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INFORMATION REPORT NO. 20-01
FOR PUBLIC INFORMATION MEETING OF
AUGUST 9, 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 -2001-05
Zoning By-law Amendment Application A 14/01
Marshall Homes (Altona) Ltd. on behalf of M. J. Mitchell and M. L. Pyper
Lot 6 and Part of Lots 3, 4, and 5, Plan 506
314 - 350 Finch Avenue
(North side of Finch Avenue, east of Altona Road)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
the subject lands are located on the north side of Finch Avenue, east of Altona Road;
a property location map is provided for reference (see Attachment#1);
the subject property is supporting a detached dwelling; the majority of the property is
currently vegetated;
Surrounding land uses are:
north - York -Durham sewer corridor and CPR rail line;
south - on the opposite side of Finch Avenue are residential properties and
a commercial property at the south-east comer of Finch Avenue
and Altona Road;
east vacant lands and wooded areas;
west existing residential property and vacant land.
2.0 APPLICANT'S PROPOSAL
Marshall Homes (Altona) Ltd., on behalf of the owners, have submitted an
application for approval of a draft plan of subdivision and an application to amend the
zoning by-law in order to implement the proposed draft plan;
the applicant's proposed subdivision plan is provided for reference (see
Attachment #2);
the draft plan proposes the creation of one new municipal street, extending north from
Finch Avenue and curving westward before terminating in a cul-de-sac design;
all of the proposed lots will front directly onto the proposed new street;
the proposed lot mix includes 43 lots for single detached dwellings having a
minimum lot frontage of 7.5 metres;
the draft plan design does not propose any lots that have direct frontage on
Finch Avenue, but rather reverse lots that will back onto Finch Avenue or lots that
flank onto Finch Avenue;
all lands within the subject property are proposed to be developed as part of the draft
plan of subdivision, and no part of the subject lands are to be developed with abutting
lands.
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
the Durham Regional Official Plan designates the subject lands as Living Area, where
development is intended to be predominantly for housing purposes;
Page2 039
Information Report No. 20-01
the draft plan appears to be in close proximity to lands designated as Open Space
Linkages, which recognizes an east -west ecological linkage known as the
Rouge -Duffin Corridor;
Finch Avenue where it abuts the draft plan is designated as a Type B Arterial Road;
the proposal appears to conform to the designations;
3.2 Pickering Official Plan
designates the subject lands as Urban Residential Area —Low Density Area;
permissible uses within this designation include residential uses, including detached
dwellings units;
- the Plan establishes a density range 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 30.28
units per hectare (based on 43 lots being developed on approximately 1.42 hectares of
land);
- the applicant has advised that they will be making modification to the draft plan to
ensure the density requirements of the Official Plan will be achieved;
- the subject lands abut lands to the north and east designated as Open Space System -
Natural Areas',
- ' the exact boundaries of the Open Space System - Natural Areas will be determined
with relevant agencies and considering the results of a required environmental report;
- through the settlement of an appeal to the Pickering Official Plan, it has been
determined that the boundary of the Open Space System - Natural Areas designation
is coincident with the north and east property limits; any additional land required for
buffers or edge management will be determined through the review of the required
environmental report;
- permissible uses within the Open Space System - Natural Areas designation include
conservation, environmental protection, restoration and passive recreation;
- Schedule II of the Pickering Official Plan — "Transportation Systems" designates
Finch Avenue where it abuts the draft plan as a Type B Arterial Road;
- Type B Arterial Roads carry moderate volumes of traffic at moderate speeds, with
some access restrictions; they generally have a right-of-way width of between
30 - 60 metres;
- the proposed new public street serving the proposed development would function as a
Local Road;
- Schedule III of the Pickering Official Plan - Resource Management designates lands
in close proximity to the subject lands as Rouge-Duffins Wildlife Corridor and
Shorelines and Stream Corridors;
- Section 10.17 of the Official Plan clarifies that the boundary of the Rouge-Duffins
Wildlife Corridor coincides with boundary of the Open Space System - Natural Areas
designation; this section of the Plan also requires an environmental report to address
setback, buffers, edge management, and stormwater;
- the exact boundaries of the Shorelines and Stream Corridors will be determined in
consultation with the relevant agencies, and in consideration of an environmental
report that is required in accordance with Official Plan policies;
- the proposal is within the Rouge Park Neighbourhood and a Detailed Review Area,
for which Council has adopted the Rouge Park Neighbourhood Development
Guidelines;
- the Rouge Park Neighbourhood Development Guidelines plan identifies a potential
access location on the subject lands in the approximate location of the proposed street
that intersects with Finch Avenue;
- the guidelines identifies a Neighbourhood Focus at the corner of Finch Avenue and
Altona Road that extends onto the subject lands;
- the subject applications will be assessed against the policies and provisions of the
Pickering Official Plan during the further processing of the applications;
040 Information Report No. 20-01
Page 3
3.3 Zoning By-law 3036, as amended
the subject lands are currently zoned "A" — Rural
Zoning By-law 3036, as amended;
the existing zoning permits a range of agricultural uses, one
recreational and community institutional uses, and selected
uses;
an amendment to the zoning by-law is required to allow
proposed draft plan of subdivision.
A griculture Zone, by
detached dwelling, some
agricultural commercial
the development of the
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
- no resident comments have been received to -date;
4.2 Agency Comments
- no comments from any of the circulated agencies have been received to date;
4.3 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 in compliance with the density
requirements of the Official Plan;
• ensuring that the proposed development is compatible with, and sensitive to,
surrounding lands;
• ensuring that the proposed street, lotting pattern and dwelling designs maintain a
high quality residential streetscape;
• reviewing the appropriateness of the reverse lot frontage proposed along Finch
Avenue;
• reviewing required supporting technical submissions and reports to ensure that
adequate information is provided, that technical requirements are met and that the
proposed subdivision design does not impact on the ability of abutting properties
to develop in an appropriate fashion; and,
• reviewing the draft plan to ensure sufficient lands remain at the northeast comer
of Finch Avenue and Altona Road in order to achieve the Neighbourhood Focus
as prescribed in the Rouge Park Neighbourhood Development Guidelines.
further issues may be identified following receipt and review of comments from the
circulated departments, agencies and the public.
5.0 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 you wish to reserve the option to appeal Council's decision of the proposed zoning
by-law amendment application, or the Region of Durham's decision on the draft plan
of subdivision, you must provide comments to the City before Council adopts any
by-law or before the Region of Durham issues its notice of decision for this proposal.
Page4 041
Information Report No. 20-01
6.0 OTHER INFORMATION
6.1 ApQc es
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;
6.2 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 has not received any technical information/reports on the
proposed subdivision.
certain technical reports are required to be submitted and will be reviewed and
reported on, as necessary;
6.3 Company Prpal
inci
the current property owners, M. J. Mitchell and M. L. Pyper, have entered into an
agreement of purchase and sale with Marshall Homes (Altona) Ltd. whose principal
is Craig Marshall.
4.4.6 f
Ross Pym, MCIP, RPP
Principal Planner - Development Review
RP/j f/pr
Copy: Director, Planning & Development Department
N."---
//a,
Lynda Taylor, MCIP, RPP
Manager, Current Operations
042
APPENDIX I TO
INFORMATTON REPORT NO. 20-01
COMMENTING RESIDENTS AND LANDOWNERS
(1) none to date
COMMENTING AGENCIES
(1) none to date
COMMENTING CITY DEPARTMENTS
(1) Planning & Development Department
ATTACHMENTP i p- D
INFORMATION REPORT
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Planning & Development Department
PROPERTY DESCRIPTION LOT 6 AND PART OF LOTS 3, 4 AND 5, PLAN 506
OWNER M. PYPER AND M. MITCHELL
DATE JUL 13, 2001
DRAWN BY RC
APPLICATION No. A 14/01
SCALE 1;7500
CHECKED BY RP
FOR DEPARTMENT USE ONLY
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• INFORMATION COMPILED FROM APPLICANTS SUBMITTED P
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