HomeMy WebLinkAboutPD 32-03
REPORT TO
PLANNING COMMITTEE
Report Number: PD 32-03
Date: August 25, 2003
From:
Neil Carroll
Director, Planning & Development
Subject:
Draft Plan of Subdivision Application SP-2003-03
Zoning By-law Amendment Application A 4/03
Waldemar Grawert
1795 Appleview Road
Part of Lot 27, Plan 1051
(40R-20758, Part 1)
City of Pickering
Recommendation:
1.
That Draft Plan of Subdivision SP-2003-03 submitted by Waldemar Grawert, be
APPROVED as set out in the conditions section attached as Appendix I to
Report No. PO 32-03, to permit the development of a plan of subdivision, on
lands being Part of Lot 27, Plan 1051 (40R-20758, Part 1), City of Pickering.
2.
That Zoning By-law Amendment Application A 4/03 submitted by Waldemar Grawert,
be APPROVED subject to the conditions outlined in Appendix II to Report No. 32-03,
to establish performance standards to allow the implementation of the draft plan
of subdivision SP-2003-03, on lands being Part of Lot 27, Plan 1051 (40R-20758,
Part 1), City of Pickering.
Executive Summary: The applicant proposes to develop a draft plan of subdivision
consisting of five (5) detached dwelling lots fronting onto a new public street being the
northerly extension of Spartan Court, east of Appleview Road. The proposed plan of
subdivision consists of lots having minimum lot frontages of 12 metres. The applicant
proposes to amend the current zoning to implement the Draft Plan.
The proposed plan of subdivision represents appropriate residential development and
conforms to the policies of the Pickering Official Plan and provisions of the
Dunbarton Neighbourhood Development and Design Guidelines. All interests of the
City will be appropriately addressed through an associated subdivision agreement.
Report PD 32-03
Date: August 25, 2003
Subject: Waldemar Grawert (SP-2003-03 1 A 4/03)
Page 2
Financial Implications:
proposed development.
No direct costs to the C.ity are anticipated as a result of the
Background:
1.0
Proposed Development Details (see Attachment #1, #2, & #3 - Location Map,
Proposed Draft Plan of Subdivision, & Draft
Plan with Walkway - SP 2003-031 A 4/03).
Development Details
Gross area of draft plan
Net residential area of draft plan
Number of residential lots
Number of blocks
Net residential density
Detached dwelling lot frontages
* at 7.5 metre setback
. Lot 1
. Lot 2
. Lot 3
. Lot 4
. Lot 5
2.0
Comments Received
2.1
Original Plan
- 0.449 ha
- 0.299 ha
- 5 lots
- 1 (Block 6 - Walkway)
- 16.7 unitslha
- 15.08 metres
- 22.94 metres
- 20.38 metres
- 12.41 metres
- 13. 1 0 metres
At May 15, 2003 Information Meeting
(see text of Information Report and Meeting Minutes, Attachments #4 and #5).
Comments from Neiqhbours
(see Attachments #6 and #7)
- grading, tree inventory, and elevations;
- hours of construction;
- tree preservation;
- construction access;
- walkway;
Comments form Applicant's Solicitor
- design was prepared to infill area;
- homes are similar, and lots may be
larger;
- Dunbarton guidelines will be taken
into consideration;
Report PO 32-03
Date: August 25, 2003
Subject: Waldemar Grawert (SP-2003-03 / A 4/03)
Page 3
2.2
Agencies:
Durham Region Current Operations
Branch
The Durham District School Board
Durham Region Works Department
Canada Post
Toronto & Region Conservation
Authority
The Durham Catholic District School
Board
Veridian Connections
Enbridge
Bell Canada
- conforms with Regional Official Plan;
- an archaeological assessment will be
required;
- no other provincial interests;
- no objection to draft approval;
(see Attachment #8);
- students generated by the subdivision
can be accommodated by an existing
facility;
(see Attachment #9);
- that the applicant include certain
conditions in the subdivision
agreement;
- no objection;
(see Attachment #10);
- door-to-door service will be extended;
(see Attachment #11);
- no objection to the submitted draft
plan of subdivision application;
(see Attachment #12);
- St. Marguerite Bourgeoys Catholic
School is the facility that will support
this application;
- no objection;
(see Attachment #13);
- provide civil design for preparation of
electrical design;
- no objection;
(see Attachment #14);
- that the applicant include certain
conditions in the subdivision
agreement;
(see Attachment #15);
- that the applicant include certain
conditions in the subdivision
agreement; (see Attachment #16);
3.2
Report PD 32-03
D~e: Augu~25,2003
Subject: Waldemar Grawert (SP-2003-03 1 A 4/03)
Page 4
2.3
City Departments:
Development Control
- fencing, sidewalk location, stormwater
management, tree preservation and
engineering details must be addressed
as outlined in the attached comments
(see Attachment #17);
3.0
Discussion
3.1
Subdivision design proposes appropriate infill development.
The overall subdivision design is appropriate. It is an infill subdivision of
five (5) lots with a proposed new municipal road (Street A - Spartan Court). All
units are detached dwelling units.
The Dunbarton Neighbourhood Development & Design Guidelines of the
Pickering Official Plan, state the following in relation to appropriate
streetscapelsubdivision design:
. Establish maximum dwelling height of 9.0 metres;
. Minimize garage projections from front wall of dwelling to ensure high quality
residential streetscapes;
. Permit detached garages in side or rear yards where appropriate;
. Provide sidewalks on at least one side of each street;
. Discourage reverse frontage lots, except where necessary due to grading
constraints or for other technical reasons;
. Encourage preservation and planting of trees;
A walkway access is proposed between Lots 2 and 3, recognized as Block 6
within the submitted draft plan. The walkway will connect Spartan Court with
Rambleberry Avenue through Block 12 of 40M-1467.
Urban design will address the Dunbarton Neighbourhood Development and
Design Guidelines.
The development of proposed detached dwellings on lots with a cul-de-sac street
pattern must be carefully planned and controlled to avoid a repetitive
streetscape, minimize the negative affects of garage projections at the front of
the houses and reduce lot access conflicts. These potential problems can be
mitigated through good urban design techniques. Building height restrictions and
eliminating garage projections beyond the main walls of dwellings can visually
improve a repetitive streetscape.
Report PO 32-03
Date: August 25, 2003
Subject: Waldemar Grawert (SP-2003-03 / A 4/03)
Page 5
Where lot depths and widths permit, house design can be chosen that eliminate
full garage projections. Incorporating habitable floor space above garage
extensions or the use of hip roofs on the garage extensions also improve the
streetscape. The twinning of driveways provides for increased curb space for
visitor parking, reduces lot access conflicts and the amount of driveway asphalt
in front yards and may facilitate the planting of trees.
Dwelling Height will be limited and Garage Projection minimized.
3.3
In considering a streetscape, the design element that contributes the most to the
appearance of the dwelling is how the garage is treated. This includes both
projection of the garage and the size of the garage/garage door. The size of the
garage door also relates to the amount of asphalt/driveway in the front yard. On
plans of subdivision that incorporate lots on a cul-de-sac designed road, front
yards are compromised when the driveway takes on a high priority due to its size
and lot pattern. In the subject subdivision the lots have lot frontages that range
from 12 metres to 20 metres. If a two (2) car garage was permitted on the lots
with smaller frontage the result would be that almost 50% of the front yard would
be driveway. Furthermore, with a two (2) car garage on a 12 metre wide lot,
there is not enough room left on the main wall of the house to accommodate both
a front door and a front window that both face the street.
Therefore, it is recommended that the width of the garage and garage door be
controlled in the architectural design statement.
It is recommended that prior to the execution of the subdivision agreement and/or
the issuance of any model home permits, the applicant prepare a report to the
satisfaction of the Director, Planning & Development, outlining siting and
architectural design objectives for the draft plan of subdivision that includes
streetscape/architectural guidelines. These guidelines will include restriction of
garage projections, garage width and model with specific emphasis on the
dwelling to be constructed on lots with 12 metre frontage to include limitation on
garage width.
Building height, will be limited to 9.0 metres in the implementing By-law in
accordance with the Dunbarton Neighbourhood Development & Design
Guidelines.
3.4
Sidewalk to be installed on the east side of Spartan Court to connect with
walkway to Rambleberry Avenue.
Safe movement of pedestrians throughout the neighbourhood has been
considered.
Report PO 32-03
Date: August 25, 2003
Subject: Waldemar Grawert (SP-2003-03 / A 4/03)
Page 6
City Council passed a resolution in June 2003, deleting the requirement for a
sidewalk on the east side of Spartan Court within the development south of this
proposal (Garthwood Homes Ltd.) and further directed that the sidewalk remain
in place to provide safe pedestrian access along the future pedestrian route
linking Rambleberry Avenue and Appleview Road.
Consequently a sidewalk is required within this proposal, on the east side of
Spartan Court, to connect with the Rambleberry walkway.
3.5
Rambleberry Walkway Connection to be constructed at time of
development of this draft plan.
The City currently owns land for a walkway connection between
Rambleberry Avenue and the subject property. This anticipated walkway is
identified in the Ounbarton Neighbourhood Development and Design
Guidelines and will provide an important community connection. The City will
require the walkway to be constructed from Rambleberry Avenue to
Spartan Court with the development of this plan of subdivision. Cost sharing
and reimbursement to the developer will be addressed in the Subdivision
Agreement. Partial funding for this walkway construction was received from
the developer when development on Rambleberry was done. The owners of
1002 and 1004 Rambleberry Avenue presently have an encroachment
agreement with the City for temporary use of part of the future walkway.
Planning & Development staff have advised Municipal Property & Engineering
staff that any renewal of the existing agreement would include notice to the
owners of 1002 and 1004 Rambleberry Avenue that they should begin to make
arrangements to have any items/structures removed from the City walkway lands
as soon as possible.
3.6
The proposed development is compatible with the surrounding
neighbourhood.
The proposed development is considered compatible with the character of
existing surrounding development. Typically a mix of both lot sizes and housing
product type is encouraged within new subdivisions. However, given the small
size of the draft plan and the road configuration, the proposed plan is considered
appropriate provided subdivision/architectural design considerations are
incorporated.
The proposed development completes this immediate neighbourhood in an
integrated and compatible fashion.
Report PD 32-03
Date: August 25, 2003
Subject: Waldemar Grawert (SP-2003-03 / A 4/03)
Page 7
3.7
Lot 2 will require a reduced rear yard depth but the remaining lots will be
provided with the same zoning as existing development to the south.
The unique lotting pattern will require Lot 2 to have a reduced rear yard depth of
6.0 metres rather than the more traditional 7.5 metres. However, the impact of
this reduction will be minimized since the grade of Lot 2 will be lower than the
grade of lots on Rambleberry, and an appropriate amenity area is possible
without negatively affecting Rambleberry residents. The applicant has shown
that, with this one exception, all homes will provide setbacks and building
performance standards that are typical of development on lots similar to the
proposed development.
The applicant has advised that Lots 1 & 2 of this plan are to be developed with
bungalow dwellings. Bungalows will assist in reducing any impact of
development on properties fronting Rambleberry.
3.8
The zoning of the properties will match existing zoning of Spartan Court.
The applicant has requested zoning that will implement the draft plan and
requirements similar to the zoning that has been applied to the development to
the south of this development on Spartan Court. This would include appropriate
setbacks and building performance standards that are typical of development on
lots similar to the proposed development.
3.9
Technical matters for this Draft Plan of Subdivision will be dealt with
through the Conditions of Draft Approval.
Fencinq
Will be required on the west side of Spartan Court, to screen vehicle lights from
the rear yards of lots fronting Appleview Road.
Construction Access
A vacant lot owned by the applicant on Appleview Road may be used for a
portion of the construction. However, Spartan Court will be used when the
Appleview Road access becomes unavailable, due to the construction of a
dwelling unit on this vacant property.
Gradinq and Tree Preservation
Upon review of the preliminary grading plan, it appears the trees on the lands
subject to development are not able to .be preserved.
Report PD 32-03
Da~: Augu~25,2003
Subject: Waldemar Grawert (SP-2003-03 / A 4/03)
Page 8
All technical matters for this Draft Plan of Subdivision will be dealt with through
the Conditions of Draft Approval as listed in Appendix I of this report.
4.0
Applicant's Comments
The applicant is aware of the contents of this report.
Attachments:
1. Location Map
2. Applicants Proposed Draft Plan of Subdivision
3. Draft Plan with Walkway (SP 2003-03 & A 4/03)
4. Information Report 13-03
5. Meeting Minutes
6. Resident Comments - Cora Tyler
7. Resident Comments - Heather Rorrison
8. Comments from the Region of Durham Current Operations Branch
9. Comments from the Durham District School Board
10. Comments from the Durham Region Works Department
11. Comments from Canada Post
12. Comments from the Toronto & Region ConseNation Authority
13. Comments from the Durham Catholic District School Board
14. Comments from Veridian Connections
15. Comments from Enbridge
16. Comments from Bell Canada
17. Comments from Development Control
Report PO 32-03
Date: August 25, 2003
Subject: Waldemar Grawert (SP-2003-03 / A 4/03)
Page 9
Prepared By:
Approved I Endorsed By:
~.
G off anowskl
Planner I
Ne~
Director, Planning & Development
GXR:jf:ld
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City Coun .
Thomas J. Quinn, Chief Administratìve..,O..tf~cer
RECOMMENDED CONDITIONS OF APPROVAL FOR
DRAFT PLAN OF SUBDIVISION SP-2003-03
1.0
1.1
2.0
RECOMMENDED CONDITIONS OF APPROVAL FOR
DRAFT PLAN OF SUBDIVISION SP-2003-03
GENERAL CONDITIONS
That this recommendation apply to the draft plan prepared by J.D. Barnes
Limited, dated February 25,2003 (Drawing Number 00-25-957-05), for Draft Plan
of Subdivision Application SP-2003-03 submitted by Waldemar Grawert, on lands
being Part of Lot 24, Plan 1051, (40R-20758, Part 1), City of Pickering, to permit
the development of five (5) lots for detached dwellings.
PRIOR TO REGISTRATION OF THE PLAN
2.1.1 That the owner submit a Draft 40M-Plan to be approved by the City of Pickering,
Planning & Development Department.
2.1.2 That the implementing by-law for Zoning By-law Amendment Application A 4/03
become final and binding.
2.2
That the owner enter into a subdivision agreement with and to the satisfaction of
the City of Pickering to ensure the fulfillment of the City's requirements, financial
and otherwise, which shall include, but not necessarily be limited to the following:
2.2.1 Storm Drainaqe
(a)
satisfy the Director, Planning & Development respecting a stormwater
drainage and management system to service all the lands in the
subdivision, and any provisions regarding easements;
(b)
satisfy the Director, Planning & Development for contributions for down
stream stormwater management works.
2.2.2 Gradinq Control and Soils
(a)
(b)
satisfy the Director, Planning & Development respecting submission and
approval of a grading and control plan;
satisfy the Director, Planning & Development respecting submission and
approval of a geotechnical soils analysis.
2.2.3 Road Allowances
(a)
(b)
satisfy the Director, Planning & Development respecting construction of
internal roads with curbs, storm sewers, and boulevard designs to
maximize front yard space without impeding services or the safe operation
of the streets;
that the street be named Spartan Court.
- 2-
2.2.4 Construction / Installation of City Works & Services
(a)
satisfy the City respecting arrangements for the provision of all services
required by the City;
(b)
satisfy the appropriate authorities respecting arrangements for the
provision of underground wiring, street lighting, cable television, natural
gas and other similar services;
(c)
that the cost of any relocation, extension, alteration or extraordinary
maintenance of existing services necessitated by this development shall
be the responsibility of the subdivider;
2.2.5 Dedications / Transfers / Conveyances
(c)
(a)
the dedication of all road allowances with the proper corner roundings and
sight triangles to the city; (require a 0.3 metre reserve, west side of
Spartan Court adjacent to the properties that front Appleview Road);
(b)
that the owner convey to the City, at no costs:
(i)
(ii)
any easements as required; and
any reserves as required by the City;
that the subdivider convey any easement to any utility to facilitate the
installation of their services in a location(s) to the satisfaction of the City
and the utility.
2.2.6 Construction Manaqement Plan
(a)
that the owners make satisfactory arrangements with the City respecting a
construction management plan, such Plan to contain, among other things:
(i)
details of erosion and sedimentation controls during all phases of
construction and provide maintenance requirements to maintain
these controls;
(ii)
addressing the parking of vehicles and the storage of construction
and building materials during servicing and house construction, and
ensuring that such locations will not impede the flow of traffic or
emergency vehicles on either existing streets or the proposed
public street;
(iii)
ensurance that the City's Noise By-law will be adhered to and that
all contractors, trades and suppliers are advised of this By-law;
- 3-
(iv)
the provision of mud and dust control on all roads within and
adjacent to the site;
(v)
(vi)
type and timing of construction fencing;
location of construction trailers;
(vii)
access to the site to satisfy the Supervisor, Development Control.
2.2.7 Development Charqes
(a)
satisfy the City financially with respect to the Development Charges Act.
2.2.8 Coordinated Development
2.2.9
(a)
satisfy the City with respect to arrangements necessary to provide for
coordination of service and roads with adjacent lands and any phasing of
development that may be required.
Fencinq
(a)
satisfy the City with respect to the provision of temporary fencing around
the entire perimeter of the subject lands during construction, prior to the
commencement of any works;
(b)
satisfy the City with respect to the provision of installing a fence along the
west boundary of Street 'A', where it will abut the properties fronting
Appleview Road to provide sufficient screening from vehicular lights on
Spartan Court unless an acceptable existing fence is already in place.
2.2.10 Street Tree Plantinq
(a)
the submission of a street tree planting plan to the satisfaction of the
City of Pickering.
2.2.11 Desiqn Planninq
(a)
satisfy the Director, Planning & Development, respecting a report outlining
siting and architectural design objectives for the development, and the
submission of site plans and architectural drawings identifying how each
unit meets the objectives of the report, prior to the issuance of any building
permit for the construction of a residential unit on the lands;
(b)
the report outlining siting and architectural design objectives for the
development must address building envelopes, house designs, siting, and
streetscapes as well as garage designs, locations, massing, width, and
projection from the main dwelling;
-4-
(c)
the report outlining siting and architectural design objectives for the
development must place special emphasis on the model to be built on lots
that have a front lot line at street line, of 12 metres or less, and models on
these lots will have restrictions on garage widths;
(d)
the report outlining siting and architectural design objectives for the
development must address driveway placement and curb cut location on
the proposed public road to ensure adequate room is maintained to
accommodate street furniture and boulevard landscaping;
(e)
that the owner satisfy the City respecting the provision of appropriate
fencing adjacent to the properties fronting Appleview Road.
2.2.12 Enqineerinq Drawinqs
(a)
that the owner satisfy the City respecting the submission of appropriate
engineering drawings that detail, among other things, City services, roads,
storm sewers, lot grading, streetlights, fencing and tree planting, and
financially-secure such works;
(b)
that the engineering plans be coordinated with the architectural design
objectives and further engineering plans shall coordinate the driveway
width, street hardware and street trees in order to ensure that conflicts do
not exist, asphalt is minimized and street trees are accommodated.
2.2.13 Other Approval Aqencies
(a)
that the subdivider satisfy all the requirements of the Region of Durham
and provide an Archaeological Study;
(b)
that the subdivider satisfy all the requirements of the Planning & Development
Department (Development Control);
(c)
(d)
that the subdivider satisfy all external agency comments;
that any approvals which are required from the Region of Durham for the
development of this plan to be obtained by the subdivider, and upon
request written confirmation be provided to the City of Pickering as
verification of these approvals.
2.2.14 Parkland Dedication
(a)
that the subdivider provide to the City cash-in-lieu of parkland dedications,
to the satisfaction of the Director, Planning & Development, in order to
satisfy Section 42(1) of the Planning Act.
APPENDIX II
TO REPORT NUMBER 32-03
RECOMMENDED CONDITIONS OF APPROVAL FOR
ZONING BY-LAW APPLICATION A 4/03
That the Implementing Zoning By-law:
reflect zoning standards of southerly abutting lands, being 83-10
(residential) as identified in By-law 5689/00, save and accept the rear
yard depth for Lot 2 will provide a 6.0 metre depth.
ATTACHMENT' I TO
REPORT I PD~ -0 3
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C.N.R
PROPERTY DESCRIPTION PART OF LOT 27, PLAN 1051 RP 40R-20758, PART 1
OWNER WALDEMAR GRAWERT DATE MAR. 21, 2003 DRAWN BY JB
Planning & Development Department
FILE No. SP 2003-03 8< A 04/03
FOR DEPARTMENT USE ONLY
SCALE 1 :5000
CHECKED BY GR
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ATTACHMENT' cd TO
REPORT' PO 3d - ()-~
INFORMATION COMPILED FROM APPLICANTS
SUBMITTED PLAN -
SP 2003-03 & A04/03
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Development Details
Gross area of draft plan
Net residential area of draft plan
Number of residential lots
Number of blocks
Net residential density
Detached dwelling lot frontages
* at 7.5 metre setback
. Lot 1
. Lot 2
. Lot 3
. Lot 4
. LotS
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Original Plan
- 0.449 ha
- 0.299 ha
- 5 lots
- 1 (Block 6 - Walkway)
- 16.7 units/ha
- 15.08 metres
- 22.94 metres
- 20.38 metres
- 12.41 metres
- 13.10 metres
l'
THIS MAP WAS PRODUCED BY THE CITY OF PICKERING.
PLANNING &- DEVELOPMENT DEPARTMENT.
INFORMATION &- SUPPORT SERVICES,
MARCH 21, 2003.
W. GRAWERT
1795 APPLEVIEW ROAD
PART LOT 27 PLAN 1051
S P 2003-03 & A04/03
ATTACHMENT ,.3 TO
REPORT' PO .~ -l) ~
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VACANT
BLOCK 25
SPARTAN COURT
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THIS MAP WAS PRODUCED BY THE CITY OF PICKERING.
PLANNING &- DEVELOPMENT DEPARTMENT,
INFORMATION &- SUPPORT SERVICEs,
AUGUST 20, 2003.
ATTACHMENT # JI TO
REPORT (I PO ~ ~ 0 ~
Ciú¡ o~
INFORMATION REPORT NO. 13-03
FOR PUBLIC INFORMATION MEETING OF
May 15, 2003
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, RS.O. 1990, chapter P.13
SUBJECT:
Draft Plan of Subdivision Application - SP-2003-03
Zoning By-law Amendment Application - A 04/03
Waldemar Grawert
1795 Appleview Road
Part of Lot 27, Plan 1051
(40R-20758, Part 1)
City of Pickering
1.0
PROPERTY LOCATION AND DESCRIPTION
- the property subject of the above-noted applications is approximately
0.45 hectares in size;
- located east of Appleview Road and west of Rambleberry Avenue, future
northern extension of Spartan Court (see Attachment #1 - Location Map);
- existing detached residential dwellings surround the property.
2.0
APPLICANT'S PROPOSAL
- the applicant proposes to establish 5 detached dwelling units fronting onto
one new public street with access from Spartan Court (see Attachment #2 -
Proposed Draft Plan);
- minimum lot frontages for this proposal range from 12 metres to 20 metres
approximately;
- minimum lot depths for this proposal range from 30 metres to 45 metres
approximately;
- the proposed zoning by-law amendment would permit the 5 detached
dwellings to be constructed, and would set specific zoning standards for that
development to adhere to.
Information Report No. 13-03
ATTACHMENT # t¡ TO
REPORT # PD~ - D ~
Page 2
3.2
3.3
3.0
OFFICIAL PLAN AND ZONING
3.1
Durham Reaional Official Plan
- the Durham Regional Official Plan identifies the subject lands as being
designated "Living Area", which permits development predominately for
housing purposes;
- the applicant's proposal complies with this designation;
Pickerina Official Plan
- the subject property is designated "Urban Residential - Low Density" within the
Dunbarton Neighbourhood;
- this designation permits residential uses and a mix of community, cultural and
recreational uses;
low density residential development permits up to and including 30 units per
net hectare;
- the proposed development would provide a net density of 16.7 units per net
hectare;
- the applicant's proposal conforms to the applicable Official Plan policies;
Dunbarton Neiahbourhood Desian Guidelines
(see Attachment #3 - Dunbarton Neighbourhood Map)
- the Dunbarton Neighbourhood Development and Design Guidelines, state
that new development should be compatible with the existing neighbourhood
character. Minimum lot frontages for the Dunbarton Neighbourhood are:
Cul-de-Sac New Internal Roads External Roads
Minimum Lot 10 metres 12 metres 15 metres
Frontages
- the Dunbarton Neighbourhood Development and Design Guidelines indicate
that new developments shall maintain building setbacks consistent with
recent subdivision standards. Minimum setbacks for the Dunbarton
Neighbourhood are:
Front Yard Side Yard
Minimum 4.5 metres 1.2 metres & 0.6 metres
Setback
(see Attachment #4 - Proposed lot areas and frontages)
- the proposal complies with the Dunbarton Neighbourhood Guidelines;
Information Report No. 13-03
ATTACHMENT # if TO
REPORT # PO .~.;2 ~" 3
Page 3
4.0
4.1
4.2
4.3
3.4
Zonina By-law 3036
- the lands subject to Draft Plan of Subdivision SP-2003-03 are currently zoned
"R3" - Detached Dwellings Residential Zone, by Zoning By-law 3036;
- the existing zoning permits detached dwellings with minimum lot frontages of
18 metres and minimum lot areas of 550 square metres;
an amendment to the zoning by-law is required to allow for the development of
5 detached dwelling units on lots with minimum lot frontages ranging from 12 metres
to 20 metres.
RESULTS OF CIRCULATION
Resident Comments
- no written resident comments have been received to date;
Aaency Comments
Comments were received from:
. Enbridge Gas;
. Toronto and Region
Conservation Authority;
. Durham District School
Board;
. Durham Region Works Department;
. Bell Canada;
. Durham Catholic District School
Board;
- all had no objection to the proposed application;
Staff Comments
in reviewing the application to-date, the following matters have been identified
by staff for further review and consideration:
. ensure that the proposed development is compatible with, and sensitive
to, surrounding existing residential developments;
. ensure that the proposed internal road and lotting pattern does not conflict
with the Dunbarton Neighbourhood Development and Design Guidelines;
. ensure that the proposed cul-de-sac is properly aligned with Spartan
Court;
. ensure that the walkway from Rambleberry Avenue is properly aligned
with the proposed walkway connection between lots 2 & 3 on the
proposed plan;
. ensure that all lots proposed have a minimum lot frontage of 12 metres as
per the Dunbarton Neighbourhood Development and Design Guidelines;
Information Report No. 13-03
ATTACHMENT#~~ TO
REPORT # PO ;;l - <) :3
Page 4
. a preliminary grading plan must be submitted and reviewed to identify
potential grading issues;
. ensure that adequate information is provided through the review of
supporting technical submissions and reports;
- this Department will conclude its position on the application after it has
received and assessed comments from the circulated departments, agencies
and the public.
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 Councilor 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 does not make
oral submissions at the public meeting or make written submissions to the
City of Pickering before the application is considered, the Ontario Municipal
Board may dismiss all or part of the appeal;
if a person or public body that files a notice of appeal of a decision of the City
of Pickering in respect of the zoning by-law amendment does not make oral
submission at the public meeting, or make a written submission to the City of
Pickering 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.
6.0
OTHER INFORMATION
6.1
Appendix No. I
list of neighbourhood residents, community associations, agencies and
City Departments that have commented on the applications at the time of
writing report;
6.2
Information Received
- full scale copies of the Applicant's submitted plan are available for viewing at
the offices of the City of Pickering Planning & Development Department;
Information Report No. 13-03
ATTACHMENT # 'I TO
REPORT # PO ~3,.;2 - 0 '2.:,
Page 5
- the City of Pickering is in receipt of the following report, which contains
technical information for the Draft Plan of Subdivision SP-2003-03:
. a 'Phase I Environmental Site Assessment - Proposed Residential
Subdivision - Vacant Property - Pickering, Ontario' report prepared by
Golder Associates Limited, dated December 2002;
- the need for additional information and/or addendums to this report will be
determined through the review and circulation of the applicant's current
proposal;
Property Owner
6.3
- the owner of this property is Waldemar Grawert, 1799 Appleview Road,
Pickering, Ontario.
ORIGINAL SIGNED BY
ORIGINAL SIGNED BY
Geoff Romanowski
Planner I
Lynda Taylor, MCIP, RPP
Manager, Development Review
GXR:ld
Attachments
Copy: Director, Planning & Development
ATTACHMENT# ~ TO
REPORT # PO =:3:l -0 ~
APPENDIX NO. I TO
INFORMATION REPORT NO. 13-03
COMMENTING RESIDENTS AND LANDOWNERS
(1 )
none received to date;
COMMENTING AGENCIES
(1 )
(2)
(3)
(4)
(5)
(6)
Enbridge Gas;
Toronto and Region Conservation Authority;
Durham District School Board;
Bell Canada;
Durham Region Works Department;
Durham Catholic District School Board;
COMMENTING CITY DEPARTMENTS
(1 )
Planning & Development Department;
ATTACHMENT' 'f TO
REPORT # PO .~ -0 2.
DUNBARTON NEIGHBOURHOOD DEVELOPMENT & DESIGN GUIDELINES
. permit only detached
dwellings
. require minimum lot
frontages of 15.0 metres,
except:
<>
on Dunbarton Rd.,
where minimum
frontages may be 12.0
metres; and
on Fairport Rd. north
of the creek, where
minimum frontages
may be 13.5 metres
(with larger than
minimum frontages
encouraged in the
vicinity of Bonita Ave.)
. on Fairport Road south of
the creek, maintain larger
lot depths (approximately
40 metres), and larger
building setbacks (front
yard 7.5 metres; side yards
1.5 metres; flankage yard
4.5 metres)
<>
. permit only detached
dwellings
. require minimum lot
frontages of 12.0 metres
.
consideration will be
given to minimum 10.0
metre lot frontages at the
ends of cul-de-sac and
other significant street
curvatures
. maintain building setbacks
consistent with recent
subdivision standards
(front yard minimums of
4.5 metres; side yard
minimums of 0.6/ 1.2
metres)
. encourage new roads to
connect with existing
streets to minimize dead
ends, in locations as
generally shown on
neighbourhood concept
plan
. locate on east side of
Fairport Road, south of
Bonita Ave, as generally
shown on the
neighbourhood concept
plan
. ensure at least 0.5 hectare
in area
. provide opportunity to
expand to incorporate
lands at the southeast
corner of Fairport Road
and Bonita Ave.
. integrate with the open
space corridor
surrounding Dunbarton
Creek
. consider establishing
pedestrian/bicycle paths,
connected to other paths
in neighbourhood
. establish natural buffer
adjacent to the creek
. consider establishing
pedestrian/bicycle paths,
connected to other paths
in neighbourhood (to be
explored through the
review of development
applications)
. encourage continued
Hrenaturalization" of the
creek valley
. '. .
GënéralGüidelines
. '.C: ',,' ", .. ,., .'
. establish maximum
dwelling height of 9.0 .
metres (calculated from
the average grade at front
of dwelling)
. minimize garage
projections from front wall
of dwellings to ensure
high quality residential
streetscapes
. permit detached garages
in side or rear yards where
appropriate
. provide sidewalks on at
least one side of each
street
. discourage reverse
frontage lots, except
where necessary due to
grading constraints or for
other technical reasons
. encourage preservation
and planting of trees
ATTACHMENT #....'5' TO
REPORT # PD~-(1~ Excerpts from
Statutory Public Information Meeting
Thursday, May 15,2003
7:00 P.M.
The Manager, Development Review, provided an overview of the requirements of the
Planning Act and the Ontario Municipal Board respecting this meeting and matters
under consideration there at.
(I)
DRAFT PLAN OF SUBDIVISION APPLICATION SP-2003-03
ZONING BY-LAW AMENDMENT APPLICATION A 04/03
WALDEMAR GRAWERT
1795 APPLIEVIEW ROAD
PART OF LOT 27, PLAN 1051
.(40R-20758, PART 1)
1.
Lynda Taylor, Manager, Development Review, provided an explanation of the
application, as outlined in Information Report #13-03.
2.
John Howes, Solicitor for the applicant, advised that the design was prepared to
infill the area and complete Spartan Court. The homes are similar to those in the
area and the lots are similar if not larger than presently exist.
3.
David Sim, 1000 Rambleberry Ave., stated his concern with the existing grading
and questioned the grading for the new development. He requested reviewing
grading plans with staff and being kept informed of prior to recommendation by
staff to Council. He further requested that a tree inventory and protection plan be
developed. He questioned the building elevation, what the homes will look like,
placement of homes on property and if moving the homes further away from the
existing fence could be considered. He also questioned the days of construction,
when construction will begin and the hours of construction.
4.
David Gardner, 1002 Rambleberry Ave., concurred with the concerns of his
neighbour but emphasized his concern with respect to tree conservation. He
further stated his concerns regarding amount of back yard for Lot 3 and grading.
He questioned if walkway will go through.
5.
Nick Preston, 1777 Spartan Court, stated his concern with respect to lot grading
and construction traffic using Spartan Court. He requested that construction
traffic be directed through the applicants property.
John Howes, Solicitor for the applicant, advised that this is just the beginning of
the process and that staff will be reviewing the Dunbarton Neighbourhood
Guidelines, grading and tree preservation.
6.
- 1 -
Romanowski, Geoff
ATTACHMENT # (, TO
REPORT # PO '3d - () 3
From:
Sent:
To:
Subject:
Cora Tyler [coratyler@hotmaiLcom]
June 06,20034:17 PM
Romanowski, Geoff
land development
Geoff,
I was given your name and email address from Perry at the City of
Pickering,
Planning and Deveopment Department.
the
lot off of Appleview and Spartan Court. The lot of land is just north
of
Spartan Court and is up for development in the near future. My request
is
that the construction vehicles use the existing driveway off of
Appleview
for access rather than Spartan Court.
I am writing to you with regards to
You can contact me at (905)839-0419 if you require any further
information.
.hank you in advance.
Cora Tyler
Tired of spam? Get advanced junk mail protection with MSN 8.
http://join.msn.com/?page=features/junkmail
1
Romanowski, Geoff
ATTACHMENT # "7 TO
R¡:pmn II pn .'~ -0 '~
From:
Sent:
To:
Subject:
Heather Rorrison [rorrisons@sympatico.ca]
June 06, 2003 2:18 PM
Romanowski, Geoff
Concerns over Subdivision Application SP-2003-03 and Zoning By-Law Amendment
Application A 04/03
~;....'......"
I '
¡ .
000_0037.JPG
¡-
i
i
000- 0039.JPG
Geoff,
We are
to
change
and
Zoning
aware that Waldemar Grawert has made an application to the City
zoning.
The application is Subdivision Application SP-2003-03
By-Law Amendment Application A 04/03.
As I discussed with you two weeks ago, my husband (Bruce Rorrison) and I
have
some concerns over the application relating specifically to our house
hat I
wanted to record for you. Our house is located at 1004 Rambleberry Ave.
Part Lot 27, Plan 1051, being Part 7 on Plan 40R-I0323. These concerns
are
as follows:
1)
Rear Yard Concerns
As I discussed with you, I have a concern over the future location of a
house directly behind ours. In the proposed application, the property
directly behind our house has 5 sides (which is I'm sure you would agree
is
not common). We had every expectation that the back yard line of our
house
would also be considered the 'rear yard' for any future house located
directly behind. This would' ensure that the house directly behind us
was
7.5 meters from the property line, which would give our house a
~ontinued
3vel of privacy.
house
may actually be considered the 'side' of the house, allowing the
developer
to build the house significantly closer to our house.
this
close to ours will reduce the value of our house, something which we are
concerned about. We are hoping that a smaller house (perhaps a
bungalow) ,
might be built closer to the road, which will still allow us some level
of
privacy.
making
the roadway any smaller to allow the houses to be built further from our
back yard line.
However, in discussion with you, the back of our
A house built
As well, we are not sure whether regulations would permit
2)
The Walkway
As we are aware, a walkway has existed in the City plans, located
directly
beside our house. The previous owners of our house (Harry LaForme) ,
1
built
an in-ground pool in the rear of
poured concrete base. The shed¡
pipes¡ is
on
the town property.
town
property.
the house¡ with a shed which sits on a
along with the pool water and gas
The pool itself is probably located very close to
Because of the impact of developing a walkway on our property values and
the
significant expense which would be required to move the pool pipes¡ shed
and
build retaining walls to support the pool itself¡ we are very much
hoping
that the plans to build the walkway might be dropped. I understand that
there has been precedent for this in the past. I would be happy to
discuss
any options on this further with you.
I did discover that a Swimming Pool Enclosure permit was granted in
June¡
1995 (of which I have a copy) ¡ although the City staff advised that they
could not discover a signed copy. It is Permit No. 95/22¡ Receipt No.
C5131. This indicates to me that the City of Pickering was aware of the
development of a pool on our property. In our discussion¡ you indicated
hat there were no building permits granted for the development of the
_,001
in our back yard.
I am attaching some photos which will clearly show why we have concerns
and
are requesting this change to the official plans. If the City did want
to
proceed with the development of the walkway¡ we would require at least 6
months notice (in a period when pool construction is possible .from May -
Oct) ¡ to make the changes required.
Because of the concerns we have expressed above¡ I would like to be kept
closely informed of any discussions or decisions made regarding the
application in question. Please let me know if you have any further
questions regarding our concerns.
Thanks,
Heather Rorrison
0105) 831-2159
2
ATTAt;Hiv¡Ei\II # 7 fO
REPORT # PD~
May 26; 2003
ATTACHMENT # g TO
REPORT' PO .~ 'D~
¡;
~¡
Planning
Department
Mr. N, Carroll
Director of Planning
Planning Department
City of Pickering
Municipal Building
I The Espla,nade
Pickering, ON LIV 6K7
The Regional
Municipality
Of Durham
1615 DUNDAS ST. E. ,
4TH FLOOR, LANG TOWER . , '
, WEST BUILDING Dear Mr.. N, Carroll:
P.O. BOX 623 '
WHITBY, ON L 1 N 6A3 , Re: Regional Review of an. Ap Ph,' cation for Plan of Subdivision
(905) 728-7731
FAX: (905) 436-6612 File No.: S-P-2003-03 . '
www.region.durham,on,ca Applicant: Waldemar Grawert
.L.Georgieff, MCIP, RPP Lot: 27, Concession: 1
";ommissioner of Planning Municipality: City of Pickering
This application has been reviewed by the Region and the following comments are
offered with respect to the Durham Regional Official Plan, Provincial policies, and
the proposed method of servicing.
Official Plan Confonnitv
, The subj ect property is located within the "Living Area" designation in the Durham
Regional bfficial Plan. The predominant use of land within the Living Area,
designation is for residential purposes. The proposed plan of subdivision would
appear to confonn to the Plan.
Provincial Policies and Delegated Review Responsibilities.
The subject land has been assessed as having a high archaeological potential. An
archåeological assessment will ,be required prior to final approval. In accordance
with Provincial policies, no demolition, grading or other soil disturbances shall take
place on the site prior to the Ministry of Culture confinning that all archaeological
resource concerns have been satisfied.
There are no other provincial interests or delegated review responsibilities applicable
to this application. '
"SERVICE EXCELLENCE
for our CŒMMUNITY"
*
Page 1
100% Post Consumer
ATTACHMENT I ~ TO
REPORT#PD~-O ~ '
Municipal Water Supply & Sanitary Sewer Services
Both sanitary sewer and municipal water supply are avàilable to the service the
subj ect prqperty. '
Based on the foregoing, the Region has no objection to draft approval ofthisplan.
The attached conditions of approval are to be satisfied prior to clearance by the
Region for registration of this plan. ' ' ,
Please call Vannitha Chanthavong if you hav~ any qu~stions.
Yours truly,
~,,-, --;, " . M./ /"',
............... ,--" /' r .
'.' ,L",_~' ", >ð'{/
Jim Blair, MCIP, RPP ,
Director
Current Operati<;ms, Branch
'\.
Attach:
Conditions of Draft Approval
. cc:
Waldemar Grawert '
. John G. Howes ,
Regional Works Department
Page 2
ATTACHMENT # ~ . TO
REPORT # PO g;(1 ~ð 3 .
AttachÎnent to letter dated May 26, 2003
To:
Waldemar Grawert
From: Jim Blair,M.C,I.P., RP:P.
Director, Current Operations Branch
Re:
Plan of Subdivision S-P-2003-03 .
City of Pickering .
DRAFT CONDITIONS. OF DRAFT APPROV AL
2.
.4.
1.
The Owner shall prepåre the final plan on the basis of the approved draft plan .of
subdivision, prepared by J. D. Barnes Limited, identified as Reference Number
00,.25-957-05, dated February 25, 2003, which illustrates 510ts for single detached
dwellings, a walkway and a.roadway. . .
The Owner shall name road allowances included in this draftplan to the satisfaction o,f .
the Regional Municipality of Durham and the City of Pickering.
3.
. .
The Owner shall grant such easements as may be required for utilities, drainage and
servicing purposes to the appropriate authQrities.
The Owner agrees in writing to satisfy all requirements, financial and otherwise, of the
Region concerning the provisions of roads, sewers, wç¡ter and other Regional serviçes.
5. .
The Owner shall carry out a cultural heritage resource assessment of the subject
. property and mitigation and/or salvage excavation of (lny significant heritage resources
to the satisfaction of the Regulatory and Operations Group of the Ministry of Culture.
No grading or other soil disturbanc'e shall take place on the subject property prior to a .
letter of clearance from the Regulatory and Operations Group of the Ministry of
. Culture. . .. .
6.
The Owner shall provide for the extension of such sanitary sewer and water supply
facilities. which are external to, as well as within, the limits of this plan that are required
to service this plan. In addition, the Owner shall provide for the extension of sanitary.
sewer and water supply facilities within the limits of the plan which are required to
service other developments external to this subdivision. Such sanitary sewer and water
supply facilities are to be designed and constructed according to the standards and,
require.ments'ofthe Regional Municipality of Durham. All arrangements, financial and
otherwise, for said extensions are to be made to the satisfaction of the Regional
Municipality of Durham, and are to be completed prior to final approval of this plan. .
Page 1
ATTACHMENT /I .8 ' TO
REPORT # PD ~-D 3 '
7.
Prior to entering into a subdivision agreement, the Regional Municipality of Durham
shall be satisfied that adequate water pollution control plant and water supply plant
capacities are available to the proposed subdivision.
Page '2
THE
D URfLt\IVI
DISTRICT
SCHOOL
BOARD
Facilities Services
400 Taunton Road East.
Whitby, Ontario II
LJR 2K6 ,
:iephone: (905) 666-5500 I
1-800-265-3968 !
IX: (905) 666-6439 ¡
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March 25, 2003
ATTACHMENT # <1
~ællORø em tI! (?"', ~I"'"¡,
~I;','~ ~"",,;;- ~{,~>7 Ii r~_, Ll
The City of Pickering
Planning Department
Pickering Civic Complex
One The Esplanade
Pickering, OntaIio
Ll V 6K7
Attention: Mr. Geoff Romanowski
Dear Mr. Romanowski,
RE:
Draft Plan of Subdivision SP-2003-03
Zoning By-law Amendment Application A 04/03
Waldemar Grawert
Part of Lot 27, Plan 1041 (40R-20758, Part 1)
1795 Appleview Road
City of Pickering
TO
Q~ð3
m¡ [~ (e~;
¡;:::<
,i 1,\
UU
P¡G,(Ei1:¡',!f.~,,:;¡hr;';,\F,¡\)
Statfhas reviewed the infonnation on the above noted application and has
the tòl1owing comments...
1.
Approximately 3 elementary pupils could be generated by the
above noted application.
2.
It is intended that any pupils generated by the above noted plan of
subdivision be accommodated within an existing school facility.
3.
Under the mandate of the Durham District School Board, staff has
no objections.
Yours truly,
~Qß~<)
Theresa Wil1iams,
Planner
I:\PROPLAN\DA TA\PLNG'SUB\SP2003-03
INTEROFFICE MEMORANDUM
ATTACHMENT I 10- TO
REPORT # PO ;?;; -0;
To:
Tom Cadman
Current Operations Branch
From: Pete Castellan
Development Approvals Division
Date: April 23, 2003
Re:
Draft Plan of Subdivision S-P-2003-03
Applicant: Waldemar Grawert
Lot: 27 Concession: 7
City of Pickering
Your Ref: 66934
Our File: 03-P-OO8
The Region of Durham Works Department has reviewed the Plan of Subdivision and
offers the following comments.
Sanitary sewer and municipal water supply are presently available to the site through
the execution of the subdivision agreement for the Garthwood Homes Ltd.
development (18T-99015).
Based on the foregoing, the Regional Works Department does not have any obj ection
to the further processing of this draft plan of subdivision.
The following Regional Municipality of Durham Works Department conditions shall
be complied with prior to consent by the Department for registration of the plan of
subdivision and said conditions shall fonn part of the Subdivision Agreement:
1.
That the owner shall pay for those serÚce charges and/or development charge
levies which are in effect at the time of registration of any portion of this
plan. Said service charges shall pertain to those services, which are the
responsibility of the Region.
2.
That the owner shall obtain and grant to the Region, all easements required to
provide Regional services for this development, and these easements shall be
in locations and of such widths as detennined by the Region and shall be
granted with the execution of the subdivision agreement.
3.
That engineering drawings for Regional services and the proposed final plan
of subdivision shall be submitted to, and approved by, the Regional Works
Department prior to the preparation of the subdivision agreement.
. ..2
- 2 -
ATTACHMENT # 10 TO
REPORT # PO :u -0 ~
4.
That satisfactory arrangement shall be made for the financing ofthe Region's
share of servicing, if any, prior to the release of the final plan for registration.
5.
That sanitary sewers and watennains shall be designed in accordance with
those standards approved by the Region.
6.
That if this subdivision is proposed to be developed by more than one
registration, the Owner shall be required to submit a plan showing the proposed
phasing, to the satisfaction of the Region.
7.
That any existing sanitary or water services within the plan which are proposed
to be relocated shall be maintained in full service until such time as the new
services have been completed and approved by the Region, and all costs
incurred in relocation and abandonment of these services shall be borne by the
Owner.
8.
That the Owner agrees in writing to satisfy all requirements, financial and
otherwise, of the Region concerning the provision of roads, sewers, water and
other Regional services.
9.
That the Owner provide for the extension of such sanitary sewer and water
supply facilities which are external to, as well as within, the limits ofthe plan
which are required to service such plan. In addition, the Owner shall provide
for the extension oftruck sanitary sewer and water supply facilities within the
limits ofthe plan, which are required to service other developments external to
this subdivision. Such sanitary sewer and water supply facilities shall be
designed and constructed according to the standards and requirements of the
Works Department ofthe Regional Municipality of Durham; all arrangements,
financial and otherwise, for said extensions are to be to the satisfaction of the
Regional Municipality of Durham and are to be completed prior to release of
the final plan of registration.
That prior to entering into a subdivision agreement, the Region shall be
satisfied that adequate water pollution control plant and water supply plant
capacities are available to service the development.
Q,GillG)
10.
Pete Castellan
Development Approvals Division
cc.
Engineering, Planning & Studies Division, Region of Durham
N. Carroll, Director of Planning, City ofPickering~fr,¡,'~-
DELIVERY PLANNING
1860 MIDLAND AVE 2ND FL.
SCARBOROUGH ON MIP SAI
CANl\DA~~PO S no s
POST. ~~CANADA
ATTACHMENT #~ II TO
REPORT # PO :;;Z -ð .~
May 2, 2003
,
I,:
I:
Mr. G. Romanowski
Planning Technician
City of Pickering
1 The Esplanade
Pickering On LIV 6K7
¡.o' ""', ", ,-" ^ ,.. N G
,_"¡vN¡,,],,, ð: uEVELC1PMENT
DEPÞ,,¡nrViENT
Dear Mr. Romanowski,
RE:
Draft Plan of Subdivision SP-2003-03
Zoning Bylaw Amendment Application A 04/03
Waldemar Grawert
Part of Lot 27, Plan 1051
(40R-20758, Part 1)
1795 Appleview Rd, City of Pickering
The mail delivery service will be an extension of door to door.
If you have any questions, please contact me at 416-285-5385.
Sincerely,
[J 7
, /, t/ "l
'C-.. (/~ ~'ìÂ'--.J '&-v~(
Debbie Greenwood
Delivery Planner
416-285-5385(T)
416- 755-9800(F)
~~~~~~o;~
CiTY OF PICKERING
PICKER!NG, ONTARIO
õñs êrvåNiío n
for The Living City
March 20, 2003
ATTACH¡V;ENI # /.;7 . ro
""P"RI " 1)01 :2. ').1"'1 ;2
rir.v..¡! r ._~-~,....".....
<,NT,ARiO
Mr. Geoff Romanowski
City of Pickering
Pickering Civic Centre
One The Esplanade
Pickering, Ontario
L 1V 6K7
Dear Mr. Romanowski
Re:
Draft Plan of Subdivision SP-2003-03
Zoning By Law Amendment Application A 04/03
Part Lot 27, Plan 1051
1795 Appleview Road
City of Pickering
(Waldemar Grawert)
This will acknowledge receipt of the above noted application and offer the following comments.
Authority staff has reviewed the proposal and since it does not appear to affect the program or
policy interests of this Authority, we have no objections to the application as submitted.
We trust this is satisfactory. Should you have any questions please contact the undersigned at
this office.
~~
Russel White
Senior Planner
Development Services Section
Extension 5306
5 5horeham Drive, Downsview, Ontario M3N 154 (416) 661-6600 FAX 661-6898 www.trca.on.ca
a.'"
; ...:v \
. ...,,'
THE DURHAM CATHOLIC DISTRICT SCHOOL BOARD
ATTACHMENT # 13 TO
HEPúRT 11 PD~_,. "'"
Catholic Education: Learning & Living in Faith
April 22, 2003
City of Pickering
Planning Department
Pickering Civic Complex
One The Esplanade
Pickering, ON L 1 V 6K7
~~~~~~~
CiTY OF PICKERING
PICKERING, ONTARIO
RE:
Draft Plan of Subdivision S-P-2003-03
Zoning By-law Amendment Application AO4/03
Waldemar Grawert
Part Lot 27, Plan 1051
1795 Appleview Road
City of Pickering
Please be advised that at the regular Board Meeting of Monday, April 14, 2003, the
following motion was approved:
"THAT the Durham Catholic District School Board indicate in its comments to the
City of Pickering that the Board has no objection to Draft Plan of Subdivision S-P-
2003-03 and Zoning By-law Amendment Application A04/03."
The subject lands affected by this application fall within the catchment area of
St. Marguerite Bourgeoys Catholic School, located at 1765 Meadowview Avenue in
Pickering. The projected student yield from proposed draft plan of subdivision is 1
student.
Sincerely yours,
~D/\Jøl(
Gerry 0' Neill
Controller of Planning and Admissions
GON:AD:ad
650 Rossland Road West, Oshawa, Ontario Lll 7C4
Telephone (905) 576-6150 Business Services, Fax (905) 576-1981
Patricia Manson, B.A" M. Ed. - Director of EducationlSecretaryfTreasurer
FAX NO,
P, 02/03
MAY-01-2003 THU 01:31 PM
ATTACHMENT # /Lf TO
REPORT # PD~ -D ~
VERIDIAN CONNECTIONS
DEVELOPMENT APPLICATION REVIEW
~ PROJECT NAME:
WlÙdemar Gt~wer~
]
]
]
]
ADDRESS/PLAN:
1795 Appleview Road (pat~ of Lot 27, Plan 1051- 40R-20758, Part 1)
[ MUNICIPALITY;
Píck~rillg
REF. NO.:
SP-2003-03, A04/03
SUBMISSION DATE:
:March 10, 2003
1.
Electric Service is available on the to~d allow:¡nce(s) tot\clili.g this propçrty.
Scrvicing will be from Spartan Court.
2.
An cKtension of the Corporation's plant is required on the road allowance in order to service this project.
All :;uch ~;¡t<:nsiol1s arc normally underground.
3.
In.:jivÌLiLlal metering ft)r e'4ch IIfIit is r~q1:lÚ"ed.
4.
The following stl1ndard fuced f~e cos~s will apply (aU ti~es are ~pp~oJ(j¡nate):
Service Connection Fee $130.00 per \Uut
5.
Existing Corporation plant on Spartan Court may havc to b~ rcplaccd/rdocated at the AppJJcam's cost to
accommoclnte the proposed development.
6.
The Applicant must make dù:cct application to the Corpot1ltion to obtain spcdfic approval of the dectncal
service arr:¡ngements and related work for this project. The applicant is cautioned that tenders, contractu, or
wod< initi~teC p¡:jor to obtaining specific apptovàl will be &\.Ibject to change.
7.
A Servicing Agreement may be ~equi~ed with ¡he Corporation in order to obtain servicing for tllis site.
8.
All work from the public road allowance to the service en1:tllnce Ilnd the mete:cing auangements must comply
with ¡he Cotpota!Ìon\ rçquirem.<:nts and speci£kations.
9.
Prior to obtaicing II building permit, the Applican~ shall, by agreement, confirm acceptance of the tenns and
conclirions of providJng electclcil :;..mce.
10.
'Where <:tanes or material hancUing equipment or woùers Inust work in proximity to existing overhead wir~:;,
with the C'l-paÞility of COP1:'4ct or co.cnJng within the limits of approach, the developer/builder shall pny all costs
for Th~ temporary relocation, bu:¡:M. at lm>tection of the wires, Ot other action deemed necessary by Veridiall to
providc for worker safety and the security of the dectrica¡ :;ystem.
11.
Landscaping, specifically trees and shrubs, should be relocated away from the Corporation's transfoImcr,
to avoid interference with equipment access.
~
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',:;;":'\lNiNG & OE\fELOPMEN'
~. '.\ DEP,.\¡::;TMENT
MAY-Ol-2003 THU 01:31 PM
FAX NU,
1"', Uj/Uj
ATTACHMENT #~/<¥ TO
REPORT II PO :3.;2 - () ?:.
Page 2
VERIDIAN CONNECTIONS
DEVELOPMENT APPIlCATION REVIEW
12.
Will Mt attend scheduled City o{Pickcring DART Meecing ror this development.
13.
Veridian Connections has no objection to th~ propos~d dc,\,dopmcnt. Please forward a eopy of fust
submÌ5~ion civil design so that VeÚdia:n Connections may prepare an electrical design and an Offer to geM-ct:.
T cchnical Representative - Freel Raininge!
Telephone 427-9870 Ext. 3255
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Rev. Date: November 1,1999
500 Elgin Mills Road East
Richmond Hill Ontario L4C 5G 1
ATTACHMENT # /5 TO
REPORT # PD 3.,;1 - 03
ENBRIDGE
GEOFF ROMANOWSKI
CITY OF PICKERING
ONE THE ESPLANADE
PICKERING ON LIV 6K7
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2003-03-13
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CITY OF '
P1CKE"'iN' '""
'lI <..:iI,o
Dear Sirs
Re:
DRAFT PLAN OF SUBDIVISION SP-2003-03
ZONING BY-LAW AMENDMENT APPLICATION A 04/03
1795 APPLEVIEW ROAD
WALDEMAR GRA WERT
It is requested that the following conditions be included in the subdivision agreement.
The owner is to co-ordinate the preparation of an overall utility distribution plan to the
satisfaction of all effected authorities.
Streets are to be constructed in accordance with the municipal standards.
The owner shall grade all streets to final elevation prior to the installation of the gas lines, and
provide the necessary field survey information required for the installation of the gas lines, all to
the satisfaction of Enbridge Gas Distribution Inc..
All of the natural gas distribution system will be installed within the proposed road allowances
therefore easements will not be required.
Y °llTs, Truly,
:1\ .
r ¡;¡ :
r I' ¡
. L\J
H.Wtlcox
Supervisor, Planning & Design
(905) 883-2613
HW /swc
Bell
AHACHMENT # It. TO
REPORT # PD~ -ð';
Right of Way
Floor 5,100 Borough Drive
Scarborough, Ontario
M1P 4W2
Tel: (416) 296-6291
1-800-748-6284
(416) 296-0520
Fax:
,',
,.
"
April 2, 2003
Town of Pickering
Planning Department
1 The Esplande,
Pickering, Ontario
L 1V 6K7
Attention: Geoff Romanowski
RE: Draft Plan of Subdivision
1795 Appleview Road
Waldemar Grawert
File No: SP-2003-03
City of Pickering
Thank you for your letter of 10 March 2003 concerning the above proposed Draft Plan of
Subdivision.
Would you please ensure that the following paragraphs are/have been included as conditions of
Draft Plan Approval:
1 - The Owner shall agree in the Subdivision Agreement, in words satisfactory to 8ell Canada,
any easements that may be required for telecommunication services. Easements may be
required subject to final servicing decision.
2 - The Owner shall be requested to enter into an agreement (Letter of Understanding) with 8ell
Canada complying with any underground servicing conditions imposed by the municipality,
and if no such conditions are imposed, the owner shall advise the municipality of the
arrangement made for such servicing.
If there are any conflicts with existing 8ell Canada facilities or easements, the Owner/Developer
shall be responsible for re-arrangements or relocation.
If you have any questions, please contact Jackie Wilkinson at (416) 296-6430.
Yours truly,
(J-_t.".' ),,/¿
/l: ~ U~~"'I'~ -£-¿--.
{)'anice Young
/. Manager - Right of Way
'(yì
ATTACHMENT # 17 TO
REPORT # PD~ . ð3
PLANNING & DEVELOPMENT DEPARTMENT
MEMORANDUM
April 23, 2003
To:
Geoff Romanowski
. Planner 1
Subject:
Robert Starr
Supervisor, Development Control
Draft Plan of Subdivision Application SP-2003-03
Zoning By-law Amendment Application A04/03
Waldemar Grawert
Part of Lot 27, Plan 1051
(40R-20758, Part 1)
1795 Appleview Drive, City of Pickering
From:
We have reviewed the above-noted application and provide the following
comments:
We anticipate that Street "A" will be named Spartan Court.
1)
2)
A 0.3m reserve will be required along the south limit of Street "A" adjacent
to the existing and future properties that will front Appleview Road.
3)
The applicant will be required to install a fence along the south boundary of
Street "A" where it will abut the properties fronting Appleview Rd., unless an
acceptable existing fence is already in place.
The fence must provide sufficient screening from vehicular lighting on Street
"A".
4)
A walkway constructed to City standards will be required on Block 6.
The City will also require a walkway to be constructed on adjacent lands
(Part 12, Plan 40R-1 0323) extending to Rambleberry Avenue.
Cost sharing and reimbursement to the developer will be addressed in the
Subdivision Agreement.
The owners of Part 7 and Part 8, Plan 40R-10323 presently have an
agreement with the City for use of Part 12, Plan 40R-10323.
Draft Plan of Subdivision SP-2003-03
ATTACHMENT # /7 TO
REPORT # PO 3:;2 - D ~
April 23, 2003
Page 2
10)
11 )
12)
13)
These owners should be advised on the intended use of these lands and
advised that their use of these lands will end should this development
proceed.
5)
A Stormwater Management Report is required and must address quality
control.
6)
Cost sharing for downstream storm sewer oversizing and/or quality control
measures will be addressed in the Subdivision Agreement.
7)
8)
9)
A Tree Preservation Plan will be required.
A Boulevard Tree Planting Plan will be required.
All easements required by the City for stormwater management purposes
must be provided.
The engineering drawings for City services, roads, stormwater
management, storm sewers, sidewalks, streetlights, fencing, lot grading,
etc. and financial obligations with respect to securities for these
requirements must be to the satisfaction of the Director of Planning &
Development.
A Construction Management Report is required. It must address such items
as erosion and sedimentation control, mud and dust control on site and on
the adjacent site during all phases of construction, hours of work, material
stockpiles, storage of materials, servicing supplies, building supplies,
construction vehicles, construction access, fencing temporary and
permanent.
A Soil Report for the site is required.
City of Pickering has recently passed a by-law restricting the placing and/or
removal of fill and/or topsoil. A copy of that By-law No. 6060/02 is provided
with these comments and should be forwarded to the applicant for their
information.
~
Robert Starr
RS:bg
J'\ADMIN\PAR\Boa5TARR\ap~ioati",,\W.dema' G,,- 5P-2003-03.'oo
Attachment
Copy: Coordinator, Development Approvals
Technician, Development Approvals