HomeMy WebLinkAboutInformation Report 20-08City 78
FICKERIN
INFORMATION REPORT NO. 20-08
FOR PUBLIC INFORMATION MEETING OF
September 29, 2008
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT: Draft Plan of Subdivision SP -2008-09
Zoning By-law Amendment Application A 17/08
Ontario Realty Corporation
Part Lot 20, Concession 3
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the subject lands are located on the west side of Tillings Road, south of the
CP Rail line;
- a property location map is provided for reference (see Attachment #1);
- the property is currently occupied with two detached dwellings surrounded by
vacant land;
- portions of the subject property are sparsely vegetated while other portions
are tree covered and vegetated;
- the site's topography is relatively flat with a gentle slope to the west;
- a thin strip of land that fronts onto Tillings Road and abuts the subdivision
proposal to the south by Cougs (Tillings) Ltd. is part of these applications;
- surrounding land uses are:
north - vacant land owned by Ontario Realty Corporation and the CP Rail
line;
south - vacant land that is proposed to be developed by plan of
subdivision SP -2005-04;
east - on the opposite side of Tillings Road is a wood lot;
west - valley lands associated with the Ganatsekiagan Creek.
Information Report No. 20-08
2.0 APPLICANT'S PROPOSAL
Page 2
- the owner of the subject lands has submitted an application for approval of a
draft plan of subdivision and an application to amend the zoning by-law in
order to implement the proposed draft plan;
- the draft plan of subdivision proposes to create 138 lots for detached dwellings,
and 22 blocks to be subsequently divided up for 108 street townhouse dwelling
units, a village green and the creation of future development blocks that are to be
assembled with abutting property for future residential development (see
Attachment #2 —Applicant's Submitted Plan);
- all of the proposed lots will front onto new municipal streets;
- the following chart outlines the proposed development detail:
Details of the Applications
Total area of draft plan
— 11.47 hectares
Detached dwelling lots
— 4.95 hectares
Townhouse blocks
— 2.19 hectares
Village Green
— 0.33 hectares
Municipal road and lanes
— 3.06 hectares
Future development blocks
— 0.83 hectares
Open Space
— 0.07 hectares
Number of detached dwelling lots
— 9.0 m lot frontage = 68
— 11.0 m lot frontage = 46
— 13.1 m lot frontage = 24
Street Townhouse dwelling units
— 6.0 m lot frontage = 36
Rear lane Townhouse dwelling units
— 6.0 m lot frontage = 72
Total dwelling units
— 246
Net residential density
— 34.4 units per hectare
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
- the Durham Regional Official Plan designates the subject lands as Living
Areas, which are intended to be used predominantly for housing purposes;
- the Region of Durham is currently processing Regional Official Plan
amendments for the Duffin Heights Neighbourhood and until these
amendments are concluded upon the conformity of the applications with the
entire Regional Official Plan is yet to be determined;
3.2 Pickering Official Plan
- the Pickering Official Plan designates the subject lands as Urban Residential
Areas — Low Density Areas;
- permissible uses within the Urban Residential Areas — Low Density Areas
designation include, among others, residential uses and home occupations;
- the subject lands are within the Duffin Heights Neighbourhood of the Official Plan;
Information Report No. 20-08
Page 3
- the proposed development provides a net density of approximately 34.4 units
per hectare, which is over the required maximum density for Low Density
Areas of 30 units per hectare;
- Schedule II of the Pickering Official Plan - Transportation Systems designates
Tillings Road that will provide access to the draft plan as a Type C Arterial Road-
- Schedule II of the Pickering Official Plan - Transportation Systems also
designates a future Type C Arterial Road bisecting the subdivision;
- Type C Arterial Roads are designed to carry lower volumes of traffic at lower
speeds than high order arterial roads while providing access to properties;
- the new proposed roads within the draft plan will be a Local Road which will
provides access to individual properties and carries local traffic;
- the City has adopted the Duffin Heights Neighbourhood Development
Guidelines that apply to the subject lands (see Section 3.3);
- the Official Plan requires an environmental report be undertaken prior to any
development in the Neighbourhood (see Section 3.4);
- the applications will be assessed against the policies and provisions of the
Pickering Official Plan during the further processing of the applications;
3.3 Duffin Heights Neighbourhood Development Guidelines
- the Duffin Heights Neighbourhood' Development Guidelines as adopted by
City Council on April 22, 2003, are currently being reviewed and its
anticipated that revisions to the existing Guidelines will follow the amendment
to the Official Plan to implement the Environmental Servicing Plan;
- the current Guidelines establish guiding principles to create a cluster of
separate but linked nodes of residential centred around a mixed use corridor;
- the subject lands form part of one of the linked residential nodes;
- the applications will be assessed against the Duffin Heights Neighbourhood
Development Guidelines during the further processing of the applications;
3.4 Duffin Heights Environmental Servicing Plan
- the City of Pickering Official Plan requires the completion of an Environmental
Servicing Plan (ESP) prior to approving any detailed development plans;
- the Duffin Heights landowner's group has undertaken the ESP;
- the ESP reviewed the road patterns and land use designations along with the
review of the environmental and servicing considerations;
- the ESP recommends amendments to both the Region and City Official Plans
that includes changing land use designations and road designations;
- the Duffin Heights Landowner's Group has made an application to the Region
of Durham to amend it's Official Plan to delete two segments of Type C
Arterial Roads in Duffin Heights and to realign the future extension of Valley
Farm Road, a Type C Arterial Road north of the Third Concession Road;
it is anticipated that the City will initiate an Official Plan Amendment to reflect
the policy changes required to implement the ESP recommendations;
Information Report No. 20-08
Page 4
- as a result of the recommendations of the ESP to amend the official plans an
assessment of the subject applications compliance with the policies and
provisions of the Pickering Official Plan will not be undertaken until any
changes are in effect;
3.5 Zoning By-law 3037
- the subject lands are currently zoned "A" — Agricultural Zone by Zoning By-law
3037;
- the existing zoning permits a range of agricultural uses, one detached
dwelling, some recreational and community uses, and selected agricultural
commercial uses;
- an amendment to the zoning by-law is required to allow the development of
the proposed plan of subdivision;
- the applicant has requested an appropriate zone that would permit the
proposed development.
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
no resident comments have been received to date;
4.2 Agency Comments
- the following agencies or departments advised they have no objection to the
applications: Durham District School Board; Enbridge Gas Distribution;
Canada Post; Durham Catholic District School Board (see Attachments #3 to #6);
4.3 Staff Comments
- in reviewing the applications to date, the following matters have been
identified by staff for further review and consideration:
• we anticipate Council's endorsement of the ESP and changes to the City's
Official Plan and Development Guidelines; therefore these applications will
require review with the new Official Plan policies and guidelines;
• ensuring that the proposed development is compatible with, and sensitive
to, existing surrounding development and provides appropriate tree
preservation and/or Natural Heritage Compensation;
• reviewing the applications in terms of its level of sustainable development
components;
• concluding arrangements respecting the provisions of appropriate
stormwater management facilities to service this development;
Information Report No. 20-08
Page 5
82
• . concluding early construction of the northerly east -west collector road
between Brock Road and Tillings Road by developers to ensure a
secondary access is supplied and appropriate traffic patterns for the
neighbourhood is provided;
• concluding the upgrading of Tillings Road by developers;
• explore the variety and mix of housing form;
• ensuring the proposed road design and lotting pattern do not impact on the
ability of abutting properties to the south to develop in the future;
• reviewing the lotting pattern along the southern boundary of the draft plan
and the impacts on the City owned road allowance;
• need to address the provision of noise attenuation and separation distance
from the CP rail line on both the subject lands and on abutting lands to the
north that are outside the plan of subdivision that are owned by ORC;
• reviewing supporting technical submissions and reports to ensure that
adequate information is provided, that technical requirements are met and
that the proposed development design does not impact on the ability of
abutting properties to develop in an appropriate fashion;
the Planning & Development Department will conclude its position on the
applications after it has received and assessed comments from the circulated
departments,. agencies and public and the conclusion of the official plan
amendment applications that effect the Duffin Heights Neighbourhood.
5.0 PROCEDURAL INFORMATION
- written comments regarding this proposal should be directed to the
Planning & Development Department;
- oral comments may be made at the Public Information Meeting;
- all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Council or a Committee of Council;
- if you wish to be notified of Council's decision regarding either the proposed plan
of subdivision or zoning by-law amendment application, you must request such in
writing to the City Clerk;
- if a person or public body that files an appeal of a decision of the City of
Pickering in respect of the proposed draft plan of subdivision and/or zoning
by-law amendment, does not make oral submissions at the public meeting or
make written submissions to the City of Pickering before the draft plan of
subdivision application is considered for approval, or before the zoning by-law
is passed, the Ontario Municipal Board may dismiss all or part of the appeal;
- if you wish to reserve the option to appeal Council's decision of the proposed
zoning by-law amendment application, you must provide comments to the
City before Council adopts any by-law for this proposal.
Information Report No. 20-08
M
6.1
6.2
OTHER INFORMATION
Appendix No. I
Page 6
- list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the applications at the time of writing
the report;
Information Received
- full scale copies of the applicant's submitted plan and reports are available for
viewing at the offices of the City of Pickering Planning & Development
Department including:
• the draft plan of subdivision;
• Planning Report, prepared by Sernas Associates, dated February 2008;
• Phase I Environmental Site Assessment, prepared by MMM Group Limited,
dated November 2007;
• Noise Feasibility Study prepared by HGC Engineering, dated January 18, 2008;
• Functional Servicing Report prepared by Sernas Associates, dated
May 2008;
- the need for additional information and/or addendums to submitted reports
will be determined through the review and circulation of the applicant's current
proposal;
6.3 Owner / Applicant Information
- the owners of the subject lands are Ontario Realty Corporation;
- the applications have been submitted by Bryce Jordan of Sernas Associates
on behalf of Ontario Realty Corporation;
- the representative of Ontario Realty Corporation is Graham Martin.
P
Ross Pym MCIP, RPP
Principal Planner — Development Review
RP:cs
Attachments
Copy: Director, Planning & Development
� .
Lynda Taylor, MCIP, RP
Manager, Development Review
e
ME
APPENDIX NO. I TO
INFORMATION REPORT NO. 20-08
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1) Durham District School Board
(2) Enbridge Gas Distribution
(3) Canada Post
(4) Durham Catholic District School Board
COMMENTING CITY DEPARTMENTS
(1) none received to date
ATTAcHmENT#—LTo
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Facilities Services
400 Taunton Road East
Whitby, Ontario
L1R2K6
Telephone: (905) 666.5500
1-800.265.3968
Fax: (905) 666-6439
ATTACHMENT# 3 TO
INFORMATION REPORT# �o
September 9, 2008
The City of Pickering
Planning Dept., Pickering Civic Centre
One The Esplanade
Pickering, ON
Ll V 6K7
Attention: Mr. Ross Pym
Dear Mr. Pym,
RE: Draft Plan of Subdivision SP -2008-09
Zoning By-law Amendment Application A 17/08
Ontario Realty Corporation
Part of Lot 20, Concession 3
City of Pickering
Staff has reviewed the information on the above noted application and has
the following comments...
Approximately 123 elementary pupils could be generated by the
above noted application.
2. It is intended that any pupils generated by the above noted plan be
accommodated within existing school facilities.
Under the mandate of the Durham District School Board, staff has
no objections.
Yours truly,
C�fk �,w tuk'
Christine Nancekivell,
Senior Planner
I:IPROPLANIDATAIPLNGLSUBISP2f1Ox-09.DOC
REto"71EIVED
"r' '1 2 2008
CI`I"y OF PICKERING
"BANNING & DEVELOPMENT
DEPARTMENT
ATTACHMENT# --'LTO
!NFORMATIONREPORT# O -08
SEPTEMBER 5, 2008
ROSS PYM, MCIP, RPP
PRINCIPAL PLANNER —
DEVELOPMENT REVIEW
CITY OF PICKERING
PICKERING CIVIC COMPLEX
ONE THE ESPLANADE
PICKERING ON L1V 6K7
Dear Sirs:
-,' ENBRI DGE
ENBRIDGE GAS DISTRIBUTION INC.
500 Consumers Road
North York ON M2J 1P8
Mailing Address
P.O. Box 650
Scarborough ON M1 K 5E3
RECEIVED.
SEP 1 0 2008
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
RE: DRAFT PLAN OF SUBDIVISION SP -2008-09
ZONING BY-LAW AMENDMENT APPLICATION A 17108
ONTARIO REALTY CORPORATION
PART LOT 20 CONCESSION 3
CITY OF PICKERING
Enbridge Gas Distribution requests that the following conditions be included in the
subdivision agreement:
The developer is responsible for preparing a composite utility plan that allows
for the safe installation of all utilities, including required separation between
utilities.
2. Streets are to be constructed in accordance with composite utility plans
previously submitted and approved by all utilities.
3. The developer shall grade all streets to final elevation prior to the installation of
the gas lines and provide Enbridge Gas Distribution Inc. with the necessary
field survey information for the installation of the gas lines.
4. It is understood that the natural gas distribution system will be installed within
the proposed road allowance. In the event that this is not possible, easements
will be provided at no cost to Enbridge Gas Distribution Inc.
ATTACHMENT# L1 TO aO O �
INFORMATION Rt'"IaORT#
M
Enbridge also requests that the owner / developer contact our Regional Sales
Development department at their earliest convenience to discuss installation and
clearance requirements for main, service and metering facilities.
Yours truly,
Tony Ciccone
Manager, Network Analysis
Distribution Planning
(416) 758-7966
(416) 758-4374 - FAX
TC:
Fax sent by 4167559888
ATTACHMENT#$ To D O S
INFORMATION REPORT#�
of Pickering
ming & Development Department
e Esplanade
ering on L1V 6K7
: Ross Pym
Mwuzf ou 16;4b rg: 1�&
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Delivery Planning PH (416) 285-5385
1860 Midland Ave FX (416) 755-9800
Scarborough On M1P 5A1
RECEIVED
SEP 0 [ 2008
CITY OF PICKERING
PLANNING, &ADDEVVEL DEVELOPMENT
Re: Draft Plan of Subdivision SP -2008-09
Zoning by-law Amendment Application A 17/08
Ontario Realty Corporation
Part Lot 20 Concession 3
City of Pickering
Ross,
you for the opportunity to comment on the above noted plan.
a condition of draft approval, Canada Post requires that the owner/developer
nply with the following conditions:
- The owner/developer agrees to include on all offers of purchase and sale, a
si�atement that advises the prospective purchaser that mail delivery will be from
designated Community Mailbox.
- he owner/developer will be responsible for notifying the purchaser of the exact
C�Ommunity Mailbox locations prior to the closing of any home sale.
I7he owner/developer will consult with Canada Post Corporation to determine
s � Itable locations for the placement of Community Mailbox and to indicate these
I cations on the appropriate servicing plans.
owner/developer will provide the following for each Community Mailbox site
include these requirements on the appropriate servicing plans:
appropriately sized sidewalk section (concrete pad) as per municipal
dards, to place the Community Mailboxes on.
y required walkway across the boulevard, as per municipal standards.
y required curb depressions for wheelchair access.
Fax sent bg : 4167559800
89/02/06 12:46 Pg: 2/2
ATTACHMENT# S TO D 'O
INFORMATION REPORT#
- l�he owner/developer further agrees to determine and provide a suitable
toqq�porary Community Mailbox location(s), which maybe utilized by Canada Post
uri�til the curbs, sidewalks and final grading have been completed at the
pgrmanent Community Mailbox locations. This will enable Canada Post to
pr vide mail delivery to the new residences as soon as the homes are occupied.
SFS' ould you require further information, please do not hesitate to contact me, at
the above mailing address or telephone number.
cerely,
)bie Greenwood
ivery Planner
sada Post
ATTACHMENT# 6 TO O %
INFORMATION REPORT#� �--
Durham Catholic District School Board
Sept. 0 2008
Ross Pym, MCIP, RPP
Principal Planner— Development Review
Planning & Development Department
City of Pickering
One The Esplanade
Pickering, Ontario. L1V 61<7
RE: DRAFT PLAN OF SUBDIVISION SP -2008-09
•` i, 2008
GtYNp�G & MST EN
pV' 0
ZONING BY-LAW AMENDMENT APPLICATION A 17/08
ONTARIO REALTY CORPORATION
PART OF LOT 20, CONCESSION 3
CITY OF PICKERING
Please note that the above noted Draft Plan of Subdivision and Zoning By-law
Amendment Application will be forwarded to the Durham Catholic District School
Board's Board of Trustees on September 22nd 2008 for consideration. The Board
of Trustees' official comments will be sent to your department after September
22nd 2008.
Planning staff at the Durham Catholic District School Board currently have "NO
OBJECTION" to the above noted plan & application.
Please notify me if you have any questions or concerns.
Sincerely yours,
Jody Dale
Assistant Planner,
Durham Catholic District School Board
Telephone: 905-576-6707
1-877-482-0722 ext. 2211
C.c. Gerry O'Neill, Manager Planning & Admissions
:jd
650 Rossland Road West, Oshawa, Ontario L1J 7C4
Tel 905 576-6150 Toll Free 1 877 482-0722
www.dcdsb.ca
Paul Pulla B. Sc., B. Ed., MSc. Ed. Director of Education / Secretary I Treasurer