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HomeMy WebLinkAboutPD 13-03 CitJ¡ 0# REPORT TO PLANNING COMMITTEE Report Number: PO 13-03 Date: February 28, 2003 From: Neil Carroll Director, Planning & Development Subject: Zoning By-law Amendment Application A 26/02 Marshall Homes Lots fronting onto the future extension of Goldenridge Road, east side of Fairport Road (Part of Lots 54,55,56,58,116,117, Plan 1051) Recommendation: 1. That Zoning By-law Amendment Application A 26/02, be APPROVED subject to the conditions outlined in Appendix I to Report Number PO 13-03, to permit the development of 11 new internal lots with minimum lot frontages of 12 metres, submitted by Marshall Homes, for the parcels of land created through land severance applications LD 10-22/03 for Part of Lots 54, 55, 56, 58, 116, and 117, Plan 1051, City of Pickering. 2. That the amending zoning by-law to implement Zoning By-law Amendment Application A 26/02, as set out in Appendix II to Report Number PO 13-03 be forwarded to City Council for enactment. Executive Summary: The applicant proposes to amend the zoning of the subject properties to permit the development of 11 new lots, with minimum lot frontages of 12 metres, fronting onto the future southerly extension of Goldenridge Road (see Location Map, Attachment #1 ). Approval of this application will establish zoning for the subject properties which is identical to that recently approved by Council for the abutting draft plan of subdivision SP-2002-01 also owned by Marshall Homes. The City's requirements respecting the construction of Goldenridge Road and development of the lots subject to this zoning by-law amendment application (A 26/02) will be addressed through conditions of the related land division applications. It is recommended that the application be approved subject to conditions, and that the draft by-law be forwarded to Council for enactment. Report PO 13-03 Date: February 28, 2003 Subject: Zoning By-law Amendment Application A 26/02 Page 2 Financial Implications: proposed development. No direct costs to the City are anticipated as a result of the Background: 1.0 Comments Received 1.1 At the February 20, 2003 Information Meeting (see text of Information Report and Meeting Minutes, Attachments #3 and #4) no one spoke for or against the application 1.2 Following Information Meeting Resident in Support: a letter in support of infill development in the area was received from a resident. (see Attachment #5) 1.3 Agency Circulation: Canadian National Railway 2.0 2.1 no objection - warning clauses required in all development and purchasing agreements Toronto and Region Conservation Authority no objection a maximum 3 metre buffer zone is to be provided for all lots adjacent to the top of bank for the Dunbarton Creek. (see Attachment #6) Discussion The proposed development is compatible with, and will be developed in conjunction with surrounding development. The proposed development will be consistent with development that is occurring in the surrounding neighbourhood. Draft Plan of Subdivision SP-2002-01, submitted by Marshall Homes, recently received draft approval for the lands abutting the subject properties. This abutting draft plan of subdivision was designed to accommodate the southerly extension of Goldenridge Road through the subject properties for future development. Zoning the proposed 11 lots in a category identical to that recently applied to the abutting draft plan of subdivision ensures compatible development with abutting lands, and maintains the design and character of the area (see Location Map and Applicant's Submitted Plan, Attachments #1 and #2). Report PO 13-03 Date: February 28, 2003 Subject: Zoning By-law Amendment Application A 26/02 Page 3 The subject lands are to be developed in compliance with the Dunbarton Neighbourhood Guidelines as outlined in the Pickering Official Plan, which allow for minimum lot frontages of 12 metres on new internal roads. This application conforms to the Official Plan policies. (see Dunbarton Neighbourhood Development Guidelines, Attachment #7). In order to ensure the subject properties are developed in conjunction with the adjacent draft plan of subdivision, all matters regarding development of the lands and the construction of Goldenridge Road, have been included as conditions of approval for the related land severance applications LD 10-22/03. Among other conditions, the applicant will be required to enter into an appropriate development agreement with the City to address matters typically included in a subdivision agreement such as, but not limited to, tree preservation, siting and architectural design, and grading requirements. 2.2 Lands located near Dunbarton Creek are to be zoned Open Space Hazard Lands and conveyed to the City. The Dunbarton Creek crosses through the north-east portion of the subject property. It is recommended that the portion of the property containing the Creek and appropriate buffer be designated as 'OS-HL' - Open Space Hazard Lands. This will establish a natural buffer area adjacent to the creek and ensure preservation of the lands located in this area. The owner will be required to convey lands designated 'QS-HL' to the City of Pickering through the associated land division applications LD 10/03 and LD 11/03. 2.3 By-law to be Forwarded to Council The attached by-law, included as Appendix II to this report, implements Staff's recommendation to approve the requested 'S3-7' residential zoning and to apply a 'OS-HL' zoning to protect natural features. It is further recommended that attached by-law be forwarded to Council for enactment (see Appendix II). 3.0 Applicant's Comments The applicant is aware of the content of this report. APPENDICES Appendix I: Recommended Conditions of Approval Appendix II: Draft Implementing By-law Report PO 13-03 Date: February 28, 2003 Subject: Zoning By-law Amendment Application A 26/02 Page 4 Attachments: 1. 2. 3. 4. 5. 6. 7. Location Map Applicant's Submitted Plan Information Report Minutes from Public Information Meeting Resident Comments Comments from Toronto and Region Conservation Authority Dunbarton Neighbourhood Development Guidelines Prepared By: Approved I Endorsed By: (Îat /&t PU./l~ ,u Carla Pierini Planning Technician . '1 Lynda Taylor CIP, RPP Manager, Development Review CXP:jf Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering City Council ~1 ,1 APPENDIX I TO REPORT NUMBER PD 13-03 RECOMMENDED CONDITIONS OF APPROVAL FOR ZONING BY-LAW AMENDMENT APPLICATION A 26/02 1. That the implementing zoning by-law: a) extend the boundaries of the "S3-7" - Residential Detached Dwelling Zone requirements in By-law 6027/02 to include the subject properties. b) designate the lands known as Part 4, 40R-9570, as 'OS-HL' - Open Space Hazard Lands. APPENDIX II TO REPORT NUMBER PD 13-03 DRAFT BY-LAW ZONING BY-LAW AMENDMENT APPLICATION A 26/02 BY-LAW NO. Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended by By-law 6027/02, to implement the Official Plan of the City of Pickering District Planning Area, Region of Durham in Part of Lots 54, 55, 56, 58, 116, 117, Plan 1051, in the City of Pickering. (A 26/02) WHEREAS the Council of the Corporation of the City of Pickering deems it desirable to rezone the subject lands, being Part of Lot 54, 55, 56, 58, 116, and 117, Plan 1051, for the development of residential uses and open space hazard land uses; AND WHEREAS an amendment to By-law 3036, as amended by By-law 6027/02, is therefore deemed necessary; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF PICKERING HEREBY ENACTS AS FOLLOWS: 1. TEXT AMENDMENT 1.1 Section 2. of By-law 6027/02 is hereby deleted and replaced with the following: The provisions of this By-law shall apply to those lands in Part of Lots 54, 55, 56, 58, Lots 111, 112, 113, Part of Lots 114,115,116,117, Plan 1051, designated "S3-7" and "OS-HL" on Schedule I attached hereto. 1.2 Section 5. of By-law 6027/02 is hereby further amended by adding Section 5.(2)(a) Uses Permitted ("OS-HL" Zone) No person shall within the lands designated "OS-HL" on Schedule I attached hereto use any lot or erect, alter or use any building or structure for any purpose except the following: (i) preservation and conservation of the natural environment, soil and wildlife; (ii) (Hi) resource management; pedestrian trails and walkways; 1.3 Section 5. of By-law 6027/02 is hereby further amended by adding Section 5.(2)(b) Zone Requirements ("OS-HL" Zone); No buildings or structures shall be permitted to be erected, nor shall the placing or removal of fill be permitted, except where buildings or structures are used only for purposes of flood and erosion control, resource management, or pedestrian trail and walkway purposes. 2. SCHEDULE "I" AMENDMENT Schedule "I" to By-law 6027/02 is hereby revoked and replaced with Schedule "I" attached hereto. - 2 - 3. BY-LAW 6027/02 By-law 6027/02 is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as set out in Section 1 above, and as set out in Schedule I attached hereto. Definitions and subject matter not specifically dealt with in this By-law shall be governed by the relevant provisions of By-law 3036, as amended. 4. . EFFECTIVE DATE This By-law shall take effect from the day of passing hereof subject to the approval of the Ontario Municipal Board, if required. BY-LAW read a first, second, and third time and finally passed this of , 2003. day Wayne Arthurs, Mayor Bruce Taylor, City Clerk --- --- ---- ---- ---- ---- ---- ---- ---- ií \09 LO ---- ---- 53.7 --- ---- \ ?-\Js 't1(1-- --f\ "Z- ~ 0 ~ ð 1:] -< 51 LO\ --- ---- --- ---- -< 56 LO\ --- --- ---- ----- \ \ 4 LOí ---- ---- \\5 LOí ---- ---- ---- '" \LOí \\6 ---- ~ ---- ---- 1/{! LOí \ J ---- f:::J ---- (:J --- i{' --- ---- ---- --- ---- ---- ---- ---- \\ß -- ---- L 0 í ---- ---- ---- ---- --- ---- l' N \ \ SCHEDULE I TO BY-LAW PASSED THIS DAY OF 2003 MAYOR ;i~r. CLERK ATTACHMENT I I TO REPORT (I PO I ~ . "ì 3 SHADEMASTER DRIVE 0 <C 0 a::: ..J ..J I w () :J a::: 0.. (f 0 « 0 (t: w :J Z w ~ STREET « I- a:::. 0 . 0.. (t: ~ . KINGSTON ROAD City of Pickering Planning & Development Department PROPERTY DESCRIPTION PART OF LOT 55, PLAN 1051, 40R-6947 PARTS 1 & 2 PART OF LOT 59 PLAN PLAN 1051, 40R~570, PARTS 4 & 5 LOTS 54, 56,116,117 PLAN 1051 OWNER FILE No. A26/02 DATE JAN 16, 2003 SCALE 1 :5000 DRAWN BY JB CHECKED BY CP l' FOR DEPARTMENT USE ONLY PN-7 PA- ~ WELRUS ROAD -1 0 « 0 a: I- a: 0 a.. a: <ë LL INFORMATION COMPILED FROM APPLICANTS SUBMITTED PLAN - A26/02 ATTACHr.ŒN1 II ':,C;:Jfn Ii PO 12 13 15 16 19 20 17 18 14 BLOCK 21 FUTURE EXTENSION OF ~I u. ~! 10 G) 0 r 0 m Z :D 0 G) m '" ~¡ ~¡ 11 DRAFT P OF SUBDIVISION SP-2002-01 :D... 0 ru¡ » 0. O~I 8A 7A 6A :2 TO / 3-v ~ ---",.-,. 11 A PROPERTIES SUBJECT TO A26/02 1 A 2A 3A 4A 5A I -I -\ --\ \ ~ 0 « 0 a: 5: UJ 5 UJ ..J a.. a.. « l' THIS MAP WAS PRODUCm BY THE CITY OF PICKERING. PlANNING &- DEVELOPMENT DEPARTMENT, INFORMATION &- SUPPORT SERVICES, JANUARY 76, 2003, ATTACHMENT#~------TO REPORT # PO / .3 . () 3 . ..'.. .. Cib¡ 0# INFORMATION REPORT NO. 03-03 FOR PUBLIC INFORMATION MEETING OF February 20th, 2003 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 26/02 Marshall Homes Lots fronting onto the future southern extension on Goldenridge Road, east of Fairport Road (Lots 54,55,56,58,116,117, Plan 1051) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the properties subject of this application are comprised of lands to be created through land division applications for 6 residential properties located between Fairport Road and Appleview Road, south of the Dunbarton Creek; - the lands are comprised of the rear portions of two lots located on the east side of Fairport Road, and the rear portions of three lots located on the west side of Appleview Road, and one lot located south of Dunbarton Creek, on the west side of Appleview Road (see Location Map, Attachment #1); - the subject lands are surrounded by existing detached residential dwellings; 2.0 APPLICANT'S PROPOSAL - the applicant proposes to amend the zoning of the subject properties to '83-7' - Residential Detached Dwelling, to permit the development of detached dwellings on lots with minimum lot frontages of 12 metres fronting onto the future southerly extension of Goldenridge Road. - the applicant's proposed plan is provided for reference (see Attachment #2). - the proposed lots fronting onto the future extension of Goldenridge Road, are proposed to provide lot frontages greater than 12 metres, lot depths greater than 30 metres, and lot areas greater than 575 square metres. Information Report No. 03-03 ATTACHMENT # 3 TO REPORT # PO /3 - ù 3 Page 2 3.2 3.3 3.4 4.0 4.1 4.2 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Reçaional 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 the Durham Region Official Plan. Pickerinça Official Plan identifies the subject lands as being located within an 'Urban Residential - Low Density Area' within the Dunbarton Neighbourhood; permissible uses within this designation include residential uses; - the applicant's proposal conforms to the policies of the Plan. Compendium Document to the Official Plan - the subject properties are subject to the Dunbarton Neighbourhood Development Guidelines which are Council adopted policies intended to guide new development in the area in a manner which is compatible with the existing neighbourhood. These guidelines state that on new internal roads, only detached dwellings are to be permitted with minimum lot frontages of 12 metres; - the Dunbarton Neighbourhoad Development Guidelines indicate that new developments shall maintain building setbacks consistent with recent subdivision standards such as front yard depths of 4.5 metres, side yards widths of 1.2 metres and 0.6 metres. Zoninça By-law 3036/00 the subject lands are currently zoned "R3" - Detached Residential Dwelling Zone, by Zoning By-law 3036, as amended; - the existing zoning permits detached dwellings on lots with minimum lot frontages of 18 metres and minimum lot areas of 550 square metres; a zoning by-law amendment is required for the subject lands to allow the development of detached dwellings on lots with minimum lot frontages of 12 meters fronting onto the future extension of Goldenridge Road. RESULTS OF CIRCULATION Resident Comments none received to date; Açaency Comments none received to date; Information Report No. 03-03 , j 3 TO 1:"",)1~" PL' )J';¿f~__"__-- ,-,v' ..-- Page 3 4.3 Staff Comments 4.3.1 Background Information - the owners of the subject properties recently submitted applications on 6 existing residential lots to the Region of Durham Land Division Committee to create 11 new intemallots fronting onto the future extension of Goldenridge Road. It is anticipated that these new internal lots are to be purchased and developed by the applicant, Marshall Homes. Marshall Homes recently submitted, and received draft approval for, Draft Plan of Subdivision SP-2002-01 and associated Zoning By-law Amendment Application A 01/02, for the lands adjacent to the subject properties. Draft Plan of Subdivision SP-2002-01 proposes to develop 20 detached dwellings on lots with minimum lot frontages of 12 metres, and proposes to construct a portion of Goldenridge Road. The lands assembled for the draft plan of subdivision have been zoned 'S3-7' - Residential Detached Dwelling by amending Zoning By-law 6027/02. in order to ensure coordinated development with the adjacent Draft Plan of Subdivision SP-2002-01, the applicant (Marshall Homes) has submitted this Zoning By-law Amendment Application (A 26/02) to amend the current "R3" zoning of the subject properties to "S3-7', and to include these lands as part of Zoning By-law 6027/02. - the City's requirements respecting road construction and the development of the subject properties will be addressed through conditions of the current land division applications. 4.3.2 Other Matters 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 compatible with, and developed in conjunction with, surrounding development; . ensuring that the portion of lands located near Dunbarton Creek are zoned appropriately. Information Report No. 03-03 ATTACHMENT #_3 TO I1FPORT # PD- 13 -¿> ?, Page 4 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 Councilor 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. 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. 6.2 Information Received a copy of the applicant's submitted plan is available for viewing at the offices of the City of Pickering Planning & Development Department. ORIGINAL SIGNED BY ORIGINAL SIGNED BY Lynda Taylor, MCIP, RPP Manager, Development Review Carla Pierini Planning Technician CXP:jf Attachments Copy: Director, Planning & Development # _2_- TO ,n '.' on. j .3.. U'\ ~ "". ., . U .--/:- APPENDIX NO. I TO INFORMATION REPORT NO. 03-03 COMMENTING RESIDENTS AND LANDOWNERS (1 ) none to date COMMENTING AGENCIES (1 ) none to date COMMENTING CITY DEPARTMENTS (1 ) Planning & Development Department , Excerpts from Statutory Public Information Meeting . Thursday, February 20, 2003 ATTACHMENT #J:_JO 7:00 P.M. E9úRT II PO ----,L!:L:.P ..~"- The Manager, Development Review, provided an oveNiew of the requirements of the Planning Act and the Ontario Municipal Board respecting this meeting and matters under consideration there at. (IV) ZONING BY-LAW AMENDMENT APPLICATION A 26/02 MARSHALL HOMES LOTS FRONTING ONTO THE FUTURE SOUTHERN EXTENSION ON GOLDEN RIDGE ROAD, EAST OF FAIRPORT ROAD (LOTS 54. 55. 56. 58.116.117. PLAN 1051) 1. Carla Pierini, Planning Technician, provided an explanation of the application, as outlined in Information Report #03-03. Ian McCullough, representing applicant, thanked staff for the report and advised that he and Craig Marshall were present to answer any questions. 2. I"'F~':-'=!n #_2~TO t..: ",.;1 "Pü J"3 0 2.-- . &-.1 90s -- L/;;J(J).... 764ft fi.' C rtj rr/- ßtc.:J:ltkJ/&. ~f' j ~ ~ ~ IJ¡ ~'crA-~ 11'/ ~ ¡jð¡,~ 6JJ- l?ft3 fA i A ;;'(;/02- j ~If ;L N.~t. I?of ¡J,è..b.,ý'£'" PI j..,{'¡ ,"(2..- c¡o~- 113q- ßI'i;~ J w~ (;/ú(. fo Qfirr-U).4 ~~('I'~ r Iiv ot~J N fd "'l ~~~- . Jr.}ti ~'j ~ /v.~ fr'^~~ c~ ~ ~. v.. ~~ 1 +0 /Jv¡ '(;.. h¡ 1!lc 'cb V'~ . - ) UJ~ ~J.;./ú- -kJ ~rftVt '-'_I/'-- g.JV/JN..U- ~ jlÁ~.R h"'Qjr~ ¿VI- rN~ ~ rl.J: cJJÌ.,[( ~I/~ ¡1.g W T~ -1 C1'<Yrtk-.-- r,ø.y /J.()c..J -to J~4u.Y~. ~: J.'\ f7'r~ ftJ ~rý'4J- tM;.. ff:L Ql'u.- h Þ'{;-£/1i?1IVIA(/l~ ( (J~ ("~~':1 þJ-L ¿~/~ C/VV hv: ~fc/f fJ..erd . ~. . ~ . J-GL r r1u<- (çr.,'l ,-v~C t!(U IC/k.1. (JLww '" t~ ~ C-+ cl ø..ù f,(TYy.! c~ c/"UJ c.. c .J ~ Ih- C C u-v\~ - rJ7~~/~ ~ C L .J en1 UL t-b. V"lbLj) 1-. iN' c.. 14 j FEB-28-2003 14:33 Tor Region Conserv Author 416661 6898 P.01/02 K:õñservåÚOn for The. Living City February 28, 2003. ATTACHMENT # ~ TO REPORT # PO 13. () 3 CFN BY FAX AND MAIL CarlaPierini. . Planning and Development Department City of Pickering Pickering Civic Complex One The Esplanade Pickering, ON L1V 6K7 Dear Ms. Pierini: Zoning By.law Amendment Application A 26/02 . AppJevlew Road. and Southern Extension of Goldenridge Road City of Pickering, Durham Region (Marhsall Homes) This letter follows receipt of a Zoning By-law Amendment Application for properties located west of Appleview Road and on the Future Southern Extension of Gofdenridge Road, in the City of Pickering, Durham Region on JanuarY 31, 2003. Staff at the Toronto and Region Conservation Authority (TRCA) have had the opportunity to review the above application and offer the following . comments: Re.: The subject properties are not located withín the Authority's Fill Regulated Area or Regional Storm Floodplain. Hence, a permrt under OntarIo Regulation 158 (Fill, Construction and Alteration to WatelWays) is not required. However, portions of the subject properties are located within the Authority's Fill Extension Program and adjacent to a watercourse feature. Recently TRCA staff commented on Land Division applications to accommodate the development proposal. As part of these applications TRCA negotiated a maximum 3 metre buffer for all lots adjacent to the top of bank. We also confirmed that the applicant is prepared to transfer lands below top of bank and the associated buffer to the Toronto and Region Conservation Authority. In light of the above, TRCA would have no objections to the zoning by-law amendment, subject to the stream corridor and buffer on the subject property being properly recognized under the appropriate zoning to protectthe watercourse feature from future development. We again confirm that lands below top-oj-bank are to be conveyed, without encumbrance, to the TRGA. Fùrthermore, since the proposal is not subject to any future application and a development agreement is being finalized to cover the City of Pickering's interests, we are concerned thatTRCA interests will not be realized and therefore requS$t that this development agreement include the foUcwíng; i) Submission and approval at a grading plan to the TACA that illustrates a sediment control fenèe being placed between the stream corridor and construction on the subject property; . ""\FR!':\KAllÎn~n?lPllhli"'~f)f)IAview Ro"d '""Inn Com-n!9 WQd S Shoreham Drive, Döwnsview, Ontario M3N 154 (416) 661-6600 FAX 661-6898" www.trca.on.ca 1:i, '~~ FEB-28-2003 14;33 Tor Regior Conserv Author 416661 6898 P.02/02 . " , / l,;? ,. ; FcP} I., uti! 11 Pú- Carla Pierini Ii) February 28, 2003, Submission and approval of a Stormwater Management Report to the TRCA, which addresses the issues ot water quality and quantity ìn conjunction with adjacent lands to be developed, .2. Hi) That the applicant enter into negotiations with respect to the transfer of lands below . top-ot.bank and the associated buffer to the TRCA. We trust these comments are of assistance. Should you have 'any questions, please do not hesitate to contact Kevin Huang at extension 5307 or the undersigned. Y,. ::JL t;:~f White . SeniorPJanner Development Services Extension 5306 IKH c.C.: Kevin Huang, TRCA F,\PRSIl<evin307\PubJlc;:\AppIBviøw Road Zoning Commenm,wpd TOTAL P.02 . ..-. ATTACHMENT #_-L-JO HfPOHT II PD,.._¿~Q3_.,.,...",.. Dunbarton Neighbourhood Development Guidelines The following Dunbarton Neighbourhood Development Guidelines were adopted by Pickering Council on February 79, 7996, through Resolution #23/96, and revised through Resolution #83/96 on April 75, 7996. The upgrading of Fairport Road and Strouds Lane to full urban standards, and the presence of a large number of deep lots has resulted in opportunities for infill development within this area. To ensure development occurs in a manner that is appealing, orderly, and consistent with the character of the neighbourhood, new development proposals must comply with the development and design guidelines described in the accompanying chart, and must be generally consistent with the attached Neighbourhood Concept Plan. I'"""""":"'" h_-Z~TO , " '/3 - " './ ¡ "",' . '. ._,,;:)....,. DUN8ARTON NEIGHBOURHOOD DEVELOPMENT & DESIGN GUIDELINES IIIJ8'-"____- . permit only detached dwellings . require minimum lot frontages of 15.0 metres, except: 0 on Dunbarton Rd., where minimum frontages may be 12.0 metres; and on Fairport Rd. north of the creek, where minimum frontages may be 13.5 metres (with larger than minimum frontages encouraged in the vicinity of Bonita Ave.) . on Fairport Road south of the creek, maintain larger lot depths (approximately 40 metres), and larger building setbacks (front yard 7.5 metres; side yards 1.5 metres; flankage yard 4.5 metres) '0 . permit only detached dwellings . require minimum lot frontages of 12.0 metres . consideration will be given to minimum 10.0 metre lot frontages at the ends of cul-de-sac and other significant street curvatures . maintain building setbacks consistent with recent subdivision standards (front yard minimums of 4.5 metres; side yard minimums of 0.6/ 1.2 metres) . encourage new roads to connect with existing streets to minimize dead ends, in locations as generally shown on neighbourhood concept plan . locate on east side of Fairport Road, south of Bonita Ave, as generally shown on the neighbourhood concept plan . ensure at least 0.5 hectare in area . provide opportunity to expand to incorporate lands at the southeast corner of Fairport Road and Bonita Ave. . integrate with the open space corridor surrounding Dunbarton Creek . consider establishing pedestrian/bicycle paths, connected to other paths in neighbourhood . establish natural buffer adjacent to the creek . consider establishing pedestrian/bicycle paths, connected to other paths in neighbourhood (to be explored through the review of development applications) . encourage continued *renaturalization" of the creek valley . establish maximum dwelling height of 9.0 metres (calculated from the average grade at front of dwelling) . minimize garage projections from front wall of dwellings to ensure high quality residential streetscapes . permit detached garages in side or rear yards where appropriate . provide sidewalks on at least one side of each street . discourage reverse frontage lots, except where necessary due to grading constraints or for other technical reasons . encourage preservation and planting of trees a'-' I' , :1..__TO ",':' - '2 1.2.:Q.3 . - :::':' - - NBGHBOURHOOD CD \';: !\ - COHCI: . 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