HomeMy WebLinkAboutPD 10-05PICKERING
REPORT TO
EXECUTIVE COMMITTEE
Report Number: PD 10-05
Date: February 14, 2005
From:
Neil Carroll
Director, Planning & Development
Subject:
Draft Plan of Subdivision Application S-P-2004-04
Zoning By-law Amendment Application A 11/04
Grant Morris Associates Ltd. on behalf of A., C., I. & M. Lazardidis
1757, 1761 & 1765 Fairport Road
Lots 19, 20 and 21, Plan 1051
City of Picketing
Recommendation:
That Draft Plan of Subdivision Application S-P-2004-04 be APPROVED to permit
the development of a plan of subdivision for 18 lots, as submitted by Grant Morris
Associates Ltd. on behalf of A., C., I. & M. Lazardidis, on lands being Lots 119,
120 and 121, Plan t051, City of Pickering, subject to the conditions outlined in
Appendix I to Report PD 10-05.
That Zoning By-law Amendment Application A 11/04 be APPROVED to establish
performance standards to permit the development of a plan of subdivision
containing 18 detached dwelling units as submitted by Grant Morris Associates Ltd.
on behalf of A., C., I. & M. Lazardidis, on lands being Lots 119, 120 and 121,
Plan 1051, City of Pickering, subject to the conditions outlined in Appendix II to
Report PD 10-05.
That staff be DIRECTED to complete informational revisions to the Urban
Neighbourhood - Neighbourhood 7: Dunbarton, of the Pickering Official Plan and
the Dunbarton Neighbourhood Design Guidelines to reflect the revised road
network created through approval of Draft Plan of Subdivision S-P-2004-04.
Executive Summary: The applicant proposes to develop a draft plan of subdivision
consisting of 18 lots for detached dwellings that front onto a new municipal road. The
applicant proposes to amend the current zoning to allow the proposed detached
dwelling subdivision with appropriate performance standards.
The applications propose appropriate density on an infill site resulting in development
that will fit into the existing neighbourhood and allow for continued development of
surrounding lands in the future. The design is considered compatible with the
surrounding land uses. The proposed development is considered appropriate as it
implements the Official Plan.
Report PD 10-05
Subject: Draft Plan of Subdivision S-P-2004-04
Date: February 14, 2005
Page 2
Financial Implications:
proposed development.
No direct costs to the City are anticipated as a result of the
Background:
1.0 Introduction
Grant Morris Associates Ltd. on behalf of A., C., I. & M. Lazardidis, 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 proposes to create 18 lots for detached dwellings that front onto a
new municipal road (see Attachment #2). All of the proposed lots will have a
minimum lot frontage of 13.7 metres and will front onto the new municipal road
that will have access from Fairport Road. The owners intend to relocate two of
the existing dwellings located on the property to lots within the draft plan of
subdivision.
The following chart outlines the proposed development detail:
Details of the Applications
Total area of draft plan
Residential lots
Municipal road
Road widening, temporary road right-of-way and reserve
Number of detached dwelling lots
Net residential density (units per hectare)
- 1.13 hectares
-- 0.85 hectares
-- 0.23 hectares
-- 0.04 hectares
- 18
- 21.2
2.0
2.1
Comments Received
At the November 18, 2004, Public Information Meeting
Two residents appeared at the meeting, one to voice opposition to the proposed
development and the other to request appropriate urban design consideration be
applied to certain lots. The concerns identified by the one resident include
impact on vegetation, loss of privacy, urban design and compatibility with the
neighbourhood (see text of Information Report and Meeting Minutes,
Attachments #3 and #4).
Report PD 10-05
Subject: Draft Plan of Subdivision S-P-2004-04
Date:
February 14,2005
Page 3
2.2
2.3
Written Public Submission on the application
The property owner to the north of the subject property has expressed written
concerns with the applications. The issues identified in the correspondence are:
· The proposed development would result in a loss of mature trees.
· The proposed development would not be compatible with the existing
neighbourhood.
· The applications should be revised to permit 10 detached dwellings, with
5 fronting directly onto Fairport Road and 5 fronting onto the extension of
Goldenridge Road (see Attachment #5).
Agency Comments
Region of Durham
CN Railways
Heritage Pickering
Toronto and Region
Conservation Authority
The proposal is permitted by the policies of the
Durham Region Official Plan.
Municipal water supply and sanitary sewer service
can be provided.
The proposed development supports the Durham
Community Strategic Plan.
The re-planting of trees is encouraged.
The applications have been screened in accordance
with Provincial Interests and Delegated Review and
there is no concern with the applications.
Appropriate warning clauses respecting noise
impact will be required.
The Region has no objection to the applications
and has provided conditions of approval
(see Attachment #6).
No objections to applications and requests warning
clauses be included in all agreements of purchase
and sale and request a noise study be provided to
them (see Attachment #7).
No concern with the applications and is pleased to
see the applicant intends to renovate and relocate
several stone buildings on the property
(see Attachment #8).
No objections subject to the applications
(see Attachment #9).
No other agency that provided any comments has any objection to the subject
applications. Certain technical issues and requirements related to the proposed
development can be addressed during the detailed subdivision design process, if
these applications are approved.
Report PD 10-05
Subject: Draft Plan of Subdivision S-P-2004-04
Date:
February 14, 2005
Page 4
2.4
3.0
City Departments
Development Control
Has provided detailed comments on the submitted
aPplications noting that certain technical and financial
matters will have to be addressed during the detailed
design if this application is approved. This includes a
contribution to 50 percent of the future cost of the
extension of Goldenridge Road across the frontage
of the site (see Attachment #10).
Fire Services
No objection on the land use and technical
comments related to municipal street address and
intersection design.
Discussion
The Proposed Subdivision Complies with the Official Plan and is Appropriate
The Official Plan designates the subject lands as Urban Residential Area - Low
Density Area. Permissible uses within the Urban Residential Area - Low Density
Area designation include detached dwelling units. The Official Plan establishes a
density range for residential development within this designation of up to and
including.30 units per net hectare. The proposed development would provide a
net site density of approximately 21.2 units per hectare, which is well within the
required density range.
The Dunbarton Neighbourhood Development and Design Guidelines, state that
new development should be compatible with the existing neighbourhood
character. The Guidelines state that on new internal roads only detached
dwellings having a minimum lot frontage of 12.0 metres shall be considered. The
subdivision proposes only detached dwellings on lots having a minimum lot
frontage of 13.7 metres.
While the proposed new street is not shown on the Neighbourhood 7: Dunbarton
map, the new street is not contrary to the Dunbarton Neighbourhood DeSign
Guidelines. The neighbourhood maps are intended to show, amongst other
things, the location of through roads and Council may make minor changes
without an amendment to the Official Plan through the review of development
applications. A revision to the Urban Neighbourhood - Neighbourhood 7:
Dunbarton map is required to add the new municipal street being created in the
draft plan of subdivision.
The applications comply with the Official Plan and represent appropriate
development for the subject lands.
Report PD 10-05
Subject: Draft Plan of Subdivision S-P-2004-04
Date:
February 14,2005
Page 5
Subdivision is 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. The two lots that will have frontage on Fairport Road
will have to be designed in a fashion that establishes an expression onto
Fairport Road. 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 proposed draft plan of subdivision will also fit well into the proposed
development pattern in the area. Land to the south of the subject property have
been approved for a plan of subdivision containing nine lots for detached
dwellings. Lands to the north are being developed as Goldenridge Road is
extended southward.
The proposed development is considered compatible with the surrounding land
uses,
Impact on Trees is Acceptable
The subject property does contain a variety of mature trees scattered throughout
the site. There are a couple of rows of trees along the existing property lines.
The applicant has submitted a tree survey that identifies trees that are to be
protected. This plan indicates that most trees that do not conflict with proposed
house siting or road will be saved. This includes the majority of trees along the
northern property line including a row of spruce trees. It will be a condition of
approval, if the applications are approved, that street tree planting occur to
compensate for some of the loss of trees.
Temporary Cul-de-sac Design of New Municipal Street is Acceptable until
Goldenridge Road is Extended
The new municipal road contained in the proposed draft plan of subdivision has
been designed as a temporary cul-de-sac that will eventually connect up to
Goldenridge Road when it is extended by the development of the lands to the
east and north of the subject property. This will create an integrated and
connected neighbourhood.
Report PD 10-05
Subject: Draft Plan of Subdivision S-P-2004-04
Date: February 14, 2005
Page 6
3.1
A permanent cul-de-sac design for the development of these would not be an
acceptable design. The temporary cul-de-sac design is only acceptable because it
is proposed to connect into the future extension of Goldenridge Road. It is
therefore a requirement of the development of the subject lands to contribute
50 percent to the construction of Goldenridge Road that abuts the subject property
and to provide a financial contribution for the removal of the temporary cul-de-sac.
Technical Matters
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. It is noted that while the applicant has
provided a street name for proposed street 'A' (Amanda), the approved name will
be determined at a later date in accordance with municipal practices, providing
these applications are approved.
Cash-in-Lieu of Parkland
As no park blocks form part of the draft plan, the City will require cash-in lieu
from the subdivider in order to satisfy Section 42(1 ) of the Planning Act.
Tree Preservation Plan
A tree preservation plan will be required to be implemented. As part of the detailed
design for the subdivision plan the owner will be required to finalize the tree
preservation plan to the City's satisfaction. The tree preservation plan may result
in planting of appropriate species and the removal of dead or declining trees.
Interface between Proposed Development and Northerly Abutting Property
Requires Fencing
The interface between the proposed draft plan and the existing surrounding
residential lots will have to be appropriately designed so that the existing
residential properties are not physically impacted by the proposed development.
This will include addressing matters such as grading, fencing, drainage and
vegetation preservation and planting. The northern property line should be
appropriately fenced to ensure an appropriate level of privacy is maintained for
the property owner to the north. Given that there will be nine rear yards abutting
this property, a consistent fencing is required to be constructed by the applicants.
The exact location and type of material of this required fence will have to be
coordinated with a tree preservation plan to ensure survivability of the existing
trees along the northern property line and in consultation with the property owner
to the north.
These matters should be addressed in the detailed design of draft plan of
subdivision.
Report PD 10-05
Subject: Draft Plan of Subdivision S-P-2004-04
Date:
February 14,2005
Page 7
3,2
Architectural Design Required to Ensure an Appropriate Presence on
Fairport Road
As part of the architectural design statement special emphasis will be required for
the two lots that have flankage on Fairport Road. Special dwelling design shall
be required that address the flanking side and rear elevations in a manner
consistent with the front elevation. The preferred design should have, amongst
other design considerations, a prominent entrance feature facing the side of the
lot or the corner of the lot (splayed entry)and increasing the windows on the
flanking wall.
To ensure an appropriate streetscape, an adequate flanking side yard width is
required. The standard that has been established for recent development
projects in the area is a flanking side yard width of 4.5 metres for a prominent
road (such as Fairport Road). Therefore, the amending zoning by-law should
include the same flanking side yard width standard.
It is noted that the two proposed lots that will abut the future Goldenridge Road
extension (lots nine and ten) should also be designed with upgraded flanking
elevation.
Zoning By-law Amendment Restricts Building Height to a Maximum of 9.0 Metres
The applicant has requested zoning that will implement the draft plan of
subdivision and establish performance standards. This would include
appropriate set backs and building performance standards that are typical of
development on lots similar to the proposed development. The applicant 'has
specifically requested a building height of 11 metres and a restriction on the type
and size of vehicle that can be parked in the driveway.
In terms of the building height it is noted that the Dunbarton Neighbourhood
Development Guidelines specify that the maximum height for dwellings be
9.0 metres. The reason for the height restriction was to ensure compatibility in
the streetscape and to discourage dwelling designs that have excess building
massing. It is noted that the zoning for the lots to the north of the subject
property along Goldenridge Drive has a height restriction of 9.0 metres as does
the zoning for the plan of subdivision directly south of the subject property being
developed in Draft Plan of Subdivision 18T-93018. Therefore, to ensure a
compatible overall neighbourhood design, it is recommended that a building
height restriction of 9.0 metres be required in accordance with the Dunbarton
Neighbourhood Development Guidelines.
With regard to the request to limit the type and size of' vehicles parked in the
driveway, it is noted that the zoning by-law already contains restrictions
applicable to all residential zones. These restrictions include limitations on the
maximum height and length of a vehicle that is permitted to be parked in a
driveway. These restrictions provide sufficient limitations on the size of vehicle
permitted to be parked in the driveway. No further restriction is required.
Report PD 10-05
Subject: Draft Plan of Subdivision S-P-2004-04
Date:
February 14, 2005
Page 8
4.0
It is anticipated that the amending zoning by-law will be brought forward to
Council after the submission of an acceptable draft 40M plan.
Applicant's Comments
The applicant has been advised of the recommendations of this report.
APPENDICES:
APPENDIX I:
APPENDIX I1:
Recommended Conditions of Approval for S-P-2004-04
Recommended Conditions of Approval for A 11/04
Report PD 10-05
Subject: Draft Plan of Subdivision S-P-2004-04
Date:
February 14, 2005
Page 9
Attachments:
2.
3.
4.
5.
6.
7.
8.
9.
10.
Location Map
Draft Plan of Subdivision
Text of Information Meeting Report
Minutes from November 18, 2004 Statutory Public Information Meeting
Resident Comment - Michael Jain
Agency Comments - Region of Durham Planning Department
Agency Comments - CN
Agency Comments - Heritage Pickering
Agency Comments - TRCA
City Department Comment - Development Control
Prepared By:
Approved / Endorsed By:
Ross Pym, MCIP, RPF~ '
Principal Planner- Development Review
. //
Neil CarroI~,-~.FY,'APP
Director, Planning & Development
Lynda Ta~lor, MCIP, c4~PP
Manager, Development Review
RP:Id
Attachments
Copy: Chief Administrative Officer
(Acting) Chief Administrative Officer
Recommended for the consideration of
Pickering City Council -"
T~'~as J. Qui~, Chief ~~rativ6'Offider
APPENDIX I TO
REPORT PD 10-05
RECOMMENDED CONDITIONS OF APPROVAL FOR
DRAFT PLAN OF SUBDIVISION S-P-2004-04
RECOMMENDED CONDITIONS OF APPROVAL FOR
DRAFT PLAN OF SUBDIVISION S-P-2004-04
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 Grant Morris
Associates Ltd., dated June 2004 (Project Number 04250), for Draft Plan of
Subdivision Application S-P-2004-04 submitted by Grant Morris Associates
Ltd., on lands being Lots 119, 120 and 121, Registered Compiled Plan 1051,
City of Pickering, to permit a development of 18 lots and a new municipal road.
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
A11/04 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 Drainage
(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.
Gradinq 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.
2.3.4
2.3.5
2.3.6
2.3.7
Sidewalks
(a)
that the owner construct a sidewalk along the north side of the new
municipal road, to the satisfaction of the Director, Planning & Development
Department.
Construction /Installation of City Works & Services
(a)
(b)
satisfaction of the City respecting arrangements for the provision of all
services required by the City;
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.
Dedications / Transfers / Conveyances
(a) that the owner convey to the City, at no costs:
(i)
(ii)
(iii)
Blocks 19, 20 and 26 for road widenings;
any easements as required; and,
any reserves as required by the City.
(b)
that the subdivider conveys 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.
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;
(iv) the provision of mud and dust control on all roads within and adjacent
to the site;
(v) type and timing of construction fencing;
(vi) location of construction trailers.
-3-
2.3.8
2.3.9
2:3.10
2.3.11
2.3.12
Development Charqes
(a) satisfaction of the City financially with respect to the Development
Charges Act.
Coordinated Development
(a)
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)
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;
(b)
satisfaction of the City with respect to the provision of a fence along the
northern perimeter of the draft plan of subdivision 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.
Design Planninq
(a)
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
Fairport Road, the units that will abut the future extension of Goldenridge
Road and the staggering of lots to reduce the impact of the lots fronting
the temporary cul-de-sac;
(d) that the owners satisfy the City respecting the provision of appropriate
aesthetic details and design of all fencing.
2.3.13
2.3.14
2.3.15
2.3.16
2.3.17
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.
En.qineerinq Drawings
(a)
that the owners 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.
Other Approval Aqencies
(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,
(c)
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 the subdivider, and upon request written confirmation
be provided to the City of Pickering as verification of these approvals.
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.
Contribution for the future Construction of Goldenridqe Road
(a)
that the owner enters into a cost sharing agreement with the City of
Pickering for 50 percent of the cost of the construction of Goldenridge
Road that abuts the subject lands and a contribution for the removal of the
temporary cul-de-sac, including the extension of the sidewalk to the
satisfaction of the Director, Planning & Development.
APPENDIX II TO
REPORT PD 10-05
That
(a)
RECOMMENDED CONDITIONS OF APPROVAL FOR
ZONING BY-LAW AMENDMENT APPLICATION A 11/04
the implementing zoning by-law:
permit the establishment of detached dwelling units generally in accordance
with the following provisions:
(i)
(ii)
(iii)
(iv)
(v)
(vi)
(vii)
(viii)
(ix)
(x)
(xi)
minimum lot area of 400 square metres;
minimum lot frontage of 13.5 metres;
minimum front yard depth of 4.5 metres;
minimum rear yard depth of 7.5 metres;
minimum side yard width of 1.2 metres on one side and 0.6 metres on
the other side with a minimum building separation of 1.8 metres;
minimum flankage side yard width of 4.5 metres abutting Fairport Road
and 2.7 metres for Lots 9 & 10;
maximum building height of 9.0 metres;
maximum lot coverage of 38 percent;
minimum one private garage per lot, any vehicular entrance of which
shall be located not less than 6.0 metres from the front lot line and not
less than 6.0 metres from any side lot line immediately adjoining a street
or abutting on a reserve on the opposite side of which is a street;
maximum garage projection of 3.0 metres beyond the wall containing the
main entrance to the dwelling unit;
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.
o r~
7
f ~ z--
KINGSTON ROAD
City of Pickering Planning & Development Department
PROPERTY DESCRIPTION LOTS 119, 120 & 121, ROP PLAN 1051
OWNER I. LAZARDIDIS ETAL. DATE OCT; 6, 2004 DRAWN BY JB
FILE No, A 11/04 & SP 2004/04 SCALE 1:5000 CHECKED BY RP
FOR DEPARTMENT USE ONLY PN-7 PA-
ATTACHMENT ~~TO
REPOR'I ,¢ PD._ I0 - 0.~
INFORMATION COMPILED FROM APPLICANTS
SUBMITTED PLAN -
SP 2004-04 & A11/04
ocr:- ~0
~'~T'bO, CHMENJ # 3 .TO
PICKERING
INFORMATION REPORT NO. 16-04
FOR PUBLIC INFORMATION MEETING OF
November 18th, 2004
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-2004-04
Zoning By-law Amendment Application A 11/04
Grant Morris Associates Ltd. on behalf of A., C., I. & M. Lazardidis
1757, 1761 & 1765 Fairport Road
Lots 19, 20 and 21, Plan 1051
City of Pickering
1.0
2.0
PROPERTY LOCATION AND DESCRIPTION
- the subject lands are located on the east side of Fairport Road north of
Dunbarton Road;
- a property location map is provided for reference (see Attachment #1);
- the property is currently occupied with three detached dwellings and
accessory buildings;
- the subject lands being three residential lots contain common characteristics
of Iow density development being houses, garages/sheds, shrubs and trees;
- the site's topography is relatively flat with a gentle slope to the east;
- surrounding land uses are:
north detached dwelling;
south detached dwelling on land that is being developed for 9 lots
through a Draft Plan of Subdivision 18T-93018;
east detached dwellings;
west - detached dwellings on the west side of Fairport Road.
APPLICANT'S PROPOSAL
the owners of the subject lands 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 proposes to create eighteen lots for detached
dwellings that front onto a new municipal road (see Attachment #2);
all of the proposed dwelling units will front onto the new municipal road that
will have access from Fairport Road;
Information Report No. 16-04
ATTAOHMENT #~TO
REPOR'f # PD /¢- O~
Page 2 3.t
3.0
3.1
3.2
- the following chart outlines the proposed development detail:
Details of' the Applications
Total area of draft plan
Residential lots
Municipal road
Road widening, temporary road right-of-way
and reserve
Number of detached dwelling lots
Net residential density (units per hectare)
-- 1.13 hectares
-- 0.85 hectares
-- 0.23 hectares
-- 0.04 hectares
-- 18
-- 21.2
OFFICIAL PLAN AND ZONING
Durham Reqional Official Plan
designates the subject lands as Living Areas;
areas designated as Living Areas are intended to be predominantly for
housing purposes, including detached dwellings;
Living Areas shall be developed in a compact form through higher densities
and by intensifying and redeveloping existing areas, particularly along arterial
roads;
Fairport Road, where it abuts the draft plan is designated as a Type C Arterial
Road;
the proposal appears to conform to the Durham Region Official Plan;
Pickerinq Official Plan
designates the subject lands as Urban Residential Area - Low Density Area;
permissible uses within the Urban Residential Area - Low Density Area
designation include residential uses, including detached dwellings units;
the Official Plan establishes a density range for residential development
within this designation of up to and including 30 units per net hectare;
the proposed development would provide a net site density of approximately
21.2 units per hectare;
the subject property is within the Dunbarton Neighbourhood of the Official Plan;
development guidelines have been prepared for this neighbourhood;
Schedule Ii of the Pickering Official Plan - Transportation Systems designates
Fairport Road where it abuts the draft plan as a Type C Arterial Road;
Type C Arterial Roads are designed to carry lower volumes of traffic at lower
speeds than high order arterial roads while providing access to properties;
the new proposed road within the draft plan will be a Local Road which will
provide access to individual properties and carries local traffic;
the subject applications will be assessed against the policies and provisions
of the Pickering Official Plan during the further processing of the applications;
32
Information Report No. 16-04
Page 3
3.3
3.4
4.0
4,1
4.2
Dunbar"ton Neiflhbourhood Development Guidelines
- the Dunbarton Neighbourhood Development and Design Guidelines, state
that new development should be compatible with the existing neighbourhood
character;
the Guidelines state that on new internal roads only detached dwelling having
a minimum lot frontage of 12.0 metres shall be considered;
the Guidelines indicate that new developments shall maintain building
setbacks consistent with recent subdivision standards and encourage new
roads to connect with existing streets to minimize dead ends;
the Guidelines state that the maximum dwelling height shall be 9.0 metres,
that garage projections should be minimized, provide sidewalks on one side
of the street and encourages the preservation and planting of trees;
the applications will be assessed against the Dunbarton Neighbourhood
Development Guidelines during the further processing of the applications;
Zoninq By-law 3036
the subject lands are currently zoned "R3" (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 18.0 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 that includes a maximum building height of 11.0
metres and a restriction on the size of the vehicles that can be parked in a
driveway.
RESULTS OF CIRCULATION
Resident Comments
- no formal written resident comments have been received to date;
A.qencv Comments
No Objections or Concerns: (see Attachments #3 - #5)
- Veridian Connections;
- Durham District School Board;
- Le Conseil Scolaire Catholique de District Centre-Sud;
Information Report No. 16-04
ATTACHMENT #..---~ ..._TO
REPOR't' # PD ~ %0.5
Page 4
3,3
4.3
5.0
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, and
traffic movements;
· ensuring a coordinated and sensitive approach to development with the
abutting lands, both existing and future land use;
· compatibility with the Dunbarton Neighbourhood Development and Design
Guidelines;
· ensuring that the proposed 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;
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.
PROCEDURALINFORMATION
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.
3 4
Information Report No. 16-04
AT'rACHMEN'f # .~ .TO
REPORT# PD /O-D~
Page 5
6.0
6.1 Appendix No. I
6.2
6.3
OTHER INFORMATION
list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the applications at the time of writing
the report;
Information Received
full scale copies of the applicant's submitted plan and reports are available for
viewing at the offices of the City of Pickering Planning & Development
Department including:
· the draft plan of subdivision;
· Planning Report, prepared by Grant Morris Associates Ltd., dated
September 2004;
· Noise Control Feasibility Study, prepared by SS Wilson Associates, dated
October 8, 2004;
· Geotechnical Investigation, prepared by V. A. Wood Associates Limited,
dated June 2004;
· Intersection Spacing Review Report, prepared by SRM Associates, dated
July 7, 2004;
· Preliminary Grading Plan;
· Tree Survey and Protection Plan;
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;
Companv Principal
the owners of the subject lands are Amanda Lazardidis, Christos Lazardidis,
Iliada Lazardidis and Maria Lazardidis;
Grant Morris Associates Ltd. is the authorized agent for the subdivision and
rezoning applications.
ORIO1NAL SIGNh'D BY
ORIGINAL SIGNED BY
Ross Pym, MClP, RPP
Principal Planner- Development Review
RP:Id
Attachments
Lynda Taylor, MCIP, RPP
Manager- Development Review
Copy: Director, Planning & Development
ATTACHMEi~IT # ~,-.,..~.~TO
REPOR'I' # PD /~
APPENDIX NO. I TO
INFORMATION REPORT NO. 16-04
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1)
(2)
(3)
Veridian Connections
Durham District School Board
Le Conseil Scolaire Catholique de District Centre-Sud
COMMENTING CITY DEPARTMENTS
(1) none received to date
ATTACHMENT #~T0 ·
REPORT # PD IL') '0.5
-- Excerpts from
Statutory Public Information Meeting
'Thursday, November 18, 2004
7:00 P.M.
The Principal Planner, 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.
DRAFT PLAN OF SUBDIVISION APPLICATION SP-2004-04
ZONING BY-LAW AMENDMENT APPLICATION A 11/04
GRANT MORRIS ASSOCIATES LTD. ON BEHALF OF
A., C., !. & M. LAZARDIDIS
1757, 1761, 1765 FAIRPORT ROAD
LOTS 19, 20 AND 21, PLAN 1051
Ross Pym, Principal Planner, Development Review, provided an overview of
property location, applicant's proposal and City's official plan policies
pertaining to this site, as outlined in Information Report #16/04.
2. Christine Lazaridis, applicant, advised of their presence to answer questions
and of their attempt to follow the Dunbarton Guidelines.
Gayle CIow, 1811 Fairport Road, expressed the importance of having the two
corner lots, Lots 1 and 18, facing Fairport Road. She questioned if any
consideration is being given to extending Goldenridge Road.
Ross Pym, Principal Planner, Development Review, advised that the Planning
Department would like to see the extension of Goldenridge Road but this
depends on the existing homeowners.
o
Michael Jain, 1771 Fairport Road, expressed his concerns with respect to the
developers not residing in the area, therefore, not being sensitive to the
infilling, with the felling of the trees and with the presumption that Council
rubber stamp this type of development. He advised that, as his home is
directly north of this development, his privacy will be greatly affected. He also
stated is disagreement with the elevations of the proposed development.
Grant Morris, 397 Sheppard Avenue, Planning Consultant for this
development, advised that a landscape architect has been hired and an
attempt is being made to develop a plan to save the boundary trees but those
trees in conflict with the house location will have to be removed. He further
advised that they have reviewed the application, the comments from the
traffic, noise and municipal engineers and believe this is the appropriate
application for the area. The corner lots will face onto Fairport Road with the
garages facing Amanda Drive, similar to Marshall Homes. He also advised
that the developers do live in the area.
-1-
ATTACHMENT
REPORT #
Pym, Ross
From: Michael Jain [michael.jain@senecac.on.ca]
Sent: November 26, 2004 12:54 PM
'To: Pym, Ross
Subject: Zoning by law amendment application, A, 11/04
Importance: High
Dear Mr. Pym,
My name is Michael Jain, and I live at 1771 Fairport Road in Picketing, which is the property(Lot
18) ,immediately north of the subject properties listed on the application. I was at the Public
meeting on November 18 and i expressed strong objections to the application ,the way it stands.
There are some very very old and beautiful trees, evergreens and weeping willows on the three
properties in question that Mr. Lazardidis would like to tear down and destroy ,if the development
is allowed to go through. I do not have to tell you the aesthetic and environmental benefits all this
has not to mention the desire to keep Dunbarton and that particular part of Fairport and
Dunbarton compatible with and sensitive to surrounding lands. If in their infinte wisdom, the city
planners were to ask Mr. Lazardidis to resubmit an application to develop 10 estate homes ,5
fronting onto Fairport rd and 5 fronting onto Goldenridge road and allow for Goldenridge road t
o connect from its current dead end at the north to the dead end at the south. This would truly
allow for a gentle and natural development in keeping with what the planners had in mind all
along with respect to minimizing dead ends and allowing current ones to connect. This would also
maintain a high quality residential streetscape, surrounded by beautiful old growth trees and allow
for a relatively substantial tax revenue for the City of Pickering,from those homes as well as be in
keeping with the proposed estate homes being built at the corner of Fairport and Dunbarton.
i do hope that you Sir and your committee Will take much of this into consideration when making
your decision.
Thanking you sincerely for your time
Michael Jain
1771 Fairport Road
Pickering ,Ont.
L1V 1T1
November 9, .2004
ATTACHMENT
REPORT # PD_~
The Regional
Municipality
of Durham
Planning D~partment
1615 DUNDAS ST. E.
4TM FLOOR, LANG TOWER
WEST BUILDING
PO BOX 623
WHITBY ON L1N 6A3
CANADA
905-728-7731
Fax: 905~436-6612
~mail: planning@
Mr. Ross Pyro
Principal Planner- Development Review
Planning Department
City of Pickering
1 The Esplanade
Pickering, Ont. L1V 6K7
PLANNING & DEVELOPMENT
~DF--j:~ARTMENT
Dear Mr. Pym:
Re:
Regional Review of an Application for Plan of Subdivision
File No.: S-P-2004-04
Cross Ref.:Zoning By-law Amendment Application All/04
Applicant: A., C., I. & M. Eazaridis
Location: ' Part Lot 261 Concession 1
Municipality: City of Picketing
~:egion.durham.on.ca
www. reg~on.durnam .on .ca
A.L. Georgieff, MCIP, RPP
Commissioner of Planning
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 Conformity
The subject property is located within the "Living Area"' designation in the
Durham Regional Official Plan. The predominant use of land within the
Living Area designation is for residential purposes. The proposed plan of
subdivisron would conform to the Plan.
"Servi'ce Excellence
for,,,:our Oomrr~nities"
Durham Community Strate.qic Plan
The Community Strategic Plan supports the development of alternative
methods of transportation, suchas walking and cycling. The proposal
would appear to provide for the safe and convenient movement of
pedestrians and transit riders. Some minor tree remOval may occur on
the site as a result'of this proposal: Tree re:planting is encouraged by the
CommunityStrategic Plan.
PrOVincial Interests and Deleqated Review Responsibilities
A Noise Control Feasibility Study was prepared by S.S. Wilson Associates
for the proposed development. The study addresses noise impact from
Fairport Road and the nearby C.N.R. Appropriate warning clauses are
recommended for this development. The study was prepared in
accordance with Provincial Criteria and Regional policy.
103% Post Consumer
ATTACHMENT # ~ _'" _ TO
REPORT # PD,._.~/~P-" ~.~
There are no other provincial interests or delegated review responsibilities
applicable to this application.
Municipal Water Supply and Sanitary Sewer Service
Municipal water supply can be provided to the subject development from
an existing 300mm. diameter watermain on Fairport Road. Sanitary
sewer service is available and can be provided by connecting to an
existing 375 mm. sanitary sewer on Fairport Road.
Regional records reveal that the subject property is presently serviced by
domestic water service connections and sanitary service connections.
Any service connections that are to be .abandoned' must be disconnected
or plugged at full expense to the owner.
Based on the foregoing, the Region has no objection' to draft approval 'of
this plan. The.attached conditions of approval areto be satisfied prior to
clearance by the Region for registration of this plan~
Please call Richard Szarek, Planner~ if you should have any questions.
Yours truly,
~/Jim Blair; M.C.I.P.,
R.P.P.
Director, Current .Operations Branch
Attach: Conditions of Draft ApprOval
cc:
Grant Morris AsSociates Limited
Regional. Works Department
N:\pim\rs\s-p-2OO4-O4comments.doc
4O
,~TTACHME~IT
REPORT #
Attachment to letter dated' November 9, 2004
To: A., C., I. & M. Lazar/dis
From: Jim Blair, M.C.I.P., R.P.P:
Director, Current Operations Branch
Re: Plan of Subdivision S-P-2004-04
City of Pickering
DRAFT CONDITIONS OF DRAFT APPROVAL
o
The Owner shall prepare, the final plan on the basis of the approved draft plan of-subdivisiOn,
prepared by Grant Morris ~Associates Ltd., identified as project number 04250, dated June,
2004, which illustrates 18 lots for single detached dwellings, a roadway, road widening .blocks,
temporary right-of-way blocks, and a 0.3 m. reserve.
The Owner shall name the road allowance in this draft plan to the .satisfaction of the Regional
Municipality of Durham.
The Owner shall grant to the Region, any easements required to provide Regional services for
this development and these easements shall be in locations and of such. widths as determined
by the Region.
The Owner shall submit plans showing any proposed phasing to the Region for review and
approval, if this plan is to be developed through more than one registration.
The Owner shall provide for the extension Of.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 plan.- Such sanitary sewer and water facilities are to be designed and
constructed according to the standards and requirements of the 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.
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, the execution of a subdivision agreement
between the Owner and the Region concerning.the provision and installation of sanitary
sewers, water supply, roads, other regional services.
ATTACHMENT
REPORT ~ PD_~~
Page 2
The Owner shall agree in the City of Pickering Subdivision Agreement to implement the
recommendation of the report, entitled "Noise Control Feasibility Study", prepared by S. S.
Wilson Associates, dated October 2004, which specifies noise attenuation measures for the
development. The measures shall be included in the subdivision agreement and must' also
contain a full and complete reference to the noise report (i.e. author, title, date and any
revisions/addenda) and shall include any 'required warning clauses identified in the study.
sbb02_s.txt
qT"FACHMEN?
Pyro, Ross
From: Geoff. Woods@cn.ca
Sent: November 25, 2004 11:59 AM
ITo: Pyro, Ross
Subject: Proposed Draft Plan of Subdivision and Zoning By-law Amendment application, File
Nos. SP-2004-04 and A 11/04, 1757, 1761 and 1765 Fairport Road
Ross:
We request that the following comments be included in the draft conditions, to be cleared by CN:
1. The Owner is required to insert the following warning clause in all development
agreements, offers to purchase, agreements of Purchase and Sale or Lease and include in a
Noise Impact Statement:
"Warning: Canadian National Railway Company or its assigns or successors in interest has
or have a right-of-way within 300 metres from the land the subject hereof. There may be
alterations to or expansions of the rail facilities on such right-of-way in the future including the
possibility that the railway or its assigns or successors as aforesaid may expand its
operations, which expansion may affect the living environment of the residents in the
vicinity, notwithstanding the inclusion of any noise and vibration attenuating measures in the
design of the development and individual dwelling(s). CN will not be responsible for any
complaints or claims arising from use of such facilities and/or operations on, over or under the
aforesaid right-of-way."
The Owner is required to engage a consultant to undertake an analysis of noise and provide
abatement measures necessary to achieve the maximum level limits set by the Ministry of
Environment and Canadian National.
We request notice of any meetings or approvals regarding the subject property.
Regards,
Development Review Coordinator
CN Railway Properties
1 Administration Road
Concord ON L4K 1B9
Tel:. 905-760-5007 Fax: 905-760-5010
November 29, 2004
Memo to Ross Pym, Principal Planner-Development Review
Copies to Brace Taylor, Tim Moore
C~T¥ OF'
~,NNING & DEVF--LOPM=-N~
DF~PARTMENT
Thank you for the opportunity to review and provide comments on the applications
below:
Draft Plan of Subdivision SP-2004-04
Memo dated October 4, 2004
Heritage Pickering is pleased to see the intemion to renovate and reallocate several stone
buildings on this property: We have no further concerns regarding this application
ATTACHMENT # q TO
REPORT # .PD
for The Livin City
Jan. uary 26, 2005
BY FAX AND M/~IL .
'.Mr, Ross. Pyro
Cit. y of.Pickering :
Pidkering Oivic Centre
One The Esplariade ·
Pickering, ON 'LlV 6K7
Re;.
.,jAN 2 ~ 200.5
~_mT¥ OF P~CKERINGi '
~'I~N"NING & DEVELOPMENT · DE ,PARTMENT
,Draft Plan o,f Subdivision SP,-2004~04,
Z0n,ing By. law Amendment Application A ,11,/04
1757, 17,61 & 1765 Fairport Road '
City Of Pickering
Further to our letter dat-ed November 9', 2004, the.Tor°nto. and Rog. on COnservation
Authority has receiv, ed a preliminary grading plan. for the subject' property, and Staff
have.had discussions with the. City.' of Picker. lng Development Control staff regar, di.ng the
. proposed serv cing of the. subje~:t properly, It is staff's und. ers'~anding that stormwater.
from the 'site will flow into the exis!ing..¢atch :basins. along. Fairport Road,. and. that storm
sep,tors will be installed for Water quality purposes, As such., the 'FRCA defers the ieview
of.the stormwater, ma'nagement design for the subject.Pr0per[y to the City.
In. light of the above,, staff have n'o obje'cti0nsto the su'bmitted applications.
We. trus~ this is of assistance, Should .you have any questions,' please do not' h~sitate.t0
.con[act the undersigned.
Yours. truly;
'Carla Pierini
Plans Analyst
Development Services' Sec~:io.r
Extensi.on 5314
FADevetoDment ~e,'~lc~\Ourharr, R~glon\Ffckerirlr]~,$A,.-~Q04-O4 & A 11 -O~.wpd
5 Shoreham Drive, Down~v ow, Ontario M3N 154, (416) 661-6600 FAX 66'1-689~ www.:rc~,on,ca ,!~),
ATTACHMENT # ....
REPORT # PD/0 %35
PLANNING & DEVELOPMENT DEPARTMENT
MEMORANDUM
November 8, 2004
To:
From:
Subject:
Ross Pym
Principal Planner- Development Review
Robert Starr
Supervisor, Development Control
Draft Plan of Subdivision - SP-2004-04
Zoning By-law Amendment Application A11/04
Grant Morris Associates Ltd. On behalf of A., C., I. & M. Lazaridis
1757, 1763 & 1765 Fairport Road
Lots 119, 120 and 121, Plan 1051
City of Pickering
We have reviewed the above noted application and provide the following
comments:
o
A storm water management report will be required and must confirm that
the system proposed will conform to the Dunbarton Creek Master
Stormwater Management Plan.
A functional servicing report will be required which addresses Storm
Sewers, Sanitary Sewers and Water Supply.
The owner will be required to enter into a Subdivision Agreement to satisfy
requirements for provision of engineering drawings for City of Pickering
services, roads, storm sewers, sidewalks, street lighting, fencing, lot
grading, tree planting, cost sharing, etc., and financial obligations with
respect to securities for services to be installed and maintained, all to the
satisfaction of the City of Pickering.
Installation and/or relocation of utilities will be the applicant's responsibility.
A Utility Coordination Plan will be required with detailed design
submissions.
A Construction Management Plan will be required and must address such
items as road cleaning and mud/dust control, sedimentation and erosion
controls, hours of work, vehicle parking during both servicing and house
Ross Pym REPOR'I'
Amanda Enclave
Draft Plan SP-2004-04
November 8, 2004
Paqe 2
construction stage, equipment and material storage during both servicing
and house construction stage, topsoil stockpile location, etc.
6. Any earthworks proposed on this site prior to execution of a Subdivision
Agreement will require a Fill/Topsoil Disturbance Permit.
7. Ensure that the recommendations of the Geotechnical Report by V.A.
Woods are incorporated during detailed design.
It appears that the Tree Survey/Protection Plan was not coordinated with
the Preliminary Grading Plan. Trees identified for protection are in areas
where swales are to be created and where significant grading changes are
proposed. Please ensure proper coordination of drawings is carried out.
9. Corner rounding will be required at Lot 1 and Lot 18 and for future within
Block 22 and Block 24.
10. The applicant will be required to contribute towards 50% of the future cost
of Goldenridge Road across the frontage of the site.
11. The applicant will be required to contribute towards downstream
oversizing that has been installed within the existing Goldenridge Road to
the ~north of the site.
Should there be any questions regarding these comments please contact the
undersigned or Paal Helgesen at 905-420-4617.
Robert~tarr
RS:ph
Attachment
I:~raft Plan of Subdivision-ConcJo~SP.2004.04 Amanda £ncJave\Draft Plan ApplicatJon
Copy: Coordinator, Development Approvals
Development Control Inspector (L. Calvelli)