HomeMy WebLinkAboutInformation Report 26-05031
INFORMATION REPORT NO. 26-05
FOR PUBLIC INFORMATION MEETING OF
January 19, 2006
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT: Zoning By-law Amendment Application A 25/05
974735 Ontario Inc.
3880 Kinsale Road
Part of Lot 3, Concession 6
(Now RP 40R-23226 Parts 2 & 3)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the subject lands are approximately 2.64 hectares.in size, and located on the
west side of Kinsale Road, north of Highway No. 7 in the Rural Hamlet of
Kinsale (see Attachment #1 — Location Map);
- the site is surrounded by agricultural land uses to the north and west, and is
adjacent to residential land uses to the south and to the east;
- a tributary of Lynde Creek abuts the subject lands to the west;
- a conceptual plan showing the proposed future division of the subject property
is provided for reference, (see Attachment #2 — Applicant's Submitted Conceptual
Plan).
2.0 APPLICANT'S PROPOSAL
the applicant proposes to amend the existing agricultural zoning of the subject
lands to an appropriate hamlet residential zoning to permit the development
of ten future residential lots fronting on to Kinsale Road;
the following chart outlines the frontage and area of the proposed residential
lots:
032 Information Report No. 26-05
Lot
Frontage
Area
Severed Lot — LD 258/05
39.1 metres
0.30 hectares
Lot 1
Severed Lot — LD 259/05
35.0 metres
0.25 hectares
Lot 2
Severed Lot — LD 260/05
35.0 metres
0.26 hectares
Lot 3
Severed Lot — LD 261/05
35.0 metres
0.29 hectares
Lot 4
Severed Lot — LD 262/05
35.0 metres
0.26 hectares
Lot 5
Severed Lot — LD 263/05
38.0 metres
0.25 hectares
Lot 6
Retained Lot (Lot 7)
47.1 metres
0.26 hectares
Severed Lot — LD 264/05
50.8 metres
0.27 hectares
Lot 8
Severed Lot — LD 265/05
49.2 metres
0.24 hectares
Lot 9
Retained Lot (Lot 10)
50.8 metres
0.23 hectares
Page 2
- a conceptual plan showing the proposed future division of the subject
property is provided for reference (see Attachment #2 — Applicant's Submitted
Conceptual Plan).
3.0 BACKGROUND
- this application is the second component within a two -staged approach that
the applicant has pursued for the purposes of creating ten lots for hamlet
residential development on the subject lands;
- Stage 1 consisted of three planning processes:
• the applicant received permission from City Council to allow the division of
the subject lands by land severance rather than by Draft Plan of Subdivision
for future hamlet residential development by resolution on May 3, 2004 in
accordance with Section 15.26(b) of the City's Official Plan;
• approval of land severances were obtained from the Land Division
Committee on April 19, 2004, to sever two vacant hamlet lots from a
retained lot (LD 11/04 to LD 12/04); the requested zoning amendment is
for these two parcels;
• approval of a minor variance was granted by the City of Pickering's
Committee of Adjustment to permit the establishment of a minimum
20 metres lot frontage for the retained parcel of the above-mentioned
severance applications (P/CA 4/04);
Information Report No. 26-05
Page 3033
- Stage 2 consists of two planning processes:
• land severance applications were submitted to the Durham Region Land
Division Committee for the further division of the subject lands (Region of
Durham files LD 258/05 to LD 265/05); these applications were TABLED
by the Land Division Committee on November 14, 2005, until outstanding
issues have been resolved with the Central Lake Ontario Conservation
Authority;
• the enactment of a zoning by-law changing the existing rural agricultural
zoning to an appropriate hamlet residential zoning category.
4.0 OFFICIAL PLAN AND ZONING
4.1 Durham Regional Official Plan
- identifies the subject property as being designated Rural Settlements — Hamlet,-
-
amlet,- identifies hamlets as the predominant location for Rural Settlement;
- Rural Settlement areas permit the establishment of commercial, residential,
community and recreational uses;
- the proposal appears to conform to the Durham Region Official Plan;
4.2 Pickering Official Plan
- identifies the subject lands as being designated Rural Settlements — Rural
Hamlets and Hamlet Residential within the Kinsale Settlement Area;
- this designation permits residential, employment, commercial, community,
cultural and recreational;
- identifies rural hamlets as the primary focus for new growth and development
in rural areas (both for residential and other complementary and support
facilities);
- City Policy for Rural Settlements:
• states that Council shall zone lands designated Rural Settlements in
accordance with the provisions specified in the Rural Settlement Plan;
• encourages new development to enhance a range of housing choice in
the settlement and to be innovative in relation to compact form, water
usage and sewage disposal;
• requires all new development, whether on individual or communal water
and sanitary services, to be based on appropriate technical services,
protection of the natural environment, the protection of nearby property
owners, and compliance with Provincial and Regional standards;
- the proposal appears to conform to the Pickering Official Plan;
034 Information Report No. 26-05 Page 4 _
4.3 Kinsale Settlement Area
- Kinsale is recognized as a priority area for rural growth and development;
4.4 Zoning By-law 3037
- the subject property is zoned "A" — Rural Agricultural Zone which permits
agricultural uses, including a detached dwelling;
- the minimum required lot area and frontage in this zone are 0.8 hectares and
60 metres, respectively; a zoning by-law amendment is required to permit the
development on smaller lots than the agricultural zoning of up to ten residential
dwellings on the subject lands;
- the applicant has requested an appropriate zoning designation that would
permit hamlet residential development.
5.0 RESULTS OF CIRCULATION
5.1 Resident Comments
- residents' comments received to date outlined the following concerns:
• whether the quality and level of existing well water will be adversely
affected as a result of introducing ten additional dwelling units;
• the adequacy of access and egress onto Highway No. 7 from additional
southbound movements generated by potential new traffic; (see
Attachment #3);
5.2 Agency Comments
Regional Municipality of Durham
Planning Department
Enbridge Gas Distribution Inc.
- requests permission to obtain
additional information from the
applicant's geotechnical consulting
engineer and the submission of a
Record of Site Condition to the
Ministry of the Environment to the
satisfaction of the Region (see
Attachment #4);
- no easements are required as all of
the natural gas distribution will be
installed within the proposed road
allowance request that conditions
be imposed in a development
agreement in accordance with their
letter dated November 17, 2005,
(see Attachment #5);
- Information Report No. 26-05 Page 5 035
5.3 Staff Comments
- in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
• the compatibility and the appropriateness of the proposed use with the
surrounding area;
• the determination of the appropriate zoning standards for hamlet
residential;
• the evaluation of the effect of establishing up to ten residential dwellings
on the abutting Natural Areas of the City's Open Space System;
• the evaluation of the hydrological report submitted with the application;
• the examination of this application to ensure that it is consistent with the
polices of the 2005 Provincial Policy Statement;
- this Department will conclude its position on the application after it has
received and assessed comments from the circulated departments, agencies
and the public.
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 reserve the option to appeal Council's decision, you must
provide comments to the City before Council adopts any by-law for this
proposal;
- if you wish to be notified of Council's decision regarding this proposal, you
must request such in writing to the City Clerk.
7.0 OTHER INFORMATION
7.1 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;
7.2 Information Received
- copies of the Applicant's Submitted Plans and Reports are available for
viewing at the offices of the City of Pickering Planning & Development
Department, including:
036 Information Report No. 26-05
Page 6
• Plan of Survey of the subject property, prepared by H.F. Grander Co. Ltd.,
Ontario Land Surveyor, dated December 22, 2004, which shows the
dimensions and elevations;
• Construction Sketch Plan, by H.F. Grander Co. Ltd., Ontario Land
Surveyor, dated December 22, 2004 showing ten proposed building lots
with lot area calculations included;
• Phase I and II Environmental Site Assessment, prepared by Jagger Hims
Limited Environmental Consulting Engineers, dated June 2002;
• Rural Servicing Feasibility Study Proposed. Residential Development
Severance prepared by Jagger Hims Limited Environmental Consulting
Engineers, dated July 2005;
• Rural Servicing Study Proposed Residential Subdivision, prepared by
Jagger Hims Limited Environmental Consulting Engineers, dated
September 2005;
- the need for additional information will be determined through the review and
circulation of the applicant's current proposal;
7.3 Property Owner
The owner of 3880 Kinsale Road is 974735 Ontario Inc. The Principal of
974735 Ontario Inc. is Robert Lennox. The agent for this application is
Valerie Cranmer from Valerie Cranmer & Associates.
Rick Cefaratt
Planner II
RC:jf
Attachments
Copy: Director, Planning & Development
Lynda Taylor,RPP
Manager, Development Review
037
APPENDIX NO. I TO
INFORMATION REPORT NO. 26-05
COMMENTING RESIDENTS AND LANDOWNERS
(1) John R. Ward, 3297 Highway No.7
COMMENTING AGENCIES
(1) The Regional Municipality of Durham Planning Department
(2) Enbridge Gas Distribution Inca
COMMENTING CITY DEPARTMENTS
(1) none received to date
ATTACHMENT#L—T® 6 OS
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City of Pickering Planning & Development Department
PROPERTY DESCRIPTION CONCESSION 6, PART LOT 3, 40R-23226, PARTS 1, 2, & 3
OWNER 974735 ONTARIO INC.
DATE OCT. 13, 2005
DRAWN BY JB
FILE No. A 25/05
SCALE 1:5000
CHECKED BY RC
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ATTACHMENT# TO
INFORMATION REPORTO-2
INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN
A 25/05 - 974735 ONTARIO INC.
C/O R. LENNOX
CONCESSION 6
LOT 3
PART 1 40R-23226
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THIS MAP WAS PRODUCED BV THE CITY OF PICKERING PLANNING 8
DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES
DIVISION MAPPINGAND DESIGN, OCTOBER 13.2005.
M
ATTACHMENT# 3 TO
INFORMATION REPORT# /9-0
VE! OPP
' (iVl''ii4
November 24, 2005
To: Debi A- Bentley
City Clerk
City of Pickering
1 The Esplanade
Pickering, Ontario
LIV 6K7
Fax: 905-420-9685
Phone: 905-420-4660
To: Rick Cafaratti
Fax: 905-420-7648
Phone: 905-420-4617
SUBJECT: ZONING BY-LAW AMENDMENT APPLICATION # A-25/05
RE: 3880 I{INSALE RD., KINSALE
Dear Ms. Bentley:
My name is John Ward and I reside at 3290 Hwy. 7 in Kinsale, which is located on the
North West corner of highway 7 and Kinsale Road.
Basically, I am not in opposition to the proposed development, but T, would like to have
assurances regarding the following:
1. WELL WATER— We bought the house in 1986 and for many years the water level
was 18-22 feet. Over the past 4-5 years, it has dropped to about 12-15 feet but we have
never run. out of water. Since 1986 we have had many water tests done by the health
Department which, at certain times of the year revealed slight contaminatio).r.
Thus, our number one concern is a) Can we be assured that with ten more homes being
built on. Kinsale Road, the water level will be maintained and-, b) will the quality of the
water not be affected?
2. INGRESS/EGRESS TO HWY, 7 — Whilst this does not affect me directly, I feel that
in fairness to the existing Kinsale Rd. residents and the new incoming residents, the
matter should be addressed.
ATTACHMENT# : T®
INFORMATION REPORT# -- 0 -oS
Page.../2
To enter Hwy. 7 from Kinsale Rd. or Audley Rd, during the rush hours, is to say the
least, "A dangerous nightmare". A wait of 2-4 minutes at this intersection is
commonplace and is often followed by the sounds of squealing tires and horn blasting.
Witness to my latter remarks can easily be. substantiated by observing the tire marks on
the road between Lakeridge Rd. and Balsam Rd. Within this section, the speed limit is
80k but, needless to say, many are driving at 90-100k.
Due to a prior commitment, I will not be able to attend the meeting on December 15,
2005, but would appreciate these concerns being addressed and being advised of same.
Yours Sincerely,
John R. Ward
3290 Hwy. 7
Pickering, Ontario
Lly 1C8
Telephone: 905-655-4267
Fax: 905-655-8001 /=/3 k- yo5 - ej- 3 s'--- S 3 S R
041
q November 22, 2005 ATTACHMENT#�TO 1 ..
042
2 INFORMATION REPORT# 2Y,
Rick Cefaratti, Planner II
Pickering Civic Complex
One The Esplande
Pickering, Ontario
L1V 6K7
Mr. Cefaratti:
The Regional
Re: Zoning Amendment Application A25/05.
Municipality
Owner: 974735 Ontario Incorporated
of Durham
Location: 3880 Kinsale Road
Planning Department
Part Lot 3, Concession 6; 40R-23226 Parts 2 and 3
605 ROSSLAND ROAD E
Municipality: Clarington
4 T FLOOR
P.O. BOX 623
The Phase I and II Environmental Site Assessment by Jagger Hims Limited, prepared
WHITBY, ON LIN 6A3
for Robert Lennox on the above -noted property states that "any use which a third party
makes to this report, or an reliance on or decision made based on it are the
p y
Fax: (905) 666-6208
Fax: 905) 6 6
E-mail: planning@
responsibility of such third parties". To provide an effective analysis of this application
region.durham.on.ca
the Region must evaluate the development based on the environmental study. Please
have the applicant provide permission from Jagger Hims Limited to the Region to utilize
vn .region.durham.on.ca
this study for our commenting process.
A.L. Georgieff, MCIP, RPP
Commissioner of Planning
Additionally, in accordance with Regional Council policy, the completion of a Phase II
ESA requires the submission of a Record of Site Condition to the Ministry of the
Environment. This condition must be completed to the satisfaction of the Region.
If you have any questions, please do not hesitate to contact me.
OCA Y)i }
Dwayne Campbell, Planner
Current Operations Branch
cc: 974735 Ontario Incorporated
Jagger Hims Limited
"service Excellence
for 6urCommunities"
ATTACHMENT# 5 TO
INFORMATION REPORT# 026 -O 5 0 4 3
NOVEMBER 17. 2005
DEBI BENTLEY
CITY OF PICKERING
PICKERING CIVIC COMPLEX
ONE THE ESPLANADE
PICKERING ON L1V 6K7
Dear Sirs:
RE: 974735 ONTARIO INC
3880 KINSALE ROAD
ENBRIDGE GAS DISTRIBUTION INC.
500 Consumers Road
North York ON M2J 1 PB
Mailing Address
P.O. Box 650
Scarborough ON M1 K 5E3
i ! t
Enbridge Gas Distribution requests that the following conditions be included in the
subdivision agreement:
The developer is to co-ordinate the preparation of an overall utility distribution
plan to the satisfaction of all effected authorities.
2. Streets are to be constructed in accordance with the municipal standards.
3. The developer 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 Gas Distribution.
4. All of the natural gas distribution system will be installed within the proposed road
allowances therefore easements will not be required.
I
truly,
Randy Wilton
Manager, Network Analysis
Distribution Planning
(416) 758-7966
(416) 758-4374 - FAX
RW:bs