most portion of the subject lands.
2.0 APPLICANT'S PROPOSAL
- the applicant proposes to establish three development blocks to support 17 "freehold"
townhouse units fronting onto Liverpool Road;
a fourth development block is proposed within the rear of the subject lands, to be
owned "cooperatively" by each future owner of the 17 townhouse units, and intended
to support vehicular access to the rear of the townhouse dwelling units, vehicle
parking for residents, patrons and the general public visiting the area, and seasonal
boat storage;
the applicant's proposed subdivision plan is provided for reference
(see Attachment #2);
the proposed townhouse dwelling units would be located on future lots providing a
minimum• lot frontage of 6.0 metres and a minimum lot area of approximately
155 square metres;
- the future lots are to be created by part lot control;
the proposed three-storey townhouse units would be capable of supporting office,
personal service and commercial uses within the ground floor;
the applicant's proposed building elevations are provided for reference
(see Attachment #3).
3.0 BACKGROUND
- the owner received approval of Zoning By-law Amendment Application A 23/99
from City Council in June 2000, subject to various conditions of approval being
fulfilled by the owner prior to an implementing zoning by-law being considered by
Council;
01 8 Information Report No. 19-01 Page 2
this zoning by-law amendment was approved in principle to permit townhouses,
commercial uses, public parking and boat storage on the subject lands;
- one of the conditions of rezoning was that the owner satisfy the City with respect to
the proposed method of lot creation; the owner, through this application for draft plan
approval, is fulfilling that condition;
- the City's Planning & Development Department is currently reviewing details of the
applicant's proposal through Site Plan Application S 1/01;
a northerly portion of the owner's original landholding supporting a detached
dwelling and associated accessory structure has been severed off through the approval'
of Land Severance Application LD 312/99;
- those severed lands, however, are still subject to related Zoning By-law Amendment
Application A 23/99;
the applicant's proposed development continues to be reviewed by the City within the
context of the Liverpool Road South Area Detailed Review process, and the related
City -initiated amendments to the Pickering Official Plan (OPA 01/001/P) that will
implement the Liverpool Road Waterfront Node Development Guidelines.
4.0 Oil HICIAL 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;
Frenchman Bay is identified as a "Waterfront Place", encouraged to be developed as
a focal point along the Lake Ontario waterfront, and encouraged to support a mix of
uses and attract people for a variety of reasons;
predominant uses within Waterfront Places may include marina, recreational, tourist
and cultural and community uses;
- residential and employment opportunities that support and complement the
predominant uses may also be permitted;
the scale of development shall be based on, and reflect the characteristics of the
specific Waterfront Place.
4.2 Pickering Official Plan
identifies the subject lands as being located within an "Urban Residential — Low
Density Area" within the Bay Ridges Neighbourhood;
permissible uses within this designation include residential uses, including townhouse
dwelling units, home occupations, limited offices and retailing of goods and services
serving the area, community, cultural and recreational uses and compatible
employment and special purpose commercial uses serving the area;
the Plan establishes a maximum density for residential development within this
designation of up to, and including, 30 units per net hectare;
the proposed development would provide a net site density of approximately
22.4 units per hectare (based on the proposed 17 lots being developed on
approximately 0.76 of a hectare of land);
the applicant's proposal conforms to the policies of the Plan, and will be reviewed
within the context of the Liverpool Road South Area Detailed Review process and the
emerging Liverpool Road Waterfront Node Development Guidelines;
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;
Information Report No. 19-01
Page3
019
- Liverpool Road, south of Annland Street, 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.
4.3 Zoning By-law 2520, as amended
the subject lands are currently zoned "01" — Public Open Space Zone, and
"M3" - Municipal Zone, by Zoning By-law 2520, as amended; •
this zoning will be changed in the future through the approval of an implementing
zoning by-law resulting from Zoning By-law Amendment Application A 23/99,
which has been approved in principle by City Council;
the applicant's proposed subdivision plan respects the development standards
anticipated to be imposed in that future implementing zoning by-law, including:
• a maximum 11.0 -metre townhouse height;
• a minimum 6.0 metre lot width;
• a maximum front yard setback of 3.0 to 4.5 metres, with permission for associated
awnings, porches and other entrance features to encroach into the resultant front
yards;
• the ability for a broad range of commercial uses to be established within the
ground floor of townhouse dwelling units, at an appropriate commercial unit size
and encouraging appropriate construction techniques to allow non-residential uses
to be easily established;
• an outdoor public parking area and boat storage area; and,
• appropriate parking to serve both residents and visitors, through garages within
the rear of the proposed dwelling units and an additional off-street parking space
for each of the residential and commercial units (in addition, parking can be
accommodated within the proposed public parking area);
no further amendments to the zoning by-law are warranted to implement the
applicant's proposed subdivision plan.
5.0 RESULTS OF CIRCULATION (See Attachments #4 to #7)
5.1 Resident Comments
- no resident comments have been received to -date;
5.2 Agency Comments
Canada Post — noted that mail delivery to the proposed freehold townhouse units with
potential commercial uses will be an extension to the door to door service currently
provided within that area (see Attachment #4);
Enbridge Consumers Gas — requests conditions of draft approval be imposed on their
behalf including the requirement of an overall utility distribution plan, and suggested
grading and locational criteria for the proposed gas lines (see Attachment #5);
No Objections or Concerns: - Durham District School Board and Le Conseil Scolaire
Public de District du Centre-Sud-Ouest (see Attachments #6 and #7 respectively).
5.3 Staff Comments
- in reviewing the proposed subdivision application to -date, the following matters have
been identified by staff for further review and consideration:
• ensuring the arrangement and shape of the proposed blocks is consistent with the
applicant's proposed site plan concept and anticipated zoning provisions;
Information Report No. 19-01
020
Page 4
• ensuring that the proposed development is compatible with, and sensitive to, the
envisioned "Great Lakes Nautical Village" theme encouragedfor the Liverpool
Road South Area;
• reviewing supporting technical submissions and reports to ensure that adequate
information is provided, and that technical requirements are met;
• encouraging the fulfillment of conditions of approval imposed by City Council
through the approval in principle of Zoning By-law Amendment Application
A 23/99; and,
• understanding the implications of the proposed "cooperative" ownership of the
parking/boat storage block;
a recommendation on the proposed draft plan, and the implementing zoning by-law
resulting from Council's earlier approval in principle of Zoning By-law Amendment
Application A 23/99 are anticipated to be forwarded to Council on August 7, 2001.
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 the proposed plan of
subdivision, 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.
7.0 OTHER INFORMATION
7.1 Appendix I
A list of neighbourhood residents, community associations, agencies and
City Departments that have commented on the applications at the tirne of writing this
report;
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 the following technical reports:
• a Stormwater Management Analysis, prepared by Sabourin Kimble & Associates
Ltd., and dated January, 2001; and,
• a Scoped Environmental Impact Study, prepared by Tarandus Associates Limited,
and dated March, 2001;
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, and
through the further review of related site plan and zoning by-law amendment
applications.
Information Report No. 19-01
Page 5
021
7.3 Company Principal
- the applicant, Mr. Joe Winters, is the principal of 974582 Ontario Limited (Glenbrook
Homes).
Ron Taylo
Planner 2
RST/jf
Copy: Director, Planning & Development Department
Catherine Rose
Manager, Policy
022
APPENDIX I TO
INFORMATION REPORT NO. 19-01
COMMENTING RESIDENTS AND LANDOWNERS
(1) none to date
COMMENTING AGENCIES
(1) Canada Post
(2) Enbridge Consumers Gas
(3) Durham District School Board
(4) Le Conseil Scolaire Public de District du Centre -Sud -Quest
COMMENTING CITY DEPARTMENTS
(1) Planning & Development Department
ATTACHMENT #_L__TO
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PROPERTY DESCRIPTION
PT. OF LOT 22, RANGE 3, B.F.C.; PT. 1, 40R-20140; PTS. 2 & 3 & PT. OF PT. 1, 40R-16146
OWNER GLENBROOK HOMES
DATE JUN 20, 2001
DRAWN BY RC
APPLICATION No. SP -2001-03; A 23/99
SCALE 1:7500
CHECKED BY RT
FOR DEPARTMENT USE ONLY PN -3 PA-
024
ATTACHMENT# TO
INFORMATION REPORT# q
APPLICANT'S PROPOSED SUBDIVISION PLAN
SP -2001-03
GLENBROOK HOMES
1 I 1 , I
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LANDS SUBJECT TO A 23/99
LANDS SUBJECT TO SP -2001-03
THIS MAP WAS PRODUCED BY THE CITY OF PICKERING
PLANNING & DEVELOPMENT DEPARTMENT,
INFOREIATION a SUPPORT SERVICES,
JUNE 20, 2001.
ATTACHMENT# 3 TO n
INFORMATION REPORT# VI" 01
APPLICANT'S PROPOSED BUILDING ELEVATIONS
SP -2001-03
GLENBROOK HOMES
025
REAR ELEVATION - EAST SIDE
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END UNE- ELEVATION - NORTH SIDE
END UNIT ELEVATION - 50JTH SIDE END UNIT ELEVATION - SOUTH SIDE
THIS MAP WAS PRODUCED BY THE CITY OF PICKERING
PLANNING & DEVELOPMENT DEPARTMENT,
INFORMATION 8 SUPPORT SERVICES,
JUNE 20, 2001.
026
DELIVERY PLANNING
1860 MIDLAND AVE 2ND FL.
SCARBOROUGH ON MIP 5A1
ATTACHMENT# H TO
INFORMATION REPORT# 11 ^()
CANADA
POST
(416)285-5385(T)
(416)285-7624(F).
June 28, 2001
Mr. R. Taylor
Planning & Development
City of Pickering
1 The Esplanade
Pickering On LIV 6K7
Dear Mr. Taylor,
RE: Draft Plan of Subdivision Application S -P-2001-03
974582 Ontario Limited (Glenbrook Homes)
Part of Lot 22, Range 3, B.F.C.
(Lands on the east side of Liverpool Rd and south of Wharf St)
City of Pickering
The delivery mode for the freehold townhouse units with potential commercial uses
will be an extension of door to door service.
No community mailboxes will be required for this development.
If you have any questions, please call me at 416-285-5385.
Sincerely,
Debbie Greenwood
Delivery Planner
C /? " •
Plc k
o
ir,tfijo `4e
RECEIVED
JUN 2 9 20U1
CI I Y Oi, PICKERING
PLANNING AND
DEVELOPMENT DEPARTMENT
ATTACHMENT#_5—_TO
INFORMATION REPORT# "I
500 Elgin Mills Road East
Richmond Hill Ontario IAC 5G1
2001-06-27
-MRN CARROLL
PLANNING DEPT
CITY OF PICKERING-MUNICIPAL BLDG
1 THE ESPLANADE
PICKERING ON L1V 6K7
027
ENBRIDGE
Consumers Gas
RECEIVED
JUN 2 9 '2001
CIr v. ui•!G
PLANNUC4'ND
DEV17,0PMENT L`2PAATMENT
Dear Sirs
Re: APPLICATION FOR APPROVAL OF A PLAN OF SUBDIVISION
DURHAM FILE: S -P-2001-03
REF NO.: 66035
APPLICANT: GLENBROOK HOMES
0 `Q
It is requested that the following conditions be included in the subdivision agreement.
The owner is to co-ordinate the preparation of an overall utility distribution plan to the
satisfaction of all effected authorities.
Streets are to be constructed in accordance with the municipal standards.
The owner shall grade all streets to final elevation prior to the installation of the gas lines, and
provide the necessary field survey information required for the installation of the gas lines, all to
the satisfaction of Enbridge Consumers Gas.
All of the natural gas distribution system will be installed within the proposed road allowances
therefore easements will not be required.
Yours Truly,
ox
Planning Supervisor
(905) 883-2613
HW/swc
() 8
THE
DURHAM
DISTRICT
SCHOOL
BOARD
Facilities Services
100 Taunton Road East
Whitby, Ontario
LIR 2K6
Telephone: (905) 666-5500
1-800-265-3968
ax: (905) 666-6439
ATTACHMENT# (;) TO
INFORMATION REPORT# I q - G
June 27, 2001
The Corporation of the
City of Pickering
Pickering Civic Complex
One The Esplanade
Pickering, Ontario
L1 V 6K7
Attention: Mr. Ron Taylor
Dear Mr. Taylor,
RECEIVED
JUN 2 8 2001
CITY POLAFNNING PICKANDERING
DEVELOPMENT DEPARTMENT
RE: Draft Plan of Subdivision Application S -P-2001-03
974582 Ontario Limited (Glenbroolc Homes)
Part of Lot 22, Range 3, B.F.C.
(East -side of Liverpool Road; south of Wharf Street)
City of Pickering
Staff has reviewed the information on the above noted application and has
the following comments...
Approximately 9 elementaiy pupils could be generated by the
above noted application.
2. It is intended that any pupils generated by the above noted plan of
subdivision, be accommodated within an existing school facility.
Under the mandate of the Durham District School Board, staff has
no objections.
Yours truly,
a4cLiu.)&2
Christine Nancekivell,
Planner
CN:em
l:\PROPLA N\DA"rA1Pl.NG\S1ln\S P200I -03a
ATTACHMENT# 1 TO
INFORMATION REPORT# 1� 01
61,uciGseolar:.w frd &. de, dst,•ict dw (re cti..-dud Ouest
June 18, 2001
Mr. N. Carroll
Director of Planning Department
City of Pickering
Municipal Building
1 The Esplanade
Pickering, Ontario
L1V 6K7
029
yl.9I22I ✓{.I /Y0,Ji
President
✓ i' Otedanne,
Directrice de ('education
et secretaire-tresoriere
I JUN 2 1 2001
CITY KPICKERING
PICKERING, ARI
RECEIVED
JUN 2 1 2001
CITY OF PICKERING
DEVELOPMENT DEPND
ARTMENT
SUBJECT: File no S -P-2001-03— Lot 22 — Conc BF3 — Glenbrook Homes
Ref. No 66038 — City of Pickering
In response to your letter dated June 12, 2001 we looked at the revised plan and
confirm that we have no comments or objections.
Director of Planning and Maintenance Services
uzanne Labrecque
Siege social - 116 Cornelius Parkway, Toronto (Ontario) M6L 2K5 90 (416) 614-0844 gander,/(416) 397-2012
Secteur des affalres - 1, promenade Vanier, bureau 101, Welland (Ontario) Lia 1A1 52/04mo (905) 732-4280 9I/npth„-: (905) 732-1628
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