HomeMy WebLinkAboutPD 27-02
158
REPORT TO COUNCIL
Cilt¡ o~
FROM:
Neil Carroll
Director, Planning & Development
DATE: May 27, 2002
REPORT NUMBER: PD 27-02
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SUBJECT:
Draft Plan of Subdivision Application S-P-2001-02
Zoning By-law Amendment Application A 09101
Rosebank Garden Homes Inc. on behalf of I. E. Holmes
Part of Lots 31, Concession 2
2030 Rosebank Road (West side of Rosebank Road, north of Finch Avenue
City of Pickering
RECOMMENDATION:
1.
That Draft Plan of Subdivision Application S-P-2001-02 submitted by Rosebank Garden
Homes Inc. on behalf of I. E. Holmes, on lands being Part of Lots 31 Concession 2, City
of Pickering, to permit the development of a plan of subdivision, be APPROVED,
subject to the conditions outlined in Appendix I to Planning Report Number PD 27-02.
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2. That Zoning By-law Amendment Application A 09101 submitted by Rosebank Garden
Homes Inc. on behalf of I. E. Holmes, on lands being Part of Lots 31 Concession 2, City
of Pickering, to establish performance standards to allow the implementation of draft plan
of subdivision, be APPROVED, subject to the conditions outlined in Appendix II to
Planning Report Number PD 27-02.
ORIGIN:
Draft Plan of Subdivision SP-2001-02 submitted to the Region of Durham and circulated to the
City of Pickering for comment, and Zoning By-law Amendment Application A 09/01 submitted
to the City of Pickering.
AUTHORITY:
The Planning Act, RS.O. 1990, chapter P.13
FINANCIAL IMPLICATIONS:
The urbanization of Rosebank Road, from Finch Avenue to the northern extension ofthe subject
land, will be constructed with the subdivision. These works were identified in the external
subdivision works of the Approved 2002 Development Charges Budget for commitment in 2003.
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EXECUTIVE SUMMARY:
The applicant proposes to develop a draft plan of subdivision consisting of 45 lots for detached
dwellings, 11 semi-detached lots for 22 semi-detached dwellings and 4 future lots, for a total of
71 dwelling units. All lots will front one of two new public streets, and one of the new streets
intersects with Rosebank Road. The proposed plan of subdivision consists of lots for the
detached dwellings having a lot frontage of 10.0 metres and 11 metres. The applicant proposes
to amend the current zoning to allow the proposed dwelling units with modified performance
standards, to permit the implementation of the draft plan.
Report to Council PD 27-02
Date: May 27, 2002
15~j
Subject: Draft Plan of Subdivision Application S-P-2001-02
Zoning By-law Amendment Application A 09/01
Page 2
The proposed plan of subdivision represents appropriate residential development. The proposal
confonns to the policies of the Pickering Official Plan for lands designated Urban Residential -
Low Density Area. All interests of the City will be appropriately addressed through an associated
subdivision agreement. .
",...,..
BACKGROUND:
1.0 Introduction
The subject lands are located on the west side of Rosebank Road, north of Finch Avenue.
A property location map is provided for reference (see Attachment #1). The subject
property was recently used as a farm and horse ranch containing one detached dwelling unit
and a barn; the northeast comer of the property is wooded. The original draft plan of
subdivision contained 69 dwelling units, consisting of 47 detached dwellings,
18 semi-detached dwellings, and 4 future lots. This is the proposal that was presented at the
public meeting and described in the public meeting infonnation report (see Attachment #2).
Since the public meeting the applicant has revised the draft plan of subdivision.
The revision to the draft plan relates to the lotting. The road configuration remains the same
as originally proposed. The revised lotting is now for 45 detached dwellings lots and
11 semi-detached lots that will accommodate 22 semi detached dwellings, and 4 future lots,
for a total of 71 dwelling units. The draft plan also provides for 4 blocks proposed for
detached dwelling lots in the future when the temporary cul-de-sacs are extended westerly
(see Attachment #3).
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The subject property is located within the Rouge Park Neighbourhood and a Detailed
Review Area, for which Council has adopted the Rouge Park Neighbourhood Development
Guidelines. These guidelines indicate a road bisecting the subject property. A portion of
the Rouge Park Neighbourhood Tertiary Plan has been attached that highlights the subject
property. The Rouge-Duffins Wildlife Corridor has been shown on this plan
(Attachment #3A).
The following is background infonnation on the subject applications:
Proposed Development Detail
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Gross area of draft plan
Net residential area of draft plan
Open space blocks
Landscape strip block
Number of detached dwelling lots
Number of semi-detached building
lots
Number of semi-detached dwelling
units
Future lots
Total dwelling units
Net residential density
Detached dwelling lot frontages
- minimum 11.0 metres
- minimum 10.0 metres
Semi-detached building lot
frontage
- minimum 15.0 metres
Original Plan Revised Plan
, (Attachment 2) (Attachment 3)
- 3.95 ha - 3.95 ha
- 2.32 ha - 2.41 ha
- 0.64 ha - 0.55 ha
- nil - 0.024 ha
- 47 - 45
- 9 - 11
- 18 - 22
- 4 - 4
- 69 - 71
- 29.6 units/ha - 29.4 units/ha
- 30 - 19
- 21 - 26
- 9
- 11
160
Report to Council PD 27-02
Date: May 27, 2002
Subject: Draft Plan of Subdivision Application S-P-2001-02
Zoning By-law Amendment Application A 09/01
Page 3
2.0 Information Meeting
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A Public Information Meeting for the subject applications was held on August 9, 2001.
Information Report No. 21-01, which summarizes the applicant's original proposal and
outlines the issues and comments identified to that date through circulation of the
application, was prepared for that meeting. The text of the Information Report is provided
for reference (see Attachment #4).
At the Public Information Meeting, four area residents commented on the applicant's
proposal. Comments included:
. Question on construction impacts including, private services of adjacent properties, tree
preservation, property line fencing;
. Lotting and servicing matters as proposed by the draft plan;
. The density is too high and should be reduced;
. Devaluation of abutting property;
. Structural impacts of the subdivision construction on adjacent buildings;
. Impacts on the adj acent wildlife corridor;
. Impacts on stormwater flow through the subject property; and
. Increased traffic from the subdivision and questions on upgrades to Rosebank Road
Minutes of the August 9, 2001 Statutory Public Information Meeting are provided for
reference (see Attachment #5).
2.1 Public Comment
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Prior to the public meeting two written comments were received from area residents.
Laurie Humphries, 2026 Altona Road - advised that she is concerned that the proposed
development does not lend itself to the vision of a village concept and that the proposed
subdivision should have no negative environmental impact on the open space/Rouge-
Duffins Wildlife Corridor (see Attachment #6).
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Jocelyn Barber, 450 Finch Avenue - advised that she is concerned with:
. impact on the value of the property;
. proposed lotting pattern based on land assembly including Provincially owned land;
. timing of the subject application based on past assumptions on the ability to develop;
. possible road pattern on the abutting properties impacts the house at 450 Finch Avenue;
. access to the subject property should be only from Rosebank Road and should not be
designed to have future access to Finch Avenue through abutting property;
. land assembly for the area should occur based on a set land price prior to land use being
determined;
. the subject property has had fill placed on it and how will this impact on the development
of the property; if the fill has to be removed where will it be placed; is the placement of
controlled by the City, and will the additional fill impact the servicing of the site;
. north of the subject site is the York-Durham Sewer which has a venting system and the
operation of the venting system is questioned;
. the intermittent watercourse that runs through the north-east comer of the subject
property has been impacted by the placement of fill and may back up the water to other
properties;
. impact ofthe development on abutting wells;
. existing property line fences should remain as is;
. preservation of existing trees along property lines;
. the direction of stormwater flow off ofthe subject and abutting property;
. impact of construction on dust in the area (see Attachment #7).
Report to Council PD 27-02
Subject: Draft Plan of Subdivision Application S-P-2001-02
Zoning By-law Amendment Application A 09101
Date: May 27, 2002
161
Page 4
Since the public meeting the only additional public comments ha:e com~ f~om
Jocelyn Barber, who has submitted numerous correspondences on the subject apphcatlOns
(Attachment # 8 to 15). The issues can be summarized as follows:
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. timing of the proposed development as it relates to previously Ontario Municipal Board
hearings and Ontario Realty Corporation selling programs;
. corporate history ofthe developers ofthe subject applications;
. accuracy of some of the submitted information provided in support of the applications;
. conceptual road connection onto adjacent properties;
. the history of the intermittent watercourse that travels through the subject property and
the impact of the placed fill and the proposed development on the watercourse;
. the submission of a Petition for Drainage Works under the Drainage Act;
. the review of the Rouge Park Neighbourhood Environmental Master Servicing Plan; and,
. stormwater management issues and existing stormwater services for the area.
2.2 Comments from Other Agencies
Hydro One has advised they have no objection to the applications subject to certain
conditions (see Attachment #16).
Veridian Connections has advised that they have no objection to this proposal, and request
a copy of the proposed civil design plans to prepare a preliminary design and estimate to
service the proposed subdivision (see Attachment #17).
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Canada Post has requested conditions of approval be imposed on their behalf respecting
the notification and construction of the required Community Mailbox (see Attachment #18).
Bell Canada has requested conditions of draft approval be imposed on their behalf
addressing the location and installation of underground servicing (see Attachment #19).
Enbridge Consumers Gas has requested that conditions related to the installation of
underground servicing be imposed on their behalf (see Attachment #20).
Durham District School Board has advised that approximately 35 elementary pupils could
be generated by the development, that these students will be accommodated within existing
school facilities and therefore, have no objection to the application (see Attachment #21).
Durham Catholic District School Board has advised that the proposed development is
within the catchment area of St. Monica Catholic School and the projected student yield
will be 14 students and therefore, have no objection to the application (see Attachment #22).
Ministry of Tourism, Culture and Recreation has advised that an archaeological report
has been prepared and reviewed and no archaeologically significant resources were
identified. Therefore, they have no objection to the application (see Attachment #23).
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Toronto and Region Conservation Authority (TRCA) has verbally advised that they are
reviewing the detailed design information that they have requested on stormwater
management. The TRCA conditions of approval for the subdivision will be forwarded to
the City upon the conclusion of the detailed review. It is not anticipated that any of the
comments will have an impact on the subdivision design. It is further noted that staff are
recommending as a condition of approval that the subdivider satisfy all requirements of the
TRCA.
Region of Durham Planning Department has advised that Durham Regional Official Plan
designates the subject lands as Living Area, where development is intended to be
predominantly for housing purposes. The draft plan appears to be in proximity to lands
designated as Open Space Linkages, which recognizes the Rouge-Duffins Corridor. The
proposed applications conform to the Durham Regional Official Plan.
1 6 ~~ Report to Council PD 27-02
Subject: Draft Plan of Subdivision Application S-P-2001-02
Zoning By-law Amendment Application A 09/01
Date: May 27,2002
Page 5
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The applications have been screened in accordance with the terms of the Provincial plan
review responsibilities, and a noise study, an archaeological study and a Phas~ 1 & 2
Environmental Site Assessment were required and have been reviewed by the RegIOn. An
Environmental Assessment is required that considers the potential impacts on the Open
Space wildlife corridor that will address edge conditions and stormwater management.
The Region has advised that there are no other Provincial interests or delegated review
responsibilities applicable to the subject applications.
Matters related to Regional servicing and financing will be addressed in a required
agreement between the developer and the Region. The subject development is
non-sequential from a water servicing and sanitary servicing perspective, and the developer
will be required to provide the appropriate services to the subject property. In summary, the
Region has no objection to the application and has requested certain conditions be
incorporated into the conditions of approval (see Attachment # 24).
2.4 Comments from City Departments
The Municipal Property & Engineering Section has advised of the following:
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. that the subdivision agreement should contain a warning clause related to the level rail
crossing on Rosebank Road;
. that Street "A" is required to be 20 metres wide;
. the existing well that services the existing house will have to be removed;
. stormwater matters must be addressed; and,
. there is a requirement of cash-in-lieu of parkland or the dedication of proposed lot
52 as a tot lot (see Attachment # 25).
3.0 Discussion
3.1 Subdivision Design Considerations
The overall subdivision design is considered appropriate given some of the constraints of the
subject site. Lands in the northern portion of the subdivision are not developable, due to
their environmental significance. A servicing corridor for York Durham Sanitary Sewer
and the coP. Railways north ofthe subject draft plan also restricts any development north of
the subject site. Hydro transmission towers encumber lands to the south. Lands to the west
are developable and the proposed road pattern could be extended westward to accommodate
future development. The resulting subdivision design, as submitted by the developer,
proposes an appropriate lot yield on the developable land. The applicant's revision to the
subdivision dealt with minor enhancements that resulted in an overall improved subdivision
design and a few additional lots. The alterations to the street configuration have been minor
and the draft plan still proposes reverse lot frontages along Rosebank Road. The reverse lot
frontages have been buffered by the incorporation of a landscape strip, and incorporates
noise attenuation fences adjacent to Rosebank: Road.
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In the Rouge Park Neighbourhood Development Guidelines of the Pickering Official Plan,
the Rouge Park Neighbourhood Tertiary Plan identifies an east west road bisecting the
subject draft plan that has been interpreted as being Street "A" ofthe draft plan.
Both Streets "A" and "B" terminate in temporary cul-de-sac designs. This design is
considered most appropriate as it allows for future road connections to the lands to the west
when these lands are developed. The draft plan incorporates temporary road allowance
blocks that will initially be conveyed to the City for the construction of the cul-de-sac.
When Streets' A' and 'B' are extended, these temporary road allowance blocks will be
conveyed back to the subdivider in order to complete the proposed 4 future lots.
Subject: Draft Plan of Subdivision Application S-P-2001-02
Zoning By-law Amendment Application A 09/01
Date: May 27, 2002 16 3
Page 6
Report to Council PD 27-02
Building pennits will not be available for these lots until the temporary road allowance
blocks have been conveyed back to the subdivider.
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Conveyance of a 3.0 metre block of land adjacent to Rosebank Road will provide an
opportunity to reduce the impact of the required noise attenuation fence along Finch
Avenue through the introduction of landscaping. It is recommended that funds made
available from boulevard trees that cannot be accommodated on Street 'A' or 'B', be
applied to coniferous plantings on this block, as part of the Applicant's street tree planting
plan. .
The required noise fence is a direct result of the applicants proposed rear lot design.
The block for landscaping is essential to addr~ss the City's policy to discourage noise
attenuation fencing. The conveyance of the landscape block does not constitute conveyance
of parkland as per Section 42(1) of the Planning Act. Further, the subdivider shall provide a
fixed payment satisfactory to the City to provide for long-term maintenance and
replacement of the plant material. The implementation of the landscape strip will reduce
the negative impact of the noise attenuation fence that is a requirement of the noise study.
The noise fence is a requirement that results from the applicant's subdivision design of
reverse lot frontage therefore, it is reasonable for the subdivider to bear the cost for the
landscape strip as this is the only way to "soften" the impacts is the noise attenuation fence
and provide a streetscape along Rosebank Road that is not just a noise fence.
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The subdivision design incorporates a 0.558 hectare block in the northern portion of the
draft plan as open space (Block 76). This portion of the draft plan is currently vegetated
and will remain in a natural state, although some rehabilitation of this area may be required.
This block corresponds to the lands that are designated as Open Space System - Natural
Areas in the Official Plan. These lands are not developable and the conveyance of these
lands to a public authority does not constitute conveyance of parkland under Section 42(1)
of the Planning Act.
3.2 Urban Design Considerations
The development of the proposed detached dwelling and semi-detached dwellings on small
lots must be carefully planned and controlled to avoid a monotonous streetscape, minimize
the negative affects of garage projections at the front of the houses and reduce lot access
conflicts. These potential problems can be mitigated through the application of good urban
design techniques. The modulation of front yard depths and eliminating garage projections
beyond the main walls of dwellings can visually improve a streetscape. Where lot depths
and widths pennit, house designs can be chosen that eliminate full garage projections.
Incorporating habitable floor space above garage extensions or the use of hip roofs on the
garage extensions also improve the streetscape. The twinning of driveways provides for
increased curb space for visitor parking, reduces lot access conflicts and the amount of
driveway asphalt in front yards and may facilitate the planting of trees.
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In considering a streetscape, the design element that contributes the most to the appearance
of the dwelling is how the garage is treated. This includes both the projection of the garage
and the width of the garagelgarage door. The width of the garagelgarage door also relates
to the amount of asphalt/driveway in the front yard. On plans of subdivisions that
incorporate small lots (having a lot frontage of 10 metres or less), front yards are
compromised when the driveway takes on a high priority due to its size. In this subdivision,
the majority of the dwellings will have a lot frontage of 10.0 metres or less. If a two-car
garage was permitted the result would be that almost 2/3 of the front yard would be
driveway. Furthennore, with a two-car garage on a 10.0 metre wide lot, there is not enough
room left to on the main wall of the house to accommodate both a front door and a front
window that both face the street.
Therefore, it is recommended that the width of the garage and garage door be controlled in
the architectural design statement.
16 4 Report to Council PD 27-02
Subject: Draft Plan of Subdivision Application S-P-2001-02
Zoning By-law Amendment Application A 09/01
Date: May 27, 2002
Page 7
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Based on the forgoing, this Department recommends that prior to the registration of the plan
and/or the issuance of any model home permits, the applicant prepare a report to the
satisfaction of the Director, Planning & Development, outlining siting and architectural
design objectives for the draft plan of subdivision that includes streetscape/architectural
guidelines. These guidelines will include restriction of garage projections, garage width and
model types at certain locations as outlined in Section 2.3.12 of Appendix I ofthis report.
3.3 Appropriateness of the Proposed Development
The proposed development is considered appropriate and in conformity with the Official
Plan. The draft plan provides a mix of both lot sizes and housing product type. Given the
relative size and shape of the draft plan and the road configuration the proposed plan is
appropriate provided subdivision/architectural design considerations are incorporated such
as the landscape strip along Rosebank Road and quality architectural design objectives are
adhered to.
The revisions to the draft plan were mostly minor and addressed some technical matters.
The unit count is in conformity with the density requirements for Urban Residential - Low
Density Area.
The subdivision design features will enhance the streetscape and result in an appropriate
design for the subdivision. Quality urban design that creates a more livable, and therefore
more vibrant community is an important aspect of the Smart Growth concept. All forms of
development should be encouraged to achieve a high level of urban design that will provide
a benefit to the greater community.
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In considering this draft plan, this Department considered the impact of the development on
the ability of the lands to the west to be developed as outlined in the Rouge Park
Neighbourhood Guidelines of the Pickering Official Plan. Lands to the west can be
developed in a variety of ways that can result in an overall comprehensive neighbourhood
that is integrated and compatible. Therefore, the approval of these applications will not
have a negative impact on the ability for the lands to the west to achieve their development
potential.
Conditions of Approval recommended in Appendix I to this Report include provisions to
ensure that the above-mentioned design features are implemented, and respect City
standards.
3.4 Zoning Requirements
The applicant has requested zoning that will implement the draft plan and requirements
similar to the zoning that has been applied to similar developments in the City. This would
include appropriate set backs and building performance standards that are typical of
development on lots similar to the proposed development.
It is anticipated that the amending zoning by-law will be brought forward to Council after
the submission of an acceptable draft 40M plan.
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3.5 Technical Matters
Fencing
The subject draft plan will require some of the perimeter of the site to be fenced. A noise
attenuation fence is required along the entire northern boundary of the lots, including
wrap-a-rounds on the comer lots.
Report to Council PD 27-02
Subject: Draft Plan of Subdivision Application S-P-2001-02
Zoning By-law Amendment Application A 09/01
Date: May 27, 2002
¡6t'.'.
~J
Page
The eastern perimeter will also require a noise fence along the rear yards that abut Rosebank
Road, including wrap-a-rounds of the comer lots, The southern perimeter, exclud~ng the
lots that have noise attenuation fences, will require an appropriate fence separatmg the
residential lots from the Hydro corridor.
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Prior to the installation of the permanent fence, a temporary construction fence will be
erected and maintained. Conditions of Approval recommended in Appendix I to this Report
include provisions to ensure that both temporary and permanent fencing will be installed
around the subject lands.
Subdivision Agreement
A future subdivision agreement between the City and the owner of the lands will be required
to ensure that all matters of interest to the City are protected. This required agreement, and
several other development implementation matters, are incorporated into the recommended
conditions of approval for this proposal found in Appendix I to this Report.
Parkland
As no park blocks form part of the draft plan, the City will accept cash-in lieu from the
subdivider in order to satisfy Section 42(1) ofthe Planning Act.
Edge Management/Open Space Restoration
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An edge management plan and an open space restoration plan will be required for Block 76.
As part of the detailed design. for the draft plan the impact of the placement of fill in this
Block will have to be assessed with regard to impact on vegetation, surface hydrology, and
ground water. This may result in removal of fill in some areas, the placement of topsoil,
planting of appropriate native species and the removal of dead or declining trees.
The restoration plan along with the detail stormwater management plan will also have to
address the former intermittent stream that flowed through this area.
Petition for Drainage Works under the Drainage Act
A Petition for Drainage Works under the Drainage Act has been submitted against the
subject property. This Petition relates to intermittent stream and the ponding up of water in
the northern portion of the property and on abutting land. The engineering consultant that is
reviewing this matter for the City has verbally advised that the Petition should not impact on
the City's ability to consider the subject applications. If the draft plan is approved, it is
anticipated that the detailed engineering will address all surface water movements for the
subject property.
Interface Between Proposed Development and Existing Property
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The interface between the proposed draft plan and the existing residential lots to the west
will have to be appropriately designed so that the existing residential properties are not
physically impacted by the construction activities. This will include addressing matters
such as grading, fencing, drainage and vegetation preservation. These matters will be
addressed in the detailed design of the draft plan.
3.6 Conditions of Draft Approval
While the specifics of the TRCA's conditions of approval for this draft plan are not known
at this time, no formal conditions of approval will be issued by the City until the TRCA's
conditions of approval are received and incorporated into the formal conditions of draft plan
approval. Outstanding matters are technical and should not impact subdivision design.
16 6 Report to Council PD 27-02
Date: May 27,2002
Subject: Draft Plan of Subdivision Application S-P-2001-02
Zoning By-law Amendment Application A 09/01
Page 9
4.0 Applicant's Comments
The applicant has advised that they concur with the recommendations of this report.
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APPEND ICES:
APPENDIX I:
APPENDIX II:
Recommended Conditions of Approval for SP-2001-02
Recommended Conditions of Approval for A 09/01
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Report to Council PD 27-02
Date: May 27, 2002
16'7
Page 10
Subject: Draft Plan of Subdivision Application S-P-2001-02
Zoning By-law Amendment Application A 09/01
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
21.
22.
23.
24.
25.
ATTACHMENTS:
Property Location Map
Applicant's Original Submitted Plan
Applicant's Revised Submitted Plan
Infonnation Report No. 21-01
Minutes of the August 9,2001 Statutory Public Meeting
Resident Comment - Laurie Humphries, 2026 Altona Road
Resident Comment - Jocelyn Barber, 450 Finch Avenue
Resident Comment - Jocelyn Barber, 450 Finch Avenue
Resident Comment - Jocelyn Barber, 450 Finch Avenue
Resident Comment - Jocelyn Barber, 450 Finch Avenue
Resident Comment - Jocelyn Barber, 450 Finch Avenue
Resident Comment - Jocelyn Barber, 450 Finch Avenue
Resident Comment - Jocelyn Barber, 450 Finch Avenue
Resident Comment - Jocelyn Barber, 450 Finch Avenue
Resident Comment - Jocelyn Barber, 450 Finch Avenue
Agency Comment - Hydro One
Agency Comment - Veridian Connections
Agency Comment - Canada Post
Agency Comment - Bell Canada
Agency Comment - Enbridge Consumers Gas
Agency Comment - Durham District School Board
Agency Comment - Durham Catholic School Board
Agency Comment - Ministry of Tourism, Culture and Recreation
Agency Comment - Region of Durham Planning Department
Staff Comment - Municipal Property & Engineering
Prepared By:
Approved 1 Endorsed by:
,~/ff
Ross Pym, MCIP, RP
Principal Planner -' evelopment Review
RP/td/jf
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of Pickering
City Council
168
APPENDIX I TO
REPORT NUMBER PD 27-02
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RECOMMENDED CONDITIONS OF APPROVAL FOR
DRAFT PLANS OF SUBDIVISION SP-2001-02
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RECOMMENDED CONDITIONS OF APPROVAL FOR
DRAFT PLAN OF SUBDIVISION SP-2001-02
169
1.0 GENERAL CONDITIONS
1.1
That this recommendation apply to the draft plan prepared by Land-Pro Engineering
Consultants Inc., revised date of April 10, 2002 (Drawing Number DP-1B), for Draft
Plan of Subdivision Application SP-2001-02 submitted by Land-Pro Engineering
Consultants Inc. on behalf of Rosebank Garden Homes Inc., on lands being Part of
Lots 31, Concession 2, City of Pickering, to permit the development of 45 lots for
detached dwellings, 11 semi-detached lots for 22 semi-detached dwellings, 4 future
detached dwelling blocks, open space block and landscape block.
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2.0 PRIOR TO THE REGISTRATION OF THE PLAN:
2.1.1 That the owners submit a Draft 40M-Plan to be approved by the City
Planning & Development Department that includes the modifications to the plan as
outlined the Planning Report Number PD 06-02.
2.1.2 That the implementing by-law for Zoning By-law Amendment Application A 09/01
become final and binding.
2.3
That the owner enter 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 following:
2.3.1
Storm Drainage
(a)
satisfaction of the Director, Planning & Development Department respecting a
stormwater drainage and management system to service all the lands in the
subdivision, and any provisions regarding easements;
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(b)
satisfaction of the Director, Planning & Development Department for
contributions for down stream stonnwater management works.
2.3.2 Grading Control and Soils
(a) satisfaction of the Director, Planning & Development Department respecting
submission and approval of a grading and control plan;
(b) satisfaction of the Director, Planning and Development Department respecting the
submission and approval of a geotechnical soils analysis.
2.3.3 Road Allowances
(a) satisfaction of the Director, Planning & Development Department respecting
construction of internal roads with curbs, storm sewers, sidewalks and boulevard
designs to maximize ITont yard space without impeding services or the safe operation
of the streets: and,
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(b) that all streets be named to the satisfaction of the City of Pickering.
2.3.4 Sidewalks
(a) that the owner construct a sidewalk along the north side Street 'A' and the south side
of Street 'B' to the satisfaction of the Director, Planning & Development Department.
170
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2.3.5
Construction 1 Installation of City Works & Services
(a) satisfaction of the City respecting arrangements for the provision of all services
required by the City;
(b) satisfaction of the appropriate authorities respecting arrangements for the provision of
underground wiring, street lighting, cable television, natural gas and other similar
services;
( c) that the cost of any relocation, extension, alteration or extraordinary maintenance of
existing services necessitated by this development shall be the responsibility of the
subdivider.
2.3.6 Dedications 1 Transfers 1 Conveyances
(a) the dedication of all road allowances with the proper comer roundings and sight
triangles to the City;
(b) that the owner convey to the City, at no costs:
(i)
Block 77, being a three (3) metre wide landscape block at the rear of lots 52 to
56, both inclusive;
any easements as required; and,
any reserves as required by the City.
(ii)
(iii)
(c) that the subdivider convey any easement to any utility to facilitate the installation of
their services in a location(s) to the satisfaction of the City and the utility.
2.3.7 Construction Management Plan
(a) that the owners make satisfactory 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;
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;
ensurance that the City's Noise By-law will be adhered to and that all
contractors, trades and suppliers are advised ofthis By-law;
the provision of mud and dust control on all roads within and adjacent to the
site;
type and timing of construction fencing;
location of construction trailers.
(ii)
(iii)
(iv)
(v)
(vi)
2.3.8 Development Charges
-
(a) satisfaction of the City financially with respect to the Development Charges Act.
2.3.9 Co-ordinated Development
(a) satisfaction of the City with respect to arrangements necessary to provide for
co-ordination of services and roads with adjacent lands and any phasing of
development that may be required.
- 3 -
171
2.3.10 Fencing
(a) satisfaction of 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;
-
(b) satisfaction of the City with respect to the provision. of a chain link fence o~ wood
privacy fence along the southern perimeter of the subject property were there IS not a
need for a noise attenuation fence;
(c) satisfaction of the City with respect to the provision of noise attenuation fencing as
per a noise report approved by the City of Pickering.
2.3.11 Street Tree Planting
(a) the submission of a street tree planting plan to the satisfaction of the City, such plan
to include plantings in Block 77 of the draft plan.
(b) the subdivision provide the City with a fixed payment, satisfactory to the Director,
Planning & Development for long term maintenance of Block 77.
2.3.12 DesignPlanning
(a) the satisfaction of the Director, Planning & Development Department respecting a
report outlining siting and architectural design objectives for the development, and
the submission of site plans and architectural drawings identifying how each unit
meets the objectives of the report, prior to the issuance of any building permit for the
construction of a residential unit on the lands;
-
(b) the report outlining siting and architectural design objectives for the development
must address building envelopes, house designs, siting, and streetscapes as well as
garage designs, locations, massing, width, and projection from the main dwelling;
(c) the report outlining siting and architectural design objectives for the development
must place special emphasis on the model to be built on lots that have a ftont lot line
at street line, of 10.0 metres or less, and models on these lots will have restrictions on
garage width.
(d) the report outlining siting and architectural design objectives for the development
must address driveway placement and curb cut location on the proposed public road
to ensure adequate room is maintainedl0 accommodate street furniture and boulevard
landscaping;
(e) that the owner satisfy the City respecting the provision of appropriate aesthetic details
and design of all boundary fencing and noise attenuation fencing adjacent to
Rosebank Road.
2.3.13 Noise Attenuation
-
(a) that the owners satisfy the requirements of the Ministry of the Environment regarding
the approval of a noise study recommending noise control features satisfactory to the
Region of Durham, and the City of Pickering.
2.3.14 Engineering Drawings
(a) that the owner satisfy 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, and financially-secure
such works.
172
- 4 -
(b) that the engineering plans be co-ordinated with the architectural design objectives and
further the engineering plans shall co-ordinate the driveway width, street hardware
and street trees in order to ensure that conflicts do not exist, asphalt is minimized and
street trees are accommodated.
2.3.15 Other Approval Agencies
-.
(a) that the subdivider satisfy all the requirements of the Region of Durham;
(b) that the subdivider satisfy all the requirements
Toronto and Region Conservation Authority; and,
of
the
(c) that any approvals which are required from the Region of Durham or the
Toronto and Region Conservation Authority for the development of this plan be
obtained by the subdivider, and upon request written confIrmation be provided to the
City of Pickering as verification of these approvals.
2.3.16 Parkland Dedication
(a) that the subdivider provide to the City cash-in-lieu of parkland dedications, to the
satisfaction of the Director, Planning & Development, in order to satisfy
Section 42(1) of the Planning Act.
-
-
- 4-
173
(b) that the engineering plans be co-ordinated with the architectural design objectives and
further the engineering plans shall co-ordinate the driveway width, street hardware
and street trees in order to ensure that conflicts do not exist, asphalt is minimized and
street trees are accommodated.
2.3.15 Other Approval Agencies
-
(a) that the subdivider satisfy all the requirements of the Region of Durham;
(b) that the subdivider satisfy all the requirements
Toronto and Region Conservation Authority; and,
of
the
(c) that any approvals which are required from the Region of Durham or the
Toronto and Region Conservation Authority for the development of this plan be
obtained by the subdivider, and upon request written confinnation be provided to the
City of Pickering as verification of these approvals. '
2.3.16 Parkland Dedication
(a) that the subdivider provide to the City cash-in-lieu of parkland dedications, to the
satisfaction of the Director, Planning & Development, in order to satisfy
Section 42(1) of the Planning Act.
-
-
174
-
-
-
APPENDIX II TO
REPORT NUMBER PD 27-02
RECOMMENDED CONDITIONS OF APPROVAL FOR
ZONING BY-LAW AMENDMENT APPLICATION A 09/01
1. That the implementing zoning by-law:
(a) permit the establishment of detached dwellings in accordance with the following
prOVlSlons:
(i) minimum lot area of250 square metres;
(ii) minimum lot frontage of9.0 metres;
(iii) minimum front yard depth of 4.5 metres;
(iv) minimum rear yard depth of7.5 metres;
(v) minimum side yard width of 1.2 metres on one side and 0.6 metres on the other side;
(vi) minimum flankage side yard width of2.7 metres;
(vii) maximum building height of 12.0 metres;
(viii) minimum gross floor area of 100 square metres;
(ix) maximum of one dwelling unit per lot;
(x) maximum lot coverage of 48 percent;
(xi) minimum one private garage per lot, any vehicular entrance of which shall be.
located not less than 6.0 metres from the front lot line and not less than 6.0 metres
fTom any side lot line immediately adjoining a street or abutting on a reserve on the
opposite side of which is a street;
(xii) wall containing the main entrance to the dwelling unit, except where a covered and
unenclosed porch or verandah extends a minimum of 1.8 metres fÌom the wall
containing the main entrance to the dwelling unit, no part of no part of any private
garage shall extend more that 3.0 metres beyond the wall containing the main
entrance to the dwelling unit; or where a covered and unenclosed porch or verandah
extends a minimum of 2.0 metres from the wall containing the main entrance to the
dwelling unit and where second story habitable floor space located above the garage
is set back no more than 2.5 metres beyond the vehicular entrance of an attached
private garage, no part of any attached private garage shall extend more than 6.0
metres beyond the wall containing the main entrance to the dwelling unit.
(xiii) uncovered steps and platforms not exceeding 2.0 metres in height shall be permitted
to project a maximum of 1.5 metres into a required rear yard.
(b)
permit the establishment of semi-detached dwellings in accordance with the following
provIsIOns:
(i)
(ii)
(iii)
(iv)
(v)
minimum lot area of 205 square metres;
minimum lot ftontage of 7.5 metres;
minimum front yard depth of 4.5 metres;
minimum rear yard depth of7.5 metres;
minimum side yard width of 1.2 metres on one side and 0.0 metres where dwelling
on adjacent lot is attached;
(vi) minimum flankage side yard width of2.7 metres;
(vii) maximum building height of 12.0 metres;
(viii) minimum gross floor area of 100 square metres;
(ix) maximum of one dwelling unit per lot;
(x) maximum lot coverage of 50 percent;
(xi) minimum one private garage per lot, any vehicular entrance of which shall be
located not less than 6.0 metres from the ftont lot line and not less than 6.0 metres
fÌom any side lot line immediately adjoining a street or abutting on a reserve on the
opposite side of which is a street;
(xii) maximum projection of the garage fÌont entrance fÌom the wall containing the main
entrance to the dwelling unit shall not exceed 2.5 metres in length, whether or not
such garage has a second storey, except where a covered and unenclosed porch or
verandah 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;
(xiii) uncovered steps and platforms not exceeding 2.0 metres in height shall be permitted
to project a maximum of 1.5 metres into a required rear yard.
"
ATTACHMENT I. -.:1.' YO
REPORT, PO ?ì - ()'2-
175
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City of Pickering
PROPERlY DESCRIPTION PART OF LOT 31, CONCESSION 2
OWNER IRIS ELEANOR HOLMES
APPLICATION No. SP-2001-02¡ A 09/01
FOR DEPARTMENT US~ ONLY PN-14
Planning & Development Department
DATE JUN 25, 2001
SCALE 1 :7500
DRAWN BY
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CHECKED BY TB
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APK 1 9 2001
CITY c¡::: ¡:)¡CK~RING
PLANNING AND
DEVELOFMENTD~~A~TMeNT ,
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EXISTING
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AU. OItÆHSlONS ARE IN IA€1RES.
AU. El£VAl1ON$ REF£R TO GtODET1C OA1UM.
AU. EXIStING 8\JiW1NGS TO BE OEUaJSH£O.
ADDITIONAL INF'ORt.AA"I10N RF:OUIRrn UNDER
SECll0N 50(2) OF 11-!E PLANNING ACT
Co THIS REPRESEHTS TIIf: APPUC-'Hrs EN11R£ HOtJ)INÇ
or UNOEVEI.OPED IN'O IN THIS VICINITY.
H. IoOl/NtOPAI. "'PEl! WAnR ro I£ PROVIO£o.
I. SANOy SILT SOIL.
.. t.lUMClPAl. SAHlTAR'Y do: STORM SE>IERS TO BE
PRO'<IOEÐ.
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C.PR. LANDS
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ORAfT PLAN OF
PROPOSED SUeOI'.1S\ON
PART OF LOT 031, CONCESSION 2
FORI.IERL Y IN 11-!E TO'M'fSHIP OF' PICKERING,
COUNTY OF' ONTARIO
NOW IN 11-!E
OTY OF PICKERING
REGIONAL MUNIOPÞ.UTY OF OURHAM
SUR'ÆYOR'S CFRTlF1CA IT
I HEREBY CERWY 1I<AT Tl'E BOUNDARIES CJF THE '-"NO TO Sf:
SUBDII/IDED AS SHOWN ON 1I<IS PlAN, ANO THEIR RElATIONSHIP TO
THE ADJACtNT '-"NOS ARE ACCUAA1U.Y ANO CORRECTLY SHOWN.
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CERAIJ) G. HICKSON, O.L5.
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Duy Month
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O'M'fER'S AU11-!ORIZATION
1/'11£. HARKIRAN BOI'ARAI (IN TRUST rOR RosœANK GARDEN HOIoIES INC.)
BÐNG 1I<E OWNER(S) Tl'RO!JGH SAL£ PURCHAS£ AGREEMENT 'MTH THE
PRESENT REClSm<ED QWNER(S) or THE SUBJECT v.NOS. HEREI!Y
AUTHORIZE LAND-PRO ENGINEERING CONSULTANTS INC. TO
PREPARE ANO SUBMIT A DRAFT PlAN OF SUBDt"SlON rOR APPROVAL
t41 . t"" I ) I
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5'<¡"ut, t)ay ,M....III Y....
CONI>nOlls FOR E1LC¡"""'" ""'",",AnOll "'AltSF£1'
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.\ HYDRO CORRIDOR \.-.--.--/ ~ ",ft
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"..",,'
YORK-DURHAM SYSTEM CORRIDOR
3.9S7 Ho
0.5S5 Ho
0.C85 Ho
0.074 Ho
30242 Ho
0.838 Ho
0,004 Ho
1.115 Ho
11.591 Ho
0.465 Ho
REVISIONS
\JHAI1HoRt2m USE aI REIŒ Œ T1IS alA- IS NOr f'æm;D.
c"......-.'.-.""-.--""'.'-..'.'.'.-..--" i \-.-.-...-.......-.. .
....,.".. .,
-'F
CITY OF PIC!<ERING
""CO""... .U""""UTY OF DIIRHA.
A I A I À
15 ~ 1'" ~ ~~ ~I 12
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ROSEeANK GARDEN
2030 Rosœ- .a""
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DRAFT PLAN
0.042 Ho
0.109 Ha
0.074 Ho
LAND-PRO
ENGINEERING CONSULTANTS "'C.
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EXlsnNG BUIlJJtNG
UNIT COUNT
eat:iWI
STANDARD D£TACHED UNflS (11m LO"TS) (AI
STANDARD DETACHED \JN1TS (10m LOTS) (8)
STANDARD SEIM-OETACIIED UNITS (9 LO"TS) (C)
SUBroTAL
AREA TABLE
roTA!. AREA
OPEN SPACE (\llDUl'E CORRlOOR)
I.AHOSCJoPED AREA TOWARDS PARK
ROAD WICENING
DE\Ð.OPAIIlf AREA
PUaUC ROAD AIJ.OWANCt
O,Jm RESER\'E
STANDARD DETACHED UNITS (11m LOTS) (A)
STANDARD DETACII£D UNITS (10m LOTS) (8)
STANDARD SEIII-ŒTACHED IJNflS (C) .
FUTURE D£TACHED UNIT (11m LOT) (A)
FUTURE D£TACHED UNI"TS (10m LOTS) (8)
FUroRE DE'Æl.OP!.IEHT BLOCKS
('M1H ADJACENT '-"'OS)
(8LOO<S 4$. 45)
(LOTS 1 t. 29)
(LOTS ~ ,. ~ )
(lOTS ;SO '0 32. ~1 10 !SII)
(8LQCK 50)
(BLoexs ~9. 51. 42)
(SLOO<S 57. $8, 53)
(BLOO< $7)
(I!LOCK sa)
'2:9
18
15
55
fJJJ1IBf;
RJT\JRf: O£TACHED UNIT (11m LOT) (A)
FU11JRE D£TACHED UNITS (1em COTS) (8)
SUBTOTAL
TOTAL
59
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ALl OIMENSIONS ARE IN MElRES.
ALl ElEVATIONS REFER TO GEOOE11C OAiUM.
ALl EXISTING BlJILOINGS TO BE DEMOlISHED.
ADDIllONAL INFORMATION REQUIRED UNDER
SECTION 50(2) OF THE PLANNING ACT
c. THIS REPRESENTS THE APPUCAN1'5 ENTIRE HOLDING
OF' UNDE\'El.Œ'EC LAND IN THIS \1C1N1TY.
H. MUNlQPAL PIPED WAJER TO BE PRC\IIDEC.
I. SANOY SILT SOIL.
K. MUNIQPAL SANITARY ðt STORM SEWERS TO BE
PRO\1CED.
UNIT COUNT
EI!ESEIiI
STANDARD DETACliEC UIOTS (11m LOTS) (A)
STANDARD OETACliED UIOTS (10m LOTS) (B)
STANDARO SEMI-OETACHED UNITS (11 LOTS) (C)
SUBTOTAL
EIIII!BE.
FUiURE DETACHED UNIT (11m LOT) (A)
FUiURE DETACHED UNITS (10m LOTS) (B)
SUBTOTAL
)
)
INFORMATION COMPILED FROM APPLICANTS SUBMITTED PLAN
ROSEBANK GARDEN HOMES
SP-2001-02
STAFF RECOMMENDED PLAN
IG
28
22
67
2.
2.
+
TOTAL
71
AREA TABLE
TOTAL AREA
OPEN SPACE (\IILDUFE CORRIDOR)
LANOSCAPED AREA TOWARDS PARK
ROAD ""CENlNG
OEVELOPABLE AREA
PUBUC ROAD ALlOWANCE
o.3m RESERVE
STANDARD OETACHED UNITS (11m LOTS) (A)
STANDARD DETACHED UNITS (10m LOTS) (B)
STANOARD SEMl-OETACHED UNITS (C)
FU1URE DETACliED UNITS (11m LOTS) (A)
FUiURE DETACHED UNITS (10m LOTS) (B)
FUlURE CE'lELOI'MENT BLOC!<S
(\11TH ADJACENT LANCS)
FU1URE LOTS OR FUiURE R.o.W.
(BLOCK 78)
(BLOCK 77)
(BLOC!< 78)
(BLOCKS 73, 74.)
(LOTS 1 t. IG)
(LOTS 2.0 t. SO. :34 t. 48)
(LOTS SI t. :5J, +9 t. 56)
(BLOCKS 57. ~ sa. 60. 61)
(BLOCKS lIS, 68, 67, 68, 69)
(BLOCKS 62., f!J, 6+, 75)
(BLOCKS 70. 71. 72.)
3,957 H.
0.556 Ha
0.02+ Ha
0.07+ Ha
J.3O1 Ha
0.802. Ha
0.00J Ha
0.761 Ha
0.689 Ha
0.591 Ha
0.081 Ha
0.071 Ha
0.07+ Ha
0.009 Ha
EXISTING
RESIDENTIAL
EXISTING
RESIDENTIAL
C.P.R. LANDS
--
----------
YORK-DURHAM SYSTEM CORRIDOR
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17 I 1: } A 1 A 1 Al
15 14
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HYDRO CORRIDOR BLOCK 77
_u- BOJNOARY OF SUBDI\1S1ON
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THIS MAP WAS PRODUCED BY THE: CITY OF PICKÐ?ING
PlANNING <k DEVELOPM£NT DEPARlIoIENT;
INFORMATION &- SUPPORT SERVICES.
MAY 31, 2002.
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ATTACHMENT¡! 1-1 TO
REPORT # PO 21- O,,? .
179
-
INFORMATION REPORT NO. 21-01
FOR PUBLIC INFORMATION MEETING OF
AUGUST 9, 2001
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 .
SUBJECT:
Draft Plan of Subdivision SP-2001-02
. .
Zoning By-law Amendment Applicåtion A 09/01
Rosebank Garden Homes Inc. on behalf of Iris Eleanor Hohnes
Part of Lot 31, Concession 2
2030 RosebankRoad. .
(West side of Rose bank Road, north of Finch Avenue)
City of Pickering
PROPERTY LOCATION AND DESCRIPTION
1.0
- the subject lands are located on the west side of Rosebank Road, north of Finch
Avenue;
a property location map is provided for reference (see Attachment # 1);
- the subject property is used as a farm and horse ranch containing one detached
dwelling unit and a barn; the northeast comer of the property is wooded; .
Surrounding land uses are: .
north York-Durham sewer corridor and CPR rail line
south Hydro corridor; and a detached dwelling
east on opposite side of Rosebank Road are vacant lands and wooded
ar(fas; .
existing residential dwelling on a large lot;
--
west
2.0
APPLICANT'S PROPOSAL
- Rosebank Garden Homes Inc. on behalf of the owner, have submitted an appijcation
. for approval of a draft plan of subdivision and an application' to amend the zoning
by-law in order to implement the proposed draft plan;
. - the applicant's proposed subdivision plan is provided. for reference (see
Attachment #2);
- the draft plan proposes the creation of two new municipal sti-eets, one extending west
. from Rosebank Road and the other in,tersecting with the new road and extending
southwest;
- the Intent is that the two proposed roads will be extended westerly when development
is proposed 'on the abutting lands; however, the two roads are' proposed to be
temporarily tenninated in cul-de-sacs; .
- the following chart outlines the proposed development detail:
-
Details of tlte Draft Plait
Total area of draft plan .
Area proposed for residential development
Open space blocks .
Number of single detached dwelling lots
Number of semi-detached building lots
Number of semi-detached dwelling units
Total dwelling units
Single detached dwelling Jot frontage
Semi-detached building lot frontage
3.957 hectares
. 2.326 hectar~s
- 0.641 hectares
- 51
- 9
- 18
69 .
- 11 metre frontage.= 30 lots
10 metre frontage = 21 lots
- 15 metre frontage = 9 lots
fuformation Report No. 21-01
II 11 ACHMENT #. t:J;e TO
REPORT # PO "4-1 - q2.
Page 2
180
- the draft plan also proposes several blocks intended to be developed with adjacent
lands to the west; .
included in the draft plan is an open space block along the northern portion of the
draft plan labelled as "wildlife conidor"; . .
the, applicant proposes a landscaped open space block between the residential lots and
the hydro corridor on the south side of the draft plan; e .
the draft plan design proposes reverse lot ftontage for lots abuttìng Rosebank Road.
-
3.0
O~CULPLANANDZOMNG
3.1
Durham Regional Official Plan
designates the subject lands as Living Area, where development is' ìntended to be
predonúTIantly for housing purposes; .
in the vicinity of the subject property lands are designated as Open Space Linkages
which recognizes an east-west ecological linkage known as the Rouge-Duffin
Corridor;
- the proposal appears to confonn to these¡ de¡signations;
3.2
Pickedn~ Official Plan
-
designates the' subject lands .as. Urban Residential Area - Low Deltsity Area and
Open'Space - Natural Area;
- pennissible uses .within the . Urban Residential Area ~ Low Density Area designation
Include residential uses, including both single detached dwellings units and semi-
detached dwelling units; .
the' Plan establishes a density range¡ for residential development within this
designation of up to and including 30 1illits per net hectare; .
the proposed development would provide a net site density of approximately
29.6 units per hectare (based on the potential 69 lots being. developed on
approximately 2.326 hectares ofland); .'
the lands that are designated Open Spacè - Natural Area represent land in the .
northern portion of the draft plan that are 'within and abut the Rouge-Duffins Wildlife
Corridor;
- through the settlement of an appeal to the Pickering Official Plan) it has been
detennined that the bounilluy of the Open Space - Natural. Area designation,
coincides with the north property limit with the exception of the north-east' comer
which is designated Open Space - Natural Area; any additional lands required for
buffer or edge management will be detennined through the review of the required
Environmental ~eport; .
- permissible uses within land designated Open Space - Natural Area include
conservation, environmental protection, restoration and passive recreation;
Schedule n of the Pickering Official Plan - Transportation Systems designates
Rosebank Road where it abuts the draft plan as a Local Road;
the proposed new public streets serving the proposed development would function as
Local Roads; .
Schedule III of the Pickering Official Plan - Resource Manage11Jent designates the
north-east comer of the subject property, and lands north, east and south of the
subject property as Rouge-Duffin$ Wildlife Corridor;
Section 10.17 of the Official Plan clarifies .that the boundary of the Rouge-Duffins
Wildlife Corridor coincides with the boundary of the Open Space - Natural Areas
designation; tills section of the plan also requires an Enviromnental Report to ad4ress
setbacks, buffers, edge management and storm water; .
the draft plan is within the Rouge Park Neighbourhood and a Detailed Review Area,
for which Council has adopted the Rouge Park Neighbourhood Development
Guidelines;
the proposed street that intersects. with Rosebank Road is general shown on the Rouge
Park Neighbourhood plan.
- in accordance with Official Plan policies~ an environmental report has been
submitted; :
- the subject applications will be assessed against the policies and proVisions of the
Pickering Officia! Plan duri~g the, further processing o~ the applications.
-
ATTACHMENT # J-/ TO
REPORT # PD. 21- 02
18.1
Infonnation Report No. 21-01
Page 3
3.3
-
4.1
4.2
-
4.3
'-
ZonÌll2 By-law 3036. as amended
the subject lands are' currently zoned "A" '- Rural Agricultui'e Zone, by
Zoning By-law 3036, as amended;
the existing zoning permits a range of agricultural uses, one detached dwelling, some
recreational and cormnunity institutional uses, and selepted ágricultur~l commercial
uses; ,
an amendment to the zoning by-law is required to ~ow the develoþ'ment of the
proposed draft plan of subdivision. '¡
4.0
RESULTS OF CmCULATION (See Attachments ~3 to #10)
Resident Comments
no resident comments have been received to-date.
A~ency Comments
Veridian Connections. - háS no objection .to thy proposed. development and request~ a
copy of first submission civil design plans so they can complete a prelimiIl,ffiY design and
estimate (see Attachment #3); ,
Canada Post - requests conditions of draft approval regarding the location 811d
installation of a temporary and pennanent Community Mailbox, and required sidewalk,
boulevard and curb works serving the mailbox (see Attachment #4);
Bell Canada - requests conditions of draft approval be imposed on their behalf
addressiùg the location and installation ofundergroUQ.d servicing (see Attachment #5);
Enbridge Consumers Gas - requests conditions of draft approval be imposed on their
behalf addressing utility distribution plans and the installation of gas lines (see
Attachment #6); ,
No Objections or. Concerns: - Dw-ham District School Bom"d; Ministry of Tourism,
Culture and Recreation; Hydro One Networks Inc.; and D~ham Catholic District School
Board (see Attachments #7 to #10 respectively).
Staff Comments
in reviewing the application to-date, the following matters have been identified by
staff for further review and consideration:
. ensuring' that the proposed development is compatible with, and sensitive to,
sulTounding lands;
. ensuring that the proposed street, lotting, pattem and dwelling designs maintain a
high quality residential streetscape;
. reviewing supporting technical submissions and reports to ensure that adequate
information is provided, that technical requirements are met and that the proposed
subdivision design does not impact on the ability of abutting propeJ;ties to develop
in an appropriate fashion; . " '
, . . reviewing the appropriateness of ~e reverse lot. ITontage proposed along
Rosebank Road; and,
. some of the woodlot in the north-east comer of the subject lands w~s lost .due to
filling, prior to Rosebank Garden Homes being involved with the property;
preliminary discussion with the applicant and their enviromnental consultant
concluded an emphasis on enhancing east-west ecological corridòr functions
along Jhe .north property limits was preferable to restoration of the comer wood
lot; further reviewing the submitted Environmental Study, details of the planting
plan, and consultation with TRCA is required on this matter;
¡t\nf.\(;HIIJIENTI~ l-J TO,
, REPORT # po......1-.J~' 02
Page 4
~"~
1.,.. t:
fuforma!ion Report No. 21-01
5.0
--
6.0
6.1
-
-
further issues may be identified following receipt and review of comments ftom the
circulated departments, agencies and public.
PROÐEDURALINFORMATION
I,
. written co11111ients regarding this proposal should be directed to the
Planning & Development Department; . .
oral comments may be made at the Public hûormation Meeting; ,
all comments received will be noted and used as input in a Planning Report prepared
by the Planning l)L Development Department for a subsequent meeting of Council 9r a
'Committee of Council;
if yòu 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 you wish to reserve the option to appeal Council's decision of the proposed zoning
by-law amendment application, or the Region of Durham's dqcision on the draft plan
of subdivision, you must provide comments to the City before Council adopts any
by-law or before the Region of Durham issues it's notice of decision for tills proposal.
OTHER INFORMATION
Appendix I
list of neighbow-hood re~idents, connnumty ass~ciations, agencies and City
Departments that have commented on the applications at the time of writing this
report.
6.2
Information Received
full scale copies of the Applic~t's submitted plan are available for viewing at the
offices of the City of Pickering Planning & Development Department;
the City of Pickering is In receipt of the listed. reports, which contains technical
infonnation and recommendations on the proposed s~bdivisión:,
. Environmental Site Assessment, Phase 1 and 2, prepared by Soil-Eng Limited,
dated November 2000;
. A Soil Investigation for proposed Residential Subdivision, prepared by Soil-Bng
Limited, dated January 2001;
. Municipal Servicing Feasibility Report, prepared by Land-Pro Consultants mc.
dated April 4, 2001; ,
. Rosebank Archaeological Assessment, prepared by A. M. Archaeological
Associates, and dated December 2000; ,
. Railway Vibration Measurements - Proposed Residential Subdivision, Rosebank
Garden, prepared by SS Wilson Associates Consulting Engineers, dated April 16,
2001;
" Detail Noise Control Study - Proposed Residential Subdivision, Rosebank
Garden, prepared by SSWilson Associates Consulting Engineers, dated April 16,
2001; and, . . '
. Environmental Study Rosebank/Finch Development-City of Pickering, prepared
by Gartner Lee Limited, dated May 2001. . '
the need for updated infonnation and/or addendums to these reports will be
detennined through the review of the applicant's CUITent proposal.
,,'
InfonnationReport No. 21-01
Ja~~
6.3
Company Principal
- the curi"erit property owner, h~is Eleanor Homes, has enter into an agreement of
purchase and sale with Rosebank Garden Homes Inc. whose principle is
Harkiran Boparai. .
-
~~p~
Ross Pym, MCIP, RPP
Plincipal Planner - Development Review
.~/~
'þ!~Lynda Taylor, MCIP, RPP .
V' Manager, Current Op~rations
RP/jf
Copy: Director, Plarming & Development Department.
.-'
-
f\ .""""~"
(, ',J
184
Excerpts fÌ"om Statutory Public Information Meeting Minutes
of
Thursday, 1\ugust9, 2001
-
STATUTORY PUBLIC INFORMATION MEETING MINUTES
The Manager, Policy Division, provided an overview ofthe requirements ofthe Planning
Act and the Ontario Municipal Board respecting this meeting and matters under
consideration there at.
(II)
DRAFT PLAN OF SUBDIVISION APPLICATION SP-2001-02
ZONING BY-LAW AMENDMENT APPLICATION A 09/01
ROSEBANK GARDEN HOMES INC.
ON BEHALF OF IRIS ELEANOR HOLMES
PART OF LOT 31, CONCESSION 2
2030 ROSEBANK ROAD (WEST SIDE OF ROSEBANK ROAD,
NORTH OF FINCH AVENUE)
-
1.
R Pym, Principal Planner, provided an explanation of the application, as outlined
in Information Report #21-01.
2.
Amit Gupta, representing the applicant, stated that several studies have been
conducted respecting this application and that he believes the plan conforms to the
City's current and future plans. Mr. Gupta also advised that D. Fraser, Gartner
Lee Limited, was also present to provide information if required.
-
3. Jocelyn Barber, 450 Finch 1\venue, advised that she had submitted a letter, dated
July 29, 2001, detailing her concerns. 1\s the letter had not been included in the
1\genda, Ms. Barber read her letter aloud and provided additional comments. Ms.
Barber requested staff to include, in our notice to residents, the date on which the
reports 1 agenda will be printed. Ms. Barber stated that this development would
severely limit her ability to sell her property and that this property has had a tragic
planning history. Ms. Barber commented on the following issues:
. Lotting pattern and servicing pattern as proposed - were based on an
arbitrary land assembly
. Timing - advised that she may have submitted an application also, but that
Staff had assured her that no development would be done for 10 years.
. Road running through her house - advised she had a road running through
her house from 1980 to 1998, had the road removed, and now this
development would put another road through her house.
. Servicing - should be done only from Rosebank. '
. Fill - fill has been dumped on this property since 1993 with the last load
being dumped in 1999. Does anyone know where it came ftom? If fill
has to be removed for this development where will it go? She does not
want to be associated with a "filled property".
. YorkJDurham sewer vent - believes that the vent is temporarily closed and
questioned if there was a policy at the Region to allow this. Also
questioned when it will be Ie-opened.
-
-
-
,wrTACHMENT #<o.,"~,~J,c~=~.JO
¡¡I PO ,"",/GJ"-~Q,?:";",-,,",,~,,,,
185
- 2 -
. Open space :...- is actually a water stream in the spring, which flows down
Rosebank Road and is heavy arid fast for about a week. Dumping the fill
has not changed the flow as they had planned. This application shows 13
lots on the stream's course and the plans do not show any watercourse.
. Well and cistern - the development will interfere with her well and she
requested that the Developers pay for hookup to Municipal water and for
disconnecting her well. . She advised that she would provide two cost
estimates.
. Fence - will be damaged with development and requested that they
preserve it.
. Trees - requested that they be preserved and if any are damaged they
should be removed.
. Elevation - questioned the elevation of the property now and what it will
end up being. Requested a new elevation map be prepared.
. Dust - requested daily watering
. Suggested Staff include servicing information in the report, as it is
important to residents.
. Requested the Developer to respond to the following:
i. The area of the draft plan doesn't add up to what is proposed in the
report.
ii. When did you approach Pickering Planning Department regarding
this development?
iii. Is Rosebank Garden Homes Inc. an established company?
. iv. The contour lines on the plan are old. Are they relevant to the
development? What is the present elevation?
v. Will servicing routes come from Finch?
vi. Details regarding roads A and B
vii. North Finch properties need better road alignment for the smaller
properties .
viii. Did Ontario Hydro get a copy of the map? Why was there no
mention of an intermittent watercourse? .
Ms. Barber commented that these meetings should not be held during the summer
when people are on vacation. .'
4.
Jackie Sharp, 323 Finch Ave., stated that she concurs with Ms. Barber's
comments and concerns and thanked Ms. Barber for her presentation.
5.
Colin O'Handley, 2640 Altona Road, advised that. he is involved in the
agricultural preserve of th1s area and questioned if the development will impinge
on the wildlife corridor. He also sought clarification on how strict the Official
Plan is regarding the corridor policy.
6.
Michael Bartley, 425 3rd Concession Road, enquired if there were any plans to
upgrade Rosebank Road given'the anticipated increase in traffic (eg. Road, stop
signs, lights, etc.) .
7.
Councillor Brenner requested that further discussions regarding tills item take
place between Staff, the applicant, and area residents immediately following this
meeting. . .
ArT ACHMENT # ~~~~ TO
REPORT # PD~.-
186
-
Mr. Neil Catton
Director of Pla111ling and Development
Pickering City Hall
Pickering, ON
RECEIVED
AUli 0 9 2001
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
Laurie Humphries
2026 AltoM Road
Pickering, ON
LtV 2P9
August 8, 2001
Re:
Draft Plan of Subdivision SP-2001..o2
Zoning By-law Amendment Application A 09/01
Rosebank Garden Homes Inc. on behalf of Iris Eleanor Holmes
Part of Lot 31, Concession 2
2030 Rosebank Road
(West side of Rosebank Road, North of Finch Avenue)
-
Dear sir,
Unfortunately, due to a prior commitment arranged for tomOttOW night I will not be able to attend
Thursday's meeting; I had intended to appear at this meeting (August 9, 2001) but I had written it
down as the 8th. As it is, I have already had to renege on my previous commitment to help my sister
move, that is how important this issue is to me, and I arranged. instead to help her set up and unpack
on the ninth. Imagine my dismay when upon requesting the documents fur application SP2001-05,
I discovered that the meeting is on Thursday night! At this point I realized that I would need to take
today to review the literature. and write a letter oudiningmy objections: La and behold, I then .
discovered on the agenda the above stated application. UnfOrtunately, this has not left me with any
additional time to obtain the necessary proposal. However, let me state that my objections stated in
my previous letter for application SP 2001-05 are ditto fur this application as well. Upon reviewing
the proposal I will be able to make specific and relevant comments, but failing dUlt, I wish to assert
my concern for the maintenance of the Rouge- Duffins Wildlife Corridor and I can only hope that
any plans submitted have respected the concept of a village. If there appears to be any concern
regarding either of these considerations, you can expect my support. I would also like to add that
sÍ1lce I have notseen any signage with respectto this application I was completely unaware of the
proposal. Therefor, please advise me of any future meetings or decisions regarding this matter. I
reserve the right to appeal Council's decisíon :reg.u:ding the above stdted zoning by-law application.
-
~
Laurie Humphries
c.c Ross Pym
18~7
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, AUG 1 6200 '( ~
L ¡I
i CiTY OF PICKERING ~
~ ,!J!Ev¡"L:M~~J1:'tgtJÁ~TM!tNT. ~
Planning Department, -~-----,----------~
City Mayor, Regional Councillors, City Councillors,
Pickering Civic Complex,
One The Esplanade,
Pickering L1V 6K7
m
450 Finch Avenue,
Pickering L1V 1H8
August 16, 2001
Dear Sirs,
Re: Draft Plan of Subdivision Application SP2001-02
Zoning Bylaw Amendment Application A 09/01
Rosebank Garden Homes Inc.
August 9 Meeting: J. Barber's Questions to the
Applicant and further comments.
-
We adjourned to a committee room. Question 1 concerned the acreage
of the development and it was explained to me that roads were not
included in the development area; curious.
-
Question 2 concerned the applicant's date of contact with the Planning
Department and the ten-year waiting period and the relevance of the
status of the Provincial properties. Mr. Gupta first contacted the
City in August/September of 2000, dealt with Jeff McKnkight, was
not in£ormed of ANY WAITING PERIOD arid was not given information on
the issue of the Provincial properties. Miss Rose denied she
had stipulated a waiting period but I have noW contacted other residents
who remember her verbal warnings. It is relevant to note that no
properties were put on the market at the conclusion of the OMB mediation~
It is also relevant to note that the owner of the Rosebank Road
property would not have sold at that low price if she had been aware that
development was imminent. The City of Pickering represents its
residents both in its councillor structure and its staff structure.
Why do we have the residents being given a negative message by staff
members and total strangers from Brampton and Mississauga being given
positive encouragement? This is wrong. This is very wrong. Some
remediation has to be attempted. Miss Rose then informed the residents
present that the City had received a letter from Ontario Realty Corporation
IN JULY/AUGUST 2000 saying there was no programme to sell lands in this
neighbourhood. Although the north Finch properties are joined to the
Provincial properties in an arbitrary Land Assembly, lotting and
servicing concept THERE HAD,BEEN NO ATTEMPT TO CONTACT THE RESIDENTS
WITH THIS INFORMATION- IN EITHER 2000 or 2001. This is wrong.
I introduced the topic of the surveying of the Provincial properties,
their preparation for sale and their appraisal - the land value based
on the notorious Swan property- sale.
'--
Question 2A concerned the lack of financial history and development
record of "Rosebank Garden Homes". Residents expressed an interest
in seeing previous developments. Built evidence of previous activity
seemed to be non-existent. Mr. Gupta explained that it was a private
limited company whose principals develop "under different names".
On the insistence of residents he will send "something" to the Planning
Dept.
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197
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page 2
Question 3 concerned the contour iines on the Subdivision Application -
Attachment 2 to the Infrornation Report. I know that the contour lines
are required to be of EXISTING CONDITIONS. A quick survey of the
supporting documentation show photographs of banks of fill not even
bulldozed to contour. Why would the Planning Dept. accept false
information? Mr. Gupta said a new contour map will be available.
May I see it?
Question 4 concerned servicing roùtes and Finch Avenue.
not discussed.
It was
-
Question 5 concerned the extensions of Roads A & B onto the properties
of Barber, Linton and Smith. Linton and Smith were not even
informed of the application nor of the meeting though the Council-approved
concept shows these roads on their propertieJA,e.... I am sure that
they would be required to be notified; they~lumped together in
this Land Assembly. If the Planninf1 Dept has changed thc:t",i9~t
should not the residents be informed? I am particularlY}Èecause
Mr. Gupta's application shows a Road C going through my house: that
particular document was not included in the Information Report.
I feel we need a pice of paper showing the extension of these roads.
Can we have one?
Question 6 concerned the extension over the OH property of an alternate
stormwater management route. Mr. Gupta said we were in a preliminary
round only - this was for later.
Question 7 concerned the intermittent watercourse in the northeast section
of the property.. No mention of stream in Dillon Environmental
Report. No stream on map. 13 lots on streambed. Berms to prevent
stream flowin~ onto property. Mr. Gupta said that the berms were
for the railway. I had not at this time r~ad the Gartner Lee
report.
ISSUES NOT DEALT WITH
---------------------
FILL.. .FILL.. .FILL
VENT OF SEWER
WELL AT 450 FINCH
FENCE BETWEEN BARBER AND HOLMES
TREE PRESERVATION POLICY FOR PROPERTY BOUNDARY
DUST DURING CONSTRUCTION
EXCESSIVE FILL PRODUCES NEED FOR EXCESSIVE COMPACTION
VIBRATIONS AFFECT SLAB FOUNDATION (BARN) OR STONE
STORMWATER MANAGEMENT AND WATERSHEDS .
WILL
FOUNDATION (HOUSE)?
-
198
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An AGHMENT # ~,,=.eL..=..,~ TO
REPORT Ii PD"""M"2]..:,Q;;..:..,-~~--"."
page 3
Comments on "Environmental Study Rosebank/Finch Development"
by Brian Henshaw, Gartner-Lee, May 2001
I enclose a copy of Figure 1 from Mr. Henshaw's report.
~'c
I have lived at 450 Finch Avenue since August 1959.
known the Rosebank Road property since that time.
I am not a hydrogeologist. Neither is Mr. Henshaw;
self-educated.
I have
he is
~':
The utility area north of my property has been much engineered
and altered. It never ever could be called a natural area.
Sand and gravel were mined there for the construction of the
two original railways; much of the depressions this created
became ponds but have now grown in. The CP railline used
to run in a cut through a northern section of the Lake Iroquois
Bluff and a southern section; the southern section was used
for roadworks on Altona Road in the late 60's. CP have
brought in mining "spoil" from northern Ontario to rebuild
and change the foundation of their track. The York-Durham
Sewer was a deep excavation in the ~O's; no topsoil was re-
served. The Cherrywood reservoir involved much dewatering
and removal of part of the east bluff.
Throughout a~l this activity each spring water has flowed south
from the Bluff, under the CP, across the Sewer lands and
onto the Holmes property about midway on the north property
line; the water ran through a wooded area of 2.2 acres that
finished just north of tþe present driveway.
""-'t'o t-\-~h.G\M> Nt-'fe.v W"';I.-tA:h'ol-\.c; ~ wcdw t..Dv..v~ .
As it crosses the Sewer lands the stream has a well-defined stream
bed- rocks, pebbles, gravel, no vegetation.' Mr. Hensha~v must have ~
seen the stream bed - it is in a defile on the walking path;
one bas to ~~lk over the stream bed to ßrogress east or west.
Mr. Henshaw mentions the walking trail on page ll~ last two lines.
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I have not previously seen "ponded water" outlining the site
on the north and east boundaries Presumably the path of the
watercourse is now blocked by th,e fill on 2030 Rosebank Road.
~':
The western edge of the north shape of "ponded >vater" is
close to my property. There is nothing to confine the ponding
~o the boundaries of 2030 Rosebank Road. Mr. Henshaw suggests
leaving the ponded water on north as habitat for amphibians.
I disagree, Previous conditions must be restored. I don't
think Mr. Henshaw realises the quantity of water generated.
Yours truly. ~
¿~~
Jocelyn Barber
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FIGUR'E
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HAND AUGER HOLE LOCKfIONS
Gartner
lee
Scale 1:2,380
Proposed Rosebank 1 Finch Development
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Projeèt 20-422
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200
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In accordance with REGULATION 274
FORM 3
Drainage Act
P~TITION FOR DRAINAGE WORKS
I. being an owner- as shown bv the last revised assessment roll.
of lands in the Second Concession of the Citv of Pickering.
-
reauiring the restoration
\
maintenance
repair
of a drainage works on adjoining DrODertv
herebv Det it ion th at the area more .Dart icularl v des cribed as follows:
2030 Rosebank Road
Can II S Pt Lot gl 10.28 acres
Dlus I metre of fill
Road allowance north of east-west culvert
Rosebank Roa(i.
Easement for York-Durham 'sewer/c.? ~
mav he drained bv means of restoration
maintenance
reDair
of a drainage works - a natural intermittent
partially blocked.
watercour!.e now
'-,-
Signature of Petitioner
~~
Part
.5
Lot
31
Con
. J-:.
Municipality
P(~
Petition filed this 10th day of Septe~ber. 2001
-
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Clerk
Please see Explanatory Notes and Exhibits attached
201
-
Eì</tttS IT
2.
accordance with REGULATION 274
FORM 1
Drainage Act
REOUISITION FOR DRAINAGE WORKS
To Mr.Bruce TaYlor
Clerk of the City Og Pickering
I am the owner of the following land:
-
430 - 450 Finch Avenue
Con II. S Pt Lot 31 with ROW
Roll No. 030 020 11200 0000
5.18 acres
and I require. the restorition
maintenance
repair
of a drainage works. and the following
will be affected:
lands and roads
2030 Rosebank Road
Con II S Pt Lot 31
Iris Holmes
Road allowance north of east/west culvert
Rosebank Road
City of Pickering.
Eas emen t for York=Durham Sewer / c. p R..a.:1.\
Region of Durham
and I request that an engineer be appointed by the Council 6f the
municipality an~ that the engineer appoint a time and place at
which he or she will attend and examine the area in order to
make a report
-
Dated this 10th day of September. 2001
Signature of Petitioner
~~
Part
8
Lot
"£,\
Con.
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M~~icipality
1;( ciiv ~
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Please see Explanatory Notes and Exhibits attached.
2n. j')
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3
EXPLANATORY NOTES FOR:
REQUISITION FOR DRAINAGE WORKS
PETITION FOR DRAINAGE WORKS
DRAINAGE ACT:
DEFINITIONS
"drainage worl\.s" includes a drain constructed by any means. includin~
the improving of a natural watercourse. and includes wOTks necessary
to regulate the water table or water level within or on any lands
or to regulate the level of the waters of a drain. reservoir. lake
or pond. and includes a dam. embankment. wall. protective works
9r any combination thereof.
""maintenance" .means the preservation of a drainage t.orks
"repair" means the restoration of a drainage works
-
~injuring liabilitv" meanA the Dart of the cost of the construction,
improvement( maintenance or repair of a drainage works reQuired
to relieve the owners of anv land or road from liahilitv for iniurv
caused bv water artificiallY made to f16w from such land or road
upon any other land or road .
e-a-Ysed
LAKES AND RIVERS IMPROVEMENT ACT:
DEFINITIONS
"dam" means a dam or other work. forwarding. holding back or
diverting water
"I a k e\1 in c 1 u des a p 0 n d
"Minister" means the Minister of Natural Resources
"river"includes a creek and a stream
SECTION 24 OF LAKES AND RIVERS IMPROVEMENT ACT
-
REMOVAL OF OBSTRUCTIONS .
Subject to compensation being made as provided by the Ministry
of Government Services Act for any damage sustained by reason
thereof. the Minister may authorize any person employed by
or und~r the Minister to enter into and upon any land and remove
any rocks. ~tones. gravel. slab or timber iam. dam or .part of any
~am. rubh1sh otiny k1nd or other obstruction in any lake and
cr1ver. the removaL ot Wh1Ch he or she considers necessary or
expedient for the achievement of any of the purposes of this Act.
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HÁND AUGER HOLE LOCATIONS
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Proposed Rosebank I Finch Development
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ROSEBANK GARqEN ,,' ".,:,..,,}A.~~~" ~:'~;\I~~~
"'. ,.." 2o-JO,:R~~~B~NK~QA()'n.. ,..' , ' >~Th'~ 1<-~'DN., ..
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LAND-PRO' .. :+27"ßf1flB ,; ~~\\)O
ENGINEERING'CONSUL T ANTS INC t:N Ql\)( , ~ 0, ..:'
, 2601 MATHESON BLVD. EAST' A- + ,¿'iS1Ð ,
SUITE: 206. MISSISSAUGA , ' }.;.Y",...l J
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DRAWN BY:" I.P;',
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ATTACHMENT#-1Q, ~_TO
REPORT # po-2] - 02.
211
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:DNDiTlONS FOR ELECTRONIC INFORMATION TRANSFER' 'EXTERNAL SERVICING PLAN
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DtClJ!C1lo Of' '/HÐIt M)R(/REVIEW, tHE RECIPIENT F1FlWS WUS7 DE1T.RWIN£ THE CDUPt.£'TtNfSS/'~
~TDitSS/REl.EVMIC( OF 1'H£ INPORMATION IN Rt.SPECT Te' 'II-iEØI P4R.lIciJt.AR ~TY.
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INTER-OFFICE MEMORANDUM
TO:
Vic Goad - Development Approvals
FROM: Paul Gillespie - Environmental Services Design
DA TE: August 22, 2001
RE:
Draft Plan of Subdivision for Rosebank Garden
In the City of Pickering
1
At the request of Ken Thompson, I met with Ms. J Barber of 450 Finch Avenue in Pickering. She
owns lands adjacent to thee Rosebank Garden Draft Plan of Subdivision.
Ms Barber's concern is that fill has been placed on the subject lands and, in the process, has
blocked an existing drainage ditch. This ditch appears to convey runoff from lands on the north
side of the CP Rail lines, through a culvert and continues south through the subject lands. I have
marked up the former ditch location on the attached plan profile drawing. Ms Barber believes that
this fill has created the potential forponding on both the York/Durham sewer easement and on her
property. Further, she is concerned that the external drainage has not been adequately
addressed, to date, in the servicing plans for the subdivision.
I walked the easement with Ms Barber this morning and she appears to be correct, in that there
does appear to an existing drainage ditch on the north side of the proposed development and it
does appear to have been impacted by the placement of fill. .
As we discussed, you are currently in the process of preparing comments on this proposal and
I suggest that you include a requirement for the proponent to address the issue of external
drainage from the north, and to demonstrate that ponding on the Regional easement will not be
a concern.
Please contact me if you have any questions regarding this matter.
~
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Paul Gillespie, P.Eng.
Project Engineer
Environmental Services Design
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, The Regional Muniçipality of Durham
Works Department, - ' ~ '
PAUL GILLESPIE, P.E~g
. Þroject Engineer'
Environmental Services'
Design Division' .
, T~ contact me directly: VoicemaU'(905) 66~.i725, Ext. 5~58 '
.- 105 Consumers Dr., Box 623 ,WHITBY, ONTARIO L1N 6A3 .
~.800"372.1103 ' .Fax: (905)668'2051
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ARCHAEOLOGY AND HISTORIC BUILDINGS:
Background Data
2.1
Origins of the Archaeological Sites
There is substantial evidence that man has lived in the North
Pickering site area for thou~ands of years. The earliest docu-
mented occupation of the site was by primitive hunters of big
game (deer, elk, bear), known to archaeologi~ts as the Laurentian
Archaic peoples (circa 5000 B.C. - 1000 B.C.). The eight
campsites on the North Pickering site, according to Konrad,
suggests that these hunters and gatherers located near reliable
water sources and the major streams where fish could be taken,
particularly during spawning runs. In all likelihood, the
physical impact of occupation by Laurentian Archaic peoples on
the site would have been negligible.
Although the site may have ,been occupied. by prehistoric hunting-
gathering peoples during the period 1000 B.C.-IOOO A.D., the
evidence is quite sketchy; however, approximately circa 1000
A.D., a major re-occupation of the site by prehistoric peoples
known as Terminal Woodland can be documented. Of importance
is the fact that these peoples practised a rudimentary agri-
culture based on corn culture. Consequently, they exhibit a
semi-sedentary village life. Their villages, 'usually palli-
saded, were located on sandy soils ~'~~ii!f>~'~~ìrti!ïJ'~~¡(iS!~.4;!¡¡1iÍfñg':§"1&and
small streams in easily defensible positions removed from navi-
gable water routes. During tl!e initial stages of the Woodland
Indian occupation (i.e. 1000 A.D.-1300 A.D.~ these peoples
were still dR~endent to some degree upon hunting and fishing
(salmon in Duffin Creek particularly) . -
Their successors, known as the Hiddlc Ontario Iroquois people
(1300 1\.0. - 1400 1\.D.), cstùblished a relatively stélble culture
in southern Ontario exhibited by up to fifteen village sites
in the southwestern portion of the site.
Later, as agricultural development became more sophisticated
with the addition of beans, squash and sunflowers, the final
prehistoric occupation of the North Pickering site occurred
with the Lake ontario Iroquois or Huron-Petun people (1400 -
1650) .
Thus the most evident effect on the site over 600 years of rela-
tively continuous occupation by Woodland Indians was the land
clearing associated with aoriculture.
fT' 57/58
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MUNICIP AL BOUNDAR'
STUDY AREA
-
~ COLE,
L..~ SHERMAN
March 18, 1998
Our Ref.: 18796
Mr. Jason Barber
450 Finch Avenue
Pickering, Ontario
Ll V IH8
-
Dear Mr. Barber:
ii' ¡ I '1'0
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CONSULTING ENGINEERS
""..-""--'-----'--------
Re:
Long Term W.ater Supply via.Durham West
Terms of Reference Study
Further to your request, at the recent set of Public Infonnation Centres, enclosed please find a
copy of the maps requested.
We apologize for the delay. If you require additional infonnation, feel free to contact us.
Yours truly,
'Y-Iò- ( 11{~
Michael Bricks
Senior Environmental Planner
MB/lh
-
CSA2/WP/96PROJ/18796/LBTTBRS/Bnrber/Mnr.98 COLE, SHERMAN & ASSOCIATES LID.
75 Commerce Valley Drive East. Thornhill. Ontario L3T 7N9 " Tel: (905) 882-4401 ó.
a-mail: csa@wcc.com
Fax: (905) 882-4399
-,"
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r",- ,~",""'"='O= I 'J
(I: PO ') 1 - Cf)
" '" ."..k,_"___f-.__o,_.~-
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450 Finch Avenue,
Pickering L1V lH8
Mi chael Bri cks,
Senior Environmental Planner,
Cole Sherman
75 Commerce Valley'Drive East~
Thornhill,
Ontario L3T 7N9
March 25, 1998
Your ref; 18796
-
Dear Mr. Bricks,
Long Term Water Supply via Durham West
Terms of Reference Study
Many thanks for the maps you have sent. They will be very useful.
I do,however, note that they are not dated. What would be the
date that, for example, the Existing Land Use map would have been
put together? What would have been the source of the information
on that map? Did York R~gion provide material and Durham Region
provide other material? Or did each Town - e.g. Markham and
Pickering - provide material. And \>Jhich dep,altment in the Towns
or Regions would yaur firm have been dealing with?
Re:
I would appreciate your help on this issue.
Many thanks,
Yours truly,
J!:?!:~. &/~~
{)Jason Barber
-
-
Gartner
Lee
Limited
140 Renfrew Drive
Suite 102
Markham. Ontario
L31~ 6ß3
-
: (905) 477-8400
~fáx: (905) 477-1456
WWW: www,gartnertee.com
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ElIl'iroll/lle/l/al Serl'ices ;
fill'
Indus/ry & Govemmellt
Office Locations
. Toronto
Vancouver
'",." St, Catharines
. Whitehorse
. Yellowknife
. Kuala Lumpur
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22'7
April 21, 1998
GLL 97-378
Mr. Jason Barber
450 Finch Avenue
Pickering, Ontario
Ll V IH8
Dear Mr. Barber:
Re:
Long Term Water Supply via Durham West - Tenns ofRef«rence Study
Thank you for your inquiry to Mr. Bricks about the data sources used on the maps
presented at the Public Information Centre events. This letter addresses your request for
follow-up infonnation.
The database for the maps is kept by York Region. Most of the environmental infonnation
was compiled from government databases during the Water Supply Master Planing process
a couple of years ago. Infonnation for Durham Region was compiled for York Region by
Geomatics during the Master Planning process. The following specific infonnation may
also be of assistance to you.
Table 1:
Mapping Information Contained in the York Region Database
Description Information Service Approximate Date
..ç, ~.~~.~.!:~.~.~!~~~.~~~.~~ ..... '."""".""""""" ..........¥J~..~.:.Y.9.~~..ß~z.!.?!1........... - ........ç?!!!,pß~.~.:).~?2.......,
Rivers . MNR - OBM* 1978-83
'.""""""."'.""""""'.".'.'.'.""""""".""'."""'.."'.'".""'.""'.'."..""."""""""'."..""""""""'."."'.""'.""."..""""""""",.,.,.""
Lakes MNR - OHM 1978-83
.""""."."""""""""""""".""'."""."""".""""".--'".".""""",."..."".""""""""""",."",..,. ".""...""""""."".."""'."""""'"
..~Y..~.!".~..!~'.~~~~~.~~~.!~~.~.~!1..~~....,..... """ .................M.~~.::. Q~M............................. ..,..!?!.~::~}.........,......
..~E!~g~~...........................................................................M~~.::.Q~M.................. ................}.?}~:~}................
..~Y.~~~~.~.~~...................................................... ........M~..:..Yp.~,~~~~..9.~~........ ,...............}?~.~::~.~................
..~~n.!~..~.~!~..ç~!~.~.~.~~.~:.~~!:~~!~~~.... ...................g.~~.!!~.~~.~~~.................... .................}~.~Q~..................
..9~. ~..~.!~g.~~.!.\:~~.~:~~~,~~ß~,~~.~~ ~!:Y....... . """"'" ........g.~~.~~~,~~j.~~............ "'."'.""""'.". ....}~.~Q.~.......... """."
..~~!!.~....,~........................................,........................................9..MAf.~.~..................... ....................!.~,~}...................
Land Use OMAF 1983
Note: *
, **
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We trust the above information meets your needs.
MNR - OBM = Miniso:\' of Natural Resources, Ontario Base Mapping
On/aria Minis/I)' of Agriculture and Food
If you have any questions, please call.
Yours very trýly,
GrTNERïEE LIM. I!ED
i ~iÍ~ VVL/ \ ~
RdtJ~~ EJ. Üech, M.Eilg.SC.
Hydrogeologist, Vice-President
REJL:mm
cc: M. Bricks, Cole Sherman
p, Bottomley, Consumers Utilities
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CITY OF PICKERING
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ATTACHM.ENT#--_I~~TO
REPORT # PO. Zì - ef¿.
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RECEIVED
NOV - 9 2001
AFFID A VIT
CITY OF PJCKeRN~ !
1'!.J\MIII,¡¡g; ~~ I
DEVELOf'MEi!;ff l\JS'~~~!Bt¡lìf \
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1. I Brian John Thompson of the City of North Bay, Province of
Ontario, make oath and say as follows:
2. I am a retired Mining Engineer, a past Member of the Association of
Professional Engineers of the Province of Manitoba until 1987 and
a past Technical Explosives Specialist with Dupont Canada Inc until
1991.
3. I am currently the owner of a small Computer Services compaIlY as
well as a Commercial Property Owner and Manger in the city of
North Bay.
4. I lived with my parents, Evelyn and Joseph Thompson until the
. summer of 1966 on Part. Lot 31, Concession 2 in Pickering
Ontario in a stone house now known locally as 2030 Rosebank Road.
5. Evelyn and Joseph Thompson ~ere the owners of approximately:30
acres in lot 31 and had constructed a Stoned frame house on the
property. The home was accessed by a long winding driveway from
Rosebank Road.
6. My father Joseph Thompson died in January of 1998 and my mother
Evelyn Thompson, who is 86 years of age has recently suffered
numerous health problems. (heart attack / colon surgery)
.
7. I specifically remember an intennittent watercourse that flowed
parallel to the railway tracks at that time and spilled southward into
low lying areas of our property. My father Joseph Thompson had
constructed a small wooden boat for me in 1963 and I and my
neighbour, Andrew Gibson, who lived across from the Barber
homestead, frequently played with me in this boat for several years
until I moved away.
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ATTACHMENT#~TO -',
REPORT # PO 21- 02.
2:{3
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8. Below is a digital scan of a picture showing the boat mentioned -
above, and myself and Andrew Gibson in the flooded area discussed.
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9. Jöse1yn Barber who resides at 450 Finch Avenue in Pickering Ontario
has sent me part of an enlargement of an ordinance survey topographical
map of Markam 30M /14B , edition 1964.
I have examined this map and note the following:
-
At the Junction of Rosebank Road North of Finch and the CP Rail line,
this map shows a stream flowing west and south from the utility corridor,
entering 2030 Rosebank Road and then flowing south east around the
north -east section of the property mentioned above. This is the same
stream and watercourse I played in as a ydungster in the above pictured
boat.
, Witnesse~
1¿U-
) Bria J. Thompson
Date: NlJúG:Al&e¡¿ I, ZOO (
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CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
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THE REGIONAL MUNICIPALITY OF DURHAM
WHITBY
WORKS DEPARTMENT
ONTARIO
ROSEBANK - ROAD
FROM 86 m SOUTH OF C. P. R. TO 129 m NORTHERLY
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I AREA
.0. -,. lðT NO 30 - 31 hnN II TWP. PICKERING... MUN. ,.PJCKERlN.G........
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REPORT I PO~ - Of
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CITY OF
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REceIVED
APR " 2 2002
~L'k~I:?~ ~~tJ1ERING
DEPARTMEN~PMENT
-
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240
-
'\",',"ff,"'j',I\"'l,!MENT~ fm', 10 '
hi .'Iff 1f'~- ..
REPORT 1# PD...2J~ ) -- ~.
Hydro One Networks Inc.
Real Estate Services
483 Bay Street
12th Aoor, North Tower
Toronto, ON M5G 2P5
www.HydroOne.com
May 3, 2001
~~~~~~D~:
CITY OF PICKERING
PICKERING. ONTARIO
r~
hyd ra '-.:I
one
Toll-Free: 1-888-231-6657
-
-
Mr. Richard Szarek
Current Operations Branch
Planning Department
The Regional Municipality of Durham
1615 Dundas St. E., 4th Floor, Lang Tower
West Building, P.O. Box 623
Whitby, Ontario
UN 6A3
-
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tIIl-\ 1 9 1 \.)\)1
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.---
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Dear Mr. Szarek:
Proposed Plan of Subdivision
Iris Eleanor Holmes - "Rosebank Garden"
2030 Rosebank Road
Part of Lot 31, Cone 2
City of Pickering
Related File Nos. 65923
Durham Ree:ion File: S-P-2001-02
Please be advised that Hydro One Networks Inc. has no objections to the proposed plan of subdivision,
provided the following conditions are included in the conditions of draft approval:
1.
Prior to final approval, a copy of the lot grading and drainage plan, showing existing and final
grades, must be submitted to Hydro Oné for review and approval. . Drainage must be controlled
and directed away from Hydro One property.
2.
Temporary fencing must be installed alo,ng the edge of the right of way prior to the start of
construction at the developer's expense.
3.
Pennanent fencing must be installed after construction is completed along Hydro One owned land
at the developer's expense.
4.
Hydro One property is not to be used without the express written pennission of Hydro One
Networks Inc. During construction there will be no storage of materials or mounding of earth or
other debris on the right-of-way. The proponent will be responsible for restoration of any damage
to the right of way resulting from construction of the subdivision.
In addition, it is requested that the following be added as a Note to the Conditions of Draft Approval.
1.
The transmission lines abutting this subdivision operate at either 500,000 or 230,000 volts.
Section 186 - Proximity - of the Regulations for Construction Projects in the Occupational Health
and Safety Act, require that no object be brought closer than 6 metres (20 feet) to the energised
500 kV conductor. The distance for a 230 kV conductor is 3 metres (10 feet). It is the
proponent's responsibility to be aware, and to make all personnel on site aware, that all equipment
and personnel must come no closer than the distance specified in the Act. They should also be
aware that the conductors can raise and lower without warning, depending on the electrical
demand placed on the line.
( cont'd)
-
M'JACHMENT#~TO
REPORTD POJ1:Q..~=__~
241
(2)
Conditions that have not been satisfied prior to the execution of the subdivision agreement should be
included in the subdivision agreement.
We trust this is satisfactory. If you have any questions please call me at the number below at your
convenience.
Yours Truly
INFORMATION COpy
ORIGINAL SIGNED BY
PAUL DOCKRILl
-
Paul Dockrill
Real Estate Assistant
Real Estate Services
Hydro One Networks Inc.
416-345-6658
cc
Mr. N. Carroll
Director of Planning
Planning Department
City of Pickering
1 The Esplanade
Pickering, Ontario
LlV 6K7
,-.
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, ;~
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242
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-
VERIDIAN CONNEC'rIONS
DEVELOPMENT APPLICATION REVIEW
PROjEC'I' NAME:
Ì{.ost:bank Ga.tddl Homes ¡fiC. on behlÙ£ of Iris Elcanot Holmes
ADDRESS/PLAN:
2030 Rosebank Road (part of Lot 31, Concession 2)
'.~
f MUN~CIPALl'X'Y:
Pickering
-
REF. NO.:
S.p-20o1-0Z & A 09/01
SU.8MISSION DATEI
July 19, 2001
-
1.
Veridi:ut Connecttottll 11gs no obj~tion to the proposed developmEnt. Please foIWatd a copy of fJnt
submissiott civil desigil so that a þ;çllininaty dç~ign and estiroate CII1l be þtc:pared,
1'c:chnieal Representative - Fred Rainibger
'I'dçphone 427-9870 Ext. 3255
Ik
Pp/df
1'.\ Ill"~", Do"""""",,\ v otIJiIn \ßngih...iqg II< r;,'""lhIction \,Dovdoþltll!f1t ApptiClltion ~\Pid<aing\2QQ1 \IW~ Gllltlon H,,"k' Inc, . Ie. ¡;J"¡...,,, Holm.. ,,2000 I\"..¡...,k !lO<1d.doc
-
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243
-
~~~~~~~~::V~~D FL."...;-~.~,,~,,~.A ~:': ~,~E¡-Ä"'" ~:~:~~:;~;~~~ ~
SCARBOROUGH ON MIP SAt
)'/[3
REceIVED
JUN. - 5 2001
CITY OF PICKERING
DEV PLANNING AND
ELOÞMENTDEPARTMENT
June I, 200 I
Mr. N. Carroll
Director of Planning
City of Pickering
I The Esplanade
Pickering On LIV 6K7
-
RE:
APPLICATION FOR APPROV ALOF A PLAN OF SUBDMSION
DURHAM REGION FILE: S-P-2001-02
APPLICANT: IRIS ELEANOR HOLMES
LOT: 31 CONCESSION: 2
CITY OF PICKERING
REF.NO.: 65927
-
Dear Mr. Carroll,
Thank you for the opportunity to comment on the above noted application. Please note our new
conditions below.
As a condition of draft approval, Canada Post. requires that the owner/developer comply with the
following conditions: . "
- The ownerldeveloper agrees to include on all offers of purchase and sale, a statement which
advises the prospective purchaser that mail delivery will be :ITom a designated Community
Mailbox.
- The owner/developer will be responsible for notifying the purchaser of the exact Community
Mailbox locations prior to the closing of any home sale.
- The owner/developer will consult with Canada Post Corporation to determine suitable
locations for the placement of Community Mailbox and to indicate these locations on the
appropriate servicing plans.
-
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The owner/deve1oper will provide the following for each Community Mailbox site. and include
these requirements on the appropriate servicing plans:
- An appropriately sized sidewalk section (concrete pad) as per municipal standards, to place the
Community Mailboxes on.
- Any required walkway across the boulevard, as per municipal standards.
- Any required curb depressions for wheelchair access.
.-.
The owner/developer further agrees to determine and provide a suitable temporary Community
Mailbox location(s), which may be utilized by Canada Post until the curbs, sidewalks and final
grading have been completed at the permanent Community Mailbox locations. This will enable
Canada Post to provide mail delivery to new residence as soon as the homes are occupied.
I trust that this information is sufficient, however, should you require further information, please
do not hesitate to contact me the above number or mailing address.
Sincerely,
¿~~
Debbie Greenwood
Delivery Planner
cc: R. Szarek, Durham Region
a:utildraw.sam
-
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245
RECEIVE"-
JUN 1 5 2001
Right of Way
Fl 5 - 100 Borough Drive
scarborough, Ontario
M1P 4W2
Tel: 416 296-6291
Fax: 416 296-0520
CITY OF PICKERING
PLANNING AND
DEVELOPMENTDEPARTMENr
June 12, 2001
City of pickering
planning Department
Municipal Building
1 The Esplanade
pickering, ontario
L1 V 6K7
r
-
ATTENTION: Mr. N. Carroll
RE,: DRAFT PLAN OF subdivision
File No: S-P-2001-02
Lot 31, Concession 2
Iris Eleanor Homes
Town of pickering
Thank you for your letter of April 12, 2001 concerning the
above proposed Subdivision.
Would ~u please ~8~e tMt t~ fol1~i~ par~r~h8 are!
have been included as conditions of Draft plan Approval:
1 - Bell Canada shall confirm that satisfactory arrangements,
financial and otherwise, have been made with Bell Canada
for any Bell Canada facilities serving this draft plan of
subdivision which are required by the Municipality to be
installed underground; a copy of such confirmation shall
be forwarded to ~he Municipality.
-
2 - The Owner shall be requested to enter into an agreement
(Letter of understanding) with Bell Canada complying with any
underground servicing conditions imposed by the municipality
and if no such conditions are imposed, the owner shall advise
the municipality of the arrangement made for such servicing.
If there are any conflicts with existing Bell Canada facilities
or easements, the owner/Developer shall be responsible for re-
arrangements or relocation.
If ~u ~e ~ ~esti~. please comact: Sue Sp~aro 416 296-6599
i¥,,=,Z.Qc,==-'lO
""0 "')..., /"",,'"J
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246
-
~
500 Elgin Mills Road East
Richmond Hill Ontario L4C 501
NBRIDGE
Consumers Gas
2001-04-24
MR N CARROLL-DIRECTOR OF PLANNING
CITY OF PICKERING
MUNICIP AL BUILDING
I THE ESPLANADE
PICKERING ON Ll V 6K7
~ I? tr:Jc '"'E o¡ \:\ Illí:-J r~:>
D lÇ\\ij!£ U \\1-;;11)),'
"'"' ~ J APH 3 0 1001 'lJJ
R EC F . \, r; D ".",é
CITY OF PICKERING
PICKERING. ONTARIO
APK 3 01001
c.
DEVElC ":..., ,: '~NT
~"~','" ~ "",--
Dear Sirs
-
Re:
APPLICATION FOR APPROVAL OF A PLAN OF SUBDIVISION
DURHAM REGION FILE NO. S-P-2001-02
APPLICANT: IRIS ELEANOR HOLMES
REF NO. 65914
It is requested that the following conditions be included in the subdivision agreement.
The owner is to co-ordinate the preparation of an overall utility distribution plan to the
satisfaction of all effected authorities.
Streets are to be constructed in accordance with the municipal standards.
The owner shall grade all streets to final elevation prior to the installation of the gas lines, and
provide the necessary field survey information required for the installation of the gas lines, all to
the satisfaction of Enbridge Consumers Gas.
All of the natural gas distribution system will be installed within the proposed road allowances
therefore easements will not be required.
-
'f ~1fjs Truly,
. /\ ,'(yP¡7
/ \ I), '
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Planning Supervisor
(905) 883-2613
HW/swc
-
THE
DURHAM
DISTRICT
SCI-IOOL
BOARD
Facilities Services
400 Taunton Road East
~hitby, Ontario
L1 R 2K6
Te/( )e: (905) 666-5500
1-800-265-3968
Fax: (905) 666-6439
~'
~~
.~~ II
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-
247
August 13,2001
--' 4
'-R I"'!.'. r~-F~ ~ .. f t~ 1f)
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. The Corporation of the City of Pickering
Planning Depaliment
Pickering Civic Complex
One The Esplanade
Pickering, Ontario
L1 V 6K7
j).IJ\J 'I 6 [Om
"¡i~G
Crï{ ',JI' """:-"'"
PLANNING AND MENT
PEVELOPMENTDePART---~
-
Attention: Mr. Ross pYI11
Dear Mr. pYl11,
RE:
I)raft Plan of Subdivision application SP 2001-02
Zoning By-law Amendment application A 09/01
Rosebank Garden Homes Inc. on behalf of Iris Eleanor Holmes
Part of Lot 3], Concession II
2030 Rosebank Rd. (west side of Rosebank, north of Finch Ave.)
City of Pickering
StatThas reviewed the information on the above noted application and has
the following comments...
1.
Approximately 35 elementary pupils could be generated by the
above noted application.
2.
His intended that any pupils generated by the above noted plan of
subdivision, be accommodated within an existing school facility.
3.
Under the mandate of the Durham District School Board, staff has
no objections. .
Yours truly,
CYJO/1(þþ..u.eJlO
Christine Nancekivell,
Plariner
CN:em
I :\PROPLAN\DA T A \PLNG\SUB\SP200 I-O2a
22
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248
-
THE DURHAM CATHOLIC DISTRICT SCHOOL BOARD
May 16, 2001
Catholic Education: Learning & Living in Faith
.- RECEIVED
MA1 1 B 2001
Richard Szarek .
Current Operations Branch
Planning Department
The Regional Municipality of Durham
1615 Dundas S1. E, Box 623 .
4th Floor Lang Tower, West Building
Whitby, ON
L 1N 6A3
CITY (ìF PICKERING
PL"1\IN~!G AND 4T
DEVELO?'v~"m ryEPAflTMEI -
Dear Mr. Szarek:
-
Re:
ApPLICATION FOR ApPROVAL OF PLAN OF SUBDIVISION S"-P-2001-02
IRIS ELEANOR HOLMES
LOT 31 J CONCESSION 2
CITY OFPICKERING
REF, No.: 65920
At the Regular Board Meeting of May 14, 2001 the following motion was approved:
"THAT the Durham Catholic District School Board indicate in its comments to the
Regional Municipality of Durham and the City of Pickering that the Board has no
objection to Plan of Subdivision S-P-2001-02."
The subject lands affected by this Plan of Subdivision fall within the catchment area of
S1. Monica Catholic Elementary School, located at 275 Twyn Rivers Drive in Pickering.
The projected student yield from this development is 14 students.
-
Sincerely yours,
~ CJ IV ftI!
Gerry O'Neill
Controller of Planning and Admissions
".,.
cc:
N. Carroll, Director of Planning, City of Pickering
GON:SMR:smr
650 Rossland Road West. Oshawa. Ontario L I J 7C4
Telephone (905) 576-6150 Support Services. Fax (905) 576-1981
Grant A, Andrews. B.A.. M. Ed. - Director of EducationlSecretarvlTreasurer
"J":.2.
¡'/""?"d...."".,,,.TO
19 PD_2J-D2>",.,~"..."".."...,.,
249
-
If, ,/":"."
l ".Af1i~'I,?íP
-,y~.(.! t:'f(,'
Ministry of Tourism,
Culture and Recreation
400 University Avenue
Toronto ON M7A 2R9
Ministère du Tourisme,
de la Culture et des Loisirs
400, avenue University
Toronto ON M7A 2R9
~.
~ Ontario
Heritage and Libraries Branch
Heritage Operations Unit
Tel:(416)314-7132 Fax:(419)314-7175
1 ~ May 2001
RECEIVED
MAY 1 6 2001
õ1[E~~D\\Q~~
Jl1 MAY 1 6 2001 .::J
CITY OF PICKERING
PICKEFlING. ONTAFlIO
Richard Szarek
Planning Department
Regional Municipality of Durham
Box 623, 1615 Dundas Street East
4th Floor, Lfuïg Tower, \Vest Building
Whitby ON LIN 6A3
CtTY OF PICKERING
PLA<m¡JNG AND
_~t)ÞMeNr DEPARfMENT I
-
RE:
IAI /"" ~.5
Recommendation for Clearance of Archaeological Resource Concerns, Draft Plan of
Subdivision S-P-2001-02, Rosebank Garden, Part of Lot 31, Concession 2, City of
Pickering, Regional Municipality of Durham Ref. No. 65967, MTCR File 18PMOOI
The Heritage Operations Unit of the Ministry of Tourism, Culture and Recreation (MTCR) has
reviewed the report prepared by A.M. Archaeological Associates for the Stages.} and 2
archaeological assessment of the subject property noted above. The report documents through
background study (Stage 1) and archaeological survey (Stage 2) that no archaeologically
significant resources for this property were identified. The report recommends that the subject
property be considered free of further archaeological concerns. This Ministry concurs with that
recommendation.
Given the above, the Ontario MTCR is satisfied that all requirements have been met for the
assessment of the cultural heritage resources relating to this development application and we
have no objections to development proceeding.
-
If deeply buried cultural remains (including human remains) are discovered during construction
activities, this office should be notified immediately.
Should you wish to discuss this matter further, please do not hesitate to contact me.
1
, 42-O54C
i¡ 2!~
,¡ ,~,~,.J::,I"" ".",
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250
-
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, "
March 8,2002
, " ,
, ~RECEIVEii~
, " !
, MAR l' 2,2002, ì,
, ' I
CITY OFPICKERINO "
PLANNING AND ,
DEVeLOPMENT DEPAR'tMENT -'.<;
The Regional
, Municipality
of Durham
Mr.N. Carroll
Dir~ctor of Planning' '
:PléînningDepartment ~
City of Pickering
1 Th~ Esplanade:
Pickering,Ont. L 1V6K7'
"
Planning
Department,
Dear Mr.-Carroll:'
, 1!'¡15 DUNDAS'sT; E. Re: '
'4TH FLOQR, LANG TOWER
WEST BUILDING'
'p,o, BOX 623 '
WHITBY, ON L1N 6A3 ,
-'CJO5) 728-7731
,-\X: (905) 436-6612, "
wwYHe~ion,dlirham.on,ca
, '
Regional Revíew etan Application for Plan at Subdi~ision
File~ò.:S-P-2001,..O2' " '," " ',"
Cross Ref.:' Zoning By-law Amendment Applicatiön'AO9/01 ,
Applicant: .Iris EIßanor HOlmes,', "
Location: Part Lot 31 ,Concession2 '
,Municipality:' City of Pickering' "
" ' ',' ' , '
AL.Georgleff,MCíP,RPP,"'"", ,,", ","'", ,,' .,',
,', Commissioner of ,Planning ',This application has been reyiewe9, by the Region and the followi n'g , "
, 'comments a're offered with rèspect to ~he: Dwrham Region,al Offidal Plan,
, Provincial policies; anq the proposed method óf servici~g. ' ,
:Official PlanConfQrmitv ,,", '
, ,.,' , '
, ,
The subjeCt prop'erty is located within the "Living Area" (~esignatiohih the
DurhámHegiohal Official Plarl. 'The' pre-dominant useo~landwithin the
, Living Are£! designation is for residential purp<?ses. The property is also in
'proximity to theDpfm Space linkage, :known as the Rouge DuffinW,ldlife '
Corridor. which consists of natural areas and features in orderto provide'
, for the migration offlora andfauna.t~e proposed plan of subdivision
wQuldélPpeár t<? conform to the Plan; , " " "
-
, " ' , ,
Provincial Interests and DeleÇJ~tédReviewRe~~onsibilitiè'S
~ ,A StagE3'I~11 Archaeoté)gical' Assessménthas been prepared by AM.
. ,ArchaeolqgicalAssociatesin consideration ofthjsprOposal. The,'
archaeological assessment rèveélled that no archaeological remains
were encountered, on the property; '", ' , , ,
.: Potential impacts may result on thevariou~ environmental features'
'and functions of the Open Space Wildlife Corridor im~mediately "
adjacent to the proposed subdivision development hi this re'gard, an
EnVir()nmental.Asses~ment should be prepared to address the corridor"
edge çonditions end stôrmwaterman8gemeht. IIi order for this.' '
applicatîçmto be considered for draft approval; theconcerris oHhe
,', Toronto and Region Conservation' Authority with respect to stormwa"ter
"SERV/ÇJi}!,XÇJ;:LLENCE and corridor edge managêmentmustbeaddre$sed. " "
f~~{!/P'CQ~UNITY" ",," - & ,", ' " ,,' , '
,,' w
" ,."
100%Pqst Con&umer'
, 'JLj""
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251
-
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, ,
. the'submitted N~ise CantrolStudy, preparedbYS.S. Wilson' ,
,Assaciates, addresses noise impact an the propased residential,'
'develapmentframthe C.P.R., Rasebank Raad 'and, Finch Avenue.
Apprapriate naise barriers and warning clausès are reco.mmended for
this develapment. The study wasprep8re.d ín accardance with,
", Pravincia', CriteriaandRegianalpqliCy.,", ' ,:", , ,
, " '
. . A Phase 1 & 2 Environmè'nial Site Assessmerit was prepared bySoil-,
, EngLtd.far the subject property. The assessment indicated that"
,environmental conditians at the site are considered to. be generally'
,satisfactary;,Na significant cantamination fram on-~ite:ar aff-site' ,
, saurces is likely to. be encal,lntered during thedevelapment oOhe site
" fórresidential purpo.ses. " . " , " ,
-
, " '
There are no.o.~her provincial interests,or delegated review responsibilities
applicable to this application, ' , ,,' ,
, ' , ,
'Municipal Water Supply,
, " '"
, , '
, ' , '
, " , , ' , ,
This develo.pmentisno.n-s~quentialfrom a water servicing persp~ctive.
Municipal water supply is' available from the existing ,250. mOl Zone 2
watermain o.n Finch Avenue. A 20.0. mOl primary watermain feed will be
required o.nStreet 'G'as weli as asecolidåry watermain lOop up Ro.sebank
Ro.?d No.rth to.'proposed Streåt'A' to pro.vide security o.fservice. The existing,
watermain along Roseb¡::íhk~oad Northjs, a Zone 1 Feedermain, anq will not
provide'adequate pressure to the subject develo.pment. '
Sanitary Sewer Service
-
, ' , '
, '" , '
, ' ' ,
'Thisdevelöpment is alsono.n-sequential from a'sanitary servicfrig.,
, :, perspective. Seql;.iential dev~lopment wpuld allow for the sanitary service'
, to be'provided on Finch,Avenue f~o.m the west. An alterlia~ive proposal
has been reviewed since thedevelopervirishestÒproceed non-, "
sequentially., The Regio.nwillrequirethat the consultant provide ,
co.nfirmation thatthis alternative propo.salcanproceed: Engineering
drawings will be required illustrating theplacemento.fthe propo.sed
sanitary sewer o.n Roseþarik Ro.ad Northio relatio.nto. the 750. mmCPP
feedermain. Field expos:ure of the75Q mm feedermain" will be required to
verify actualelevatio.n, ',' " , ,
, '
, Based,o.nthefo.regoing, the Region has no o.bjeçtionto. drqftapproval of
this plan: The attached coriditionso.f approval are tobåsati,sfied prior to
, clearance by the RegÎonforregistration of thisplan.>lnaddition tò '
sending the Règion copie~ of the draft approved plan and conditio.ns of ' ,
approval, at such time as the draft approval 'is, in effect, please e-mail a ,
digital co.py o.f the conditions of draft 'approval to the planner responsible
fortheftle. """', " "
252
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'-
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ATTACHMENT ¡¥,~2,iJ,<=.=,,_~'ro
!:)r~"""T./I Pn 'J) - )'\7')
¡,¡';l°U¡', , tt w.......k-..Uk._"."",.=ç,
, "
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Please caB Richard Szarek, Planner,if you shÒuld have any questions;
'yours truly, , , .,'
~,-,~;' ,~7~- "',;
, . . ¿;;r--. .ð~
, Jim,Blair, M.C.LP.,R.P.P.: ' ,
Director;, Current O~en~.tions Branch
Attach: Conditions of Draft Approval
, '
'cc: "lris:E,le8norHolmes ..,'
~and;-Pro Engineering Consultants Inc.
, Regional Works Department" " " ,
'N:\pirii\rs\s-p-2ÓO1-Q2.doe '
, ,
, . ,
" '
, ,
"
"
, ,
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253
, , ,
,Attaçb.ment to letter dated March " 8 ,2002
Tp:
Iris Eleanor Homes. ,
From: Jim Blair, M.c.I.P;, RP.P: , '
, Director, Current Operations,Br~nch '
" , , , ,
Re:, , Plan'of SubdivisionS-P:-200r~02,
'City'of Pickering' ,
, , ,
~EGION OF DURHAM CONDITIONS OF DRAFT APPROVAL
. ,
1.
, , , ' , " ,
The Owner shall prepare the final plan on the ba¡;is of the apprQveddrafrþlan of ' ,
subdivision, prepared byLand-Pro Engineering Coh'sultants Inc., identified as project
, nuInbet 20003, d¡ltèd' and revised' Feoiuary'4, 2002, :which iilustrates 45 lots for sii1g1e~ '
detached residential,' 1110ts for 22' semi.,detachèct residential, fllture development blocks,
'an, open space block, a landscapeþlock;:roadways, road ,-,:ideningsand O.3.mres~ives.
The Owne~ shall :name 'road allowanceS Inc1uded in' this draft, plan, to the ,satisfaction of '
the Regional Municipality of but ham and theqty'df Pickering. " , '
2.
3.
" ,
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, The Owner s4all grant to the Region, any ,easements required to provide Regional
,services for this development and theSe easeI?ents shall:be in locationsand'ofsucb widths
asdetermined'bY,the Region.'" " , ".;, ' ,
4.,
, ,
The Owqer shall ~ubmit,plans' showing the proposed phasing to the RegionJor review and
approvai ìfthis subdivision is to be d<::veloped by more; than one registration. " ' ,
6.
, ,
, " '
'The Owner shall agr~e intheCit)1 of Pickering Subdivision Agreë'ment to implèment the .'
'recommendation of the report, entitled "Detailed Noise Control Study"; preparedbySB.
Wilson Associates,' dated April 16, 2001, which specifies noise attl:~nuâtíònmèas~res for'
the development. ,The measures shall be included iri the subliivision agreement and must'
also ,çontain'a full andçampletè reference to the noise report'(i.e.:author; title; date and
any revisionsla(idenda)' and shall' ÎIichide anyiequir~d warning clauses identified in the
study. The' Owner shaH provide the Region, with ,a copy of the subdiVision agreement.'
, , containing such, próvisions: prior t~ final approval. of the plan. ' .
,'The Ownersháll provide for thè extension of stich sanitary sewer and water suPÍ>ly .
, . facilities which 'are exte11;lal to, as well as within, the limits of this plantbat are required to
service this plan. . In addition, the :Owner shall pr9vi~e for th~ ertension of sanitary sewer '
and wa~ersupply (acilities within the limits of the plan which are required to: service other'
, develöpmentsexternal tothissubdivisiòn. Such sanitary sewer .and water supply facilities
are to be designed,andconstructed according to the standàrds arid requirements of the, "
, :Regional Municipality of purham~ AIlarrangernents,: financial and otherwise, fo¡: said'
extensions are to bè, made to the satisfaction òf the Regional. MuniCipality of Durham; and
are, to be: completed prior to final approval of this plan. ' '. . .', , ' ' ,
5.
254
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, 8.
, 7;
, Page 2
:Prior to ehteri~gintoa'~ubdivision agreeQ1ent; the Regional Munic.ipaliÍy of Dtirham ~halÌ '
, be sätisfied that,adequate water pollution control plant and water supplý'plantcapaCities
'àre.availableto,the proposed subdivision.' ' ' " "', '" , ,
, , ,
TheO'Mler shaiI satisfy all, requirem~nts, fin~dal and',öth~rwise, of, the, Regional" '
Municipalíty of Durham. This shalFinèlude,'amông òther matters,tliÞex,ecution of ~ '
, subdivision agreement between', the Owner arid, theRegion'conceming the provision and,
installation of sanitary' sew~rs"water supply, foads arid otherlegi()n'alservice~:
9.
, '
. ',' ,
Thesu~div:ision' agreeroentbetween the Owner arid the Cityo~,Piçketingshall, contain,'
among, other matters,. the, following provisions: , ,",' ",
, , ' , , .
a), The Owner agrees 'toioclude' provisions ,whereby all offers of purchase and'sale '
,shall include' information that satisfiesSl,lbsection 59(4) of the Devetoprnfmt, '
"Charge~ AGt;1997:, ' ",' , ',' "
b}
, ' , ' ' ,
The Owner agtees,tòiinpleinent those noise control Ineasuresrecommended in'
the Noise Report reguired,in Cöndi~iori5: ' ,:" , " :"
, , ,
, , ,
In O1:der to faciUtate the clearance oPhis condition, the ~er Ísrequired tçr forward a
, copy of the execÙted City öfPiçkering sùhdivisionagreement ,to the C~mmissiånèr of "
, Plflnnìrig, ;Regional. Municipalíty of burham. , ' " "",' , ,
, ,
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OPERATIONS & EMERGENCY SERVICES DEPARTMENT
MUNICIPAL PROPERTY & ENGINEERING DNISION
MEMORANDUM
To:
RossPym
Principal Planner - Development Review
- RECEiV~
APR '4. 2002
CITY OF PICK
- DE"E/.Óp~~NlNG ArlgAING
NT DEPARTMENT
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April 2, 2002
From:
Richard Holborn, P. Eng.
Division Head, Municipal Property & Engineering
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Subject:
Revised Plan for Draft Plan of Subdivision S-P-2001-02
Zoning by-law Amendment application A09-01
Rosebank Road being Part of Lot 31, Concession 2
City of Pickering
The Municipal Property & Engineering Division is in receipt of the revised Draft Plan of
Subdivision noted above and provides the following comments.
1. The subdivision agreement will require a condition to advise residents that
they will experience noise due to the proximity of the level crossing on
Rosebank Road. Crossing gates to eliminate the sounding of whistles has
recently been investigated and are not considered warranted or recommended
by C.P. Rail at this time.
2. Block 75 has been identified as a "Landscaped Area towards Park", and is
basically a 2.5m - 4.5m wide strip between backyards and the hydro corridor
or road allowance. The City does not require or desire this property, as it
provides no valuable function. It leads to Block 74, which is open space, not
a park.
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3. The road allowance for Street A is required to be 20 metres wide. It is
premature to determine the road pattern to the west, how long the street will
be and how many roads will connect. As a through street and potential
collector road, 20 metres is required.
4. The subdivision agreement must impose a condition for the proper removal
and abandonment of existing wells and septic systems that served the former
use of the lands. Works must be certified by an engineer.
5. The 0.3 metre reserves have not been included along Rosebank Road.
,[\ IT ACHME;~! #/ ~"":f:~'(5if~
# 7 u ,~~.,~'2:J~"",.""",-",<",--,~",,,~,
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: ~l,O
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Ross Pym
Subject: Revised Plan for Draft Plan of Subdivision
S-P-2001-02
Zoning by-law Amendment application A09-01
Rosebank Road being Part of Lot 31, Concession 2
April 2, 2002
Page 2
6. This Division will be recommending a by-law to place a stop condition for
northbound on Street B at Street A, and eastbound on Street A at Rosebank
~M. .
7. A stonn water management report, including drainage and stonn sewer
requirements must be submitted.
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8. Road works on Rosebank Road, have been identified in the Development
Charges By-law for 2009. The applicant will be required to undertake the
necessary works as part of this development.
9. There is a requirement for cash in lieu of parkland or the dedication of
proposed lot 52 as a tot lot.
Please indicate how these comments will be incorporated into the approval of the draft
plan.
RH:ds
Copy: Director, Operations & Emergency
I:\SITEPLAN\SP200 1-O2.docApr-O2
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