HomeMy WebLinkAboutPD 15-05PICKERING
REPORT TO
EXECUTIVE COMMITTEE
Report Number: PD 15-05
Date: April 8, 2005
From:
Neil Carroll
Director, Planning & Development
Subject:
Request for Council's Permission to Develop by Land Severance
Tania Spring
1839 Pine Grove Avenue
Part of Lot 6, Plan 282, & Part of the Road Allowance between
Lot 34 & 35
(Part 2, Plan 40R-20388)
City of Pickering
Recommendation:
That the request made by T. Spring, be APPROVED, to permit the division of the
subject lands, being Part 2, 40R-20388 (known as 1839 Pine Grove Avenue), by
land severance rather than a plan of subdivision, subject to Rockwood Drive
being extended through the subject lands in a north-south direction.
Executive Summary: The subject property is located on the east side of Pine Grove
Avenue opposite Valley Ridge Crescent, backing onto the terminuses of Rockwood
Drive (see Location Map, Attachment #1). The applicant requests approval to sever a
lot off Rockwood Drive or off Pine Grove Avenue (see Tania Spring's Letter, Attachment #2).
The subject property is capable of being divided into more than three additional lots;
consequently, Council's approval is required for development to proceed by land
severances. The Highbush Neighbourhood Plan requires Council to consider a new
road connection between Woodview Avenue and Pine Grove Avenue through the
review of development proposals.
The subject property has been identified as the last opportunity to provide an east-west
road linkage over an undeveloped portion of land between Woodview Avenue and Pine
Grove Avenue. Through a review of the development potential of the area, vehicular
and pedestrian movements, vegetation, and previous residents' comments on the need
for a road connection, it has been determined that an east-west road linkage through
this property is not necessary.
It is recommended that the applicant's request to develop the subject lands by land
severance be approved, as all requirements of the City can be appropriately addressed
through conditions of severance approval, including the extension/connection of
Rockwood Drive.
Report PD 15-05
Subject: Request for Council's Permission to Develop Lands
by Land Severance
Date: April 8, 2005
Page 2
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed development.
1.0
1.1
1.2
Background
Background Information
The subject property is located on the east side of Pine Grove Avenue opposite
Valley Ridge Crescent, in the Highbush Neighbourhood. The subject property
and the surrounding area are zoned for Iow-density residential development.
Currently, the north portion of Rockwood Drive terminates at the rear of the
subject property and the middle portion of Rockwood Drive (extending from
Prohill Street) ends at the southeast corner of the property (see Location Map,
Attachment #1 ).
History of Connecting Pine Grove Avenue and Woodview Avenue
The Highbush Neighbourhood Map of the Pickering Official Plan shows
Rockwood Drive to be completed in a north-south direction (see Approved
Highbush Neighbourhood Map Attachment #4). In addition to requiring the
north-south connection of Rockwood Drive, one of the policies in the Highbush
Neighbourhood Plan requires City Council to:
"through the review of development proposals and in consultation
with landowners and surrounding residents, endeavour to provide a
new local road connection between Woodview Avenue and Pine
Grove Avenue" Section 11.12 (b) of the City of Pickering Official Plan
The issue of connecting Pine Grove Avenue and Woodview Avenue was
considered in the 1990's when the proposed Pickering Official Plan identified a
future road connection between the two streets in the vicinity of 1819 Pine Grove
Avenue (south of the subject property). The Neighbourhood Map (see Proposed
Highbush Neighbourhood Map (1996), Attachment #3) identified a future "through
road" connection which was intended to provide an additional east-west road
linkage in this area. As a result of neighbourhood opposition, this specific
east-west "through road" linkage was deleted from the Neighbourhood Map in the
approved Pickering Official Plan (see Attachment#4); however, text wording
pertaining to the potential achievement of a road connection was added or revised.
As a result, when the owner (Spring) severed one lot from the south-west corner
of the subject property through LD 199/00 five years ago, the City required the lot
configuration to provide for a possible future east-west road connection.
The owner now desires to develop the subject property without an east-west road
connection between Pine Grove Avenue and Rockwood Drive.
Report PD 15-05
Subject: Request for Council's Permission to Develop Lands
by Land Severance
Date: April 8, 2005
Page 3
2.0
2.1
2.2
2.2.1
2.2.2
2.3
Discussion
Completing the north-south Connection of Rockwood Drive is a Priority
Through discussions with various City Departments, it has been determined that
the completion of Rockwood Drive in a north-south direction is a priority for the
proper development of this area, especially for fire safety and other emergency
access purposes.
It is recommended that in order for the City to support any development on the
subject lands, the north-south connection of P, ockwood Drive must be completed
through conditions of any development approvals.
An east-west Road Linkage is Not Necessary
The subject property provides the last opportunity over undeveloped land for an
east-west road connection between Rockwood Drive and Pine Grove Avenue.
Through discussion with City Departments, it has been determined that an
east-west road linkage is not required for the proper development of this area, as
discussed further in the following sections.
Traffic on the collector roads is well below capacity
· It is anticipated that most vehicles will continue to use the collector roads
(Pine Grove Avenue, Woodview Avenue, Hogarth Street and Waterford Gate)
to reach arterial roads (Finch Avenue, Altona P,oad, and Sheppard Avenue/
Twyn P,ivers Drive). Both Pine Grove Avenue and Woodview Avenue are
operating well below capacity.
· The immediate and surrounding areas are Iow-density residential with few lots
left to develop. No significant growth is anticipated in this area that would
impact the existing collector roads.
An east-west road linkage would not benefit local vehicular traffic
· An east-west road connection at this location may promote cut-through traffic
via P,ockwood Drive and Prohill Street, and only benefit those traveling
between the Valley Ridge subdivision (west of Pine Grove Avenue) and
Waterford Gate.
· The only potential benefiting road connection, from a traffic engineering
perspective, would be the extension of Waterford Gate to Pine Grove Avenue,
but land acquisition requirements hinder this connection. Further, this type of
local road connection is not required to provide additional capacity.
An east-west Pedestrian Walkway in Lieu of a Road is Not Recommended
· An east-west pedestrian walkway connection through the subject lands was
considered in lieu of a road connection. However, without a similar connection
between Woodview Avenue and Oakburn Street, there would be no benefit for
students whose destination is the school or park on West Creek Drive.
Report PD 15-05
Subject: Request for Council's Permission to Develop Lands
by Land Severance
Date: April 8, 2005
Page 4
3.0
· This walkway would be approximately 130 metres in length while most
walkways in Pickering are between 30 metres and 45 metres in length. This
may present significant lighting and visibility concerns while trying to provide a
safe pedestrian environment.
· The walkway would be crossing a large expanse (approximately 80 metres) of
undeveloped rear yard area. This may present grading and drainage issues
in order to maintain the walkway at a suitable grade.
· The existing sidewalks are located on the west side of Pine Grove Avenue
and the east side of Rockwood Drive. Therefore, a walkway through this site
would not connect directly to the existing sidewalk system.
City's Interests to be Addressed Through Conditions of Land Severance
The Pickering Official Plan requires any ownership of land that is capable of
being divided into more than three additional lots to be developed by plan of
subdivision, except where it is demonstrated to Council's satisfaction that a plan
of subdivision is neither appropriate nor necessary, in which case Council may
authorize development to proceed by land severance.
The City's requirements respecting development of the subject lands will be
addressed through conditions of any future land severance applications. Among
other conditions, the owner will be required to enter into an appropriate
development agreement with the City, to address matters typically included in
subdivision agreements such as, but not limited to, parkland dedication,
conveyance(s), the construction of services, lot grading and drainage, driveway
locations, easements, utilities, boulevard trees, cost sharing, and securities. As a
condition of development the owner will be required to construct Rockwood Drive
through the subject lands and the easterly abutting Block 41, Plan 40M-1739 to
connect the existing two segments of the road.
It is recommended that the applicant's request to develop the subject lands by
land severance be approved as all requirements of the City, including the
connection of Rockwood Drive, can be appropriately addressed through
conditions of severance approval.
Report PD 15-05
Subject: Request for Council's Permission to Develop Lands
by Land Severance
Date: April 8, 2005
Page 5
Attachments:
2.
3.
4.
Property Location Map
Tania Spring's Letter
Proposed Highbush Neighbourhood Map (1996)
Approved Highbush Neighbourhood Map (1997)
Prepared By:
Approved / Endorsed By:
Neii Carro~PP
Director, Planning & Development
Lynda 'l'~ylor, MClP,,~RPP
Manager, Development Review
JY:jf
Attachments
Copy: Chief Administrative Officer
IRecommended for the consideration of
Pickering Cit~,. ,.yu~ ,. ,,
ThodlES'J Qu~ Admini~_.
ATTACHMENT ,f TO
REPOR'I ~ PD /..5'-- ~_____
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C.N.R. C.N.R.
City of Pickering Planning & Development Department
PROPERTY DESCRIPTION PART OF LOT 6, PLAN 282 & PT RD ALLOWANCE BETWEEN LTO 34 &35 ~
OWNER D. SPRING DATE MAR. 24, 2005 DRAWN BY JB
FILE No. PD 15-05 SCALE 1:5000 CHECKED BY RP
PN-10
September 27, 2004
RECEIVED
OCT 0
CiTY OF PICKERING
PLANNING AND
DEVELOPMENT DEPARTMENT
TO: Lynda D. Taylor, MCIP, RPP
CC: David Pickles, Councillor, City of Pickering
Subject:
Preliminary Request
1839 Pine Grove Avenue
(Part of Lot 6, Plan 282 and Part of The Road Allowance between
Lot 34 & 35; now Part2, Plan 40R 20388)
City of Pickering
I am writing to request if it has been determined if Rockwood Drive will be extended
through to Pine Grove Ave.
I believe if the road is extended through it will take away from the character of this
neighborhood. This mature area is surrounded with large trees and vegetation, which we
need to preserve and protect. Large lots with mature trees makes this area unique,
attractive and inviting.
I have lived on Pine Grove Avenue for the last 28 years and have seen many changes
over the years. My family's property, 1839 Pine Grove Ave backs onto the northem leg
of Rockwood Drive. We would like to sever a lot and build a house fronting onto
Rockwood Drive or the second option would be to sever and build fronting onto Pine
Grove Avenue between 1839 and 1833.
Thank you for taking the time to consider my request, I look forward to hearing from you
with your feedback.
Sincerely,
Tania Spring
ATTACHMENT # -~ TO
PROPOSED PICKERING OFFICIAL PLAN (1996)
MAP 20
NEIGHBOURHOOD 10: HIGHBUSH
PARK
LEGEND SYMBOLS
NEIGHBOURHOOD
lmm-- NEW ROAD CONNECTIONS (PROPOSED) m BOUNDARY
mil Imm DETAILED REVIEW AREA I~] PARK
~ LANDS FOR WHICH COUNCIL HAS (~
ADOPTED DEVELOPMENT GUIDELINES PROPOSED PARK
(F~EFER TO COMPENDIUM DOCUMENT)
PROPOSED PUBLIC
ELEMENTARY SCHOOL
~TTACHMENI # ~ TO
REPORI# PD 12~
APPROVED PICKERING OFFICIAL PLAN (1997)
MAP 20
NEIGHBOURHOOD 10: HIGHBUSH
LEGEND SYMBOLS
NEIGHBOURHOOD
! I ! Immll NEW ROAD CONNECTIONS (PROPOSED) m BOUNDARY
DETAILED REVIEW AREA PARK
LANDS FOR WHiCh COUNCIL MAS
ADOPTED DEVELOPMENT GUIDELINES
(REFER TO COMPENDIUM DOCUMENT)
PUBLIC ELEMENTARY
SCHOOL