HomeMy WebLinkAboutPD 32-0509S
REPORT TO
COUNCIL
Report Number: PD 32-05
Date: July 15, 2005
FROM:
Nell Carroll
Director, Planning & Development
SUBJECT:
Draft Plan of Subdivision Application S-P-2002-05
Zoning By-law Amendment Application A 25/02
Bitondo Enterprises / W. Brown
Part of Lot 7, Concession 5
(Northwest corner of Concession 5 and Salem Road)
City of Pickering
Recommendation:
That Draft Plan of Subdivision Application S-P-2002-05, be APPROVED AS
REVISED subject to the conditions outlined in Appendix I to Report PD 32-05, to
permit the development of a plan of subdivision for nine new country residential
lots, submitted by Alex Artuchov on behalf of Bitondo Enterprises, on the lands
being Part of Lot 7, Concession 5, City of Pickering.
That Zoning By-law Amendment Application A 25/02, be APPROVED subject to
the conditions outlined in Appendix II to Report PD 32-05, to establish performance
standards to allow the implementation of the Draft Plan of Subdivision S-P-2002-05,
submitted by Alex Artuchov on behalf of Bitondo Enterprises, on lands being Part
of Lot 7, Concession 5, City of Pickering.
Executive Summary:
The applicant proposes to develop a draft plan of subdivision consisting of nine new
residential lots fronting onto Salem Road and the Fifth Concession. The applicant
proposes to amend the current zoning of the subject lands to allow for the development
of the proposed detached dwelling units with appropriate performance standards, to
permit the implementation of the draft plan.
The proposed plan of subdivision is an appropriate form of development for the subject
lands. The proposal conforms to the policies of the Pickering Official Plan for lands
designated "Rural Settlements - Country Residential". All interests of the City will be
appropriately addressed through an associated subdivision agreement.
0 cj ~eport PD 32-05
Subject: Draft Plan of Subdivision Application S-P-2002-05
Zoning By-law Amendment Application A 25/02
Date: July 15, 2005
Page 2
Financial Implications:
proposed development.
No direct costs to the City are anticipated as a result of the
BACKGROUND:
1.0 Introduction
The subject lands are located on the northwest corner of Salem Road and the Fifth
Concession Road. A location map is provided for reference (see Attachment #1).
The majority of the lands are vacant and relatively flat, with wooded lands located
towards the west edge, forming part of the Carruthers Creek valley lands.
Staxton Glen estate residential development is to the west, and the Hawthorne Valley
golf course is to the north.
Mr. Brown will retain ownership of the lands located between the two parts of the
proposed subdivision. These lands currently support a farm house, a second
residential dwelling and associated farm buildings.
The following is background information on the subject application:
Proposed Development Detail
Total area of draft plan
Area for residential development
Open space/Conservation blocks
Road widening
Number of detached dwelling lots
Total dwelling units
Net residential density
Submitted Plan
(see Attachment #2)
9.32 hectares
5.84 hectares
3.10 hectares
0.38 hectares
9
9
1.5 units/hectare
2.0 Comments received
2.1
At the March 20, 2003, Information Meeting
(see text of Information Report and Meeting Minutes, Attachments #3 and #-4)
Area property owner
asked whether valley lands will be open
space, about water monitoring for existing
residential properties and about traffic
speed on the roads;
Hawthorne Valley Golf Course
(owner of golf course to north)
- wants the hedgerow between the golf
course and the subdivision protected;
Area property owner
asked about pavement widening for
Salem Road and about gas and hydro
service for the subdivision;
Report PD 32-05
Subject: Draft Plan of Subdivision Application S-P-2002-05
Zoning By-law Amendment Application A 25/02
Date: July 15, 2005
Page 3
2.2
Following Information Meeting
Hawthorne Valley Golf Course
Greenwood Ratepayers (GARA)
- requests that the hedgerow of fence, trees
etc. be legally protected as a privacy
buffer and wildlife habitat;
- suggests water consumption controls for
future home owners (see Attachment #5);
expresses general concern about
piecemeal development in the area (see
Attachment #6);
2.3
Agency Circulation
Region of Durham
TRCA
Ontario Ministry of Culture
proposal is permitted under the Region of
Durham Official Plan;
recommendations of a noise impact study
should be implemented through the
subdivision agreement;
archaeological assessment is required to be
submitted to Ministry of Culture for review;
requirements for private water supply and
sanitary services can be satisfied through
conditions of draft approval/subdivision
agreement;
required conditions are provided for
inclusion in draft approval conditions
(see Attachment #7);
the grading plans provide an acceptable
containment method for the floodplain;
revisions to the western boundaries of
Lots#1 and #4 will adequately protect
vegetation;
indicates that the applicant has agreed to
protect the hedgerow at the north edge of
the property (Lot #9); and,
has no objections to the proposal, provided
the attached set of conditions are
implemented (see Attachment #8);
the archaeological assessment has been
reviewed with no resulting requirements
(see Attachment #9);
0
meport PD 32-05
Subject: Draft Plan of Subdivision Application S-P-2002-05
Zoning By-law Amendment Application A 25102
Date: July 15, 2005
Page 4
Enbridge,
Bell Canada, and
Veridian Connections
Trans-Northern Pipelines Inc.,
Durham District School Board,
Enbridge Pipelines Inc.,
Greater Toronto Airports
Authority, and
Durham Catholic District School
Board
no objections but technical requirements
(see Attachments #10, #11, #12);
no objections
(see Attachments #13, #14, #15, #16, #17);
2.4
Comments from City Departments
Fire Department
(written and verbal)
Development Control
(written and verbal)
requests the opportunity for a reservoir to
provide a water supply for fire fighting be
further explored (see Attachment #18);
through subsequent discussions, it was
agreed that adequate water supply is
available to serve this location;
- grading and Tree Preservation Plans are
required to identify and protect trees/hedge
rows along boundaries of the retained lot
and the open space blocks;
- a barrier is needed between Lot #9 and
golf course;
- 0.3 metre reserve is required to position
the driveway for Lot #3 away from the Fifth
Concession Road/Salem Road intersection;
- existing fencing within the road widening
must be removed;
- subdivision agreement should address lot
grading, drainage, fencing, tree
preservation, road restoration and repairs,
driveway entrances, paving of driveway
aprons, construction management and
erosion and sediment controls, conveyance
and dedication of road widening,
performance and maintenance securities,
among other matters;
Report PD 32-05
Subject: Draft Plan of Subdivision Application S-P-2002-05
Zoning By-law Amendment Application A 25/02
Date: July 15, 2005
Page 5
097
Development Control
(continued)
Municipal Property & Engineering
(written and verbal)
pregrading not permitted without approvals
by City/agencies;
applicant should be made aware that this
property is within the areas subject to the
2003 City Fill/Topsoil Disturbance and Tree
Protection By-laws (see Attachment #19);
configuration of Blocks 10 and 11 to be
confirmed with TRCA and based on the
stormwater management report. Blocks 10
and 11 should be conveyed to the City or
TRCA;
cash-in-lieu of parklands is required;
initial comment that developer should
contribute part of the costs for the asphalt
paving of Salem Road across the limit of
the subdivision was further reviewed;
upon further review of the current condition
of Salem Road in conjunction with the
number of new lots proposed and future
potential for upgrading of Salem Road, it
was determined that a contribution to the
future upgrading is not appropriate,
provided the developer be required to
restore the road to its present condition
should it deteriorate as a result of
construction activity arising from the
development of the subdivision;
driveway locations will have to be
determined;
ditching requirements and culvert
installations are the responsibility of the
developer (see Attachment # 20);
2,5
The subdivision lands have already been conveyed to Mr. Bitondo
In order to expedite transfer of ownership of the subject lands from the former
owner, Mr. Brown, to the applicant, Mr. Bitondo, the applicant recently received
approval of a land severance and a minor variance. The severance separated the
two major parts of the proposed subdivision from the lot in the middle, to be retained
by Mr. Brown (north and south parts have now been conveyed to the applicant,
Mr. Bitondo). The minor variance was approved to permit the retained lot to
maintain a smaller lot frontage than that required by existing zoning.
0
"'Report PD 32-05
Subject: Draft Plan of Subdivision Application S-P-2002-05
Zoning By-law Amendment Application A 25/02
Date: July 15, 2005
Page 6
3.0
3.1
3.2
In its decision on March 14, 2005, the Durham Land Division Committee required
that a number of conditions be fulfilled in order to finalize approval of the
severance. Some of the conditions also satisfy City and TRCA requirements for
approval of the draft plan of subdivision application and will be reflected in the
conditions of draft approval contained in Appendix I to this Report. They include:
· an easement in favour of TRCA across the valleylands, at the rear of the
retained lot, close to Carruthers Creek, to allow passage between the two
open space blocks in the proposed subdivision;
· a first right of refusal for TRCA to purchase the valleyland rear portions of the
retained lot for conservation purposes, prior to its conveyance to anyone else;
· conveyance to the City of a 5.18 metre road widening across the frontage of
both the retained and the conveyed portions along Salem Road;
· conveyance to the City of a 7.925 widening across the Fifth Concession
Road frontage; and,
· payment of a cash-in-lieu of parkland contribution to the City for the two new
blocks created (see Attachment #21).
Discussion
The proposed development is considered appropriate and conforms to the
policies of the Pickering Official Plan
The subject property is designated Rural Settlements - Country Residential in
the Pickering Official Plan. This designation permits large lot residential
development with a maximum of nine new lots. The proposed draft plan is within
the Staxton Glen Country Residential area and forms Phase II of the
development of this area. The proposed subdivision suitably implements the
designation for these lands.
The rear portions of the subject lands are designated as Shoreline and Stream
Corridor on Schedule III to the Pickering Official Plan - the Resource
Management Schedule. The proposed development meets the requirements of
this designation.
Lands located near Carruthers Creek are to be zoned Open Space Hazard
Lands and conveyed to TRCA
Lands in proximity to Carruthers Creek located within the Shoreline and Stream
Corridor designation are subject to flooding and are to be preserved for flood
plain and habitat protection purposes. Blocks 10 and 11 of the draft plan are to
be zoned for open space uses, graded to protect against flooding of Carruthers
Creek, and conveyed to TRCA to be retained as conservation lands.
Report PD 32-05
Subject: Draft Plan of Subdivision Application S-P-2002-05
Zoning By-law Amendment Application A 25/02
Date: July 15, 2005
Page 7
09 3
3.3
3.4
Compatibility of the proposed development with the abutting estate
development in Phase I of Staxton Glen will be ensured by similar country
residential zoning standards
The amending zoning by-law will be brought forward for enactment by Council
following the issuance of draft plan approval.
Development standards, which will set the maximum building height, lot frontage, lot
area, required front, side and rear yards, and architectural controls will ensure that
the dwellings within Phase II of the Staxton Glen country residential community will
be compatible with Phase I, which was developed in the late 1980's.
In addition, whereas the Phase I lots included all of the lands to Carruthers Creek,
the lots permitted for Phase II will be buffered from Carruthers Creek by the open
space blocks which will be conveyed to TRCA and retained as natural areas,
thereby providing a natural buffer from the rear of the Phase I lots to the west.
Technical recommendations from the submitted technical reports will
ensure the subdivision will provide a safe and healthy living environment
In preparing the draft 40M Plan, the applicant will be required to show changes to
the lot boundaries of Lots #1 and CfA, as requested by TRCA, to protect existing
trees and other vegetation and to reflect the road widenings already secured
through the consent process.
Environmental, noise impact, archaeological and hydrogeological reports have
been submitted and assessed.
In order to ensure implementation of all recommendations and conditions
requested by external agencies and City Departments, the applicant will be
required to enter into a subdivision agreement and meet the other conditions of
approval set out in Appendix I to this Report.
The key conditions include:
· protection of the stream valley for natural habitat and flood control
purposes by conveyance to the TRCA;
· well-monitoring for the new drilled wells;
· restoration of Salem Road to its current condition by the developer if it
deteriorates due to construction activities associated with development of the
new lots;
· cash contribution in lieu of parkland;
,jReport PD 32-05
Subject: Draft Plan of Subdivision Application S-P-2002-05
Zoning By-law Amendment Application A 25/02
Date: July 15, 2005
Page 8
4.0
5.0
· protection through zoning, yard setbacks, grading and tree preservation of
a hedgerow/fence separator between Lot #9 and Hawthorne Golf Club to
the north and protection of other natural vegetation; and,
· implementation of noise control measures for the future residents.
Greenbelt Plan
Although these lands are located within the provincial greenbelt, the application
is allowed to proceed as it was submitted prior to adoption of the Greenbelt Plan.
Applicant's Comments
The applicant has advised that they concur with the recommendations of this report.
Appendices:
Appendix I:
Appendix I1:
Recommended Conditions of Approval for S-P-2002-05
Recommended Conditions of Approval for A 25/02
Attachments:
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
21.
Location Map
Applicant's Original Submitted Plan
Text of Information Report No. 11-03
Minutes of the March 20, 2003 Statutory Public Meeting
Comment from Owner of Hawthorne Golf Course
Comment from Greenwood Area Ratepayers Association
Agency Comment from Region of Durham
Agency Comment from Toronto and Region Conservation Authority
Comment from Ontario Ministry of Culture
Comment from Enbridge
Comment from Bell Canada
Comment from Veridian Connections
Comment from Trans-Northern Pipelines Inc.
Comment from Durham District School Board
Comment from Enbridge Pipelines Inc.
Comment from Greater Toronto Airports Authority
Comment from Durham Catholic District School Board
Staff Comment - Fire Department
Staff Comment - Development Control
Staff Comment - Municipal Property & Engineering
Conditions of Land Severance
Report PD 32-05
Subject: Draft Plan of Subdivision Application S-P-2002-05
Zoning By-law Amendment Application A 25/02
Date: July 15, 2005
Page 9
101
Prepared By:
Steve Gaunt,' MCIP, RPP
Senior Planner
Approved / Endorsed by:
ND~iel ~oa~ll~&P~)evelopment
Catherine Rose, MCIP, RPP
Manager, Policy
SG:ld
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City..Geu, ncil ,,~ ,~ .,
TI;~'rr~sJ.-Quin,~hie~L,~(dminis' 7O'er /
APPENDIX I TO
REPORT NUMBER PD 32-05
RECOMMENDED CONDITIONS OF APPROVAL FOR
DRAFT PLAN OF SUBDIVISION S-P-2002-05
RECOMMENDED CONDITIONS OF APPROVAL FOR
DRAFT PLAN OF SUBDIVISION S-P-2002-05
1.0
1.1
2.0
2.1.1
2.1.2
2.2
2.2.1
GENERAL CONDITIONS
That this recommendation apply to the revised draft plan prepared by Schaeffer
& Dzaldov Ltd dated February 4, 2003 (Job No. 02-154-01), for Draft Plan of
Subdivision Application S-P-2002-05, submitted by Alex Artuchov, on behalf of
Len Bitondo, on lands being Part of Lot 7, Concession 5, City of Pickering, to
permit the development of nine country residential lots for detached dwellings,
open space blocks and road widening blocks as further revised as follows:
· to delete road widening Blocks 12, 13 and 14, which have already been
conveyed to the City through Land Division Applications LD 220/04 and
LD 221/04;
· to satisfy the TRCA request to adjust the boundaries of Lots #1 and 4; and,
· to require a 0.3 metre reserve in order to prevent the driveway for Lot #3
from being too close to the intersection of the Fifth Concession Road and
Salem Road;
subject to the comments contained in the report of the Director, Planning &
Development Department, Report PD 32-05.
PRIOR TO THE REGISTRATION OF THE PLAN
That the owners submit a Draft 40M-Plan that reflects the revisions set out in
Clause 1.1 to these recommended conditions of approval, to be approved by
the Director, Planning & Development.
That the implementing by-law for Zoning By-law Amendment Application A
25/02 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 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, to protect for floodplain spills of Carruthers Creek and any
provisions regarding easements;
104
-2-
2.2.2
2.2.3
2.2.4
2.2.5
Gradinq Control and Soils
(a)
satisfaction of the Director, Planning & Development Department
respecting submission and approval of a grading plan that, among other
things, protects trees and hedgerows along the boundaries of the retained
lot, the hedgerow and fence on the north edge of Lot #9 and within the
open space blocks, and a sediment control plan;
(b) satisfaction of the Director, Planning & Development Department
respecting the submission and approval of a geotechnical soils analysis;
(c)
prohibition of grading prior to execution of this agreement, or, following
enactment of a zoning by-law amendment for this development, grading
may be permitted provided a permit has been approved under Fill and
Topsoil Disturbance By-law 6060/02.
Road Allowances
(a) satisfaction of the Director, Planning & Development Department
respecting removal of fencing from the road widening blocks;
(b)
satisfaction of the Director, Planning & Development respecting an
undertaking and securities to ensure restoration of Salem Road to its
current condition should the portion of Salem Road across the frontage of
the proposed development deteriorate as a result of construction activity
associated with this development.
Tree Preservation
(a)
satisfaction of the Director, Planning & Development
respecting submission and approval of a tree preservation
shall protect:
Department
plan which
· the hedgerow and wire fence along the north boundary of Lot #9;
· the hedgerows along the north boundary of Lot #5 and the south
boundary of Lot #6; and,
· the dripline of the trees on Lots #1 and #4.
Construction / Installation of City Works & Services
(a) satisfaction of the City respecting arrangements for the provision of all
services required by the City;
(b)
satisfaction of the appropriate authorities respecting arrangements for the
provision of underground wiring, street lighting, cable television, natural
gas and other similar services;
-3- 1(,.)5
2.2.6
2.2.7
2.2.8
(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 in a form satisfactory to the City and at
no cost to the City:
(i)
(ii)
any easements as required; and,
any reserves as required by the City, including a 0.3 metre reserve
to prevent the driveway for Lot #3 from being too close to the
intersection of the Fifth Concession Road and Salem Road;
(b)
that the owner convey any easement to any utility to facilitate the
installation of their services in a location(s) to the satisfaction of the City
and the utility;
(c) that the owner convey open space Blocks #10 and #11 to TRCA in a form
satisfactory to TRCA at no cost to TRCA.
Construction Manaqement Plan
(a) that the owner makes satisfactory arrangements with the City respecting a
construction management plan, such Plan to contain, among other things:
(i)
(ii)
(iii)
(iv)
(v)
(vi)
details of erosion and sedimentation controls during all phases of
construction and provide maintenance requirements to maintain
these controls;
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;
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;
the provision of mud and dust control on all roads within and
adjacent to the site;
type and timing of construction fencing;
location of construction trailers.
Development Charqes
(a) satisfaction of the City financially with respect to the Development
Charges Act.
2.2.9
2.2.10
2.2.11
2.2.12
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.
Fencing
(a)
satisfaction of the City with respect to the provision of temporary silt 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 noise attenuation
fencing as per a noise report approved by the City of Pickering.
Design Planning
(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, house designs, siting,
upgraded side/flankage elevations at entry, and streetscapes as well as
garage designs, locations, massing, width, and projection from the main
dwelling;
(c)
the report outlining siting and architectural design
development must address driveway placement and
room is maintained to accommodate street furniture;
objectives for the
ensure adequate
(d)
that the owner satisfy the City respecting the provision of appropriate
aesthetic details and design of all boundary fencing and noise attenuation
fencing.
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.
-5-
10 7
2.2.13
2.2.14
2.2.15
Engineering Drawings
(a) that the owner satisfy the City respecting the submission of appropriate
engineering drawings that detail, among other things, City services, roads,
storm sewers, lot grading, streetlights, fencing and tree planting, and
financially-secure such works, including the future restoration of Salem
Road, should the portion of Salem Road across the frontage of the new
lots deteriorate as a result of the new driveways to the new lots for this
development;
(b)
that the engineering plans be coordinated with the architectural design
objectives and further the engineering plans shall coordinate the driveway
width, street hardware and street trees in order to ensure that conflicts do
not exist, asphalt is minimized and street trees are accommodated;
(c) that the owner satisfy the City respecting ditching requirements and
culvert installations.
Other Approval Agencies
(a)
that the subdivider satisfy all the requirements, financial and otherwise, of
the Region of Durham, including, but not limited to the approval of private
sewage disposal systems and drilled wells and for a well-monitoring
program for the drilled wells;
(b)
that the subdivider satisfy all the requirements, financial and otherwise of
the Toronto and Region Conservation Authority; including, but not limited
to stormwater management systems, revisions to the lot lines of Lots #1
and #4 to exclude the dripline of existing vegetation, conveyance of open
space Blocks #10 and #11 to TRCA, protection of the hedgerow along the
north boundary of the subject lands, appropriate zoning to restrict
permitted uses and structures on open space blocks to conservation/flood
control uses only;
(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 to satisfy the shortfall of
parkland dedications, to the satisfaction of the Director, Planning &
Development, in order to satisfy Section 42(1) of the Planning Act,
recognizing that part of the total required has already been paid to the City
for the two lots created by the recent approval of Land Division
Applications LD 220/04 and LD 221/04.
10 i.;, -6-
2.2.16 Edge Mana,qement
(a)
that the subdivider provide an edge management plan, to the satisfaction
of the Director, Planning & Development Department, such Plan to
contain, among other things:
(i) an identification of all hazard trees located at the edge of the property
to be removed prior to the initiation of works on the site;
(ii) protection hoarding as required during the construction process;
(iii) grading details which confirm that the root zone on the adjacent
vegetated areas will be protected;
(iv) plans for the edge planting adjacent to rear lots;
(v) the planting of trees/landscaped stock as per the approved plan.
APPENDIX II TO
REPORT NUMBER PD 32-05
RECOMMENDED CONDITIONS OF APPROVAL FOR
ZONING BY-LAW AMENDMENT APPLICATION A 2,5/02
RECOMMENDED CONDITIONS OF APPROVAL FOR
ZONING BY-LAW AMENDMENT APPLICATION A 25~02
That prior to forwarding an implementing by-law to City Council:
(a) Draft Plan of Subdivision S-P-2002-05 receive draft approval; and,
(b)
A Draft 40 M Plan be submitted that incorporates the revisions referred to in
Report PD 32-05 to the satisfaction of the Director, Planning & Development.
That the implementing zoning by-law include, but not be limited to the following:
(a) permit the establishment of detached dwellings in accordance with the
following provisions:
(i) minimum lot area of 0.6 hectares;
(ii) minimum lot frontage of 30 metres;
(iii) minimum front yard depth of 15 metres;
(iv) minimum rear yard depth of 15 metres;
(v) minimum interior yard width of 7.5 metres, with an exception that
the side yard setbacks for Lots #5, #6, and #9 be increased to
protect the hedgerows and the Open Space zone;
(vi) minimum flankage side yard width of 15 metres;
(vii) maximum building height of 12.0 metres;
(viii)minimum gross floor area of 140 square metres;
(ix) maximum of one dwelling unit per lot;
(x) maximum lot coverage of 20 percent;
(xi) parking requirements:
A minimum two parking spaces;
B a detached private garage may be erected in a side yard or
a front yard provided that such garage is located not less
than 7.5 metres from the side lot line and not less than
15 metres from the front lot line.
(xii) accessory structure requirements:
all accessory structures, except a detached private garage, which
are not part of the main building, shall be erected in the rear yard
and shall be not be less than one metre from any lot line.
(b)
zone open space Blocks #10 and #11 and the hedgerow along the north
lot line of Lot #9 as Open Space-Hazard Lands to permit the following
uses:
· conservation of the natural environment, soil and wildlife and resource
management;
· no buildings or structures, no fill or removal of fill, except for flood and
erosion control or for resource management.
(c)
include appropriate provisions permitting the construction of not more than
one model home.
1il
] L I " r J HIGH'%IAY 7
._1
City of Pickorin9 Plannino & Dovolopmont Dopa~mont
PROPER~ DESCRIPTION PART LOT 7, CONCESSION 5
OWNER W. BROWN DATE JULY 13, 2005 DRAWN BY JB
FILE No. SP2002-05; ~5/02 SCALE 1:10000 CHECKED BY SG
............. p ................. pp ........... ght. R ........ Not o p .... f .... y. PN-RUR
INFORMATION COMPILED FROM APPLICANTS
SUBMITTED PLAN -
SP 2002-05; A25/02
L. BITONDO
PART 1, PLAN 40R-17683
LOt 10
LOT 9
LOT 9
LOT 8
LOT B ~
BLOCK 10
OPEN
LOT 7
LOT 7
120.000
EXHIBIT 2
g
LOT 5
LOT 6
LOT 6
PART OF LOT 7,
CONCESSION 5
-- LOT $
LOT 2
LOT 1
BLOCK 11
OPEN SPACE
24,5O0
LOT 1 LOT 2
5th CONCESSION ROAD
LOT 5 ~
LOT 4 ~
LOT 3 ~d
BLOCK
~-HIS MAP WAS PRODUCED BY [HE C/FY OF PICKER/NO,
PLANNING ~ DEVELOPMEN? DEPAR?MENr,
INFORMATION & SUPPOR? SERVICES,
MARCH 6, 200J.
ATTACHMEI~,IT # ~ ,,, TO
PICKERING
113
INFORMATION REPORT NO. 11-03
FOR PUBLIC INFORMATION MEETING OF
March 20th, 2003
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Draft Plan of Subdivision Application SP-2002-05
Zoning By-law Amendment Application A 25/02
Bitondo Enterprises/W. Brown
Part of Lot 7, Concession 5
City of Pickering
1.0
PROPERTY LOCATION AND DESCRIPTION
the subject property is located on the west side of Salem Road, north of the
5th Concession Road;
a property location map is provided for reference (see Attachment #1);
the property is currently occupied with a farm house, a second residential
dwelling and associated farm buildings;
lands not occupied by the residential portion of the property are relatively fiat idle
land being a former field and wooded lands forming part of the Carruthers Creek
valley lands;
the site's topography slopes gently from the north to the southeast while the
western lands that are adjacent to Carruthers Creek slope in a westerly
direction toward the creek;
surrounding land uses are:
north Hawthorn Golf Club;
south on the south side of the 5th Concession Road in the Town of Ajax
is a Hydro corridor and vacant land;
east on the east side of Salem Road are vacant lands and agricultural
lands;
west estate residential on the west side of Carruthers Creek.
'Information Report No. 11-03
2.0
APPLICANT'S PROPOSAL
Alex Artuchov on behalf of the owners, have submitted an application for
approval of a draft plan of subdivision and an application to amend the zoning
by-law in order to implement the proposed draft plan;
the applicant's proposed subdivision plan is provided for reference (see
Attachment #2);
the draft plan proposes the creation of nine new residential lots;
the existing farm residential property is located on lands in the middle of the
draft plan, however these land are not part of the draft plan of subdivision;
the result is that the existing farm homestead property bisects the draft plan
creating two unconnected portions;
all lots are proposed to front onto either the 5th Concession Road or Salem Road;
the western blocks of both the southern and northern portions of the draft plan
are proposed open space blocks;
road widening blocks are shown for both the 5th Concession Road and
Salem Road;
lot sizes range from 0.5ha (5,500 m2) to 0.7ha (7,198 m2) with the lot frontage
ranging from 25 m to 60.8 m;
the following chart outlines the proposed development detail:
Details of the Draft Plan
Total area of draft plan --
Area proposed for residential development --
Open Space/Conservation blocks --
Road widening --
Number of detached dwelling lots -
Net residential density (units per hectare) --
9.32 hectares
5.84 hectares
3.10 hectares
0.38 hectares
9
1.5
3.0
3.1
OFFICIAL PLAN AND ZONING
Durham ReRional Official Plan
designates the subject lands as Country Residential Subdivision, where
development is intended to be predominantly for housing purposes;
the maximum number of dwelling units permitted in the subject Country
Residential Subdivision is ten units;
in the vicinity of the subject property lands are designated as Major Open
Space;
Salem Road and the 5th Concession Road where they abut the draft plan are
both designated as a Type B Arterial Road;
the proposal appears to conform to the Durham Region Official Plan;
Information Report No. 11-03
ATTACHMENT f,..,,, -~ TO
REPORT ,f' PD .,~ -0 ~ Page 3
3.2
3.3
Pickerin.q Official Plan
- designates the subject lands as Rural Settlements - Country Residential;
- permissible uses within the Rural Settlements - Country Residential
designation include residential uses, including detached dwellings units;
- Country Residential lands are intended to be developed with large lots with no
potential for growth;
- the proposed draft plan is within the Saxton Glen Country Residential area
and forms Phase II of the development of the this area;
- Schedule II of the Pickering Official Plan - Transportation Systems designates
Salem Road and the 5th Concession Road where they abut the draft plan as a
Type B Arterial Road;
- Type B Arterial Roads are designed to carry moderate volumes of traffic at
moderate to high speed and have some access restrictions;
- Schedule III of the Pickering Official Plan - Resource Management designates
lands abutting Carruthers Creek as Shoreline and Stream Corridors;
Shorelines and Stream Corridors identify lands that may be prone to flooding
and water impacts and require an environmental report to be submitted that
appropriately addresses any environmental constraints on the subject
property;
in accordance with Official Plan policies, an environmental report should be
submitted;
the subject applications will be assessed against the policies and provisions
of the Pickering Official Plan during the further processing of the applications;
Saxton Glen Settlement Plan
the Saxton Glen Settlement Plan designates the subject lands as Country
Residential and Open Space System - Natural Areas;
the Saxton Glen Settlement polices recognize the existing dwelling; requiring
that development is undertaken in a manner that respects the environmental
features of Carruthers Creek; recognizes that the lots will front onto existing
roads; and, endeavours to ensure the country residential environment of the
settlement is maintained;
3.4
Zoninq By-law 3037
the subject lands are currently zoned "A" - Rural Agriculture Zone, by
Zoning By-law 3037 as amended;
the existing zoning permits a range of agricultural uses, one detached
dwelling, some recreational and community institutional uses, and selected
agricultural commercial uses;
an amendment to the zoning by-law is required to allow the development of
the proposed draft plan of subdivision.
Information Report No. 11-03 Page 4
11 ,
4.0
4.1
4.2
RESULTS OF CIRCULATION
Resident Comments
- no resident comments have been received to-date;
Agency Comments
- no agency comments have been received to-date;
4.3
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:
· ensuring that the proposed subdivision will fit in with the existing
residential dwellings located in the centre of the draft plan, but not
included in the draft plan;
· ensuring that the lotting pattern and dwelling designs maintain a high
quality residential streetscape;
· the appropriateness of excluding the existing residential property from the
draft plan and therefore not conveying all of the valley lands to an
appropriate public authority that will result in a land lock open space block;
· ensuring that appropriate buffer has been provided between the proposed
residential lots and Carruthers Creek;
· reviewing the need for an environmental, noise, agricultural,
hydrogeological or archaeological reports;
· reviewing supporting technical submissions and reports to ensure that
adequate information is provided, that technical requirements are met;
- this Department will conclude its position on the draft plan design after it has
received and assessed comments from the circulated departments, agencies
and public.
5.0
PROCEDURAL INFORMATION
written comments regarding this proposal should be directed to the
Planning & Development Department;
oral comments may be made at the Public Information Meeting;
all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Council or a Committee of Council;
Information Report No. 11-03
if you wish to be notified of Council's decision regarding either the proposed
plan of subdivision or zoning by-law amendment application, you must
request such in writing to the City Clerk;
if a person or public body that files an appeal of a decision of the City of
Pickering in respect of the proposed draft plan of subdivision and/or zoning
by-law amendment, does not make oral submissions at the public meeting or
make written submissions to the City of Pickering before the Draft Plan of
Subdivision application is considered for approval, or before a zoning by-law
is passed, the Ontario Municipal Board may dismiss all or part of the appeal;
if you wish to reserve the option to appeal Council's decision of the proposed
zoning by-law amendment application, you must provide comments to the
City before Council adopts any by-law for this proposal.
6.0
6.1
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
the report;
6.2
Information Received
full scale copies of the applicant's submitted plan and reports are available for
viewing at the offices of the City of Pickering Planning & Development
Department including:
· the draft plan of subdivision;
· Rural Servicing Study, prepared by Rural Development consultants
Limited, dated November 2002;
· Settlement Capacity Study, prepared by Alex Artuchov dated
November 2002;
· Proposed Fill and Storm Water Management Plan, prepared by
Schaeffers Consulting Engineers, and dated January 2002;
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.
.1_ _1. ~formation Report No. 11-03
6.3
Company Principal
the applicant is Bitondo Enterprises who's principal is Leonard Bitondo, have
entered into a purchase and sales agreement with the owner of the subject
lands William Brown;
the applicant has authorized Alex Artuchov to act as agent for the subdivision
and rezoning applications.
'OEI01 AL szO sv
Ross Pym, MCIP, RPP
Principal Planner- Development Review
RP:jf
Attachments
Copy: Director, Planning & Development
Lynda Taylor, MCIP, RPP
Manager- Development Review
ATTACHMENT
APPENDIX NO. I TO
INFORMATION REPORT NO. 11-03
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1) none received to date
COMMENTING CITY DEPARTMENTS
(1) none received to date
Excerpts from Statutory Public Information
Meeting
3~ oo 5' Thursday, March 20, 2003
7:00 P.M.
PRESENT:
L. Taylor - Manager, Development Review
R. Pym - Principal Planner- Development Review
G. Romanowski - Planning Technician
D. Kearns - Committee Coordinator
The Manager, Development Review, provided an overview of the requirements of the
Planning Act and the Ontario Municipal Board respecting this meeting and matters
under consideration there at.
(i)
o
DRAFT PLAN OF SUBDIVISION APPLICATION SP-2002-05
ZONING BY-LAW AMENDMENT APPLICATION A 25/02
BITONDO ENTERPRISESNV. BROWN
PART OF LOT 7, CONCESSION 5
Ross Pym, Principal Planner- Development Review, provided an explanation of
the application, as outlined in Information Report #11-03.
Alex Artuchov, Agent, advised that the applicant intends to maintain the
hedgerow at the northern border of the development, to convey a portion of land
into public ownership and to impact Carruther's Creek as little as possible.
Hal Whorms, 3225 Greenburn PI., questioned if Block 11 will remain Major Open
Space, what will be the source of water, is monitoring of water on the present
residential properties being considered and is consideration being given to the
speed on Salem Road and the 5th Concession.
Richard Wagner, owner of the golf course to the north of the proposed
development, advised that he has no objection to the proposal but stated his
concern with respect to the hedgerow between this development and his golf
course. He would like some type of legal clause or agreement that will ensure
that the new owner maintains this hedgerow.
Halima Yeung, 1757 Greenvale Cres., advised that he has no objections to this
proposal. He questioned if Salem Road will be paved when widened and if gas
and hydro services will be brought in for the four homes in the north part of the
development.
Excerpts from Statutory Public Information
Meeting
?~,~,,~,~?~ ~ ~ Thursday, March 20, 2003
3~-o.5- 7:00 P.M.
12i
Alex Artuchov, Agent, advised that well water will be provided to the new homes
and that three wells have been dug and ample water is present. This will now go
through the Health Department to ensure water quality is up to standard. The
speed along Salem Road and the 5th Concession will be reviewed. He advised
that Mr. Brown, applicant, is also concerned with maintaining the hedgerow and
reasonable conditions will be considered. The homes in the development will be
very similar to Saxton Glen. Hydro Services will come from the existing line but
will be buried to the residence. He did not, as of yet, have any information
concerning gas lines.
5'
Location: 3470 Salem Road, Pickering, Ont. Phone & Fax: (905) 686-2028
Mailing Address:
P.O. Box 464, Pickering, Ontario LIV 2R7
City of Pickering
Civic Complex
Planning and Development Department
1 The Esplanade
Pickering, Ontario
L1V 6K7
Attn. Linda Taylor
Planning: Manager Development Revue
March 28/2003
Re: Draft Plan of Subdivision SP-2002-05, Zoning By-Law Amendment A 25/02
Britondo Enterprises
Dear Ms. Taylor,
As I stated at the information meeting on March 20~2003, our main concern is the border
between the golf course and the subject property, from Salem Road to the Carruthers Creek
corridor.
Along this border exists a row of thick vegetation, some mature trees, large fieldstones and
boulders, which create a habitat for small wildlife and also a privacy buffer between the
properties. There is a wire fence in place on the south side of this buffer, which has been in
existence for decades.
We propose that the City of Pickering puts in place a legal and binding instrument on Title that
would prevent the future owners of this lot from indiscriminately bulldozing and clearing away
any part of this buffer area.
We ask that the existing wire fence remains permanently in place at its present location and is
maintained on a regular basis.
Also, since the homes would be on private wells, we would suggest that steps are taken, so that
future owners make use of this water supply responsibly with gauges to monitor consumption.
The well water source is of major importance to the golf course in terms for its irrigation needs
and supply to the Clubhouse.
Richard Wagner
Hawthorne Valley Golf Course
Hand delivered: March 31/2003
,Gaunt, Steve,
From:
Sent:
To:
Cc:
Subject:
Joan Moritsugu [jhmoritsugu@hotmail.com]
Thursday, March 20, 2003 3:13 PM
Taylor, Bruce; Taylor, Lynda
Pickles, David, Councillor; Johnson, Rick, Councillor; Gaunt, Steve
Draft Plan of Subdiv'n App (SP-2002-05) and Zoning By-law Amendment App(A 25/02)
123
Dear Mr. Taylor,
Would you please add the Greenwood and Area Ratepayers(aka GARA-address
below) to the list to receive notice of future meetings for the subject
application. I am not able to attend the Public Meeting on March 20th
personally, but would like the contents of this note to be added to the file
for this application.
As you are know, the GARA has asked the City many times over the last few
years to conduct a.comprehensive study of potential expansion for the hamlet
of Greenwood and the surrounding area. We view this application to be
located in our 'surrounding area'.
Steve Gaunt, of the City's Planning department is in the process of scoping
~ work session, scheduled for April 5th, to look at the Greenwood situation.
_'his 'charette' is being driven by the Bitondo application on Westney Road.
We feel this application should be discussed in the session and have
apprised Mr. Gaunt.
We again request that an overall plan be determined to address all the known
mitigating factors (ware? supply and quality, 407 expansion, Seaton, Westney
Road bypass,etc.), rather than entertaining and probably allowing, piecemeal
development to occur.
Thank you.
Joan Moritsugu
Chair, Greenwood & Area Ratepayers Association
2370 Concession 6
Greenwood, ON. L0H 1H0
Tel: 905-427-8578
FAX: 905-427-4876
Tired of spam? Get advanced junk mail protection with MSN 8.
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The Regional
Manicipality
of Durham
Planning Department
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
E-mail: planning@
region.durham .on .ca
www. region.durham.on.ca
A.L. Georgieff, MCIP, RPP
Commissioner of Planning
"Service Excellence
for our. Communities"
November 5. 2004
~'rT~,CHMENT ~¢ ~7 _TO
[-;?OF~ ~' PD~C2--
Mr. N. Carroll
Director of Planning
Planning Department
City of Picketing
1 The Esplanade
Picketing On L1V 6K7
Dear Mr. Carroll:
Re.'
Regional Review of an Application for Plan of Subdivision
File No.: S-P-2002-05
Applicant: Bitondo Enterprises
Municipality: City of Pickering
Please Quote Ref. No.:. ~?
The Region has reviewed the captioned application and the folloWing comments are
offered with respect to compliance with the Regional Official Plan, delegated provincial
plan review responsibilities, and the proposed method of servicing.
Official Plan Conformity
The plan of subdivision is identified as Country Residential Subdivision No. 34 in the
Region of Durham Official Plan. The number of lots, and general lotting pattern for the
plan, were established with the approval of this designation.
Provincial Policies and Delegated Review Responsibilities
This application has been screened in accordance with the terms of the provincial plan
review responsibilities delegated to the Region. This site is located in the northwest
quadrant of Salem Road and the 5th .Concession Road, both designated as "Type B"
arterial roads in the Regional Official Plan. A Noise Impact Study, dated April 2003,
was submitted to the satisfaction of the Region. The recommendations of the study are
required to be included in the City of Picketing Subdivision Agreement.
The site characteristics indicate a high potential for the presence of archaeological
remains. Therefore, the applicant should be advised that an archaeological assessment
is required. It must be prepared in accordance with the Ministry of Cultures
Archaeological Assessment Guidelines, and submitted to the Ministry for review.
Private Services
A rural servicing study was submitted for the captioned application. The study was
subject to a peer review process. Methane gas was confirmed to be in the water supply
aquifer for this site. In accordance with the new Ministry of Environment directive, a
Directors Consent Form, signed by the Director of Environmental Monitoring and
Reporting Branch, will satisfy the Health Department regarding the treatment of methane
!00% Post Consumer
Page 2
gas. The Health Department is satisfied that private services can be provided to the
proposed lots in accordance with the conditions of draft approval attached to this
correspondence.
Based on the foregoing, the Region has no objection to the draft approval of this plan.
The attached conditions of approval shall be completed prior to the Region providing
final clearance for this application.
In addition to sending the Region copies of the draft approved plan and conditions of
approval, please e-mail a digital copy of the conditions of draft approval to the planner
responsible for the file.
Feel free to contact Celeste Terry, Planner in this Department, with any questions or
concerns.
Yours truly,
Jim Blair, M.C.I.P., R.P.P.
Director, Current Operations Branch
Attach.: Conditions of Draft Approval
CC'
Alex Artuchov
Region of Durham Health Department, Attn.:
Region of Durham Works Department, Attn.:
H.G. Law, Senior P.H.I.
P. Castellan, Dev. Appr.
SBBSUB.TXT
Attachment to letter dated November 5, 2004
Re: S-P-2002-05
Bitondo Enterprises
City of Picketing
'7
=!,,.ANNING & DEVELOPMENT
C, EP&RTMENT
CONDITIONS OF DRAFT APPROVAL
o
The Owner shall prepare the final plan on the basis of the approved draft plan of subdivision,
prepared by Schaeffer & Dzaldov Limited, identified as Job No. 02-154-01, dated January 31,
2003, which illustrates 9 lots for single family residential development on private services, and
blocks for road widening and open space.
The Owner shall submit plans showing the proposed phasing to the Region of Durham and the
City of Pickering for review and approval if this subdivision is to be development by more than
one registration.
The Owner shall grant such easements as may be required for utilities; drainage and servicing
purposes to the appropriate authorities.
The Owner shall satisfy the requirements of the Region of Durham Health Department with the
provision of private sewage disposal systems and drilled wells. The implementation of this
condition shall involve the inclUsion of appropriate provisions in the Regional Subdivision
Agreement such as standard paragraph 6 pertaining to private sewage disposal systems and drilled
wells.
The water supply aquifer is confirmed to have the presence of methane gas. Therefore, each well
must have a Directors Consent form signed by the Director of Environmental Monitoring and
Reporting Branch of the Ministry of the Environment prior to the issuance of a building permit
for the dwelling.
The 'Owner shall have the water chemistry including methane tested for each water supply well
by a qualified hydrogeologist. Treatment options for parameters that exceed the Ontario Drinking
Water Guidelines shall be prepared and the Owner shall install the necessary treatment equipment.
The City of Pickerings hydrogeologist shall confirm the necessary treatment equipment has been
installed before final occupancy of the dwelling.
The Owner shall agree in the City of Pickering Subdivision Agreement to implement the
recommended noise control measures. The agreement shall contain a full and complete reference
to the noise report (i.e. author, title, date and any revisions/addenda thereto) and shall include any
required warning clauses identified in the acoustic report. The Owner shall provide the Region
with a copy of the subdivision agreement containing such provisions prior to final approval of the
plan.
Prior to final approval, the proponent shall engage a qualified professional to carry out, to the
satisfaction of the Ministry of Culture, an archaeological assessment of the entire development
property, and mitigate, through preservation or resource removal and documentation, adverse
'7
9
10
Page 2
impacts to any significant archaeological resources found. No demolition, grading or other soil
disturbances shall take place on the subject property prior to the Ministry of Culture confirming
that all archaeological resource concerns have been met including licensing and resource
conservation requirements.
The Owner shall satisfy all requirements, financial and otherwise, of the Region of Durham, This
shall included, among other matters, the execution of a subdivision agreement between the Owner
and the Region concerning the provision and installation of subsurface sewage disposal systems,
drilled wells, roads and other Regional services.
The subdivision agreement between the Owner and the City of Picketing shall contain, among
other matters, the following provisions:
b)
c)
d)
e)
Each drilled well is to be constructed in the recommended target aquifer that is generally
30 metres below grade. A building permit shall not be issued until a well record is
presented confirming that the well has been successfully completed in the target aquifer.
In the event that after a reasonable attempt to construct a well in the deep aquifer results
in an inadequate yield or adverse water' quality, an alternative aquifer may be exploited
at the direction of a qualified hydrogeologist. A pumping test of a minimum of 2 hours
duration at a constant pumping rate of a least 25 L/min shall be performed and the City
of Pickerings hydrogeologist shall confirm the well water is adequate quantitatively and
qualitatively. The City of Pickeri. ngs hydrogeologist shall confirm that the water is
adequately treated for removal of methane and any health related parameter under the
Ontario Drinking Water Guidelines prior to final occupancy of the dwelling.
A Warning Clause shall be put in the local agreement stating:
"All prospective purchasers shall be advised in advance that
treatment for methane is required and is the responsibility
of the subdivision owner to install adequate treatment equipment.
Also, treatment for elevated iron, manganese and hardness is likely
and that they may wish to consult with a qualified person to Obtain
advice in this regard."
The developer shall adhere to the demonstration lot layout plan as submitted by Rural
Development Consultants Limited dated May 2, 2003, Project 87-548.
The developer shall retain a qualified professional sewage system designer to provide the
design for the private sewage systems. The sewage system design for each lot shall be
submitted for review to the Durham Region Health Department to ensure compliance with
Part 8 of the Ontario Building Code.
The developers engineer shall conduct on-site soil tests on the primary sewage system
area for all lots to determine the soils permeability. The engineer shall provide analysis
of the soil tests describing grain size analysis; co-efficient of permeability and estimated
percolation T times to the Health Department for review and approval.
sbbO2_s.txt
Page 3
The developer agrees to submit a copy of the final grading plan to the Region of Durham
Health Department. In the event that there are significant differences in the final grading
plan and the demonstration lot layout plan that may effect the location of the proposed
private sewage system areas, the developer shall make the necessary revisions to the
satisfaction of the Region of Durham Health Department.
TORONTO AND REGION
onserva lon
for The Living City
July 16, 2004
CFN 35136
Mr. Steve Gaunt
City of Pickering
Pickering Civic Centre
One The Esplanade
Pickering, Ontario LlV 6K7
Dear Mr. Gaunt:
RECEIVED
JUL 2 6 20Oz
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
Re:
Draft Plan of Subdivision SP-2002-05
Salem Road and the 5th Concession
City of Pickering
(Bitondo)
Further to our discussions and after receipt of your letter dated June 23ra confirming your
agreement to accept modifications to the proposed plan of subdivision to reflect TRCA
requirements for the protection of vegetation on the subject lands, we offer the following
comments.
The proposal to construct a 9 lot subdivision on the lands has been reviewed by TRCA staff. The
applicant has provided grading plans to indicate how an existing floodplain spill will be contained
in accordance with the Authority's Valley and Stream Corridor Program. The grading plans are
acceptable to engineering staff. In addition the applicant is prepared to revise lot lines at lots 1
and 4(see attached sketch) and by way of a letter has indicated the acceptance of conditions
related to the same. The applicant has also indicated his acceptance of the protection of a
hedgerow at the north property line adjacent to lot 9 to the satisfaction of TRCA.
In light of the above TRCA staff have no objections to draft approval of the plan of subdivision with
the following conditions:
Prior to the initiation of grading and prior to the registration of this plan or any phase
thereof, that the owner shall submit for the rewew and approval of the Toronto and Region
Conservation Authority, (TRCA), the following:
a detailed report that describes the storm drains§o system for the proposed
development of the subject lands. This report should include:
plans illustrating how this drainage system will tie into surrounding drainage
systems, ie. Is it part of an overall drainage scheme? How will external flows be
accommodated? What is design capacity of the receiving system?
stormwater management techniques which may be required to control minor or
major flows;
proposed methods for controlling or minimizing erosion and siltation on-site and in
downstream areas during and after construction;
location and description of all outlets and other facilities which may require permits
under Ontario Regulation 158.
5 5horeham Drive, Downsview, Ontario M3N 154 (416) 661-6600 FAX 661-6898 www. trca.on.ca
130
Steve Gaunt
- 2 - July 16, 2004
N.B.:
It is recommended that the developer or his consultant contact the Authority prior
to the preparing the above report to clarify the specific requirements of this
development.
That the plan be revised to exclude the dripline of existing vegetation within lots 1 and 4 to
the satisfaction of TRCA and in accordance with a letter of agreement provided by the
applicant as dated July 23rd, 2004 and as indicated on the drawing enclosed.
That the applicant obtain any permits required under Ontario Regulations 158 for works on
the subject lands.
..
That prior to the final registration of this plan, the owner enter into an agreement with
either the TRCA or the City of Pickering with respect to the acquisition of the valleyland
block identified as blocks 10 and 11 on the subject plans as modified to include the
dripline of vegetation along lots 1 and 4.
That the applicant protect the existing hedgerow along the north property line to the
satisfaction of the Town of Pickering and the Toronto and Region Co nservation Authority.
6. That the owner agree in the subdivision agreement, ~n wording acceptable to the TRCA:
(A)
(B)
(C)
to carry out, or cause to be carried out, to the satisfaction of the TRCA, the
recommendations referred to in the report(s), as required in Condition I above.
to obtain a permit for the works described in the above Conditions.
prior to registration of the plan, to erect a permanent chain link fence between all
lots adjacent to the valley corridor to the satisfaction of TRCA
The municipality's restricted area by-law shall contain provisions which will have the effect
of prohibiting all buildings and structures of any kind; the placement of fill; or the alteration
of a watercourse other than as required for flood or erosion control within the open space
blocks 10 and 11.
In order to expedite the clearance of the above conditions, we would request that a copy of the
signed subdivision agreement be forwarded to this Authority.
We trust that this is satisfactory. If you have any questions please contact the undersigned at ext.
5306.
Senior Planner
Development Services Section
Ext. 5306
Encl.
F:\PRS\Corresp\PICKERIN\2OO4\bitondo-Julyl 2.wpd
/~TTACHMENT#,, C~ TO
REPORT # PD,,,, .-~
Ministate des Affaires clviques,
de la CuEure et de~ Lolslrs
400 University Ave. 4~ FI. 400 Ave. Univemity, 4. &rage
Toronto, ON M7A 2Rg Toronto, ON M7A 2R9
Heritage Operations Unit
Tel: (416) 314-7147 Fax: (416) 314-7175
Ema~i: winston.wang ~ mc. zcr. gov.oo,ca
Ontario
October 30, 2003
Attn: Urban Latitude
789 Don Milb Road
Suite 500
Don Mills, ON
M3C 1TS
Dear Sir/Madam:
Re: Stage 1-2 Archaeological Ar~e..~ments of 23,3 acre Proposed Subdivision Part of Lot 7, Conce~on 5
Town of Picketing - Regional Municipality of Durham
Clearance of Development Lots
Licence/CIF~s: P029-11 MCL File: 15SB180
Th~s is m advise tzar this office has reviewed three Stage 1-2 archaeological resource impact aase~smen/report by
AreMeowOrks Inc., with rega_~ls to the parcel of land f,~ development within Part of Lot 7, Concision 5 in the Town of
Piclc~ring involving nine lots. The archaeological assessment r~po~t meet the requirements under the Min~'rry Archaeological
Azsessment Technica~ Guidelines, and the report also complies with the archaeological licensing provisions under the Heritage
Act.
Since there were no significant archaeological heritage resources or remains identified within the assessexl areas, no timber
arehaeologlcal assessment work is z'equjmd for these parcels of tand coveting lots 1 m 9- The development ~vering the subject
nine development only lo~s will be able to proceed without any fu~her archaeological resotcce concerns.
However as indicated in the repor~ and on the draft plan map legally surveyed by $ch~ef:fer & Dzaldov Ltd., there axe 3.10 ha of
land corresponding to Block.~ 10 & 11 idenfifed as 'conservation areas'. These areas were not sy~mafically assessed because the
parcels will be protected using a proposed envkonmenmlly protected zone and~or wilt be Wansfeared to public ownership for
conservation purposes. Copies of any future zoning bylaw or amy ~ociated easement agreement(s) eonsex4ng these Blocks
shall be forwarded m thi~ office by the City of Picketing for otc files. If there are any changes to this process which m~y cause
grading or mi] disr.~rbances on Blocks ~ 1 and t2, a licensed archaeologist will bt retained to can7 out additional assessment
within those Blocks.
In the ~vent of unexpired discoveries of deeply buffed archaeological remains, foundations or cemetesies, or other cutttcal
heritage feav. tr~ at any time during subdivision construction, a licensed arehaeologist may ae~ to do ~¢ther as~ssment. Staff
of the Ministry of Culture should be contacted if this occurs.
Yours truly,
Winston Wang MC]P
Heritage P]armer
cc: City of Picketing- Planning Dept.
Arehaeolworks Inc.
MCL Licensing Administrator
13i
$~ TOTRL PRGE.OE **
13£
Distribution Planning
500 Elgin Mills Road East
Richmond Hill Ontario L4C 5Gl
E N B R ! D G E
March 3, 2002
ED BELSEY, PANNER II, DEVELOPMENT REVIEW
CITY OF PICKERING
PICKERING CIVIC COMPLEX
ONE THE ESPLANADE
PICKERING ON L1V 6K7
Dear Sir/Madam:
Re:
Part Lot 7, Concession 5, City of Pickering
Zoning By-law Amendment Application A25-02
It is requested that the following conditions be included in the subdivision agreement.
The owner is to co-ordinate the preparation of an overall utility distribution plan to the
satisfaction of all effected authorities.
Streets are to be constructed in accordance with the municipal standards.
The owner shall grade all streets to final elevation prior to the installation of the gas lines, and
provide the necessary field survey information required for the installation of the gas lines, all to
the satisfaction of Enbridge Gas Distribution.
All of the natural gas distribution system will be installed within the proposed road allowances
therefore easements will not be required.
Yours truly
H. Wilcox
Supe~isor, Plying and Desigm
905 883-2613
HW/bs
S:DistPlanLTR2.doc
Right of Way
Floor 5,100 Borough Drive
Scarborough, Ontario
M1P 4W2
Tel: (416) 296-6291
1-800-748-6284
Fax: (416) 296-0520
/!
MAR I 7 2003
CiTY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
March 11,2003
Town of Pickering
Planning Department
1 The Esplande,
Pickering, Ontario
LlV 6K7
Attention: Ed Belsey
RE:
Draft Plan of Subdivision
6TH Conc. 5TH Concession
File No: SP-2002-05
Town of Pickering
Thank you for your letter of 24 February 2003 concerning the above proposed Draft Plan of
Subdivi.~ion.
Would you please ensure that the following paragraphs are/have been included as conditions of
Draft Plan Approval:
The Owner shall agree in the Subdivision Agreement, in words satisfactory to Bell Canada,
any easements that may be required for telecommunication services. Easements may be
required subject to final servicing decision.
The Owner shall be requested to enter into an agreement (Letter of Understanding) with Bell
Canada complying with any underground servicing conditions imposed by the municipality,
and if no such conditions are imposed, the owner shall advise the municipality of the
arrangement made for such servicing.
If there are any conflicts with existing Bell Canada facilities or easements, the OwnedDeveloper
shall be responsible for re-arrangements or relocation.
If you have any questions, please contact Jackie Wilkinson at (416) 296-6430.
Yours truly,
L'J'anice Young
,~A-/Manager - Right of Way
~r~01-2003 THU 01:29
1
FAX No,
P, 02/03
VERIDIAN CONNECTIONS
DEVELOPMENT APPLICATION RE¥IEW
PROJECT NAME:
Bitondo/Bm~n - D,aft Plan of Subdivision & Zo~fing By-Law Amendment
ADDRESS/PLAN: Part Lot 7. Concession 5 .... . ....... ]
MUNICIPALITY; Pickedr~g
,,]
R~F. NO.: SP-2002-05 & A 25/02 SUBMISSION DATE; l~ebruagr 21, 2003
10.
11-
Electric Sordce b available on the *cad
Seining ~1 be from S~ Road.
.~ extenhon of &e Co~orafioi~'s plant is teq~ed on ~e mad ~ow~ee ~ ozde~ to se~ce ~s project.
~ such ext~siom ~e normally undergro~d.
lndihflu~ meters [o~ ea~ ~it is ~eq~ed.
~e ~pplicant may be requked m pm~de
ca S~em Road to supple
The fogo~g standard ~ed fee cos~ ~ ~ppl7 (~ ~re~ am appm~ate):
Sex,ce Co~ecfion Fee $130.00 p~
~s~g Co,option plant on Salem Ro~ may have re'be tephced/relocare~/p~ced ~de~d at the
App~cant'~ cost m aeeo~odate ~e proposed
The App~cant mu~t make ~rect app~cafion m ~e
se~qce ~mg~ts md ~d work fo~ ~ project. The app~ant is caufiooed ~at tenders, contact, or
wo~ ~t~ pfio~ to obmiaing sp:~c gppro~ ~ be sub~ec* to ~a~e.
A Sem~g Ag~e~t may be required ~th ~e Corpora~on ~ o~der m obta~ se~g for ~s site.
AR work ~om ~e pubhe mad aRo~ce m ~e se~ce mn~g~c: aBd ~: metering ax~ngemmts must comply
~& ~e Co~o*gfioa's ;cq~rcmcnts ~d spcc~cafio~s,
P~o~ m ob~g a b~g p~g ~e App~can~ sh~ hy ~eement, co~fi~ gcceptance of~e teams ~d
c~fions of p:ov~g ~cc~cfl
~dse~D~, ~pe~fic~ly ~:cs ~fl shrubs, sbodd be z~oc~md away fzom ~ Co~fi~'s ~ansfo~ct
to ~oi~ ~t~c:c~ ~th eq~pmeat access ~d ~e ~o~. Lop~ded appe~ace of ~ees flora ~mfi~g
may zes~fl~
CiTY OF r .... ~.~, '~G
pLANNING & DEVELOPMENT
DEPARTMENT
,,~01-2003 THU 01:30
F~qX NO.
3,~
P~ge 2
VF_~I~D LAN CONNECTIONS
DEVELOPMENT APPLICATION KEVIEW
12.
V=;idla~ Comaec~ions has no objectio,~ to fh~ proposed development. Please fo~a~d a copy
submission ci~fil design ~o that 'Vet{dim Connections may p~ep~x~ au electric~ design and m Offer to Sezv~;e.
03/03
135
Technica] ILcprescatative - Pe~e~ pera'iw
Telephone 427-9870 E~xt. 3252
PP/df
Rev, Date: November 1, 1999
13q
/3
Trans-Northern Pipelines Inc.
45 VOGELL ROAD, SUITE 310
RICHMOND HILL, ONTARIO L4B 3P6
2003-03-04 TEL: (905) 770-3353 FAX: (905) 770-8675
via Post
Ms. Lynda Taylor, Manager
Development Review
Administration Department, Clerk's Division
City of Picketing
Picketing Civic Complex
One The Esplanade
Picketing, Ontario L1V 6K7
Dear Ms. Taylor:
Draft Plan of Subdivision Application SP-2002-05
Zoning By-law Amendment Application A 25/02
NW Corner, Salem Road and Fifth Concession Road
Our Ref.: MP-61, R/W-16, -17, Adj.
Thank you for notice of the subject applications. Trans-Northern's petroleum products
transmission pipeline lies roughly 50 metres south of the lands in question, across Fifth
Concession Road in the Town of Ajax.
Trans-Northern has no comment on the applications themselves, but notes that if servicing of the
proposed subdivision requires that road improvements or other facilities be carded across the
pipeline, these will have to be designed and implemented in accordance with Section 112 of the
National Energy Board Act and the Pipeline Crossing Regulations. Relevant guidelines are
available to the applicant and landowner upon request.
Again, thank you for including Trans-Northern in the subdivision planning process.
Yours very truly,
Walter H. Watt
Property Administrator
THE
DURHAM
'DISTRICT
SCHOOL
BOARD
Facilities Services
400 Taunton Road East
Vhitby, Ontario
L1R 2K6
Telephone: (905) 666-5500
1-800-265-3968
Fax: (905) 666-6439
March 3, 2003
The City of Pickering
Planning Department
Pickering Civic Complex
One The Esplanade
Picketing, Ontario
L1V 6K7
Attention: Mr. Ed Belsey
137
~A~ ~ 5 ~003
CiTY OF PIGKERiNG
PI~OKERtNG, ONTARIO
Dear Mr. Belsey,
RE:
Draft Plan of Subdivision S-P-2002-05
Zoning By-law Amendment Application A 25/02
Bitondo / Brown
Part Lot 7, Concession 5
City of Picketing
Staff has reviewed the information on the above noted application and has
the following comments...
Approximately 5 elementary' pupils could be generated by the
above noted application.
It is intended that any pupils generated by the above noted plan of
subdivision be accommodated within an existing school facility.
Under the mandate of the Durham District School Board, staff has
no objections.
Yours truly,
Christine Nancekivell,
Planner
I:\PROPI~AN\DATA\PLNG\S UB\SP2002-05
Taylor, Lynda
From:
Sent:
To:
Subject:
Hodge, Catherine
February 27, 2003 11:15 AM
Taylor, Lynda
FW: draft plan of Sub. SP-2002-05
..... Original Message .....
From: Ann. Newman@enbridge.com [mailto:Ann. Newman@enbridge.com]
Sent: February 27, 2003 11:11 AM
To: Hodge, Catherine
Subject: draft plan of Sub. SP-2002-05
Regarding:
Draft Plan of Subdivision SP-2002-05
Bitondo/Brown
Part Lot 7, Concession 5, City of Pickerin~
Fhis note is to advise the planning department that Enbrid~e Pipelines Inc.
does not have any concerns or comments re~ardin~ the above named draft plan
of subdivision.
Ann Newman CET
Crossing Coordinator
Enbridge Pipelines Inc.
phone: (519) 339-0503
fax: (519) 339-0510
Eastern Region
APR Z6 200~ 10:45 FR GTAA AIRPORT PLANN[NG4~6 ??6 5695 TO 9~9054207648 P,02/02
Greater Toronto Airports Authority
Lesler B. Pearson international Airport
P,O. Box 6031, 3111 Convair Drive
Toronto AMF, Ontario, Canada LSP 182
GTAA
Airpbrt Planning
Naren Doshi
Director. Airport Planning
Tel: (416) 776-5023
Fax: (416) 776-416g
Transmitted by Facsimile (905.) 420-7648
April 14, 2003
Ms, Lynda Taylor, Manager Development Review
City of Pickering - Planning & Development Department
Picketing Civic CompIex
One The Esplanade
Picketing, Ontario L1V 6K7
Dear Ms. Taylor:
Draft Plan of Subdivision SP -2002-05
Zoning By-law Amendment Application A 25/02
Bitondo/Brown
Part Lot 7, Concession 5
City of Picketing
We have no conditions for approval of this application. The proposed residential
development is in an area that has a Rural Settlements Designation categorized as
Country Residential and is in essence is a completion of the original Staxton Glen
subdivision. Based on information contained in the Official Plan, the original
subdivision was established in the mid-1980's on the west side of Carruther's Creek and
a second phase (planned for east of Carruther's Creek) was approved in 1998. This
application, we assume is phase two of the development. It is our understanding that in
general, the Country Residential category provides no opportunity for additional
resident/al development or expansion.
You~ truly,
Naren Doshi
Director Airport Planning
15104/03 2:32 PM ND/o~/pickapps
** TOTRL PRGE.02 **
THE DURHAM CATHOLIC DISTRICT SCHOOL BOARD
Catholic Educatior~: Learning & Livb~g in Faith
April 22, 2003
City of Pickering
Planning Department
Pickering Civic Complex
One The Esplanade
piCkering, ON L1V6K7
APR 2 4
CITY OF PICKERING
I~IOKERIN{3, ONTARIO
RE:
Draft Plan of Subdivision S-P-2002-05
Zoning By-law Amendment Application A25/02
Bitondo / Brown
Part Lot 7, Concession 5
Salem Road
City of Picketing
Please be advised that at the regular Board Meeting of Monday, April 14, 2003, the
following motion was approved:
"THAT the Durham Catholic District School Board indicate in its comments to the
City of Pickering that the Board has no objection to Draft Plan of Subdivision S-P-
2002-05 and Zoning By-law Amendment Application A25/02."
The subject lands affected by this application fall within the catchment area of
Mother Teresa Catholic School, located 15 Fishlock Street in Ajax. The projected
student yield from proposed draft plan of subdivision is 1 student.
Sincerely yours,
Gerry O'Neill
Controller of Planning and Admissions
GON:AD:ad
650 Rossland Road West, Oshawa, Ontario L1J 7C4
Telephone (905) 576-6150 Business Services, Fax (905) 576-1981
Patricia Manson, B.A., M. Ed. - Director of Education/Secretary/Treasurer
ATTACHMENT d I g ,,,T0
REPORT ,f PD ~-cb.-~-~
Notice of a Public Meeting to be held
Thursday, March 20th, 2003 at 7:00 p.m.
Picketing Civic Complex - Council Chambers
One the Esplanade, Picketing, LtV 6K7
for the following Planning Applications
File Type & Number
Owner / Applicant
Property Location
Proposal
Date of this Notice
Fire Department
comments
Thursday, March 13,
2003
~raf{ Plan of Subdivision Application (SP-2002-05) and
Zoning By-law Amendment Application (A 25/02)
William Brown
Salem Road and Fifth Concession Road
Generally located on the northwest Corner of Salem Road
and Fifth Concession Road (see attached location sketch)
To change the zoning on the subject property to implement
a proposed Plan of Subdivision application to permit 9
single detached dwelling units.
Februaw 26,2003
The Fire Service reserves the opportunity to speak with the
owner regarding 'a water supply in the form of a reservoir for
the purposes of firefighting.
*T~CH~E~,~--_ / ? TO
PLANNING & DEVELOPMENT DEPARTMENT
MEMORANDUM
October 17, 2003
To:
Steve Gaunt
Planner II
From:
Subject:
Robert Starr
Supervisor, Development Control
Zoning By-law Amendment Application A25/02
Draft Plan of Subdivision Application SP-2002-05
Bitondo Enterprises / William Brown
Part of Lot 7, Concession 5
City of Pickering
We have reviewed the above-noted application and provide the following
comments:
1)
A Grading Plan combined with a Tree Preservation Plan should be required
that will identify trees or hedge rows along property lines adjacent to existing
properties i.e. north lot line Lot 5, south lot line Lot 6, north lot line Lot 4 and
along the rear lot lines adjacent to the open space and provide details on
sufficient limits of construction and grading to ensure preservation.
Preliminary grading and drainage indicating 3 to 1 slopes down to property
line will not sufficiently protect these areas.
2) A suitable barrier may need to be provided to ensure satisfactory separation
between Lot 9 and the golf course.
3) -0d95~n reserves should be indicated within the road widenings adjacent to Lot
3, so that access from Lot 3 will be set back a suitable distance from the Fifth
Concession Road / Salem Road intersection, as access onto either Fifth
Concession Road or Salem Road could be proposed.
4) The existing fencing within the road widenings should be required to be
removed.
5)
The subdivision agreement should address, but not be limited to, lot grading
and drainage, fencing (adjacent to open space and/or golf course), tree
preservation, road restoration and repairs, driveway entrances and paving of
driveway aprons, construction management and erosion and sediment
controls, conveyance and dedication of road widenings, performance and
maintenance securities, etc.
Zoning By-law Amendment Application A25/02 October 17, 2003
Bitondo Enterprises / William Brown ? ?
~,TTACH~,%ENI #. __ TO
REPOR1/¢ PD~ ........ Page 2
6) Pregrading on the site will not be permitted without approvals as required by
the City and/or other agencies.
The City has recently passed a Fill/Topsoil Disturbance By-law that addresses
the City's concerns. A copy of that By-law No. 6060/02 is provided with these
comments and should be forwarded to the applicant.
7) The City has recently passed a Tree Protection By-law and this property is
probably within the areas controlled by this By-law. A copy of that By-law No.
6108/03 is provided with these comments and should be forwarded to the
applicant
Robert S-~t-b rr
RS:bg
J;LOocuments'tD e velopm ent Conl~ oAB OBSTAR R~rn em ~a pplica~ions~zoning emendmen~Bilondo & Brown.d~c
Attachments
Copy:
Coordinator, Development Approvals
Technician, Development Approvals
2
144
OPERATIONS & EMERGENCY SERVICES DEPARTMENT
MUNICIPAL PROPERTY & ENGINEERING DIVISION
MEMORANDUM
April 14, 2003
To: Ross Pym
Principal Planner- Development Review
CiTY OF
~LA,NNtNG & DEVELOPMENT
DEPARTMENT
From:
Richard Holborn, P. Eng.
Division Head, Municipal Property & Engineering
Subject:
Draft Plan of Subdivision, SP-2002-05
Zoning By-law Amendment application, A25-02
William Brown
Salem Road and Fifth Concession Road
The Municipal Property & Engineering Division is in receipt of the above noted draft
plan of subdivision application and zoning by-law amendment application to permit 9
single detached dwelling units and provides the following comments:
1. The configuration of Blocks 10 and 11 to be confirmed in consultation with the
T.R.C.A. and based on storm water management report for the subdivision.
2. Cash in lieu of parkland dedication is required.
3. Blocks 10 and 11 to be conveyed to the City or T.R.C.A.
4. Developer to contribute to the asphalt paving of Salem Road across the limit of
the subdivision.
5. Driveway locations to be determined.
6. Any ditching requirements and culvert installations are the responsibility of the
developer.
Ri/Gl4ard Holb/~n, P: Eng.
RH:ds ;
Copy: Director, Operations & Emergency~Services
ISSITEPLANXSp2002-05_A25-02.docApr-03
MINUTES AND DECISIONS
DURHAM LAND DIVISION COMMITTEE
As per: The Planning Act,
the Durham Act
and in accordance with the Provincial Rules of Procedure
CONSENT APPLICATION heard on: Monday, Mar 14 2005
LD 220/2004 Submission B 042/2005
Owner
Agent
Location
Municipality
BROWN WILLIAM ANDREW
Artuchov, Alex
Part lot 7, Conc. 5
City of Pickering
Consent to sever two rural residential lots,
.461h and .465ha in area, retaining a
.183ha lot with a house.
Applications LD 220/2004 and LD 221/2004 were considered in conjunction.
Mr. A. Artuchov, acting as agent, attended on behalf of the owner. He advised
the Committee that the agency comments were mutually agreeable to his client
and the agencies.
The Committee had for information reports received from the Regional
Municipality of Durham Planning, Health and Works Departments, the
City of Pickering, and Toronto and Region Conservation. Agency comments were
handed to Mr. A Artuchov.
DECISION OF THE COMMITTEE
APPPLICANT/OWNERS ARE RESPONSIBLE FOR FULFILLING ALL
CONDITIONS.
MOVED: R.E. Sutton
SECONDED: M.V. Hedge
That application LD 220/2004 be approved as applied for, subject to:
1/ That the applicant satisfy the requirement of the City of Pickering,
financial and otherwise.
2/ That the applicant satisfy the requirements of Toronto and Region
Conservation as specified in comment dated 05 January, 2005.
146
3/
That the applicant submit two copies of a registered reference plan on the
subject parcel.
4/ That the consent be subject to the following time periods:
Last Date for fUlfilling Conditions is Friday, Mar 24, 2006.
Expiry Date of Application LD 220/2004 is Monday, Apr 24, 2006.
CLEARING AGENCIES
5/
That prior to the signing of the certificate by the Secretary/Treasurer that the
consent has been given, the Secretary/Treasurer is to be advised in writing
by the City of Piokering that condition #1 has been adhered to.
6/
That prior to the signing of the certificate by the Secretary/Treasurer that the
consent has been given, the Secretary/Treasurer is to be advised in writing
by Toronto and Region Conservation that condition #2 has been adhered to.
That prior to the signing of the certificate by the Secretary/Treasurer that the
consent has been given, the Secretary/Treasurer has to be satisfied that the
time periods outlined in condition #4 have been adhered to.
CARRIED UNANIMOUSLY
Signed by all members present and concurring in this
Decision of Application LD 220/2004 on
Monday, Mar 14 2005.
(CHAIR) D.Sullivan
(VICE CHAIR) H.Graham
J. Collins
L. Evans
M.V. Hedge
J. Hurst
J. M. Komarnicki ~
R. E. Sutton . /?
Assistant Secretary/Treasurer ~~]~~~~
Last Date of Appeal of this Decision or a~:~-oCthe conditions therein is gue,~day,
Apr 12 2005.
!
d
147
MINUTES AND DECISIONS
DURHAM LAND DIVISION COMMITTEE
As per: The Planning Act,
the Durham Act
and in accordance with the Provincial Rules of Procedure
CONSENT APPLICATION heard on: Monday, Mar 14 2005
LD 221/2004 Submission B 043/2005
Owner
Agent
Location
Municipality
BROWN WILLIAM ANDREW
Artuchov, Alex
Part lot 7, Conc. 5
City of Pickering
Statement of application included in LD 220/2004.
Applications LD 220/2004 and LD 221/2004 were considered in conjunction.
Mr. A. Artuchov, acting as agent, attended on behalf of the owner.
The Committee had for information reports received from the Regional
Municipality of Durham Planning, Health and Works Departments, the
City of Pickering, and Toronto and Region Conservation. Agency comments were
handed to Mr. A. Artuchov.
DECISION OF THE COMMITTEE
APPPLICANT/OWNERS ARE RESPONSIBLE FOR FULFILLING ALL
CONDITIONS.
MOVED: R.E. Sutton
SECONDED: M.V. Hedge
That application LD 221/2004 be approved as applied for, subject to:
1/ That the applicant satisfy the requirement of the City of Pickering,
financial and otherwise.
2/ That the applicant satisfy the requirements of Toronto and Region
Conservation as specified in comment dated 05 January, 2005.
3/ That the applicant submit two copies of a registered reference plan on the
subject parcel.
4/ That the consent be subject to the following time periods:
LaSt Date for fulfilling Conditions is Friday, Mar 24, 2006.
Expiry Date of Application LD 221/2004 is Monday, Apr 24, 2006.
CLEARING AGENCIES
5/
That prior to the signing of the certificate by the Secretary/Treasurer that the
consent has been given, the Secretary/Treasurer is to be advised in writing
by the City of Picketing that condition #1 has been adhered to.
6/
That prior to the signing of the certificate by the Secretary/Treasurer that the
consent has been given, the Secretary/Treasurer is to be advised in writing
by Toronto and Region Conservation that condition #2 has been adhered to.
7/
That prior to the signing of the certificate by the Secretary/Treasurer that the
consent has been given, the Secretary/Treasurer has to be satisfied that the
time periods outlined in condition #3 have been adhered to.
CARRIED UNANIMOUSLY
Signed by all members present and concurring in this
Decision of Application LD 221/2004 on
Monday, Mar 14 2005.
(CHAIR) D.Sullivan
(VICE CHAIR) H.Graham
J. Collins
L. Evans
M.V. Hedge
J. Hurst
J. M. Komarnicki
R. E. Sutton ~ ,,~,. ,/~,//'/
Assistant Secretary/Treasurer
Last Date of Appeal of this Decision or a~t'~s therein is//,q-uesday,
Apr 12 2005. ~,
-PlCKERING
, bANNING & DEVELOPMENT
DEPARTMENT
Department 905.42,0.4617
'Facsimile 905.420.7648
plan&devl@city-~ickering.on.ca
14
ic ering Civic .Comple~
One ~e. EspIanade
Pickering, Ohtario
Canada Li.V 6K7
Direct Access 905.420.4660
· Toil Free 1.866.683.2760
cityofpickering, com
March 7, 2005
'Kal Yew
Land Division Committee
Region of Durham
1615 Dundas Street East
Lang Tower, 4th Floor
Whitby, ON L1N 6A3
Subject:.
LD 220/04 to LD 221/04- William Brown
Part of Lots 7 and 8, Concession 5
(3230 Sideline 6)
City of Pickering
1. Introduction
The .following outlines Land. Division Application LD 220/04 - LD 221/04.
Property Location:
Proposal:
Pickering Official
Plan Designation:
3230 Sideline 6 (see attached location map)
To create two new lots fronting onto Sideline 6 (Salem Road). '
"Rural Settlement - Country Residential" within the Staxton Glen
Settlement Area. The rear' portion of the property running along
Carruther's Creek is designated "Open Space System- Natural
Area'."
Current Zoning:
The proposed severance appears to comply/with the policies of th~
Pickei-ing Official Plan.
'A' - Rural Agricultural Zone by Zoning By-law 3037:
Frontage (approx.) J Area (approx.)
Zoning BY-law Minimum '80 metres I 0.8 hectares
Requirement for Retained Lot
Zoning By-law Minimum 150 metres 0.8 hectares'
Requirement for Severed 'Lots
Retained Lot' 66 metres 1.8 hectares
Severed Lot 199 metres 4.6 hectares
fLD 220/04)
Severed Lot 243 metres
LD 221/04)
The proposed severed lots appear to comply with the minimum
zoning by-law requirements. The retained lot has insufficient lot
frontage and requires a[}proval of a minor variance ap.3lication from
the Committee of Adjustment.
220/04 to LB 221/04
Additional
information:.
March 7, 2005
Page 2
Committee of Adiustment application (P/CA 09/05) has been
conditional approved, for the insufficient lot frontage requirements of
the zoning by:law for the retained parcel.
The proposed severed lands are currently subject to an appliCation
for approval of a draft plan of.subdivision (SP-2002-05), and an
application to amend the zoning by-laW. A copy of the current draft
plan of subdivision is attached.
2. .Comments
The severed parcels of the subject property are currently being considered for a draft plan Of
subdivision (File# SP-2002-05,). The retained lands are not. included in Draft Plan of Subdivision
SP-2002-05 or the rezoning application. Through the.review-of that subdivision application, the
..Toronto and Region Conse~ation Authority (TRCA) determined that the rear porti.o~ of the
pr0perty, r:unning along Car'ruthe¢'s Creek identified as Blocks 10 and 11 (valley land blocks) on
the draft plan of subdivision ~ust be conveyed into public 0wnership. Since the retain lands are
now part of a Planning Act application, the Consideration for a publiC authority to obt~ain
· ownership of a rear portion of the Ce(ained lands has been investigated. TRCA has concluded
that they have no objections to the subject applications provided the following conditions are
met: '
that the owner of the subject property enter into an agreement to permit an easement
across the rear portion of the retained lands to be Created through LD 221/04; and
that the owner of. the subject property enter into an agreement to grant first right-or
refusal on the transfer of the valley land portion of the retained lands to be created
through LD 221/04, to the TRCA. '
The rear portion of the retained land is require'd to ensure that the rear portion of the severed
lands can be a continuous block. The proposed valley land block configuration of the'draft plan
of subdivision would have created a land locked parcel for one of the valley ands blocks. The
Creation of a land locked parcel is undesirable.
A draft reference plan (in metric) identifying the dimensions of the proposed retained and
severed parcels must be submitted to the City to ensure compliance.with the zoning by-law.
A 5.1.8 metre road widening will be required along the frontage of Sideline 6 (Salem Road) from
the severed and retained parcels, and a 7.925 metre road widening will be required along the
frontage of Fifth Concession Road from the southern severed parcel. The applicant will also be
required to prepare appropriate plans and enter into a development agreement with the City.
3. Recommendation
The City of Picketing Planning & Development Department has no objection to the approval of
Land Severance Applications LD 220/04 and LD ?9l/n,~ m~bj'-'r'f fO the followi.~g conditions of
approval being fulfilled to the satisfaction of the Cit,7'~' ~'r~c~;r ~'~lr~nin,~ o ~,___;'_" ...... "
........ -~ , bi o~ ~v~lL~lur~l~rl~' prior to
IRe final clearance of 1:ne severances:
-LD 220/04 to LD 221/04
':'? / March 7, 2005
Page 3
151
1. That the Committee of Adjustment decision on P/CA 09/05 for the reduced minimum lot
frontage of the retained parcel become final and binding.
That the owner submit a reference Plan (ih metric) that confirms the dimensions of the
proposed retained and severed lands, and that a survey (in metric) be submitted
showing the location of any buildings a:nd structures located thereon.
3.- That any zoning non-compliances identified through Condition n'umber 2 above, resulti'ng
from the proPosed, seve'rances, be brought into compliance.
4. That the owner Satisfy the requirements, of the Toronto and Region Conservation
Authority with respect to their letter dated January 5, 2005.
That the owner convey to the City a 5.18 metre road widening across the frontage of
Sideline 6' (Salem Road) from the severed and retained parcels, and convey a 7.925
metre road widening across the frontage of Fifth Concession Road from .the southern
severed parcel.
6. The owner satisfy the City for parkland dedication.
7. That any existing structures on the. severed lands be removed.
Should these applications be approved, the owner should contact the undersigned to coordinate
satisfaction of the City's conditions.
Yours truly
PK:Id
landdiv/commems/2004¢LD220.04a ~o LD221-04a
Attachments
Copy:
Supervisor, Development Control
Alex Artuchov, Agent
William Brown, Owner
Ross Pyr~, MCIP, RPP ~,/' '
Principal Planner- Development Review
City of PickerinQ {~')~ ~..~_ o ,-.. ............
annmg& Development Department
~'NCE~o~O~,~
FiLE No. LD 220/04 TO 221/04
FOR DEPARTMENT USE ONLY PN-RURAL
SCALE 1:5000
CHECKED BY RP I
INFORMATION COMPILED FROM APPLICANTS
SUBMITTED PLAN -
.~TTACHMB',IT.~_.~ I _TO
RF.'POP'r ~ PD__~,¢-.__..._~.~.~ .......... SP 2002-05;A25/02
L. BITONDO
LOT ~0
LOT ~
~OT B
LOT ?
LOT 6
LOT 5
LOT 2
LOT 1
5th CONCE$2ION ROAD
LOT ~
LOT B
BLOCK 10
LOT B
~.OT 7
PART OF LOT 7,
CONCESSION 5
F
TORONTO AND REGION
OI S i'V [lOrl
for The Living City
January 5, 2005
By FAX AND MAIL
JAN I ! 2005
C~TY OF P~CKER~NG
P|¢[4~RING, ONTARIO
CFN 35529.03
X, REF CFN 35136
Ms. Marlene Sargent
The Regional Municipality of Durham
1615 Dundas Street East, P.O. Box 623
4th Floor :Lang Tower, West Building
WhitbY, 'Ontario L1 N '6A3
JAN I 1 2005
CiTY OF PiCKERING
PLANNING & DEVELOPMENT
DEPARTMENT
Dear Ms. Sargent:
Re:
Consent Applications LD 220/2004 and LD 221/2004
'Salem Road and 5th Concession
Part of Lot 7, Concession 5
City of, Pickering
(William Brown)
Further to 'the Toronto and Region Conservation Authority's (TRCA) correspondence dated
December 2, 2004, regarding the above noted applications for the property located on the north
west corner of Salem Road and the Fifth Concession in the City of Pickering, TRCA staff have had
the opportunity to fUrther review proposal and offer the following comments.
Background
As outlined in our letter dated December 2, 2004, the TRCA requested that the submitted
applications be deferred until such time as a site Visit could be conducted in order to define the
valley feature on the proposed retained lands to be created through LD221/2004. The TRCA was
interested in defining the valley corridor along this portion of'the subject property asthis area was
not included within the draft approved plan of subdivision SP-2002-05. The subject property abuts
a tributary of the Carruthers Creek and contains significant vegetation that forms part of the
abutting valley and stream corridor, therefore the TRCA requested that the valley lands be
protected through appropriate zoning and be conveyed into public ownership.
Site-specific Comments
On December 16, 2004 Authority staff met on site with the applicant, the property owner, and City
staff in .order to define the valley feature on. the proposed retained lands. Through discussion with
the applicant and the owner, the .owner of the property has agreed that in the event of the future
transfer of the subject property from the current ownership into other ownership, that the owner
would be prepared to convey the valley lands into public ownership. Further, until such time as the
valley lands are conveyed into public ownership, the owner of the property has agreed to provide
an easement across the rear portion of the proposed retained'lands. ThiS easement will provide
a trail connection between the abutting valleyland blocks that are to be created through Draft Plan
of Subdivision SP-2002-05 (Blocks 10 and 11).
F:\Home\Public\Deveiopment Services\Durham Region\Pickering\LD220-221-04- Jan5.wpd
5 5horeham Drive, Downsview, Ontario M3N 154 (416) 661-6600 FAX 661-6898 www. trca.on.ca
Ms. Marlene Sargent
-2- January 5,2005
Recommendations
In light of the above, the TRCA has no objections to consent applications LD220/2004 and
LD221/2004 provided the following conditions are met:
1)
2)
that the owner of the subject property enter into an agreement to permit'an easement
across the rear portion of the retained lands to be created through LD221/2004; and
that the owner of the subject property enter into an agreement to grant first right or
refusa'l on the transfer of the valley land portion of,the retained lands to be created
through LD221/2004, to the 'I:RCA. ,~
We trust this is satisfactory..Should you have any questions, please comact.the undersigned.
Yours truly,
Carla Pierini
.Plans Analyst
Development Services Section
Extension 5314
c.c.: City of Pickering, Planning Department
Alex ~Artuchov (FAX: 416-426-6036)
F:\Home\Public\DeveJopment Serv ces\Durham Region\Pickering\LD220-221~04- Jan5.wpd