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HomeMy WebLinkAboutInformation Report 27-010(01. INFORMATION REPORT NO. 27-01 FOR PUBLIC INFORMATION MEETING OF October 18, 2001 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Draft Plan of Subdivision Application S -P-2001-04 Zoning By-law Amendment Applications A 16/00 Minister's Zoning Order Amendment Application 18-ZO-02901-08 Bitondo Markets Limited North Part of Lot 11, Concession 5 (Lands on the west side of Westney Road, south of Greenridge Drive) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION the applicant proposes to develop the northern 12.9 hectares of a larger parcel, generally located on the west side of Westney Road, south of Greenridge Drive; a property location map is provided for reference (see Attachment #1); the lands subject to these applications currently support farming activities adjacent to Westney Road, and are vacant to the west; the Bitondo Farm -and associated dwellings are located on the south portion of the applicant's total landholdings; the applicant's proposed subdivision plan, with accompanying key maps showing the applicant's total landholdings, is provided for reference (see Attachment #2); the subject lands abut the south boundary line of the Hamlet of Greenwood, and are immediately east of the Greenwood Cluster (which recognizes existing residential development along Greenwood Road); the Duffins Creek Valley Corridor traverses the west side of the subject lands; existing residential uses abut the subject lands to the west and north, and agricultural lands abut the subject lands to the south, and to the east across Westney Road. 2.0 APPLICANT'S PROPOSAL the applicant proposes to establish 13 hamlet residential lots fronting onto a new internal public street, each lot approximately 0.5 of a hectare in size, and intended to support detached dwelling units; the proposed lots would provide minimum lot frontages ranging from approximately 30 metres to 50 metres; the proposed residential development would be serviced by individual private well and septic systems; additional Blocks of land are proposed to be conveyed into public ownership, including a 4.2 -hectare open space block located within the Duffins Creek Valley Corridor (Block 14 on the applicant's submitted subdivision plan — see Attachment #2). 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Regional Official Plan the Durham Regional Official Plan appears to designate the subject lands Major Open Space (primarily recognizing East Duffins Creek and the surrounding valley lands traversing the subject lands); Information Report No. 27-01 002 Page 2 - predominant use of lands in the Major Open Space System shall be conservation, recreation, reforestation, and agriculture and farm -related uses (with the exception that in valleylands in built-up areas, agriculture and farm -related usesare not permitted); it appears that lands immediately abutting the subject lands are designated Hamlet; the Regional Plan encourages hamlets to be the predominant location for rural settlements; Section 13.3.8 of that Plan permits the minor expansion to existing development located in hamlets, provided that: a) the development will have an adequate supply of potable water and soil conditions satisfactory for the effective operation of a private waste sewage system on each of the proposed lots; and, b) there will not be adverse impacts on the supply of water or soil and groundwater conditions of adjacent properties; as a minor expansion to the Hamlet of Greenwood, the proposed development would be subject to the policies and requirements outlined in Section 13 of the Durham Region Official Plan (Rural Settlements), which details particulars respecting required technical reports, development form and impact assessments; - Westney Road . is currently designated as a Type B Arterial road; however, it is proposed to by-pass the Hamlet in the future to the east; 3.2 Pickering Official Plan the Pickering Official Plan designates the subject lands Agricultural; permissible uses within this designation include primary agricultural uses and complementary and supportive agricultural uses; - the subject lands abut lands that are designated Rural Hamlet; one of the goals for Pickering's Rural System is to protect and enhance the cultural and natural heritage of the rural area, and conserve the rural resource base, including agricultural lands for existing and future generations; - another goal of the Rural System is to encourage limited rural residential development primarily in hamlets; - section 2.22 of the Pickering Official Plan identifies a rural growth target of between 1,000 and 1,500 people to the year 2016; of this, at least 700 persons are to be accommodated in hamlets and clusters; the subject lands are identified within a Rural Study Area, recognizing the need for further study to determine the nature and extent of a possible major expansion to the Hamlet of Greenwood boundary; - however, section 2.32 of the Pickering Official Plan permits, without amendment to the Plan, minor expansions to certain Hamlets within the City, including the Hamlet of Greenwood, provided that: (a) the general purpose and intent of the Plan is maintained; (b) the expansion is consistent with the provisions of Chapter Twelve of the Plan (Rural Settlements); and, (c) the provisions of Chapter Fifteen (Development Review) of the Plan are met; when assessing applications for minor expansions to certain Hamlets, including the Hamlet of Greenwood, section 15.7 of the Pickering Official Plan requires accompanying information demonstrating to the City, in consultation with other relevant agencies, that: (a) the development will have an adequate supply of potable water and soil conditions that are satisfactory for the effective operation of a private waste sewage system on each proposed lots; and, (b) there will not be adverse impacts on the supply of water or the soil and groundwater conditions of adjacent properties; Information Report No. 27-01 Page 3 0 0 3 the applicant consulted with both the City and the Region prior to submitting the applications; City and Regional staff concluded the applications could be considered a minor expansion to the Hamlet of Greenwood boundary, and would not require an amendment to the Plan; - section 15.9 of the Plan states that City Council shall for major development, and may for minor development, require the submission and approval of an Environmental Report as part of the consideration of a development application; - required Environmental Reports must include that criteria outlined in section 15.11 of the Plan; due to the close proximity of the Duffins Creek Valley Corridor to the subject lands, an Environmental Report is required in support of these applications; as a minor expansion to the Hamlet of Greenwood, the proposed development would be subject to the policies and requirements outlined in section 12.2 of the Pickering Official Plan (Rural Settlements), which states that Council shall: (a) require development to occur along existing roads, and along new roads introduced in locations identified either on the rural settlement maps or through the review of development proposals; (b) encourage and where possible require the scale, character and relationship of new development (including lots, buildings, structures, roads, services and utilities) to be compatible with the scale, character and relationship of existing development, considering features such as the size and shape of lots, lot coverage, building heights, building setbacks, building floor area, building material and design, road widths, street patterns and vegetation; (c) encourage new development to enhance the range of housing choice in the settlement and to be innovative in relation to compact form, water usage and sewage disposal; (d) require all new development, whether on individual or communal water and sanitary services, to be based on appropriate technical review to ensure the adequate provision of services, protection of the natural environment, the protection of nearby property owners, and compliance with Provincial and Regional standards; and, (e) protect for road connections to adjacent lands; Schedule II, the Transportation Network, of the Pickering Official Plan also designates Westney Road as a Type B Arterial road, and illustrates a proposed by-pass further east of its current alignment; • upon the completion of the future by-pass, the portion of Westney Road abutting the subject lands would become a Local Road; 3.3 Zoning By-law the subject lands are currently zoned "A" — Rural Agricultural Zone, by Zoning By-law 3037, as amended; this zoning permits a detached dwelling, agricultural uses, accessory agricultural residential uses and specific home occupations, certain parks and recreational uses (excluding a country club, golf course, driving range and similar outdoor activities) and certain institutional and business uses; - the owner intends to maintain the farming activities occurring on the lands south of the proposed residential development; an amendment to the zoning by-law is required to implement the applicant's proposed subdivision plan; 3.4 Minister's Zoning Order No. 1 - all of the lands are subject to Minister's Zoning Order No. 1, which is a provincial Order intended to restrict the use of lands surrounding Federally -owned property held for the potential future development of an airport; 004 Information Report No. 27-01 Page 4 this Order was amended by Ontario Regulation #209/81 on March 2, 1981, to permit the construction of a detached dwelling on the subject lands in conjunction with the established farm operation; - a further amendment to this Order is required to implement the applicant's proposed subdivision plan on a north portion of the applicant's total landholdings. 4.0 RESULTS OF CIRCULATION (See Attachments #3 to #7) 4.1 Resident Comments - no resident comments have been received to -date; 4.2 Agency Comments - Veridian Connections, Canada Post and Bell Canada all expressed no objection to these applications, and each recommended typical conditions of draft plan be imposed to protect their interests (see Attachments #3 to #5 respectively, to this Report); Durham Region Health Department (see Attachment#6) - noted that before they provide detailed comments, the following additional information is required: • a lot servicing plan; • the results of a soil sampling program; • a grading and drainage plan; and, • a hydrogeological report; - they further noted that positive comments from the Region of Durham Peer Review Hydrogeological system respecting the submitted hyrdogeological report are necessary, and that lot sizes will be determined through consultation of the "Regional Municipality of Durham Health Department Drilled Wells and Lot Sizing Policies as Applied to Severances and Subdivisions (1989)"; Toronto and Region Conservation Authority (see Attachment #7) - requested a site visit to confirm the limits of the Duffins Creek Valley System and to determine the location of the stable top -of -bank; they noted that revisions to the Plan may be required, particularly to the configuration of proposed Lot 6 and portions of the proposed road, to ensure that an appropriate buffer is provided to the stable top -of -bank of the valley; - they noted that no details of the proposed stormwater management facility adjacent to the valley slope have been provided, and noted that the proposed facility location may not be suitable as it could impact the integrity of the slope; they concluded that further supporting information and a site visit is required to assess the appropriateness of the applications; No Objections or Concerns: the Durham District School Board and the Durham Catholic District School Board; 4.3 Staff Comments 4.3.1 Hamlet Expansion Considerations - pre -consultation between the applicant, the City and the Region concluded that the proposed development can be considered a minor expansion to the Hamlet of Greenwood boundary; Information Report No. 27-01 Pages 0.5 - preliminary review shows there has been virtually no new growth in any of the hamlets except Claremont over the last five years; thus, this proposal could assist in achieving Council's objective of encouraging growth in hamlets despite competing objectives of protecting agricultural land and agricultural activities; the applicant's earlier attempts to work with Council, staff and other landowners on a broader Hamlet Expansion Study were unsuccessful given the anticipated cost of the study; consequently, the applicant is pursing the `minor expansion' option under the City's Official Plan; the overall design of the proposed development will be reviewed to determine it's compatibility with the scale and character of existing residential development within the Hamlet of Greenwood, considering such criteria as minimum lot size and frontages, housing design, and road patterns; - the proposed design of the development could allow for future extensions to the subdivision; in light of Council's objectives for the Rural Area, the appropriateness of this design also needs review; 4.3.2 Environmental Considerations the proposal will be evaluated considering its ability to maintain (or improve) existing ground and surface water quality and quantity, and the adequacy of proposed methods of stormwater management; staff is encouraging lands supporting significant natural features, specifically proposed Block 14 on the applicant's proposed subdivision plan, to be publicly -acquired to promote further protection of those lands; - additional lands within the Duffin Creek Valley System and located on the applicant's total landholdings should also be publicly -acquired; discussions with the applicant are needed to determine the feasibility of this request; - the adequacy of technical reports, submitted in conjunction with the applicant's proposal, will be determined both through review by City Staff and appropriate agencies, and through peer -reviews, where warranted; - a preliminary site visit, with the applicant and City and Conservation Authority Staff, (completed after the TRCA's comments summarized in section 4.2 of this Report) has determined that: • the existing farm fence along the west portion of the subject lands at the top of the Duffins Creek valley adequately identifies the limit of the top -of -bank; • proposed Block 20 (the proposed stormwater management facility) will be removed from the applicant's plan; and, • proposed Lot 6 will not encroach beyond the identified top -of -bank, and an adequate buffer zone along the west limit of that lot will be established to protect the valley feature; the applicant advises that underground stormwater storage is now proposed, and will be designed in accordance with a future stormwater management study; the applicant has confirmed that the submitted plan will be revised to ensure no lots encroach beyond the top -of -bank into the valley, and that a 5.0 metre buffer zone is now proposed along the west side of proposed Lot 6 (where no buildings or structures may be located); the appropriateness of the applicant's suggested revisions will be assessed through the review of a future stormwater management report and environmental report; 4.3.3 Plan of Subdivision - a further review and determination of the exact boundaries of the proposed development is required, considering natural features, technical requirements, and possible additional lands needed for stormwater management purposes; comments from the City's Municipal Property & Engineering Division are needed to determine the appropriateness of the proposed road alignment and turning circle configuration, and the close proximity of the road to the top -of -bank; 006 Information Report No. 27-01 Page 6 preliminary review suggests that the proposed lots provide significant depths and frontages comparable to other lots within the Hamlet of Greenwood that are of a sufficient size and configuration to support detached dwellings and private services (including reserve septic beds); confirmation from the Region of Durham Health Department is still required; 4.3.4 City Zoning/Minister's Zoning Order Matters staff will need to identify appropriate standards for both the City's zoning by-law and the Minister's Zoning Order No. 1 to respect and protect natural features and existing residential properties immediately abutting the subject lands; - staff will be recommending, as a minimum, that all lands beyond the top -of -bank and some adjacent lands providing a buffer to the valleylands be zoned in a protective "open space — hazard land — environmental protection" zone category; other necessary zoning standards will be assessed through the review of more detailed plans indicating dwelling sitings, buffer areas, area requirements for satisfactory dilution of nitrates and dwelling types; 4.3.5 Other Considerations - staff will be reviewing the need for an appropriate buffer area between the rear of proposed Lots 1 to 6 and existing abutting residential properties fronting Greenridge Drive; residents on Greenridge Drive supported such a buffer during a preliminary resident meeting the applicant held with area residents; - both City and Regional staff, through the review of documentation provided by the applicant, must ensure that any new residential development complies with the Minimum Distance Separation Formulae for the proposed residential dwellings from agricultural activities, as required by the province, and must understand the agricultural capabilities of the subject lands, as classified through the Canada Land Inventory (1971); - given the proposed Westney Road by-pass and the proximity of the subject lands to a proposed future airport in Pickering, staff must determine the need for noise attenuation measures to be incorporated into the design of the proposed development, as determined through the completion and approval of a noise report, in consultation with the Region of Durham. 5.0 PROCEDURAL INFORMATION 5.1 General 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; - the City's recommendations on the proposed draft plan of subdivision application will be forwarded to the Region of Durham, which is the approval authority for that application; - the City's recommendations on the proposed Minister's Zoning Order Amendment application will be forwarded to the Ministry of Municipal Affairs and Housing (the province is the approval authority for that application); - if you wish to be notified of City Council's passing of any zoning by-law amendment, you must make a written request to the City Clerk; - if you wish to be notified of the decision of the Region of Durham with respect to proposed regional and local official plan amendment applications or draft plan of subdivision application, you must make a written request to the Regional Commissioner of Planning; Information Report No. 27-01 Page 7 007 5.2 Appeal Rights if a person or public body that files an appeal of a decision of the Regional Municipality of Durham in respect of the proposed draft plan of subdivision does not make oral submissions at the public meeting or make written submissions to the Regional Municipality of Durham before this application is considered, the Ontario Municipal Board may dismiss all or part of the appeal; if a person or public body that files a notice of appeal of a decision of the City of Pickering in respect of the passing of a zoning by-law amendment does not make oral submissions at the public meeting or does not make written submissions to the City of Pickering before the zoning by-law amendment is passed, the Ontario Municipal Board may dismiss all or part of the appeal. 6.0 OTHER INFORMATION 6.1 Appendix No. I - a listing 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 the applicant has submitted a hydrogeological evaluation, a preliminary site servicing plan and a site grading plan in support of the proposed applications; the applicant's submitted technical reports and all large-scale plans submitted by the applicant, are available for viewing in the City of Pickering Planning & Development Department; 6.3 Company Information - the agent, Mr. Alex Artuchov of Urban Latitude, advises that Len Bitondo is the owner of Bitondo Markets Limited. on Tay Planner II RST/CLR/jf Copy: Director, Planning & Development Department Catherine Rose Manager, Policy 6 0'8 APPENDIX I TO INFORMATION REPORT NO. 27-01 COMMENTING RESIDENTS AND LANDOWNERS no comments have been received to -date; COMMENTING AGENCIES (1) Veridian Connections (2) Canada Post (3) Bell Canada (4) Region of Durham Health Department (5) Toronto and Region Conservation Authority (6) Durham District School Board (7) Durham Catholic District School Board COMMENTING CITY DEPARTMENTS (1) Planning & Development Department APPENDIX I TO INFORMATION REPORT NO. 27-01 COMMENTING RESIDENTS AND LANDOWNERS no comments have been received to -date; COMMENTING AGENCIES (1) Veridian Connections (2) Canada Post (3) Bell Canada (4) Region of Durham Health Department (5) Toronto and Region Conservation Authority (6) Durham District School Board (7) Durham Catholic District School Board COMMENTING CITY DEPARTMENTS (1) Planning & Development Department 010 ATTACHMENT# / TO INFORMATION REPORT #,7 °/� �� ��� �^ 1 ( Sr CONCESSION ROAD j / 111111 REN OOD 4 . S. I ay.E iiP •.♦•♦♦i♦i•••. :::4::::::::::::::::::::::::::::.i. ;; LANDS SUBJECT .,FAPPLICATION i..i♦. : /ille/ !••••••••••••••••••••••• • • • • • • •••••• •••52 •OWNERS TOTAL //q- // LAND HOLDINGS // oD// (1) / / / / / // / / / 1 / / / J / / / l / / / g / / / :.. VONURI Ol nom City of Pickering Planning & Development Department PROPERTY DESCRIPTION PART OF LOT 11, CONCESSION 5 N OWNER BITONDO MARKETS LTD. DATE SEPT 27, 2001 DRAWN BY IB APPLICATION No. SP -2001-04; A 16/01; 18-ZO-02901-OB SCALE 1:10000 CHECKED BY RT FOR DEPARTMENT USE ONLY PN -AURAL PA- ATTACHMENT# L TO INFORMATION REPORT# 2 7 ` O I APPLICANT'S PROPOSED SUBDIVISION PLAN SP -2001-04; A 16/01; 18Z0-02901-08 511 4i13 12 di/ cc � • I fu sq IS 2129 1110111 ADDITIQHAL LARDS OWNED • ''BY APPLICANT 112111 SITE STATISTICS LOTS 1 TO 13 ARE SINGLE DETACHED DWELLING BLOC[ 54 1S OPEN SPACE BLOCKS 1B AND 1E ARE PUB WIDENING BLOCK 17 TO 19 ARE 0.3m RESERVE 01099)11! DRIVE(PROPOSED) PASTs .CA -4111 011 1 III 11. 0 I0 T THIS AWP WAS PRODUCED BY THE CITY OF PICKER/NC PLANNINC & DEVELOPMENT DEPARTMENT, INFORAW BON & SUPPORT SERNCES. SEPTEMBER 27, 2001. 012 ATTACHMENT#3 TO '^'FORMATION REPORT# 7 ' o / RECEq''70 OCT - 3 1UU1 c:, r .>nT:dENT VERIDIAN CONNECTION DEVELOPMENT APPLICATION REVIEW PROJECT NAME: ADDRESS/PLAN: Bitondo Markets Limited North Part of Lot 11, Concession 5 (Lands on the west side of Westney Road, south of Greentidge Drive and north of Fifth Concession Road) Pickering REF. NO.: S -P-2001-04, A 16/01, 18 -AO -02901-08 S1JBMISSION DATE: Septet:bet 28, 2001 1, Eleatic Service is available on the toad a8owanee(s) touching this property. Servicing will be from the west side of Westney Road, 2. ' An extension of the Corporation's plant 1s required on the road allowance in order to service this project. • Owner's cost — amount to be determined, All such extensions arc normally undetgtound. 3. Individual metering for each unit is tcquircd. 4. The following standard fixed fee costs will apply (all figutes ate approximate): Service Connection Fee $130.00 per unit 5. Existing Corporation plant on the west side of Westney Road may have to he replaced/relocated at the Applicant's cost to accommodate the proposed hew roadway, 6. The Applicant must make direct application to the Corporation to obtain specific apptoval of the electrical service arrangements and milted work for this project, The applicant is cautioned that tenders, contracts, or work initiated prior to obtaining specific approval will he subject to change. 7. A Servicing Agreement must he signed with the Corporation in ordet to obtain servicing fot this site. All wotll from the public road allowance to the service entrance and the metering arrangements must comply 8, with the Corporation's requirements and specifications, 9. Priot to energizing any pew service, the Applicant shall apply to the Cot/oration's Customer Care Department to open an energy account 10. Prior to obtaining a building penult, the Applicant shall, by agtcement, confirm acceptance of the tams and conditions of providing electrical service. 11. Where cranes nr material handling equipment or workets must work in proximity to existing overhead wires, a of contact or coming within the limits of approach, the developer/builder shall pay all costs with the capability the wires, Venetian to work burin of protection ofcs, or othet action deemed necessary by for the k relocation, of the electrical system, provide for worker safety and the security rn rin . i OT -In rim inn 'nil 17111 51111 mT%InA III nr, rm n'9u Tmm'7 rn Inn ATTACHMENT# 3 TO INFORMATIONREPORT# .27"v(, Page 2 VERIDIAN CONNECTIONS S)EVELOPMENT APPLICATION REVIEW 12. Landscaping, specifically trees and shrubs, should be relocated away from the Corporation's transformer to avoid interference with equipment accc63. 13. Will not attend scheduled City of Pickering DART Meeting for this development. 14. Verdian Connections has no objection to the proposed development. Please forward a copy of first submission civil design so that a preliminary design and estimate can be completed. Technical Representative — Dave Sell Telephone 427-9870 Fact. 3233 013 PP/df v:\Wane nuewncro\lend"mn\ew�Ae,a+wnp, u G,n.u�eo�\lk.cMprnelt /tpPl'�stien ,tear ^^8\A0,1\Hit r. M,Act,rrd - NonH Pnn or Let 1L, I.Oncr+'Nn 3 (Wntnq rood norcA,r 56H Carroll) dx cnicn •,r Rev. Date; November I, 1999 nT'n ern me •nu IJU.1 . tlfllnT\I'1A 1ff In,Inn'11.1 Tnn7 nn Inn 014 ATTACHMENT# `/' TO INFORMATION REPORT# a 7 ,6 / DELIVERY PLANNING 1860 MIDLAND AVE 2ND FL. SCARBOROUGH ON MIP 5A1 CANADA POST PDS TES CANADA (416) 285-5385 (T) (416) 285-7624 (F) September 5, 2001 Mr. N. Carroll Director of Planning City of Pickering 1 The Esplanade Pickering On L1V 6K7 Dear Mr. Carroll, AEDEIVED SEP - 7 2001 CITY OF PICKERINALAG .ftbEl6PMEN DENIND PARTMENT RE: Application for Approval of a Plan of Subdivision Durham Region File No: S -P-2001-04 Bitondo Markets Limited Lot 11 Concession 5 Ref.No.: 66070 Thank you for the opportunity to comment on the above noted application.. PECEUVEll ti SEP 072001 CITY OF PICKERING PICKERING, ONTARIO 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/developer will 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. -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. ATTACHMENT# `71 TO INFORMATION REPORT# 7 -0/ , DELIVERY PLANNING 1860 MIDLAND AVE 2ND FL. SCARBOROUGH ON M1P 5A1 (416) 285-5385 (T) (416) 285-7624 (F) 015 -2- -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. 1 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 a:utildraw.sam n l 6 ATTACHMENT#S .TO INFORMATION REPORT# a 7 -o Right of Way F1 5 - 100 Borough Drive Scarborough, Ontario M1P 4W2 Tel: 416 296-6291 Fax: 416 296-0520 August 3, 2001 City of Pickering Planning Department Municipal Building 1 The Esplanade Pickering, Ontario L1V 6K7 ATTENTION: Mr. N. Carroll IECEN Alin 1 0 200 CITY OF PICKEI PICKERING, ONTAI RECEIVED AUG 1 0 2001 CITY OF PICKERING PLANNING AND DEVELOPMENT DEPARTMENT RE: DRAFT PLAN OF Subdivision File No: S -P-2001-04 Lot 11, Concession 5 Westney Road and Green Ridge Drive Bitondo Markets Limited Town of Pickering Thank you for your letter of July 5, 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 416 296-6599 nice Young Manager - Right of Way The Regional, Municipality of Durham HEALTH DEPARTMENT• Head Office 1615 Dundas Street East Suite 210. Whitby, Ontario Canada UN 2L1 (905) 723-8521 'Fax: (905) 723-6026 Tor: (905) 686-2740 i1-800-841-2729 ATTACHMENT# TO INFORMATION REPORT# July 31, 2001 Celeste Terry. Current Operations Branch Durham Region Planning Department Box 623 1615 Dundas Street East 4th Floor, Lang Tower, West Building Whitby, Ontario LIN 6A3 Dear Ms. Terry: • Re: 017 RECEIVED AUG 7 1001 .NG PLANNING At:.r • DEVELOPMENT DEPA1;TMENT Application for Approval of a Plan of Subdivision File No.: S -P-2001-04 Part Lot 11, Concession 5 Pickering Applicant: Bitondo Markets Ltd. Reference No.: `.66063 Before this Department can comment on the above subdivision the following information is required: .1. Two copies of a lot servicing plan indicating the proposed location of all structures,. drilled wells and subsurface sewage disposal system envelopes including a 100% replacement area for the systems. For partially or fully raises sewage system, a detached cross-section of the proposed design of the sewage system must be included with the site servicing plan. 2. Results of a soil sampling program comprised of a sufficient number of 2 metre deep test holes to adequatelyrepresent the soil profile of the subdivision. Each sample is to be analyzed at the .75 and L5 metre depth for: • i) grain size distribution ii) perineability coefficient including an estimated percolation time in Min/cm ' iii) :soil classification . iv) seasonal high ground water determination ground water seepage and level after a 24 hour period. • 10096 Post Consumer ATTACHMENT# 6 TO INFORMATION REPORT# 027- 0 i Contact the area public health inspector prior to doing any field testing. 3. A subdivision grading plan indicating the existing proposed lot drainage pattern. 4. A hydrogeological report and an environmental impact study of the proposed on site and adjacent water supplies with respect to bacterial and chemical contents. Information should be obtained through test wells :drilled on the subject property. • 5. Positive comments from the Region of Durham Peer Review Hydrogeological system confirming that the required hydrogeological report in favour of the proposal complies with the Ministry of the. Environment's Technical Guidelines for assessing the potential for • groundwater impact of developments serviced by individual sub -surface sewage systems (i.e., D-54, D-55 Guidelines). 6. Lot sizes will be determined b the Regional Municipality of Durham Health Department Drilled Wells and Lot Sizing Policies as Applied to Severances and Subdivisions, 1989. Upon receipt of the required information, it will be'reviewed and our comments will be forwarded.'• rl Kiproff, B. c.,'COHS, C.P.H.L(C) Public Health Inspector KKJcw. cc: Mr, N. Carroll, Director of Planning City of Pickering ATTACHMENT#2_To INFORMATIONREPORT# a% -D onserva fTon.. T.ORONTO•ANIJ REGION July 20, 2001 . Mr. Celeste Terry. Planning Department • • The Regional Municipality of Durham • 1615 Dundas'Street•East, P.O. Box 623 4th Floor Lang Tower, West Building' • • . . . Whitby, ON LIN 6A3 Dear Mr: Terry; . • • Re:' Application for Approval of Plan. of Subdivision S -P-2001404 Part Lot.11', Condesslon 5 • 'City of•Pickering . • (Bitondo Markets•LImlted) •• . . %ay16 nf) We acknowledge receipt of the. above• noted draft pian'of subdivision'prepared by Urban Latitude dated June 5; 2001, and offer the'foliowing Comments; • '•A review shows plans to construct a 13 lot subdivision on the subject property..The lands include a steep valley slde slope•which.is part of'the Duffin Creek Valley system. - We.recbgnlze that at the base'of the side slope there is an existing roadway and residentiaLdevelopment..The site is riot Fill Regulated. The Authority's Valley and Stream Corridor Management Program advocates a 10'metre buffer from the stable top of bank of the valley. •We Note that lot 6 and a•portion of the proposed roadway; appears to . • encroach oyer the.top bf. bank.. In light of title, prior to TRCA providing,coriditlons of•draft approval, staff ' would like an opportpnity-to visit the site: and confirm th'e limits of the 'valley feature, We•note•that once . established; staff would require that the plan be modified to. reflect the requirements of the Valley, and • Stream Corridor Management Program. ' . • . . , '• In addition•wenote that the.applicant proposes:a stormwater management facility, adjacent to the valley . Slope. However this aubmisslon does not Inolude any information. or reports to support the pond, ' • . Notwithstariding-the need to review supporting Information on the pond design and.locatlon, we note that . the pond location appeal's to.be unsultable,as.it could impact•the integrity of.the•slope; Further an outlet would lie required• down. the valley siope'to the watercourse which coutd'have significant Impacts to the . • vegetation within the.valley: These issues must be discussed and.addreased thro(gh.supporting ' information. . In thelnterim and prior to' a site.rneeting staff will•review the provided Hydrogeologic Evaluation. We look ' . forwardto meeting with the applicants to dlscuas the above issues. • • We trust that•this Is satisfactory'. if you have any questions please contact the undersigned: • Yd • _truly, ussel hite Plans Analyst Development Services Section Ext. 5306 RW/fa cc: Neill Carroll, City of Pickering, Planning Department. 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