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HomeMy WebLinkAboutFebruary 6, 2017c;./yo/ DICKERING Planning & Development Committee Agenda Monday, February 6, 2017 Council Chambers 7:00 pm Chair: Councillor Ashe Anything highlighted denotes an attachment or link. By clicking the links on the agenda page, you can jump directly to that section of the agenda. To manoeuver back to the agenda page use the Ctrl + Home keys simultaneously, or use the "bookmark" icon to the left of your screen to navigate from one report to the next. For information related to accessibility requirements please contact: Linda Roberts 905.420.4660 extension 2928 Iroberts©pickering.ca Cde, DICKERING Planning & Development Committee Agenda Monday, February 6, 2017 Council Chambers - 7:00 pm Chair: Councillor Ashe Part A — Information Reports Pages Subject: Draft Plan of Subdivision Application SP -2016-04 1-11 Zoning By-law Amendment Application A 13/16 702153 Ontario Limited Part Block M, Plan 418 and Block 25, 40M-1366, (527 Gillmoss Road) Part B - Planning & Development Reports 1. Director, City Development & CBO, Report PLN 03-17 Draft Plan of Subdivision Application SP -2016-02 Zoning By-law Amendment Application A 10/16 Frontdoor Developments Inc. Block 111, Plan 40M-1413, (2090 Duberry Drive) Recommendation 12-36 That Draft Plan of Subdivision Application SP -2016-02, submitted by Frontdoor Developments Inc., on lands being Block 111, Plan 40M-1413, to establish a residential plan of subdivision consisting of 40 lots for detached dwellings fronting a public road, as shown on Attachment #2 to Report PLN 03-17, and the implementing conditions of approval, as set out in Appendix I, be endorsed; and 2. That Zoning By-law Amendment Application A 10/16, submitted by Frontdoor Developments Inc., to implement the Draft Plan of Subdivision SP -2016-02, on lands being Block 111, Plan 40M-1413, be approved, and that the draft Zoning By-law Amendment as set out in Appendix II to Report PLN 03-17 be forwarded to Council for enactment. (III) Other Business (IV) Adjournment For information related to accessibility requirements please contact: Linda Roberts at 905.420.4660 extension 2928 or Iroberts@pickering.ca PICKERING Information Report to Planning & Development Committee Report Number: 01-17 Date: February 6, 2017 From: Catherine Rose Chief Planner Subject: Draft Plan of Subdivision Application SP -2016-04 Zoning By-law Amendment Application A 13/16 702153 Ontario Limited Part Block M, Plan 418 and Block 25, 40M-1366 (527 Gillmoss Road) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Zoning By-law Amendment and Draft Plan of Subdivision, submitted by 702153 Ontario Limited, to permit a residential development. This report contains general information on the applicable Official Plan and other related policies, and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. Planning & Development Committee will hear public delegations on the applications, ask questions of clarification and identify any planning issues. This report is for information and no decision is to be made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description The subject lands are located on the south side of Gillmoss Road, west of the Canadian National Railway (CNR) corridor and east of Rosebank Road within the Rosebank Neighbourhood (see Location Map, Attachment #1). The subject lands have an area of approximately 0.89 of a hectare with approximately 81.0 metres of frontage along Gillmoss Road. The property contains a detached dwelling and an accessory structure, which are intended to be demolished as part of the redevelopment of the property. Surrounding land uses to the north, south and west include low density residential development consisting of detached dwellings. To the east, across the CNR corridor, is the Petticoat Creek Conservation Area (see Air Photo Map, Attachment #2). 3. Applicant's Proposal The applicant is proposing a residential development consisting of 11 lots for detached dwellings. Nine Tots are proposed to front onto an internalpublic road and two Tots are proposed to front onto Gillmoss Road (see Submitted Draft Plan of Subdivision, Attachment #3). The proposed lots will have lot frontages ranging between approximately 10.6 metres and 35.0 metres, and lot areas ranging in size between approximately 1 Information Report No. 01-17 Page 2 305 square metres and 806 square metres. The internal public road will have a right-of-way width of 18.0 metres, and is proposed to extend from Gillmoss Road southward terminating at a turning circle at the south end of the subject lands. A reserve block, between the proposed street and the CN railway track, is also proposed and will be conveyed to the City. 4. Policy Framework 4.1 Durham Regional Official Plan The Regional Official Plan (ROP) designates the subject lands as "Living Areas". The "Living Areas" designation shall be used predominantly for housing purposes. The plan also states that lands within the Living Areas designation shall be developed in compact form through higher densities and by intensifying and redeveloping existing areas. The applicant's proposal conforms to the policies and provisions of the ROP. 4.2 Pickering Official Plan The lands are within the Rosebank Neighbourhood and are designated "Urban Residential — Low Density Areas", which provides for housing and related uses. This designation permits a density of up to and including 30 units per net hectare. The proposal has a density of approximately 17.5 units per net hectare. The Official Plan states that in establishing 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 coverage, access to sunlight, parking provisions and traffic implications. Details of the applications will be assessed against the policies and provisions of the Official Plan during the further processing of the applications. 4.3 Rosebank Neighbourhood Development Guidelines The subject properties are situated within Design Precinct No. 3 of the Rosebank Neighbourhood Development Guidelines. Residential development within this precinct shall be limited to single -detached and semi-detached dwellings. New lots created within this precinct for detached dwellings shall have minimum lot frontages of approximately 15.0 metres and minimum lot depths ranging between approximately 30.0 metres and 36.0 metres. The applicant's proposal will be reviewed against the requirements of the Rosebank Neighbourhood Development Guidelines. 4.4 Zoning By-law 2511, as amended The subject properties are currently zoned `R3' — Third Density Residential Zone within Zoning By-law 2511, as amended. The current zoning permits detached dwellings with a minimum lot frontage of 18.0 metres and a minimum lot area of 550 square metres. 2 Information Report No. 01-17 Page 3 The applicant has requested that the subject lands be rezoned to `S4' — Residential Single Detached Dwelling Four Zone. A Zoning Provisions Comparison Chart and map summarizes the existing `R3' zone and the `S4' zone standards immediate north of the subject lands (see Zoning Provisions Comparison Chart, Attachment #4, and Zoning Map, Attachment #5). 5. Comments Received 5.1 Resident Comments The resident at 657 Dunn Crescent, the property owner immediately to the south of the subject lands, has verbally expressed the following concerns: • concerned with the Toss/removal of existing mature trees.on the subject lands • requested additional information regarding the City's future plans for extending Dunn Crescent further north • requested assurance that their property will not be negatively impacted by grading and storm drainage from the developed site • advised that they currently maintain Block 25, which forms part of the rear areas of proposed Lots 10 and 11, and requested further clarification regarding ownership and future maintenance of this parcel of land The resident at 633 Dunn Crescent, located at the southerly end of Dunn Crescent, has verbally indicated a concern regarding current draining issues on this property, and is concerned that the redevelopment of the subject lands may further worsen existing drainage issues within the neighbourhood. 5.2 Agency Comments Region of Durham • as of the writing of this report, no comments or concerns have been received Durham District School • no objection to the development proposal Board • approximately 6 elementary students could be generated from the proposed development • pupils generated by the development will attend existing school facilities Durham Catholic District • no objection to the development proposal School Board • student generated from this development will attend Father Fenelon Catholic Elementary School and St. Mary's Catholic Secondary School Metrolinx (Go Transit) • the subject property is located immediately adjacent to the Lakeshore East Rail Corridor • residential buildings are required to have a minimum setback of 30 metres in combination of a safety barrier (standard requirement is a 2.5 metre high earthen berm) 3 Information Report No. 01-17 Page 4 • based on the proposed draft plan, it appears that the minimum 30 metres setback will not be achieved particularly for Lots 3 and 4 • the submitted plans do not indicate that such a barrier is being contemplated and requests a rationale for no safety barrier along the east property line • requests revised noise and vibration study to address noise generated by diesel trains, reduced residential setback from the railway corridor, and additional vibration analysis • the applicant will be required to include noise warning clauses the subdivision agreement and agreements of Purchase and Sale or Lease of each dwelling unit within 300 metres of the railway right-of-way Toronto and Region • no objection to the proposal Conservation Authority 5.3 City Departments Comments As of the writing of this report, no comments or concerns have been received from Engineering Services Department. 6. Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: , • reviewing the proposal against the minimum lot frontage and lot depths requirements within the Rosebank Neighbourhood Development Guidelines • ensuring that the proposal satisfies Metrolinx's requirements with respect to minimum building setback requirements from the CNR corridor, safety berm/barrier requirements along the east property line, and additional noise and vibration analysis • ensuring appropriate zoning performance standards are implemented to facilitate dwelling designs that are in keeping with the character of the surrounding residential community • reviewing grading and drainage details to ensure adjacent properties are not impacted • ensuring a tree compensation plan and/or financial contribution is provided to address the Toss of existing mature trees and other significant vegetation • further issues may be identified following receipt and review of comments from the circulated departments, agencies and public The City Development Department will conclude its position on the applications after it has received and assessed comments from the circulated departments, agencies and public. 4 Information Report No. 01-17 Page 5 7 Information Received Full scale copies of the plans and studies listed below are available for online viewing at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: • Draft Plan of Subdivision, prepared by Donald E. Roberts Ltd., Ontario Land Surveyors, dated October 24, 2016 • Planning Justification Report, prepared by Gatzios Planning + Development Consultants Inc., dated September 2016 • Noise and Vibration Study, prepared by J.E. Coulter Associates Limited, dated September 2016 • Phase One Environmental Site Assessment, prepared by Soil Engineers Ltd., dated June 21,2013 • Functional Servicing and Stormwater Management Implementation Report, prepared by Sabourin Kimble & Associates Ltd., dated August 2016 • Urban Design Brief, prepared by Fairgate Homes, dated August 2016 • Tree Inventory and Assessment, prepared by Cosburn Nauboris Ltd., dated September 2016 8. Procedural lnformation 8.1 General • written comments regarding this proposal should be directed to the City Development Department • oral comments may be made at the Public Information Meeting • all comments received will be noted and used as input to a Planning Report, which will be prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council • any member of the public who wishes to reserve the option to appeal Council's decision must provide comments to the City before Council enacts any by-law for this proposal or makes a decision on the draft plan of subdivision • any member of the public who wishes to be notified of Council's decision regarding this proposal must request such in writing to the City Clerk 9. Owner/Applicant Information The owner of the property is 702153 Ontario Limited, Fairgate Homes (Tony Mauro). Attachments 1. Location Map 2. Air Photo Map 3. Submitted Draft Plan of Subdivision 4. Zoning Provisions Comparison Chart 5. Zoning Map 5 Information Report No. 01-17 Page 6 Prepared By: Approved/Endorsed By: Lalita Paray, MCIP PP Catherine Rose, MCIP, RPP Plannor I Chief Planner Nilesh Su i, MCIP, RPP Manager, Development Review & Urban Design LP:so Attachments Date of Report: January 19, 2017 Copy: Director, City Development & CBO 6 Attachment #_! --to Information Report # Q ` – T CLEOD CRESCENT, 0 GOSH 11 '- DAHLIACRESCENT O iiiMil �'� NM -- _- =- MOM no _— 1111111M Ll mNMI 6 Momall MIIIIII 0 -- MOM IIIIIIIIIam =Ell IIIIII1Mm 11111111 MIN= IIII 1111111= 11f11111I1►�= IIIIIII1IIuIIII MAITLAND DRIVE O STAGHORN ROAD WM= ROUGEMOUNT DRIVE COWAN CIRCLE GILLMOSS R OAD 'NO* ,,, U..„,,,, ,...,...,.... co U 1 ,,. NOMAD ROAD► -•1/ & STER COURT war* 0 SUBJECT PROPERTY ONO city Location Map FILE: SP -2016-04 and A13/16 oil PICKERING City Development Department p APPLICANT: 702153 Ontario Limited PROPERTY DESCRIPTION:Part Block M, Plan 418 and Block 25, 40M-1366 (527 Gillmoss Rd) Date: Jan 18, 2017 19 The Corporation of the City ofPickehng Produced (Inpari) under license tmm:®QueensPnnter,OntaneMlnistryofNatural Resources. A0 rights re ;® served.Her Majesty the Queen tri Right of Canada, Department of Natural Resources. All rights reserved.; 9Teranet Enterprises Inc. and Its suppliers all tights reserved.;® Municipal Property Assessment Corporation and IQ suppliers all rights reserved.; SCALE. 1.5,��0 PN -1 2 THIS IS NOT A PLAN OF SURVEY r',I,IrALr1imam rr — tv Information Report# . =ei 1. _ YrS 1 eIr/ i-• Yi Id=Lig .1 1111106403b16:172- 14' -0 77YY Ir y:• w1 ,"ar• 7 _ ri I ��. r.. L.d.J-As - yA 9 r S YC�d �T: I� •.Y �. n Il ., _ o y lir �GCi 1{ ' 4J. t a cdri PICKERING City Development Department Air Photo Map FILE: SP -2016-04 and A13/16 APPLICANT: 702153 Ontario Limited PROPERTY DESCRIPTION:Part Block M, Plan 418 and Block 25, 40M-1366 (527 Gillmoss Rd) Th. CoTwrWal ell i Cuy d 151440,1 Rt.amotr n b&l undN+pn..r A' iiraY.oM Polow.OnS.nP r%I r( M.IM9I Art rOwe rur.el.fi Her MJ MOwen M R101..G.n.eat,Oen.rra.r W44.h1•1 xeu....a Al tyle. iee.wd,: Uremia Enlpµ.w Iee, rM A. 114.1.2. se rwrwf.:C S4..ei W I NlepMe A.wuT.M Cdpr. W n .m u wr.Mn tl Iglu rS..Ir./.: Date: Jan 18, 2017 SCALE: 1:5,000 THIS IS NOTA.tMI O hll V V PN -12 1 Gillmoss Rd 11.1 m a 11.1m 5 E N N N 39.5 m E yqy� 6 LO 4T �. -- \ LOT1 LOT 1 PAG 167(1-0244M 11.6-m LAT 2 11.1 m 33.9 m E F a 29.3 LaT rn a Subdivision Limits 'e,v.52.0 m. E ^ F BLOCK N LOT 5 LOT 61 314 2e31t-0244(10 \S - 47.2 m RESYD£NRAt. E y®=d LAT O.o ®t 28.48 21.18 41.5m •o PAM1, PLM 4CfS--201 �• LOT 62 46 PK 28311-0804(0) �n LOT 7 F .T. � 9 REGISTERED PA9T 2, PLAN 41Ft-20126 LOT 0 LOT 63 Pit 26311-oear(tr) 39:9 m '° .w � E 6. ,,,A, orb. O n'� �• V LOT 14 Pit 20Th-OJO.i(ti LAT 10 0 �� BLOCK 26 ?� S °,S„-dm1a 34.5m (l�T 4, Lb OS F Pa� Z WI 11 La /LOT 13 �, 7.6m 49.6m Pa 18311-5»l5 7 W REGISTERED 4r, PLAN Re3nEA nA1 40M-1366 2 LOT 15 /y . Z PAY. 262h{t2945] SMELT TO EASEMENT AS 9 MST NO. LT264405 0 / 4FILE Submitted Draft Plan of Subdivision No: SP -2016-04 and A13/16 PICKERING City Development Department APPLICANT 702153 ONTARIO LIMITED PROPERTY DESCRIPTION: Part Block M, Plan 418 and Block 25, 40M-1366 (527 Gillmoss Rd) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE:January12, 2017 Zoning Provisions Comparison Chart Provision Proposed Zoning Standard SP -2016-04; A 13/16 Existing R3 Zone Standards Existing "S4-9" Zone Standards Along Gillmoss Road & Cowan Circle Permitted Uses Detached dwelling Detached dwelling Detached dwelling Lot Area (min) 300 m2 550 m2 325 m Lot Frontage (min) 10.5 m 18.0 m 11.0 m Front Yard (min) 4.5 m 7.5 m 6.0 m Interior Side Yard (min) 1.2 m on one side & 0.6 m on the other side 1.8 m on one side & 1.8 m on the other side Lots 15 m or greater - 1.5 m on both sides Lots 12 m to 14.9 m - 1.2 m on both sides Lots less than 12 m - 1.2 m on one side & 0.6 m on the other side Flankage Yard (min) 3.0 m 4.5 m 2.7 m Rear Yard (min) 7.0 m 7.5 m Lot depth less than 40 m - 7.5 m Lot depth more than 40 m - 10.0 m Rear yard abutting CNR ROW - 30.0 m Lot Coverage (max) Lot frontage -between 11 m & 12 m - 45 percent All other lots - 40 percent 33 percent 42 percent Building Height (max) 12 m - 12 m EP zth c 0 Attachment # to information Reoort# O\ — \ ill CS1Pit." = = INN sill E.. 01 num '' =�-sm Y 1Z_rip Mi -INS _����' MIN MNE(E- 111111 im� = _, INN INN Mil mos 11111 _� _= A _�� _ MI E0�� !�l. �lim mi.. ...11111111"11111111111111111.. � INCMI Ell. 1101111 rim CEI . MIN rill&flhILki= ighk lIiIia 111111 COWAN CIRCLE S4-9 E1111111111111111•-- SUBJECT •11111111111111= SUBJECT PROPERTY 02 04 Zoning Map FILE:SP-2016-04 and A13/16 oe PICKERING City Development Department APPLICANT: 702153 Ontario Limited PROPERTY DESCRIPTION:Part Block M, Plan 418 and Block 25, 40M-1366 (527 Gillmoss Rd) Date: Jan 18, 2017 . The Cotporaton of the City of Pickenng Produced (in part) under license from Queens Pnnter,OntanoMinistry ofNatural Resources. A0 rights reserved.;® Her Majesty the Queen In Right of Canada, Department of Natural Resources. Ag rights reserved.; 9Teranet Enteryrises Inc. and Its suppliers ell tights reserved.; 0 Municipal Property Assessment Corporation and its suppliers all rights reserved.: SCALE. 1.5000 THIS IS NOT A PLAN OF SURVEY. PN -1 c,)/ DICKERING Report to Planning & Development Committee Report Number: PLN 03-17 Date: February 6, 2017 From: Kyle Bentley Director, City Development & CBO Subject: Draft Plan of Subdivision Application SP -2016-02 Zoning By-law Amendment Application A 10/16 Frontdoor Developments Inc. Block 111, Plan 40M1413 (2090 Duberry Drive) Recommendation: 1. That Draft Plan of Subdivision Application SP -2016-02, submitted by Frontdoor Developments Inc., on lands being Block 111, Plan 40M-1413, to establish a residential plan of subdivision consisting of 40 lots for detached dwellings fronting a public road, as shown on Attachment #2 to Report PLN 03-17, and the implementing conditions of approval, as set out in Appendix I, be endorsed; and 2. That Zoning By-law Amendment Application A 10/16, submitted by Frontdoor Developments Inc., to implement the Draft Plan of Subdivision SP -2016-02, on lands being Block 111, Plan 40M-1413, be approved, and that the draft Zoning By-law Amendment as set out in Appendix II to Report PLN 03-17 be forwarded to Council for enactment. Executive Summary: The subject lands are located on the west side of Duberry Drive, south of Major Oaks Road, in the Brock Ridge Neighbourhood (see Location Map, Attachment #1). The property is currently occupied by the former St. Anthony Daniel Catholic Elementary School, which was officially dosed in 2013, and sold to the current owner. Frontdoor Developments Inc., has submitted applications for Zoning By-law Amendment and Draft Plan of Subdivision to facilitate a residential development consisting of 40 lots for detached dwellings fronting on a public road that extends westward from Duberry Drive (see Submitted Draft Plan of Subdivision, Attachment #2). Staff supports the proposed draft plan of subdivision and rezoning. The proposal demonstrates appropriate lotting pattern, lot sizes and lot frontages. The recommended zoning provisions will ensure that the proposed dwelling designs will be in keeping with the character of the surrounding residential community. The proposal implements the policies of the Official Plan and conforms to the Brock Ridge Neighbourhood policies. 12 Report PLN 03-17 February 6, 2017 Subject: Frontdoor Developments Inc. Page 2 Accordingly, staff recommends that Council approve the Draft Plan of Subdivision Application SP -2016-02, and endorse the implementing conditions of approval, as set out in Appendix 1. It is also recommended 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 Duberry Drive, south of Major Oaks Road, in the Brock Ridge Neighbourhood (see Location Map, Attachment #1). The subject lands have an area of approximately 2.0 hectares with approximately 97.0 metres of frontage along Duberry Drive. The lands' are currently occupied by the former St. Anthony Daniel Catholic Elementary School, which was officially closed in 2013, and sold to the current landowner in late 2015. Surrounding land uses include low density residential development consisting of two-storey detached, semi-detached and townhouse dwellings. To the north is the Major Oaks Park, and to the south is the Brock Ridge Community Park and Hydro Corridor. 1.2 Applicant's proposal The applicant is proposing a residential subdivision consisting of 40 lots for detached dwellings, where 35 lots will front onto a new internal public road and 5 lots will front onto Duberry Drive (see Submitted Draft Plan of Subdivision, Attachment #2). The proposed lot frontages will range between 9.75 metres and 13.0 metres, and all dwellings are proposed to be two -storeys in height. The new internal public road will have a right-of-way width of 20.0 metres extending westward from Duberry Drive and then southward, terminating in a turning circle. 2. Comments Received 2.1 September 13, 2016 Open House, October 11, 2016 Public Information Meeting, and Written Submissions An Open House meeting was held on September 13, 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. Nine households were represented at the meeting. A Public Information Meeting was held on October 11, 2016 at which four residents attended to voice their comments regarding the proposed development. 13 Report PLN 03-17 February 6, 2017 Subject: Frontdoor Developments Inc. Page 3 The following is a summary of key concerns and comments: • commented that only a maximum of 40 detached homes is considered compatible with the area • concerned that there will be new homes backing onto an existing home that was purchased because it abutted a school yard where there would not be any development • commented that the City should not consider approving another residential development in the Brock Ridge Neighbourhood until the widening of Brock Road is completed • concerned with the loss of the school yard that served the community's outdoor recreational needs • commented that the City should have engaged existing residents when the Durham District Catholic School Board put the surplus school site on the market for sale • concerned that the City is considering residential uses and not open space uses for the surplus school site • requested that traffic lights be installed at the intersection of Duberry Drive and Major Oaks intersection due to the high level of traffic in this area • concemed about site security and maintenance of the existing property during the municipal approval process, and requested that the vacant school building should be demolished as soon as possible • requested additional information regarding the applicant's construction management practices to ensure construction impacts such as dust, noise, mud tracking, parking of construction vehicles, and other related construction activities are minimized • concerned about the possibility of damage to existing fencing during construction • requested assurance that the existing adjacent residential Tots will not be impacted by storm drainage from the developed site 2.2 City Departments and Agency Comments 2.2.1 Region of Durham • the Regional Official Plan 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 Tots • the Region has no objection to draft approval of the subdivision plan and has provided its conditions of draft approval 14 Report PLN 03-17 February 6, 2017 Subject: Frontdoor Developments Inc. Page 4 • a Record of Site Condition Compliant Phase Two Environmental Site Assessment (ESA) is required to further examine the subsurface soils around the pad mounted transformer located on the property identified as an Area of Potential Environmental Concern by the Phase 1 ESA, prepared by Golder Associates • as a condition of approval, the filing of a Record of Site Condition with the Ministry of the Environment and Climate Change may also be required • the Region will also require a completed Reliance Letter and Certificate of Insurance to extend reliance to the Region for the environmental work 2.2.2 City of Pickering Engineering Services Department • no objection to the proposal subject to the conditions of draft approval provided • the applicant has made minor revisions to the proposal to satisfy technical design requirements for the proposed public road • 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 2.2.3 Durham Catholic District School Board • no objections to the proposal • the proposed development is within the boundary area of St. Wilfrid Catholic Elementary School located at 2360 Southcott Road and St. Mary Catholic Secondary School located at 1918 Whites Road 2.2.4 Durham District School Board • no objections to the proposal the proposed development is within the boundary area of Valley Farm Public School located at 1615 Pepperwood Gate and Pine Ridge Secondary School located at 2155 Liverpool Road North 15 Report PLN 03-17 February 6, 2017 Subject: Frontdoor Developments Inc. Page 5 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 — Low Density Areas" within the Brock Ridge Neighbourhood. Lands within this designation are intended primarily for housing at a residential density of up to and including 30 units per net hectare. The proposed development will result in a density of approximately 24.8 units per net hectare, which is within the permissible density range. 3.2 Recommended zoning performance standards will ensure compatibility with 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 complement existing patterns of development and facilitate dwelling designs that would maintain the character of the neighbourhood. Existing detached and semi-detached lots abutting the subject lands have a variety of lot frontages ranging from approximately 8.0 metres to 18.0 metres. The lot frontages proposed for the subject lands range between 9.75 metres and 13.0 metres and are generally consistent and compatible with the existing Tots that abut the subject lands and found in the neighbourhood. The applicant proposes a maximum building height of 12.0 metres. Existing zoning for the surrounding properties provides for a maximum building height of 12.0 metres. City Development staff are satisfied that permitted a maximum building height of 12.0 metres will result in building heights compatible with the existing building heights within the immediate area. The applicant will also be providing side yard setbacks typically requested by City staff for new development. The proposed lotting pattern and development standards will ensure an appropriate built form that is compatible with the existing development in the neighbourhood. 3.3 The community is well served by existing parks and open space Area residents indicated concern over the Toss of outdoor recreation space that the former St. Anthony Daniel Catholic Elementary School yard provided. The Pickering Draft Sustainable Development Guidelines consider a five minute walk or 400 metres to be a comfortable distance in neighbourhood design. Most of the community is within 400 metres or a five minute walk from one of the parks (Major Oaks Park, Centennial Park, and Brock Ridge Community Park) that are located in the community. The subject lands and the immediate community are within a five minute walk of the Major Oaks Park and the Brock Ridge Community Park. Staff are of the opinion that the area is well served by existing parks and open space. 16 Report PLN 03-17 February 6, 2017 Subject: Frontdoor Developments Inc. Page 6 3.4 Existing adjacent residential lots will not be impacted by storm drainage from the proposed developed Residents of lots abutting the subject lands to the south requested assurance that their lots will not be impacted by the development. Engineering staff have indicated that a swale located along the southerly property line captures drainage from the subject lands and is directed to an existing catch basin in the rear of proposed Lot 23, and then drains through existing abutting lots at 2046 and 2048 Duberry Drive. As a condition of draft plan approval, the applicant will be required to prepare and submit detailed drainage and grading plans. These plans will be reviewed by City staff to ensure compliance with City's engineering standards. The required detailed drainage and grading plans for the development will ensure that drainage from the development will not impact adjacent properties. Drainage issues are not expected to impact the existing lots to the south as a result of this development. 3.5 Other matters identified by area residents have been addressed by the applicant Residents expressed concern about the high level of traffic in the area and requested that traffic lights be installed at the intersection of Duberry Drive and Major Oaks Road. A Traffic Study, prepared by LEA Consulting Ltd., dated June 2, 2016 was submitted in support of the proposal. The Study found that from a transportation perspective, the former school use represented a more intense form of development than the proposed residential development and that no future capacity analysis for the intersection of Duberry Drive and Major Oak Road is required. Engineering Services have reviewed the revised Traffic Study and concur that the proposal will have minimal impacts on the operation of the existing Duberry Drive and Major Oaks Road intersection. Another concern identified was possible damage to existing permanent fencing on abutting lots during construction. The applicant has indicated that existing fences damaged during construction will be repaired or replaced. 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 trees on the subject lands and 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. The Recommended Conditions of Approval (see Appendix I) require that the applicant compensate the City for the loss of tree canopy through either payment of cash -in -lieu and/or replanting. 17 Report PLN 03-17 February 6, 2017 Subject: Frontdoor Developments Inc. Page 7 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 and drainage • site servicing • fencing • street tree planting and tree compensation • payment of cash -in -lieu of parkland dedication 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 "ES" — Elementary School 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 Il, be forwarded to Council for enactment. 3.9 Applicant's Comments The applicant has been advised of and supports the recommendations of this report. Appendices Appendix I Recommended Conditions of Approval for Draft Plan of Subdivision SP -2016-02 Appendix 11 Draft Implementing Zoning By-law Attachments 1. Location Map 2. Submitted Draft Plan of Subdivision 18 Report PLN 03-17 February 6, 2017 Subject: Frontdoor Developments Inc. Page 8 Prepared By: Deborah Wylie, MCIP, RPP Principal Planner - Development Review Nilesh urti, MCIP, RPP Manager, Development Review & Urban Design DW:so J:\REPORTS\PLAMPLN Reports \2017 PLN 03-17\ PLN 03-17 - DW - Frontdoor Developments Inc..docz Approved/Endorsed By: Catherine Rose, MCIP RPP Chief Planner Kyle Bentley, MCIP RPP Director, City Development & CBO Recommended for the consideration of Pickering City Council Tony Prevedel, P.Eng. Chief Administrative Officer 6E 14 • 2.01 2.017 19 Recommended Conditions of Approval for Draft Plan of Subdivision SP -2016-02 20 Appendix I to Report PLN 03-17 Recommended Conditions of Approval for Draft Plan of Subdivision SP -2016-02 General Conditions 1. That the Owner shall prepare the final plan generally on the basis of the draft plan of subdivision prepared by Weston Consulting, identified as file number 7512, dated May 26, 2016, and revised December 13, 2016, which illustrates 40 detached lots, 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 10/16 becomes final and binding. Street Names 5. That street names and signage be provided to the satisfaction of the Region and the City. Development Charges and Development Review & Inspection Fee 6. That the Owner satisfies the City financially with respect to the Development Charges Act. 7. That the Owner satisfies the City with respect to payment for engineering review fees, lot grading review fee, and inspection fees. Architectural Control 8. That the Owner, prior to the preparation of the subdivision agreement, engages a control architect, to the satisfaction of the Director, City Development, who will prepare a streetscape, siting and architectural design statement to the City's satisfaction, approve all models offered for sale and certify that all building permit plans comply with the City's approved statement. The streetscape, siting and architectural design statement will become a schedule to the subdivision agreement. 21 Recommended Conditions of Approval Page 2 (SP -2016-02 — Frontdoor Developments Inc.) Stormwater 9. 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. 10. That the Owner satisfies the Director, Engineering Services for contributions for stormwater management facilities maintenance fees. 11. That the Owner agrees to cost sharing for downstream stormsewer oversizing and/or quality control measures will be addressed in the subdivision agreement. 12. 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 13. That the Owner satisfies the Director, Engineering Services respecting the submission and approval of a grading control plan. 14. That the Owner satisfies the Director, Engineering Services respecting the submission and approval of a geotechnical soils analysis. 15. That the Owner satisfies the Director, Engineering Services respecting authorization from abutting landowners for all off-site grading. Fill & Topsoil 16. 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/Installation of City Works & Services 17. That the Owner satisfies the Director, Engineering Services respecting the construction of roads, storm sewers, sidewalks and boulevard designs through a site servicing plan. 18. That the Owner satisfies the City respecting arrangements for the provision of all services required by the City. 19. 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. 22 Recommended Conditions of Approval Page 3 (SP -2016-02 — Frontdoor Developments Inc.) 20. That the Owner agrees that the cost of any relocation, extension, alteration or extraordinary maintenance of existing services necessitated by this development shall be the responsibility of the Owner. Phasing and Development Coordination 21. That if this subdivision is to be developed by more than one registration, the Owner will be required to submit a plan showing the proposed phasing, all to the satisfaction of the Region of Durham and the City. Dedications/Transfers/Conveyances 22. That the Owner conveys to the City, at no cost: (i) all road allowances with the proper corner roundings and sight triangles. Easements 23. That the Owner conveys to the City, at no cost, any easements as required and any reserves as required by the City. 24. That the Owner conveys any easement to any utility provider to facilitate the installation of their services in a location(s) to the satisfaction of the City and the utility provider. 25. 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. 26. 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 27. 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, or the proposed public street; (iii) assurance that the City's Noise By-law will be adhered to and that all contractors, trades and suppliers are advised of this By-law; 23 Recommended Conditions of Approval Page 4 (SP -2016-02 — Frontdoor Developments Inc.) (iv) the provision of mud and dust control on all roads within and adjacent to the site; (v) type and timing of construction fencing; (vi) location of construction trailers; and (vii) details of the temporary construction access. Fencing 28. 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. 29. That the Owner agrees to install permanent fencing on corner lots (being Lots 1, 31 and 36) to the satisfaction of the City. 30. That the Owner satisfies the City respecting the provision of appropriate aesthetic details and design of all boundary fencing. 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, Engineering Services 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, 60 trees are required for compensation. Deciduous trees shall have a minimum caliper 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 60 trees, cash -in -lieu will be required at a cost of $500 per tree. 24 Recommended Conditions of Approval Page 5 (SP -2016-02 — Frontdoor Developments Inc.) Engineering Plans 34. That the Owner ensures that the engineering plans are coordinated with the streetscape/architectural design statement, and further that the engineering plans coordinate the driveway, street hardware and street trees to ensure that conflicts do not exist, asphalt is minimized and all objectives of the streetscape/siting and architectural design statement can be achieved. 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. Parkland Dedication 36. 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 37. 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. Model Homes 38. That the Owner enters into a model home agreement with the City, if applicable for this draft plan. All model homes must satisfy all requirements of the siting and architectural design statement. Canada Post 39. 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. 40. 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 41. 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. 25 Recommended Conditions of Approval Page 6 (SP -2016-02 — Frontdoor Developments Inc.) Plan Revisions 42. 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. 43. That the Owner revises the draft plan, as necessary to the satisfaction of the City, to accommodate any technical engineering issues which arise during the review of the final engineering drawings. Required revisions may include revising the number of residential building lots or reconfiguring the roads or Tots to the City's satisfaction. 44. 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. 26 Appendix II to Report PLN 03-17 Recommended Draft Zoning By-law for Zoning By-law Amendment Application A 10/16 27 The Corporation of the City r kering By-law. 17 Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended by By-law 1976/85, to implement the Official Plan of the City of Pickering, Region of Durham, Block 111, Plan 40M1413 (SP -2016-02; A 10/16) Whereas the Council of The Corporation of the City of Pickering received an application to rezone the subject lands being Block 111, Plan 40M1413, in the City of Pickering to permit the development of 40 lots for detached dwellings; And whereas an amendment to Zoning By-law 3036, as amended, is required to permit such uses; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedule I Schedule 1 to this By-law with notations and references shown thereon are hereby declared to be part of this By-law. 2. Area Restricted The provisions of this By-law shall apply to those lands in Block 111, Plan 40M1413 in the City of Pickering, designated "S4-12" and "S4-13" on Schedule 1 to this By-law. 3. General Provisions No building, structure, land or part thereof shall hereafter be used, occupied, erected, moved or structurally altered except in conformity with the provisions of this By-law. 4. Definitions In this By-law, (1) "Balcony" means an attached covered or uncovered platform projecting from the face of an exterior wall, including above a porch, which is only directly accessible from within a building, usually surrounded by a balustrade or railing, and does not have direct exterior access to grade. 28 By -I (2) (3) 17 Page 2 "Bay, Bow, Box Window" means a window that protrudes from the main wall, usually bowed, canted, polygonal, segmental, semicircular or square sided with window on front face in plan; one or more storeys in height, which may or may not include a foundation; may or may not include a window seat; and may include a door. "Deck" means a raised platform attached to the exterior wall of a building and with direct access from within a building and from grade. (4) (a) "Dwelling" means a building or part of a building containing one or more dwelling units, but does not include a mobile home or trailer; (5) (b) "Dwelling, Detached" means a single dwelling which is freestanding, separate and detached from other main buildings or structures; (c) "Dwelling Unit" means one or more habitable rooms occupiedor capable of being occupied as a single, independent, and separate housekeeping unit containing a separate kitchen and sanitary facilities. "Height, Dwelling" means the vertical distance between the established grade, at the front of the house, and in the case of a flat roof, the highest point of the roof surface or parapet wall, or in the case of a mansard roof the deck line, or in the case of a gabled, hip or gambrel roof, the mean height between eaves and ridge. (6) (a) "Lot" means an area of land fronting on a street which is used or intended to be used as the site of a building, or group of buildings, as the case may be, together with any accessory buildings or structures, or a public park or open space area, regardless of whether or not such lot constitutes the whole of a lot or block on a registered plan of subdivision; (b) "Lot Area" means the total horizontal area within the lot lines of a lot; (c) "Lot Frontage" means the width of a lot between the side lot lines measured along a line parallel to and 7.5 metres distant from the front lot line; "Porch" means a roofed deck or portico structure attached to the exterior wall of a building. A basement may be located under the porch. "Private garage" means an enclosed or partially enclosed structure for the storage of one or more vehicles, in which structure no business or service is conducted for profit or otherwise. 'Wall, Front" means the wall of the dwelling closest to the front lot line. 29 Page 3 (10) (a) "Yard" means an area of land which is appurtenant to and located on the same lot as a building or structure and is open, uncovered, and unoccupied above ground except for such accessory buildings, structures, or other uses as are specifically permitted thereon; (b) "Front Yard" means a yard extending across the full width of a lot between the front lot line of the lot and the nearest wall of the nearest main building or structure on the lot; (c) "Front Yard Depth" means the shortest horizontal dimension of a front yard of a lot between the front lot line and the nearest wall of the nearest main building or structure on the lot; (d) "Rear Yard" means a yard extending across the full width of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot; (e) "Rear Yard Depth" means the shortest horizontal dimension of a rear yard of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot; (f) "Side Yard" means a yard of a lot extending from the front yard to the rear yard, and from the side lot line to the nearest wall of the nearest main building or structure on the lot; (g) "Side Yard Width" means the shortest horizontal dimension of a side yard of a lot between the side lot line and the nearest wall of the nearest main building or structure on the lot; (h) "Flankage Side Yard" means a side yard immediately adjoining a street or abutting on a reserve on the opposite side of which is a street; (i) "Flankage Side Yard Width" means the shortest horizontal dimension of a flankage side yard of a lot between the lot line adjoining a street or abutting on a reserve on the opposite side of which is a street, and the nearest wall of the nearest main building or structure on the lot. 5. Provisions (1) Uses Permitted ("S4-12" and "S4 -13" -Zones) (a) No person shall within the lands zoned "S4-12" and "S4-13" on Schedule I to this By-law, use any lot or erect, alter, or use any building or structure for any purpose except the following: (i) Detached Dwelling 30 (2) Zone Requirements ("S4-12" and "S4-13" Zones) Page 4 No person shall within the lands zoned "S4-12" and "S4-13" on Schedule I to this By-law, use any lot or erect, alter, or use any building except in accordance with the following provisions: 31 "S4-12" Zone "S4-13" Zone (a) Lot Frontage (minimum) 9.75 metres 11.0 metres (b) Lot Area (minimum) 294 square metres 335 square metres (c) Front Yard Depth (minimum) 4.5 metres (d) Side Yard Depth (minimum) 1.2 metres on one side and 0.6 metres on the other side (e) Rear Yard Depth (minimum) 7.5 metres (f) Flankage Yard Depth (minimum) 2.7 metres (g) Building Height (maximum) 12.0 metres (h) Parking Requirements (minimum) 2.0 parking spaces per dwelling unit (i) Driveway Width (maximum) 6.0 metres (j) Garage Requirements Minimum 1 private garage per lot attached to the main building, the vehicular entrance of which shall be located not less than 6.0 metres from the from the front lot line (k) Interior Garage Size (minimum) A private garage shall have a minimum width of 2.9 metres and a minimum depth of 6.0 metres provided, however, the width may include 1 interior step and the depth may include 2 interior steps 31 By-law No X/17 Page 5 (3) Special Provisions ("S4-12" and "S4-13" Zones) (a) Projections such as window sills, chimney breasts, fireplaces, belt courses, cornices, pilasters, eaves, eave troughs and other similar architectural features may be permitted in any required yard, provided that no such feature projects into the required yard more than 0.6 metres or half the distance of the required yard, whichever is Tess; (b) A porch, uncovered deck or balcony may encroach into any required front yard to a maximum of 2.0 metres; (c) A porch, uncovered deck or balcony may encroach into any required flankage yard to a maximum of 2.0 metres or half the distance of the required yard whichever is Tess; (d) A porch or uncovered deck may encroach into any required rear yard to a maximum of 2.0 metres; (e) Stairs to a porch or uncovered deck may encroach to within 0.3 metres of the front lot line or flankage lot line; to within 1.0 metres of a rear lot line; and to within 0.6 metres of a side lot line; and (f) A bay, box or bow window, with or without foundation, having a maximum width of 4.0 metres may encroach into any required yard to a maximum of 0.6 metres or half the distance of the required yard, whichever is Tess. 6. Model Homes (1) Despite the provisions of Section 6.1 of By-law 3036, as amended, a maximum of 5 model homes, together with not fewer than 2 parking spaces per Model Home, may be constructed on the lands zoned "S4-12" and "S4-13" as set out in Schedule I attached to this By-law prior to the division of those lands by registrations of a plan of subdivision or land division; 32 "S4-12" Zone "S4-13" Zone (1) Garage Projection Maximum 2.0 metres beyond the wall containing the main entrance to the dwelling unit, except where a covered and unenclosed porch extends a minimum of 1.8 metres from the wall containing the main entrance to the dwelling unit, in which case no part of any attached private garage shall extend more than 3.0 metres beyond the wall containing the main entrance to the dwelling unit (3) Special Provisions ("S4-12" and "S4-13" Zones) (a) Projections such as window sills, chimney breasts, fireplaces, belt courses, cornices, pilasters, eaves, eave troughs and other similar architectural features may be permitted in any required yard, provided that no such feature projects into the required yard more than 0.6 metres or half the distance of the required yard, whichever is Tess; (b) A porch, uncovered deck or balcony may encroach into any required front yard to a maximum of 2.0 metres; (c) A porch, uncovered deck or balcony may encroach into any required flankage yard to a maximum of 2.0 metres or half the distance of the required yard whichever is Tess; (d) A porch or uncovered deck may encroach into any required rear yard to a maximum of 2.0 metres; (e) Stairs to a porch or uncovered deck may encroach to within 0.3 metres of the front lot line or flankage lot line; to within 1.0 metres of a rear lot line; and to within 0.6 metres of a side lot line; and (f) A bay, box or bow window, with or without foundation, having a maximum width of 4.0 metres may encroach into any required yard to a maximum of 0.6 metres or half the distance of the required yard, whichever is Tess. 6. Model Homes (1) Despite the provisions of Section 6.1 of By-law 3036, as amended, a maximum of 5 model homes, together with not fewer than 2 parking spaces per Model Home, may be constructed on the lands zoned "S4-12" and "S4-13" as set out in Schedule I attached to this By-law prior to the division of those lands by registrations of a plan of subdivision or land division; 32 By-law N 7 Page 6 (2) For the purpose of this By-law, "Model Home" shall mean a dwelling unit which is not used for residential purpose, but which is used exclusively for sales, display and marketing purposes pursuant to an agreement with the City of Pickering. 7. By-law 3036 By-law 3036, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedule I to this By-law. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 3036, as amended. 8. Effective Date This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XX day of XXXX, 2017. David Ryan, Ma cor Debbie Shields, City Clerk 33 --------------- 3 w 34 SCHEDULE I TO BY- PASSED THIS DAY OF 2017 MAYOR CLERK VT OAKS PARK .4C.L11J it AVENUE 111 'i", ALPINE LANE McBRADY Illllll up DA11!11 111111141 AMMO. CRESCENT `'t 4".°&%•00.1N fill room moor n A WIN MINA NEU mitNIL•❖••❖•••••iv. . •• am• SUBJECT PROPERTY Ale& CORRIDOR • • • *11111 DRIVE z 0 LJ 0 ROAD FINCH 1 ROCK ROCK RIDGE COMMUNITY PARK z W 0 V) LJ 0 z w w )- J AVENUE O 0 0 0 0 0 CO PICKERING ISLAMIC CENTRE FINCH of PICKERING City Development Department Location Map FILE No: SP -2016-02 and A 010/16 APPLICANT: Frontdoor Developments Inc. PROPERTY DESCRIPTION: Block 111, Plan 40M-1413 (2090 Duberry Drive) DATE: July 4, 2016 SCALE 1:5,000 PN -13 35 \1 • MAJOR OAKS ROAD I i lExistikg ReslidentiJil I I 1 i "'L.,kc-rfi Etz63ea AS IN 3298922 STREET 'A' kat -.. in -C---: ..----"::--- tr) 0 0 _-ca 0 "3 _--- 0 co--- ---th 0 -9 ---- ..?- cr\ () ---,.9.1) ? -----_„,, F .---- 49-4 2-9 33.9 t 2-B (9 6461 PICKERING City Development Department Submitted Draft Plan of Subdivision FILE No: SP -2016-02 and A 010/16 APPLICANT: Frontdoor Developments Inc. PROPERTY DESCRIPTION: Block 111, Plan 40M-1413 (2090 Duberry Drive) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Jan. 9, 2017 36