HomeMy WebLinkAboutInformation Report 22-0838
PICKERING
INFORMATION REPORT NO. 22-08
FOR PUBLIC INFORMATION MEETING OF
November 3, 2008
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT: Draft Plan of Condominium CP -2008-02
S. R. & R. Bay Ridges Ltd.
Part of Block Y Plan 16
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the subject lands are located at the southeast corner of the intersection of
Bayly Street and St. Martins Drive;
- a property location map is provided for reference (see Attachment #1);
- the property is currently being developed for the townhouse development;
- the site's topography is relatively flat;
- access to the townhouse development will be provided by a driveway off of
St. Martins Drive and a future access from Bayly Street will be provided with
the development of the mixed use portion of the project;
- surrounding land uses are:
north - across Bayly Street is the CN rail line and Highway 401;,
south - townhouses"and apartment building;
east - open space lands being the Douglas Ravine;
west - on the opposite side of St. Martins Drive are detached dwelling
lots that front onto Tanzer Court.
1.1 Background
City Council on October 3, 2006 passed By-law 6705/06, which was
subsequently approved by the Ontario Municipal Board, that permits the
mixed use development including the 120 townhouse dwelling unit on the
subject lands which was a result of zoning amendment application (A 06/06);
at the time of the rezoning application the owners of the property had
indicated that applications for condominium would be forthcoming for this
development;
Information Report No. 22-08
Page 2
39
2.0 APPLICANT'S PROPOSAL
the applicant proposes to establish tenure for 120 townhouse dwelling units
on the subject lands through a common element condominium description
(see Applicant's Submitted Plan, Attachment #2);
freehold ownership is proposed for the future townhouse dwelling units
through a common element condominium for private internal roads, parking,
landscaping and services.
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
- designates the subject lands as Living Areas;
- areas designated as Living Areas are intended to be predominantly used for
housing purposes, and may include limited office, retail and personal service
uses;
- in consideration of development applications in Living Areas the intent of the
Plan is to achieve a compact urban form, including intensive residential,
office, retail and service and mixed uses along arterial roads and in
conjunction with present and potential transit facilities;
- Bayly Street where it abuts the subject lands is designated as a Type A
Arterial Road; .
- the applicant's proposal conforms with this designation;
3.2 Pickering Official Plan
- the Pickering Official Plan designates the subject lands as Mixed Use Area —
Mixed Corridors Area;
- permissible uses within Mixed Use Area — Mixed Corridors Area include,
amongst others, a variety of residential uses including townhouses and
apartment buildings, retailing of goods and services, offices and restaurants;
- the Pickering Official Plan establishes a density range of over 30 and up to
and including 140 dwelling units per hectare for development within a Mixed
Use Area — Mixed Corridors Area;
- the subject lands are within the Bay Ridges Neighbourhood of the Official Plan;
- the subject lands are within a Detailed Review Area and the Bay Ridges
Plaza Redevelopment Guidelines have been adopted by City Council;
- Schedule II of the Pickering Official Plan - Transportation System designates
Bayly Street where it abuts the subject site as a Type A Arterial Road;
- Type A Arterial Roads are the highest order arterial road and are designed to
carry large volumes of traffic at moderate to high speed;
- Bayly Street is designated as a Transit Spine where a higher level of transit
service is to be encouraged;
- Schedule II of the Pickering Official Plan - Transportation System designates
St. Martins Drive where it abuts the subject site as a Collector Road;
Information Report No. 22-08 Page 3
40
- Collector Roads are designed to provide access to individual properties, to
local roads, and to other collector and arterial roads;
- the applicant's proposal conforms with this land use designation and complies
with the policies ofthe Pickering Official Plan;
3.3 Zoning By-law 3036
- the lands are zoned "SA -LW', 'MD-1-16".and "SA -8" which are residential
zones in Zoning By-law 2520, as amended by By-laws 6705/06 and 6786/07
that permits the development;
- the applicant's proposed Plan of Condominium development complies with
the requirements of the Zoning By-law.
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
- no resident comments received to date;
4.2 Agency Comments
- the Region of Durham. and the Toronto Region Conservation Authority have
no objection to the application subject to certain conditions; (see
Attachments #3 to #4);
- the following agencies or departments advised they have no objection to the
application: Durham Catholic District School Board; Durham District School
Board; Enbridge Gas Distribution; Veridian Connections; Canada Post; CN
Rail (see Attachments #5 to #10);
4.3 Staff Comments
4.3.1 Site Plan
- a Site Plan Agreement has been approved and registered for the 120
townhouse dwelling units on the subject lands;
- details pertaining to site functioning and site design/layout for this
development have been addressed through the Site Plan approval process;
- construction of the townhouses in ongoing in accordance with the Site Plan
Agreement;
4.3.2 Common Element Condominium Description
the purpose of the application is to establish whether the common element
condominium description is the appropriate form of tenure for this residential
development;
Information Report No. 22-08
Page 4
41
- a common element condominium refers to a residential development where
each dwelling unit is individually owned (freehold ownership), and where
amenities or physical features are collectively owned by the unit owners as
tenants in common;
- it is anticipated that a future common element condominium corporation will
be established to permit a community of individually owned homes and
maintain joint services, amenities and physical features of the development
through a common element condominium corporation;
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 for consideration by the Director,
Planning & Development Department prior to a decision on the application;
- if you wish to reserve the option to appeal the City's decision, you must
provide comments to the City before the Director, Planning & Development,
issues conditions of draft approval for the proposal;
- if you wish to be notified of a decision regarding this proposal, 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 Director,
Planning & Development in respect of the proposed plan of condominium
does not make oral submission at the public meeting, or make written
submissions to the Director before the proposed plan of condominium is
approved or refused, the Ontario Municipal Board may dismiss the appeal.
5.1 Further Processing
- in accordance with. City Council policy and Delegation By-law 5391/01 no
further Planning & Development Reports on this application will be forwarded
to Council;
- the Director, Planning & Development will make a decision on the application
after all comments from the circulated departments, agencies and public have
been received and assessed;
- if appropriate the Director, Planning & Development will issue proposed
conditions of approval for the subject application;
6.0 OTHER INFORMATION
6.1 Appendix No. I
- list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the applications at the time of writing
report;
Information Report No. 22-08
42
6.2 Information Received
Page 5
full scale copies of the Applicant's submitted plan are available for viewing at
the offices of the City of Pickering Planning & Development Department:
6.3 Company Principal
the owner of the subject lands is S. R. & R. Bay Ridges Ltd.;
Stephen Warsh is a principal of S. R. & R. Bay Ridges Ltd.
U�10
Ross Pym, MCIP, R
Principal Planner - evelopment Review
RP:jf
Attachments
Copy: Director, Planning & Development
Lynda Tdylor, MCIP PP
Manager, Development Review
43
APPENDIX NO. I TO
INFORMATION REPORT NO. 22-08
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1) Durham Planning Department
(2) Toronto Region Conservation Authority
(3) Durham Catholic District School Board
(4) Durham District School Board
(5) Enbridge Gas .
(6) Veridian Connections
(7) Canada Post
(8) CN Rail
COMMENTING CITY DEPARTMENTS
(1) none received to date
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Planning & Development Department
PROPERTY DESCRIPTION PLAN M16 N PT BLK Y
NOW RP 40R3151 PART 2 TO 5 PART 1
OWNER SR & R BAY RIDGES LTD.
DATE SEPT. 7, 2008
DRAWN BY JB
FILE No. CP2008-02
SCALE 1:5000
CHECKED BY RP
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[ '[005 MPA. antl It. —ppli-s. All right. Reserved. Not a plan o, Survey.
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ATTACHMENT# "1 TO
mIcnOMA'nON REPORT# 3 -CJ
INFORMATION COMPILED FROM APPLICANT'S 45
SUBMITTED CONDO PLAN
SR & R BAYRIDGES.
CP -2008-02
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SUBBITIEO MAN ME AVM FOB WE W AT
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MANNMG & OEYELOPM£NT OEPMWA r..
INFOBAgT & SUPPORT SEB ..
AUGUST 18. 2M..
The Regional
Municipality
of Durham.
Planning Department
605 ROSSLAND ROAD E
4- FLOOR
PO BOX 623
WHITBY ON L1 N.6A3
CANADA
905-668-7711
Fax: 905-666-6208
4 -mail: planping@
,gion.durham.on.ca.
www. region.durham.on.ca
A.L. Georgieff, MCIP, RPP
Commissioner of Planning
46
September 29, 2008
Mr. Ross Pym, MCIP, RPP
Principal Planner
Development Review
City of Pickering
One The Esplanade
Pickering ON L1V 61<7
ATTACHMENT# 3 76
INFORMATION REPORT#
Re: Post Circulation
Comments to Draft Approval of Plan of Condominium.
File: C -P-2008-02
Applicant: S.R. & R. Bay Ridges Limited
Location:. Part of Lot 23, BFC (Range 3)
Municipality. City of Pickering
We.have received the above -noted 'plan of condominium application for
review. The application proposes a private condominium roadway and
parking for a townhouse development. Site plan and rezoning
applications have been approved by the City for the townhouse
development and the units are currently under construction. The plan of
condominium application is only for the private condominium roadway.
The Region has no objection to draft approval of this plan of condominium.
The following condition of approval shall be complied with prior to
clearance by the Region for registration of the plan:
Condition 4: The owner shall have the final plan prepared on the basis of
the approved draft plan of condominium C -P-2008-02,
prepared by R. Avis Surveying Incorporated, project number
2379-0, dated July.7, 2008, whichillustrates a private
condominium roadway and parking.
Please provide Dwayne Campbell, the planner responsible for this file,
with a Copy of the draft approved plan and conditions of draft approval at
such time as draft approval is in effect. RECEIVED
Sincerely,
Richard Szarek, Project Planner
Current Planning
cc: Works Department- Pete Castellan.
"Service Ekcellence -
for ourcommunities" h:\2-4\2008\Pickering\C-P-2008-02\commen4R4r DA
100% Post Consumer
SEP.2 9 2008
CITY OF PICKERINIG
PLANNING & DEVELOPMENT
DEPARTMENT
TORONTO AND REGION.T
onserva tion
for The Living City
September 22, 2008
VIAE -MAIL AND MAIL
Ross Pym
Planning and Development Department
City of Pickering
One The Esplanade
Pickering, ON L1V 61<7
ATTACHMENT#_�—TO
INFORMATION REPORT#
RECEIVED CFN
XREF CFN 38686.01
SEP 2 6 2008. XREF CFN 39234
ING
PLANNING & Y OF DEVELOPMENT
DEPARTMENT
Re: Draft Plan of Condominium Application No. CP -2008-03
1215 –1235 Bayly Street (San Francisco by the Bay, Bay Ridges Plaza)
City of Pickering
S. R. & R. Bay Ridges Limited
Dear Mr. Pym:
Thank you for the opportunity to review the Draft Plan of Condominium application submission. We offer
the following comments.
Conditions of Draft Plan of Condominium Approval
Further to our review of the approved Site Plan Application, we offer the following conditions of Draft Plan
of Condominium Approval:
47
Owner to convey the valley land and buffer block to public ownership prior to the registration of the
condominium.
2. Owner to apply for and obtain a permit under O. Reg. 166/06 for the sanitary sewer crossing of
the Pine Creek south of Radom Street, west of Douglas Avenue in Douglas Park prior to the
registration of the condominium.
Please note that this condition may not apply if the proposed sanitary sewer is not required by the
City of Pickering and/or Region of Durham.
3. Owner to prepare and implement a Ravine Stewardship Plan for the valley slopes, to TRCA
satisfaction, prior to the registration of the condominium.
Clearance Fee
By copy of this letter, the applicant is advised that the Toronto and Region Conservation Authority has
implemented a revised fee schedule for our planning application review services. Thank you for providing
the initial application fee. This application is now subject to a $3,450 minor condominium clearance fee.
The applicant is responsible for fee payment and should forward the clearance fee to this office as soon
as possible. Please disregard if the fee has already been sent.
We trust this is satisfactory. Please feel free to contact me if you have any further questions.
Pana
ely,eejhe H.MCger,ntgulation
ng apment
Extension 5311
cc: Steven M. Warsh, Partner, S & R Development Group Limited (by e-mail)
FAHOME\PUBLIC\DEVELOPMENT $ERVICE9Nfiltlft/MQWACG13MP8019F3R0JQW1d5 - 1235 BAYLY_5.DOC
5 Shoreham Drive, Downsview, Ontario M3N 1S4 (416) 661-6600 FAX 661-6898 www.trca.on.ca
S�c
4?YACHMENT# - TO o��� DI51 R/cT,
48
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Durham Catholic District School Board
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Sept 4th 2008
Ross Pym, MCIP, RPP
Principal Planner– Development Review
Planning & Development Department
City of Pickering
One The Esplanade
Pickering, Ontario. L1 V 6K7
RE: Draft Plan of Condominium CP -2008-02
S.R. & R. Bay Ridges Ltd.
Part of Block Y Plan 16
City of Pickering
Please note that the above noted Draft Plan of Condominium will be forwarded to
the Durham Catholic District School Board's Board of Trustees on September
22nd 2008 for consideration. The Board of Trustees' official comments will be
sent to your department after September 22nd 2008.
Planning staff at the Durham Catholic District School Board currently have "NO
OBJECTION" to the above noted plan.
Please notify me if you have any questions or concerns.
Sincerely yours, 40,6—
Jody Dale
Assistant Planner,
Durham Catholic District School Board
Telephone: 905-576-6707
1-877-482-0722 ext. 2211
C.c. Gerry O'Neill, Manager Planning & Admissions
:jd
650 Roseland Road West, Oshawa, Ontario UJ 7C4
Tel 905 576-6150 Tall Free 1 877 482-0722
www.dcdsb.ca
Paul Pulla B. Sc., B. Ed., MSc. Ed. Director of Education / Secretary! Treasurer
Spy
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Rov Gomaniwrw
Facilities Services
400 Taunton Road East
Whitby, Ontario
L1R2K6
Telephone: (905) 666-5500
1-800-265-3968
Fax. (905) 666.6439
ATTACHMENT# —LTO
InIFMMATION REPORT#—G2.:.0z
August 26, 2008
The City of Pickering
Planning Dept., Pickering Civic Centre
One The Esplanade
Pickering, ON
L1 V 6K7
Attention: Mr. Ross Pym
Dear Mr. Pym
RECEIVED
SEP d 2 2008
CITY OF PICKERING
PLANNING & BPVPL-APMENT
DEPARTMPNT
RE: Draft Plan of Condominium CP -2008-02
S. R. & R. Bay Ridges Ltd.
Part of Block Y Plan 16
City of Pickering
Staff has reviewed the information on the above noted application and has
the following comments...
Approximately 55 elementary pupils could be generated by the
above noted application.
2. It is intended that any pupils generated by the above noted plan be
accommodated within an existing school facility.
Under the mandate of the Durham District School Board, staff has
no objections.
Yours truly,
Christine Nancekivell,
Senior Planner
1:\PROPLAN\DATA\P LNG\SU B\CP200S-02. DOC
1 •
ATTACHMENT# TO
50 '!FORMATION REPORT# r22_�. ,
=' ENBR/DGE
ENBRIDGE GAS DISTRIBUTION INC.
Enbridge Gas Distribution requests that the following conditions be. included in the
subdivision agreement:
The developer is responsible for preparing'a composite utility plan that allows
for the safe installation of all utilities, including required separation between
utilities.
2. Streets are to be constructed in accordance with composite utility plans
previously submitted and approved by all utilities.
3. The developer shall grade all streets to final elevation prior to the installation of
the gas lines and provide Enbridge Gas Distribution Inc. with the necessary
field survey information for the installation of the gas lines.
4. It is understood that the natural gas distribution system will be installed within
the proposed road allowance. In the event that this is not possible, easements
will be provided at no cost to Enbridge Gas Distribution Inc.
500 Consumers Road
SEPTEMBER 3, 2008
North York ON M2J IP8
Mailing Address
P.O. Box 650
Scarborough ON M1K5E3
ROSS PYM, MCIP, RPP
PRINCIPAL PLANNER
CITY OF PICKERING
DEVELOPMENT REVIEW
PICKERING CIVIC COMPLEX
G
ONE THE ESPLANADE
fie
PICKERING ON L1V 61<7
0 6 2006
SEP
Dear Sirs:
M
C1TNN4� p
MEN
PLA DEPAR
RE: DRAFT PLAN OF CONDOMINIUM
S.R. & R. BAY RIDGES LTD.
PART OF BLOCK Y PLAN 16
CITY OF PICKERING
Enbridge Gas Distribution requests that the following conditions be. included in the
subdivision agreement:
The developer is responsible for preparing'a composite utility plan that allows
for the safe installation of all utilities, including required separation between
utilities.
2. Streets are to be constructed in accordance with composite utility plans
previously submitted and approved by all utilities.
3. The developer shall grade all streets to final elevation prior to the installation of
the gas lines and provide Enbridge Gas Distribution Inc. with the necessary
field survey information for the installation of the gas lines.
4. It is understood that the natural gas distribution system will be installed within
the proposed road allowance. In the event that this is not possible, easements
will be provided at no cost to Enbridge Gas Distribution Inc.
KTTACHMENT# 70
INIFOR,AAT[ON REPORT# as-y�
Enbridge also requests that the owner/ developer contact our Regional Sales
Development department at their earliest convenience to discuss installation and
clearance requirements for main, service and metering facilities.
Yours truly,
Tony Ciccone
Manager, Network Analysis
Distribution Planning
(416)758-7966.
(416) 758-4374 - FAX
TC:
51
-2008 MON 01:34 PM veridian FAX NO, P. 02
52
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co NN ECTIa NS
PROJECT NAME:
ADDRESS/PLAN:
MUNICIPALITY:
RET NO.:
ATTACHMENT#—E—TO
'WPOR11nATIONREPORT# ,Va -v
DEVELOPMENT APPLICATION REVIEW
S.R. R R. Buy Ridges Ltd. — Draft Plan of Condominium
Part of Block Y. Phtn 16
Pickering
CP -2008-02 SUBMISSION.DATE; August 13, 2008
The following is an overview of rite general requirements the Applicntnt is likely to meet in order to obIltin a complete
electrical power supply bystem to this silt and within the site where stibdi'vision in some form is involved. The
comments below arc based on prelimitlary information only and are subject in revision. Ina cases VericHan's standard
Conditions of Service document sets out the requirements, tensa and conditions for the provision of electric service.
This review does not constitute an Offer to Connect,
Other.
The legal Plan is outdated, The latest should shown bhtnlCet easement (hafts 128-256 no longer needed). Site is
already built mid energized,
Technical Representative; JosdonYoung
Talephotic; Ext.3242
PP/df
P:\cl hizzell\Development Application Review\Pic1tering\2008\S,P..&R. Bay Ridges Ltd. - Part of Block Y, Plan 16.doc
rax. Seim oy �OrZZ2000 w•ui ry- 41
ATTACHMENT#! TO
�+.IPOT aTIONREPORT# a-;?
Delivery Planning PH (416) 285-5385
1860 Midland Ave FX (416) 755-9800
Scarborough On MIP 5A1
19, 2008
of Pickering
ning & Development Department
On L1v 6K7
Ross Pym
Re: Draft Plan of Condominium C -P-2008-02
S. R. & R. Bay Ridges Ltd.
Part of Block Y Plan 16
City of Pickering
Ross,
you for the opportunity to comment on the above noted plan.
a condition of draft approval, Canada Post requires that the owner/developer
nply with the following conditions:
owner/developer agrees to include on all offers of purchase and sale, a
nent that advises the prospective purchaser that mail delivery will be from a
sated Community Mailbox-
owner/developer will be responsible for notifying the purchaser of the exact
wnity 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
Iopations on the appropriate servicing plans.
owner/developer will provide the following for each Community Mailbox site
include these requirements on the appropriate servicing plans;
appropriately sized sidewalk section (concrete pad) as per municipal
dards, to place the Community Mailboxes on.
V required walkway across the boulevard, as per municipal standards.
y required curb depressions for wheelchair access.
ATTACHMENT#2—TO
INFORMATION REPORT# s2
- The owner/developer further agrees to determine and provide a suitable.
t mporary Community Mailbox location(s), which may be utilized by Canada Post
u itil the curbs, sidewalks and final grading have been completed at the
p rmanent Community Mailbox locations. This will enable Canada Post to .
p, ovide mail delivery to the new residences as soon as the homes are occupied.
Should you require further information, please do not hesitate to contact me at
tyle above mailing address or telephone number.
HE
bbie Greenwood
livery Planner
nada Post
ATTACHMENT#LTo
INFORMATION REPORT#
55
Pym, Ross
From: NI CK. COLEMAN@cn.ca
Sent: Wednesday, August 20, 2008 2:53 PM
To: Pym, Ross
Subject: CP -2008-02, SR&R Bay Ridges Ltd
Attachments: Easement in gross.pdf;. Railway Noise Consultants.pdf
Ross, CN has reviewed the proposed draft plan, and has no objections in principal, as the residences will be fairly
removed from the railway corridor. However, there does not appear to have been a noise assessment undertaken to,
ensure compliance'with MOE and CN criteria. As a minimum, CN will be seeking the attached environmental easement
on title to units within 300 metres of the railway right-of-way.
Regards,
Nick
Nick Coleman, B.Sc.
inager, Community Planning & Development
CN Business Development & Real Estate
1 Administration Road
Concord, ON L4K 1B9
T. 905-760-5007, F. 905-760-5010
n ick.coleman()cn.ca
56
ATfACHMENT#lQ-TO
INFORMATION REPORT# 22 - _OaL R
SCHEDULE"B"
TRANSFER OF EASEMENT
(To be attached to Form 1 - Transfer/Deed of Land)
(7) Interest/Estate Transferred
WHEREAS the Transferor is the owner of those lands located in the City of *
and Province of Ontario, being composed of * and herein referred to as the "Easement
Lands";
IN CONSIDERATION OF the sum of TWO DOLLARS ($2.00) now paid by
the Transferee to the Transferor (the receipt and sufficiency of which are hereby
acknowledged by the Transferor), the Transferor transfers to the Transferee, its successors
and assigns, a permanent and perpetual easement or right and interest in the nature of a
permanent and perpetual easement over, under, along and upon the whole of the Easement
Lands and every part thereof for the purposes of discharging, emitting or releasing thereon or
otherwise affecting the Easement Lands at any time during the day or night with noise,
vibration and other sounds of every nature and kind whatsoever arising from, out of or in
connection with any and all present and future railway facilities and operations upon the
Dominant Tenement and including, without limitation, all such facilities and. operations
presently existing and all future renovations, additions, expansions and other changes to such
facilities and all future expansions, extensions, increases, enlargement and other changes to
such operations (herein collectively called the "Operational Emissions").
THIS Easement and all rights and obligations arising from same shall extend
to, be binding upon and enure to the benefit ofthe parties hereto and their respective officers,
directors, shareholders, agents, employees, servants, tenants, sub -tenants, customers,
licencees and other operators, occupants and invitees and each of its or their respective heirs,
executors, legal personal representatives, successors and assigns. This Easement shall be read
with all changes of gender and number as required by the context in each case and the
covenants and obligations of each party hereto, if more than one person, shall be joint and
several.
Easement in gross.