HomeMy WebLinkAboutPD 17-05 REPORT TO
EXECUTIVE COMMITTEE
Report Number: PD 17-05
Date: May 6, 2005
From:
Neil Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 12/04
Alan & Nancy Ford
1465 AItona Road
Part of Lot 33, Plan 228
City of Pickering
Recommendation:
That Zoning By-law Amendment Application A 12/04 be APPROVED to rezone
the subject property from "R3" to "R4" zone in order to permit the development of
four residential lots on lands being Part of Lot 33, Plan 228, City of Pickering,
submitted by I. Cot on behalf of A. & N. Ford.
That the amending zoning by-law to implement Zoning By-law Amendment
Application A 12/04, as set out in Appendix I to Report PD 17-05, be
FORWARDED to City Council for enactment.
Executive Summary: The subject property, which currently supports a detached
dwelling, is located on the northeast corner of Altona Road and Rougemount Drive in the
Rougemount Neighbourhood (see Location Map, Attachment #1). The subject property is
surrounded by similar detached residential developments and Elizabeth B. Phin Public
School to the south across Rougemount Drive.
The applicant requests to rezone the subject property from "R3" to "R4" to facilitate
severance applications for four lots fronting Rougemount Drive, each with minimum
frontage of 15.0 metres (see Applicant's Submitted Plan, Attachment #2). The proposal
represents appropriate development that is compatible with the surrounding
neighbourhood, conforms to the Pickering Official Plan, and does not impose adverse
impacts on the local traffic or the safety of children.
It is recommended that this application be approved and the draft by-law be forwarded
to Council for enactment.
Financial Implications:
proposed development.
No direct costs to the City are anticipated as a result of the
Report PD 17-05
Subject: A. & N. Ford (A 12/04)
Date: May 6, 2005
Page 2
Background:
1.0 Comments Received
1.1
Before and at the November 18, 2004 Information Meeting
(see text of Information Report and Meeting Minutes, Attachments #3 & #4)
adjacent property owner to the
north (1469 Altona Road)
property owners on the east side
of Altona Road north of the
subject property (1469 - 1495
Altona Road)
concerned about children's safety,
number of new driveways, drainage,
damage of trees, septic system, etc.;
concerned about children's safety, loss
of potential rear lot development of
their properties;
1.2
1.3
Following the Information Meeting
residents on the east side of Altona Road north of Rougemount Drive
continued to express opposition to this application and propose that a
municipal road be introduced through the subject lands to the rear of their
properties (see Residents' Proposal, Attachment # 6);
City staff and City Councillor - Ward 1 met with area residents at various
meetings to discuss the development potential of the area- staff has
determined that a municipal road on the subject property is neither required or
appropriate;
City Department and Agency Comments
Fire Services
Development Control
Veridian Connections
Regional Municipality of Durham
Durham District School Board
no objections;
no objections (see Attachment #8);
the submitted noise study and grading
plan is satisfactory;
a tree preservation plan will be required
through severance applications;
no objections (see Attachment #9);
no objections, but a noise study will be
required to address noise impacts from
Altona Road when land severances
applications are submitted (see
Attachment #10);
no objections (see Attachment #11 ).
Report PD 17-05
Subject: A. & N. Ford (A 12/04)
Date: May 6, 2005
Page 3
2.0
2.1
2.2
2.3
Discussion
Residents' request for the introduction of a road through the subject
property is not supported
Residents' request for an alternative development pattern to further develop the
rear of their properties was considered by staff. Residents on the east side of
Altona Road north of the subject property proposed that a new municipal road be
introduced through the subject property to facilitate future development of their
properties (see Attachment #6). Municipal Property & Engineering does not
support a municipal road at this location due to its proximity to the intersection of
Altona Road/Rougemount Drive and the existing entrances to Elizabeth B. Phin
Public School (see Attachment #7). Planning staff has advised the residents that
the best opportunity to further develop their properties is through land assembly
with a private road to provide access from Altona Road, Sheppard Avenue, or
further east on Rougemount Drive.
Residents' concerns have been addressed
The adjacent property owners to the north expressed concerns respecting
possible adverse impacts that the proposed development might have on their
property, such as drainage, trees, septic system, and the height of the dwellings
(see Attachment #5). A preliminary grading and drainage plan in conjunction with
a noise study was required. Development Control Staff advise that the plans and
study are satisfactory. The noise study recommends a noise attenuation fence
along a portion of the north and west lot lines of the proposed corner lot. Some
tree removal is needed to construct the fence and a tree preservation plan will be
required at the land severance stage. To address building height concern, it is
recommended that a maximum height restriction of 9.0 metres be included in the
amending by-law (see Appendix I- Draft Implementing By-law).
The proposed development is compatible with existing developments
The subject property is surrounded by detached dwellings. Compatibility can be
addressed through imposing similar zoning standards in the amending by-law
(see Appendix I - Draft Implementing By-law).
Lot Frontage
City Council has approved lot frontages of 15.0 metres on properties along
Rougemount Drive over the past several years. The introduction of 15.0 metre
lot frontages has occurred without negatively impacting the streetscape or
character of the neighbourhood.
Dwellinq Height & Garaqe Projection
The zoning on the properties east of the subject lands establishes a maximum
building height of 9.0 metres and a maximum garage projection of 2.0 metres. In
order to keep a cohesive streetscape, it is recommended that the amending
by-law include these same restrictions, in addition to the typical "R4" zoning
requirements.
Report PD 17-05
Subject: A. & N. Ford (A 12/04)
Date: May 6, 2005
Page 4
2.4
2.5
2.6
2.7
Flanka.qe Side Yard Width
The applicant desires to construct a porch attached to the flankage side (facing
Altona Road) of the dwelling on the proposed corner lot. It is recommended that
the amending by-law allow a maximum of 1.5 metre porch projection into the
required flankage side yard width to incorporate the design of the porch. This
provision is the same standard applied to the properties across Altona Road (e.g.
southwest and northwest corner of Altona Road/Littleford Street).
No adverse impact is anticipated on the functioning of Elizabeth B. Pin
Public School or the safety of the students
The existing sidewalk extends along the south side of Rougemount Drive.
Therefore, the new driveways on the proposed four lots would not interfere with
the existing sidewalk system. Durham District School Board expressed no
concern about the safety and the drop-off and pick-up of the students attending
Elizabeth B. Pin Public School.
No adverse impact is anticipated on the functioning of the traffic calming
islands or the local traffic
One of the existing traffic calming measures on Rougemount Drive is located at
the east end of the subject property, but it does not jeopardize the applicant's
proposal. City traffic staff do not anticipate any adverse impact on local traffic as
a result of four lots being developed.
All development issues concerning the City will be addressed through
proper zoning standards and conditions of land severance approval
Through the submission of severance applications LD96/05 to LD98/05, the
applicant proposes to sever the subject property for the development of four
detached dwellings fronting Rougemount Drive. To ensure appropriate development
of the proposed lots, all requirements of the City will be included as conditions of
approval for the land severance applications. One condition will be that the
associated rezoning application be approved and amending zoning by-law be
enacted. Other conditions will address matters such as, but not limited to,
grading and drainage, reserve along Altona road frontage, noise attenuation,
utilities, architectural design, tree preservation, parkland dedication, driveway
location, service connections, securities and costs sharing.
The City's interests can be appropriately addressed and protected through the
amending by-law and the conditions of land severance approval.
By-law to be forwarded to Council
The attached by-law, included as Appendix I to this report, implements staff's
recommendation to approve the requested "R4" residential zoning with additional
requirements on building height, garage projection, and flankage side yard width.
It is recommended that the attached by-law be forwarded to Council for
enactment.
Report PD 17-05
Subject: A. & N. Ford (A 12/04)
Date: April 29, 2005
Page 5
3.0
Applicant's Comments
The applicant concurs with the recommendations of this report.
Appendix:
Appendix I: Draft Implementing By-law
Attachments:
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
Location Map
Applicant's Submitted Plan
Text of Information Report No. 17-04
Minutes from Statutory Public Meeting
Lorne Hewie's Letter, dated November 16, 2004
Residents' Proposal
Comments received from Municipal Property & Engineering
Comments received from Development Control
Comments received from the Veridian Connections
Comments received from the Region of Durham
Comments received from the Durham District School Board
Prepared By:
Joyce Yeh
Planner I
Approved / Endorsed By:
N eil'C~ rr°l~'t~l P//RP P
Director, PIbj:U3~g & Development
Lynda Taylor, MCIP, RPP /
Manager, Development Review
JY:jf
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City ~ouncil
/ , ../ ,.
ThoCna~. (~uin~hief A~¥rii'nistrativ~~
APPENDIX I TO
REPORT PD 17-05
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 12/04
THE CORPORATION OF THE CITY OF PICKE~.,a~
BY-LAW NO.
Being a By-law to amend Restricted Area (Zoning) By-law 3036, as
amended, to implement the Official Plan of the City of Pickering, Region of
Durham in Part of Lot 33, Plan 228, in the City of Pickering. (A 12/04)
WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to
rezone the subject property, being Part of Lot 33, Plan 228, in order to permit the
creation of four tots for detached dwellings;
AND WHEREAS an amendment to By-law 3036, as amended, is therefore deemed
necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
1. SCHEDULE "1" AMENDMENT
Schedule "1" to By-law 3036, is hereby amended by changing the current "R3"
zoning designation to "R4" as shown on Schedule "1" attached thereto.
TEXT AMENDMENT
Section 10 - Residential Detached Dwelling Zone - R4 is hereby amended by
adding the following subsection after subsection 10.3.9:
10.3.10 Part of Lot 33, Plan 228
Despite the height requirement provision of Subsection 5.9, the yard
requirement provision of Subsection 5.22, and the corner lot provision of
Subsection 6.4 of this By-law, where any lot having frontage on
Rougemount Drive on lands known as Part of Lot 33, Plan 228 in the City
of Pickering, is used for a detached dwelling, the following provisions
shall apply:
(a) Dwelling Height (maximum): 9.0 metres;
(b) Flankage Side Yard Width (minimum): 4.5 metres;
(c) No part of any attached private garage shall extend more than 2.0
metres beyond the front wall of the dwelling to which it is attached;
(d) Despite (b) above, where a single-storey, covered and unenclosed
verandah or porch having no habitable space above it is attached to
the flankage side of a dwellling unit, such verandah or porch may
extend a maximum of 1.5 metres into the required minimum
flankage side yard width;
3. BY-LAW 3036
By-law 3036 is hereby further amended only to the extent necessary to give
effect to the provisions of this By-law as set out in Section 1 and 2 above.
Definitions and subject matters not specifically dealt with in this By-law shall be
governed by the relevant provisions of By-law 3036, as amended.
4. EFFECTIVE DATE
This By-law shall come into force in accordance with the provisions of the Planning Act.
BY-LAW read a first, second, and third time and finally passed this
,2005.
David Ryan, Mayor
day of
Bruce Taylor, Clerk
SCHEDULE 'r TO BY-LAW
PASSED THIS
DAY OF
MAYOR
2OO5
CLERK
/.T1 i~GHk~EI',t! #- '' _TO
REPD~I # PD-~
0 -----"-' ~ ..,a L.d '
LAWSON ~ STREET '~ I '~ [-_ II 'k I '1
TWYN RIVERS DRIVE TWYN RIVERS DRIVE
~ "' ~ .,
....__.q/ .,i,OWELL ! ~~ I SUiSJEC7
om ~ ....---~ STOVER CRESCENT
-- ~
-- ~-n-tTTT-F'-Tr- ~ x , I
o---- ~--L~/ I I I -/--'~ FIDDLERS
~ HOOVER DRIVE " t ["
i · ~TOMONSON CRT, .
, ,
City of Pickering Planning & Development Department
PROPERTY DESCRIPTION PART LOT 33, PLAN 228
OWNER A. & N. FORD DATE OCT; 18, 2004 DRAWN BY JB
FILE No. A 12/04 SCALE 1:5000 CHECKED BY JY
FOR DEPARTMENT USE ONLY PN-5 . PA-
INFORMATION COMPILED FROM APPLICANT'S
SUBMITTED PLAN
A 12/04 -A. & N. FORD
EXISTING
FRAME
HOUSE
PROPOSED
LOT #1
18.287m
EXISTING
FRAME
HOUSE
'PROPosED ~{ 'PROPOSED
LOT#2 , [ ~rL~T#3
PROPOSED
. LOT #4
FRAME J~ I
15.0m
ROUGEMOUNT DRIVE
E
THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING &
DEVELOPMENT DEPARTMENT, PLANNING iNFORMATION SERVICES
DIVISION MAPPING AND DESIGN, OCT 13, 2004.
ATTACHMEN'I' ~ ;,.~ TO
REPOR'Ir # PD ' c'~
PICKERING
INFORMATION REPORT NO. 17-04
FOR PUBLIC INFORMATION MEETING OF
November 18, 2004
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Zoning By-law Amendment Application A 12/04
Alan & Nancy Ford
1465 AItona Road
Part of Lot 33, Plan 228
City of Pickering
1.0
2.0
PROPERTY LOCATION AND DESCRIPTION
the subject property is located on the north-east corner of Altona Road and
Rougemount Drive (see Attachment #1- Location Map);
Rougemount Drive contains islands for traffic calming purposes, one of which
begins at the east end of the subject property;
the subject property is approximately 1980 square metres (0.19 ha)in area;
the subject lands are surrounded by detached residential developments and
Elizabeth B. Phin Public School to the south;
the subject property currently supports a detached dwelling constructed
in the 1940's;
it appears that the subject lot is well treed.
APPLICANT'S PROPOSAL
the applicant proposes to amend the existing zoning on the subject property
from "R3" to "R4" to permit four residential lots with minimum frontage of
15metres and minimum area of 460 square metres, fronting onto
Rougemount Drive (see Attachment #2- Applicant's Conceptual Site Plan);
no associated severance application has been submitted to the Region of
Durham Land Division Committee.
Information Report No. 17-04
~T~ACHMENT #. ~
Page 2
3.0
3.1
3.2
3.3
4.0
4.1
4.2
OFFICIAL PLAN AND ZONING
Durham Re.qional Official Plan
- the Durham Regional Official Plan identifies the subject lands as being within
the Urban Areas - Living Area designation, where development is intended to
be predominately for housing purposes;
- the applicant's proposal appears to conform with this designation;
Pickerin.q Official Plan
the subject property is designated Urban Residential- Low Density Area within
the Rougemount Neighbourhood;
the permitted density for this designation is up to and including 30 dwellings
per net hectare;
Altona Road is under Regional jurisdiction and is a Type B Arterial Road;
Type B Arterial Roads are designed to carry moderate volumes of traffic at
moderate speeds and have some access restrictions;
Rougemount Drive is a Collector Road which provides access to individual
properties;
the applicant's proposal (approximately 21 dwellings per net hectare)
conforms to the applicable Official Plan policies;
Zonin.q Bwlaw 3036
the subject property is currently zoned "R3" - Detached Residential Dwelling
Zone, by Zoning By-law 3036, as amended;
R3 zone requires a minimum frontage of 18 metres and minimum area of
550 square metres;
an amendment to the zoning by-law is required to permit the establishment of
four residential lots with minimum frontage of 15 metres and minimum area of
460 square metres.
RESULTS OF CIRCULATION
Resident Comments
- no resident comments have been received to date;
A.qenc¥ Comments
- no agency comments have been received to date;
Information Report No. 17-04
i '7'-¢ ..5" Page 3
4.3
5.0
6.0
6.1
Staff Comments
Fire Services - no objection;
Municipal Property and Engineering - the driveway on the furthest east lot
(Proposed Lot #4) must run along the west lot line as the island on
Rougemount Drive obstructs the east side of this lot;
in reviewing the application to date, planning staff has identified the following
matters for further review and considerations:
· ensuring the proposed lot sizes are sufficient to accommodate the
location and built form of dwellings, which are sensitive to the exiting
neighbourhood and its character;
· assessing the needs for tree preservation on the subject lands - a tree
inventory may be required
· evaluating the impact that four new driveways may have on the
functioning of the school and the safety of the students.
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 reserve the option to appeal Council's decision, you must
provide comments to the City before Council adopts any by-law for this
proposal;
if you wish to be notified of Council's decision regarding this proposal, you
must request such in writing to the City Clerk;
OTHER INFORMATION
Appendix No. I
list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the applications at the time of writing
report;
Information Report No. 17-04
~riAr3Hl~,El',lT # ~ .TO
~.~;'0~l ~ PD. / 7 - c ,5' __ Page 4
6.2
6.3
Information Received
- copies of the Applicant's submitted plan are available for viewing at the offices
of the City of Pickering Planning & Development Department;
Company Principal
- this Zoning By-law amendment application was submitted by Igor Cot.
ORIGINAL SIGNED
Joyce Yeh
Planner I
JY:jf
Attachments
Copy: Director, Planning & Development
ORIGINAL SIGNED BY
Lynda Taylor, MCIP, RPP
Manager, Development Review
APPENDIX NO. I TO
INFORMATION REPORT NO. 17-04
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1) none received to date
COMMENTING CITY DEPARTMENTS
(2)
Fire Services
Municipal Property and Engineering
/ 7 -o 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.
ZONING BY-LAW AMENDMENT APPLICATION A 12/04
ALAN & NANCY FORD
1465 ALTONA ROAD
PART OF LOT 33, PLAN 228
o
Joyce Yeh, Planner I, provided an overview of property location, applicant's
proposal and City's official plan policies pertaining to this site, as outlined in
Information Report #17/04.
Igor Cot, Ascot Homes, agent for applicant, advised that he was present to
answer questions.
Lorne Hewie, 1471 & 1469 Altona Road, directly north of the proposed
development, advised that these homes will back onto his property seriously
affecting his privacy. The height, drainage, closeness to school, affect on
children and the construction affecting the roots of 70 year old trees are of
concern. He suggested that the homes be bungalows and the road be put
through.
Deborah Hewie, 1471 Altona Road, does not feel that the existing
homeowners were given consideration when this development was being
planned. She stated her concern with being restricted and unable to develop
their own land. She requested that this plan be denied.
Jim Callan, 1483 Altona Road, requested time to discuss this application with
the developer either in a formal or informal meeting and look for a way to
reduce the strain on Altona Road.
Ronald Eaton, 1475 AItona Road, advised that he owns a large lot and is
concerned that it will be landlocked and, therefore, unable to be developed.
Bob Gummow, 121 Twyn Rivers Drive, questioned if Altona Road will be
widened and has part of lot one been given to the Region of Durham for the
planned widening. This is not the area for high density nor for four new
driveways so close to the school. He stated that three of the lots are below
the square metre requirement and do not conform to the current R3 zone. He
questioned why the neighbourhood is being desecrated for someone to make
more money.
I:'ICKERING
:,':,. Pa !...'Z_%.~.__. Excerpts from
Statutory Public Information Meeting
Thursday, November 18, 2004
7:00 P.M.
Joyce Yeh, Planner I, responded to Mr. Gummow by advising that the Region
of Durham intends to double the width of Altona Road as well as install a
sidewalk. She further advised that she observed the traffic at the school,
which did not appear to be a problem but she is still waiting for the report from
traffic staff.
o
Marianne Callan, 1483 Altona Road, responded to Joyce's comments on
traffic by advising that parents were advised to avoid the traffic circle in front
of the school due to traffic concerns and that new lights have been installed
and the crossing guard is still required. She stated her desire for everyone to
work together to develop these lands appropriately.
10.
Igor Cot, Ascot Homes, agent for applicant, advised that his clients are
looking to improve the area and conform with what has already been built and
also to save and preserve the trees.
-1-
11/16/200~ 12:~8
Millpond
Graphics
Inc.
52 West Beaver Creek
Road
Suite 4
Richmond Hill
Ontario UZ~B IL9
Tel. (905) 709-9969
Fax. (905) 709-9588
E-mail:
i mill pond.@allstream.net
Sales
905-70S-958~
LEG.~C¥ SC, LES GROUP PAGE 81/81
,
' (~ ~~ ~ DEPARTM~T
~T!AGH?:EDJ! ~f_,~_T0
-including the Fords property ( approx.. 19 hectares / .47 acres) and also all of the
adjacent concemed neighbours, I see approx. 2.02 to 2.23 hectares ( 5 to 5 ½ acres) of
easy accessible property for development. Presently this area has a total of 6 family
dwellings.
-not including interior road allowances etc., and staying within the City's official plan
designation 'urban residential - low density Rougemount neighborhood, this area
represents 60 to 67 homes based on maximum density of 30 dwellings per net hectare.
-using the applicants (The Fords) proposal, this area represents 42 to 46 homes based on
the density of 21 dwellings per net hectare.
-I would like to suggest a small interior speed controlled interior road (see Attached),
running north offRougemount, dividing up all the interior properties. New homes would
then NOT have any driveways directly offRougemount or Altona Road. Fences could be
built on the east side of Altona controlling pedestrian traffic and possibly surpressing
traffic noise.
-also, w/th two public schools within very close proximity to this area, possibly some
smaller "starter" style homes could be part of the development mix. This would allow for
some low to mid income families to walk their children safely to school, rather than
adding to the traffic conjestion already in the area. This might mean some partial
rezoning from low density to mid density. It also would mean more property tax
revenues for the City of Pickering.
RECEIVED
NOV 2 5 2004
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
Millpond Graphics Inc.
Lorne Hewie
Cell: 416 346-2884
Res: 905 509-1998
TWYN
RIVERS DRIVE
p ~, r"s t-t c
/'1- 05"
NOV 2 5 2004
O~TY O~ PiCk:~IN~
PLANNIbSG & DEVELOPMENT
DEPA.~.TI¥~EIqT
ATTACHMENT ¢ ''~ TO
REr-'0R'I' ¢ PD / "Z - o ._~ _
OPERATIONS & EMERGENCY SERVICES DEPARTMENT
MUNICIPAL PROPERTY & ENGINEERING DIVISION
MEMORANDUM
February 1,2005
To:
Joyce Yeh
Planner I
From:
Richard Holborn, P. Eng.
Division Head, Municipal Property & Engineering
Subject:
Zoning By-Law Amendment Application A12/04
Consideration for Municipal Road
Rougemount Drive
City of Pickering
The Municipal Property & Engineering Division has been requested to review the above
noted zoning by-law amendment application to create four building lots with frontage
onto a proposed municipal road through the center of the subject property. Although
this is not the applicants suggested patterning, apparently the surrounding landowners
have requested comments on its feasibility.
The Municipal Property & Engineering Division does not support the introduction of a
municipal road through the subject property for the following reasons.
1)
The centerline of the proposed road would be only 33 metres east of the Altona
Road at Rougemount Drive intersection, and would not meet minimum spacing
requirements for a Regional intersection.
2) The location of the road, directly across from the elementary school introduces
many potential vehicular/pedestrian conflicts that are not desirable.
3)
Traffic volumes and patterns, especially during am and pm school peak periods
would result in a blocked intersection causing delays to users of the proposed
road and general congestion in the vicinity.
4)
The existence of the traffic calming measures on Rougemount Drive is far
enough to the east end of the property such that it does not create an impact on
either the applicant's proposal or the suggested road.
Zoning By-Law Amendment Application A12/04
February 1,2005
Page 2
Should you have any questions regarding these comments or require any further
information, please do not hesitate to contact me.
R, jc/hard H~)lb,~n, P. Eng
I~!vision Head, Municipal Property & Engineering
RH:ko
Copy:
(Acting) Chief Administrative Officer
Supervisor, Engineering & Capital Works
Coordinator, Traffic Engineering
PLANNING & DEVELOPMENT DEPARTMENT
MEMORANDUM
April 22, 2005
To:
From:
Subject:
Joyce Yeh
Planner I
Robert Starr
Supervisor, Development Control
Zoning By-law Amendment Application A12/04
Alan & Nancy Ford
1465 AItona Road
Part Lot 33, Plan 228
City of Pickering
We are in receipt of the preliminary grading plan and the draft noise report for the
above-noted development and find them to be satisfactory. We have attached a copy of
each for your files.
Since proposed grading has minimal changes to the existing grades, tree preservation
can be reviewed during the land division process.
RS:bg
J:~[~x;um~tl~Developmen I C ontr OI~B OB STA RF~rn emo~ epplic ation ~oniIlg arnendment~For d,2
Attachments
Copy:
Coordinator, Development Approvals
Development Control Inspector
Robert Starr
VERIDIAN CONNECTIONS
DEVELOPMENT APPLICATION REVIEW
ATTACHMENT# '~ TO
REPORT # PD /
PROJECT NAIVII~: Alan & Nancy Ford
ADDRESS/PLAN: 1465 Aliens Road
MUNICIPALITY: Pickeriag
REF. NO.; A 12/04 SUBMISSION DATE:
F~leclxic See-vice is a'~ailable on the toad allowance touching this
October 25, 2004
Seroicing will be fi:om Rougemoum Drive.
An expansion of thc Corporation's plant is required on the road allowance in order to senricc this project, This
will underground,
Individual metering fur each unit is required.
4 'l~e following standard fl:red tee costs will apply (all figures ase approximate):
10.
12.
13.
Service Connection Fee $130,110 per unit
2{ Comrruct~on Agreement must be ~igned with the Corporation ir* order to obtain servicing for this site, Legal
costs will be charged to thc.Applicant,
All wol:k from thc public toad allowance [o the set-Acc entrance and the metering arrangements must comply
~rith the Corporation's recluiremen~s and spcdficatior~s,
Prior to ob~ning a buildhtg permit, rite Applica~£ shall, by agreement, conf~n acceptance of the teams and
conditions of providing electrical service.
Where cranes or mamtial handling equipment or workers must work h~ proximiW to existing overhead xvires,
~ith thc capability of conmc£ ox coming within the limits of approach, ~e developer/builder shall pay all costs
for r-he rcmp.ra=y relocation, burial, or protection of the wires, ox oth~r actiot~ deemed necessary by Veridian to
provide £or worker safety and the sccllriry of the clecl'l:ical system.
Landscaping, spccL~c;~lly t~ees a~ld ~hmbs. should be relocamd ~way fi:om thc Corporation, ~:aasfotmer~
~witchgear, pole. line to avoid interfere, ncc ~*i[h equipment access,
Will not a~tend scheduled Cio/of Pi&ering DART Meeting for this devalopm*nt.
Vcfidian Cotmecfioml has no obicction re thc proposed devr. iopment, Please forward a copy of 15**t
submission civil design so that Vcfidian Connecfion~ may p~pase an electrical design and ~ Offer m Service.
Electrical dra'oAlt~g~ are reClU~red (3/6) naonth~ prior to dectrleal aervlcing date.,
All of the above conditions of service arc subject to Ontario Energy Board (OEB) approval,
Teclxrdcal Representatiee - Fred Raininger
Tdephonc 427-9870 Ext, 3255
PP/df
November 18, 2004
The Regional
MunicipalitY
of Durham
Planning Department
1615 DUNDAS ST. E,
4TM FLOOR, LANG TOWER
WEST BUILDING
PO BOX 623
WHITBY ON L1N 6A3
CANADA
Joyce Yeh, Planner I
Planning & Development Department
One the Esplanade
Pickering, Ontario
LlV 6K7
Dear Ms. Yeh:
RECEIVED
NOV 1 9 2004
CITY OF PICKERING
Re:
Zoning Amendment Application A 12/04
Applicants: Alan & Nancy Ford
Location: Part Lot 32, Broken Front Concession
MUnicipality: City of Pickering
905-728-7731
Fax: 905-436-6612
Email: planning@
region,durham.on.ca
www. region.durham.on.ca
",.L. Georgieff, MCIP, RPP
ommissioner of Planning
"Ser~ice Excellence
fo~.d;ur C°mmunities"
We have reviewed this application and the following comments are
offered.
The application proposes to rezone the subject property to facilitate the
creation of four residential lots with minimum lot frontages of 15 metres.
Durham Re.clional Official Plan
The subject lands are designated "Living Area" in the Durham Regional
Official Plan. Lands within this designation are to be used predominantly
for housing purposes. The proposal would be permitted by the policies
of the Durham Regional Official Plan.
The subject lands are adjacent to Altona Road (Regional Road No. 27),
which is deSignated as a Type B arterial road and is to be designed to
have a right-of-way width ranging from 30 to 36 metres.
Municipal Servicinq
Municipal water supply and sanitary sewer are available.to service the
property. Requirements' respecting the provision of Regional services for
the proposed development, financial and otherwise, will be addressed
through related land division applications..
Provincial Plan Review Responsibilities
The application has been screened .in accordance with the provincial
plan review responsibilities. Due to the property's location adjacent to
Altona Road, a noise study prepared by a qualified consultant will be
100% Post Consumer
page 2
required to address noise impacts from road traffic on the proposed
residential uses. This stUdy may be submitted for Regional review
through the related land division applications. No further provincial
interests appear to be affected by the proposal.
If you have any questions or require additional information, please call
me.
Yours truly,
Ray Davies., Planner
Plan Implementation
Current Operations Branch
Copy: Pete Castellan, Durham Region Works Department
R:\rd~zoni n g\pickerin g a12-O4.doc
THE
DURHAM
DISTRICT
SCHOOL
BOARD
Facilities Services
400 Taunton Road East
Whitby, Ontario
LI R 2K6
Telephone: (905) 666-5500
1-800-265-3968
Fax: (905} 666-6439
December 7, 2004
Lome Hewie
1469 Altona Road
Pickering, Ontario
L1V 1M4
Dear Sir,
/I
/7 - ,27
REClf iV E. D
DEC ! 5 200/-;
CiTY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
RE:
Zoning By-law Amendment A12/04
1465 Altona Road
CiW of Picketing
Staff is in receipt of your letter dated December 2, 2004 regarding the above
noted Zoning By-law amendment and your concerns regarding the traffic that
the creation fora' homes may have.
Currently, there are 2 vans and 3 school buses accessing the site in the
morning and afternoon. The pupils that live in the immediate area of the
school are "walk" pupils. However, we are aware that many pupils are driven
to and fi'om school, causing the congestion that occurs around many schools.
Most of our elementary schools are located in areas with homes surrounding
the site and with homes located directly across the road from the fi'ont of the
school. There can be as many as 10 homes and driveways located directly
across from the front of a school.
Through school organized "Kiss and Ride" programs and consideration of
those driving pupils to and f?om school., the flow of the traffic can be
maintained. Many of our schools utilize the Durham Region Police to assist
in the creation of the "Kiss and Ride" prograrns to help alleviate or reduce
traffic congestion.
As Rougemount Drive is a local road, maintained by the City, the City of
?ickering will determine if the location of 4 residential driveways on the street
is acceptable, and meets all transportation guidelines.
The Durham District School Board will not be objecting to the subject Zoning
By-law amendment.
Yours truly,
Christine Nancekivell
Planner
C. C.
Jack Ma.s'sie, Superintenden! qf £ducationlFacilities.Sen6ces
Bruce Taylor. C/tv of Picketing