HomeMy WebLinkAboutPD 23-07
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REPORT TO
PLANNING & DEVELOPMENT
COMMITTEE
Report Number: PD 23-07
Date: July 23, 2007
From: Neil Carroll
Director, Planning & Development
SUBJECT: Draft Plan of Subdivision S-P-2005-03
Zoning By-law Amendment Application A 34/05
Altridge Properties Inc.
1482 - 1484 Altona Road & 1490 -1498 Altona Road
Part of Lot 33, B.F.C Range 3, (40R-9096, Part 5 &
40M-1515, Blocks 85 & 86)
Part of Lot 33, B.F.C Range 3, (40R-5045, Part 1)
City of Pickering
Recommendation:
1. That Draft Plan of Subdivision S-P-2005-03 and Zoning By-law Amendment
Application A 34/05 submitted by Altridge Properties Inc., on lands being Part of
Lot 33, B.F.C Range 3 (40R-9096, Part 5 & 40M-1515, Blocks 85 & 86), Part of
Lot 33, B.F.C Range 3 (40R-5045, Part 1), City of Pickering, to permit the
development of 10 lots for detached dwelling units, be refused.
Executive Summary: The applicant proposes to develop a draft plan of subdivision
at the southwest corner of Altona Road and Twyn Rivers Drive, consisting of
10 residential lots for detached dwellings, fronting onto a new internal public road.
Access to the site is proposed from Altona Road.
The draft plan of subdivision incorporates a block of City-owned land along the western
side of the site, which was conveyed to the City for future road purposes through a
previous draft plan of subdivision. Richardson Street was constructed with a temporary
turning circle to allow for its future extension into the subject site.
Development of the site as proposed by the applicant would create an isolated pocket of
residential lots that does not provide cohesive development with the existing residential
neighbourhood. The proposed access onto Altona Road is not appropriate as the site
can be accessed through the extension of Richardson Street. Further, approval of the
proposed access onto Altona Road may prejudice future redevelopment opportunities for
the lots opposite this property, on the east side of Altona Road.
Report PO 23-07
Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05)
Date: July 23, 2007
Page 121
91
More appropriate alternative design options are available for the site. Development of
this site would be best suited at a time when comprehensive development involving the
adjacent property to the south can be achieved.
It is recommended that proposed Draft Plan of Subdivision and Zoning By-law
Amendment Application be refused, as the proposal is considered premature and does
not provide for appropriate development of the site.
Financial Implications: None with refusal recommendation.
Sustainability Implications: The development proposal is an infill project that would
utilize existing infrastructure. However, the proposed access to the site from Altona
Road does not represent a sustainable approach for the development of the subject
lands as the proposal creates an isolated development that does not provide
appropriate connections or integration to the existing neighbourhood.
Background:
1.0 Introduction
Altridge Properties Inc., has submitted applications for approval of a draft plan of
subdivision and an amendment to the zoning by-law in order to create 10 lots for
detached dwellings on lands located at the southwest corner of Twyn Rivers
Drive and Altona Road (see Location Map, Attachment #1). Access to the
development is proposed from Altona Road. All 10 lots would front onto a new
public road and are oriented to face Altona Road (see Applicant's Revised Road
Pattern, Attachment #4). The proposed lots would have minimum lot frontages
ranging from approximately 11.0 metres to 17.2 metres and minimum lot areas
ranging from 408 square metres to 561 square metres. The subject lands are
designated "Urban Residential Area - Low Density Area" within the Rougemount
Neighbourhood in the Pickering Official Plan. This designation permits residential
development at a density of up to and including 30 dwellings per net hectare. The
proposal is consistent with this designation at 13.3 units per net hectare.
At the Statutory Information Meeting held in April 2006, a request was made by
area residents that an additional Information Meeting be held should the
applicant revise the proposal. Although staff worked with the applicant following
the Information Meeting in an attempt to achieve a mutually acceptable
development plan, agreement has not been achieved and the applicant wishes to
pursue their original submission. Consequently a second Information Meeting
has not been held. Residents who commented on the application have been
notified of this meeting, to consider the application as initially submitted.
Date: July 23, 2007
Report PO 23-07
Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05)
92
- 2.0 Comments Received
Page 3
2.1 At the April 20, 2006 Public Information Meeting
Twelve area residents appeared at the Public Information Meeting to voice their
comments respecting the application. They raised concerns regarding: traffic
problems on Altona Road due to the proposed access; safety for school children
in the area; compatibility of the proposed lot sizes with existing development;
grading and drainage issues; and declining property values (see text of
Information Report and Meeting Minutes, Attachments #9 & #10).
2.2 Written Public Submissions on the application
Three written submissions were received from area residents. The concerns
identified in the correspondence related to: lotting pattern; decrease in property
value; walkway connections for school children; unsafe access to the
development from Altona Road and traffic congestion; grading and drainage, and
existing flooding in backyards (see Attachments #11, #12 & #13).
2.3 City Department and Agency Comments
Development Control
Region of Durham
Planning Department
Canadian National
Railway
access to Altona Road should not be permitted and
development of the lands should only occur as part
of the extension of Richardson Street;
- the extension of Richardson Street would provide a
better connection to the abutting school as the
existing sidewalk on the north side of Richardson
Street could connect directly to the sidewalk on the
west side of the cul-de-sac, and would also provide
a direct connection to the existing walkway on the
south side of Richardson Street;
- various additional technical comments are also
provided (see Attachment #14);
- the proposal is permitted by the policies of the
Durham Region Official Plan and is consistent with
Community Strategic Plan Actions;
municipal water supply and sanitary sewer services
are available to the subject property;
- as the site is adjacent to Altona Road and Twyn
Rivers Drive, a noise study is required to identify
any potential impacts as well as any noise mitigation
and warning clauses (see Attachment #15);
- warning clauses are required within the subdivision
agreement and any agreements of purchase and
sale for the proposed lots;
- a noise and vibration study should be conducted
(see Attachment #16);
Report PD 23-07
Date: July 23, 2007
Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05)
Pag~l~
93
Region of Durham
Works Department
right-of-way dedications and a sight triangle must be
conveyed to the Region;
- submission of a detailed design for the intersection
of Altona Road and the proposed internal road is
required prior to the Region providing favourable
comments on the proposed development (see
Attachment #17);
- the school board would like to pursue a sidewalk
(walkway) connection from Richardson Street to
St. Monica's Catholic School;
- this request has now been brought forward as the
walking area to the school has been amended,
meaning more students could use the pathway to
get to the school site (see Attachment #18);
- no objection (see Attachment #19);
Durham Student
Transportation Services
Toronto and Region
Conservation Authority
Durham Catholic District -
School Board
no objection (see Attachment #20).
No other agency that provided comment has objection to the application.
3.0 Discussion
3.1 Background - A portion of the lands subject to this application are City-owned
and intended for road purposes
The conceptual road pattern for this neighbourhood originally included the
extension of Fawndale Road north to connect with Richardson Street, and the
northward extension of Richardson Street to a cul-de-sac (see Conceptual Road
Development Plan (1986), Attachment #2). However, through Council's approval
of Draft Plan of Subdivision 18T-84005 in 1986, this connection was removed
and replaced with a walkway connection from Fawndale Road to Richardson
Street.
The block of City-owned land within this application (see Applicant's Submitted
Plan, Attachment #3) comprises approximately 0.14 hectares and was conveyed
to the City for future road purposes as a condition of approval of Draft Plan
18T-84005 (which developed this general area). This land provides for the
northward extension of Richardson Street as originally anticipated and approved
by Council. Richardson Street was constructed with a temporary turning circle at
its terminus to allow for the future extension of the street northward into the
subject property to end in a permanent cul-de-sac.
The applicant has not acquired the City-owned lands, but has included them in
their application knowing that Council's approval for the disposal of these lands
would be required.
Report PO 23-07
Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05)
Date: July 23, 2007
Page 5
94
3.2 Access to the site from Altona Road for this development proposal is not
supported
Altona Road is designated as a Type B Arterial Road in the Region's and City's
Official Plans. Type B Arterial Roads are designed to carry moderate volumes of
traffic at moderate speeds and have some access restrictions. The
Environmental Assessment currently underway for Altona Road proposes a four
or five lane cross-section along this portion of the road.
The Region of Durham Works Department advise that they are unable to provide
favourable comments on the proposed access from Altona Road at this time.
Detailed design drawings for the intersection of the new internal road and Altona
Road are required to ensure the proposed intersection provides safe vehicle
movements in and out of the site. Area residents have expressed concern
regarding the safe functioning of the site and the possible traffic impacts of the
proposed access from Altona Road.
Vehicular and pedestrian connectivity within this neighbourhood are important.
The proposed access from Altona Road would create an isolated development
that is separated from the existing residential development to the southwest and
the abutting school property. A walkway connection is proposed through the
applicant's proposal to provide a pedestrian connection to Richardson Street and
St. Monica's Catholic School, however this connection would not provide the
same benefits as having a direct road and sidewalk connection to the
surrounding neighbourhood.
Residents on the east side of Altona Road, south of Sheppard Avenue, have
previously expressed an interest in developing the rear portions of their
properties by way of a new internal public or private road with direct access from
Altona Road. Planning staff have been verbally advised by the Region of
Durham Works Department that only one access point onto Altona Road would
be permitted in this area. The proposed access on the west side of Altona Road
for this development proposal could jeopardize any future development potential
for the properties on the east side of Altona Road. The subject site has an
alternate access route by way of Richardson Street, whereas alternate access to
the properties on the east side of Altona Road is very unlikely.
3.3 The site has alternative development potential and staff are willing to work
with the applicant if an acceptable alternative design is achieved or an
alternate use is proposed.
Planning & Development staff have prepared three examples of alternative
development options for this site, and will continue to explore these alternatives
with the applicant if they so desire.
Report PO 23-07
Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05)
Date: July 23, 2007
Page 6.
95
Staff Alternative Option 1 - Connect Richardson Street northward to a cul-de-sac
as orioinallv anticipated throuoh previous approval of the abuttino development
The extension of Richardson Street on lands already secured for future road
purposes creates direct vehicular and pedestrian connections to the existing
neighbourhood (see Staffs Alternative Design - Option 1, Attachment #5). This
design would maintain a cohesive neighbourhood and would be an integral part
of completing the neighbourhood. A sidewalk connection to the abutting school
site could be provided through this design as the existing sidewalk on the north
side of Richardson Street could connect directly to a sidewalk on the west side of
the cul-de-sac extension. The sidewalk would provide a safe and secure
connection for school children walking to the school, and the design of the
development would provide more eyes on the street and the school site. A direct
connection to the existing walkway between Littleford Street and Richardson
Street could also be achieved. This design also provides for efficient garbage
pick-up and snow removal.
Although this design would result in the development of lots backing onto Altona
Road and Twyn Rivers Drive, with rear yard fencing (noise fencing) along the
rear lot lines, this is similar to the existing development along Altona Road to the
south, as reverse lot frontages were implemented through the design of many
developments in this neighbourhood.
In order to provide a minimum road allowance 16.5 metres, with a minimum
pavement width of 8.5 metres, for the northward extension of Richardson Street,
additional land area (approximately 7.0 metres in width) is required from the
abutting property to the south, municipally known as 1478 Altona Road. This
design maintains future development options for 1478 Altona Road onto
Richardson Street, and may be more economically viable than other designs.
However, the partial involvement of the owner of 1478 Altona Road is required.
Municipal Property & Engineering staff have advised that this design would
generate an estimated 17 and 14 vehicle trips during the morning and evening
peak hours respectively, and that no significant traffic impacts would be anticipated
on Richardson Street or the surrounding street network (see Attachment #21).
Staff Alternative Option 2 - Extend Richardson Street east to a cul-de-sac
adiacent to Altona Road
Richardson Street could be extended eastward though 1478 Altona Road to a
cul-de-sac adjacent to the west side of Altona Road (see Staffs Alternative
Design - Option 2, Attachment #6). This design would eliminate lots backing
onto Altona Road. This design would also eliminate access onto Altona and
would provide vehicular and pedestrian connections to the existing
neighbourhood. A walkway connection to the school could be provided on the
City-owned lands, immediately east of the last residential lot fronting onto
Richardson Street.
Report PO 23-07
Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05)
Date: July 23, 2007
Page 7
96
Staff acknowledge that this option requires the full involvement of the property at
1478 Altona Road for road purposes, with only a moderate increase in available
lotting frontage.
Staff Alternative Option 3 - Provide an alternate use on the property
Although different from the low density residential land use originally envisioned
for these lands, the subject property and abutting City-owned lands could be
developed for a mixed-use project that serves the broader community.
In 1989 consideration was given to a zoning by-law amendment application to
permit a mixed-use commercial and residential development on this site,
however the application was abandoned.
Access to the site, site function and compatibility with the surrounding
neighbourhood would need to be thoroughly reviewed and addressed prior to
consideration being given to an alternate use.
3.4 Two alternative designs proposed by the applicant are not supported by
staff, and the applicant wishes to proceed with the application as initially
submitted
The alternative designs for this site as prepared by staff have been discussed
with the applicant. The applicant advises that they have not been able to secure
land from the abutting landowner to the south (1478 Altona Road) to pursue
either Option 1 or 2 as proposed by staff.
Instead, the applicant has prepared two alternative designs for the site which
propose the construction of the Richardson Street cul-de-sac on the west side of
the site with temporary road conditions until 1478 Altona Road is developed. The
first alternative design involves the extension of Richardson Street northward
with a reduced right-of-way width in front of 1478 Altona Road (see Applicant's
Submitted Alternative Plan - Option A, Attachment #7). The second alternative
plan proposes the construction of a temporary road through the south end of the
site from Altona Road until a permanent connection to the existing portion of
Richardson Street is completed (see Applicant's Submitted Alternative Plan -
Option 8, Attachment #8).
Staff do not support the alternative designs proposed by the applicant as there is
no guarantee that the temporary conditions would be removed, and there is a risk
that the temporary roads would become permanent if the property to the south
does not develop. There would also be no incentive for the applicant to complete
the full road connection for Richardson Street for either of these designs once
their development is complete. The proposal to provide a temporary road
connection from Altona Road to Richardson Street would still not address staff's
concerns regarding access onto Altona Road.
Report PD 23-07
Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05)
Date: July 23, 2007
Page 8
97
As the Planning & Development Department does not support either of the
proposed temporary scenarios, the applicant is continuing to pursue the original
submission as initially applied for.
4.0 Applicant's Comments
The applicant is aware of the staff recommendation for refusal of the application.
Attachments:
1. Location Map
2. Conceptual Road Development Plan (1986)
3. Applicant's Submitted Plan
4. Applicant's Revised Road Pattern
5. Staff's Alternative Design - Option 1
6. Staff's Alternative Design - Option 2
7. Applicant's Submitted Alternative Plan - Option A
8. Applicant's Submitted Alternative Plan - Option B
9. Text of Information Report
10. Minutes from April 20, 2006 Statutory Public Information Meeting
11. Resident Comment - D. & J. Coughlin
12. Resident Comment - L. & G. Scavuzzo and J. & I. Comeau
13. Resident Comment - T. Dupnak
14. City Department Comments - Development Control
15. Agency Comments - Region of Durham Planning Department
16. Agency Comments - Canadian National Railway
17. Agency Comments - Region of Durham Works Department
18. Agency Comments - Durham Student Transportation Services
19. Agency Comments - Toronto and Region Conservation Authority
20. Agency Comments - Durham Catholic District School Board
21. City Department Comments - Municipal Property & Engineering Division
Report PO 23-07
Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05)
Date: July 23, 2007
Page 9
98
Prepared By:
Approved I Endorsed By:
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Carla Pierini
Planner II
Neil Carroll, , RPP
Director, Planning & Development
C1Y/l~ ~~r\-.
Lynda1"aylor, MCIP;RPP
Manager, Development Review
CP:ld
Attachments
Copy: Chief Administrative Officer
ATTACHMENT II I TO
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PROPERTY DESCRIPTION PART LOT 33, BFC, R 3, 40R.5045, PT 1 & PT LT 33 BFC 40R9096, 1-5 & 40M.1515 BLK 85 & 86
OWNER ALTRIDGE PROPERTIES INC.
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RICHARDSON STREET
TWYN RIVERS DRIVE
SUBJECT TO EASDlENT AS
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1478 ALTONA ROAD
l'
roLL SCALE COPIES OF THE APPLICANT'S
SUBMII7E:O PIAN ARE AVAILABLE FOR V/<WING AT
THE CITY OF PICKERING PlANNING.. OE:V<LOPMENT OEPARTMENT.
THIS MAP WAS PRODUCED BY THE CITY OF PICKERING
PlANNING .. OE:V<LOPMENT DEPARTMENT.
INFORIM T/ON .. SUPPORT SERVICES.
JUNE 28. 2007.
ATTACHMENT #_ q_TO
BEPORT # PO L3rO-'
107
Ciiq o~
INFORMATION REPORT NO. 05-06
FOR PUBLIC INFORMATION MEETING OF
April 20, 2006
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-2005-03
Zoning By-law Amendment Application - A 34/05
Altridge Properties Inc.
(Southwest corner of Twyn Rivers Drive and Altona Road)
Part of Lot 33, B.F.C. Range 3, (40R-5045, Part 1) & Part of Lot 33, B.F.C.
Range 3, (40R-9096, Part of Part 5 & 40M-1515, Blocks 85 & 86)
(1482 - 1484 Altona Road & 1490 - 1498 Altona)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the subject property is approximately 0.75 hectares in size;
- located on the southwest corner of Twyn Rivers Drive and Altona Road
(see Attachment #1 - Location Map);
- the surrounding uses are detached dwelling units to the north, south and east
and an elementary school to the west.
2.0 APPLICANT'S PROPOSAL
- the applicant proposes to establish 10 detached dwelling units fronting onto
one new public street;
- access to the property is proposed from Altona Road;
- all 10 lots will be oriented to face Altona Road (see Attachment #2 -
Proposed Draft Plan);
- minimum lot frontages for this proposal are approximately 12 metres;
- minimum lot depths for this proposal range from 30 metres to 50 metres
approximately;
- the proposed zoning by-law amendment would permit the 10 detached
dwelling units to be constructed, and would set specific zoning standards for
the development to adhere to.
lnformation Report No. 05-06
I . 1-Q-8
3.0 OFFICIAL PLAN AND ZONING
ATTACHMENT '__ q TO
AEPOR11 PD_ 2.3-0'.,
__....__'_~M
Page 2
3.1 Durham Reaional Official Plan
- the Durham Regional Official Plan identifies the subject lands as being
designated Living Area, which permits development predominately for
housing purposes;
- the applicant's proposal complies with this designation;
3.2 Pickerina Official Plan
- the subject property is designated "Urban Residential - Low Density" within the
Rougemount Neighbourhood;
- this designation permits residential uses and a mix of community, cultural and
recreational uses;
low density residential development is permitted, up to and including 30 units
per net hectare;
- the proposed development would provide a net density of 13.3 units per net
hectare;
- the applicant's proposal conforms to the applicable Official Plan policies;
3.3 Zonina By-law 3036
- the subject lands are zoned "R3" - Residential Zone by By-law 3036;
- the existing zoning permits detached dwellings with minimum lot frontages of
18 metres and minimum lot areas of 550 square metres;
- an amendment to the zoning by-law is required to allow for the development
of 1 0 detached dwelling units with lot frontages less than 18 metres.
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
no written resident comments have been received;
4.2 Aaency Comments
have received written comments from:
. Canada Post;
. Veridian Connections;
. The Durham District School Board;
. Bell Canada;
. Conseil Scolaire De District Catholique Centre-Sud;
4.3 City Comments
have received written comments from:
. Development Control (see Attachment #3).
Information Report No. 05-06
t\lfJ.\CHMENT '~T()
f!EPORT # PD~~ ~(j7
Page.3
109
5.0 STAFF COMMENTS
5.1 Backaround
- the City acquired land from the subject property during the development of
the surrounding neighbourhood;
it was anticipated that the lands would be used to connect Richardson Street
to a cul-de-sac extending northwards, east of St. Monica's Separate School,
resulting in lots backing onto Altona Road and Twyn Rivers Drive;
in 1989 consideration was given to a rezoning application to permit a mixed
use commercial/residential / daycare facility, however the application was
abandoned;
5.2 Applicant's Proposal
preliminary review of the proposed lot frontage and lot area appears to
indicate compatibility with lots in the neighbourhood;
- the proposed road access from Altona Road isolates the development from
the neighbourhood;
- vehicular and pedestrian connectivity within a neighbourhood is important;
- staff will review the opportunity to connect Richardson Street to the proposed
cul-de-sac;
consideration will be given to completing the neighbourhood road pattern
using the City owned land, for establishment of a cul-de-sac;
- any road / cul-de-sac location will affect the determination as to whether the
City desires to dispose of its land (the City maintains control of the disposition
of the lands cross hatched on Attachment #2);
- the location, length, and width of a walkway connection to St. Monica's
Separate School must be determined;
- flooding concerns in this area of the neighbourhood have been expressed by
several residents;
- submission of a preliminary grading and drainage plan is required to address
on-site management of stormwater;
- the visual and aesthetic impacts of the proposed rear lots adjacent to Twyn
Rivers will be reviewed in conjunction with any required noise attenuation
fencing;
- the development that is proposed through this application differs from that
shown to staff at the preliminary level and staff requests that the applicant
make arrangements to meet with City staff to review the proposal and
address some of the concerns outlined in this section;
This Department will conclude its position on the application after it has received
and assessed comments from the circulated departments, agencies and the
public.
Information Report No. 05-06
ilq
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Page 4
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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 Councilor a Committee of Council;
if you wish to be notified of Council's decision regarding either the proposed
plan of subdivision or zoning by-law amendment application, you must
request such in writing to the City Clerk;
if a person or public body that files an appeal of a decision of the City of
Pickering in respect of the proposed draft plan of subdivision does not make
oral submissions at the public meeting or make written submissions to the
City of Pickering before the 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 zoning by-law amendment does not make oral
submission at the public meeting, or make a written submission to the City of
Pickering before the zoning by-law is passed, the Ontario Municipal Board
may dismiss all or part of the appeal.
if you wish to reserve the option to appeal Council's decision of the proposed
zoning by-law amendment application, you must provide comments to the
City before Council adopts any by-law for this proposal.
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
- full scale copies of the applicant's submitted plan are available for viewing at
the offices of the City of Pickering Planning & Development Department;
Information Report No. 05-06
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Page 5
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7.3 Property Owner
- the owner of this property is Altridge Properties Inc.;
- the principal of this company is Honeywood Properties Inc.;
ORIGINAL SIGNED BY
. ..,
ORIGINAL SIGNED BY
Geoff Romanowski
Planner II
Lynda Taylor, MCIP, RPP
Manager, Development Review
GXR:ld
Attachments
Copy: Director, Planning & Development
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11 2
APPENDIX NO. I TO
INFORMATION REPORT NO.05-06
COMMENTING RESIDENTS AND LANDOWNERS
(1) no written comments from residents or landowners have been received to date
COMMENTING AGENCIES
(1) Canada Post
(2) Veridian Connections
(3) The Durham District School Board
(4) Bell Canada
(5) Conseil Scola ire De District Catholique Centre-Sud
COMMENTING CITY DEPARTMENTS
(1) Planning & Development Department
(2) Development Control
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Excerpts from
Minutes / Meeting Summary
Statutory Public Information Meeting
Council Chambers
Thursday, April 20, 2006
7:00 pm.
--r-n-
Attendees: Councillor Brenner - Chair
Lynda Taylor, Manager Development Review
Geoff Romanowski, Planner II
Rick Cefaratti, Planner II
Birgit Wilson - Recording Secretary
Also Attending: Ian McCullough, Authorized Agent of Marshall Homes
Lauralei Jones, Planner Altridge Properties Inc.
Lynda Taylor, Manager, Development Review, provided an overview of the requirements of the
Planning Act and the Ontario Municipal Board respecting this meeting and matters under
consideration there at.
Item / . Details & Discussion & Conclusion
Ref # (summary ofdiscus$ion)
1. DRAFT PLAN OF SUBDIVISION APPLICATION - S-P-2005-03
ZONING BY-LAW AMENDMENT APPLICATION A-34/05
AL TRIDGE PROPERTIES INC.
(SOUTHWEST CORNER OF TWYN RIVERS DRIVE AND AL TONA ROAD)
PART OF LOT 33, B.F.C. RANGE 3, (40R-5045, PART 1) & PART OF LOT 33,
B.F.C.
RANGE 3, (40R-9096, PART OF PART 5 & 40M-1515, BLOCKS 85 & 86)
(1482 - 1484 AL TONA ROAD & 1490 - 1498 AL TONA)
CITY OF PICKERING
1. Planner Comments
Geoff Romanowski, Planner II provided an overview of property location, applicant's
proposal and City's Official Plan policies pertaining to this site, as outlined in
Information Report #05-06.
2. Applicants Comments
Lauralei Jones, Planner, Altridge Properties Inc. gave assurance that the applicant
will address all concerns and issues raised at this meeting and will provide additional
information for this proposal.
Page 1
CORP0228-2/02
Item / Details & Discussion & Conclusion
Ref # (summary of discussion)
I~: i I _ ..,D_____
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1 ~~ Comments from Members of the Public
Cy Durdle
1497 Altona Rd.
Mr. Durdle is a 20year resident of the subject area. He agrees with the development,
but expressed concerns in the area of:
. Water drainage - there are problems now, will they be addressed properly.
. Lots sizes are too small for the existing neighborhood.
. If new road is built, will it be private
. Service, Le. snow removal for new road
. Proposed access will create traffic problems
. Safety for school in the area
. Fencing - on Altona Rd.?
David Goulding
283 Richardson Sf.
Mr. Goulding expressed concerns that if the applicant makes changes to his original
proposal that the public will not be notified of these changes. In addition he
expressed the following concerns:
. Water drainage - there are problems now, will they be addressed properly.
. Lots sizes are too small for the existing neighborhood.
. Proposed access will create traffic problems
. Safety for school in the area
Len Scavuzzo
1478 Altona Rd. Rd.
Mr. Scvuzzo had grave concerns with respect to water run-off. He is now
experiencing major problems on his property and has hired an independent firm to
check out the foundation of his home to see if water has structurally damaged his
foundation. He stated that in his opinion the builder of the new subdivision will not
properly address the water run-off issues and his property will be in a "valley" with
water draining directly onto his property. Mr. Scavuzo brought pictures of his property
and wan invited to speak with members of the Planning Department after the meeting.
Anna Agraso
307 Tomlinson Crt.
Ms. Agraso expressed concerns as follows:
. Lots sizes are too small for the existing neighborhood.
. Property values will decrease.
. Once Altona Road had beautiful trees, when will these be replaced
. Proposed access will create traffic problems
. Safety for school in the area
. City will change by-law without notifying anyone in the area
. Did not receive notification of meeting - was informed by a neighbour
Page 2
CORP0228-2/02
Item / Details & Discussion & Conclusion
Ref # (summary of discussion)
,~t t f ACH1V:EMl",tl:.:~". _ it? _. fa
HEPORT if PD,ww],J-_'PI.
11 5
G Di Donato
1491 Altona Road
Mr. Di Donato expressed concerns as follows:
. Lots sizes are too small for the existing neighborhood.
. Property value will decrease.
. Once Altona Road had beautiful trees, when will these be replaced
. Proposed access will create traffic problems
. Safety for school in the area
. City will change by-law without notifying anyone in the area
. Did not receive notification of meeting - was informed by a neighbour
Lorraine Watkins
Richardson St.
Ms. Watkins stated that she was not informed of proposal or the Statutory Information
Meeting. Her concerns are for the safety of the residents, children going to St.
Monica's Separate School due to increased traffic pattern.
Debbie & Jim Coughlin
278 Richardson St.
Mr. & Mrs. Coughlin did receive notification of the proposal and of the meeting,
however, their written comments are not noted. They do agree with the development
however do have concerns with declining property values. Also, they would like
clarification whether the access will be from Alton Road or Richardson St. The height
of any fencing that would go up was also a concern and asked staff for clarification of
the fencing height restriction by-law.
James Callan
1483 Altona Rd.
Mr. Callan expressed concerns as follows:
. If a new road is built will it be private or public.
. Widening Altona Road will increase traffic pattern
. Will new access road be a traffic light intersection
. If new by-law is passed what are the boundaries it will effect
Mr. & Mrs. Seres
306 Sheppard Ave.
Mr. & Mrs. Seres are very concerned with the lot sizes of the subdivision. The
esthetics are not compatible with the existing large homes. They ask that the builder
re-size the lots. They also expressed safety concerns about placing a house on Plan
site # 10.
Page 3
CORP0228-2/02
Item / Details & Discussion & Conclusion
Ref # (summary of discussion)
CORP0228-2/02
10
23.-(17
Lome Hewie
1469 Altona Rd.
Mr. Hewie expressed concerns as follows:
. If access from Alton, increased traffic pattern poses a safety hazard.
. Safety for school children.
. Lot sizes are too small in comparison with the existing properties.
. Decrease in property values.
Joan & Carl Chivers
267 Richardson St.
Mr. & Mrs. Chivers expressed concerns as follows:
. If access from Alton, increased traffic pattern poses a safety hazard, especially
if large trucks are making turns.
. Safety for school children.
. Lot sizes are too small in comparison with the existing properties.
. Decrease in property values
. No notification of meeting or plans.
Dan Farren
1485 Altona Road
Mr. Farren wanted to know when The Region of Durham is going to make a
commitment in regard to widening Alton Road and the continuation of Richardson
Street.
4. Response from the Applicant
Lauralei Jones, Planner, Altridge Properties Inc. stated that Altridge Properties will
work very closely with The School Board to address safety issues regarding access
road and also address esthetic issues raised this evening, Le.: fencing, trees. She
further assured that new signs would be erected.
5. Staff Response
Geoff Romanowski, Planner II stated that when The Region of Durham initiates plans
to widen Alton Road notification of that proposal will go out to the public to advise of
the Statutory Public Meeting. In regard to not everyone receiving notification of this
proposal and Statutory Meeting, he will look into the matter and ensure that all future
notification will be expanded from the present radius.
~ l"-~ 1+lA-~\llll",t-Io~ .o.,I'F'1......d4/~+ i'~.:'.Ll\r.e..t:.Ul.g ~Wl k,..o ,
6. Comments from the Chair i/t"I.uv r~~'
Councillor Brenner explained that to date no decision has been made. He also
assured all concerned that if this proposal changes significantly then, under The
Planning Act, a second Statutory Information Meeting must take place.
Page 4
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11 7
Romanowski, Geoff
From:
Sent:
To:
Cc:
Subject:
Bentley, Debi
April 4, 2006 8:40 AM
'The Coughlins'
Romanowski, Geoff
RE: Zoning Amendment Application - A 34/05; Subdivision S-P-2005-03
-----Original Message-----
From: The Coughlins [mailto:debbie.coughlin@sympatico.ca]
Sent: April 3, 2006 11:11 PM
To: Bentley, Debi
Cc: Debbie Coughlin
Subject: Zoning Amendment Application - A 34/05; Subdivision S-P-2005-03
As outlined in a letter I received today I am requesting:
1. To receive notice of any future meetings on this matter
2. To receive notification of any decisions of the City with respect to the
proposed new subdivision
Additionally, I have some questions/concerns regarding this subdivision:
I live at 278 Richardson which is the property closest to this new
development. Ideally, I would like to see the property not developed but
understand this is not realistic. I do have a real concern about protecting
the privacy of my home and the appearance/value of my property. My husband
and I are original owners and have lived her for 18 years.
1. The drawing would appear to have a property running up to my front lawn.
A backyard abutting another backyard is one thing but it is not right to
have a backyard running against a homes front lawn. Visually, this will not
be appealing and it will lower the value of my home. Can you please confirm
if I have understand the drawing correctly. Can you please advise as to the
steps to oppose any abutment to my front lawn.
2. If the zoning of the property is changed, is the builder committed to
developing single family homes? I am trying to understand if after
approvals they can change their plans to build semi detached or town homes.
3. Currently there is a walkway from Littleford to Richardson which
children use to walk to the catholic school and also .the local high school,
alongside the property that abuts my house and the school. Has any
consideration been given to the impact on neighbourhood children who will
now have to walk considerably further? Was any consideration given to
building fewer homes to accommodate a walk way through to Sheppard?
We would really appreciate it if you could provide answers to our questions.
Thanks.
Debbie and Jim Coughlin
278 Richardson Street
Pickering, Ontario
LIV 6B5
118
ATTACHMENT I I 2 TO
REPORT # PO 2.3.6]
We the registered owners of 1478 Altona Rd. are extremely concerned with numerous
issues with regards to "Proposed application S-P-2005-03/ zoning A034/05.
ACCESS
1. The access of 10 or more vehicles to an already deemed heavily used road.
Comment justified with proposed widening of Altona Rd.( since 1999)
2. Narrow bridge -causing a bottleneck effect with regards to traffic congestion at
the intersection ofTwyn Rivers and Altona Rd. (South west comer), also to
mention -degree of incline approaching this specific comer.
3. This proposal's increase of traffic to an already established 2 school zones heavily
used areas, 2 established traffic lights and the narrow bridge's congestion, all
within a one block radius, is a risk to community safety. Also access to and from
our home will be greatly affected. FYI- last traffic accident April 09,2006
4. The safety of our own property with regards to multiple vehicle road way so close
to our housing structure. We did not buy our property as a comer lot. This
proposed usage of multiple vehicles around our children is of great concern.
5. Won't proposed roadway off of Altona create extra frontage to our property?
Consequently will our land taxes reflect this change?
DWELLINGS
1. Number one concern of the proposed housing is the overall elevation of land. Is
the City of Pickering going to allow us to be flooded out with regards to water
flow? As it did in the past with regards to the development of Littleford. The
land to the south of our property was on average, level with us, when originally
purchased in 1996, as is the property in question. (See picture)
2. Currently we have at the west side of our property a culvert, to deal with surface
water. Will the surface water flow in or out of proposed property?
3. What will happen to mature trees lining our property? Will our chain link fence
remain standing as it currently does, with regards to this development if proposal
accepted?
4. How will this development affect under ground water flow? As we are so low on
the water table, with already discovered natural water flow approximately 6-7'
down on the north side? This was found during connection to sewer system,
inspected by a Pickering employee. What will be done to deal with it?
.A IT ACHMENT I i 2.. TO
REPORT (I PO l3-cn
11 9
5. I spoke with GeoffRomanowski on March 23. I mentioned the concerns
regarding previous development, he asked me to write all concerns down and
bring them to April 20 information meeting......... The first of these concerns is
that our backyard was flooded, after we attended that City meeting. (See picture)
6. The fact that our chain link fence stood prior to development but has been
supported by beams since it fell and was mentioned to Ian at Marshall homes.
(See picture)
7. The sidewalk along Altona Rd. between 1478 and Littleford is constantly flooded
out with rains and snow melting. The city has cleared this particular
sidewalk via plough/salter for past 10 years or so and has had continuous
ditching of the machine since the building of the backyard sound barriers
facing Altona, recently this past winter they have started using a hand
plough in that specific area and have gained access to the remaining
sidewalk north of us via our road way access. This makes the usage of the
sidewalk difficult, during these times. Also the trapped garbage and water
are perfect conditions for breeding mosquitoes. (See picture)
8. The height difference regarding the property south of us has definitely affected
the natural flow of water, as their front entrance is 7feet above our property. Their
driveway sits approximately at same level as the roof our garage. Entrance off of
Richardson. (See picture)
9. If this proposal is approved, who will make sure the value our property is not
affected at the gain of another?
10. And if the city's proposal of widening Altona is the solution to heavy traffic
issues, we are left with the concern of how high will Altona Rd. be after the
widening? How long will it take in comparison to the building of these 10 homes?
11. Please acknowledge this letter as our official request to be informed of any
decisions regarding this property and or proposal. All future communications are
requested in writing.
Sincerely very concerned taxpayers at 1478 Altona Rd.
Leonard and Gayle Scavuzzo
Jamie and Ina Comeau
120
13
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Romanowski, Geoff
From:
Sent:
To:
Subject:
Rourke. Heather on behalf of Planning Web Email
August 23,20061 :12 PM
Romanowski, Geoff
FW: Draft Plan of Subdivision S-P-2005-03 Twyn Rivers and Altona Road
Hi Geoff.
please review the email below which was received through the Planning Web Email.
Thanks!
Heather
-----Original Message-----
From: Terry Dupnak [mailto:t_business@yahoo.com]
Sent: Wednesday, August 23, 2006 12:29 PM
To: Planning Web Email
Subject: Draft Plan of Subdivision S-P-2005-03 Twyn Rivers and Altona
Road
I agree with your staff recommended design for the
development of 8-10 lots for detached dwellings on an
extension of Richardson Street.
An addition entrance to Altona Road so close to two other
intersections would cause hazards for children walking to
near by school and congestion caused by cars turning on and
off of Altona Road. Please consider my opinion in your
final decision.
Thank you
Terry Dupnak
1038 Riverview Crescent
Pickering, Ontario
905-509-6045
Do You Yahoo!?
Tired of spam? Yahoo! Mail has the best spam protection around
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1
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1 21
PLANNING & DEVELOPMENT DEPARTMENT
MEMORANDUM
April 4, 2006
To:
Geoff Romanowski
Planner II
From:
Robert Starr
Supervisor, Development Control
Subject:
Draft Plan of Subdivision S-P-2005-03
Zoning By-law Amendment Application A 034/05
Altridge Properties Inc.
Part of Lot 33, B.F.C. Range 3, (40R-5045, Part 1) &
Part of Lot 33, B.F.C. Range 3, (40R-9096, Part of Part 5 & 40M-1515,
Blocks 85 & 86)
Altona Road (1482 - 1484) & (1490 - 1498)
City of Pickering
We have reviewed the above-noted application and provide the following comments:
1) Street "A" should not be permitted to access onto Altona Road. The development of
this property should only occur as part of the extension of Richardson Street.
Richardson Street presently ends with a temporary turning circle condition as it was
anticipated to be extended in the future. Property was conveyed to the City for
future road as a condition of that draft approval, and as a condition of the approval
of lots to the south. Development should not be permitted to proceed unless this
connection is completed.
2) A storm sewer is not available on Altona Road. Street "A" is required to connect to
the existing storm sewer on Richardson Street.
Downstream cost sharing for the existing trunk storm sewer will also be identified
for this development.
3) Connecting Street "A" to Richardson Street and maintaining Street "A" adjacent to
Altona Road is possible; however, relocating street "A" to the proposed extension
of Richardson Street (Fawndale Road) on those parts of lands already provided for
future road creates a better connecting to the school.
There is an existing sidewalk on the north side of Richardson Street that would
connect directly to a sidewalk proposed on the west side of street "A". This would
also provide a direct connection to the walkway that is between Littleford Street and
Zo~ing By-law ~mendment Application A 034~05, ("IW'niT' I "Ii
Altndge Properties Inc.~.fTj\.Jr",.,I.' #'n_.r.'~.,""<~=.r"
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April 4, 2006
Page 2
Richardson Street. This design requires only the maintenance of a sidewalk, where
the other option would require a longer sidewalk and another walkway connection.
Although rear yard fencing (noise fence) would be required adjacent to Altona
Road, this is similar to previous development on Altona Road south of Sheppard
Avenue / Twyn Rivers Drive.
4) A geotechnical report will be required.
5) The City will need to be satisfied with regard to stormwater quality.
6) Applicant/owner will need to enter into an agreement with the City to address such
matters as, but not limited to, engineering plans, roads, services, stormwater,
utilities, sidewalks, street lighting, fencing, lot grading securities, insurance,
driveway aprons, tree planting, etc.
7) Cost sharing for downstream storm sewer oversizing and/or quality control
measures will be addressed in the Subdivision Agreement.
8) A Tree Preservation Plan will be required.
9) A Boulevard Tree Planting Plan will be required.
10) All easements required by the City for stormwater management purposes must be
provided.
11) A Construction Management Report is required. It must address such items as
erosion and sedimentation control, mud and dust control on site and on the
adjacent site during all phases of construction, hours of work, material stockpiles,
storage of materials, servicing supplies, building supplies, construction vehicles,
construction access, fencing temporary and permanent.
12) City of Pickering has recently passed a By-law restricting the placing and/or
removal of fill and/or topsoil. A copy of that By-law No. 6060/02 is provided with
these comments and should be forwarded to the applicant for their information.
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Copy: Coordinator, Development Approvals
Technician, Development Approvals
The Regional
Municipality
of Durham
Planning Department
605 ROSSLAND ROAD E
4TH FLOOR
PO BOX 623
WHITBYON L1N 6A3
CANADA
905-668-7711
Fax: 905-666-6208
E-mail:' planning@
region.durham.on.ca.
wWw.region.durham.on.c;a
A.L.Georgieff, MCIP, RPP
Commissioner of Planning
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123
June 16, 2006
Mr. Geoff Romanowski
Planning & Development Department
City of Pickering
1 The Esplanade
Pickering ON L1 V 6K7
RECEI\/ED
.JUN l 9 2006
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT .
Dear Mr. Romanowski:
Re: Regional Review of an' Application for Plan of Subdivision
File No.: S-P-2005-03
Applicant: Altridge Properties Inc.
Municipality: City of Pickering
Please Quote Ref. No.:
This application has been reviewed and the following comments are offered.
Ree:ional Official Plan
The lands subject to this application are designated "Living Area" in the Durham
Regional Official Plan. Living Areas are to be used predominantly for housing
purposes. The proposed plan of subdivision conforms to the policies of the Regional
Plan.
Provincial Policies and Delee:ated Review Responsibilities
The application .has been screened in accordance with the terms of the provincial plan
review responsibilities. As the' subject property is adjacent to Altona Road and Twyn
Rivers Drive, Type B and Type C Arterial Roads in the Durham Regional Official Plan,
a Noise Study is required to identify any potential impacts as well as any noise
mitigation and warning clauses. The Noise study Jllay be submitted to this department
for review.
A Phase I Environmental Site Assessment, prepared by Marshall Macklin Monaghan
Limited, has been conducted on the subject property. The report concludes that the
potential for adverse impacts on the subject property is considered to be low., No
additional environmental investigations were recommended.
Ree:ional Services
Municipal water supply and sanitary sewer services are available to the subject property
from existing utilities on Altona Road. Any unused service connections are to be
disconnected or plugged. .
@
100% Post Consumer
124
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Page 2
Community Strateeic Plan
The proposal is consistent with Community Strategic Plan Actions including developing
a viable, affordable and integrated transit plan by promoting land uses along arterial
. roads. The proposed infiIl development implements effective land use planning which
sustains finn urban boundaries and supports effective compact development and healthy
neighborhoods.
Conditions of draft approval will be forwarded along. with additional comments
regarding transportation and site access once they become available.
Please contact Dwayne Campbell, Planner in thisdepffitment, with any questions or
concerns.
Yours truly,
p
.f) 'Ji '1 P . i
7v~v~....*~~.t>1:. .
. Richard Szarek, Project Planner
Current Planning
cc:' Regional Works Department- Peter Castellan
sbbconlpS
Ib
2.3-07
125
Romanowski, Geoff
From:
Sent:
To:
Cc:
Subject:
Geoff. Woods@cn.ca
May 1, 20062:21 PM
Bentley, Debi
Romanowski, Geoff
Proposed Draft Plan of Subdivision and Zoning By-law Amendment, File Nos. S-P-
2005-03 and A 34/05, Altridge Properties Inc., southwest corner of Altona Road and
Twyn Rivers Drive
Debi, CN has reviewed the above noted applications and requests that the
following comments be included as conditions of approval, to be cleared by CN:
1.
The following warning clause shall be include in the Subdivision Agreement
and insert in all Agreements of Purchase and Sale or Lease for each
dwelling unit. Provisions must be included in the Subdivision Agreement to
ensure that the warning clause survives the release of the Owner's
obligations under the Subdivision Agreement and remain on title.
-
"Warning: Canadian National Railway Company or its assigns or
successors in interest has or have a right-of-way within 300 metres from
the land the subject hereof. There may be alterations to or expansions
of the rail facilities on such right-of-way in the future including the
possibility that the railway or its assigns or successors as aforesaid
may expand its operations, which expansion may affect the living
environment of the residents in the vicinity, notwithstanding the
inclusion of any noise and vibration attenuating measures in the design
of the development and individual dwelling(s). CN will not be
responsible for any complaints or claims arising from use of such
facilities and/or operations on, over or under the aforesaid
right-of-way."
2. The Owner is required to engage a consultant to undertake an analysis of
noise and vibration in order to recommend abatement measures necessary to
achieve the maximum level limits set by the Ministry of Environment and
Canadian National Railway. Upon review and approval of the noise and
vibration reports, all recommendations provided must be included in the
Subdivision Agreement.
e
We request notice of any meetings or approvals regarding the subject property.
Regards,
iiiiiii##i#####iii#####i#iii#####iii#iiii#
Geoff Woods, BES, MCIP, RPP
Manager, Community Planning and Development
CN Business Development & Real Estate
1 Administration Road
Concord ON L4K 1B9
Tel.: 905-760-5007, Fax: 905-760-5010
Email: geoff.woods@cn.ca
i##i############i#############i####i#####i
1
The Regional
MuniCipality
of Durham
Works Departm~nt
I'
126
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RECEIVED
JUN 2 7 2005
CITYOF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
605 ROSSLAND RD. E.
P.O. BOX 623
WHITBY ON L 1 N 6A3
CANADA
905-668-7711
A:ax: 905-668-2051 .
~-mail: " '.' . .'. ' The Region of Durham's Transportation Infrastructure Division has reviewed
'. works@reglon.durham.an.ca the above mentioned draft plan of subdivision and has provided us withthe
www.regian.durham.on.ca following comments. .
C. R. Curtis,P. Eng., MBA
Commissioner of Works
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June 26, 2006
Hayes Line Group of Properties
33 Bloor Street East, Suite 901
Toronto, Ontario
M4W3H1
Attention: Aaron Knight
Dear Sir:
Re:
Draft Plan of Subdivision
Altridge Properties Inc.
City of Pickering
Our File: 06-P-02
As you know, the Region has undertaken an Environmental Assessment for
Altona Road with an anticipated completion date for late summer of 2006.
As such, the alignment cannot be considered final until the notice of
completion .has been 'filed and the 30 day Public Review period closes,
providing there are no Part II Order requests.
. Attached for your reference is a marked up drawing indicating rightof way
, dedications to be conveyed to the Region. In addition, we will require
conveyance of a 20m x 8m sight triangle. . We are also including a CD with
digitalfilesof both the plan view and cross sedionsforyour use. The cross
. section details also include grading information at the future property' line.
Priorto the Region providing favourable comment for this plan ofsubdivision,
we will require submission of a detailed design for the intersection of Alton a
Road and future Street 'A'. Please provide this information to our office at
your.earliest convenienteJor our review and approval.
We trust the above is sufficientforyourpurpose.
Yours truly,
-~aCi).
. Pete Castellan '.
Development Approvals Division
c.
Dwayne Campbell, R. egion of Durham Planning De. pt.
Geoff Romanowski, Cit@f Pickering "~~;.:>;;;,
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May 23, 2007
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Richard Holborn, Division Head
Municipal Property & Engineering Branch
Operations and Emergency Services Department
The Corporation of the City of Pickering
One The Esplanade
Pickering, ON L 1V 6K7
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CITY Of PiCpZEFllNG
PlANNlNG & DEVELOPMENT
DEP,c.,RTMENT
Dear Richard:
In 2002, The Corporation of the City of Pickering approached the Durham Catholic District School
Board to have a sidewalk (walkway) off of Richard Street leading to St. Monica Catholic School.
The board at the time decided not to participate in this venture.
However, since that time the idea has been brought forth from the parents of the St. Monica
Catholic School community and upon further reflection the Durham Catholic School Board would
now like to pursue this initiative.
Staff from the Facilities Services and transportation staff from Durham Student Transportation
Services have been out to the location to review the area. At this point in time both departments
would like to pursue the option of providing access from the walkway to the school. Staff from
Facilities Services will be able to provide a gate and a walking area on the school site from the
paved walkway.
This request from parents at St. Monica Catholic School was brought forth as the walking area to
St. Monica Catholic School has been amended, meaning more students could use the pathway to
get to the school site.
At this time both Facilities Services of the Durham Catholic District School Board and Durham
Student Transportation Services would like to participate in this venture, if the City of Pickering is
willing to review this project.
It would be greatly appreciated if you could provide us with an answer as to opening up this
project once again, with.the understanding that the Durham Catholic District School Board would
like to participate in this joint project.
Thank you for your attention to this matter.
Sincerely,
LyndaSmilh ~
CAD, Durham Student Transportation Services
58 Ross/and Road West, Unit 217
Oshawa, Ontario L 1 G 2V5
Tim Robins
Senior Manager
Durham Catholic
650 Rossland Ro
Oshawa, Ontario L 1 J 7C4
Cc: Paul Pulla, Superintendent of Education, Policy and Development and Business Services
Mitch LePage, Superintendent of Education
Michelle Richard, Principal, St. Monica Catholic School
onserRvaNfiOn
1 2 Por The Living City
April 21, 2006
U?t~.,.
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CFN 37517
XREFCFN 35953
BY FAX AND MAIL
Mr. Geoff Romanowski
Planner II
City of Pickering
Pickering Civic Centre
One The Esplanade
Pickering, Ontario
L1 V 6K7
RECEIVED
APR 2 7 2006
CITY OF PICKERING
PLANNING & DEVELOPMENT
OEPARTMENT
Re: Draft Plan of Subdivision No. SP-2005-03
Zoning By-law Amendment Application No. A34/05
1482-1484 & 1490-1498 Altona Road
Southwest Corner of Altona Road and Twyn Rivers Drive
City of Pickering
(Altridge Properties Inc.)
Thank you for the opportunity to review the above-referenced Draft Plan of Subdivision, Zoning
By-law Amendment Application and related Phase I Environmental Site Assessment, received
on March 31,2006. The Toronto and Region Conservation Authority (TRCA) has reviewed the
submissions and offers the following comments.
Background
The subject property is located at the southwest corner of Altona Road and Twyn Rivers Drive,
in the City of Pickering. It is our understanding that the applicant wishes to amend the existing
zoning to permit the construction of 10 single detached dwelling units. Currently, the property
is undeveloped and abuts existing residential and institutional development.
Site-specific Comments
Please note that the property is situated outside of the TRCA's Fill Regulated Area and related
Regional Storm Floodplain of the Petticoat Creek Watershed, pursuant to Ontario Regulation
158 (Fill, Construction and Alteration to Waterways). Therefore an Ontario Regulation 158
Permit is not required prior to any works taking place on the subject property. Furthermore,
there are no natural features on, or adjacent to, the site that are of concern to the TRCA. Due
to the size of the site (less than 5 hectares), the TRCA defers the review of stormwater
management design to the City of Pickering, but supports any initiatives to manage water
quality and quantity on site.
Recommendation
In light of the above, TRCA staff have no objections to the Draft Plan of Subdivision No. SP-
2005-03 and Zoning By-law Amendment No. A34/05 applications as submitted and provide
TRCA clearance herein.
, ,F :\Home \Eublic\Deve lopment ~ervices\Durharn" Reg ion\Pipkering\S'p-2005:03,&A34:05/\ltridge CofP.2.1.~04.-0tU, VoIP d
5 5horeham Drive, Downsview, Ontario M3N 154 (416) 661-6600 FAX 661-6898 www.trca.on.ca ;~;
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129
Geoft Romanowski
- 2 -
April 21, 2006
We trust that these comments are of assistance. If you require additional information, please
do not hesitate t c ntact me.
c.c,: Aaron Knight (fax: 416.283.0350) _
F:\Home\Public\Development Services\Durham Region\Pickering\SP-2005-03&A34-05 Altridge CofP 2J -04-06_1.wpd
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1 30
Durham Catholic District School Board
April 11, 2006
City of Pickering
Planning Department
One The Esplanade
Pickering, Ontario L 1 V 6K7
RECEiVED:
APR 1 2 2006
CITY OF PICKERiNG
{PlANNING 8. DEVEL<?PMENT
1""\~:::-'/"r:;Tr\.'lC~~ (
Attention: Geoff Romanowski
,00ISTRIC;>-
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Plan of Subdivision S-P-2005-03
Zoning By-law Amendment Application A034/05
Altridge Properties Inc.
Part of Lot 33, BFC Range 3 (40R-5045, Part 1)&
Part of Lot 33, BFC Range 3 (40R-9096, Part 5 &
40M-1515, Blocks 85 & 86)
(1482 - 1484 Altona Road & 1490 - 1498 Altona Road)
City of Pickering
RE:
Please be advised that at the regular Board Meeting of Monday, April 1 0, 2006,
the following motion was approved:
"THAT the Durham Catholic District School Board indicate in its comments
to the City of Pickering that the Board has no objection to Draft Plan of
Subdivision Application S-P-2005-03 or Zoning By-law Amendment
Application A 034/05."
Should you have any questions please contact me.
Yours truly,
{J >AJ ~U
Gerry O'Neill
Controller of Planning and Admissions
GON:AD:ad
650 Rossland Road West, Oshawa, Ontario L 1J 7C4
Tel 905576-6150 Toll Free 1 877 482-0722
Patricia A. Manson BA, M Ed. Director of Education / Secretary I Treasurer
i 2.\
2..3:0 '7
OPERATIONS & EMERGENCY SERVICES DEPARTMENT
MUNICIPAL PROPERTY & ENGINEERING DIVISION
1 31
MEMORANDUM
July 17, 2006
To: Geoff Romanowski
Planner II
From: Shahid Matloob
Coordinator, Transportation Engineering
-
Subject:
Projected Trip Generation
- Altridge Properties Ltd. S-P-2005-03 & A-34/05
- 1482 - 1484 & 1490 - 1498 Altona Road
- File: 0-2400
Please be advised that, the Municipal Property & Engineering Division have reviewed
the zoning by-law amendment application A-34/05 with respect to the proposed 10
single detached homes on Richardson Street from a traffic impact perspective.
The proposed development is expected to generate 17 and 14 vehicle trips durin~
morning and evening peak hours respectively as per ITE Trip Generation Manual, 6t
Edition. Therefore, no significant traffic impact is anticipated on the surrounding street
network due to the proposed development.
__ If you have any questions regarding the above, please do not hesitate to contact me.
~
- ~~
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Shahid Matloob . \.
SM:
Copy: Division Head, Municipal Property & Engineering
Supervisor, Engineering & Capital Works