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REPORT TO
EXECUTIVE COMMITTEE
Report Number: PD 13-06
Date: February 27,2006
From: Neil Carroll
Director, Planning & Development
Subject: Zoning By-law Amendment Application A 11/05
J. & B. Bayes and T. & A. Costar
823 & 827 Sheppard Avenue
(Part of Lot 27, Range 3, B.F.C.)
City of Pickering
Recommendation:
1. That Zoning By-law Amendment Application A 11/05, be APPROVED to
permit the development of a maximum of eight townhouse dwelling units, as
submitted by 816 Kingston Road (Pickering) Limited on behalf of J. & B.
Bayes and T. & A. Costar, on lands being Part of Lot 27, Range 3, B.F.C., City
of Pickering.
2. That the amending zoning by-law to implement Zoning By-law Amendment
Application A 11/05, as set out in Appendix I to Report PD 13-06, be
FORWARDED to City CouncH for enactment.
Executive Summary: The applicant is requesting a change to the zoning of the
subject properties to permit the future development of a maximum of eight townhouse
dwelling units fronting onto Sheppard Avenue (see Location Map and Conceptual Plan,
Attachments #1 and #2).
The proposal complies with the City's Official Plan, and approval of this application will
zone the properties in the same zoning category as was recently approved by Council
for an abutting residential development block to the west of the subject lands. The
boundary of the proposed zoning includes a portion of the Sheppard Avenue road
allowance adjacent to the subject properties. A formal request has been submitted by
the applicant for the return of the road allowance, which will be reviewed through the
City's land disposal process.
The proposed development will not significantly increase traffic along Sheppard Avenue,
and adequate parking will be provided for each townhouse unit. The City's
requirements respecting development of the subject properties will be addressed
through conditions of any future development applications.
Report PD 13-06
Date: February 27, 2006 155
Subject: 823 & 827 Sheppard Avenue (A 11/05)
Page 2
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed development.
Background:
1.0 Comments Received
1.1 At the June 16, 2005, Public Information Meeting
Several residents appeared at the meeting and expressed concern regarding
traffic and parking along Sheppard Avenue (see text of Information Report and
Meeting Minutes, Attachments #3 and #4).
1.2 Following the Public meeting
A property owner west of the subject lands (787 Sheppard Avenue) provided
written comments in opposition to the proposed townhouse development along
Sheppard Avenue, and expressed concern that this type of development is
incompatible with the existing detached units on Sheppard Avenue and will
create parking problems (see Attachment #5).
A property owner north of the subject lands (838 Sheppard Avenue) provided
comments expressing concern regarding the number of townhouse units being
proposed along the south side of Sheppard Avenue, the incompatibility of the
townhouses with the existing detached units along Sheppard Avenue, and traffic
and safety concerns (see Attachment #6).
1.3 Agency Comments
Durham Region Planning Department . the proposal is permitted by the
policies of the Regional Official
Plan;
. a noise and vibration study will be
required to identify the impacts of
traffic and train noise on the
proposed residential development
(see Attachment #7);
Veridian Connections . no objection (see Attachment #8);
Toronto and Region Conservation . no objection (see Attachment #9);
Authority
".;n
Re!pb"lÞD 13-06
Date: February 27,2006
Subject: 823 & 827 Sheppard Avenue (A 11/05)
Page 3
1.4 City Departments
Municipal Property & Engineering
· no objection;
· the extra trips generated due to the
proposed townhouse units would
not have a significant impact on the
two adjacent intersections on
Sheppard Avenue;
· the introduction of additional
driveways may result in operational
impact on Sheppard Avenue as
the sight distance is the minimum
required for a 50 kmlhr speed limit;
(see Attachment #10);
Fire Services
· no objection (see Attachment #11);
2.0 Discussion
816 Kingston Road (Pickering) Limited on behalf of J. & B. Bayes and
T. & A. Costar, proposes to amend the zoning by-law in order to permit the
development of a maximum of eight townhouse dwelling units on the lands
known as 823 Sheppard Avenue and 827 Sheppard Avenue. The properties are
located on the south side of Sheppard Avenue between Whites Road and
Fairport Road, and each lot currently supports a detached dwelling (see Location
Map, Attachment #1). The surrounding land uses include existing detached
dwellings to the north and east, and vacant lands to the south and west. The
abutting vacant lands are subject to Draft Plan of Subdivision SP-2004-01 and
Zoning By-law Amendment Application A 01/04, which were approved by Council
in 2005 to allow for future commercial development along Kingston Road and
townhouse units fronting onto Sheppard Avenue.
2.1 The proposed rezoning complies with the City's Official Plan.
Revised land use designations for the Northeast Quadrant were approved
through Amendment #10 to the Pickering Official Plan in 2002. The subject
properties were re-designated Mixed Use Areas - Mixed Corridors within the
Woodlands Neighbourhood, and are subject to the Northeast Quadrant
Development Guidelines.
This designation permits, among other uses, residential development. The
policies for this area require buildings along Sheppard Avenue be close to the
street edge with front doors facing the street and the height of dwellings fronting
Sheppard Avenue are to be restricted to two storeys.
Report PD 13-06
Date: February 27, 2006 ... 51"'1
1. t
Page 4
Subject: 823 & 827 Sheppard Avenue (A 11/05)
The applicable design guidelines will be implemented through the review of a
siting and architectural design statement that will be required as part of any
future development applications.
2.2 Zoning the subject properties the same zoning category as the abutting
property to the west provides for compatible development.
The proposed "SA-10" - Single-Attached Dwelling Zone is the same zoning
category that was approved for the abutting property to the west through Zoning
By-law Amendment Application A 01/04. It is anticipated 16 townhouse units will
be constructed on these abutting lands, fronting onto Sheppard Avenue. The
performance standards that will apply to the subject properties under the
proposed zoning continue to implement the development guidelines for this
neighbourhood, and are generally outlined in Appendix II.
Zoning the subject properties the same category as the existing zoning to the
west provides the opportunity for consistent and compatible development. The
introduction of townhouse development on the subject properties will not
adversely impact the streetscape or character of the neighbourhood. With the
rezoning of these lands, the existing dwellings will hold lawful non-conforming
status.
2.3 Adequate off-street parking will be available for each townhouse unit.
The proposed zoning contains a provision which requires the parking garage for
each townhouse unit to have a minimum length of 11.0 metres. This requirement
was established by Council through the approval of the Zoning By-law
Amendment application for the abutting townhouse development to the west, and
allows for a vehicle to be parked in the garage while still providing additional
space for storage. This provision will be implemented through the building permit
process and must be incorporated into the design of the future townhouse units.
In addition, special consideration will be given to the sidewalk siting in the
boulevard along the south side of Sheppard Avenue to ensure the driveway
length between the sidewalk and the garage entry is maximized.
2.4 The proposed development will not significantly increase traffic along
Sheppard Avenue.
A Traffic Analysis was submitted with the rezoning application. The City's
Municipal Property & Engineering Division reviewed the analysis and concurred
with the findings. Staff confirmed that the proposed townhouse development will
not create a significant amount of traffic along Sheppard Avenue, and noted that
the available sight distance along Sheppard Avenue will be the minimum
required for a 50 kmlhr speed limit.
l~~ort PD 13-06
Date: February 27,2006
Subject: 823 & 827 Sheppard Avenue (A 11/05)
Page 5
2.5 The boundary of the proposed zoning has been extended to include a
portion of the Sheppard Avenue road allowance adjacent to the subject
properties.
A formal request has been received from the applicant requesting the return of a
portion of the Sheppard Avenue road allowance adjacent to the subject
properties. This request has been forwarded to the City's Economic
Development Officer for review and consideration as part of the City's land
disposal process. A preliminary review of this request by Planning & Development
staff indicates this land is surplus to the City's needs.
As shown on Schedule I attached to the proposed amending By-law (see
Appendix I), the "SA-10" - Single-Attached Dwelling zoning has been extended
to include a portion of the Sheppard Avenue road allowance adjacent to the
subject properties. The inclusion of this land will not prejudice the land
disposal process as the proposed residential zoning will not affect the use of
the land for road purposes if it is determined to be required. Should the
Sheppard Avenue road allowance be conveyed to the subject properties, an
increased driveway length for each townhouse unit could be provided which
would allow for additional parking in the driveway.
2.6 All development matters concerning the City will be addressed through
future development applications.
It is staff's understanding that the proposed development of townhouse units on
the subject properties is a long-range plan, and that the existing detached
dwellings will continue to be occupied by the current owners of the properties.
In order to facilitate the future development of townhouse units, formal
development applications such as draft plan of subdivision or consent
applications will be required. To ensure the appropriate development of the
properties, all requirements of the City will be included as conditions of approval
for any future development applications. The future development agreement with
the City will address such matters as: siting and architectural design (to address
the applicable design requirements such as the two-storey height limit for the
front elevation of units fronting Sheppard Avenue); grading; sidewalks; fencing;
noise attenuation; parkland dedication; and contributions to downstream
improvements, etc, and will be required prior to development occurring.
Staff are satisfied that the City's interests can be appropriately addressed and
protected through the conditions of approval for any future development
applications.
3.0 Applicant's Comments
The applicant is aware of the content of this report, and concurs with the
recommendations.
Report PD 13-06
Date: February 27,2006
159
Subject: 823 & 827 Sheppard Avenue (A 11/05)
Page 6
APPENDICIES:
Appendix I: Draft By-law
Appendix II: General Outline of the "SA-1 0" Zoning Provisions
Attachments:
1 . Location Map
2. Conceptual Plan
3. Text of Information Report
4. Minutes from Statutory Public Information Meeting
5. Resident Comment - J. Ibbetson
6. Resident Comment -I. & C. Moult
7. Region of Durham Planning Department Comments
8. Veridian Comments
9. Toronto and Region Conservation Authority Comments
10. Municipal Property & Engineering Comments
11. Fire Services Comments
Prepared By: Approved I Endorsed By:
¿Cb~ p~}~;.
Carla Pierini
Planner II
CP:jf
Attachments
Copy: Chief Administrative Officer
Recommended fo
Pickering Cit
ministrative Officer
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APPENDIX I TO
REPORT NUMBER PD 13-06
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 11/05
THE CORPORATION OF THE CITY OF PICKERING
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BY-LA~AFT
Being a By-law to amend Restricted Area (Zoning) By-law 3036, as
amended, to implement the Official Plan of the City of Pickering District
Planning Area, Region of Durham in Part of Lot 27, Range 3, Broken Front
Concession, City of Pickering. (A 11/05)
WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to
permit the development of townhouse dwelling units on the subject lands being Part of
Lot 27, Range 3, Broken Front Concession in the City of Pickering.
AND WHEREAS an amendment to By-law 3036, as amended by By-law 6551/05, is
therefore deemed necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
1. SCHEDULE AMENDMENT
Schedule I to By-law 6551/05 is hereby repealed and replaced with Schedule I
attached hereto.
2. BY-LAW 3036
By-law 3036 is hereby further amended only to the extent necessary to give effect to
the provisions of this By-law as set out in Schedule I attached hereto. Definitions
and subject matters not specifically dealt with in this By-law shall be governed by the
relevant provisions of By-law 303ß, as amended.
3. EFFECTIVE DATE
This By-law shall come into force in accordance with the provisions of the
Planning Act.
BY-LAW read a first, second and third time and finally passed this
,2006.
day of
David Ryan, MaYOr~~
~~
Debi A. Be~Y, City Clerk
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SCHEDULE I TO BY-LAW 6551/05
AS AMENDED BY BY-LAW __
PASSED THIS
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APPENDIX II TO
REPORT NUMBER PD 13-06
GENERAL OUTLINE OF ZONING PROVISIONS
FOR "SA-10" - SINGLE-ATTACHED DWELLING ZONE
The following provisions are contained within the "SA-10" - Single-Attached Dwelling
zone:
(i) minimum lot area of 160 square metres;
(ii) minimum lot frontage of 5.4 metres;
(iii) minimum front yard depth of 4.5 metres;
(iv) minimum rear yard depth of 6.5 metres;
(v) maximum building height of 9.0 metres;
(vi) 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;
(vii) the required parking ~Jarage shall have a minimum length of 11.0 metres;
(viii) no more than 4 dwelling units shall be permitted to be attached together.
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PROPERTY DESCRIPTION PART OF LOT 27, BROKEN FRONT CONCESSION, RANGE 3
OWNER J. & S: SAYES & T. & A. COSTAR DÀTE MAY 16,2005 DRAWN BY JB
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REPORT # PO I 3.. 1.-, f.
·INFORMATIONCOMPILED FROM APPLICANT'S
SUBMITTED SITE PLAN
A 11/05
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THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING AND
DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES
DIVISION MAPPING AND DESIGN SECTION,
MAY 16,2005.
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HH'JRT tI PO 3 -. (, t,
INFORMATION REPORT NO. 15-05
FOR PUBLIC INFORMATION MEETING OF
June 16, 2005
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Zoning By-law Amendment Application A 11/05
816 Kingston Road (Pickering) Limited
823 & 827 Sheppard Avenue
(Part of Lot 27, Hange 3, B.F.C.)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- 823 & 827 Sheppard AVE3nue are located on the south side of Sheppard
Avenue, west of Fairport Road, and east of Whites Road (see Attachment #1);
- the properties are surrounded by an existing residential development to the
north and east, and vacant sites to the west and south;
- a draft by-law has been prepared for the abutting vacant properties to the
west and south of the subject lands to allow for mixed use development
including commercial uses and townhomes;
- detached dwellings currently exist on the subject properties.
2.0 APPLICANT'S PROPOSAL
- the applicant proposes to amend the existing "R3" - Residential Detached
Dwelling zoning in order to permit the development of multi-dwelling
horizontal residential uses (freehold townhouses) on the subject properties
(see Attachment #2);
- the dwelling unit design is to be similar to the proposed townhouses that are
proposed immediately to the west of the subject lands.
Information Report No. 15-05
ATIAGHlv.Ern # 3 TO
REPORT {j PO ¡ 3 - c fe;;
167
Page 2
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham ReQional Official Plan
identifies the property as b,eing within the 'Living Area' designation;
'Living Areas' should be developed to incorporate the widest possible variety
of housing types, sizes and to provide living accommodations that address
various socio-economic factors;
- the proposal appears to conform to the Durham Region Official Plan;
3.2 PickerinQ Official Plan
identifies the subject property as being designated 'Mixed Use Area - Mixed
Corridor' within the Woodlands Neighbourhood;
- this designation permits development at a larger scale and intensity to serve
the broader area;
uses permitted include residential, retailing of goods and services, offices and
restaurants, community, cultural and recreational uses;
residential development should be at a density over 30 and up to and
including 55 dwellings per net hectare (the proposed residential density is
approximately 50 units per net hectare);
3.3 Compendium Document (North East Quadrant)
The North East Quadrant Guidelines state the following should be achieved
through any development within the area:
new dwellings fronting Sheppard Avenue are to a maximum of two storeys in
height;
buildings along Sheppard Avenue should be close to the street edge with
front doors facing the stre€!t;
require new residential development to be compatible with existing
development;
3.4 ZoninQ Bv-Iaw 3036 ("R3" - Detached DwellinQs)
- the subject property is currently zoned "R3" - Detached Dwellings by
By-law 3036, as amended;
- the existing zoning permits detached dwellings on lots with minimum lot areas
of 550 square metres and minimum lot frontages of 18.0 metres;
a zoning by-law amendment is required for the subject properties to permit
the development of townhouses.
4.0 RESULTS OF CIRCULATION
at the time of writing Ulis report one resident has expressed concern
regarding this proposal. No comments or concerns have been received by
City departments or external circulation;
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Information Report No. 15-05
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Page 3
4.1 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 development;
· ensuring that the proposed townhouse elevations reflect the character and
design proposed for the future townhouse development on the abutting
property to the west;
· the opportunity to reconvey the previously acquired Sheppard Avenue
road widening to the subject properties;
· appropriate building setbacks, specifically minimum required side yards;
· traffic impacts on Sheppard Avenue due to increased number of
driveways and vehicles.
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 wiU be noted and used as input in a Planning Report
prepared by the Plannin!~ & Development Department for a subsequent
meeting of Councilor a Committee of Council;
- if you wish to reserve the option to appeal Council's decision, you must
provide comments to the City before Council adopts any by-law for this
proposal;
- if you wish to be notified of Council's decision regarding this proposal, you
must request such in writing to the City Clerk.
6.0 OTHER INFORMATION
6.1 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.
ORIGINAL SIGNED BY
ORIGINAL SIGNED BY
Carla Pierini
Planner II
Lynda Taylor, MCIP, RPP
Manager, Development Review
CP:ld
Attachments
Copy: Director, Planning & Development
ATTACHMENT # '-f TO 169
REPORT # PO ¡ 3 r () ~ . Excerpts from
Statutory Public Information Meeting
Pursuant to the Planning Act
Minutes
Thursday, June 16, 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.
(II) ZONING BY-LAW AMENDMENT APPLICATION A 11/05
816 KINGSTON ROAD (PICKERING) LIMITED
823 & 827 SHEPPARD AVE.
(PART OF LOT 27. RANGE 3. B.F.C.)
1. Carla Pierini, 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 #15/05.
2. Applicant representative Lorelie Jones 950 Silverbirch Trail, Mississauga,
Planning Consultant, was present and made initial comments as follows. Both
traffic and noise study reports were conducted for the area surrounding the
proposal. The traffic report found no issue. The noise study, still in its draft
version, identified some items for the townhouses that will ensure an
acceptable level of noise. Items related to fencing and air conditioning units.
The Applicant representativE~ also made comments pertaining to parking for the
West structure. Tandem garage parking, with cars one behind the other would
eliminate any issues. Furthermore, they are not against delaying sidewalk
construction and providing the City of Pickering the funds to add a sidewalk at a
later date, in an effort to determine if parking issues exist once residents have
moved in.
3. Sylvia Spencer, 771 Sheppard Avenue, East, expressed her concerns for the
rezoning. Currently there ana parking problems related to the high school and
medical center, another development will bring more. Believes that each
residence should have four parking spaces, one for each bedroom in the
household and one guest space and that the fence should be brick. Concerned
about Home Based Businesses, basement apartments and rentals. Wants the
property lots for this project to be equal to that of the first lot. The speaker
believes small singles should be built instead.
- 1 -
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ITT AGHMENT # _ if "_ TO
FiEPORT 1/ PD~j' () ~::_,___ '.' Excerpts from
Statutory Public Information Meeting
Pursuant to the Planning Act
Minutes
Thursday, June 16, 2005
7:00 P.M.
4. Wilma Flavell, 734 Sheppard Avenue is opposed to the application. Believes
the there are not enough roads leading in and out of the area and that traffic
studies seem to be completed during the quietest time and do not dictate the
real amount of traffic that residents face. She is worried that traffic will increase
and further hinder her ability to get in and out of her driveway. Speaker feels
that Sheppard Avenue cannot handle more traffic. Is concerned with the
amount of building in this area and also that all homes built in Pickering are
now townhouses. She fe€!ls time needs to be spent on the street actually
examining the location.
5. Mrs. Maher, 822 Sheppard Avenue, believes the townhouses will cause more
congestion in the area.
6. Applicant representative, Lorelie Jones made no additional comments.
7. Staff commented that Horne Based Businesses could be located in any
residence however accessory dwelling units are only permitted in semi-
detached and detached homes and would therefore not be permitted in the
townhouses. Traffic issues will be looked at.
- 2 -
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From: ibbetson@mercedes-benz.ca [mailto: ibbetson@mercedes-benz.ca]
Sent: Tuesday, June 14, 2005 12:17 AM
To: Pierini, Carla; Taylor, Bruce
Subject: Zoning By-law amendment application AU/OS
Good morning Carla,
I am a resident of Sheppard Ave (787) and I oppose any amendment to the
current R3 residential single detached dwelling zone.
Most of my comments where addressed last night to the executive committee
in respect to draft plan of subdivision application SP 2004-01 and zoning
by-law amendment application A 01/04 and also at the statutory public
information meeting on Thursday April 15, 2004 which is outline on page 87
last nights agenda.
Please make it absolutely clear that I do not want to see any townhouses on
Sheppard Ave east of my home located at 787.
Townhouses are not in the theme of the current surroundings and to suggest
that townhouses are now at the corner of Sheppards and Whites, that most
residents opposed in the first place still don't fit the surrounding area.
These townhouses will not allow for adequate parking along the street which
currently has no parking.
The only acceptable housing solutions are fully or semi detached.
The applicants are only trying to change the zoning by-laws as the current
city planners and applicant are not listening to the residents in respect
to report number PO 23-05. Please refer to your own staffs comments on
page 84 of last nights agenda (section 5.1, attachment # 7.
Please adjourn this matter to be reviewed at the same time as application A
01/04 in respect to the R3 housing use.
I am unable to attend Thursday meeting due to other commitments.
Thanks,
John Ibbetson
787 Sheppard Ave
Pickering, Ontario L3T 6K9
905-839-7756
905-695-2000
47··f'\
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ATTACHMENT I
REPORi /I PD
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From: CI Moult [mailto:imoult@hotmail.com]
Sent: Thursday, June 23, 2005 1 :45 AM
To: Pierini, Carla
Subject: file A 11/05
Dear Ms Pierini
Regarding the above file I wish to submit the following comments:
OUR CONCESSION
Although we have long been on record supporting the original premise of single detached homes on
Sheppard Ave, we understand that this is no longer an option.
OUR OBJECTION
To now propose block after block of townhornes stretching from #791 eastward is hardly in keeping or
complimentary to the existing streetscape and we strongly object to this format.
The Numbers
These new dwellings will sport 24 garages and 24 new driveways onto Sheppard Ave where previously
there have only been 2. Currently on the north side of Sheppard Ave there are only 9 driveways opposite
the proposed townhomes.
The Look!!!
These town homes with their almost continuous paved frontages and garages will look extremely out of
character from a design aspect, especially since they will be located in the middle of the block, and not at
the corner as is the Marion Hill development. As well in that development there are NO garages facing
onto Sheppard Ave.
Proof of Efficacy
Furthermore, the effects of that massive development (White's road/Sheppard Ave) have not yet been felt
since construction is still in process. Traffic studies are just that - studies. The proof is in the actual
workings and we continue to have a very difficult and dangerous driving situation at that corner. Which is
to say that it is impossible to know the effect of this number of homes. There are already many drivers
who seem to regard Sheppard as a shortcut and/or a raceway and they drive it recklessly and at great
speed and seem oblivious to the blindness of the hill at St Paul's.
The Request
That there be no more than twice the numbE~r of homes facing onto Sheppard Ave than there are on the
north side in an equal space (drop the density to 30 per hectare). Not to do so will result in "an unesthetic
out-of-proportion" streetscape that will not blend with the existing street. Not to do so will undercut the
safety, sanity and the serenity of all present and future residents.
Thank you for taking the time to review our comments. We hope they will be taken seriously. I regret that
we were unable to attend last week's meeting since we were out of the country.
Would you please forward this note to Linda Taylor and any other persons who should be notified. I would
appreciate an acknowledgement of receipt of this note.
Also, please accept this as a formal request to inform us of any and all meetings and lor correspondance
regarding this application for zoning by-law amendment.
Thank you
Irene and Charles Moult
838 Sheppard Ave; L 1 V 1 G5
905-420-1880
The Regional
Municipality
of Durham
Planning Department
1615 DUNDAS ST. E.
4TH FLOOR, LANG TOWER
WEST BUILDING
PO BOX 623
WHITBY ON L 1 N 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
'')mmissioner of Planning
41 7:'1
1. .)
June 22, 2005
ATTACHMENT' '7 TO
REPORT # PD / 3 - 0 6
REcerVE(jì
Carla Pierini, Planner II
Pickering Civic Complex
One The Esplande
Pickering, Ontario
L 1V 6K7
.. II>' (¡ !
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0.,..° olCKERING
Cn'f r &'OEVÈLOPMENI
?L~NNlci~PAR'TMENT
Ms. Pierini:
Re: Zoning Amendment Application A11/05
Applicant: J & B Bayes/T & A Costar
Location: 82:1 & 827 Sheppard Avenue
South side of Sheppard Ave, between Whites Road and
Fairport Road
. Municipality: City of Pickering
This application has been reviewed and the following comments are offered.
The purpose of this application is to amend the zoning of the subject
properties to permit the development of residential freehold townhouses.
Reqional Official Plan
The lands subject to this application are designated "Living Area" in the
Durham Regional Official Plan. Living Areas are used predominantly for
housing purposes. Th€~ proposal may be permitted by the policies of the
Regional Official Plan.
Reqional Services
Municipal water supply is available to the subject properties from an existing
350mm watermain on Sheppard Avenue. A connection to the 600mm
feedermain on Sheppard Avenue wi!! not be permitted.
Sanitary sewer service is available from an existing 200mm sanitary sewer on
Sheppard Avenue. Foundation drain connections to the sanitary sewer are not
permitted.
Provincial Policies and Deleqated Review Responsibilities
This application has been screened in accordance with the terms of the
provincial plan review responsibilities. As the subject properties are located in
proximity to a Canadian National Railway line and Regional Highway 2
(Kingston Road) a Noise and Vibration study is required to identify any
potential impacts on thø proposal, including noise mitigation and warning
N :\pim\dc\Zoning\Comments\Pickering\A 11-05.doc
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clauses. This study may be submitted for Regional review through the related
land division application.
If you have any questions or require further information, please do not hesitate
to contact me.
ÛmøÞ&1l(
Dwayne Campbell, Planning Analyst
Current Operations Branch
cc. Pete Castellan, Regional Work Department
N:\pim\dc\Zoning\Comments\Pickeril1glA 11-05.doc
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VERIDIAN CONNECTIONS
DEVELOPMENT APPLICATION REVIEW
A"TTACHMENT'
REPORT I PD
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1. I' ~J
PROJECT NAME:
J & B Bayes aud T &.l\ Costar - 816 Kingston Road (pickering) Ltd.
ADDR.ESS/PLAN:
823 & 827 Sheppa.td Avenue
~ MUNICIPALITY:
Pickering
REF. NO.:
A11/0S
SUBMISSION DATE:
May 30, 2005
1. Electric Setvice i$ avwablè 011 the mad allowance touching this property.
SeMcing will be ft')ffi Sheppard Avenue.
2. An expansion of the Corporation's plant is reqtùted 011 the road allowance in order to service tills ptojcct.
3. Individual mete:ring for each unit is required.
4. 'the following standard tixed fee cus :s will apply:
Service Connection Fec: $130.00 pE~r 'LUIit
5. Existing Corporation plant 01\ Sheppard Avenue may have to be relocated at the App1icallc'~ cost to
accommodate: propo:;cd driveways.
6. The ApplicaJÜ must milke direct applic¡¡tion to the: Corpo¡-Alion to obtain specific apflroVl\l of the electrical
setvice atrangements and related work for this ptoje:ct. The applicant is ca¡;¡tiancd that tcnder$, contracts, or
work iniciated prior to obtaining specific ¡jpproval will be ~ubject to change.
7. A Construction Agret:mcnt must be signed with the Corporation in order to obtain setvicing for this site. Lcgal
com will be charged to rhe Applicant.
B. All work ftom the þublic road allowance to the serviçe entrap.ce ånd the metering an¡;ngements must. comply
with the: Corpotation'g teqtùtements ant:! specificat:ions.
9. Prior to obtaining a building pernUt, dlC Applicant shall, by ¡¡grec:ment, çonf1Lm aççeptance of the terms and
conditions of providing electrical service.
10. \'Qhere cranes or material handling equipment or workcts mtUit work in proximity t.o existing ovethead wa-es,
with the capability of contaçt or c01nmg within t.he: limits of approach, the devdopet/buildet shall pay all costs
for dle temporaty relocation, burial. or ptorecûon of m~ wires, or other action deemed necessary by Veridian to
Plovidt: fot worker safety and the !,eCl.uity of the electrical system.
11. Willllot attend schó:duled City of Pickering DAR'l' Meeting for tills devdopment.
12. Vetidian Connections has no obje<:tlòn to the proposed dtlvc1opment. Please. forward a copy of fir~t
submission civil design ~o dut Ve.cidian Connecllot1s m'.\.y prepare an c1ectric:aJ design and an Offer to Setvic¢.
Electrical drawhw are r~quited (3/6) monthspIÏo! to eltlctrical sÇMcing darc.
13. All of dle above conditions of service are $ubject to Ontario Energy Board (DEB) '.IpprovaJ.
Technical Representative ~ Fn~d Raininger
i~bO'" 427·9870 E«. 3255
PP/df
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17~~
.~i?Consêrvaùòn
for The Living City
July 28, 2005
BY FAX AND MAIL
Ms. Carla Pierini, Planner II
City of Pickering
Pickering Civic Complex
One The Esplanade
Pickering, Ontario L 1 V 6K7
Dear Ms. Pierini:
A IT ACHMENT I
REPOR1 # PD
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CITY OF PICKERING
PICKERING, ONTARIO
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPAE;Ffï.f~6646.02
He: Zoning By-law Amendment Äppiícation Ai 1/05
823 & 827 Sheppard Avenue
City of Pickering
Further to our letter dated June 29, 2005 (copy enclosed) the Toronto and Region Conservation Authority
(TRCA) conducted a site visit to the subject properties on July 27,2005 to stake the defined top of bank and
10 metre buffer on the subject lands.
Site-Specific Comments
However, upon review of the site, TRCA staff determined that the subject property does not actually abut the
valley and stream corridor, as there is a nei~Jhbouring narrow rear lot which fronts onto Kingston Road that
is immediately adjacent to the valley and stream corridor. Furthermore, the width of the neighbouring lot,
which abuts the valley and stream corridor is 10 metres. Therefore, the distance of the subject site from the
valley and stream corridor is in excess of 10 metres.
Recommendations
In light of the above-referenced comments, the TRCA has no objections to Zoning By-law Amendment
application A11/05, as submitted.
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.
. Iy, J
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R sseIWhlt~-
enior Planner
Extension 5306
Development Services Section
RW/sr
Ene!.
F:\Home\Publie\Development Serviees\Durham Regiol\Pickering\A 11-05 Revised 823&827 Sheppard 07-28-05.wpd
5 5horeham Drive, Downsview, Ontario M3N 154 (416) 661-6600 FAX 661-6898 www.trca.on.ca
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A Tl ACHMENT # 10 TO
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OPERATIONS & EMERGENCY SERVICES DEPARTMENT
MUNICIPAL PROPERTY & ENGINEERING DIVISION
MEMORANDUM
December 5, 2005
To:
Richard W. Holborn
Division Head, Municipal Property & Engineering
From:
Shahid Matloob
Coordinator, Traffic Engineering
Subject:
Traffic Analysis, Zoning By-law Amendment Application A 11/05
- 823 & 827 Sheppard Avenue
As requested, I have reviewed thE~ Traffic Analysis prepared by Marshall Macklin
Monaghan Limited for the proposed eight additional residential units on Sheppard
Avenue.
I will concur with the finding that thE~ extra trips generated due to the eight residential
units will not have a significant impact on the two adjacent intersections on Sheppard
Avenue.
The introduction of additional driveways may result in operational impact on Sheppard
Avenue as the available sight distance would be the minimum required for a 50 kmlhr
speed limit.
If you have any questions regarding the above, please do not hesitate to contact me.
~c:::.;~-==-~ .,~ r:;.. ~
Sh~h¡-d'M~~6íf\ C'C~~, ......
8M! A 11_o5_623_827 _Sheppard_Avenue.doc
Copy: Supervisor, Municipal & Capital Works
47°
pdoÎl(tMeeting Notice
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Page 2
Planning Act
Requirements
Date of this Notice
Fire Department
comments
Dated:
CRg:zJl'eatli
Pire Prevention Officer
PicÆ.§ring Pire 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.
May 26, 2005
The Fire Service has no objections to the applicants
proposal to amend the Pickering Official Plan and Zoning
By-law to permit multi - dwelling horizontal (freehold
townhouses) residential uses.
Monday, June 13,2005