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HomeMy WebLinkAboutPD 39-05 REPORT TO EXECUTIVE COMMITTEE Report Number: PD 39-05 Date: August 31,2005 From: Nell Carroll Director, Planning & Development Subject: Draft Plan of Subdivision Application S-P-2005-02 Zoning By-law Amendment Application A 6/05 946037 Ontario Limited (Property south of Wingarden Crescent & Shade Master Drive) (Part of Lot 21, Plan 819) (40R-20788, Parts 1,8, 9, & 10) City of Pickering Recommendation: That Draft Plan of Subdivision S-P-2005-02 submitted by 946037 Ontario Limited, be APPROVED as set out in the conditions section attached as Appendix I to Report PD 39-05, to permit the development of a plan of subdivision, on lands being Part of Lot 21, Plan 819, (40R-20788, Parts 1,8, 9, & 10), City of Pickering. That Zoning By-law Amendment Application A 6/05 submitted by 946037 Ontario Limited, be APPROVED subject to the conditions outlined in Appendix II to Report PD 39-05, to establish performance standards to allow the implementation of the Draft Plan of Subdivision S-P-2005-02, on lands being Part of Lot 21, Plan 819, (40R-20788, Parts 1,8, 9, & 10), City of Pickering. Executive Summary: The applicant proposes to develop a draft plan of subdivision consisting of twelve lots fronting onto the southern extensions of Wingarden Crescent and Shade Master Drive. The proposed plan of subdivision consists of lots having minimum lot frontages of approximately 14.5 metres. The applicant proposes to amend the current zoning to implement the Draft Plan. The proposed plan of subdivision represents appropriate residential development and conforms to the policies of the Pickering Official Plan and provisions of the Dunbarton Neighbourhood Development and Design Guidelines. All interests of the City will be appropriately addressed through an associated subdivision agreement. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. Report PD 39-05 Subject: 946037 Ontario Limited (SP-2005-02 / A 6/05) Date: August 31,2005 Page 2 Background: 1.0 Introduction 946037 Ontario Limited (Martin Gaffney), have submitted applications for approval of a draft plan of subdivision and an amendment to the zoning by-law in order to implement the proposed draft plan on the subject lands (see Location Map, Attachment #1). The draft plan of subdivision proposes to create twelve lots for detached dwellings that front onto the extensions of two existing municipal roads, Wingarden Crescent and Shade Master Drive (see Proposed Draft Plan, Attachment #2). Eight lots are proposed to front onto Shade Master Drive and four lots are proposed to front onto the east side of Wingarden Crescent. All proposed lots have minimum lot frontages of approximately 14.5 metres (see Area & Frontage Chart, Attachment #3). Blocks 13-18 have been reserved for temporary turning circles, Blocks 19, 20, and 21 are 0.3 metre reserves, and Block 22 is a future residential development block. Wingarden Crescent will have a partial temporary turning circle and Shade Master Drive will have a full temporary turning circle. The following chart outlines the proposed development detail: Details of the Applications Total area of draft plan Residential lots Municipal road Future residential block, temporary turning circles and reserve Number of detached dwelling lots Net residential density (units per hectare) -- 0.945 hectares -- 0.666 hectares -- 0.216 hectares -- 0.063 hectares -- 12 lots -- 18.0 units/hectare 2.0 Comments Received 2.1 At the May 19, 2005 Public Information Meeting Five residents spoke at the public meeting. Four of the speakers had concerns of traffic, grading and drainage, quality of homes construction, property taxes, future land development and land ownership, construction traffic, road configuration and design. One speaker spoke in support of the application and believed that this development will benefit Pickering. The speaker also recognized that development is inevitable and is pleased with Mr. Gaffney's previous developments (see text of Information Report and Meeting Minutes, Attachments #.4 and #5). Report PD 39-05 Subject: 946037 Ontario Limited (SP-2005-02 / A 6/05) Date: August 31,2005 Page 3 Written Public Submission on the application A petition of issues was submitted by the neighbouring property owners to the north (Lots 26 to 34) along the south side of Wingarden Crescent. Issues identified in the correspondence were: · the proposed development would allow homes to be built two to four feet from the rear property line of Wingarden Crescent properties; · the homeowners along Wingarden Crescent will have to look at the side walls of the proposed homes on Lots 1,8, and 9 of the proposed draft plan; · similar lot layout to that proposed do not exist in this community; Possible solutions suggested by the resident petition were as follows: · Eliminate lots 1, 8, & 9 and divide the land between the other lots and maintain minimum setbacks as the rear lots of 26 to 34 on Wingarden Crescent; · Reverse the lots so that new homes are back to back with the existing homes along Wingarden Crescent and create a road in front of the new homes to connect to Shade Master Drive (see Attachment #6); 2.2 Agencies: Durham Region Current Operations Branch The Durham District School Board Toronto & Region Conservation Authority - conforms with Regional Official Plan; - sanitary sewer and municipal water are available to the subject site; - no provincial interests or delegated review responsibilities apply; - the proposed development supports the objectives of the Community Strategic Plan (CSP); (see Attachment #7); - students generated by the subdivision can be accommodated by an existing facility; (see Attachment #8); - no objection to the submitted draft plan of subdivision application; - request that City staff consider and implement a financial contribution in lieu of on-site stormwater management controls in order to address stormwater management of the subject site; (see Attachment #9); Report PD 39-05 Subject: 946037 Ontario Limited (SP-2005-02 / A 6/05) Date: August31,2005 Page 4 2.3 The Durham Catholic District School Board Veridian Connections Enbridge Bell Canada no objection; (see Attachment #10); forward a copy of the first civil design so an electrical design can be determined; no objection to plan; (see Attachment #11 ); that the applicant include certain conditions in the subdivision agreement, such as coordination of the utility distribution plan, street grading and construction standards, and no easements will be required for the distribution of gas; (see Attachment #12); inclusion of certain conditions into the City of Pickering subdivision agreement such as, easements or relocation of telecommunications facilities and shall comply with underground servicing conditions; (see Attachment #13); No other agency has commented or objected to the subject applications. Certain technical issues and requirements related to the proposed development can be addressed during the detailed subdivision design process, if these applications are approved. City Departments: Pickering Fire Services installation of a temporary turning circle at the terminus of both Wingarden Crescent and Shade Master Drive to municipal standards; installation of temporary street signs to properly identify dwellings for emergency response; (see Attachment #14); Report PD 39-05 Subject: 946037 Ontario Limited (SP-2005-02 / A 6/05) Date: August 31,2005 Page 5 Development Control This development should be conditional on the owner entering into a subdivision agreement with the City that should address such matters as, but not be limited to, grading and drainage, stormwater management, easements, roads, boulevards, sidewalks, boulevard trees, driveway aprons, utilities, inspection fees, construction management, downstream contributions, future contributions, securities, insurance, etc.; (see Attachment #15). 3.0 3.1 Discussion The proposed subdivision complies with the Official Plan, the Dunbarton Neighbourhood Guidelines, and is appropriate. The Official Plan designates the subject lands as Urban Residential Area - Low Density Area. Permissible uses within the Urban Residential Area - Low Density Area designation include detached dwelling units. The Official Plan establishes a density range for residential development within this designation of up to and including 30 units per net hectare. The proposed development would provide a net site density of approximately 18.0 units per hectare, which is within the permitted density range. The Dunbarton Neighbourhood Development and Design Guidelines state that new development should be compatible with the existing neighbourhood character. The Guidelines state that on new internal roads only detached dwellings having a minimum lot frontage of 12.0 metres shall be considered. The subdivision proposes only detached dwellings with lot frontages ranging from 14.85 metres to 15.16 metres. The proposed plan reflects the lotting configuration and road pattern that was anticipated for this area through the Dunbarton Neighbourhood Development and Design Guidelines and is typical of infill development. Both internal roads are anticipated to be extended to the south, as infill development progresses over time (see Attachment #16 - Dunbarton Neighbourhood Concept Plan). The interface between existing corner lots and new lots fronting Wingarden and Shade Master (Lots 1, 8, & 9) is a typical design condition that exists in several locations within the surrounding neighbourhood (Helm Street, Voyager Avenue and Holbrook Court). While the preference of existing residents for a 'rear yard to rear yard' condition is understood, the required redesign is not feasible and would not conform to the established development guidelines. Report PD 39-05 Subject: 946037 Ontario Limited (SP-2005-02 / A 6/05) Date: August 31, 2005 Page 6 3.2 3.3 The applications comply with the Official Plan, the Dunbarton Neighbourhood Development and Design Guidelines, and represent appropriate and compatible development. Zoning Category to be identical to existing development on Wingarden It is proposed that the zoning category for this subdivision be identical to that which presently applies to existing development on Wingarden (S3). Conditions of subdivision approval will ensure that the lotting configuration is maintained with minimum 14.5 metre frontages and minimum 500 square metre lot areas (which exceeds the by-law minimum), as shown on the draft plan of subdivision. Separation distance between dwellings will be a minimum of 1.8 metres, and other performance standards will be set out in the by-law. Technical matters for this Draft Plan of Subdivision will be dealt with through the Conditions of Draft Approval. Subdivision Aqreement A future subdivision agreement between the City and the owner of the lands will be required to ensure that all matters of interest to the City are protected. This required agreement, and several other development implementation matters, are incorporated into the recommended conditions of approval for this application and are found in Appendix I to this Report. Cash-in-Lieu of Parkland AS no park blocks form part of the draft plan, the City will require cash-in lieu from the subdivider in order to satisfy Section 42(1) of the Planning Act. Construction Access Construction access will be from Wingarden Crescent and Shade Master Drive. Gradinq and Tree Preservation Upon review of the preliminary grading plan, it appears the trees on the lands subject to development are not able to be preserved. Temporary Turing Circles One partial temporary turning circle will be installed and the terminus of Wingarden Crescent and one full turning circle will be installed at the terminus of Shade Master Drive. Report PD 39-05 Subject: 946037 Ontario Limited (SP-2005-02 / A 6/05) Date: August 31,2005 Page 7 Future Residential Development Block (Block 22) Block 22 on the proposed draft plan is designated as a future residential development block. It will only be developed in conjunction with the lands to the east legally described as Part of Lot 23, Plan 819, (40R-20788, Part 2). All technical matters for this Draft Plan of Subdivision will be dealt with through the Conditions of Draft Approval as listed in Appendix I of this report. 4.0 Applicant's Comments The applicant is aware of the contents of this report. APPENDICES: APPENDIX I: APPENDIX I1: Attachments: Recommended Conditions of Approval for S-P-2005-02 Recommended Conditions of Approval for A 6/05 1. Location Map 2. Applicants Proposed Draft Plan of Subdivision 3. Lot Area and Frontage Chart 4. Text of Information Report 5. Meeting Minutes 6. Resident Comments- Petition for Residents on Wingarden Crescent 7. Comments from the Region of Durham Current Operations Branch 8. Comments from the Durham District School Board 9. Comments from the Toronto & Region Conservation Authority 10. Comments from the Durham Catholic District School Board 11. Comments from Veridian Connections 12. Comments from Enbridge 13. Comments from Bell Canada 14. Comments from Pickering Fire Services 15. Comments from Development Control 16. Dunbarton Neighbourhood Concept Plan Report PD 39-05 Subject: 946037 Ontario Limited (SP-2005-02 / A 6/05) Date: August31,2005 Page 8 Prepared By: Ge,,~'ff ~nowski, CPT Planner II Approved / Endorsed By: Neil Carr~cl, RPP Director, Planning & Development Lynda Taylor, MCIP, RPP Manager, Development Review GXRif Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering Ci, t,~ Council "/'" / " APPENDIX I TO REPORT NUMBER PD 39-05 RECOMMENDED CONDITIONS OF APPROVAL FOR DRAFT PLAN OF SUBDIVISION S-P-2005-02 RECOMMENDED CONDITIONS OF APPROVAL FOR DRAFT PLAN OF SUBDIVISION S-P-2005-02 1.0 1.1 2.0 2.1.1 2.1.2 2.2 2.2.1 2.2.2 2.2.3 GENERAL CONDITIONS That this recommendation apply to the draft plan prepared by DFP Surveyors, dated October 25, 2001, revised January 13, 2005 (Drawing Number DP-l), for Draft Plan of Subdivision Application S-P-2005-02 submitted by 946037 Ontario Limited, on lands being Part of Lot 21, Plan 819, (40R-20788, Pads 1, 8, 9, & 10), City of Pickering, to permit the development of twelve (12) lots for detached dwellings, and one block (Block 22) for a future residential lot and six blocks (Block 13 - 18) for partial and full temporary turning circles. PRIOR TO REGISTRATION OF THE PLAN That the owner submit a Draft 40M-Plan to be approved by the City of Pickering, Planning & Development Department. That the implementing by-law for Zoning By-law Amendment Application A 06/05 become final and binding. That the owner enter into a subdivision agreement with and to the satisfaction of the City of Pickering to ensure the fulfillment of the City's requirements, financial and otherwise, which shall include, but not necessarily be limited to the following: Storm Drainage (a) satisfy the Director, Planning & Development respecting a stormwater drainage and management system to service all the lands in the subdivision, and any provisions regarding easements; (b) satisfy the Director, Planning & Development for contributions for down stream stormwater management works. Grading Control and Soils (a) satisfy the Director, Planning & Development respecting submission and approval of a grading and control plan; (b) satisfy the Director, Planning & Development respecting submission and approval of a geotechnical soils analysis. Road Allowances (a) satisfy the Director, Planning & Development respecting construction of internal roads with curbs, storm sewers, sidewalks and boulevard designs to maximize front yard space without impeding services or the safe operation of the streets; 2.2.4 2.2.5 2.2.6 2.2.7 (b) (c) -2- that the streets be named Wingarden Crescent and Shade Master Drive. That a partial temporary turning circle be installed at the terminus of Wingarden Crescent and full temporary turning circle be installed at the terminus of Shade Master Drive. Sidewalks (a) that the owner construct sidewalks along the east and west sides of Shade Master Drive extension and along the east side of Wingarden Crescent extension, to the satisfaction of the Director, Planning & Development. Construction / Installation of City Works & Services (a) (b) (c) satisfy the City respecting arrangements for the provision of all services required by the City; satisfy the appropriate authorities respecting arrangements for the provision of underground wiring, street lighting, cable television, natural gas and other similar services; 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) (b) the dedication of all road allowances with the proper corner roundings and any block of land required for partial or full temporary turning circles; (c) that the owner convey to the City, at no costs: (i) (ii) (iii) any easements as required; and any reserves as required by the City; any blocks of land for partial or full temporary turning circles; that the subdivider convey any easement to any utility to facilitate the installation of their services in a location(s) to the satisfaction of the City and the utility. Construction Manaqement Plan (a) that the owners make satisfactory arrangements with the City respecting a construction management plan, such Plan to contain, among other things: (i) details of erosion and sedimentation controls during all phases of construction and provide maintenance requirements to maintain these controls; 2.2.8 2.2.9 2.2.10 2.2.11 2.2.12 -3- (ii) (iii) (iv) (v) (vi) (vii) 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; access to the site to satisfy the Supervisor, Development Control. Development Charqes (a) satisfy the City financially with respect to the Development Charges Act. Coordinated Development (a) satisfy the City with respect to arrangements necessary to provide for coordination of service and roads with adjacent lands and any phasing of development that may be required. Fencin,q (a) satisfy the City with respect to the provision of temporary fencing around the entire perimeter of the subject lands during construction, prior to the commencement of any works; Street Tree Planting (a) the submission of a street tree planting plan to the satisfaction of the City of Pickering. Design Planning (a) satisfy the Director, Planning & Development, 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, and streetscapes as well as the width, siting, and projection of garages; 2.2.13 2.2.14 2.2.15 -4- (c) the report outlining siting and architectural design objectives for the development must address driveway placement and curb cut location on the proposed public road to ensure adequate room is maintained to accommodate street furniture and boulevard landscaping; Engineerin.q Drawings (a) that the owner satisfy the City respecting the submission of appropriate engineering drawings that detail, among other things, City services, roads, storm sewers, sidewalks, lot grading, streetlights, fencing and tree planting, and financially-secure such works; (b) that the engineering plans be coordinated with the architectural design objectives and further 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. Other Approval Agencies (a) that the subdivider satisfy all the requirements of the Region of Durham; (b) that the subdivider satisfies all the requirements of the Planning & Development Department (Development Control); (c) that the subdivider satisfies all external agency comments; (d) that any approvals which are required from the Region of Durham for the development of this plan to be obtained by the subdivider, and upon request written confirmation be provided to the City of Pickering as verification of these approvals. Parkland Dedication (a) that the subdivider provide to the City cash-in-lieu of parkland dedications, to the satisfaction of the Director, Planning & Development, in order to satisfy Section 42(1 ) of the Planning Act. APPENDIX II TO REPORT NUMBER PD 39-05 RECOMMENDED CONDITIONS OF APPROVAL FOR ZONING BY-LAW APPLICATION A 6/05 RECOMMENDED CONDITIONS OF APPROVAL FOR ZONING BY-LAW APPLICATION A 6/05 That (a) the implementing zoning by-law: permit the establishment of detached dwelling units generally in accordance with the following provisions: (vi) (vii) (viii) (i) minimum lot area of 350 square metres; (ii)minimum lot frontage of 12 metres; (iii) minimum front yard depth of 4.5 metres; (iv)minimum rear yard depth of 7.5 metres; (v) minimum side yard width of 1.2 metres on one side and 0.6 metres on the other side with a minimum building separation of 1.8 metres; maximum building height of 9.0 metres; maximum lot coverage of 38 percent; minimum one private garage per lot, any vehicular entrance of which shall be located not less than 6.0 metres from the front lot line and not less than 6.0 metres from any side lot line immediately adjoining a street or abutting on a reserve on the opposite side of which is a street; (ix) maximum garage projection of 3.0 metres beyond the wall containing the main entrance to the dwelling unit; (x) uncovered steps and platforms not exceeding 1.0 metre in height shall be permitted to project a maximum of 1.5 metres into a required rear yard. ATTACHMENT# J TO REPORT # PD~ COURT VOYAGER BONITA AVENUE STROUDS LANE WtNOARDEN CR~_S~ENT EDGEROW PL. JACQUELINE WELRUS STREET GOLDENRIDOE City of Picketing SPRUCE Planning & Development De )artment PROPERTY DESCRIPTION PART OF LOT 21, PLAN 819, 40R-20788, PARTS 1,8, 9, & 10 OWNER 946037 ONTARIO LTD. / DATE APRIL !5, 2005/ DRAWN BY JB FILE No. SP2005-02 & A06/05 SCALE 1:5000 CHECKED BY' G R PN,7 INFORMATION OOMPILI=D FROM APPLIOANT'$ SUBMITTED PLAN 946037 ONTARIO LTD. SP-2005-02 & A 06/05 REGISTERED BLOCK (030 LOT 1 7 7' ~ BLOCK 21 BLOCK 20 0.3 RESERVE WlNGARDEN CRESCENT ~ 1 8 g 3 6 11 17 BLOCK 13 4 5 BLOCK 14 1 2 L 0 T 2 4 L 0 T BLOCK 22 BLOCK 19 0.3 L 0 Ti PART 2, PLAN 40R-lg075 .~ ~ 2 > z o ~ PART 2, PLAN 40R-20788 2 3 2 5 ATTACHMEN3' #_-~ TO REPOR'i' # PD ~ ~' ' o..~ AREA &: FRONTAGE CHART FOR S-P 2005- 02 LOT/BLOCK AREA m2 FRONTAGE © 7.50 m SETBACK 1 546.5 15.00 2 545.6 15.00 3 511.0 15.00 d- 504.9 14.87 5 518.6 15.07 6 517.5 15.00 7 547.5 15.00 8 548.0 15.00 9 619.5 15.00 10 619.4 15.00 11 589.5 15.00 12 598.8 15.19 13 30.0 14 30.3 15 $0.0 16 30.2 17 30.0 18 29.7 19 5.6 20 5.4 21 17.9 22 418.1 15.55 SHADE MASTER 1107.0 DRIVE WINOARDEN 1055.5 CRESCENT TOTAL 9452.3 (0.945 he) ATTACHMENT d, /'~ TO REPORT d PD PICKERING INFORMATION REPORT NO. 10-05 FOR PUBLIC INFORMATION MEETING OF May 19, 2005 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Draft Plan of Subdivision Application - S-P-2005-02 Zoning By-law Amendment Application - A 06/05 946037 Ontario Limited (Property south of Wingarden Crescent & Shade Master Drive) (Part of Lot 21, Plan 819) (40R-20788, Part 1, 8, 9, 10) City of Pickering 1.0 2.0 PROPERTY LOCATION AND DESCRIPTION - the subject property is approximately 0.95 hectares in size; - located immediately south of the terminus of Wingarden Shade Master Drive (see Attachment #1 - Location Map); - the surrounding uses are single detached residential. Crescent and APPLICANT'S PROPOSAL the applicant proposes to establish 12 detached dwelling units fronting onto two new public streets; 4 lots will front onto the east side of the future Wingarden Crescent extension and 8 lots will front onto the future Shade Master Drive extension (see Attachment #2 - Proposed Draft Plan); minimum lot frontages for this proposal are approximately 15 metres; minimum lot depths for this proposal range from 36 meters to 42 metres approximately; the proposed zoning by-law amendment would permit the 12 detached dwellings to be constructed, and Would set specific zoning standards for the development to adhere to. Information Report No. 10-05 ATTACHMENT f/ ~ TO REPOR'[ # PD , ~ c'/.~)~ ___ Page 2 3.0 3.1 3.2 3.3 OFFICIAL PLAN AND ZONING Durham Regional Official Plan - the Durham Regional Official Plan identifies the subject lands as being designated Living Area, which permits development predominately for housing purposes; - the applicant's proposal complies with this designation; Pickerin.q Official Plan the subject property is designated "Urban Residential- Low Density" within the Dunbarton Neighbourhood; this designation permits residential uses and a mix of community, cultural and recreational uses; iow density residential development permits up to and including 30 units per net hectare; the proposed development would provide a net density of 12.6 units per net hectare; the applicant's proposal conforms to the applicable Official Plan policies; Dunbarton Nei.qhbourhood Design Guidelines (see AttaChment #3 - Dunbarton Neighbourhood Map) the Dunbarton Neighbourhood Development and Design Guidelines, state that new development should be compatible with the existing neighbourhood character. Minimum lot frontages for the Dunbarton Neighbourhood are: Cul-de-Sac New Internal Roads External Roads Minimum Lot 10 metres 12 metres 15 metres Frontages the Dunbarton Neighbourhood Development and Design Guidelines indicate that new developments shall maintain building setbacks consistent with recent subdivision standards. Minimum setbacks for the Dunbarton Neighbourhood are: Front Yard Side Yard Minimum 4.5 metres 1.2 meters & 0.6 metres Setback 3.4 (see Attachment #4 - Proposed lot areas and frontages) the proposal complies with the Dunbarton Neighbourhood Guidelines; Zoning By-law 3036 & Zoning By-law 3036, as amended by By-law 5503~99 the lands subject to Draft Plan of Subdivision S-P-2005-02 & A 06/05 are dual zoned (see Attachment #5 - Zoning Map); Information Report No. 10-05 ATTACHMENT ~ ~ TO Page3 REPOR'I' ~ PD .~' ' o 5' 4.0 4.1 4.2 4.3 5.0 - the north portion is zoned "R4" - Residential Zone by By-law 3036, as amended by 5503/99; - the south portion is zoned "R3"- Residential Zone by By-law 3036; - the existing zoning permits detached dwellings with minimum lot frontages of 15 metres and minimum lot areas of 460 square metres for the "R4" zoning and minimum lot frontages of 18 metres and minimum lot areas of 550 square metres for the "R3" zoning; - an amendment to the zoning by-law is required to allow for the development of 12 detached dwelling units on lots with minimum lot frontages of 15 metres. RESULTS OF CIRCULATION Resident Comments no written resident comments have been received to date; Agency Comments no written agency comments have been received to date; Staff Comments in reviewing the application to date, the following matters have been identified by staff for further review and consideration: · ensure that the proposed development is compatible with, and sensitive to, surrounding existing residential developments; · ensure that the proposed internal roads and lotting patterns do not conflict with the Dunbarton Neighbourhood Development and Design Guidelines; · ensure that the proposed road extensions are properly aligned with existing roads and for future roads; · ensure that all lots proposed have a minimum lot frontage of 12 metres as per the Dunbarton Neighbourhood Development and Design Guidelines for new internal roads; · a preliminary grading plan must be submitted and reviewed to identify potential grading issues; · the examination of this application to ensure that it is consistent with the polices of the 2005 Provincial Policy Statement; - this Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies and the public. PROCEDURAL INFORMATION - written comments regarding this proposal should be directed Planning & Development Department; - oral comments may be made at the Public Information Meeting; to the Information Report No. 10-05 ATTACHMENT # .... ~L TO REPOR'[ # PD~ Page 4 6.0 6.1 6.2 6.3 all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; if you wish to be notified of Council's decision regarding either the proposed plan of subdivision or zoning by-law amendment application, you must request such in writing to the City Clerk; if a person or public body that files an appeal of a decision of the City of Pickering in respect of the proposed draft plan of subdivision does not make oral submissions at the public meeting or make written submissions to the City of Pickering before the application is considered, the Ontario Municipal Board may dismiss all or part of the appeal; if a person or public body that files a notice of appeal of a decision of the City of Pickering in respect of the zoning by-law amendment does not make oral submission at the public meeting, or make a written submission to the City of Pickering before the 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. OTHER INFORMATION Appendix No. I list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing report; Information Received - full scale copies of the Applicant's submitted plan are available for viewing at the offices of the City of Pickering Planning & Development Department; Property Owner - the owner of this property is 946037 Ontario Limited; - the principal of this company is Martin Gaffney. ORIGINAL SIGNED BY Geoff Romanowski, CPT Planner II GXR:jf Attachments Copy: Director, Planning & Development ORIGINAL SIGNED BY Lynda Taylor, MCIP, RPP Manager, Development Review ArTACHMENT #~~TO APPENDIX NO. I TO INFORMATION REPORT NO. 10-05 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) none received to date COMMENTING CITY DEPARTMENTS (1) Planning & Development Department ATTACHMENT# ~" _TO REPOR'! # PD._~.~_~. ....... Excerpts from Statutory Public Information Meeting Pursuant to the Planning Act Minutes Thursday, May 19, 2005 7'00 P.M. The Manager, Development Review, provided an overview of the requirements of the Planning Act and the Ontario Municipal Board respecting this meeting and matters under consideration there at. (111) DRAFT PLAN OF SUBDIVISION APPLICATION - SP-2005-02 ZONING BY-LAW AMENDMENT APPLICATION A 06/05 946037 ONTARIO LIMITED (PROPERTY SOUTH OF WINGARDEN CRESCENT & SHADE MASTER DRIVE) (PART OF LOT 21, PLAN 819) (40R-20788, PART 1, 8, 9, 10) o Geoff Romanowski, Planner II, provided an overview of property location, applicant's proposal and City's Official Plan policies pertaining to this site, as outlined in Information Report #10/05. Norma Whettmore, on subject property behind lot # 32????, questions the zoning amendments and the reasoning behind it. Speaker is concerned there will be an increase in traffic and congestion in the area and if water runoff will be controlled and not directed into their backyards. Further concerned about the quality of the homes being built and the unfulfilled promises made by developers. The speaker commented on the increase in property taxes in the area. Pauline Hitchcock, 1815 Sprucehill Road, is concerned with the future plans of developers in the area. The speaker wants information on land ownership for that area, more specifically builders owning property. Gall Clough, 1811 Fairport Road, is in support of the application and believes it will benefit Pickering. The Speaker recognizes that development is inevitable and is pleased with Gaffney's previous developments. Gary Apney, 933 Wingarden, is concerned of the construction traffic in the area and is not pleased of the segmented plan of road extension. The speaker believes that to eliminate an extensive road disruption, the road should either be extended completely in the initial phase or not at all. Camil, 930 Wingarden, is concerned of the change in the proposed road design set out by Kaitlin Group. She requested a copy of the design guidelines. -1- AT1ACHME~J? #_~__~ fO REPORI # PD._~__:~ ..... Excerpts from Statutory Public Information Meeting Pursuant to the Planning Act Minutes Thursday, May 19, 2005 7:00 P.M. The applicant Martin Gaffney, 1830 Fairport Road, commented that only tress determined by grading requirements will be cut and that he is willing to discuss all concerns about the development plans. He indicated that everyone is aware of his address and they may contact him. Staff commented on the zoning changes and informed public that preliminary grading plans are required to be submitted to the Planning Department and that grading will not affect existing properties. With respect to land ownership the City could search ownership but would not be able to comment on property plans until the plans are submitted to the City of Pickering Planning Department. With respect to the construction concern, construction is controlled through a by-law that would set specific instructions for dates and times etc. For the concern of trees, Staff explained that the area would require a tree preservation plan. Staff (Lynda) explained that the Dunbarton guidelines that sketch possible road construction and development areas has been in place since the 1990's. -2- FROM DEC Ltd. FAX NO. : 9058318871 ATrACHME~)I#__~ FO May 26, 2005 SUBJECT: Draft Plan of Subdivision Zoning Amendment Application - A 06105 Maw, PLANNING & DEVELOPMENT This draft plan allows the Builder to build houses two (2) or four (4) feet away from the r~lf,°ARTMENT properties of Wingarden Cres. lots 26 to 34, Consequently some homes will be looking at a wall of the proposed homes and others wiiJ have a part wall that they will be looking at. In most subdivision planning, the lots are planned in such a way that the rear lots are back to beok, hence leaving similar set backs from the rear of the properties. This is poar planning and I think the City of Picketing should review and reseamh zoning by-taws in this ama and they will see that there are no similar lot layouts in this community and we have every right to reject this proposed layout and the City Plan Examiners and Zoning Ofrmiais should also reject this layout. Possible solutions: Eliminate three lots 1, 8 and 9 and divide land between other lots, and maintain minimum same set back as the existing rear lOts 26 to 34 of Wlngarden Cres. Reverse the lots so that new homes have a back yard backing to Wingarden lots 26 to 34. Create a crescent for Wingarden to turn back to proposed (Shade master Drive) and join Wingarden as we were originally told when we purchased our homes, back in 1998J1999. Homeowners in disagreement with this Draft Plan of Subdivision S-P-2006-02 Zoning Amendment Application - A 06/0~ Listed below: LOt 26- 942 W1ngarden Cms. Lot 27- 940 WIngarden Cms Lot $2 - 926 Wingarden Lot 33 - 924 Wlngarden Cre~ Lot 34- 922 Wingarden Cms May 26,2005 ATTACHMENT#, "7 TO REPORT ~ PD The Regional Municipality of Durham Planning Department 1615 DUNDAS ST. E. 4TM FLOOR, LANG TOWER WEST BUILDING "3 BOX 623 .~/HITBY 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" Nell Carroll, Director Planning & Development Department Pickering Civic Complex One the Esplanade Pickering ON L1V 6K7 Dear Mr. Carroll: Re: Regional Review of an Application for Plan of Subdivision File No.: S-P-2005-02 Applicant: 946037 Ontario Limited Location: Part of Lot 27, Concession 1 Municipality: City of Pickering The Region has reviewed the subject application and the following comments are offered. Durham Regional Official Plan The subject properly is designated "Living Area". Lands within this designation are to be to be used predominantly for housing purposes. The proposal appears to conform to the policies of the Durham Regional Official Plan. Reqional Services Sanitary sewer and municipal water supply are available to the subject property by connecting to the existing 200 mm sanitary sewer and 150 mm watermain on Wingarden Crescent and Shade Master Drive. Provincial Interests and Deleqated Review Responsibilitie,.; This application has been screened in accordance with the terms of the provincial plan review responsibilities. No provincial interests or delegated review responsibilities apply to this application. Community Strategic Plan (CSP) The CSP encourages effective land use planning supporting compact development andhealthy neighbourhoods. The proposed development appears to support the objectives of the CSP. 100% Post Consumer ATTACHMENT # _ *~' TO REPOR1 # PD.~_.~ .......... Page 2 Based on the foregoing, the Region has no objection to draft approval of this plan. The attached conditions of approval shall be complied with prior to clearance by the Region for registration of this plan. In addition to sending the Region copies of the draft-approved plan and conditions of approval, at such time as the draft approval is in effect, please e-mail a digital copy of the conditions of draft approval to the planner responsible for the file. Please call Ray Davies, Planner, if you have any questions. Yours truly, Kai Yew, Manager Current Operations Branch Attachment: Copies: Conditions of Draft Approval 946037 Ontario Limited Regional Works Department R:rd~'subd wslon~s-P-2005-02 A'r'rACHMEN'r # '~ TO REPOR'I # PD .:~ ~ Attachment to letter dated May 26, 2005 Re: Plan of Subdivision S-P-2005-02 946037 Ontario Limited City of Pickering Region of Durham Draft Conditions of Draft Approval The Owner shall prepare the final plan on the basis of the approved draft plan of subdivision, prepared by DFP Surveyors, identified as drawing number DP-l, dated October 25, 2001, as revised January 13, 2005, which illustrates 12 lots for single detached dwellings, blocks for temporary turning circles, 0.3 metre reserve blocks, a future residential block, and road allowances. The Owner shall name road allowances included in this draft plan to the satisfaction of the Regional Municipality of Durham and the City of Pickering. The Owner shall submit plans showing any proposed phasing to the Region for review and approval, if this subdivision is to be developed by more than one registration. The Owner shall grant to the Region, any easements required to provide Regional Services for this development and these easements shall be in locations and of such widths as determined by the Region. The Owner shall provide for the extension of such sanitary sewer and water supply facilities which are external to, as well as within, the limits of this plan that are required to service this plan. In addition, the Owner shall provide for the extension of sanitary sewer and water supply facilities within the limits of the plan which are required to service other developments external to this subdivision. Such sanitary sewer and water supply facilities are to be designed and constructed according to the standards and requirements of the Regional Municipality of Durham. All arrangements, financial and otherwise for said extensions are to be made to the satisfaction of the Regional Municipality of Durham, and are to be completed prior to final approval of this plan. Prior to entering into a subdivision agreement, the Regional Municipality of Durham shall be satisfied that adequate water pollution control plant and water supply plant capacities are available to the proposed subdivision. ~TI~SHMEN~ ~'~.: '7 TC The Owner shall satisfy all requirements, financia and otherwise, of the Regional Municipality of Durham. This shall include, among other matters, the execution of a subdivision agreement between the Owner and the Region concerning the provision, and installation of sanitary sewers, water supply, roads and other serv ces. THE DURHAM DISTRICT SCHOOL BOARD Facilities Services 400 Taunton Road East Whitby, Ontario LIR 2K6 Telephone: (9051 666-5500 1-800-265-3968 Fax: (905~ 666-6439 AWAm~rT~ ~ TO REPOR'I' ~ PD .~ '7 '0 '~', RECEIVED April 25, 2005 The City of Picketing Plarming Dept., Picketing Civic Centre One The Esplanade Picketing, On L1V 6K7 P~C <ER~NG DEVELOPMENT OE~,~RTMEN'r Attention: Mr. GeoffRomanowski Dear Mr. Romano~vski RE: Draft Plan of Subdivision Application SP 2005-02 Zoning By-law Amendment Application A 06/05 946037 Ontario Part of Lot 21, Plan 819 (40R-20788, Part 1, 8, 9, 10) (Property south of Wingarden Cres. and Shademaster Dr.) City of Picketing Staff has reviewed the infomaation on the above noted application and has the following comments... Approximately 6 elementary pupils could be generated by the above noted application. It is intended that any pupils generated by the above noted plan 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.'iPROPLA V DA TA IPLNG gUB!SP2005-02, DOC for The Living City May 9, 2005 Mr. Geoff Romanowski Planning and Development Department The City of Pickering Pickering Civic Complex One The Esplanade Pickering, Ontario L1V 6K7 ATTACHMENT #__..~__ fO REPOR1 ~ PD_.~.~.~:~ ...... JUN CiTY OF PICKERI~ PiCKERING, ONTARIO" RE C E E 2005 CITY OF P~CKERINO P~NNING & DEVELOPIVlENT DEPARTMENT Dear Mr. Romanowski: Re: Draft Plan of Subdivision S-P-2005-02 Zoning By-law Amendment Application A 06/05 946037 Ontario Limited Part of Lot 21 The Toronto and Region Conservation Authority (TRCA) is in receipt of the draft plan of subdivision (S-P- 2005-02) dated February 16, 2005 for the above-referenced property. TRCA staff has reviewed the submitted information, received April 14, 2005, and offers the following comments. Background The subject is located on 1830 Fairport Road, on the west side of Fairport Road, north of Sheppard Avenue, in the City of Pickering. It is our understanding that the applicant wishes to construct 12 single detached residential units on the subject property. Site-Specific Comments The subject property is not located with the Fill Regulated Area, pursuant to Ontario Regulation 158 (Fill, Construction and Alteration to Waterways) and is not within the Regional Storm Floodplain of the Duffins Creek Watershed. Therefore, an Ontario Reg. 158 permit is not required. In addition, the subject property does not contain any significant natural features. Recommendations In light of the above, the TRCA has no objections to the draft plan of subdivision, as submitted. However, in this instance, TRCA staff promote and request City of Pickering staff to consider the implementation of a financial contribution in lieu of on-site stormwater management controls in order to address stormwater managament for the subject property. The proponent must provide calculations confirming the financial contribution (i.e. $29,000 times the total impervious hectares for the development area) which is the current rate applied by the TRCA. We trust these comments are of assistance. Should you have any questions please do not hesitate to contact Susan Robertson, Planning Technician at extension 5370, or the undersigned. Y o~u/~t r u fy, ~lussel'-~Idt¢--' ' Senior Planner, Extension 5306 Development Services Section RW/sr F:\Home\Public~Development Services\Durham Region\Pickering\L-Cit¥ofp re 1830 Fairport Rd SP 05-03-05.wpd ~ 5 Shoreham Drive, Downsview, Ontario M3N 124 (416) 661-6600 FAX 661-6898 www. trca.on.ca ~ ,oOC D~Sr~ _ O .Ii May10,2005 ATTACHMENT ~.~O TO THE DURHAM CATHOLIC DISTRICT SCHOOL BOARD City of Pickering One The Esplanade Pickering, Ontario L1V 6K7 Attention: Geoff Romanowski Catholic Ed,4c~tion: Learnin$ & Living in Faith RE: Draft Plan of Subdivision S-P-2005-02 Zoning By-law Amendment Application A06/05 946037 Ontario Limited Part of Lot 21, Plan 819 City of Pickering Please be advised that at the regular Board Meeting of Monday, May 9, 2005, 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 Applicatiun $-P-2005-02 or Zoning By-Law Amendment Application File A 06/05." Should you have any questions or concerns, please contact me. Sincerely yours, Gerry O'Neill Controller of Planning and Admissions :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 ~A¥-04-2005 WED 12:13 ?N FA× NO, ?, 02/03 A'rTACHMEN7 ~ // TO R£POR'I # VERIDIAN CONNECTIONS DEVELOPMENT APPLICATION REVIEW ADDRI~SS/PI.,AN: South of Wingarden Crescent and Shademasl:er Driv= REF. NO__,!' S-P-3006-02 & A06/05 SUBMISSION D&;['E: April 13, 2005 ,'7, 10. Elecme sen'me is available on the road allowance(s) touching rids proi~erty. Servicing v. ill be from Wbgarden Crescent. An expansion of the Corporation's plant is required on the road allowance in order to service this project. This may eitl~er be overhead, u.aderground, or a combination. In residential developments ail such expansions ate underground. Indi'mdual metering for each mit b required. The follovdng standard fLxed fee costs will apply (all figu.tes are approximate): Service Connection Fee $130.00 per unit The Applicant must make direct application re thc Corporation to obr,~in specific approval of thc electrical service arrangements and ~:elated work for this project. The applicar.t is cautioned that tenders, contracts, or work initiated prior to obtaining specific approval will be subject to ch:ingc. A Construction Agreement must be signed with the Corporation ir, order to obtain sortieing fez figs s~te. Legal costs u. q3,1 be charged to r. he Applicant. .all work from the public road allowance to the service entrance and the metering axran~mznts must comply with the Corporation's requirements aald specifications. Prior to obtain/rig a building perrmt, d~e Apphcant shall, by agreement, confm'n acceptance of the terms anti coadlriuns ofprovlding electric.al s~r~'ice. Where cstanes or material handling eqmpment or workers must work ir. proxi~rdty to existing overhead wires, w~th the capability of contact or coming wS. thin the limits of approach the cle. velope:/builder shall pay all costs for the temporary relocation, burial, or protection of the wire~, or other acricm deemed necessary by YericlLan re promde for worker safety and tl~e security of dxe electrical system. Landscaping, specifically rrccs, shrubs, other should be relocated a~zy from the Corporation's transformer to avoid interference ~'ith equipment access. I,opsid~d appearance of :roes from trmm-m~g may result. NR¥-04-2005 ~ED 12:13 PN FR× NO, P, 03/03 l~age 2 \TERJDIAN CONNECTIONS DEh,~LOPIgI~ENT APPLICATION REVIEW ATTACHMENT #?-.~..~TO REPORT f/PD 3 ~'- 0~,~~ 11. 12. 14. ~,~'ill not attend schedt~led City of Picketing DART Meeting for thas d~velopment. Vendian Connections has no objec~on to the pro?oscd dcvelopmmxt. Please. lo,yard a copy of fi=st subn'nssion ci¼1 d~sign so that Veridian Connections may prepare an electrical design and an Offer to Set'vice. Electrical draV~gs are requited (3/6) months prior to electrical setwic ~g date. ,a, ll of the above conditions of sev,'ice ara subjec~ to Ontario Energy Board (OEB) approval. Technical F, epresax~tative - Dave Bell Telephone 42'~-9870 Ext. 3233 }'P/df Form #EC0002 Rev. Date -.July 20. 2004 CiTY OF ~CK~R!NG PLANNING & DEVELOPMENT DEp~RTMENT MAY 10, 2005 GEOFF ROMANOWSKI CITY OF PICKERING PICKERING CIVIC COMPLEX ONE THE ESPLANADE PICKERING ON L1V 6K7 AT1ACHMENI #.._/~. TO REPORI ~ PD..._'~-O~-- ENBRIDGE ENBRIDGE GAS DISTRIBUTION INC. 500 Consumers Road North York ON M2J 1P8 Mailing Address P.O. Box 650 Scarborough ON M1K 5E3 Dear Sirs: RE: FILES: S-P-2005-02 & A-06/05 PT LOT 21, PLAN 819 Enbridge Gas Distribution requests that the following conditions be included in the subdivision agreement: The developer 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 developer 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, 'Randy Wilton Manager, Network Analysis Distribution Planning (416) 758-7966 (416) 758-4374 - FAX RW :SWC Right Of Way Floor 5, 100 Borough Drive Scarborough, Ontario M1P 4W2 Tel: 416-296-6291 Fax: 416-296-0520 2005-06-22 ATIAOH~ENI #_/.~__ TO years iU, i 2 7 '2001 JUN 2 7 2005 ?o11-~=ee: 1-800-]4~F PICK~RING P~NNING S DEVeLOPMeNT CI~ OF PICKERING DEPARTMENT PICKERING, ONTARIO Town of Picketing Planning Department 1 The Esplande Picketing, Ontario L1V 6K7 Attention: Geoff Rcmanowski Dear Sir/Madam: RE: Draft Plan of Subdivision South of Wingarden Crescent & Shademaster Drive Your File No: S-P-2005-02 A 06/05 Bell File No: 32291 Further to our comments of April 20, 2005 Bell Canada is pleased to provide the following additional comments. A detailed review of the Draft Plan of Subdivision has been completed and adequate telecommunication facilities exist within the area, therefore, Bell Canada does not require any easement or lease. The following paragraph(s) are to be included as Conditions of Draft Plan of Subdivision Approval: 1. The Owner shall agree in the Agreement, in words satisfactory to Bell Canada, to grant to Bell Canada any easements that may be required for telecommunication services. Easements may be required subject to final servicing decisions. In the event of any conflict with existing Bell Canada facilities or easements, the owner/developer shall be responsible for the relocation of such facilities or easements. 2. The Owner shall be required 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 agreement made for such servicing. Should you have any questions please contact Yvonne Eddy at 416-296-6430. Yours truly /~~~elle - MCIP, Rpp Manager - Right Of Way Control Centre ~'F~ACH):~[~,~ ,U,/~ TO Notice of a Public Meetin.q to be held Thursday May 19, 2005 at 7:00 p.m. Pickering Civic Complex - Council Chambers One the Esplanade, Pickering, L1V 6K7 for the following Planning Applications File Type & Number Owner / Applicant Property Location Proposal Reports Submitted with the Application Written Information Available Last Date for Comment Draft Plan of Subdivision S-P- 2005-02 Zoning Amendment Application - A 06/05 946037 Ontario Limited Part of Lot 21, Plan 819 (40R-20788, Part 1, 8,9,10) (Property South of Wingarden Crescent & Shade Master Dr.) City of Pickering To amend the existing zoning of the subject property to permit 12 single detached dwelling units. None Information Report available from the office of the City Clerk on or after May 13th, 2005 and at the information Meeting May 26th, 2005 Planning Contact Geoff Romanowski, Planner 11 Pickering Official Plan Designation Zoning By-law 3036/00 & Zoning By-law 3036/00, as amended by By-law 5503/99 "Urban Residential- Low Density" within the Dunbarton Neighbourhood The property is dual zoned. The south portion is zoned "R3" by By-law 3036 and the north portion is zoned "R4" by By-law 3036, as amended by By-law 5503/99 Public Meeting Notice ATTACHMENT ~_/'SzliT0 Page 2 REP~JR1 # PD ,'~ ? *© ~ Planning Act Requirements Date of this Notice Fire Department comments Dated: qLe2cYTeath ~ire qYeventio~t Officer ~'c~ering ~Fire Services If you wish to reserve the option to appeal a decision of the City of Pickering, you must provide oral comments at the public meeting, or written comments to the City before Council adopts any zoning by-law for this proposal. The Fire Service has no objections to the applicant's proposal to amend the zoning of the subject property to permit 12 single detached dwelling units. However. Request the following conditions be implemented into the agreement. Temporary turning circle be implemented into the design of the roadway (s) that form part of the dead end road in conformance with municipal standards. Temporary street signs are installed during the construction phase for ease of identification during emergency responses. Thursday, April 28, 2005 April 22, 2005 PLANNING & DEVELOPMENT DEPARTMENT MEMORANDUM August 31,2005 To: From: Subject: Geoff Romanowski Planner II Robert Starr Supervisor, Development Control Zoning By-law Amendment Application and Draft Plan Application SP-2005-02 946037 Ontario Ltd. Part Lots 21 and 22, Plan No. 819 Wingarden Cres. / Shademaster Drive City of Picketing We have reviewed the above-noted application and provide the following comments: 1) This development should be conditional on the owner entering into a subdivision agreement with the City that should address such matters as, but not be limited to, grading and drainage, stormwater management, easements, roads, boulevards, sidewalks, boulevard trees, driveway aprons, utilities, inspection fees, construction management, downstream contributions, future contributions, securities, insurance, etc. RS:bg Robert Starr