HomeMy WebLinkAboutPLN 09-13Report to
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PICKERING Report Number: PLN 09 -13
Date: May 6, 2013
From: Thomas Melymuk
Director, City Development
Subject: Draft Plan of Subdivision Application SP- 2012 -01 (Revised)
Draft Plan of Condominium Application CP- 2012 -02 (Revised)
Zoning By -law Amendment Application A 3/12 (Revised)
2307038 Ontario Inc.
1803, 1807, 1811, 1817 and 1823 Fairport Road
Recommendation:
That Draft Plan of Subdivision Application SP- 2012 -01 (Revised), submitted by
2307038 Ontario, Inc., on lands being Part of Lots 105 and 109 and Lots 106 to
108 on RCP Plan 1051, to establish 3 blocks for residential, open space and road
widening uses as shown on Attachment #3, and the implementing conditions as
set out in Appendix I, be endorsed;
2. That Zoning By -law Amendment Application A 3/12, submitted by 2307038 Ontario
Inc., to implement the Draft Plan of Subdivision SP- 2012 -01 (Revised) and to
permit the development of 31 lots for detached dwellings on a common element
condominium road, be endorsed as outlined in Appendix II, and that staff be
authorized to finalize and forward an implementing Zoning By -law Amendment to
Council for enactment; and
3. Further, that an amendment to the Dunbarton Neighbourhood Development &
Design Guidelines — Neighbourhood Concept Plan, as generally set out in
Appendix III be endorsed, and brought forward for Council approval with the
implementing Zoning By -law.
Executive Summary: The subject lands are located on the east side of Fairport Road,
north of Goldenridge Road (see Location Map, Attachment #1)
The applicant's initial development proposal was to develop the lands municipally
known as 1817 Fairport Road for 13 freehold lots for detached dwellings fronting onto a
private road (see Applicant's Original Site Plan, Attachment #2). Additional properties
immediately to the north and south were purchased by the applicant to create a larger
overall development. The revised applications for Draft Plan of Subdivision, Draft Plan
of Condominium and Zoning By -law Amendment were submitted to facilitate a common
element condominium development consisting of 31 freehold lots for detached dwellings
fronting onto a private road (see Applicant's Revised Site Plan, Attachment #3).
Report PLN 09 -13
Subject: 2307038 Ontario Inc.
May 6, 2013
Page 2
The proposed development demonstrates an appropriate infill design within the
Dunbarton Neighbourhood that is in keeping with the established neighbourhood
character and implements the policies of the Official Plan. Although, the development
proposal includes an amendment to the road pattern currently illustrated in the
Dunbarton Neighbourhood Development & Design Guidelines, this new road pattern is
consistent with a previous Council decision to amend the road pattern currently
illustrated in the Dunbarton Neighbourhood. The recommended zoning by -law
amendment represents appropriate density and performance standards for this infill
development. Required common elements for the condominium plan have been
identified and will be secured. Further, site plan approval will address remaining design
and technical matters.
Staff recommend that the applications be approved, and the implementing zoning by -law
and the amendment to the Dunbarton Neighbourhood Development & Design
Guidelines be finalized and forwarded to Council for adoption.
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed development.
Background
1.1 Property Description
The subject lands comprise of five properties that are located on the east side of
Fairport Road, north of Goldenridge Road (see Location Map, Attachment #1)
and have a combined area of approximately 2.0 hectares. The proposal includes
the entirety of 1803, 1807, 1811 and 1817 Fairport Road, and the rear portion of
1823 Fairport Road. The subject lands currently accommodate four detached
dwellings all of which are proposed to be demolished. There is existing mature
vegetation along the easterly portion of the properties within the valley lands
associated with the Dunbarton Creek and surrounding each of the existing
dwellings.
Development abutting the subject lands includes established residential areas of
detached dwellings on generally deep lots, as well as some newer infill
subdivisions to the south and southwest.
1.2 Applicant's Original Proposal
The applicant's original development proposal for 1817 Fairport Road was to
amend the zoning by -law to implement a draft plan of subdivision and common
element condominium for 13 lots for detached dwellings having minimum lot
frontage of 12.0 metres fronting onto a private road (see Applicant's Original Site
Plan, Attachment #2). Following the July 5, 2012 Information Meeting, the
applicant purchased additional lands immediately to the north and south of the
original property to create a larger overall developable area.
Report PLN 09 -13
Subject: 2307038 Ontario Inc.
1.3 Applicant's Revised Proposal
May 6, 2013
Page 3
On December 14, 2012 the applicant submitted revised applications for draft plan
of subdivision, draft plan of condominium and zoning by -law amendment for the
larger holdings. The revised proposal is for a common element condominium
development consisting of 31 lots for detached dwellings.
The draft plan of subdivision proposes the creation of 3 blocks to accommodate a
3.0 metre wide road widening block along the entire length of Fairport Road; a
0.4 hectare open space block to convey the Dunbarton Creek and associated
valley lands and buffer areas to the City of Pickering; and a 1.6 hectare
residential development block for 31 freehold lots (see Applicant's Revised Site
Plan, Attachment #3).
Access to the 31 lots is from the proposed crescent - shaped private road off
Fairport Road. A total of 10 visitor parking spaces have been provided. The
draft plan of condominium proposes a common element condominium for private
internal roads, visitor parking spaces, mailboxes, internal sidewalks and a water
meter room.
2. Comments Received
2.1 Public comments from the July 5, 2012 and February 4, 2013 Public
Information Meetings and in written submission
At the July 5, 2012 Information Meeting, approximately seventeen area
residents /landowners attended the meeting to voice their concerns with respect
to the original development proposal. In addition to the concerns raised at the
public meeting, written concerns from an area resident were received. The
majority of their concerns related to whether the proposal is in keeping with the
existing character of the neighbourhood.
Specifically, the concerns identified are as follows:
• conformity with the Dunbarton Development & Design Neighbourhood
Guidelines
• stormwater management and drainage
• insufficient supply of on -site visitor parking within the development site
• traffic impacts
• preservation of the Dunbarton Creek and existing trees
At the February 4, 2013 Information Meeting regarding the revised development
proposal, approximately seven area residents attended the meeting to voice their
concerns. Written concerns from three area residents were also received.
Report PLN 09 -13
May 6, 2013
Subject: 2307038 Ontario Inc. Page 4
In addition to the concerns identified with the original proposal the following
additional concerns were raised:
• conservation of wildlife
• connectivity of a dedicated green space in the area
• delineation of private property from public green space
• the proposed private road pattern does not accommodate for future
development to the north
• compatibility with existing character on Fairport Road
• the visual impacts of the dwellings flanking onto Fairport Road
• streetscape improvements and boulevard landscaping required on Fairport Road
• pedestrian connectivity on -site within the development and to public
sidewalks
2.2 City Departments & Agency Comments
Region of Durham- • the subject lands are designated "Living Areas" in the
Durham Region Official Plan
• the Region of Durham Planning Department has
advised that the proposal complies with the policies of
the Region Official Plan
• the submitted Environmental Noise Assessment
satisfies the requirements of the Ministry of
Environment Noise Guidelines
• the submitted Phase I Environmental Site Assessment
report indicated that a Phase II Environmental Site
Assessment report is not recommended
• sanitary and water services are available to the subject
lands
• municipal garbage and recycling collection will be
determined at a later date
• the Region of Durham has no objection to the proposal
and has provided recommended conditions for draft
plan approval for Plans of Subdivision and
Condominium
Report PLN 09 -13
Subject: 2307038 Ontario Inc.
May 6, 2013
Page 5
Toronto and Region • TRCA has advised that an appropriate environmental
Conservation buffer has been provided for the protection of the
Authority (TRCA) Dunbarton Creek
• as a condition of draft plan approval, a Dunbarton
Valley Corridor Block Restoration and Enhancement
Plan should be prepared and implemented to the
satisfaction of TRCA
• no objections to the Functional Storm Servicing
Report; further details and analysis will be required as
per conditions of draft plan approval
• the TRCA has no objection to the proposal and has
provided recommended conditions for draft plan
approval for Plan of Subdivision
Engineering & 0 generally satisfied with the lotting pattern and road
Public Works configuration
• detail drawings regarding landscaping, stormwater
management and grading will be reviewed through the
site plan approval process
• there is sufficient traffic capacity on Fairport Road to
accommodate the additional vehicles generated by
this development
Fire Services • no concerns with the development proposal
• details of the emergency vehicle access will be
finalized through the site plan review process
3. Planning, Analysis
3.1 The proposal complies with the density provision of the Pickering Official
Plan
The Pickering Official Plan designates the subject property as "Urban Residential
Areas — Low Density Areas" and "Open Space Systems — Natural Areas" within
the Dunbarton Neighbourhood.
Lands within the "Urban Residential Areas — Low Density Areas" designation are
intended primarily for housing at a net residential density of up to and including
30 units per net hectare. The proposal to create 31 freehold lots for detached
dwellings fronting onto a private road represents a net residential density of
20 units per net hectare, which falls within the permitted density range.
Lands within the "Open Space Systems — Natural Areas" designation are
generally intended for conservation, environmental protection and passive
recreational uses. The draft plan of subdivision includes an open space block
that will be conveyed to the City for the protection of the Dunbarton Creek.
The proposed development conforms to the Pickering Official Plan.
Report PLN 09 -13
May 6, 2013
Subject: 2307038 Ontario Inc. Page 6
3.2 The proposal is consistent with the Dunbarton Neighbourhood
Development & Design Guidelines and with the character of the established
neighbourhood
The subject lands are located within the Dunbarton Neighbourhood for which
Development & Design Guidelines have been established and adopted by
Council. The Guidelines contain provisions about such matters as, lot frontages,
dwelling types, park locations and future road patterns, to ensure that
development occurs in a manner that is appealing, orderly and consistent with
the character of the neighbourhood. The Guidelines identify that the presence of
a large number of deep lots results in opportunities for infill development within
this area to full urban standards. The proposed development is an infill situation.
All of the proposed lots are of a size which will facilitate dwelling designs that are
compatible with the established character of the surrounding neighbourhood.
The proposed building height and yard setbacks are consistent with the
recommended performance standards in the Development & Design Guidelines.
The overall development proposal of 31 freehold lots for detached dwellings
represents an appealing and orderly lotting pattern that is desirable and would be
in keeping with the character of the established neighbourhood. Staff are
supportive of the proposed development.
3.3 Previous Decision of Council supported an amended road pattern within
the Dunbarton Neighbourhood
The applicant is proposing an amendment to the "Conceptual Road Pattern" in
the Dunbarton Neighbourhood Development & Design Guidelines by deleting the
public roads through the subject lands and deleting the northern extension of the
road immediately west of the Dunbarton Creek. This amendment is consistent
with Council's previous resolution in 2002 that directed staff to complete
informational revisions to the Urban Neighbourhood — Neighbourhood 7:
Dunbarton, of the Pickering Official Plan and the Dunbarton Neighbourhood
Design Guidelines to reflect the revised road network created through the
subdivision on Goldenridge Road.
The proposed development establishes an appropriate private road pattern that
is consistent with Council's previous decision in the neighbourhood. Due to the
location of the Dunbarton Creek and the relevant policies of the TRCA,
opportunities for infill development to the north of the subject lands may only be
feasible provided that future development is accommodated on private roads.
The proposed development represents an appropriate private road pattern that
facilitate orderly development. Consequently, Staff recommend an amendment
to the Dunbarton Neighbourhood Development & Design Guidelines —
Neighbourhood Concept Plan to illustrate the "Conceptual Road Pattern" with
deletion of the northern extension of a proposed road from Dunbarton Road
beyond the subject lands (see Appendix III).
Report PLN 09 -13
May 6, 2013
Subject: 2307038 Ontario Inc. Page 7
3.4 Traffic issues are not anticipated as a result of this development
Residents raised concerns with respect to the potential for higher traffic levels
along Fairport Road as a result of this residential development.
Fairport Road is designated as a "Type C Arterial Road ". Typically, on a Type C
Arterial Road, the maximum vehicle capacity is between 4,000 and 20,000
vehicles per day. Based on the most recent traffic counts on Fairport Road
compiled by the City, a total count of 5,571 vehicles per day was recorded.
Engineering staff have advised that Fairport Road operates within the acceptable
Type C Arterial Road capacity and that the proposal for 31 lots is expected to
generate approximately between 32 and 37 trips during a.m. & p.m. peak hours
respectively. No traffic concerns are anticipated as a result of this development.
A Type C Arterial Road typically requires a right -of -way width of 26 to 30 metres,
and the current width of Fairport Road in front of the subject lands is 20 metres.
Therefore, a minimum 3.0 metre wide road widening is required, which will be
conveyed to the City at the time of subdivision registration.
3.5 Dunbarton Creek and associated valley lands and vegetation will be
protected
Residents expressed concerns regarding preservation of the Dunbarton Creek
and existing trees on -site to provide appropriate habitat for existing wildlife. As
well, residents identified issues with respect to trespassing on other private
properties and whether a trail would be provided along the Dunbarton Creek.
An Environment Impact Study and a Tree Preservation Plan were submitted and
reviewed by the TRCA and the City. The purpose of these studies is to provide
for appropriate protection of the environment features in accordance with the
policies and regulations of the TRCA and the City.
As part of this development proposal a 0.4 hectare open space block has been
created. This block contains a section of the Dunbarton Creek and associated
valley lands. It also contains a conservation buffer to ensure that the proposed
development maintains an appropriate setback from the environmental feature.
This block will be conveyed to the City upon the registration of the draft plan.
As a condition of draft plan approval, the applicant will be required to prepare and
submit a Dunbarton Valley Corridor Block Restoration and Enhancement Plan to
the satisfaction of the TRCA. Also as a condition of approval, the applicant will
be required to erect a fence between the open space block and the abutting
residential lots. The site plan agreement and the condominium declaration will
include a provision prohibiting the removal of fences and the installation of gates
or other access through the fences along the rear lot lines abutting the open
space block.
Report PLN 09 -13
Subject: 2307038 Ontario Inc.
May 6, 2013
Page 8
The City's 1996 Trails and Bikeway Master Plan identifies the Dunbarton Creek
valley as a "Future Hiking Trail Corridor ". Given that the Dunbarton Creek valley
presently traverses through numerous private properties, the City does not have
any current plans for the construction of a hiking trail along the Dunbarton Creek.
Upon review of the environmental impact study and tree preservation plan, TRCA
and the City staff conclude that the proposed development meets the
requirements of the TRCA and the City.
3.6 Concerns regarding in- sufficient visitor parking spaces, privacy and
drainage have been addressed or will be addressed
Other concerns that were raised by the area residents included in- sufficient
visitor parking spaces, privacy and drainage.
There will be sufficient residential parking with each dwelling unit accommodating
a minimum of 2 vehicles. Pickering's standard visitor parking ratio for a
residential condominium development is 0.25 parking space per dwelling unit.
Based on this ratio, the applicant is required to provide a total of 8 visitor parking
spaces, whereas the proposal provides for a total of 10 visitor parking spaces.
Through the site plan approval process, staff will review whether there is
opportunities to provide for additional visitor parking spaces.
The abutting residents to the south expressed concerns regarding the potential
impact on their privacy. The applicant has indicated a willingness to undertake
all reasonable measures to maintain and enhance the privacy of abutting
residence. In order to maintain the privacy of the abutting residents to the south,
the applicant has agreed to provide additional landscaping within the rear yards
abutting the residential properties to the south.
Drainage was another concern that was identified by the area residents. The
applicant has submitted a Functional Servicing Report that has been reviewed by
the TRCA and the City. Proposed Lots 1 to 11 have been designed as walk -out
lots, with the rear yards draining to an infiltration swale located within the
conservation buffer adjacent to the Dunbarton Creek valley. Lots 12 to 31 have
been designed as split draining lots, with rear lot catch basins to capture any
runoff. Drainage from the proposed development will be contained on -site and
will not negatively impact the abutting properties.
3.7 The Proposal achieves a Level 1 Sustainability Rating
The applicant submitted a Sustainability Report that is based on the City's Draft
Sustainability Guidelines. Staff have reviewed the report and rated the draft plan
as achieving Level 1. The proposed draft plan incorporated many of the
elements set out in the Guidelines such as efficient use of land, increased
residential density, environmental protection, native species planning, stormwater
quality treatment and development design connections. Additional opportunities
for element of sustainable development are available at the site plan application
and building permit stage.
Report PLN 09 -13
Subject: 2307038 Ontario Inc.
May 6, 2013
Page 9
3.8 All Technical Matters will be addressed as Conditions of Subdivision and
Site Plan Approval Process
In order to ensure all technical matters are appropriately addressed by the
applicant, City requirements will be imposed as conditions of approval for the
subdivision application. Detail design issues will be dealt with through the site
plan approval process. A site plan application is yet to be submitted. These
requirements will address matters such as, but not limited to:
• building massing
• fagade designs and upgrades, including the dwellings flanking Fairport Road
• building siting
• landscaping
• drainage and grading
• site servicing
• stormwater management plan
• required fencing between the private property and the publicly owned
Dunbarton Creek Valley lands
• visitor. parking & on- street parking
• emergency vehicle access
No further reports are anticipated to be brought before Council if the applications
are approved.
3.9 Common Element Condominium application
The purpose of this application is to determine whether the common element
description is the appropriate form of tenure for this residential development. A
common element condominium refers to a development where each dwelling unit
is individually owned (freehold ownership), and where amenities or physical
features are collectively owned by the unit owners as tenants in common. It is
anticipated that a future common element condominium corporation will be
established to permit a community of individually owned homes with
maintenance of the development's joint services, amenities and physical features
provided through a common element condominium corporation.
In accordance with Council policy and Delegation By -law 5391/01, the Director,
City Development has the authority to grant draft plan of approval for plans of
condominium; therefore no further approvals are required from City Council.
Report PLN 09 -13
Subject: 2307038 Ontario Inc.
May 6, 2013
Page 10
3.10 Zoning By -law to be finalized and forwarded to Council for enactment
The subject lands are currently zoned "R3" - Third Density Residential. The
applicant is proposing to rezone the developable portion of the subject lands to a
new "SY residential zone, similar to the Goldridge development to the south.
The open space block will be rezoned to Open Space /Hazard Land zone. To
ensure compatibility with the surrounding community and an appropriate design,
the zoning by -law will include performance standards for minimum lot'frontage
and lot area; maximum building height; minimum yard setbacks; maximum
garage projects; minimum number of residential and visitor parking spaces; and
maximum encouragements for porches and decks within required yards. The
recommended zoning conditions are outlined in Appendix II to this report.
It is recommended that a draft by -law be prepared and forwarded to Council for
enactment.
3.11 Applicant's Comments
The applicant has been advised of the recommendations of this report.
Appendices
Appendix I Recommended Conditions of Approval for Draft Plan of Subdivision
SP- 2012 -01
Appendix II Recommended Conditions of Approval for Zoning By -law Amendment
Application
Appendix III Recommended Amendment to Dunbarton Neighbourhood Development &
Design Guidelines — Concept Plan
Attachments
1. Location Map
2. Applicant's Original Site Plan
3. Applicant's Revised Site Plan
Report PLN 09 -13
Subject: 2307038 Ontario Inc.
Prepared By:
Mila Yeung
Plannerill
Nilesh Surti, MCIP, RPP
Manager, Development Review
& Urban Design
MY:NS:Id
May 6, 2013
Page 11
Approved /Endorsed By:
x 17,;',,' � �-' /ZZ �
Catherine Rose, M IP; RPP
(Acting) Chief Planner
Thom s Melyi6k, CIP, R
Director, City Deveiopment
Recommended for the consideration
of Pickering City Council
)Vaal Ae z4, zoo
Tony Prevedel, P.Eng.
Chief Administrative Officer
Appendix Ito
Report. PLN 09 -13
Recommended
Conditions of Approval for
Draft Plan of Subdivision SP- 2012 -01
Recommended Conditions of Approval for
Draft Plan of Subdivision SP- 2012 -01
General Conditions
That this recommendation apply to the draft plan of subdivision prepared by
Brian Moss + Associates Ltd., dated December 2012, project number 95001, on
lands being Part of Lots 105 & 109, and Lots 106, 107 & 108, RCP 1051, Part 1,
40R- 24632, City of Pickering to permit a residential subdivision consisting of
31 single detached dwellings, an open space conservation block and a road
widening block.
Subdivision Agreement
2. That the Owner enters 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
conditions outlined in this document.
Zoning '
3. That the implementing by -law for Zoning By -law Amendment Application A 3/12
becomes final and binding.
Street Names
4. That street names and signage be provided to the satisfaction of the Region and
the City.
Development Charges & Inspection Fee
5. That the Owner satisfies the City financially with respect to the Development
Charges Act.
6. That the Owner satisfy the City financially for the contributions for development
review and inspection fees.
Phasing
7. That if this subdivision is to be developed by more than one registration, the
Owner will be required to submit a plan showing the proposed phasing, all to the
satisfaction of the City.
Recommended Conditions of Approval (SP- 2012 -01) Page 2
Dedications /Transfers /Conveyances
8. That the Owner conveys to the City, at no cost:
a) Block 2 for open space; and
b) the dedication of a 3.0 metres wide road allowances along Fairport Road
Architectural Control
9. That the Owner, prior to the preparation of the subdivision agreement, shall
engage a control architect, to the satisfaction of the Director, City Development,
who will:
a) prepare the architectural design objectives for the development that
address, but are not limited to: building envelopes, siting, porches,
landscaping, building and sustainable designs, streetscape design, front
elevations, as well as garage locations, massing, widths, and projection
from the main dwelling; and
b) prepare specific architectural building design for Lots 19, 20, 28 and 29 to
address flankage side yard elevations.
Storm Drainage
10. That the Owner satisfy the Director, Engineering & Public Works Department
respecting a stormwater drainage and management system to service all the
lands in the subdivision and any provisions regarding easements.
11. That the Owner satisfy the Director, Engineering & Public Works Department for
contributions for stormwater management maintenance fee.
12. That the Owner satisfy the City and the Toronto and Region Conservation
Authority (TRCA) to maintain all stormwater management and erosion and
sedimentation control structures operating and in good repair during the
construction period.
13. That the Owner satisfy the Director, Engineering & Public Works Department
respecting stormwater drainage and management system to service all the lands
in the development in accordance with the revised Functional Servicing Plan,
dated March 2013, and any provision regarding easements.
Grading Control
14. That the Owner satisfy the Director, Engineering & Public Works Department
respecting submission and approval of a grading and control plan.
Recommended Conditions of Approval (SP- 2012 -01) Page 3
15. That the Owner satisfy of the Director, Engineering & Public Works Department
respecting the submission and approval of a geotechnical soils analysis.
16. That the Owner satisfy the City respecting the authorization from abutting land
owners for all off -site grading.
Fill & Topsoil By -law
17. That the City of Pickering's Fill & Topsoil By -law prohibits soil disturbance,
removal or importation to the site unless a permit has been issued. No on -site
works prior to Draft Plan Approval is permitted. A Fill & Topsoil Permit will be
required should grading works proceed prior to a Subdivision Agreement.
Road Allowances
18. That the Owner satisfy the Director, Engineering & Public Works Department
respecting construction of roads with curbs, sewers, sidewalks and boulevard
designs along Fairport Road.
Construction /installation of City Works & Services
19. That the Owner satisfy the City respecting arrangements for the provision of all
services required by the City.
20. That the Owner satisfy the appropriate authorities respecting arrangements for
the provision of underground wiring, street lighting, cable television, natural gas
and other similar services.
21. That the cost of any relocation, extension, alteration or extraordinary maintenance
of existing services necessitated by this development shall be the responsibility
of the Owner.
Easements
22. That the Owner convey to the City, at no cost, any easements or reserves as
required by the City.
23. That the Owner include in the purchase and sale agreement of Lot 3 that there is
a 3.0 metre wide easement in favour of the public authorities for access and
maintenance of the open space conservation block.
24. That the Owner conveys any easements to any utility provider to facilitate the
installation of their services in a location(s) to the satisfaction of the City and the
utility provider.
Recommended Conditions of Approval (SP- 2012 -01) Page 4
25. That the Owner arrange at no costs to the City any easements required on third
party lands for servicing and such easements shall be in locations as determined
by the City and /or the Region and are to be granted upon request at any time
after the draft approval.
26. That the Owner satisfy the Director, Engineering & Public Works Department with
any required easement for works, facilities or use rights that are required by the
City of Pickering.
Construction Management Plan
27. That the Owner 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;
(ii) 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;
(iii) assurance that the City's Noise By -law will be adhered to and that all
contractors, trades and suppliers are advised of this By -law;
(iv) the provision of mud and dust control on all roads within and adjacent to the
site;
(v) type and timing of construction fencing;
(vi) location of construction trailers; and
(vii) details of the temporary construction access.
Fencing
28. That the Owner 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.
29. That the existing boundary fencing remain and be maintained during
construction.
30. That the Owner agrees to submit a detail plan identifying the location of all
fences to the satisfaction of the City including the provision of permanent fencing
along the rear lots lines abutting the open space block and for the lots along
Fairport Road.
31. That the Owner agrees to include in the purchase of sales agreement for the lots
in this development that gates and fence opening are prohibited along the
easterly boundary of Lots 1 to 12 for access into the open space block.
Recommended Conditions of Approval (SP- 2012 -01) Page 5
Street Tree Planting
32. That the submission of a street tree planting plan to the satisfaction of the City.
33. That to the satisfaction of the Director, Engineering & Public Works Department,
the Owner shall plant one tree per lot. If it is determined that the planting of a
tree is not possible for each proposed lot, the Owner will be required to pay either
cash -in -lieu for the remaining trees or plant the remaining trees in a location
within the Plan boundaries.
Tree Preservation
34. That the Owner is required to submit a tree preservation plan to the satisfaction
of the City which will illustrate the protection of trees and other natural features
where appropriate prior to the approval of a preliminary grading plan.
Engineering Drawings
35. 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.
36. That the engineering plans be coordinated with the architectural design
objectives.
Parkland Dedication
37. That the Owner shall pay the City cash -in -lieu to satisfy the parkland dedication
requirements of the Planning Act.
Utility
38. That the owner, through the approval of the Utility Coordination Plan for the
location, is to enter into an agreement with Canada Post Corporation for the
provision of a Community Mailbox including technical specifications and financial
terms.
Model Homes
39. That the Owner enters into a model home agreement with the City, if applicable
for this draft plan. All models homes must satisfy all requirements of the siting
and architectural design statement.
Other Approval Agencies
40. . That the Owner satisfy all the requirements of the Region of Durham.
Recommended Conditions of Approval (SP- 2012 -01) Page 6
41. That any approvals which are required from the Region of Durham for the
development of this plan be obtained by the Owner, and upon request written
confirmation be provided to the City of Pickering as verification of these
approvals.
42. That the Owner obtain all necessary permits from the Toronto and Region
Conservation Authority pursuant to Ontario Regulation 166/06, as amended.
43. That any approvals which are required from the Toronto and Region
Conservation Authority for the development of this plan be obtained by the
Owner and upon request written confirmation be provide to the City of Pickering
as verification of these approvals.
Appendix II to
Report PLN 09 -13
Recommended
Conditions of Approval for
Zoning By -law Amendment Application A 3/12
Recommended Conditions of Approval for
Zoning By -law Amendment Application A 3/12
That the implementing zoning by -law in the "SY zone:
(a) permit the establishment of detached dwelling units in accordance with the
following provisions:
(i) permit detached dwellings to front onto a private road
(ii) minimum lot frontage of 12.0 metres
(iii) minimum lot frontage of 8.5 metres for Lots 1 and 12 due to the
curvature of the private road
(iv) minimum lot area of 350 square metres
(v) maximum building height of 9.0 metres
(vi) minimum front yard depth of 4.5 metres
(vii) minimum rear yard depth of 7.5 metres
(viii) minimum side yard widths of 1.2 metres on one side and 0.6 metres
on the other
(ix) minimum flankage side yard width of 4.5 metres for lots abutting
Fairport Road and 2.7 metres for all other lots
(x) minimum one private garage per lot attached to the main building and
vehicular entrance not less than 6.0 metres
(xi) maximum garage projection of 2.0 metres beyond the main entrance
to the dwelling unit
(xii) Lots 1 and 12 are exempted from the maximum garage projection
requirements
(xiii) maximum projection of 2.0 metres into required front yard for an
unenclosed porch and varandah not exceeding 1.5 metres in height
(xiv) maximum projection of 2.0 metres into the required flankage side
yard abutting Fairport Road for an unenclosed porch and varandah
not exceeding 1.5 metres in height lot
(xv) maximum projection of 2.5 metres into require rear yard for decks not
exceeding 3.0 metres in height.
(xvi) special provisions regarding yard setbacks for Lot 1 and Lot 12
(xvii) setback exemption for the water meter building
2. That the implementing zoning by -law in the "OS -HL" zone:
(a) permit the preservation and conservation of the natural environment, soil
and wildlife, resource management, and pedestrian trails and walkways.
Appendix III to
Report PLN 09 -13
Amendment to the Neighbourhood Concept Plan for the
Dunbarton Neighbourhood Development & Design Guidelines
ATTACHMENT #L�TO
REPORT # PAN 001-13
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DATE Apr 22, 2013
CHECKED BY MY
ATTACHMENT #_in? TO
REPORT # PLN o9 -13
APPLICANT'S ORIGINAL SITE PLAN
2307038 ONTARIO INC.
SP- 2012 -01 & A 03/12 & CP- 2012 -02
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FULL SCALE COPIES OF THE APPLICANTS
SUBMITTED PLAN ARE AVAILABLE FOR WEW /NG AT
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THIS MAP WAS PRODUCED BY THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT,
INFORMATION & SUPPORT SERVICES,
MAY 31, 2012.
LOT
LOT
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FULL SCALE COPIES OF THE APPLICANTS
SUBMITTED PLAN ARE AVAILABLE FOR WEW /NG AT
THE CITY OF PICKERING COY DEVELOPMENT DEPARTMENT.
THIS MAP WAS PRODUCED BY THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT,
INFORMATION & SUPPORT SERVICES,
MAY 31, 2012.
ATTACHMENT # TO
RENORI # PLA 02-13
APPLICANT'S REVISED
SITE PLAN
2307038 ONTARIO INC.
SP- 2012 -01 & A 03/12 & CP- 2012 -02
FULL SCALE COPIES OF THE APPLICANTS
SUBMITTED PLAN ARE AVAILABLE FOR VIEWING AT
THE CITY OF PICKER /NG CITY DEVELOPMENT DEPARTMENT.
THIS MAP WAS PRODUCED BY THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT,
KNFORMATKON d SUPPORT SERVICES,
MARCH 27, 20IJ