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HomeMy WebLinkAboutPD 26-04P!CKER!NG R PO RT TO EXEC:UT]¥E COmmITTEE Report Number: PD 26-04 ©ate: June !4, 200z[ Neii Carroll Director, Planning & Development Subject: Draft Plan of Subdivision Application S-P-2003-04 Zoning By-law Amendment Application A 20/03 Brookfield Homes on behalf of C. Wannacott and M. Otto Part of Lot 17, Concession 2 City of Pickering Recommendation: o That Draft Plan of Subdivision Application S-P-2003-04 submitted by Brookfield Homes on behalf of C. Wannacott and M. Otto, on lands being Part of Lot 17, Concession 2, City of Pickering, to permit the development of a plan of subdivision, be APPROVED, subject to the conditions outlined in Appendix I to Planning Report PD 26~04. That Zoning By-law Amendment Application A 20/03 submitted by Brookfield Homes on behalf of C. Wannacott and M. Otto, on lands being Part of Lot 17, Concession 2, City of Pickering, to establish performance standards to permit the development of townhouse dwelling units, be APPROVED, subject to the conditions outlined in Appendix II to Planning Report PD 26-04. Executive Summary: The applicant proposes to develop a draft plan of subdivision consisting of two blocks. The northern block is for open space and the southern block is proposed to be developed with a future draft plan of condominium consisting of 132 freehold townhouse dwelling units. The condominium proposal will be a common element condominium. The applicant proposes to amend the current zoning to allow the proposed freehold townhouse development with appropriate performance standards. The applications propose appropriate density on an infill site resulting in transit supportive intensification next to a transit spine. The design is considered compatible with the surrounding land uses. As part of the draft plan of subdivision process it is proposed that ESA lands be conveyed to the Toronto Region Conservation Authority. The proposed development is considered appropriate as it implements the Official Plan. Financial implications: proposed development. No direct costs to the City are anticipated as a result of the Subject: Draft Plan of Subdivision S-~-2003-04 Page 2 ~aci<groun(~: 1,0 introduction Brookfield Homes on behalf of 'the owners, have submitted applications for approval of a draft plan of subdivision and an amendment to the zoning by-law in order to implement the proposed draft plan on the subject lands (see Location Map, Attachment #1). The draft plan of subdivision is proposed to create two blocks of land only, the southern block is proposed for residential development and the northern block is for open space purposes (see Attachment #2). On the residential block the applicant proposes to submit an application for draft plan of condominium for 132 freehold townhouse dwelling units. The condominium proposal will be a common element condominium for private internal roads, visitor parking area, a playground and some perimeter landscaping elements. Since the public meeting the applicant has submitted a revised development plan. While the plan of subdivision continues to propose two development blocks, significant changes have been made to the development plan. Changes include a reduction in the number of dwelling units, the elimination of the connecting driveway between the western and eastern development blocks, a building setback of 15 metres along the western property line and the elimination of the western most access point from Finch Avenue. The applicant's initial and revised development plans are provided for reference as Attachments #3 and ¢N respectively. The development plan does not propose the creation of any new municipal streets, rather the creation of private roads/laneways. All of the freehold townhouse dwelling units will front onto one of the private roads. The subject lands are proposed to have access from both Kingston Road and Finch Avenue. The following chart outlines the proposed development detail: Details of the Applications Total area of draft plan Residential block (Block 1) Open space block (Block 2) Building coverage on Block 1 Private roads, walkways and parking coverage on Block 1 Landscape open area on Block 1 Number of townhouse dwelling lots Net residential density Residential parking provided (2 per unit) Visitors parking provided Total parking provided Building height Original Plan Revised Plan (Attachment #3) (Attachment fi.A) -- 4.81 ha -- 4.81 ha -- 3.39 ha -- 3.39 ha -- !.41 ha -- 1.4! ha -- 30.4% -- 31.9% -- 33.5% -- 29.2% - 36.1% -- 136 -- 40.1 units/ha -- ;272 43 315 3 storeys -- 38.9% -- !32 -- 38.9 units/ha -- 264 40 304 3 storeys Subject: Draft Plan of Subdivision S-P-2003-04 Page 3 2.0 Comments Received 2.1 At the November 20, 2003, Public Information Meeting Numerous residents appeared at the meeting to voice their opposition to the proposed development and to raise concerns related to density, drainage/water table, traffic, impact on vegetation and compatibility with the neighbourhood (see text of Information Report and Meeting Minutes, Attachments #5 and #6). 2.2 Written Public Submissions on the application Four area residents in the neighbourhood of the subject property have expressed written objection or concern with the initial applications. The issues identified in the correspondence are: · The proposed development would not be compatible with the existing neighbourhood. · Lack of buffer between the existing large lot detached dwellings and the proposed townhouses. · Fill placement on the subject property and the impact on drainage, groundwater and vegetation. · Drainage of the site and potential impact on abutting property drainage. · Impact on existing private services of abutting properties. · Increased traffic on Finch Avenue and problem with ingress/egress onto Kingston Road (see Attachments #7 to #10). 2.3 Agency Comments Toronto and Region Conservation Authority Region of Durham -No objections subject to the applicant fulfilling certain conditions prior to receiving a building permit (see Attachment #11 ). The proposal is permitted by the policies of the Durham Region Official Plan. Municipal water supply and sanitary sewer service can be provided. Driveway access onto Kingston Road is acceptable. - The applications have been screened in accordance with Provincial Interests and Delegated Review and there is no concern with the applications. -The Region has no objection to the applications and has provided condition of approval (see Attachment #12). No other agency that provided any comments has any objection to the subject applications. Certain technical issues and requirements related to the proposed use of the site can be addressed during any site plan/condominium process, if this application is approved. Subject: Draft P!an of Subdivision S-P-2003-04 Page 4 2..4 3.0 City Departments Development Control Has provided detailed comments on the submitted material noting that certain technical matters will have to be addressed during the detailed design if this application is approved (see Attachment #13). Municipal Property & Engineering - Cash in-lieu of parkland dedication is required. -Public access is required through the subject property for a trail connection to the trail that is located along Duffins Creek. - The reconstruction and urbanization of Finch Avenue east of Brock Road will be required as per City's Development Charge project list and future budget consideration (see Attachment #14). Fire Services No objection on the land use and detail comments will be provided at time of site plan review, if this application is approved. Discussion The Proposed Density/Number of Townhouse Dwelling Units is Appropriate The developable portion of the subject property has two Official Plan designations on it. The eastern portion is designated Mixed Use Area - Mixed Corridors Area and permits, amongst others, a variety of residential uses including townhouses. The Pickering Official Plan establishes a density range of over 30 and up to and including 140 dwelling units per hectare for development within a Mixed Use Area - Mixed Corridors Area. The westem portion is designated Urban Residential Area - Medium Density Area and permits, amongst others, a variety of residential uses including townhouses. The Pickering Official Plan establishes a density range of over 30 and up to and including 80 dwelling units per hectare for development within an Urban Residential Area - Medium Density Area. The overall density for the project is 38.9 units per hectare. The proposed density for the subject property is in the lower limit of the permitted density range. The design of the project appropriately spreads the dwelling units evenly out on the property, thereby ensuring that both the eastern and western portions of the proposed development meet 'the density requirements of both of the Official Plan designations. The applications comply with the Official Plan and represent appropriate development for the subject lands. ~epo~ .~© 26-0,z Subject: Draft Plan of Subdivision S-~-2003-04 Date: June -~,z, 200~ Page 5 Suitable Separation is provided between the Towni~ouses and the Existing Large Lot Detached Dwellings Concern has been expressed by some area residents that there is insufficient separation between the existing detached dwellings along Finch Avenue and the proposed townhouse development. One of the revisions that the applicant made to the development plan was to increase the separation between their western property line and the first townhouse dwelling unit. The proposed separation is now 15 metres. The applicant has submitted an edge rehabilitation plan for the western boundary of the property that indicates the establishment of a landscaped buffer strip that will provide additional buffering between the new townhouses and the existing detached dwellings. It is also recognized that the lands to the west of the subject property along Finch Avenue to Brock Road, are designated as Urban Residential Area - Medium Density Area. This would indicate that while the area is presently an enclave of large lot detached dwellings, the area might not always remain as such. If redevelopment of these lots were to occur the separation concern would be less of an issue. Townhouses are Compatible with Existing Neighbourhood When reviewing a development application it must be considered whether the proposal constitutes appropriate land use and can be considered compatible, or whether its degree of incompatibility can be appropriately mitigated. Matters to consider for compatibility include: land use designation; policies and intent of the Official Plan; urban design; and mitigation of any potential land use conflicts. As noted, the subject property is appropriately designated for the proposed development and is considered to meet the spirit and intent of the policies of the Official Plan. The issue of urban design is an important consideration that must be addressed. This matter deals with massing and design of the buildings. While detailed building designs have not been undertaken (which is normal for this stage of the development process) the applicant has developed some preliminary elevations and building perspectives. If this application is approved, it will be a requirement that the buildings facing a public view be designed with a high order of urban design. The applicant is proposing a buffer strip surrounding the prope~y and proposing implementation of an edge management plan that will contribute to the separation of the different land uses. The proposed development is considered compatible with the surrounding land uses. ©raft Plan of Subdivision S-P-2003-04 ~une J,4~2004 Page 6 Traffic Movements on Finct~ Avenue and Kingston Road are Acceptable A Traffic Impact Assessment (dated August 7, 2003) and a Traffic Impact addendum (dated March 12, 2004)were prepared by consultants on behalf of the applicant to support their applications. Both the City of Pickering and the Region of Durham have reviewed the reports and have no concerns with the finding of the reports. Finch Avenue between the subject site and Brock Road is designated as a Local Road in the Pickering Official Plan. Local Roads generally provide access to individual properties, carry local traffic and have a right-of-way width up to 20 metres. The traffic reports indicate that the Finch Avenue, east of Brock Road is currently functioning within acceptable standards. The report also concludes that this part of the road will continue to function at peak traffic times within acceptable standards and no intersection improvements are required. The western units in the development plan will access onto Finch Avenue only, while the eastern units will only have access onto Kingston Road. The current conditions of Finch Avenue can accommodate the increase in vehicular traffic. Kingston Road, where it abuts the subject property, is designated as a Type B Arterial Road. Type B Arterial Roads are designed to carry moderate volumes of traffic at moderate speeds. Kingston Road is a five-lane cross-section in the vicinity of the subject property. The turning movement characteristics of the Kingston Road access are influenced by the high westbound volume in morning peak hour and high volume eastbound in the evening peak hour. While the high traffic volumes will cause some minor delays to residents of the proposed townhouses, the site access will operate within acceptable standards. TrailNValkway Connection will be required from Kingston Road/Finch Avenue to the TRCA Lands The subject property is located in a strategic location in terms of pedestrian movements. The property fronts where Finch Avenue and Kingston Road meet and the Duffin Creek trail is located behind the subject lands on the Duffin Creek dike. The property is also approximately mid-block between Brock Road and the Town of Ajax. It is therefore an appropriate location for a walkway connection between the two pedestrian paths of travel (east/west travel pattern either along Duffin Creek trail or along the Kingston-Finch roadways). It is therefore recommended that the development of the subject property include a walkway connection from Kingston Road/Finch Avenue northward to the north edge of the residential block (Block 1). A continuation of the walkway through Block 2 and/or TRCA lands will be concluded with TRCA. The subdivider will be required to design, construct and convey the walkway to the City. Reoo~! P O SuOiec~: Oraft Plan of Subdivision ~-P-'£003-04 Oate: Page7 3.1 Impacts on 1816 Finch Avenue taken into Consideration The proposed development generally surrounds 1816 Finch Avenue (property owned by Daisy Brimbecom) and will have an impact on this property. This property presently supports a detached dwelling. It is always preferred that development occur in an orderly manner and individual properties are not isolated. However, if a property owner chooses not to redevelop their property it is their right to do so. It is also recognized that if one property owner chooses not to redevelop, this does not eliminate another property owner's ability to redevelop their lands. During the detailed design of the townhouses, special attention will be given to the grading and fencing next to 1816 Finch Avenue to ensure impacts are mitigated. As part of the review process the applicant has provided possible options for the redevelopment of 1816 Finch Avenue that demonstrates that the property can be redeveloped in the future. The design of the subject townhouse proposal is such that 1816 Finch Avenue can be redeveloped independently or with some relation to the subject applications. As part of the conditions of approval it is being recommended that future right-of-way for access be granted if development is such that it is associated with the proposed development. Technical Matters Fencing of the Site is Required The subject draft plan will require the perimeter of the residential block to be fenced. Noise attenuation fences are required for end units that front Kingston Road. The western, northern and eastern perimeter of the residential block will require appropriate fencing. Fencing will also be required surrounding the existing internal residential lot. Prior to the installation of the permanent fence, a temporary construction fence will be erected and maintained. Conditions of Approval recommended in Appendix I to this Report include provisions to ensure that both temporary and permanent fencing will be installed around the subject lands. Subdivision Agreement will be required to Address Development A future subdivision agreement between the City and the owner of the lands will be required to ensure that all matters of interest to the City are protected. This required agreement, and several other development implementation matters, are incorporated into the recommended conditions of approval for this application and are found in Appendix I to this Report. Cash-in-Lieu of Parkland As no park blocks form part of the draft plan, the City will accept cash-in lieu from the subdivider in order to satisfy Section 42(1) of the Planning Act. ~eoort PO SuDject: Draft P!an of Subdivision Date: June i~ 200,~ Page 8 Edge iVlanagementJOpen Space Restoration An edge management plan will be required for Block 2. As part of the detailed design for the site/condominium plan the owner will be required to prepare an edge management plan to the City's satisfaction. The edge management plan may result in planting of appropriate species and the removal of dead or declining trees. Interface between Proposed Development and Existing Property The interface between the proposed draft plan and the existing residential lots to the west will have to be appropriately designed so that the existing residential properties are not physically impacted by the proposed development construction. This will include addressing matters such as grading, fencing, drainage and vegetation preservation and planting. These matters should be addressed in the detailed design .of draft plan and through the site plan approval process. Urbanization of Finch Avenue and Kingston Road The urbanization of Finch Avenue from the subject property to Brock Road is intended to be done by the City. This work has been identified as a Development Charge project, however, the works have not been given any form of budget approval. While the preference is that these works proceed in a similar time frame as the construction of the proposed townhouse development it has been concluded that the urbanization works is not a prerequisite for the townhouses development. The actual urbanization of Finch Avenue, directly in front of the townhouses may be delayed until the entire road is reconstructed. These details, including the owner's contribution will be concluded in the required agreements. The City will determine the timing of the reconstruction of Finch Avenue. The proposed development will cause the Finch Avenue reconstruction to be given a higher priority. The urbanization of Kingston Road will not be completed as a result of the proposed development. The urbanization of Kingston Road will involve a portion of Kingston Road that exceeds the frontage of the subject land and should be undertaken in a comprehensive manner. The City will be taking a cash contribution from the owner in lieu of the work. With the development of the subject site the City will require to owner to contribute to the development of a "gateway feature" to be located on City lands where Finch Avenue terminates at Kingston Road. This gateway feature, as required in the Kingston Road Corridor Urban Design Development Guidelines, is anticipated to include a structure feature and landscape feature. ~eport. c'O" ~ .~aDje..~. Draft P!an of Subdivision S-P-2003-0~ Oaf. e:; June -4,200/-z Page 9 4.0 ~:urther Processing of the L3evelopment The effect of this plan of subdivision will be to create two blocks of land from the total land holdings, one for the future development of townhouses by plan of condominium and one as an open space block to be conveyed to TRCA. The individual blocks and lots for the townhouse units will be created through the draft plan of condominium process and part lot control. The detail design issues will be dealt with through an application for site plan approval. No further reports are anticipated to be brought before Council if the subject applications are approved. The actual zoning by-law amendment (implementing zoning by-law) will come before Council for adoption after design detail is presented to staff on some technical issues. Applicant's Comments The applicant has been advised of the recommendations of this report. APPENDICES: APPENDIX I' APPENDIX I1: Recommended Conditions of Approval for SP-2001-02 Recommended Conditions of Approval for A 20/03 Attachments: 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. Location Map Draft Plan of Subdivision Original Development Plan Revised Development Plan Text of Information Meeting Report Minutes from November 20, 2003 Statutory Public Information Meeting Resident Comment- Joseph Moodie Resident Comment- Daisy Brimbecom Resident Comment- David and Irveen Powley Resident Comment - Jerry and Nefer LePard Agency Comments - TRCA Agency Comments - Region of Durham Planning Department City Department Comment- Development Control City Department Comment - Municipal Property & Engineering Repo~ PD 26-0z Subject: Draft, P!an Date: ,June i4.2004 Page i0 Prepared By: Ross Pyro, MCIP, Principal Planner- Development Review Approved / Endorsed By: Ne~l Carro-'fl;~'.~; RPP ' Director, Planmn-' ~ g & Development Lyndaq~aylor, MCIP, PCP Manager, Development Review RP:jf Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering City Cqu~ncil .¢/ ~'\ ;' - " Tt'f~rCl~s -,J. Qu~n, C1¢¢6f Adminis'~ive Officer .~ APPENDIX ~ TO AEP©IRT NUME, ER ?D 26-04 RECOMMENDED CONDITIONS OF APPROVAL FOR DRAFT PLAN OF SUBDIVISION SP-2003-04 RECOMMENDED CONIDIT~ONS OF APPROVAL FOR DRAFT PLAN OF SUBDIVISION SP-2003-04 1.0 1.1 2.0 2.1 2.2 2.3 2.3.1 2.3.2 2.3.3 GENERAL CONDITIONS That this recommendation apply to the draft plan prepared by Krcmar surveyors L~d. dated August 7, 2003 (Job Number 03-043), for Draft Plan of Subdivision Application SP-2003-04 submitted by Brookfield Homes (Ontario) Limited, on lands being Part of Lots 17 and 18, Concession 1, City of Picketing, to permit a development block for a 132 townhouse dwelling unit development and an open space block. PRIOR TO THE REGISTRATION OF THE PLAN: That the owners submit a Draft 40M-Plan to be approved by the City's Planning & Development Department; That the implementing by-law for Zoning By-law Amendment Application A 20/03 become final and binding; 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: Storm Drainaqe (a) satisfaction of the Director, Planning & Development Department respecting a stormwater drainage and management system to service all the lands in the subdivision, and any provisions regarding easements; (b) satisfaction of the Director, Planning & Development Department for contributions for down stream stormwater management. Gradin.q Control and Soils (a) satisfaction of the Director, Planning & Development Department respecting submission and approval of a grading and control plan; (b) satisfaction of the Director, Planning & Development Department respecting the submission and approval of a geotechnical soils analysis. Road Allowances (a) satisfaction of the Director, Planning & Development Department respecting construction of roads with curbs, storm sewers, sidewalks and boulevard designs. ~'4 2.,~..' Sidewalks 'that the owner construct a sidewalk along the north side of Kingston Road and the north side of Finch Avenue, to the satisfaction of the Director, Planning & Development Department. 2.3.5 Construction / installation of City Works & Services (a) satisfaction of the City respecting arrangements for the provision of all services required by the City; (b) satisfaction of the appropriate authorities respecting arrangements for the provision of underground wiring, street lighting, cable television, natural gas and other similar services; (c) that the cost of any relocation, extension, alteration or extraordinary maintenance of existing services necessitated by this development shall be the responsibility of the subdivider. 2.3.6 Dedications / Transfers / Conveyances (a) that the owner convey to the City, at no costs: (i) a walkway block through Block 1; (ii). any easements as required; and; (iii) any reserves as required by the City. (b) that the subdivider convey any easement to any utility to facilitate the installation of their services in a location(s) to the satisfaction of the City and the utility. 2.3.7 Construction 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; 2.3.8 2.3.9 2.3.10 2.3.11 (iv) (v) (vi) Development Charqes (a) satisfaction of the City Charges Act. Co-ordinated Development (a) the provision of mud and dust controi on ail roads within and adjacent to the site; type and timing of construction 'fencinG; location of construction trailers. financially with respect to the Development satisfaction of the City with respect to arrangements necessary to provide for coordination of services and roads with adjacent lands and any phasing of development that may be required. Fencinq (a) (b) (c) (d) satisfaction of the City with respect to the provision of temporary fencing around the entire perimeter of the subject lands during construction, prior to the commencement of any works; satisfaction of the City with respect to the provision of a fence along the southern perimeter of the Block 2 to the satisfaction of the Director, Planning & Development Department.; satisfaction of the City with respect to the provision of a wood privacy fence where Block 1 abuts 1816 Finch Avenue to the satisfaction of the Director, Planning & Development Department; satisfaction of the City with respect to the provision of appropriate fencing on the east and west side of Block 1 to the satisfaction of the Director, Planning & Development Department. Street Tree Plantinq (a) the submission of a street tree planting plan to the satisfaction of the City, 2.3.12 Desiqn Plannin.q the satisfaction of the Director, Planning & Development Department respecting a report outlining siting and architectural design objectives for the development, and the submission of site plans and architectural drawings identifying how each unit meets the objectives of the report, prior to the issuance of any building permit for the construction of a residential unit on the lands; (b) the report outlining siting and architectural design objectives for the development must address building envelopes, building designs, siting, and streetscapes as well as garage designs, locations, massing, width, and projection from the main dwelling; (c) the report outlining siting and architectural design objectives for the development must place special emphasis on units that will face Kingston Road and Finch Avenue; (d) that the owner satisfy the City respecting the provision of appropriate aesthetic details and design of all boundary fencing and noise attenuation fencing. 2.3.13 Noise Attenuation (a) that the owners satisfy the requirements of the Ministry of the Environment regarding the approval of a noise study recommending noise control features satisfactory to the Region of Durham, and the City of Pickering. 2.3.14 Engineering Drawings (a) that the owner satisfy the City respecting the submission of appropriate engineering drawings that detail, among other things, City services, roads, storm sewers, sidewalks, lot grading, streetlights, fencing and tree planting, and financially-secure such works; (b) that the engineering plans be coordinated with the architectural design objectives. 2.3.15 Other Approval Agencies (a) that the subdivider satisfy all the requirements of the Region of Durham; (b) that the subdivider satisfy all the requirements of the Toronto and Region Conservation Authority; and.. that any approvals which are required from the Region of Durham or the Toronto and Region Conservation Authority for the development of this plan be obtained by ~he subdivider, and upon ~'equest written confirmation be provided to the City of Pickering as verification of these approvals. 2.3.16 Parkland Dedication (a) that the subdivider provide [o 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. 2.3.17 Urbanization of Municipal Road (a) that the Owner enter into a cost sharing agreement for the urbanization of Kingston Road to the satisfaction of the Director, Planning & Development; (b) that the owner contribute to the construct a focal point entrance feature where Finch Avenue terminates at Kingston Road to the satisfaction of the Director, Planning & Development. 2.3.18 Walkway (a) that the owner design and construct a public walkway through Block 1 to the satisfaction of the Director, Planning & Development. 2.3.19 Easement (a) that prior to the construction of any dwelling units the owner have the existing right-of-way easement removed from the southeast corner of the property. (b) that the owner agree in the subdivision agreement, and in future agreements, to grant a right-of-way easement for future development of 1816 Finch Avenue if required. AP~PEND)X )) TO REPORT NUMBER PD 26-04 :.RECOMMENDED CONDITIONS OF APPROVAL FOR ZONING BY-LAW AMENDMENT APPLICATION A 20~03 That the implementing zoning by-law: (a) permit the establishment of townhouse dwelling units in accordance with the following provisions: (i) (ii) (iii) (iv) (v) (vi) (vii) (viii) (ix) (x) (xi) (xii) (xiii) (xiv) maximum of 132 townhouse dwelling units; maximum building height of 12.0 metres; mimmum front yard depth of 3.0 metres from Kingston Road; mimmum front yard depth of 3.0 metres from Finch Avenue; mimmum west side yard width of 15.0 metres; mimmum east side yard width of 9.0 metres; mimmum rear yard depth of 12.0 metres; mimmum unit width of 5.5 metres; maximum of one dwelling unit per lot; maximum lot coverage of 40 percent; mimmum two private parking spaces per dwelling unit, which can be provided by either 2 parking spaces within an attached garage or one parking space in an attached garage and one parking space in a drive way immediately in front of the parking garage for that dwelling unit; minimum of 40 visitor parking spaces; uncovered steps and platforms not exceeding 2.0 metres in height shall be permitted to project a maximum of 1.5 metres into a required rear yard; that all townhouse dwelling units shall front onto a private road/driving aisle. FINCH AVENUE ,- E, ~ , !~- City of Pickering Planning & Development Department PROPERTY DESCRIPTION PART LOT 17, CONCESSION 2 OWNER BROOKFIELD HOMES LTD. DATE OCT. 17, 2003 DRAWN BY JB ~"/~ APPLICATION No. SP2003_04, A20/03 SCALE 1:5000 CHECKED BY RP FOR DEPARTMENT USE ONLY PN-2 PA- oi~r-~pr- c~ DRAFT PLAN - SP 2003-04 & A20/03 BLOCK 2 AREA=l.4-177 FINCH AVENUE BLOCK 1 AREA=3.3977 ha. BLOCK 1 AREA=3.5977 ha. KINGSTON ROAD PRODUCED 8Y 'I'HE C./7'r' OF PICKERING, PLANNING Zc DEVE£OPMENF DEPARTMENT, iNFOR/XATION ~ SUPPORT SERVICES, OCTOBER I Z, 2003. ol 2003-04 & A20/03 II FINCH AVENUE KIN OSTON ROAD THIS M/P WAS RRODUCED BY THE CITY OF PICKERING, P/ANN/NC k OEFELOP~ENT DEPART~EN~ INFORMATION ~ SUPPORt SERVICES, OCTOBER ~ 7, 2005, FINCH AVENUE KINGSTON ROAD /,CAP ~AS PRODUCED BY FHE ~7Y OF P/~KERING, PLANNING ¢¢ DEVELOP~EH7 DEPARTMENE INFOR~ATIO~ ~ SUPPORT SERVICES, · JUNE ~ 2004. PICKERING INFORMATION REPORT NO. 21-03 FOR PUBLIC INFORMATION MEETING OF November 20th, 2003 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Draft Plan of Subdivision Application SP-2003-04 Zoning By-law Amendment Application A 20/03 Brookfield Homes on behalf of C. Wannacott and M. Otto Part of Lots 17, Concession 2 City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION the subject lands are located on the north side of Kingston Road and Finch Avenue where Finch Avenue terminates at Kingston Road; a property location map is provided for reference (see Attachment #1 ); the property is currently occupied with detached dwellings .and accessory buildings; lands not occupied by the residential portion of the property are relatively flat idle land being a former field which has reverted to shrubs and small trees; the site's topography is relatively flat with a gentle slope to the northeast; the northern portion of the property that is located closer to Duffins Creek is more extensively vegetated; a right-of-way easement, in favour of the property to the east, is located in the southeast corner of the property; surrounding land uses are: north - south - east west open space land associated with Duffins Creek; on the south side of Kingston Road are residential lands consisting of townhouses, detached dwellings, vacant land; on the south side of Finch Avenue is an automotive sales and service establishment; detached dwellings on large lots; detached dwelling and vacant land frontin9 onto Finch Avenue and Blue Bird Crescent; the subject lands surround the west, north and east sides of a lot fronting Finch Avenue that supports a detached dwelling. 2.0 APPLICANT'S PROPOSAL Brookfield Homes on behalf of the owners, have 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 is proposed to create two blocks of land only, the southern block is proposed for residential development and the northern block is for open space purposes (see Attachment #2); on the residential block the applicant proposes to submit an application for draft plan of condominium for 136 freehold townhouse dwelling units; the condominium proposal will be a common element condominium for private internal roads, visitor parking area, a play ground and possibly some perimeter landscaping elements; the applicant's proposed development plan is provided for reference (see Attachment #3); the development plan does not propose the creation of any new municipal streets, rather the creation of private roads/laneways; all of the freehold townhouse dwelling units will front onto one of the private roads; the subject lands is proposed to have site access from both Kingston Road and Finch Avenue; the following chart outlines the proposed development detail: Details of the Applications Total area of draft plan Residential block (Block 1) Open space block (Block 2) Building coverage on Block 1 Private roads, walkways and parking coverage on Block 1 Landscape open area on Block 1 Number of townhouse dwelling lots Net residential density Residential parking provided (2 per unit) Visitors parking provided Total parking provided Building height -- 4.81 hectares -- 3.39 hectares -- 1.41 hectares -- 30.4 percent -- 33.5 percent -- 36.1 percent -- 136 -- 40.1 units per hectare -- 272 -- 43 -- 315 -- 3 storeys the majority of the subject lands were previously part of applications to amend the City of Pickering Official Plan and Zoning By-law amendment to permit three apartment building containing a total of 545 units; these applications are being withdrawn and the old files will be closed (old file numbers O92-006/P, A 14/92). 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Reqional Official Plan designates the subject lands as Living Areas and Major ,Open Space; areas designated as Living Areas are intended to be predominantly for housing purposes, including townhouses; Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads; areas designated as Major Open Space shall be protected for their special natural and scenic features; Major Open Space areas shall predominantly be used for conservation, recreation and reforestation; Kingston Road where it abuts the draft plan is designated as a Type B Arterial Road; the proposal appears to conform to the Durham Region Official Plan; 3.2 Pickerinq Official Plan - the Pickering Official Plan designates the subject lands as Mixed Use Area - Mixed Corridors Area, Urban Residential Area - Medium Density Area and Open Space Systems - Natural Areas; - the subject property is within the Village East Neighbourhood of the Official Plan; - no development guidelines have been prepared for this neighbourhood; ~ the Kingston Road Corridor Development Guidelines are applicable as the subject property fronts Kingston Road; permissible uses within Mixed Use Area - Mixed Corridors Area include, amongst others, a variety of residential uses including townhouses; the Pickering Official Plan establishes a density range of over 30 and up to and including 140 dwelling units per hectare for development within an Mixed Use Area - Mixed Corridors Area"; permissible uses within Urban Residential Area - Medium Density Area include, amongst others, a variety of residential uses including townhouses; the Pickering Official Plan establishes a density range of over 30 and up to and including 80 dwelling units per hectare for development within an Urban Residential Area - Medium Density Area; - the proposed development would provide a net density of 40 units per hectare; - the lands that are designated Open Space - Natural Area represent land that are in proximity to the Duffins Creek valley; - permissible uses within land designated Open Space - Natural Area include conservation, environmental protection, restoration and passive recreation; - Schedule II of the Pickering Official Plan - Transportation Systems designates Kingston Road where it abuts the draft plan as a Type B Arterial Road; !nfcrmation Repo~ x!o, 2!~03 Page 4 3.3 3.4 - Type B Arterial Roads are designed to carry moderate volumes of traffic at moderate to high speed and have some access restrictions; - Finch Avenue where it abuts the draft plan is designated as a local road which generally provides access to individual properties and carries local traffic; - Schedule !11 of the Pickering Official Plan - Resource Management designates the subject lands as Shorelines and Stream Corridors and within Flood Plain Special Policy Areas; - Shorelines and Stream Corridors identify lands that may be prone to water impacts, such as flooding, erosion and slope instability, and requires an environmental report to be submitted that appropriately addresses any environmental constraints on the subject property; - Flood Plain Special Policy Areas identify lands where communities have developed on lands susceptible to flooding, and recognizes the continued viability of those areas by permitting some new development, subject to appropriate flood protection measures as set out in the Official Plan; - the Official Plan identifies that the City and Conservation Authority may require the submission of engineering and stormwater management studies when considering applications on lands designated Flood Plain Special Policy Area; - in accordance with Official Plan policies, an environmental report has been submitted; - the subject applications will be assessed against the policies and provisions of the Pickering Official Plan during the further processing of the applications; Kingston Road Corridor Development Guidelines - the subject lands are included in the "Gateway" delineation and are part of the Brock Road Corridor Precinct; - guideline objectives for this area include elements of entry into Pickering, recognize the historical Duffins Creek settlement area and aspects of the natural environment; - the applications will be assessed against the Kingston Road Corridor Development Guidelines during the further processing of the applications; Zoning By-law 3036 the subject lands are currently zoned "R-3" (One-Family Detached Dwelling, Third Density Zone) by Zoning By-law 3036; the existing zoning permits one detached dwelling per lot on a lot having a minimum lot area of 550 square metres and a lot frontage of 18 metres; an amendment to the zoning by-law is required to implement the applicant's proposed development; the applicant has requested an appropriate zone that would permit the proposed development. information Re~)o~ hie. 2'1-03 Page 5 4.0 4.1 4.2 4.3 RESULTS OF CIRCULATION Resident Comments - no formal written resident comments have been received to date; - the applicant hosted a neighbourhood information meeting on September 17, 2003, to introduce the proposed development to the neighbours and to listen to initial comments from the neighbours; - comments included concerns with increased traffic on Finch Avenue, access locations to the site, on site traffic movements, site grading and drainage, site density; construction activity; and that no negative impacts be allowed on the environmentally sensitive lands; Agency Comments Toronto Region Conservation Authority - noted the subject lands are within Duffins Special Policy Area and have requested additional time to review the technical reports submitted with the applications (see Attachments CFA); No Objections or Concerns: (see Attachments #5 - #10) - Enbridge Gas; - Durham District School Board; - Durham Catholic District School Board; - Canada Post; - Veridian Connections; - Bell Canada; - Ontario Power Generation (verbal comment by phone); Staff Comments in reviewing the application to date, the following matters have been identified by staff for further review and consideration: · ensuring that the proposed development is compatible with, and sensitive to, surrounding land uses including site access, grading/drainage, traffic, density, access to open space and streetscape; · ensuring a coordinated and sensitive approach to development with the lands to the west, east, and internal to the site; · compatibility with the Kingston Road Corridor Development Guidelines; · ensuring that the proposed private streets, lotting pattern and dwelling designs maintain a high quality residential streetscape; · reviewing supporting technical submissions and reports to ensure that adequate information is provided, that technical requirements are met and that the proposed development design does not impact on the ability of abutting properties to develop in an appropriate fashion; r~formstion Reoo~ No. oi~_ ._n~, Page 6 · ensuring the environmentally sensitive lands to the north are not negatively impacted; this Department will conclude its position on the draft plan design after it has received and assessed comments from the circulated departments, agencies and 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 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 a 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 the report; 6.2 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; proposed development plan; · Environmental Report, prepared by Stantec Consulting Ltd, dated August 2003; 6.3 Functional Servicing Report, prepared by Sernas Associates, dated August 7, 2003; Traffic Impact Assessment, prepared by Sernas Transtech, dated August 7, 2003; ~, Phase I Environmental Evaluation, prepared by Bruce Brown Associates limited, dated February 27, 2003; · Geotechnical and Hydrogeological Investigation, prepared by Golder Associates Ltd., dated August 2003; 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; Company Principal the owners, of the subject lands are C. Wannacott and M. Otto who have both entered into an Agreement of Purchase and Sale; Brookfield Homes (Ontario) Limited are the authorized agents for the subdivision and rezoning applications. ORIGINAL SIGNED BY ORIGINAL SIGNED Ross Pym, MCIP, RPP Principal Planner- Development Review RP:Id Attachments Lynda Taylor, MCIP, RPP Manager- Development Review Copy: Director, Planning & Development APPENDIX NO. ~ TO ~NFORMATION REPORT NO. 2'1-03 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES ('1) (2) (3) (4) (5) (6) (7) Toronto Region Conservation Authority Enbridge Gas; Durham District School Board Durham Catholic District School Board Canada Post Veridian Connections Bell Canada COMMENTING CITY DEPARTMENTS (1) none received to date ? CKEI NG November 20, 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. (11) DRAFT PLAN OF SUBDIVISION APPLICATION SP.2003-04 ZONING BY-LAW AMENDMENT APPLICATION A 20/03 BROOKFIELD HOMES ON BEHALF OF C. WANNACOTT AND M. OTTO PART OF LOTS 17, CONCESSION 2 Ross Pym, Principal Planner- Development Review, provided an explanation.of the application, as outlined in Information Report #21-03. Mr. JOhn Beretsford, agent for Brookfield Homes, advised that they have amended the original plans to address the traffic concems for the Finch Ave. entrance as expressed at the residents meeting in September. Mr. Beretsford mentioned that the proposed solution is to restrict the access from Finch Ave. to the 20 townhouses located in the west end area of the development. He conveyed a second commitment from Brookfield to improve the entrance from Kingston Road to meet emergency services vehicle access and improve traffic flow. The proposed development is to remain intact, although there may be loss of a few units to accommodate ES vehicle. The building designs are still 3 storey townhouses with 2 model types, front facing garage or rear lane garage, with 2- car parking spots. An additional 43 visitor parking spots will be assigned by unit. All construction activity will be controlled from the Kingston Road entrance. Environmentally sensitive lands will be protected through proper grading and drainage on the site. Brookfield Homes demonstrated that it did listen to residents' concerns. o Vince Otto, 1774 Finch Avenue, stated that he is glad to see that the access from Finch Ave. will be reduced to only one, but is concerned about the number of properties proposed for the west side. The residents agree with the number of lots on the east side, but are concerned that the townhouses on the west side do not confirm with the street character. He suggested that there be 108 units on the east side and only 13 units on the west side if this meets with the requirements of the City's Official Plan. Mr. Otto further stated that he is not opposed to development, but wants to protect property values. He also suggested that the City should develop Blue Bird Crescent to eliminate the entrance from Finch Avenue. .atutory ubtic on Meeting Thursday~ ;November 20, 2003 7:00 10. Les Posthumus, 1754 Finch Avenue, advised that the proposed development does not match the current character of the homes on the west side. They should be single family type dwellings. He is supportive of development as long as it improves the look of the community. If this is the gateway to Pickering, we should ensure that it is appealing. Dani Shore, 1750 Finch Avenue, advised that the change in density from Iow to medium should not be considered for this development. Maureen Shore, 1750 Finch Avenue, advised of her concern that the trees in this area will be destroyed and that the remaining property in the middle of this development will no longer have any natural light and be surrounded by a large number of neighbours. We should maintain our quality and our look. She recommended that the developer reconsider the plans to allow for Iow density area for the west side therefore having a satisfactory outcome for both parties. Jim Mason, 1734 Finch Avenue, advised that he is concerned about the water level and drainage. The quality of life the residents of this area have enjoyed should be maintained. Mr. Mason supports a Iow density development and suggested that additional consideration should be given to the traffic congestion. He further suggested creating an entrance on the east side of the development as an option. Bob Ben, 1760 Bluebird Crescent, advised that after discussion with staff of the City of Pickering a few years ago, he was assured that there would never be any development in this area. The residents would like it to remain as is. We support single family type dwelling. Catherine Reidt, 1744 Finch Avenue, invited the. developers to visit their community to see what the homes and surrounding areas look like. The community wants to work with the City and come up with a mutual agreement for everyone. Ms. Reidt enquired if the developer has any established developments which they can view to see the quality of workmanship, the streetscape designs etc. She also asked for clarification on the public process from this point. Nefra Leppard, 1756 Finch Avenue, advised that she is not in agreement with the access from Finch Avenue. She commented that the development does not allow for any transition from the current home types to townhouses. She raised questions with regards to who is responsible for approving the changes in density and expressed concerns that crime usually increases in high density areas. This is the only high density development proposed for the Duffins Creek area. ~atu.tor~~ ;P,ub~ic (r~ormat~o Meeting Thursday; November 20, 2003 7:00 P.N1. 11. 12. 13. 14. Ross Posthumus, 1754 Finch Avenue, enquired if the TRCA were given copies of this development and what were their findings and/or comments. Bob Ben confirmed his approval to be nominated as the key contact person for the resident group to distribute reports and notify everyone of upcoming meetings. Mr. Peter Schut, Brookfield Homes, advised that they have noted the comments and will respond to the residents. Ross Pym advised that the TRCA has received copies of the report and has requested additional time to review the material. The next steps are for staff to review the technical issues, prepare a report outlining recommendations for review at the next Planning Committee meeting. Residents will be notified of this meeting and can obtain copies of the report. A final report is then presented to Council where they make the decision. It was noted that if 'there are any requests for zoning bylaw amendments, the public has a right to appeal this decision. The density classification was determined in the City of Pickering's Official Plan in 1997. MOODIE'S MOTOR MOTEL 'TRAILER PARK (LICENSED UNDER L.C.B.O.) 778 K~-IGSTON RD. W. ON LiT 3Al BY THE BRIDOE IN PICKERING ¥ILLAGE TELEPHONE (905) 684-1995 November 6, 2003 EOE VED NOV 1 1 · @~TY OF PICKERING DEP~ Bruce Taylor, A.M.C.T., City Clerk Administration Department, Clerk's Division Pickering Civic Complex Pickering, Ontario L1V 6K7 Dear Bruce Taylor: Notice of a Public Meeting - Draft Plan of Subdivision S-P-2003-04 Zoning By-law Amendment Application A 20/03 Brookfield Homes (Ontario) Limited on behalf cfM. Otto and C. Wannacott In response to the notification of the above applications, as a property owner, immediately abutting the east side of the subject property, please be advised of the following comments: Right of Way - Existing Driveway There is a driveway & registered right of way, located at the south east side of the subject property. The driveway and right of way provides the access to the house we owned, located at 1864 Kingston Road West. This is an outstanding matter. There has been. a brief discussion with a representative of Brookfield Homes, however this needs to be resolved. Without suitable resolution, the townhouses over the right of way would not be permitted. Grading It is our understanding that the applicmlt intends to add substantial landfill to raise the grades of the entire site, in accordance to comments from TRCA. Based on this initiative, concerns are raised as the elevations and slopes/retaining walls along the east prope~W line. We request further information. ~mpact on Eydsting Septic Bed - 3864 ,Kfi"ngston Road As a result of'the development proposal, concerns are raised over the impact of the existing septic bed for the house, located at 1864 Kingston Road, immediately beside the subject site. Grading & construction impact must be further investigated and addressed. Servicing It is our understanding that the applicant is worldng on the stormwater management plan. We are unaware of the location of the quality/quantity stormwater management pond, as it is not identified on the proposed circulated plans. We would encourage direct discussion with the applicant, TRCA & City staff'regarding any potential storm water management initiatives, which could address both the subject property & the long term redevelopment of our lands, which extend eastward to Duffin's Creek. Based on the proposed site/condo plan, the design indicates 2 driveways extending eastward towards the east property line. Clarification is requested as to how the municipality perceives the long term driveway circulation concept of the overall area, as our property frontage incorporates the Notion Road signalized intersection. We would appreciate a response and resolution of the above comments and concerns. Sincerely,_ , cc. Ross Pym,. Principal Planner- Development Review, City of Picketing F~UV ~ Luuu ~,-. v OF PICKF_RING ~LANNtNG & DEVELOPME;,- DEPARTMENT November ~t9, 2003 Town of Pickering Planning Department 1 The Esplanade Picketing, Ontario L1V 6K7 Re: Draf~ Plan of Subdivision Application SP-2003-04 Zoning By-law Amendment Application A 20/03 Brookfield Homes on beha/fofC. Wannacott and M. Otto Part of Lots 17, Concession 2 City of Pickering Attention Ross Pym Dear Sir, Thank you for your information on the above Draft Plan of Subdivision Application SP-2003-04 and Zoning By-law Amendment Application A 20/03. Please be advised the undersigned are very much against the above Draft Plan and Zoning By-law amendment application. Since the inception of the 407 the traffic on Brock Road has increased at a dramatic rate. If this project was passed and town homes built it would be next to impossible to even get out of our driveway let a/one on Brock Road. Another fear is the general public will use Finch Avenue as a short cut to get to Brock Road. This is exactly what happened before the closure of this road. The present road condition of this part of Finch Avenue is in extremely poor shape and would not hold up with trucks continuously carrying fill to this area. If this area were developed we would be very pleased to have three or four large homes built on Finch Avenue but definitely not town homes. Thanking you for your consideration in this matter. We would appreciate receiving all available information in connection with this Draft Plan and Zoning By- law. Yours truly, /~ ,~ David & ~een Powley t ?30 Finch Avenue Picketing, ON LiV iK4 (905) 683-1444 dpowiey~sympatico, ca City of Pickering, Administration Department Clerk's Division, Pickering Civic Complex, One The Esplanade, Pickering ON L1V 6K7 Attention: Ross Pym, Principal Planner -iDevelopment Review Regarding: Draft Plan of Subdivision S-P-2003-04 Dear Mr. Pym, My husband and I reside at 1766 Finch Avenue and have done so continuously since 1986. We met with the developers at a planning session held for the area residents and wish to inform you that we are vehemently opposed to the development. The development is being proposed to make the maximum amount of money on the most minimum of space. The area has been kept "green" because development has been stayed for the most part and all of the current residents work at maintaining a natural streetscape. The proposal does not allow for any continuance of that principal but instead appears set to completely change both the character and nature of our neighborhood. There is no transition from large homes on premium lots to townhomes. We move abruptly from our homes to the proposed development with no consideration giVen to currently owned properties. The land will also have to be built up because land here is on a flood plain. What assurance do any of us have that our "wet" basements will nOt be completely flooded once drainage patterns are disrupted? What assurances do we have that Duffin's Creek will maintain its current quality once it becomes a personal playground for over 136 households, many of whom will not even have posta~,e stamp" size backyards. Increased traffic is also a major concern as the proposed site includes two exits onto Finch Avenue with a link to the larger development on Kingston Road. We guarantee that once motorists are aware that the development may be accessed for conveyance 'to Brock Road, it will not only be residents that will be traversing on Finch. Avenue. At the meeting the developers informed me that "Profit is not a dirty word". I agree, but an obscene amount of profit at our expense and at the expense of a natural greenbelt certainly is. Again, we intend to vigorously oppose this development with whatever means we have at our disposal. Yours truly, Jerry and Nefer LePard 1766 Finch Ave., Pickering ON L1V 1K4 The L]' ng May 20, 2004 Mr. Ross Pym City of Pickering Picketing Civic Centre One The Esplanade Picketing, Ontario L1V 6K7 Dear Mr. Pym: CFN 34616 ~.~ANNING & DEVELOPMENT DEPARTMENT Re: Brookfield Homes Plan of Subdivision SP-2003-04 Finch Road at Highway 2 City of Pickering Further to our site visits the submission of revised plans including engineering drawings and landscape plans as provided ~n April 2004, supporting technical documents, a stormwater management report and planting restoration details, TRCA staff provide.the following commen~s. The lands have been the subject.of review with the TRCA since the early 1990's. At that time the TRCA agreed to the redevelopment of portions of the property within the Special Policy Area but beyond the Environmentally Significant Area which extends onto the north portion of the property. Our recent site walks have confirmed the extent of the vegetation community to be protected and outlined the parameters for construction which have now been reflected on the latest plans. The plans also outline a routing for a storm sewer outlet to the Duffins Creek that considers the future development opportunities on adjacent lands and restricts the need to have additional routes through the natural system and adjacent flood control berm. Given these changes staff have no objections to the municipality draft plan approval subject to the following conditions: Prior to the initia, tion of grading and prior [o [~ ~;g ou~uon of this plan or any phase thereof, that the owner shall submit for the review and appi'oval of'the Toronto and Region Conservation Authority, (TRCA), the following: (A) a detailed report that describes the storm drainage system for the proposed development of the subject lands. This report should include: plans illustrating how this drainage system will tie into surrounding drainage systems, ie. Is it part of an overall drainage scheme? How will external flows be accommodated? What is design capacity of the receiving system? stormwater management techniques which may be required to control minor or major flows; proposed methods for controlling or minimizing erosion and siltation on- site and in downstream areas during and after construction; location and description of all outlets and other facilities which may require permits under Ontario Regulation 158. ~.~E;\ERS~EUBLJC~br~ok~i~ld.~vpd ......................................... /cont'd 5 Slnoreham Drive, Oownsview. Ontario ?13N ]54 416) 661-6600 FAX 661-61198 www. rrca.on.ca ,~} Mr. Ross Pyro -2- May 20, 2004 That prior to the final registration of this plan, the owner enter into an agreement with either the TRCA wth respect to the acquisition of the open space lands being block 2. The municipality's restricted area by-iaw shall contain provisions which wiii have the effect of prohibiting all buildings and structures of any kind; the placement of fill; or the alteration of a watercourse other than as required for flood or erosion control within That the applicant provide and implement an edge management plan which addresses the treatment of the edges of the open space block and provides for the appropriate grading and buffer planting details to the satisfaction of the Toronto and Region Conservation Authority: That the applicant obtain the necessary permits under Ontario Regulation 158 for construction within the Special Policy Area Flood Plain prior to the construction of any structures on the subject lands and prior to issuance of any permits by the municipality. 6. That the owner agree in the subdivision agreement, in wording acceptable to the TRCA: (A) to carry out, or cause to be carried out, to the satisfaction of the TRCA, the recommendations referred to in the report(s), as required in Condition 1. (B) to obtain a permit for the works described in Condition 4 above. (c) prior to the initiation of any grading or construction in the site, to erect a permanent chin link fenCe between the lands to be developed and the open space block to the satisfaction of the Toronto and Region Conservation Authority. In order to expedite the clearance of the above conditions, we would request that a copy of the signed subdivision agreement be forwarded to this Authority. We trust that this is satisfactory. If you have any questions please contact the undersigned at ext 5306. Yours~:ruly, /i Senior Planner Development Services Section Ext. 5306 c.c. Brookfield Homes F:\PRS\PUBLIC\brookfield.wpd ,January 5, 2004 The. Regional Municipality. of Durham Planning Deoartment 1615 DUNDAS ST. E. 4TM FLOOR, LANG TOWER WEST BUILDING PO 'BOX 623 WHITBY ON L1N 6A3 CANADA .905-728-7731 ':ax: 905-436-6612 _mail: planning@ region.durham;on .ca Nell Carroll, Director Planning & Development Department Pickering Civic Complex One the Esplanade Pickering ON L1V 6K7 Dear Mr. Carroll: PLANNING Re: Regional ReView of an Application :for Plan of Subdivision File No.: Cross Ref: Applicant: Location: Municipality: S-P-2003-04 A20/03 Brookfield Homes (Ontario)Limited Part of Lot 17, Concession 2 City of Pickering www. region .durham.on .ca A;L. Georgieff, MCIP, RPP Commissioner'.of Ptanning The Region has reviewed the subject applications'and the following. comments are offered with respect to the Durham Regional Official. Plan, the proposed method of servicing, and the delegated provincial plan review responSibilities. Durham' Regional Official Plan The proposed development lands are designated "Living Area" in the Durham Regional Official Plan. Lands-within this designation are to be to be used predominantly fOr housing Purposes and developed.to incorporate the widest possible variety of houSing tyPes, sizes and tenure. The-subject lands are adjacent to Kingston Road, which is designated a Type-B.arterial road and a Regional Transit Spine. Intensive reSidential,' office, Shopping and mixed uses are to be located along this corridor in conjunction with transit facilities. The proposed residential development should be designed to be transit supportive, provide internal 'and external linkages for pedestrians and cyclists, and consider the KingSton Road Corridor Urban Design Development Guidelines. The Regional Plan aisc designates portions of the subject property as "Major Open Space", with an indication of environmental sensitivity. Lands within this designation are to be used for conservation, recreation, and reforestation. When considering development applications within or "Ser~[~e Excellence for~ o~m tinities" 00% Post Consumer adjacent to lands aesigna'~ea "Environmentally Sensitive Area", an environmental impact study is required to address the following: a) the location and nature of the development; b) the mapping of the locatiOn and extent of. the environmental conditions, which may include rare and uncommon species of plants and wildlife, high quality forests and streams; c) the degree of sensitivitY of the environmental conditions.and an evaluation of such.conditions; d) an assessment of the potential cumulative impacts'on t. he environment; e) the 'need for any mitigating measures to protect the environmentally sensitive area and the surrounding, environment, and definitions of such measures; and. f) any other matters deemed necessary by Regional COuncil. An Environmental Report was prepared by Stantec Consulting Limited, dated Adgust 2003. It concluded that no significant wetlands, 'habitats of threatened or endangered species, fish. habitat, significant Valleyl.ands, or Areas of. Natui'aland Scientific Interestwere identified on, or in the vicinity, of t'he subject lands. A portion of the Major Spinks ESA is located in the northern pOrtions of the subjeCt.lands, considered to be a significant Woodland.' The report also identified three locally rare plant species.' Reqional Services Muni.cipai.water supply is available tO.the subject property from an existing 150 mm-watermain on Finch Avenue. The applicant will bi required to extend this watermain to provide Water supply to the eaStern po.dion of the development. A Connection to the existing 600 mm feedermai.n will not be permitted. Sanitary sewer service is available from the existing 525 mm sanitary sewer on Finch Avenue and Kingston Road. Transportation The primary access to Kingston Road is proposed to be located approximately 80 metres west of the Southview Drive/Kingston Road intersection, which was determined through consultation with the Region. This distance separation should minimize conflicts.between .the intersections. The Region does not have plans to provide, traffic control signals at Southview Drive or the proposed access road. 'Upon submission of detailed engineering drawings, the Region may identify road improvements required to service the site. The full cost of all road improvements wii! be borne by the. applicant. Provi-nCiai Interests and Deleqated Review Responsibilities This application 'has been screened in accordance With the terms of the provincial plan review responsibilities. . The.subject lands' have been assessed'as having ahigh archaeological potential.due to the 'proximity of a tributary.of the. ~Vest Duffins Creek. -An.archaeological assessment is necessary.. '0. The proposal should imPlement the recommendations, of.the Environmental Report prepared by"Stantec Consulting Limited and demonstrate to' the satisfaction of the Toronto and Region ConServation Authority that the proposal' does not adversely impact the environmental features and. functions of the'West Duffins Creek and. its associated floodplain, and the Major-Spinks'ESA. .. . The subject-lands are located in proximity to Kingston .Road,' which is designated a Type:B arterial road in the Durham'Regional Official' .Plan. A Noise' Report is required to addresS.the impact of boiSe on the proposed residential development A Phase 1 Environmental Site Assessment.was prepared'by Bruce A.. Brown Associates Limited for the sUbject.lands. The assessment indicated that the west side of the parcel 'does not require .additional'. analysis. The 'assessment.concluded the Site may have minor impactS'as a consequence of.a fOrmer automobile servk:e or wreckers use and the presence of :outdoor storage and maintenance of heavy equipment and vehicles. There is also evidence of maintenance activities from the repair Shop, including the changing of oil and h'ydraulic fuels, T. he assessment recommended a program of str[pping of topsoil and surface soils impacted by surface accumulations of waste. . 'No further provincial interests or delegated review responsibilities apply to this application. Based onthe i;orego~ng, ~he Region nas no objection to draft approval of this plan. The attached conditions of approval shall be complied with orior to clearance by the Region for registration of this dan. In addition to sending the Region copies of the draft-approved plan and conditions of approval, at such time as the draft approval is in effect, please e-mail a digital copy of the conditions of draft approval to the planner responsible for the file. Please call Ray Davies, Planner, if you have any questions. Yours truly, Jim Blair, M.C.I.P.,.R.P.P. Director, Current Operations Branch :cc: Brookfield Homes (Ontario)' Limited Regional Works Department Attachment to !errer dated z:anuar,,' ~. 2904 To: Brookfield Homes (Ontario) Limited From: Jim Blair, M.C.i.P., R.P.P. Director, Current Operations Branch Re: Plan of Subdivision S-P-2003-04 Citv of Pickering CONDITIONS OF DRAFT APPROVAL The OWner shall prepare the final plan on the basis of the approved, draft plan of .subdivision,.· prepared by KRCMAR Surveyors. Limited, identified as job number 03-043, dated August 7, 2003, which, illustrates a residential block and an.open space block. The Owner shall name road allowances included in this draft plan to the satisfaction of the Regional Municipality of Durham and the city of Pickering: ' The Owner shall submit iJlans 'showing the. proposed phasing to the Region and the City of Pickering for review and approval if this subdivision is to be developed by more than one registration. The Owner shall grant such easements as may be required for utilities, drain.age and servicing purposes to .the Region. of Durham. Prior to final approval, the proponent shall engage a qualified professional to carry out, to. the · satisfaction 'of the Ministry of Culture; an archaeological assessment of the entire 'development property, and ·mitigate, through preservation.or resource removal and documentation, adverse impacts to any significant archaeological resources found. No demolition, grading or other soil disturbances shall take place on the subject prOperty prior to. the Ministry of Culture confirming that all archaeological resource concerns have been met including licensing and resource conservation· requirements. Prior to final approval, the Owner is required to submit a signed Record of Site Condition (RSC).to the Regional Municipality .of Durham, the City of Pickering and the Ministry. of Environment (MOE). This RSC must be to .the satisfaction 'of'the Region, including an Acknowledgement of Receipt of the RSC by the MOE. The Owner shall submit to the Region of Durham for review and approval, a noise report prepared by an acoustic engineer, based on prOjected traffic volumes provided by the Region's Planning Deparm~ent, recommending any necessary noise attenuation measures. The Owner shall provide the Region with a copy of the subdivision agreement containing such provisions prior to final approval of the plan. The Owner shall provide for the extension of such sanitary sewer and water supply facilities which are external to. as ,Nell 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 11. ~uppiy r'~'aciiifies within the ikmrs of 'tile plan which are require~ '~o ser¢ice otl~er developments external ro this subdi~eision, x - ~ucn samrary sewer and water supply facilities are To be designea and constructed according to the standards and requirements of the Regional Municipality of Durham. Ail arrangements, financial and otherwise, for said extensions are to ~>e made to. the satisfaction of the Regional Municipality. of Durham, and are ro be completed prior to final approval, of this plan. 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. The Owner shall satisfy all requirements, financial and otherwise, of the Regional Municipality of Durham. This shall include, among other matters, tlie execution Of a subdivision agreement between the Owner and the Region c0nceming the provision and installation of sanitary, sewers} water supply, roads and other regional services. The 'subdivision agreemefit between the oWner and the City of Pickering shall contain, among other matters, the 'following provisions: The Owner agrees to implement those noise control measures recommended 'in the Noise Report required in Condition 7. .sbbO2_s.txt PLANNING >z, OEVELOPIVlENT DEPARTivlENT MEMORANDUM May 5, 2004 To: From: Subject: Ross Pym Principal Planner- Development Review Robert Starr Supervisor, Development Control Draft Plan of Subdivision SP-2003-04 Zoning By-law Amendment Application A 20/03 Brookfield Homes Part Lot 17, Concession 2 City of Pickering Plan/Document Dwg. No. Date Site Plan by Flanagan Beresford & Patteson 03-696-S1 July 8, 2003 Rev. Mar.23/04 Traffic Impact Assessment Traffic Impact Addendum by Sernas Transtech with August7,2003 Addendum March 10,2004 Environmental Noise Impact Study by HGC Engineering September 30, 2003 Rev. March 31, 2004 Environmental Report by Stantec Consulting Ltd. March 24, 2004 Functional Servicing Report-Revised by Sernas Associates August 2003 Rev. March 2004 Edge Rehabilitation Plan by Paul Cosburn Associates Limited L1 & L2 Feb. 2004 Rev. 1, 04 03 30 We have reviewed the above-mentioned documents and our comments are as follows: Draft Plan of Subdivision SP-2003-0,z Zoning By-Law Amendment Appiication a ~20/03 Mav 5, 2004 Page 2 Site Plan 1. Parking spaces 3 - 11 are located in the buffer zone. Aisc, parking spaces 22 - 2z~ encroach on the buffer zone. !s this acceptable? 2. The sidewalk is located within the buffer zone. Is this acceptable? 3. Indicate the location of the existing house at 1816 Kingston Road. 4. The existing residential driveway at 1816 Kingston Road is to be separated from the driveway for the site. 5. Provide a sidewalk connecting the site to Finch Avenue. 6. Details of urbanization on Kingston Road are required. The City is prepared to assist in funding of this urbanization. Details are to be determined in the Subdivision/Development Agreement. The limits of urbanization is from the east limit of the City of Pickering to the east, and Brock Road to the west. 7. A vehicle barrier will be required at the entrance from Finch Avenue. Traffic Impact Assessment 1. The report recommends that the driveway throat widths be a minimum of 7.5 metres. The plan indicates driveway throat widths of 6.5 metres for the west driveway and 7.0 metres for the east driveway. Environmental Noise Impact Study 1. Detailed design will require details of how the noise fence is incorporated into the blocks. Environmental Report 1, Please ensure that all recommendations made in the Environmental Report are incorporated into detailed design. Functional Servicing Report 1. Improvements to Finch Avenue will be discussed as the project proceeds. 2. Provide fencing details adjacent to the Environmentally Sensitive Area (ESA). Draft m~an of Subdivision ,qb Zonine Sy-Law Amendment ¢~pplics~ion ~ ~0/0,~ Functional Servicing Report cont'd. 3. Screening will be required to eliminate headlight glare into the houses and yards of 1774 Finch Avenue, 18!6 Kingston Road and 1864 Kingston Road. The City has no concern with the proposal of cash-in-lieu for quality control under the following conditions: a. approval byTRCA b. we are provided with a copy of projects that the Town of Ajax has proposed for downstream works on Duffins Creek 5. Indicate future sewers, if any, on the property at 1816 Kingston Road. 6. Details of downspout locations are required to ensure that there is no discharge onto walkways, driveways, etc. 7. If trench plugs are required, as per the Geotechnical and Hyrogeological Investigation, the locations must be indicated on the Servicing Plan. Generally, the proposal is satisfactory providing all units are slab-on-grade. Sump pumps will require a storm connection. Sump pumps discharging to the ground are not acceptable. 9. Indicate rainwater leader locations for Blocks 2, 5, 6, 8, 9, and 14-19. 10. Provide cross-sections for both the outlet to the ESA and the outlet to the creek. 11.We have concern with the 0.3% slope on interceptor swales in either direction. This grade is not sufficient to provide proper drainage. This may require a subdrain system. 12. We have concern with the drainage from the interceptor swales being directed onto Finch Avenue and Kingston Road. In the pre-development condition, all drainage flows in a northeast direction. !3.There is insufficient lot drainage for Blocks 9, 10, 2! and 22. Aisc, the limited number of catchbasins on the road does not provide enough detail for how the road drainage is captured. 14. Details of rear lot drainage for Blocks 17 and 18 will be required. 15. Details of the retaining walls are required. All walls greater than i.0m in height will require a 1.2m high barrier. Draft Plan of Subdivision SP~2003-0~z Zoning Sy-Law Amendment Application A 20/03 ?age Functional Servicing Report cont'd. 16. 17. Fill or frost protection may be required on the sewer going through the ESA. if fill is required, provide details of the grading. Indicate location of proposed trail. Indicate on the drawing how roads adjacent to a 3:1 slope wilt be terminated(Block 3, Block 13). A sufficient turning radius must be maintained for driveways. Also, how will the road be held in place adjacent to the 3:1 slopes. 18. In the titleblock, Public Works Department should be changed to Planning & Development Department. Edge Rehabilitation Plan - Dwg. L1 & L2 1. No specific comments. General Comments 1. Provide a Construction Management Plan. The requirements for this plan were included with our previous comments dated October 16, 2003. 2. Provide an Erosion and Sediment Control Plan. The requirements for this plan were included with our previous comments dated October 16, 2003. Our previous comments dated October 16, 2003, for the Draft Plan, Phase I Environmental Evaluation, and the Geotechnical and Hydrogeological Investigation, still apply to this submission. RS:lmc Copy: Co-ordinator, Development Approvals Development Control Inspector (L. Calvelli) M EMOR,~ N DU M November i7, 2003 To: From: Ross Pym Principal Planner Richard Holborn, P. Eng. Division Head, Municipal Property & Engineering CiTY OF PICKERINGi PLANNING & DEVELOPMENT DEPARTMENT Subject: Draft Plan of Subdivision SP 2003-04 Zoning By-law Amendment Application A20/03 Brookfield Homes (Ontario) Limited The Municipal Property & Engineering Division is in receipt of the above noted application for 136 condominium townhouse dwelling units. This Division provides the following comments. Provisions should be made for a link to the Trans Canada Trail system. Blocks 5, 6, 7 and 8 require a looped or ring road configuration in order for the City to provide waste collection services. One access onto Finch Avenue, possibly larger than the standard width, will be granted, with Blocks 1 - 4 redesigned in a looped or ring road configuration. Need to address potential for cut-through traffic. The reconstruction and urbanization of Finch Avenue east of Brock Road will be required, as determined in the City's Development Charges project list, in order to accommodate the developments. Cash in lieu of parkland dedication will be required. Entrance onto Kingston Road, and noise attenuation to be determined by the Region of Durham. Storm water management report to mitigate flood potential and to determine storm water outfall and servicing is required. RiCard W. ~glb0rn, P. Eng. RH:ds Copy: Director, Operations & Emergency Semites I:XSITEPL~0-03.docNov-03