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HomeMy WebLinkAboutPLN 20-14 citit cit Report to Planning & Development Committee PICKERING Report Number: PLN 20-14 Date: September 2, 2014 From: Thomas Melymuk Director, City Development Subject: Draft Plan of Subdivision Applications SP-2013-03 & SP-2014-02 Draft Plan of Condominium Application CP-2014-02 Zoning By-law Amendment Application A 6/13 E. Ovide Holdings (Altona) Inc. Parcel A - 199, 207, 215, 21.9 and 223 Finch Avenue Parcel B - 1978 Altona Road Parcel C - 1973 and 1981 Altona Road Parcel D - 335 and 339 Finch Avenue Recommendation: 1. That Draft Plan of Subdivision Application SP-2013-03, submitted by E. Ovide Holdings (Altona) Inc., on lands municipally known as 199, 207, 215, 219 and 223 Finch Avenue and 1978 Altona Road, to establish a residential plan of subdivision consisting of 12 lots for detached dwellings, 4 blocks for 22 townhouse units, a block for Finch Avenue road widening and the extension of Shadow Place, as shown on Attachment#2 to Report PLN 20-14, and the implementing conditions of approval,as set out in Appendix I, be endorsed; 2. That Draft Plan of Subdivision Application SP-2014-02, submitted by E. Ovide Holdings (Altona) Inc., on lands municipally known as 1973 and 1981 Altona Road, to establish a single development block to facilitate a common element condominium consisting of 40 townhouse units, as shown on Attachment#3 to Report PLN 20-14, and the implementing conditions of approval, as set out in Appendix II, be endorsed; 3. That Zoning By-law Amendment Application A 6/13, submitted by E. Ovide Holdings (Altona) Inc., to implement the Draft Plan of Subdivision SP-2013-03 and SP-2014-02 and for lands municipally known as 335 and 339 Finch Avenue, be endorsed with the provisions contained in Appendix III to Report PLN 20-14, and that staff be authorized to finalize and forward the implementing Zoning By-law Amendment to Council for enactment; • 4. That the Rouge Park Neighbourhood Development Guideline Figure A - Tertiary Plan, as shown on Appendix IV to Report PLN 20-14, be amended by deleting the future road connections from Finch Avenue to Shadow Place and from Finch Avenue to Altona Road, and deleting the potential heritage home symbol on lands municipally known as 1973 Altona Road; 119 Report PLN 20-14 September 2, 2014 Subject: E. Ovide Holdings (Altona) Inc. Page 2 5. That Region of Durham be requested to advance the timing for the urbanization of Altona Road generally located between Stroud's Lane and Finch Avenue; and 6. Further, that staff be directed to design and determine the cost of installing sidewalks along Altona Road from Finch Avenue to Sparrow Circle for consideration through the 2015 Capital Budget process. Executive Summary: The subject lands consist of four separate properties located in the vicinity of Finch Avenue and Altona Road within the Rouge Park Neighbourhood (see Location Ma Attachment#1). E. Ovide Holdings (Altona) Inc., has submitted applications for a Zoning By-law Amendment, Draft Plan of Subdivision and Draft Plan of Condominium to facilitate the future development of the subject lands for residential uses. The four proposals demonstrate appropriate infill development and are consistent with the goals and objectives of the Official Plan and the Rouge Park Neighbourhood Development Guidelines. The proposals demonstrate appropriate lot sizes and lot.frontages, and are in keeping with the character of the established neighbourhood. The recommended zoning • performance standards will ensure that the size, scale and height of the proposed dwellings will be compatible with the existing neighbourhood. Area residents have identified a number of concerns with respect to the four proposals including compatibility of the new developments with the established neighbourhood, the loss of existing mature vegetation, pedestrian safety and access, insufficient visitor parking, managing construction activities and privacy. The majority of these concerns - have been addressed by the applicant. The total number of lots within Parcel A has been reduced which has increased the minimum lot frontage. In addition, on Parcels A and D the front yard setbacks have also been increased allowing the opportunity for additional • landscaping. The applicant is proposing a tree compensation plan to compensate for the loss of existing mature trees. The architectural designs of the dwellings•will help establish strong visual relationship with the streets and will complement the existing established neighbourhood. The variety of housing forms and tenures will provide for more options within this neighbourhood. Sidewalks will be provided where possible and City staff are recommending the installation of future sidewalks along Altona Road from Finch Avenue to Sparrow Circle, which will allow for safe pedestrian connections to public streets and transit facilities. Accordingly, staff recommends that Council endorse Zoning By-law Amendment Application A 6/13, and Draft Plans of Subdivision SP-2013-03 and SP-2014-02 and the related conditions of approval. Financial Implications: None by approving the recommendations. Recommendation 6 includes identifying the cost for sidewalks along Altona Road from Finch Avenue to Sparrow Circle. The cost will be identified and considered through the 2015 Capital Budget process. 120 • Report PLN 20-14 September 2, 2014 Subject: E. Ovide Holdings (Altona) Inc. Page 3 1. Background 1.1 Property Description The subject properties are located in the vicinity of Finch Avenue and Altona Road within the Rouge Park Neighbourhood (see Location Map, Attachment#1). The. ' four separate development areas are identified as Parcels A, B, C and D on Attachment#1, and the detailed locations and property descriptions for each parcel are outlined in Appendix V - Property Locations and Descriptions. 1.2 Applicant's Proposal Applications for Draft Plans of Subdivision, Draft Plan of Condominium and an implementing Zoning By-law Amendment have been submitted to facilitate future residential development on the four parcels (see Applicant's Submitted Plans, Attachments #2, #3, #4 and #5). In response-to comments from City Staff, Council and area residents, the applicant has made a number of changes to the proposal to address the various concerns. A detailed comparison of the statistical information and development details between the original and the revised proposals are outlined in Appendix VI - Original and Revised Proposal Comparison Chart. The applicant's proposal for each parcel is summarized below. Parcel A • to permit a residential subdivision development consisting of 12 lots for detached dwellings fronting Finch Avenue Parcel B • to permit a residential subdivision development consisting of four blocks to permit 22 townhouse units fronting the extension of Shadow Place Parcel C • to facilitate a common element condominium development consisting of 40 townhouse units accessed by a private road including 10 visitor parking spaces and an outdoor amenity area Parcel D • to facilitate the future creation of 3 new lots through land severance for detached dwellings fronting Finch Avenue 2. Comments Received 2.1 A Public Open House was held on November 19, 2013 and a Statutory Public Information Meeting was held on December 2, 2013 to obtain feedback from area residents with respect to the four proposals. Additionally, a Statutory Public Information Meeting was held on May 5, 2014 to obtain comments from area residents with respect to a draft plan of subdivision application for Parcel C. A detailed list of concerns raised by area residents for all four parcels is outlined in Appendix VII — Concerns Identified by Area Residents. Generally, the key concerns include the compatibility of the new developments with the established neighbourhoods, the loss of existing mature vegetation, insufficient visitor parking, increased traffic, impacts from construction activities, and providing for safe pedestrian,movement. 121 Report PLN 20-14 September 2, 2014 Subject: E. Ovide Holdings (Altona) Inc. Page 4 2.2 City Departments & Agency Comments Toronto and Region • TRCA has advise that they have no objection and will Conservation provide conditions of draft plan approval in the near Authority (TRCA) future Region of Durham • the Region of Durham Planning Department has advised that the proposals conform with the Living Area designation and policies of the Regional Official Plan • sanitary and water services are available to the subject lands • the Stage 1 & 2 Archaeological Assessment reports indicated that no archaeological resources were identified on the subject lands; a clearance letter from the Ministry of Tourism, Culture and Sport is required • provisions implementing the recommendations of the Noise Feasibility Study are to be included in the Subdivision Agreements and Condominium Agreement • additional comments for Parcel C include: i) convey a 0.3 metre reserve adjacent to the frontage of Block 1 along Altona Road to the Region ii) a Traffic Brief will be required at the Site Plan Approval stage to determine the need for an auxiliary lane at the proposed entrance to the site and to ensure that the location of the entrance is acceptable in relation to existing entrances of other properties near the development iii) the turning radius and layout of the proposed internal private lanes does not meet the Regional waste and recycling collection services requirements; therefore private waste collection may be required • the Region has no objection to the applications, and has provided conditions of draft plan approval Durham Regional • Durham Regional Transit requests that the City of Transit Pickering or the Developer install a sidewalk along the west side of Altona Road to provide access from Parcel C to the bus stop at Sparrow Circle and Altona Road 122 Report PLN 20-14 September 2, 2014 Subject: E. Ovide Holdings (Altona) Inc. Page 5 Hydro One Networks • a permanent 1.5 metre high fence must be installed along the mutual property line • Hydro One requires that a notice/warning clause to each owner/lessee be provided due to the proximity of this Development to facilities owned or operated by Hydro One and may result in noise, vibration etc. • Hydro One has no objection to the applications, and has provided conditions of draft plan approval Engineering & Public • generally satisfied with the proposals at this time Works • the subdivision and site plan agreements will address matters such as, but not limited to, road construction, easements, traffic management, landscaping, construction management, grading, drainage and stormwater management • . Durham District • no objection to the applications School Board • elementary students will be accommodated within existing school facilities Durham Catholic • no objection to the applications District School Board • students generated from the developments will attend either St. Monica Catholic School or St. Elizabeth Seton Fire Services • no objection to the applications • details of emergency vehicle access will be finalized through the site plan approval process for Parcel C 3. Planning Analysis 3.1 The transfer of residential density from Parcels A and D to Parcels B and C is appropriate and supported by Staff The Pickering Official Plan designates the subject lands as "Urban Residential — Low Density Areas". Lands within this designation are intended primarily for housing at a net residential density of up to and including 30 units per net hectare. The overall combined net residential density for Parcels A, B, C and D is 29.2 units per net hectare, which falls within the permitted density range as provided in the Official Plan. However, when net residential density is calculated for each individual parcel, the net residential density for Parcels B and C exceeds the maximum density requirement within the low density designation. The net residential density for each of the individual parcels is as follows: • Parcel A— 18.5 units per net hectare • Parcel B 39.3 units per net hectare • Parcel C — 38.1 units per net hectare • Parcel D — 7.9 units per net hectare 123 Report PLN 20-14 September 2, 2014 Subject: E. Ovide Holdings (Altona) Inc. Page 6 Through the protection of the environmental lands and buffers conveyed from Infrastructure Ontario to the Toronto and Region Conservation Authority (TRCA), the amount of developable land has been reduced (see Location Map, Attachment #1). The Rouge Park Neighbourhood Guidelines recognize that this neighbourhood has small developable areas, and the transferring of residential units from one property owner to another may be considered if the development proposal is able to fulfill the objectives of the Development Guidelines. The four individual proposals, although different from each other, are an appropriate form of infill development that is compatible with the existing community. As further discussed in Section 3.2 of this Report, the proposals achieve the objectives of the Rouge Park Development Guidelines. The overall density falls within the permitted density range. Accordingly, the transfer of residential units from Parcels A and D to Parcels Band.C is appropriate. 3.2 Urban Design objectives of the Rouge Park Neighbourhood Development Guidelines have been addressed The Rouge Park Neighbourhood Development Guidelines establishes goals to ensure lands are developed in a cohesive, well-designed neighbourhood. The proposals have been reviewed against both the neighbourhood policies and the Development Guidelines. The developments (Parcels A and D) fronting Finch Avenue establish a strong visual and physical relationship to the street. The proposed building elevations demonstrate good urban design characteristics and present an attractive frontage along Finch Avenue. The siting of the buildings allows for additional landscaping and useable outdoor space within the front yard. The four proposals provide for a variety of housing types and tenures including freehold detached and townhouse dwellings, and condominium townhouse units to address a variety of housing needs. The dwellings are arranged on efficient street patterns and the development within Parcel B allows for the completion of Shadow Place. In addition, opportunities have been provided to secure potential future trail system access locations through buffers that have been dedicated to TRCA located adjacent to Parcels B and C. The proposals are compatible with the established surrounding residential neighbourhood and meet the urban design objectives of the Rouge Park Neighbourhood Development Guidelines. 3.3. A housekeeping amendment to the Rouge Park Neighbourhood Development Guidelines is appropriate The Rouge Park Neigbourhood Development Guideline Figure A - Tertiary Plan illustrates future road connections from Finch Avenue to Shadow Place and from Finch Avenue to Altona Road (see Appendix IV). The proposed road connections shown on the plan are not feasible due to environmental constraints. A housekeeping amendment is necessary to delete the road connections that can not 124 be achieved and to keep the Tertiary Plan current. • Report PLN 20-14 September 2, 2014 Subject: E. Ovide Holdings (Altona) Inc. Page In addition, the Tertiary Plan references a potential dwelling having heritage significance located at 1973 Altona Road, which has been demolished. As a result of these changes, staff is recommending that Figure A - Tertiary Plan within the Rouge Park Neighbourhood Development Guidelines be amended as shown on Appendix IV. 3.4 Performance standards have been recommended to ensure compatibility with surrounding neighbourhood The intent of the zoning by-law is to implement specific performance standards including minimum lot frontage, lot area, yard setbacks, lot coverage and maximum building height to ensure that the proposals complement existing patterns of development and facilitate dwelling designs that would maintain the character of the existing residential neighbourhood. A summary of the recommended performance standards for all four parcels is outlined in Appendix III - Recommended Performance Standards for Zoning By-law A 6/13. The proposed lot frontages within Parcels A and D range between 13.7 metres and 15.0 metres and the lot-frontages within Parcels B and C range between 6.0 metres and 8.9 metres. Existing lots consisting of detached dwelling along Finch Avenue, Nature Heaven Crescent, Woodview Avenue and Maple View Court surrounding Parcels A and D have a variety of lot frontages ranging from 9.0 metres to 40.0 metres (see Existing Lot Frontage Map, Attachment#5 and #7). The existing lots along Shadow Place consisting of semi-detached dwellings range between 7.0 metres and 9.3 metres (see Lot Frontage Map, Attachment#6)'. The proposed lot frontages are generally consistent and compatible with the existing surrounding lots. The applicant proposes.a maximum building height of 11.0 metres. Existing zoning for the surrounding properties provides for a maximum building height restriction of 12.0 metres. The existing dwellings within the immediate vicinity have a height of approximately 9.0 metres. The applicant has indicated that the proposed dwelling will be-designed to have a height of approximately 9.0 metres. However, the applicant has requested a maximum building height restriction of 11.0 metres in order to take into consideration proposed grading. City Development staff are satisfied that restricting the maximum building height to 11.0 metres will result in similar building heights as existing dwellings within the immediate area. The applicant will also be maintaining similar building setbacks and lot coverage standards as properties in the immediate neighbourhood. The proposed lotting pattern and development standards will ensure an appropriate built form that is compatible with the established residential neighbourhood. 3.5 The proposed lotting pattern, house siting,and grading will result in the removal of the majority of existing trees Residents expressed concerns with the loss of mature trees from the subject lands. The City has a Tree Protection By-law (By-law Number 6108/03) that applies to areas designated as shorelines and stream corridors, wetlands and other significant environmental areas. The subject lands are not within the area regulated by the City's Tree Protection By-law. 125 Report PLN 20-14 September 2, 2014 Subject: E. Ovide Holdings (Altana) Inc. Page 8 The applicant has submitted a Tree Inventory and Preservation Plan, which surveyed and evaluated trees on all four parcels. The majority of the existing trees will be removed due to the proposed lotting pattern and house siting, and as a result of on-site grading works in order to develop the lands for residential purposes. As a result of the recent ice storm, many of the existing trees have been damaged. Staff have requested that a revised tree inventory and preservation report be submitted to allow City staff to review an updated report to determine an appropriate tree compensation plan. 3.6 Sidewalks to be provided within Parcels A, B and.C, and sidewalks are recommended to be installed along Altona Road from Finch Avenue to Sparrow Circle in advance of the Region of Durham planned urbanization of Altona Road Residents expressed a concern with pedestrian safely and requested the installation of sidewalks in this neighborhood. Sidewalks will be installed along the south side of Finch Avenue from Woodview Avenue to the east limits of Parcel A. Sidewalks are not proposed to be installed along the frontage of Parcel D at this time. The existing sidewalks along Shadow Place will be extended further south and incorporated in the Parcel B development. Parcel C provides for an internal private pedestrian pathway system which will connect to a future municipal sidewalk along Altona Road. Durham Regional Transit has also recommended that sidewalks be installed along Altona Road to allow pedestrians to access the existing bus stop located near Sparrow Circle and Altona Road which serves the community. At this time, Durham of Region has advised that the section of Altona Road north of Stroud's Lane is not planned to be urbanized beyond the current four year forecast and identified for reconstruction in the long range beyond the 2023 and 2031 timeframe. The timeframe is subject to change depending on the Region's budget and priority. Accordingly, staff recommends that sidewalks be installed along both side of Altona Road from Finch Avenue to Sparrow Circle in advance of the Region's planned urbanization of Altona Road to allow for pedestrian connections to public streets and transit facilities in view of the number of proposed residential developments in the Finch Avenue and Altona Road area consider through the 'budget process. In addition, it is recommended that the Region of Durham be requested to advance the timing of urbanization for this section of Altona Road north of Stroud's Lane. 3.7 Sufficient visitor parking available to serve each proposed development Residents expressed a concern with availability of visitor parking for the residential developments within Parcels A, B and C. The proposed dwellings within Parcel A will have double car garages and the overall length of the driveway between the garage and the sidewalk will be designed to accommodate four vehicles on the driveway, in addition to providing two cars within the garage. The lots within Parcel B provide for one car in the garage and one on the driveway with additional parking available on-street. 126 Report PLN 20-14 September 2, 2014 Subject: E. Ovide Holdings (Altona) Inc. Page 9 The development within Parcel C includes 10 visitor parking spaces in addition to a minimum of two parking spaces per unit, one in the garage and one on the driveway are proposed. The residential units fronting Altona Road will have double car garages and can accommodate a total of four parking spaces per unit (two vehicles within the garage and two spaces on the driveway). Through the site plan approval process, staff will further review the proposed parking layout. 3.8 Construction activities are required to comply with an approved Construction Management Plan Residents expressed a concern with the construction activity and impacts on the surrounding area. The applicant will be required to submit a construction management plan which addresses the following: details of erosion and sedimentation control during construction; parking of construction vehicles; storage of construction and building materials; location of construction trailer; type and timing of construction fencing; and mud and dust control on all roads within and adjacent to the site Signs will be posted at the entrance to Nature Haven indicating no construction traffic allowed. The Region of Durham has advised that construction access to Parcel B will be permitted from Altona Road. The applicant has advised that construction activity for Parcels A, B and D may begin as early as this fall and Parcel C may begin in the Spring of 2015. 3.9 Other matters identified by area residents have been addressed by the applicant Area residents also identified other concerns including increased traffic, and loss of privacy. Engineering & Public Works staff have indicated that the proposed development will result in additional vehicles on the roads, but will not result in adverse traffic impacts on the existing street networks and intersections. Another concern identified by area residents was the loss of privacy due to the removal of trees. Residents inquired whether the existing street trees located on the north side of Finch Avenue adjacent to Nature Haven Crescent lots could be replaced with larger trees for increased privacy. Staff have reviewed this matter and do not recommend the replacement of these trees because they are in good health. However, to address privacy concerns, the applicant has increased the minimum front yard setback for the homes fronting Finch Avenue and has increased the minimum lot frontages. The larger lot frontages and setbacks will allow for additional tree planting and landscaping. 127 Report PLN 20-14 September 2, 2014 Subject: E. Ovide Holdings (Altona) Inc. Page 10 3.10 Parcel C to be developed as a Common Element Condominium Parcel C is proposed to be developed as a common element condominium which refers to a development where each dwelling unit is individually owned (freehold ownership), and where amenities or physical features are collectively owned and maintained by the unit owners as tenants in common. In accordance with Council Policy and Delegation By-law 7306/13, the Director, City Development has the authority to grant draft plan approval for plans of condominium. Therefore, no further approvals are required from City Council. 3.11 Sustainability implications have been reviewed Staff's review of the application against the City's Draft Sustainability Development Guidelines resulted in a score below the Level 1 standard. The proposed development will utilize existing services and will develop the lands at a higher density. The design integrates various environmental objectives and protects Wetlands and environmentally significant features that have been dedicated to the TRCA. There will be opportunities to improve this rating as additional sustainability measures become available through the site plan approval process for Parcel C and future building permit processes including the use of permeable materials for paved areas, use of native species in landscaped areas, and installing energy and water efficient fixtures and appliances. .3.12 Technical matters to be addressed as conditions of subdivision, site plan approval and a development agreement To ensure appropriate development for Parcels A and B, City, Region and agency requirements will be imposed as conditions of approval for the subdivision application. These conditions will address matters such as, but not limited to, on-site grading, landscaping, tree preservation, fencing, stormwater management and construction management. The conditions of approval set out in Appendix I and II to this Report, address these (and other) matters. It is recommended that Council endorse these conditions. Detail site design issues for Parcel C will be dealt with through the Site Plan Approval process. A site plan application is yet to be submitted. These requirements will address matters such as facade designs and upgrades, pedestrian access, landscaping, visitor parking, and emergency vehicles access. The proposed three lots within Parcel D will be created through the land severance process with the Region of Durham Land Division Committee. As a condition of approval, the applicant will be required to execute a development agreement with the City. 128 Report PLN 20-14 September 2, 2014 Subject: E. Ovide. Holdings (Altona) Inc. Page 11 3.13 Zoning By-law to be finalized and forwarded to Council for enactment Staff supports the rezoning application and recommends that the site specific implementing by-law, containing the standards outlined in Appendix III, be brought before Council for enactment following approval of the draft plans of subdivision. 4. Applicant's Comments The applicant has been advised of the recommendations of this report. Appendices Appendix I Recommended Conditions of Approval for Draft Plan of Subdivision SP-2013-03 Appendix II Recommended Conditions of Approval for Draft Plan of Subdivision SP-2014-02 Appendix III Recommended Performance Standards for Zoning By-law Amendment A 6/13 Appendix IV Rouge Park Neighbourhood Tertiary Plan Appendix V Property.Locations and Descriptions Appendix VI Original and Revised Proposal Comparison Chart Appendix VII Concerns Identified by Area Residents • Attachments 1. Location Map 2. Submitted Draft Plan of Subdivision Plan - Parcels A and B • 3. Submitted Draft Plan of Subdivision Plan - Parcel C 4. Submitted Draft Plan of Condominium Plan - Parcel C 5. Submitted Plan — Parcel D 6. Lot Frontage Map - Parcel A 7. Lot Frontage Map - Parcels B and C 8. Lot Frontage Map - Parcel D . • • 129 Report PLN 20-14 September 2, 2014 Subject: E. Ovide Holdings (Altona) Inc. Page 12 Prepared By: Approved/Endorsed By: • '�l J . Cristina Celebre, MCIP, RPP Catherine Rose, C7113, RPP Senior Planner— Development Review Chief Planner & Herit.ge Nilesh Surd, MCIP, RPP Thomas Melymuk, CIP, RPP Manager, Development Review Director, City Development & Urban Design CC:Id Recommended for the consideration of Pickering City Council /7-`) ( Tony Prevedel, P.Eng. - Chief Administrative Officer 130 Appendix Ito Report PLN 20-14 Recommended Conditions of Approval for Draft Plan of Subdivision SP-2013-03 131 Recommended Conditions of Approval for Draft Plan of Subdivision SP-2013-03 General Conditions 1. The Owner shall prepare the final plan generally on the basis of the draft plan of subdivision prepared by Malone Given Parsons Ltd., dated February 7, 2014, on lands legally known as Part of Lot 2, Registered Plan 388, Part of Lots 33 and 34, Concession 1, City of Pickering, for the creation of 12 lots for detached dwellings and a block for a road widening; and four blocks for the creation of 22 townhouse units, a roadway and a 0.3 metre reserve block. Subdivision Agreement 2. That the Owner enters into a subdivision agreement with and to the satisfaction of the City of Pickering to ensure the fulfillment of the City's requirements, financial and otherwise, which shall include, but not necessarily be limited to the conditions outlined in this document. Zoning 3. That the implementing by-law for Zoning By-law Amendment Application A 6/13 becomes final and binding. Street Names 4. That street names and signage be provided to the satisfaction of the Region and the City. Development Charges & Inspection Fee 5. That the Owner satisfies the City financially with respect to the Development Charges Act. • 6. That the Owner satisfies the City for contributions for development review and inspection fees. Phasing 7. That if this subdivision is to be developed by more than one registration, the Owner submits a plan showing the proposed phasing, all to the satisfaction of the City. Dedications/Transfers/Conveyances 8. That the Owner conveys to the City, at no cost: (i) Block 13 for road widening purposes 132 Recommended Conditions of Approval (SP-2013-03) Page 2 Architectural Control 9. That the Owner, prior to the preparation of the subdivision agreement, engages a control architect, to the satisfaction of the Director, City Development, who will prepare a siting and architectural design statement to the City's satisfaction, approve all models offered for sale and certify that all building permit plans comply with the City's approved statement. The siting and architectural design statement will become a schedule to the subdivision agreement. Stormwater 10. That the Owner satisfies the Director, Engineering & Public Works respecting stormwater drainage and management system to service all the lands in the subdivision, and any provision regarding easements. • 11. That the Owner satisfies the Director, Engineering & Public Works for contributions for stormwater management maintenance fees. 12. That the Owner satisfies the Director, Engineering & Public Works that all stormwater management and erosion and sedimentation control structures are operating and will be maintained and in good repair during the construction period. 13. That the Owner completes an analysis of the receiving storm sewer system to the City's satisfaction to determine the site's allowable release rate to ensure conformity with the requirements of the City's Stormwater Management Design Guidelines. Grading 14. That the Owner satisfies the Director, Engineering & Public Works respecting the. submission and approval of a grading control plan. 15. That the Owner satisfies the Director, Engineering & Public Works respecting the submission and approval of a geotechnical soils analysis. 16. That the Owner satisfies the Director, Engineering & Public Works respecting authorization from abutting landowners for all off site grading. Fill & Topsoil 17. The City's Fill & Topsoil Disturbance By-law prohibits soil disturbance, removal or importation to the site unless a permit has been issued. No on-site works prior to draft plan approval is permitted. A Fill & Topsoil Disturbance Permit will be required should grading works proceed prior to the subdivision agreement being executed. 133 Recommended Conditions - tions of Approval (SP-2013 03) Page 3 Road Allowances 18. That the Owner satisfies the Director, Engineering g g & Public Works respecting the construction of roads with curbs,u bs, storm sewers and boulevard designs which would include the construction of sidewalks from Woodview Avenue to the.east limits of Parcel A. 19. That the Owner satisfies the Director, Engineering & Public Works respecting the construction of roads with curbs, storm sewers and boulevard designs and the removal of the temporary turning circle on Shadow Place and the extension of the existing sidewalk to Parcel B. Construction/Installation of City Works & Services 20. That the Owner satisfies the Director, Engineering & Public Works respecting the construction of roads, storm sewers, pedestrian walkways, sidewalks and boulevard designs through a site servicing plan. 21. That the Owner satisfies the City respecting arrangements for the provision of all services required by the City. 22. That the Owner satisfies the appropriate authorities respecting arrangements for the provision of underground wiring, street lighting, cable television, natural gas and other similar services. 23. That the cost of any relocation, extension, alteration or extraordinary maintenance of existing services necessitated by this development shall be the responsibility of the Owner. 24. That the Owner submits a Pre-Condition Survey for abutting dwellings which front Shadow Place (municipal addresses 244, 246, 248, 250, 252, 254, 256, 258, 260, 262 and 264 Shadow Place) to the satisfaction of the City. The findings of the study and survey must be prepared by a qualified professional and should be undertaken prior to the commencement of site works. 25. That the Owner agrees to provide a platform for a future 2.0 metre wide sidewalk • fronting Parcel B within the Altona Road frontage. Easements 26. That the Owner conveys to the City, at no cost, any easements as required and any reserves as required by the City. 27. That the Owner conveys any easement to any utility provider to facilitate the installation of their services in a location(s) to the satisfaction of the City and the • utility provider. 134 Recommended Conditions of Approval (SP-2013-03) Page 4 28. That the Owner arranges at no cost to the City any easements required on third party lands for servicing, and such easements shall be in a location as determined by the City and/or the Region and are to be granted upon request at any time after draft approval. 29. That the Owner satisfies the Director, Engineering & Public Works with any required easement for works, facilities or use rights that are required by the City. Construction Management Plan 30. That the Owner makes arrangements with the City respecting a construction management plan, such Plan to contain, among other things: (i) details of erosion and sedimentation controls during all phases,of construction and provide maintenance requirements to maintain these controls as per the City's Erosion & Sediment Control Guideline for Urban Construction; (ii) addressing the parking of vehicles and the storage of construction and building materials during servicing and house construction, and ensuring that such locations will not impede the flow of traffic or emergency vehicles on either existing streets or the proposed public street; (iii) assurance that the City's Noise By-law will be adhered to and that all contractors, trades and suppliers are advised of this By-law; (iv) the provision of mud and dust control on all roads within and adjacent to the site; (v) type and timing of construction fencing and existing trees to be retained; (vi) location of construction trailers; and (vii) details of the temporary construction access. Fencing 31. That the Owner satisfies the City with respect to the provision of temporary fencing around the entire perimeter of the subject lands during construction, prior to the commencement of any works. Landscaping • 32. That the Owner submits a street tree planting plan to the satisfaction of the City. 33. That the Owner satisfies the Director, City Development with the submission oof a tree preservation plan which will illustrate the protection of trees and other natural features where appropriate, with specific attention to preservation in all public open spaces prior to the approval of a preliminary grading plan. • 135 - Recommended Conditions of Approval (SP-2013-03) Page 5 Tree Compensation 34. Prior to final approval of the draft plan, or any phase thereof, the Owner shall provide to the City a tree compensation plan or/and a financial contribution for the purposes of off-site planting of native, self-sustaining vegetation. Such planting shall be on publically-owned lands held by the City of Pickering. Noise Attenuation 35. That the Owner satisfies the requirements of the Ministry of Environment regarding the approval of a noise study recommending noise control features to the satisfaction of the Region of Durham and the City of Pickering. 36. That the Owner agrees in the subdivision agreement to implement noise control measures and warning clauses as recommended in the noise report as approved by the City of Pickering. Engineering Plans 37. That the Owner ensures that the engineering plans are coordinated with the streetscape/siting and architectural control statement, and further, that the engineering plans coordinate the driveway, street hardware and street trees to ensure that conflicts do not exist, asphalt is minimized and all objectives of the streetscape/siting and architectural control guidelines can be achieved.. 38. That the Owner satisfies the City respecting the submission of appropriate engineering drawings that detail, among other things: City services; roads; storm sewers; sidewalks; lot grading; streetlights; fencing and tree planting; measures to protect the existing trees to be retained; and financially-secure such works. Parkland Dedication 39. That the Owner satisfies the City with respect to the payment of cash-in-lieu in accordance with the parkland dedication requirements of the Planning Act. Canada Post 40. That the Owner, through the approval of the Utility Coordination Plan for the location, enters into an agreement with Canada Post Corporation for the provision of a Community Mailbox including technical specifications, notice requirements and financial terms. 41. That the Owner agrees to determine and provide a suitable temporary Community Mailbox location, if required, to the satisfaction of the City. • 136 Recommended Conditions of Approval (SP-2013-03) Page 6 Model Homes 42. That the Owner enters into a model home agreement with the City, if applicable for this draft plan. All model homes must satisfy all requirements of the siting and architectural design statement. Plan Revisions 43. That the Owner revises the draft plan, as necessary to the satisfaction of the - City, to accommodate any technical engineering issues which arise during the review of the final engineering drawings. Required revisions may include revising the number of residential building lots or reconfiguring the roads or lots to the City's satisfaction. Other Approval Agencies 44. That any approvals which are required from the Region of Durham, the Toronto and Region Conservation Authority or any utility for the development of this plan be obtained by the Owne r, and upon request w ritten confirmation be provided to the City as verification of these approvals. Cost Recovery 45. That the Owner agrees to contribute their proportionate share of the Rouge Park Neighbourhood Study. 46. That the Owner agrees to contribute to shared service costs for stormwater • management purposes in general conformity with the Rouge Park Master Environmental Servicing Plan. • 137 Appendix II to Report PLN 20-14 Recommended Conditions of Approval for Draft Plan of Subdivision SP-2014-02 138 Recommended Conditions of Approval for Draft Plan of Subdivision SP-2014-02 General Conditions 1. The Owner shall prepare the final plan generally on the basis of the draft plan of subdivision prepared by Malone Given Parsons Ltd., dated March 11, 2014, identified as Part of Lot 32 and Part of the Road Allowance between Lots 32 & 33, Concession 1, City of Pickering, which illustrates one residential block and a 0.3 metre reserve block. Subdivision Agreement 2. That the Owner enters into a subdivision agreement with and to the satisfaction of the City of Pickering to ensure the fulfillment of the City's requirements, financial and otherwise, which shall include, but not necessarily be limited to the conditions outlined in this document. Zoning 3. That the implementing by-law for Zoning By-law Amendment Application A 6/13 becomes final and binding. Street Names 4. That street names and signage be provided to the satisfaction of the Region and the City. Development Charges & Inspection Fee 5. That the Owner satisfies the City financially with respect to the Development Charges Act. 6. That the Owner satisfies the City for contributions for development review and inspection fees. • Phasing 7. That if this subdivision is to be developed by more than one registration, the Owner submits a plan showing the proposed phasing, all to the satisfaction of the City. Stormwater 8. That the Owner satisfies the Director, Engineering & Public Works respecting stormwater drainage and management system to service all the lands in the subdivision, and any provision regarding easements. • 9. That the Owner satisfies the Director, Engineering & Public Works for contributions for stormwater management maintenance fees. 139 Recommended Conditions of Approval (SP-2014-02) Page 2 10. That the Owner satisfies the Director, Engineering & Public Works that all stormwater management and erosion and sedimentation control structures are operating and will be maintained and in good repair during the construction period. Grading • 11. That the Owner satisfies the Director, Engineering & Public Works respecting the submission and approval of a grading control plan. 12. That the Owner satisfies the Director, Engineering & Public Works respecting the submission and approval of a geotechnical soils analysis. 13. That the Owner satisfies the Director, Engineering & Public Works respecting authorization from abutting landowners for all off site grading. Fill & Topsoil 14. The City's Fill & Topsoil Disturbance By-law prohibits soil disturbance, removal or importation to the site unless a permit has been issued. No on-site works prior to draft plan approval is permitted. A Fill & Topsoil Disturbance Permit will be required should grading works proceed prior to the subdivision agreement being executed. Construction/Installation of City Works & Services 15. That the Owner satisfies the Director, Engineering & Public Works respecting the construction of roads, storm sewers pedestrian walkways, sidewalks and boulevard designs through a site servicing plan. 16. That the Owner satisfies the City respecting arrangements for the provision of all services required by the City. 17. That the Owner satisfies the appropriate authorities respecting arrangements for the provision of underground wiring, street lighting, cable television, natural gas and other similar services. 18. That the cost of any relocation, extension, alteration or extraordinary maintenance of existing services necessitated by this development shall be the responsibility of the Owner. 19. That the Owner agrees to provide a platform for a future 2.0 metre wide sidewalk fronting Parcel C within the Altona Road frontage. Easements 20. That the Owner conveys to the City, at no cost, any easements as required and any reserves as required by the City. 140 Recommended Conditions of Approval (SP-2014-02) Page 3 21. That the Owner conveys any easement to any utility provider to facilitate the installation of their services in a location(s) to the satisfaction of the City and the utility provider. 22. That the Owner arranges at no cost to the City any easements required on third party lands for servicing, and such easements shall be in a location as • determined by the City and/or the Region and are to be granted upon request at any time after draft approval. • 23. That the Owner satisfies the Director, Engineering & Public Works with any required easement for works, facilities or use rights that are required by the City. Construction Management Plan 24. That the Owner makes arrangements with the City respecting a construction management plan, such Plan to contain, among other things: (i) details of erosion and sedimentation controls during all phases of construction and provide maintenance requirements to maintain these controls as per the City's Erosion & Sediment Control Guideline for Urban Construction; (ii) addressing the parking of vehicles and the storage of construction and building materials during servicing and house construction, and ensuring that such locations will not impede the flow of traffic or emergency vehicles on either existing streets or the proposed public street; (iii) assurance that the City's Noise By-law will be adhered to and that all contractors, trades and suppliers are advised of this By-law; (iv) the provision of mud and dust control on all roads within and adjacent to the site; (v) type and timing of construction fencing and existing trees to be retained; (vi) location of construction trailers; and (vii) details of the temporary construction access. Fencing 25. That the Owner satisfies the City with respect to the provision of temporary fencing around the entire perimeter of the subject lands during construction, prior to the commencement of any works. Landscaping 26. That the Owner submits a street tree planting plan to the satisfaction of the City. 27. That the Owner satisfies the Director, City Development with the submission of a tree preservation plan which will illustrate the protection of trees and other natural features where appropriate, with specific attention to preservation in all public open spaces prior to the approval of a preliminary grading plan. 141 • Recommended Conditions of Approval (SP-2014-02) Page 4 Tree Compensation 28. Prior to final approval of the draft plan, or any phase thereof, the Owner shall provide to the City a tree compensation plan and/or a financial contribution for the purposes of off-site planting of native, self-sustaining vegetation. Such planting shall be on publically-owned lands held by the City of Pickering. Noise Attenuation 29. That the Owner satisfies the requirements of the Ministry of Environment regarding the approval of a noise study recommending noise control features to the satisfaction of the Region of Durham and the City of Pickering. 30. That the Owner agrees in the subdivision agreement to implement noise control measures and warning clauses as recommended in the noise report as approved by the City of Pickering. Engineering Plans 31. That the Owner ensures that the engineering plans are coordinated with the streetscape/siting and architectural control statement, and further, that the engineering plans coordinate the driveway, street hardware and street trees to ensure that conflicts do not exist, asphalt is minimized and all objectives of the streetscape/siting and architectural control guidelines can be achieved. 32. That the Owner satisfies the City respecting the submission of appropriate engineering drawings that detail, among other things: city services; roads; storm sewers; sidewalks; lot grading; streetlights; fencing and tree planting; measures to protect the existing trees to be retained; and financially-secure such works. Parkland Dedication 33. That the Owner satisfies.the City with respect to the payment of cash-in-lieu in accordance with the parkland dedication requirements of the Planning Act. Canada Post 34. That the Owner, through the approval of the Utility Coordination Plan'for the location, enters into an agreement with Canada Post Corporation for the provision of a Community Mailbox including technical specifications, notice requirements and financial terms. 35. That the Owner agrees to determine and provide a suitable temporary Community Mailbox location, if required, to the satisfaction of the City. 142 Recommended Conditions of Approval (SP-2014-02) • Page 5 Model Homes 36. That the Owner enters into a model home agreement with the City, if applicable forth this draft p lan. All model homes must satisfy all requirements of the siting and architectural design statement. Plan Revisions 37. That the Owner revises the draft plan, as necessary to the satisfaction of the City, to accommodate any technical engineeringissues which arise during the review of the final engineering drawings. Required revisions may include revising the number of residential building lots or reconfiguring the roads or lots to the City's satisfaction. Other Approval Agencies 38. That any approvals which are required from the Region of Durham, the Toronot and Region Conservation Authority or any utility for the development of this plan be obtained by the Owner, and upon request written confirmation be provided to • the City as verification of these approvals. Cost Recovery 39. That the Owner agrees to contribute their share of the Rouge Park Neighbourhood Study. 40. That the Owner agrees to contribute to shared service costs for stormwater management purposes in general conformity with the Rouge Park Master Environmental Servicing Plan. • • • 143 Appendix !fl to Report PIN 20-14 Recommended Performance Standards for Zoning By-law Amendment A 6113 144 Recommended Performance Standards for Zoning By-law Amendment A 6/13 Zoning Parcel A Parcel B Parcel C Parcel D Provisions Permitted Use Detached Multiple Dwelling - Multiple Dwelling - Detached Dwellings Horizontal Units Horizontal Units Dwellings Max. No. of lots/units 12 22 40 3 Lot Area (Min) 480 sq.m. 150 sq. m. 120 sq.m 480 sq.m. Lot Frontage (Min) 13.0 m 6.0 m 6.0 m 14.0 m Front Yard Depth (Min) 7.0 m 4.5 m 3.0 m from Altona 7.0 m Road (Blocks 1 & 2) 4.5 m from private street (Blocks 3 to 7) Garage Setback (Min) 7.0 m 6.0 m 6.0 m 7.0 m Interior Side Yard (Min) 1.2 m and 0.6 m 1.5 m when no 1.2 m when no 1.2 m and (1.8 m between common wall common wall 0.6 m (1.8 m dwelling units) between dwelling units) Flankage Side Yard N/A 2.7 m 2.7 m from Altona N/A (Min) Road Rear Yard Depth (Min) 7.0 m 7.0 m 7.0 m 7.0 m 6.0 m to the easterly unit on Block 6 ' Lot Coverage (Max) 45% 50% N/A 38% Building Height (Max) 11.0 m 11.0 m 11.0 m 11.0 m Driveway Width (Max) 6.0 m 3.0 m 3.0 m (Blocks 3 to 7) 6.0 m (6.0 m for west lot 6.0 m (Blocks l& 2) of Block 15) Garage Projection 2.0 metres beyond the wall containing the main entrance to the dwelling unit, except where a covered and uncovered porch extends a minimum of 1.8 metres from the wall containing the main entrance to the dwelling unit, in which case no part of any attached private garage shall extend more than 3.0 metres beyond the wall containing the main entrance to the dwelling unit 145 Recommended Performance Standards for Zoning By-law Amendment A 6/13 Zoning Parcel A Parcel B Parcel C Parcel D Provisions • Projections into Front, covered porches, covered porches, covered porches, J covered Fiankage and Rear box windows, box windows, box windows, porches, box Yards (Max) and steps and steps balcony support windows, and permitted to permitted to walls and steps steps permitted encroach a encroach a permitted to to encroach maximum of 1.8 m maximum of 1.8 m encroach a a maximum of maximum of1.Om 1.8m along Altona Road' and 1.5 m along private lane Deck Projections 2.5 m (covered and uncovered) into Rear Yard (Max) Parking (Min) 2 spaces per unit 2 spaces per unit 2 spaces per unit 2 spaces per plus, 0.25 spaces unit per unit for visitor parking Model Homes Model homes permitted, if required Density Transfer The number of units transferred from the granting and receiving properties Provisions • • 146 Appendix IV to Report PLN 20-14 Rouge Park Neighbourhood Tertiary Plan • 147 ,,.., : � y_ �� oFn ;OS N �� +1 s riC 1N3 053aJ ��_ Q D �J� �" r�_ 111111111 ��Q WOry•_ G7! r�2� O W o � 4 W � QCII 12 IIIIIIIII5'III111111 :�z = aW. 111II1111f,1►��MI 1111116= X111111111\�� t e \ u111111111111� =muumuu: ,111 111111111111. a oVOa NNVH3soa 0 ` z �lR \OVOa HN Y3soa f _1,� 1-H+11-2:f 3A1a0 a3MOljoll1 111 \Iillllll= � W^ In , a �). J �U�\_ 1N3JS3aJ Caw ~ 4F W N W O> \ �' �¢�� Q==p W x0 Z ¢ Z O \ �� �� ■11!LIIii H zm o V. m m U O� Z W �� r W� Zf— o oa � gw a u, , w �� W W , w , :;::::.,::;:::,:::*,!;,:.:,..418 ., ,, uJ A I . =t.,--zap=ti..-,-.111 9 �Q_tQG� a ELI E-11---21 W 4 =,,...— i H ¢ _ Q z z o ,,4 lila O H O lii „...1 aii lifli w 7 w o ovoa .LlY F o /� , III/� ��11111 111� ', imaillitag le . .i r I a ¢� L NEW ° °2 Z,... w LL 0 II IL %III � 4 ■ i,1 �I1111111111 Z LO \1111N I�i/p� r `_ 1 .inr..3AV ® m3V,000m W O e ¢ 1 O " 'a1111ii: Cr W II �' D o • I ° I R4 = II ® s w II ® , Z II ® <c W m II I1 . \ w >, m01 1_t i- �� •=•1 �t I Ob1.© i© 00 Da ii� 148 Appendix V to Report PLN 20-14 Property Locations and Descriptions • 149 Property Locations and Descriptions Parcel A • located on the south side of Finch Avenue, east of Woodview Avenue 199, 207, 215, • the properties have a combined area of approximately 219 and 223 0.65 of a hectare Finch Avenue • to the north and to the west of the subject lands are low density residential development consisting of detached dwellings fronting onto Nature Haven Crescent, Finch • Avenue and Woodview Avenue • to the south and to the east in a natural heritage system • the lands currently support a detached dwelling which is proposed to be demolished Parcel B • located on the west side of Altona Road immediately south of Shadow Place 1978 Altona Road • the property has an area of approximately 0.56 of a hectare • immediately to the north is an established medium density residential subdivision consisting of semi- detached dwellings fronting onto Shadow Place • to the west are environmental lands and to the south is a residential property containing a detached dwelling • the lands currently support a detached dwelling which is proposed to be demolished Parcel C • located on the east side of Altona Road, south of Finch Avenue 1973 and 1981 • the properties have a combined area of approximately Altona Road 1.05 hectares • frontage of approximately 123 metres along Altona Road • • abutting the lands to the south is a Hydro corridor and to the east are environmental lands Parcel D • located on the south side of Finch Avenue, east of Altona Road 335 and 339 • the properties have a combined area of approximately Finch Avenue 0.37 of a hectare • to the north, east and west of the lands are low density residential development consisting of detached dwellings fronting onto Mapleview Court and Finch Avenue and to the south are environmental lands 150 I Appendix VI to Report PLN 20-14 Summary of Original and Revised Proposal • 151 Summary of Original and Revised Proposal • Parcel A Original Proposal Revised Proposal Number of Lots 13 detached lots 12 detached lots Lot frontage (min) 12.8 metres fronting Finch 13.7 metres fronting Finch Avenue Avenue Front yard Depth 4.5 metres 7.0 metres (min) Interior Side Yard 1.2 metres and 0.6 metres 1.2 metres and 0.6 metres Depth (min) (1.8 metres between dwelling units) Rear Yard Depth 7.0 metres No change Lot Coverage (max) 50 percent 45 percent Building Height 12.0 metres 11.0 metres Parcel B Original Proposal Revised Proposal Number of Units 22 townhouse units No change Lot frontage (min) 6.0 metre No change Front yard Depth 2.0 metre 6 metres to the garage (min) 4.5 metres to the house Interior Side Yard Information not provided 1.5 metre when no common Depth (min) wall Rear Yard Depth Information not provided 7.0 metre Lot Coverage (max) Information not provided , 50 percent Building Height 12.0'metre 11.0 metres 152 • Summary of Original and Revised Proposal Parcel C Original Proposal Revised Proposal Number of Units Conceptual plan proposing to create a single 40 townhouse units development block to facilitate a common element condominium consisting of a total of 40 townhouse units 24 - 2 storey townhouse units fronting private street 16 - 3 storey townhouse units fronting Altona Road Lot frontage (min) 6.0 metres No change Front yard Depth 2.0 —4.0 metres 3.0 metres for units fronting (min) Altona Road 6.0 metres to garage for units fronting private street 4.5 metres to house for units fronting private street Interior Side Yard Information not provided 1.2 metres Depth (min) Rear Yard Depth 7.0 metres 7.0 metres for units fronting private street 4.5 metres for units fronting Altona Road 6.0 metres to the garage for units fronting Altona Road Building Height 12.0 metres 11.0 metres (max) Parcel D Original Proposal Revised Proposal Number of Lots to facilitate the future No change creation of 3 new lots through land severance for detached dwellings Lot frontage (min) 15.0 metres fronting Finch 14.0 metres fronting Finch Avenue Avenue Front yard Depth 5.0 metres 7.0 metres (min) 153 Summary of Original and Revised Proposal Parcel D Original Proposal Revised Proposal interior Side Yard 1.2 metre and 0.6 metre No change Depth (min) Rear Yard Depth 7.5 metres No change Lot Coverage 50 percent 38 percent (max) Building Height 12.0 metres 11.0 metres 154 Appendix VII to Report PLN 20-14 Concerns Identified by Area Residents 155 Concerns identified by Area Residents Key concerns summarized below for each proposal. Parcel A • concerned with increased density in the neighbourhood • concerned with the compatibility of the size of the proposed lots with the existing lots along Nature Haven Crescent • concerned with the loss of privacy and loss of mature trees • requested screening of new lots with additional landscaping and replacement of existing street trees along the north side of Finch Avenue • concerned with the possible overflow parking on Nature Haven Crescent • requested confirmation if two car garages are proposed • concerned with traffic routes for construction access • requested the installation of sidewalks along Finch Avenue Parcel B • concerned with the compatibility of the size of the proposed townhouse units with the existing semi-detached units along Shadow Place • concerned with the increased density in the neighbourhood • concerned that the proposed lot frontages are not consistent • with the existing tot frontages along Shadow Place • concerned with the size of the lots and dwellings, and the ability to support a two car garage • concerned with the availability of on-street parking and visitor parking • requested construction access be provided from Altona Road rather than Shadow Place Parcel C • concerned with the density of the proposed development • questioned the height and design of the townhouse units • requested confirmation whether sidewalks will be provided along Altona Road and internal to the development Parcel D • requested installation of sidewalks along Finch Avenue • requested extension of water and sewer to accommodate other existing lots along Finch Avenue • 156 t:1`-1ACH!'JiEN1# r LT [-aw pI # 1,4 2`-fL v U Za Z N p w p o O r CC Q v w al\ \ J C Q U I-- cC O Q Wyp co ZCZu-rc h. o.-4 03 Z o o ii /if Z %-, O N T10810 Vol, �Q 'III'I'IIIIII vow w 1nnuriu/���lllll � Q 1 .t _ r r ,L reilkt 1 .,. 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