HomeMy WebLinkAboutPLN 02-17�'- ��' : Report to
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Report Number: PLN 02-17
Date: January 9, 2017
From: Kyle Bentley
Director, City Development & CBO
Subject: Draft Plan of Subdivision Application SP-2015-07
Zoning By-law Amendment Application A 16/15
Woodview Land Development Corporation (Geranium Homes)
Part of Lot 10, Plan 329
(1952, 1958 and 1960 Woodview Avenue)
Recommendation:
That Draft Plan of Subdivision Application SP-2015-07, submitted by Woodview Land
Development Corporation, on lands being Part of Lot 10, Plan 329, to establish a
residential plan of subdivision consisting of 21 lots for detached dwellings, a future
development block for a detached dwelling and a block for Open Space Hazard Lands, as
shown on Attachment #3 to Report PLN 02-17, and the implementing conditions of approval,
as set out in Appendix I, be endorsed; and
2. That Zoning By-law Amendment Application A 16/15, submitted by Woodview Land
Development Corporation, to implement the Draft Plan of Subdivision SP-2015-07, on lands
being Part of Lot 10, Plan 329, be approved, and that the draft Zoning By-law Amendment as
set out in Appendix II to Report PLN 02-17 be forwarded to Council for enactment.
Executive Summary: Woodview Land Development Corporation has submitted applications for a
Draft Plan of Subdivision and a Zoning By-law Amendment to facilitate a residential development
on lands located on the west side of Woodview Avenue, south of Finch Avenue, in the Rouge
Park Neighbourhood (see Location Map, Attachment #1).
The applicant originally proposed 22 lots for detached dwellings, a future development block for a
detached dwelling and an Open Space Hazard Lands block for a portion of the Townline
Provincially Significant Wetland and woodlot (see Original Submitted Draft Plan of Subdivision,
Attachment #2).
In response to identified concerns, the applicant has revised their proposal (see Revised
Submitted Draft Plan of Subdivision, Attachment #3). The key revisions include an increase in the
Open Space Hazard Lands block to accommodate a 30 metre wide buffer from the limit of the
Townline Provincially Significant Wetland, and an extension of the Open Space Hazard Lands
block to connect to Woodview Avenue. The increase in the Open Space Hazard Lands block
resulted in a reduction in the total number of lots from 22 lots to 21 lots; and reduced lot depths.
In keeping with City Engineering Services requirements, the revisions also included a reduction in
the width of Street `A' from 18.0 metres to 17.0 metres.
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Report PLN 02-17
Subject: Woodview Land Development Corporation
January 9, 2017
Page 2
Staff support the revisions to the original proposal. The revised draft plan of subdivision
demonstrates appropriate lot sizes and lot frontages, is in keeping with the character of the
surrounding residential community, implements the policies of the Official Plan, and conforms to
the Rouge Park Neighbourhood Development Guidelines. Accordingly, staff recommends that the
site specific amending by-law as set out in Appendix II, be approved and forwarded to Council for
enactment.
Financial Implications: No direct costs to the City are anticipated as a result of the
recommendations of this report.
1. Background
1.1 Property Description
The subject lands are located on the west side of Woodview Avenue, south of Finch Avenue,
in the Rouge Park Neighbourhood (see Location Map, Attachment #1). The subject lands
comprise three properties having a combined area of approximately 2.0 hectares and a
combined frontage of approximately 111 metres along Woodview Avenue. The lands are
currently occupied by two existing detached dwellings, which will be demolished in order to
facilitate the proposed development.
Surrounding land uses to the north, south, and east, across Woodview Avenue, are
detached dwellings on lots with varying frontages. A portion of the Townline Provincially
Significant Wetland is located along the northerly and westerly portions of the subject
lands.
1.2 Applicant's proposal
The applicant originally proposed 22 lots for detached dwellings with a minimum lot
frontage of 12.0 metres, a future development block for a detached dwelling and an open
space hazard lands block for a portion of the Townline Significant Wetland and woodlot.
An internal public road is proposed to extend from Woodview Avenue westward and then
southward, terminating at a temporary turning circle at the south end of the subject lands.
When lands to the south are developed, the road is intended to continue southerly and then
eastward to Woodview Avenue. The temporary circle, when no longer required, will be
developed as a r.esidential lot for a detached dwelling (see Original Submitted Draft Plan of
Subdivision, Attachment #2).
Based on comments received from City staff and agencies, the applicant has made a
number of revisions to the proposal. A key revision included an increase in the size of the
Open Space Hazard Lands block to accommodate a 30 metre wide buffer from the limit of
the Townline Provincially Significant Wetland to the satisfaction of the Toronto and Region
Conservation Authority (TRCA). At the request of the TRCA, another key revision included
the extension of the Open Space Hazard Lands block to connect to Woodview Avenue.
These revisions resulted in the following changes to the draft plan:
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Report PLN 02-17
Subject: Woodview Land Development Corporation
January 9, 2017
Page 3
• revised the limits of development resulting in more regular rear lot lines of the lots
adjacent to the Open Space Hazard Lands block
• reduced the total number of lots from 22 lots to 21 lots to accommodate the extension of
the Open Space Hazard Lands block to Woodview Avenue
• reduced the right-of-way width of Street `A' from 18.0 metres to 17.0 metres
• decreased lot depths to a range of 30 to 32 metres, and
• increased the minimum rear yard depth for all lots from 6.0 metres to 7.0 metres
The revised draft plan of subdivision proposes 15 lots having minimum lot frontages of
12.0 metres fronting onto a new internal public road, and 6 lots having frontages ranging
between 12.0 metres and 16.9 metres fronting Woodview Avenue.
The revised proposal maintains an internal public road pattern that is proposed to
accommodate the future development of the adjacent lands to the south of the subject
lands.
A block of approximately 0.89 of a hectare is proposed to accommodate a portion of the
Tovvnlin� Provincially �ignificant V`Jetland, a v�oo�lot an� associated buffers along the ncrth
and west limits of the subject lands. These lands will be rezoned as Open Space — Hazard
Lands and conveyed to the TRCA.
2. Comments Received
2.1 February 25, 2016 Open House, April 11, 2016 Public Information Meeting, and
Written Submissions
An Open House meeting was held on February 25, 2016 to allow area residents to learn
more about the new residential proposal, as well as review and comment on the plans that
the applicant submitted. Two households were represented at the meeting. A Public
Information Meeting was held on April 11, 2016 at which 10 residents attended to provide
their comments regarding the proposed development.
The following is a summary of key concerns and comments:
• commented that the proposal will negatively impact the Rouge Duffins Wildlife Corridor
• requested assurances that the proposed home construction be of a high quality
• commented that the proposed development does not comply with Provincial policies
related to significant wetlands
• expressed opposition to the proposed development as it would result in an increased
water table and damage the hydrology and ecosystem in the area
• the resident at 1950 Woodview Avenue expressed support for the proposed
development provided that the applicant erected a temporary construction fence and
installed a permanent fence upon completion of the project along the southerly property
line of the subject lands
22s
Report PLN 02-17
Subject: Woodview Land Development Corporation
�-.. - . . •.- , .
2.2.1 City of Pickering Engineering Services Department
January 9, 2017
Page 4
• no objection to the proposal subject to the conditions of draft approval provided
• matters with respect to grading and drainage, tree preservation and protection, fencing
details and requirements, and stormwater management details will be further reviewed
at detailed design
• the applicant is required to enter into a subdivision agreement with the City for all offsite
works including the provision of and installation of services, easements, grading,
drainage and other local services
2.2.2 Region of Durham
• the Regional Official Plan (ROP) designates the subject lands as "Living Areas", which
shall be used predominately for housing purposes
• sanitary sewer and municipal water supply is available to service the proposed lots
• a Preliminary Environmental Noise Analysis, prepared by Jade Acoustics Inc., indicates
that sound levels are within Provincial guidelines and that no mitigation is required
• the Stage 1 and Stage 2 Archaeological Assessment, prepared by Amick Consultants
Limited, states that no further archaeological assessment of the pro.perty is required
• staff have reviewed the Phase 1 and Phase 2 Environmental Site Assessments (ESA),
prepared by Golder Associates, which concluded that the reported concentrations of the
contaminants in all soil and groundwater samples taken from the Areas of Potential
Environmental Concern identified in the Phase 1 ESA were below applicable site
standards as of the 2015 certification date
• a D4 Assessment Study, prepared by Golder Associates, concluded that potential
impacts to the site due to landfill gas from the nearby former Beare Road Landfill and to
the site's surface water and groundwater are not considered to be an issue
• the Region has no objection to draft approval of the subdivision plan and has provided
its conditions of draft approval
2.2.3 Toronto and Region Conservation Authority
no objection to draft approval of the subdivision plan subject to the provided conditions
of draft plan approval
no objection to the approval of the zoning by-law amendment application subject to
Block 23 being zoned within an Open Space Hazard Lands Zone and conveyed to the
TRCA at or prior to registration
as a condition of draft plan approval require a restrictive covenant over the rear yards of
Lots 1 to 11, and Lots 20 and 21 adjacent the Open Space Hazard Lands prohibiting
both the removal of the required permanent fences along the lot line and the installation
of gates or other means of access through the fences concurrent with or prior to
registration of the draft plan of subdivision
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Subject: Woodview Land Development Corporation
2.2.4 Durham Catholic District School Board
January 9, 2017
Page 5
no objections to the proposal
the proposed development is within the boundary area of St. Monica Catholic Elementary
School located at 275 Twyn Rivers Drive and St. Mary Catholic Secondary School
located at 1918 Whites Road
2.2.5 Durham District School Board
no objections to the proposal
the proposed development is within the boundary area of Elizabeth B. Phin Public School
located at 1500 Rougemount Drive and Dunbarton High School located at 655 Sheppard
Avenue
3. Planning Analysis
3.1 The proposal conforms to the density provisions of the Pickering Official Plan
The Pickering Official Plan designates the subject lands as "Urban Residential Areas — Low
Density Areas" within the Rouge Park Neighbourhood. Lands within this designation are
intended primarily for housing at a net residential density of up to and including 30 units per
net hectare. The proposed development will result in a density of approximately 24 units
per net hectare, which is within the density range for the lands designated Low Density in
the City's Official Plan.
3.2 Recommended performance standards will ensure the proposal is compatible with
the surrounding neighbourhood
The Official Plan states that in establishing site specific performance standards, regard
shall be had to protecting and enhancing the character of established neighbourhoods by
considering matters such as building height, yard setbacks, lot frontage, and lot area.
These considerations ensure that the proposals are compatible with the existing patterns of
development and facilitate dwelling designs that would maintain the character of the
neighbourhood.
Existing detached lots within the vicinity of the subject lands along Woodview Avenue,
Finch Avenue and Nature Haven Crescent have a variety of lot frontages ranging from
12.0 metres to 18.0 metres. The lot frontages proposed for the subject lands range
between 12.0 metres and 16.9 metres, and are generally consistent and compatible with
the existing surrounding lots.
The applicant proposes a maximum building height of 11.0 metres. Existing zoning for
the surrounding properties provides for a maximum building height that ranges between
9.0 metres and 11.0 metres. City Development staff are satisfied that restricting the
maximum building height to 11.0 metres will result in building heights compatible with the
existing building heights within the immediate area.
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January 9, 2017
Subject: Woodview Land Development Corporation Page 6
The applicant will also be maintaining similar side and rear yard setbacks as properties in
the immediate neighborhood. Staff are of the opinion that the proposed rear yard setback
of a minimum of 7.0 metres will provide for functional rear yards for the future residents, will
accommodate the required catch basins and infiltration swales, and will ensure appropriate
building separation between dwellings.
The proposed lotting pattern and development standards will ensure an appropriate built
form that is compatible with existing developments in the neighborhood.
3.3 The portion of the Townline Provincially Significant Wetlands within the proposal will
be conveyed to the Toronto and Region Conservation Authority
The Rouge Park Neighbourhood Guidelines state that where appropriate, the conveyance
of significant environmental features and their buffers to the City or other public agencies
may be required as a condition of development approval.
The original draft plan of subdivision proposed an Open Space Hazard Lands block of
approximately 0.64 of a hectare consisting of a portion of the Townline Provincially
Significant Wetlands, a woodlot, and a wetland buffer width of 15.0 metres. After discussions
between the applicant and TRCA, the applicant revised the draft plan of subdivision
proposing an Open Space Hazard Lands block of approximately 0.89 of a hectare, and in
most places a wetland buffer width of 30 metres. The extent of the 30 metres wetland
buffer was regularized to achieve appropriate residential lot configuration. TRCA supports
the revised draft plan and Open Space Hazard Lands block. The buffer will be fully
planted, conveyed to the TRCA, and contain Low Impact Development measures such as
bioswales and infiltration trenches.
3.4 Urban Design objectives of the Rouge Park Neighbourhood Development Guidelines
have been addressed
The Rouge Park Neighbourhood Development Guidelines establish goals to ensure lands
are developed in a cohesive, well designed neighbourhood. These goals include that
residential areas feature a variety of housing types of high quality design arranged on
efficient street patterns, which contribute to a lotting pattern and streetscape that are
aesthetically pleasing, diverse, encourage social interaction within a neighbourhood, and
support safe environments.
The six detached lots proposed to front Woodview Avenue establish a strong visual and
physical relationship to the street. The conceptual building elevations demonstrate good
urban design and present an attractive frontage along Woodview Avenue (see Submitted
Conceptual Elevation — Woodview Avenue, Attachment #4).
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Report PLN 02-17
Subject: Woodview Land Development Corporation
January 9, 2017
Page 7
3.5 Matters identified by area residents have been addressed by the applicant
The resident immediately to the south at 1950 Woodview Avenue requested that temporary
fencing during construction as well as permanent fencing be installed along the southerly
limits of the development. As a condition of draft plan approval, the applicant will be
required to submit a construction management plan, which will address matters such as,
but not limited to, details of erosion and sedimentation control during construction, parking
of construction vehicles, storage of construction and building materials, location of
construction trailer, type and timing of construction fencing, and mud and dust control on all
roads within and adjacent to the site. Also as a condition of approval, the applicant will be
required to install a 1.8 metre high permanent privacy fence along the developable part of
the lot line shared with the existing residential use to the south.
Another area resident expressed opposition to the proposal as it would result in an increase
in the level of the water table in the area, and damage the hydrology and ecosystem of the
area. The Preliminary Hydrogeological Investigation Study, prepared by Golder Associates,
concluded that the proposed development will have no impacts on the adjacent Townline
Provincially Significant Wetlands, or on the level of the water table in the area. The
Environmental Impact Study prepared by Beacon Environmental dated Septembe.r 2016
states that the combination of the proposed 30 metre buffer from the wetland and 10 metre
buffer from the woodlot dripline will protect the wetland and its function, and the wildlife and
plants present in the valley. Both buffers are acceptable to the TRCA.
3.6 The proposed lotting pattern, house siting and grading will result in the removal of
existing trees
The applicant has submitted a Tree Inventory and Preservation Plan, which surveyed and
evaluated existing trees on the subject lands. The applicant proposes to remove a number
of trees due to the proposed lotting pattern, house siting and grading required to develop
the lands for residential purposes. As a condition of draft plan approval the applicant will
be required to compensate the City for the loss of tree canopy through either payment of
cash-in-lieu and/or replanting.
3.7 Technical matters will be addressed as conditions of subdivision approval
To ensure appropriate development, the City, Region and agency requirements have been
provided as conditions of approval for the subdivision application. Technical matters to be
further addressed include, but not limited to:
• construction management/erosion and sediment control
• stormwater management
• on-site grading
• site servicing
• fencing
• street tree planting and tree compensation
• payment of cash-in-lieu of parkland dedication
• Rouge Park Neighbourhood Study cost sharing
• conveyance of Open Space Hazard �ands to the TRCA
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Report PLN 02-17
January 9, 2017
Subject: Woodview Land Development Corporation Page 8
The conditions of approval set out in Appendix I to this Report, address these (and other)
matters. It is recommended that Council endorse these conditions.
3.8 Staff recommend that a zoning by-law amendment be finalized and forwarded to
Council for enactment
The applicant is requesting to rezone the subject lands from an "A" — Agricultural zone to
an appropriate residential zone category to facilitate the proposal. Staff supports the
rezoning application and recommends that the site specific implementing by-law, as set out
in Appendix II, be forwarded to Council for enactment.
3.9 Applicant's Comments
The applicant supports the recomrnendations of this report.
Appendices
Appendix I Recommended Conditions of Approval for Draft Plan of Subdivision SP-2015-07
Appendix II Recommended Draft Zoning By-law
Attachments
1. Location Map
2. Original Submitted Draft Plan of Subdivision
3. Revised Submitted Draft Plan of Subdivision
4. Submitted Conceptual Elevation — Woodview Avenue
233
Report PLN Q2-17
Su��ec�: Waod�view Land Development Car�oration
Prepared By.
�' � � �' � �'; .�
, �
Debflrah Wyli�, MGIP, RF�P
Princi�a! �lanner � Development Revi�w
� ���� ,�
Nilesh Surti, MCIP, RPP
Man2�ger, Development Review
& Ur�an �esign
DW:Id
R�comm�nded for the cor�sideratian
of Pickering City Councii
; � 1 �j
I-' ., � � .'r i
� 1 � '�f f > y.., - �.
Tony Prevedel, P.Eng.
Ghief Ac�ministrative 4ffic�r
234
January �, 2(317
Apprv�ed/Endorsed �y:
> :; �r�� , - ;% ;% �.�
, ,; .
Catherin� Rvse, MCIP RPP
Chi�f Planner
`'�� �� r'=� .?�
Kyle Bentley, P.Eng.
Director, City De�relopment & CBC3
� __ _ , r � -�`� r ��
Pag� 9
�, . . - . ,
-�• ' i
• • - r • • • r • � • • •
for Draft Plan of Subdivision SP-2015-07
235
Recommended Conditions of Approval for
Draft Plan of Subdivision SP-2015-07
General Conditions
1. That the Owner shall prepare the final plan generally on the basis of the draft plan of
subdivision prepared by Malone Given Parsons, identified as project number 15-2341,
dated November 19, 2015, and revised September 6, 2016, which illustrates 21 detached
lots, 1 future development block (Block 22), open space hazard lands to be conveyed to the
Toronto and Region Conservation Authority (Block 23), 0.3 metre reserves (Blocks 24, 25,
and 26), and a road.
Subdivision Agreement
2. That the Owner enters into a subdivision agreement with and to the satisfaction of the City
of Pickering to ensure the fulfillment of the City's requirements, financial and otherwise,
which shall include, but not necessarily be limited to the conditions outlined in this
document.
40M-Plan
3. That the Owner submits a Draft 40M-Plan to the satisfaction of the City Development
Department.
Zoning
4. That the implementing by-law for Zoning By-law Amendment Application A 16/15 becomes
final and binding.
Street Narnes
5. That street names and signage be provided to the satisfaction of the Region and the City.
Development Charges & Inspection Fee
6. That the Owner satisfies the City financially with respect to the Development Charges Act.
7. That the Owner satisfies the City for contributions for development review and inspection
fees.
Stormwater
8. That the Owner satisfies the Director, Engineering Services respecting the stormwater
drainage and management system to service all the lands in the subdivision, and any
provision regarding easements.
9. That the Owner satisfies the Director, Engineering Services for contributions for stormwater
management faciiities maintenance fees.
10. That the Owner agrees to cost sharing for downstream stormsewer oversizing and/or
quality control measures will be addressed in the subdivision agreement.
236
Recommended Conditions of Approval Page 2
(SP-2015-07 — Woodview Land Development Corporation)
11. That the Owner satisfies the Director, Engineering Services that all stormwater
management facilities, and erosion and sedimentation control structures are operating, and
will be maintained and in good repair during the construction period.
Grading
12. That the Owner satisfies the Director, Engineering Services respecting the submission and
approval of a grading control plan.
13. That the Owner satisfies the Director, Engineering Services respecting the submission and
approval of a geotechnical soils analysis.
14. That the Owner satisfies the Director, Engineering Services respecting authorization from
abutting landowners for all off-site grading.
Fili & Topsoil
15. That the Owner acknowledges that the City's Fill & Topsoil Disturbance By-law prohibits
vegetation or soil disturbance, vegetation or soil removal or importation to the site unless a
permit has been issued. No on-site works prior to draft plan approval is permitted. A Fill &
Topsoil Disturbance Permit will be required should vegetation removal or grading works
proceed prior to the subdivision agreement being executed.
Construction/lnstallation of City Works & Services
16. That the Owner satisfies the Director, Engineering Services respecting the construction of
roads, storm sewers, sidewalks and boulevard designs through a site servicing plan.
17. That the Owner satisfies the City respecting arrangements for the provision of all services
required by the City.
18. That the Owner satisfies the appropriate authorities respecting arrangements for the
provision of underground wiring, street lighting, cable television, natural gas and other
similar services.
19. That the Owner agrees that the cost of any relocation, e�ension, alteration or e�raordinary
maintenance of existing services necessitated by this development shall be the
responsibility of the Owner.
Phasing and Developr�ent Coordination
20. That if this subdivision is to be developed by more than one registration, the Own�r will be
required to submit a plan showing the proposed phasing, all to the satisfaction of the
Region of Durham and the City.
21. That the Owner satisfies the City with respect to the disposition of future development
Block 22 which accommodates a temporary turning circle and will be a detached lot when
adjacent lands to the south are developed and that this block will be maintained to the
satisfaction of the City until such time as Block 22 is disposed of to the satisfaction of the
City.
237
Recommended Conditions of Approval
(SP-2015-07 — Woodview Land Development Corporation)
Dedications/Transfers/Conveyances
22. That the Owner conveys to the City, at no cost:
(i) Blocks 24, 25, and 26 for 0.3 metre reserves; and
(ii) all road allowances with the proper corner roundings and sight triangles.
23. That Block 23 (Open Space Hazard Lands) be conveyed to the Toronto and Region
Conservation Authority (TRCA) for the nominal sum prior to or at registration of the
subdivision.
Easements
24
25
That the Owner conveys to the City, at no cost, any easements as required and any
reserves as required by the City.
Page 3
That the Owner conveys any easement to any utility provider to facilitate the installation of
their senrices in a location(s) to the satisfaction of the City and the utility provider.
26. That the Owner arranges, at no cost to the City, any easements required on third party
lands for servicing, and such easements shall be in a location as determined by the City
and/or the Region and are to be granted upon request any time after draft approval.
27. That the Owner satisfies the Director, Engineering Services with any required easement for
works, facilities or use rights that are required by the City.
Construction Management Plan
28. That the Owner makes arrangements with the City respecting a construction management
plan, such Plan to contain, among other matters:
(i) details of erosion and sedimentation controls during all phases of construction and
provide maintenance requirements to maintain these controls as per the City's
Erosion & Sediment Control Guideline for Urban Construction;
(ii) addressing the parking of vehicles and the storage of construction and building
materials during servicing and house construction, and ensuring that such locations
will not impede the flow of traffic or emergency vehicles on existing streets,
proposed pubfic streets, or the right-of-way to abutting properties along Woodview
Avenue;
(iii)
(iv)
i�)
(vi)
assurance that the City's Noise By-law will be adhered to and that all contractors,
trades and suppliers are advised of this By-law;
the provision of mud and dust controf on all roads within and adjacent to the site;
type and timing of construetion fencing and existing trees ta be retained;
location of construction trailers; and
(vii) details of the temporary construction access.
238
Recommended Conditions of Approval
(SP-2015-07 — Woodview Land Development Corporation)
�
•_•- •
29. That the Owner satisfies the City with respect to the provision of temporary fencing around
the entire perimeter of the subject lands during construction, prior to the commencement of
any works.
30. That the Owner agrees to install, to the satisfaction of the City and the TRCA, the following
permanent fencing:
(i) chain link fence along the lot lines adjacent to Block 23 (Open Space Hazard Lands)
which includes the rear lot lines of Lots 1 to 11, and 20 to 21, including the side and
north lot line of Lot 21; and
(ii) 1.8 metre high permanent privacy fence along the developable portion of the limit of
the subject lands shared with the existing residential use to the south.
Landscaping
31. That the Owner satisfies the Director, Engineering Services respecting the submission and
approval of a street tree-planting plan.
32. That the Owner satisfies the Director, City Development & CBO with the submission of a
tree preservation plan which will illustrate the protection of trees and other natural features
where appropriate, with specific attention to preservation in all public open spaces prior to
the approval of a preliminary grading plan.
Tree Compensation
33. That the Owner agrees that prior to final approval of the draft plan, or any phase thereof,
compensation for the loss of tree canopy will be required either through cash-in-lieu and/or
replanting. Compensation will be required for the removal of all trees that have a caliper of
15 centimetres or greater. Where compensation through replanting is being considered,
the applicant will be required to provide four copies of a Tree Compensation Planting Plan
to the satisfaction of the Engineering Services Department, illustrating the proposed
plantings. Based on the Tree Inventory and Preservation Plan submitted, 61 trees are
required for compensation. Deciduous trees shall have a minimum cafiper of 60 millimetres
and coniferous trees shall have a minimum height of 1.8 metres. Should the site not
provide adequate space for the planting of all 61 trees, cash-in-lieu will be required at a
cost of $500 per tree. Should the compensation planting take the form of naturalization of
the buffer area and smaller sized plant material is more suitable, the City will determine the
total quantity of smaller plant material required for compensation.
. .-
34. That the Owner ensures that the engineering plans are coordinated with the
str�etscap�lsiting ar►d ar�hitectural control statement, and further, that the engineering
plans coordinate the driveway, street hardware and street trees to ensure that confficts do
not exist, asphalt is minimized and all objectives of the streetscape/siting and architectural
control guidelines can be achieved.
239
Recommended Conditions of Approvai
(SP-2015-07 — Woodview Land Development Corporation)
Page 5
35. That the Owner satisfies the City respecting the submission of appropriate engineering
drawings that detail, among other things: City services; roads; storm sewers; sidewalks; lot
grading; streetlights; fencing and tree planting; and financially-secure such works.
Inspection Fees
36. That the Owner satisfy the City of Pickering for contributions for development review and
inspection fees.
Parkland Dedication
37. That the Owner satisfies the City with respect to the payment of cash-in-lieu in accordance
with the parkland dedication requirements of the Planning Act.
Fire
38. That the Owner agrees that no development will proceed on any land until adequate
services are available including adequate water pressure to the satisfaction of the City's
Fire Services Department.
Cost Sharing
39. That the Owner submit to the City of Pickering a certified cheque in the amount of
$1,294.50 payable to Vee-an Management Inc., and a certified cheque in the amount of
$1,294.50 payable to Nicou Inc., to cover the cost sharing required for the Rouge Park
Neighbourhood Study.
Model Homes
40. That the Owner enters into a model home agreement with the City, if applicable for this
draft plan.
Canada Post
41. That the Owner, through the approval of the Utility Coordination Plan for the location,
enters into an agreement with Canada Post Corporation for the provision of a Community
Mailbox including technical specifications, notice requirements and financial terms.
42. That the Owner agrees to determine and provide a suitable temporary Community Mailbox
location, if required, to the satisfaction of the City.
Other Approval Agencies
43. That any approvals which are required from the Region of Durham or any utility for the
development of this plan be obtained by the Owner, and upon request written confirmation
be provided to the City as verification of these approvals.
240
Recommended Conditions of ,4pproval Page 6
(SP-2015-07 — Woodview Land Development Corporation)
Plart Revisions
44. That the Owner acknowledges and agrees that the draft plan of subdivision and associated
conditions of approval may require revisions, to the satisfaction of the City, to implement or
integrate any recommendation resulting from studies required as conditions of approval.
45. That the Owner revises the draft plan, as necessary to the satisfaction of the City, to
accommodate any technical engineering issues which arise during the review of the final
engineering drawings. Required revisions may include revising the number of residential
building lots or reconfiguring the roads or lots to the City's satisfaction.
46. That the Owner agrees to implement the requirements of all studies that are required by the
City for the development of this draft plan of subdivision to the satisfaction of the City.
241
Appendix II to
Report PLN 02-17
Recommended Draft Zoning By-law
for Zoning By-law Amendment Application A16/15
242
Th� Corporatian of the City of Pickering
By-1 ��r Nc�. X7�XXI17
Bei�ng a By-law to am�nd Restrict�d Area (Zanang} By-Iaw 3036, as
amended, tc� irr�plement the 4ffici�l Pfan of the City of Pickering,
Region of Durham, Park af L.ot 10, Plan 329 (A � 6�15)
Whereas the Council af The Corporation of the City of Pickering received ar� appl�cation
to rezane the subject �ands being Part of Lot 10, �'lara 329, in tl�e City of Picic�ring ta
permit the development of 21 lots for detached dwellings and an opero space block;
And whereas an am�r�dment to Zaninc� By-iaw 303�, as amended, is rec�uired to permit
5UCi1 t.�S�S;
Naw therefare the Council of The Corporation of tC�e City vf Pickering her�by enacts as
fal�ovvs:
Sehedule 1
Schedule l to this By-law with natatians and ref�renc�s showr� th�r�an is hereby
declared to be part of this By-law.
2. Are� Restricted
The pra�isi�ns �f tl�is By-1aw shall ap�ly to thase lands in Part oi� Lat � 0, Plan 329
in the City of Pickering, desi�nated "S1-15", `"�3-17" �r�d "4S-HL" on Sch�dufe I
to this By-%awv.
3. Gen�ral Provisi�vns
�la building, structure, land or park ther�;r�f shalf hereaftef be used, occupted,
erect�;d, moved or structuralfy aotered exce,�t in confarmity with the provisians of
this By-faw.
4. Definitions
In this By-law,
(1) "Acces�ory" means � use or building naturally or no�mally incidental ta,
subordinate to or exclusively de�c�t�d to � principal use or bui9ding and
loca#ed on the �ame lc�t as the principal use or building.
(2) "Balcony" means �r� a#ta�h�d covered ar ur►covered platForm prajecting
from the face of an exterior wai9, including abov� a porch, whicn i� �anly
directiy accessible fram within a building, usually surraunded by a
balustrad� or railing, and does not haWe direct exterior access tc� grade.
243
6y-1aw Na. XXX5C11 �'
Page 2
(3} "Bay, Bow, Box Windo�i' m�ans a window that prc�trudes from the main
wall, u�ualFy ba�n+ed, cant�d, polygonal, se�mental, sernicircul�r or square
sidecf with windaw on fronf face in pl�n; one ar more st4reys in I�eight,
which may ar may �ot include a four�dation; may or may nQt include a
windaw seat; and may includ� a�oflr.
��} "D��k" me�,ns a raised pla�form attached to th� �xterior wafl of a building
�nd wdth direct access fr�m w�thin a building ar�d from grade.
(5) (a} "Dwel�ing" r�►eans a building or part of a buildir�g cantain�ng one ar
more dwelling units, but does not include a mobile hora�e or �railer;
(b} "Dweiling, �]etached" means a single �welling wh�ch is freestanding,
ss}�arate and detached from ather main bcaildEngs or str�ctures;
(c} "Dwe9ling Unit" means or�� or more habitab6e roams occupied ar
capable of being occu�ied as a single, independent, ar�d sep�rate
h�uselceeping unit containing � separ2+te kEtci�en and sanitary �'�cilities.
(�6) "Grade" means, when used with reference to � building, the avera�e
e6ev�tior� 4f the fdnished surFace of the graund where it meets the exterior
o� the front of svch buildings a�nd wh�n used with referenc� ta a structure
shall m�e�n the av�rag� �levation of the fiirrished su�fac� of the ground
immediately surrauncfing such structure, excfusive in both c�ses raf any
arkificial embankment.
(�} "H�ight, Dwelling" means the +�ertical distance between the e�tablished
grad�, at t�e firont of the h�us�, and in tY�e c�se of a flat raof, the highest
point af the roaf surFace or �ar�pet w�ll, or in the case af a r�ansard roof
the deck fine, or in the case of a ga4aled, hip or garrrbrel raofi, th� m�an
height between eaves anaf ridge,
(8) (aj "�Lot" rneans an area of iand fronting on a street which is uset� or
intended to be used as the site c�f a building, or group of buildings, as
the �ase may b�, tog�ther ►rvith any accessory buildings c�r structures,
or a publie park ar open spac� area, regardl�ss of wh�ther or n�#
such lat canstitutes the whol� of a Ic�t c�r b{�ack an � registered piar� of
subd�vision;
(b) °Lot Area" means the total horizantal ar�a within the !ot lines of a lat;
(c) "Loi Frontage" me�ns th� width c�f a Iot between the side dot lines
measure�d along a lin� parallei fi� and 7.5 metres distant fr�m the
front lot lin�;
(9) "Porc�" m�ans a r�ofi�d deck +�r port�cc� structur� attached to the exteriQr
wall +�� � building. A basemenf may be locaied under �he �c�rch,
244
By-law No. X?�XXI� 7
Page 3
(1 a} "Priv�te Gar��e" rneans an er�closed or partially �nclosed structure for th�
storage of c�ne �r rnore vehi�les, in wY�ich structure no �usiness �rr service
is conducted fQr profit ar ath�rwis�e.
�11 }"Resource Managerr�ent" rne�ns the presenration, pro�ection and
improvemer�t of the natural environment thraugh comprehensiWe
mar�agement and maintenar�c�, under �rofessianal �irectic�n far bc�th the
individual and soci�ty's u��, �bath in the pr�s�nt and th� future, and shafl
also rne�n the continubus prc�tection af wp�ad o� wc��d pra�uct�, the
provision of praper envirc�nmental �anditic�n� for wi9dlife, �he protectipn
against floods and erosior�, t�e prot�ction and productiar� af water supplies
and the p�eseruatian �f the recreational r�s�iurc�;
(12j "'Wall, Front" means the wall of the dweVling closest to the front lot line.
(13} (�) "Y�rd" means an area a� land which is appurt�nant to and loc�ted on
the same lot as a building or structure �nd is a��n, unco�ered, and
unaccupied abave gr�und except for such accessory 4uildings,
structures, or ather uses as �re sp�ci#ically permitl�d ther�on;
�b) "Fror�t Y�rd" means a yard exten�ing across the full width of a lo�
betw�en the fronf Iot line of the lot and ih� nearest waEl of the ne�rest
rnain building or structure on the lot;
(c} °Frant Yard Depth" means the shortest horizontal dim�nsion of a
firont yard c�f a lot betvdeen the frc�nt lot line and the �nearest wall of the
near�st main building or structure on the lot;
(d) "Rear Yard° rr��ans a yard extendin� across the full widt#� af a lo#
between the rear lot lin� of tk�� lot, or where there is no rear lot line,
the junction point of the sicke lat lines, an� th� nearest wall ofi the
near�st main kauilding ar �tructure on the lot;
�e) "Rear Yard Depth" mean� the short�:st hori�or�t�l dimension of a r�ar
yard of a lot betwe�n th� r�ar lat iin� o� the Ic�t, ar where there is r�o
rear 1ot lin�, the juhction point of th� s�de Iat lines, an� tha nearest
wall af the r�earest main bu�lding �r structur� on thre lat;
(�} "Side Yard" means a yard c�f � Int �xtending frc�m the frQnt y�rd tQ the
re�r yard, and �ram the sy�fe iot line to the n�arest wall of the n�ares�
main building or structure on fih� lot;
(g) "Side Yard Width" means the shortest horizontal dimer�sion flf a side
yar� of a lo# '�etw�en the side I�it I�ne and the n�ar�st wa1E of the
near�st main buildin� c�r �tructure on tFte lot;
245
By-1aw Na. XXkX/17
5
zas
Page 4
(I�) "Flankag� Side Yard" me�ns a s�de yard immediately adjorning a
street or abutting on a reserve on the opposite side of which is a
street;
(i) "F'lankage Side Yard Width" means the shorkest hari�ontal dimensiar�
of a fkankage side yard of a!ot between the lot fine adjoining a street
or abutting on a r�:ser�e on the apposite side of which is a street, and
the nearest wall o� the nearest main building or structure on the lot.
Provisions
(�} Uses Permitt�d (��S1-�5" and "53-17'° Zones}
(a) No perst�n sh�ll within the lands zon�d "51-15" and "53-17" on
Scheduie I to this E�y-law, use any IQt or erect, alt�r, or use any
building or structure far any purpcase except the fc�llawint�:
f F} Detached C�welling
(iij Access�ry structure
(2) Zon� Requirements ("'51-15" and "�3-17° Zc�r��s)
Na p�rson si�all within the lands zoned °'S1-15" and "��-1'7" on Schedule I
to this By-law, use any lot a� er�ct, �Iter, or use �ny b�ilding except in
accordance with th� follow3r�g pravisions:
(a}
ib)
�C}
fd)
Lot Frontage
(minimum}
Lat area
(rninimum)
Front Yard aepth
(mir�imum)
�ide Yard �epth
(minimumy
(�} F�e�r Yard D�pth
(rninimum)
�f� Fl�nicag� Y�rd
Dep�h (minimum}
"S1-15" Zone
� �.� metres
450 square metres
"53-17° Zone
� 2.f1 metres
35(? square metres
4.0 metr�s
1.2 rnetres on Qr�e
1.2 metres side and 0.6 metres
on the ather s�de
7.a metres
2.7 metres
�y-law Nn. XXK1�1�7
��)
(gj Buildang H�ig�#
(maximum)
(h} Park�ng
Requirements
fminimum)
(i) Driveway Width
(maxhmumj
Page 5
"S1 �15" Zone I "53-17" Zone
11.0 metres
2.� parking spac+�s per dwelling unit
�.0 metres
{j) Garage Minirnum 1 pri+�ate �arag�e per Iot attached to
F�et�uiremants the m�in building, the v�hicular entr2,nce of
whicn shall ae lacated not less than
6.0 metres from the front lot line
(k) Interior Garage A pri�ate garage shall have a rninimum width
Size (mir�imumj of 2.9 metres and a minimum depth Qf 6.0
metres provaded, �awever, the width may
include 1 interior st�p and th� �iepth may
inc�ud� 2 int�rior st�ps
(f� Garag� Prr�j@ctic�n I Maximum 2.� m�tre� beyond the w�ll
containEng the main entr�nce to the dwal{ing
unit, except wher� a covered �nd t�nenclosed
pc�r�h extends � minimum �f 1.8 m�tre� from
the wall containing the main entrance tQ the
dwelling unit, in wl�ich ease no p�rt of any
attached private garage shall extenc� mare
I than 3.0 m�tres beyond the v�rall cantaining
ti�e main entra�ce to the dweVling unii
Special Provisions ("S1-15" and "53-1�" Zcan��}
(a} Praj�ections such as window sills, chimney breasts, fireplaces, belt
courses, cornices, pilasters, ea�ves, eave troug�s and other similar
archi#ectural featur�s may be permi�ted in ar�y r�quired y�rd,
pravid�d that n�a suc'� feature prajects into the r�quired y�rd more
fihan �.6 metr�� or half �k�� distar�ce of �he requir�d yard, which�ver is
less;
�b) A porch, uncouered deck or balcony may encroach into any r�quired
frant yard tc� a rnaxirr�um of 2.0 m�tres;
�c} A pc�rch, uncovered deck or balcony may encroach inta any required
flankage yard fio a maximum of 2.0 metres or half fihe disfiance ofi t�e
required yard whichev�:r is less;
247
�y-law No. X�CKXl17
Pag� 6
(d) A pc�rch or uncavered deck rriay encroach into any requir�d rear yard
to a maximum of 2.0 metres;
(e) Stairs ta a porch or unco�ered deck may encra�ch ta within 0,3 0� a
� metres af the front lat li�� ar flar�kage lat line; to within 1.0 metre a� a
rear �ot line; �nd ta wit6�in fl.6 metres of a side lo� line; and
(t� A bay, box or bgw window, with ar without fQUndatian, ha�ing a
maximum width af 4.� metres may encroach i�ta any required yard to
a maxim�m of 0.6 metres or haCf the distance of the required yard,
w�ichever i� less.
(4) Us�s Permitt�d ("OS-H�." Z�n�}
(a� Na person shall within the Iands zoned "QS-HL" on Schedul� I to
this By-faw, use any lot or erect, al�er, ar use any building or
structur� for any purpose except �he f�llowing:
{i� pres�rvafiion and cons�rvafiiort of the natural environment, soil
and wildlif�;
�ii} resaurce m�n�gement;
4iii) ped�strian trails and w�lkways.
(b) Zor�� Req�irements �"C?S-HL" Zone)
Na buildings ar str�ctures shall b� permitted #d be erected, nor sha11
the �lacing or remoWal of filf be permitted, except where buiidir�gs or
str�ctures are �rsed �nly for purposes af faood and erasion ccrntrol,
resourc� management, ar pedestrian traii and wa{kway purpc�ses.
6. Mode! Hame�
(1 } Despite the pravisions of Seeti�n 6.1 of By-�aw 30�6, as amended, a
maximum of 2 modet homes, taget�er with not fewer thar� 2 parkir�g
sp�aces per Model Home, may be cor�structed vn #he lands zoned °'S1-15"
and "53-�7" as set out in Schedu4e I attached t� this By-law pri�r to the
divisfon of �ha�e lands by reg�stra�ions of a pEan c�f subdivision or f�nd
division;
{2} Far the purpose of this By-law, "Madel Home" sh�ll nnean a dweiling �unit
which is nat use� f�r residential pu�,ose, but whic�r is used exclusively for
sales, dispiay and marketing �urpases purs�ant to ar� agr�ernent with the
City of Pickerang.
2ae
By-�aw No. xxxxr17'
7. B�-law 3(l36
Page 7
By-faw 3036, �s amended, is hereby furfher arr�end�d only tca the exte�t
necessary to giue effect to the provisic�ns �f this By-C�w as it applies to t�e area
set aut in Sche�ul� I to th�s By-I�w. Definitions and subj�ct matters not
spec�fic�lly dealt with in this By-law shall be governed by r�levant provisio!ns of
By-I�w 343�, as amended.
$. �ffecti�ve �ate
This By-law shall come into farc� in accord�nc� with the provisions of th�
Planning Act.
By-law passed #his XX day of XXXX, 2417.
��� �
David Ryan, M�yor
D�bbi� Shields, City Cf�rk
zas
SCH�C]U�E I �'C3 BY-LAW
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�;�w Original Submitted Draft Plan of Subdivision
`�"""e �� FILE No: SP-2015-07 and A 16/15
PICKERING APPLICANT: Woodview Land Development Corporation
City Development PROPERTY DESCRIPTION: Part of Lot 10, Plan 329 (1952, 1958 & 1960 Woodview Ave
Department
FULL SCA COPIES OF THIS PLA ARE A A ABLE FO IEWI THE CI F PICK R G
CITY OEVELOPMENT DEPARTMENT.
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ll., � APPLICANT: Woodview Land Development Corporation
City Development
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DATE: Dec. 9, 2016
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Submitted Conceptuai Elev�tion = Woat�view Arren�e
FILE No: 5P 2d15-�5 ar�d A16%15
APPLlCANT: INood�iew Land �e�elopmeni Corporation
PRUPERTY aESCRIPTIOM: Part of Lot 10, Plan 3�9 (19�2, 1958 & 196t? Woodview A�venue
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