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HomeMy WebLinkAboutPLN 21-13 Cliff t7i Report to Planning & Development Committee PICKERIl Report Number: PLN 21-13 Date: October 7, 2013 From: Thomas Melymuk Director, City Development Subject: Draft Plan of Subdivision SP-2013-01 Zoning By-law Amendment Application A 2/13 Orchard Ridge (Pickering) G.P. Inc. Part of Lot 11, Lots 12 and 13, Plan 175, Part 1, Plan 40R-11659 (560 Park Crescent) Recommendation: 1. That Draft Plan of Subdivision Application SP-2013-01, submitted by Orchard Ridge (Pickering) G.P. Inc., on lands being Part of Lot 11, Lots 12 and 13, Plan 175, Part 1, Plan 40R-11659, to establish a residential plan of subdivision for 51 lots, a block containing a heritage lot, and a block for open space, as shown on Attachment#2 to Report PLN 21-13, and the implementing conditions of approval, as set out in Appendix I, be endorsed; 2. That Zoning By-law Amendment Application A 2/13, submitted by Orchard Ridge (Pickering) G.P. Inc., to implement the Draft Plan of Subdivision SP-2013-01 as outlined in Appendix II to Report PLN 21-13, be endorsed, and that staff be authorized to finalize and forward an implementing Zoning By-law Amendment to Council for enactment; and • 3. Further, that Information Revision No. 19 to the City of Pickering Official Plan West • Shore Neighbourhood Map (Map 12) to delete the street connections from Surf Avenue to Cliffview Road and from Downland Drive to Park Crescent, as set out in Appendix III, be approved. Executive Summary: The subject lands are located on the west side of Park Crescent, north of Cliffview Road and south of Sandcastle Court (see Location Map, Attachment#1). Orchard Ridge (Pickering) G.P. Inc. has submitted applications for Zoning By-law Amendment and Draft Plan of Subdivision proposing a residential subdivision consisting of 51 lots for detached dwellings, a block containing the Nesbit-Newman heritage house, and an open space block. The plan also proposes the extension of Cliffview Road northward to intersect with Park Crescent (see Submitted Plan, Attachment#2). The applicant is also requesting approval from Council to delete the extension of Surf Avenue to Cliffview Road and Downland Drive to Park Crescent from the West Shore Neighbourhood Plan. 31 Report PLN 21-13 October 7, 2013 Subject: Orchard Ridge (Pickering) G.P. Inc. (SP-2013-01, A 2/13) Page 2 The proposed development demonstrates appropriate infill development within the West Shore Neighbourhood that maintains the character of the established stable neighbourhood and implements the policies of the Official Plan. Proposed lot frontages and lot sizes are appropriate (with lot frontages proposed for the development ranging between 14.3 metres to 16.75 metres). The road pattern for the proposed development extends Cliffview Road northward to intersect with Park Crescent. This is the preferred road connection as it meets the City's road and lot grading requirements, effectively deals with stormwater issues, and protects the existing Nesbit-Newman Heritage house. The increase in traffic generated by this development will have a minimal impact on the surrounding community. Through the development of this site, Park Crescent and Cliffview Road will be urbanized so as to provide curbs and gutters, sidewalks along Cliffview Road, and appropriate stormwater management for the site. The lot depths are very deep to preserve and protect many of the existing trees on site. In addition, the applicant has agreed to provide a compensation plan for plantings at an off-site location on public lands. A pedestrian connection is also being proposed through the open space block in the northwest corner of the site. A holding provision will be placed on Lot 9 (directly beside the pedestrian connection) to ensure that the proposed pedestrian connection is designed to meet all safety and accessibility standards. Since the Statutory Public Meeting, held in April 2013, the Nesbit-Newman heritage house has been designated under Part IV of the Ontario Heritage Act. The designation of the property provides for a heritage lot which exceeds the size required by the Heritage Pickering Advisory Committee. Accordingly, staff recommend that Zoning By-law Amendment Application A 2/13 be approved, and that City Council endorse Draft Plan of Subdivision SP-2013-01, the related conditions of approval, and a housekeeping Informational Revision to the Official Plan to revise the proposed road pattern for the Neighbourhood (see Appendices I, II and III). Financial Implications: No direct costs to the City are anticipated as a result of the recommendations of this report. 1. Background 1.1 Property Description The subject property is located on the west side of Park Crescent, north of Cliffview Road and south of Sandcastle Court (see Location Map, Attachment#1). The subject lands are approximately 4.9 hectares in area, with approximately 89 metres of frontage along Park Crescent. There is an existing hedgerow of mature trees along the west property line of the site and clusters of trees surrounding the proposed block for the heritage home and along Park Crescent. 32 Report PLN 21-13 October 7, 2013 Subject: Orchard Ridge (Pickering) G.P. Inc. (SP-2013-01, A 2/13) Page 3 Low density residential development consisting of detached dwellings and a park surrounds the subject lands. There is a substantial downward change in grade on the subject property from the west to the east towards Park Crescent, with a small area in the southwest corner sloping towards the existing residential properties on Cliffview Road. 1.2 Applicant's Proposal The applicant has submitted applications for approval of a Draft Plan of Subdivision and an amendment to the Zoning By-law to facilitate a residential development consisting of 51 lots for detached dwellings, a 0.26 hectare heritage block containing the Nesbit-Newman heritage house, and a 0.56 hectare open space block to be combined with Lookout Point Park (see Submitted Plan, Attachment#2). The applicant proposes to extend Cliffview Road to the north in order to intersect with Park Crescent. A pedestrian walkway is proposed through the open space block to provide a connection from Downland Drive to the Cliffview Road extension. 2. Comments Received 2.1 Public comments from the November 27, 2012 Open House Meeting On November 27, 2012, prior to the submission of the applications, the applicant held an Open House meeting to present area residents with future development plans for the subject property. The applicant presented three potential plans: • extending Cliffview Road north and east to connect with Park Crescent (the design subsequently proposed in the development applications) • extending Cliffview Road north about half way through the property, ending in a cul-de-sac; extending Downland Drive east and south to also end in a cul-de-sac, and connecting the cul-de-sacs with a walkway • extending Cliffview Road north and west to connect with Downland Drive Approximately ninety residents attended the Open House meeting. Some of the key concerns identified at this meeting included traffic, tree preservation, compatibility with the existing neighbourhood, and protection of the Nesbit-Newman heritage house. 2.2 Public comments from the April 8, 2013 Statutory Public Meeting and in written submission At the April 8, 2013 Statutory Public Meeting, approximately eighty residents attended the meeting and fifteen area residents voiced concerns with respect to the draft plan of subdivision and rezoning applications. The majority of their concerns related to whether the proposal was in keeping with the existing character of the established neighbourhood. 33 Report PLN 21-13 October 7, 2013 Subject: Orchard Ridge (Pickering) G.P. Inc. (SP-2013-01, A 2/13) Page 4 Specifically, the concerns identified are as follows: • ensuring protection/preservation of existing trees on the site • compatibility of the proposed lot frontage, lot area, setbacks and building height in relation to the existing neighbourhood • increased traffic impacts from the proposed development on surrounding streets • proposed street layout and how it will affect pedestrian and vehicular connections to the surrounding neighbourhood and the trail system along Lake Ontario • stormwater management for the site, as it relates to the existing problems with overland stormwater runoff causing flooding issues on properties along the east side of Park Crescent • ensuring that the proposed pedestrian connection will be accessible, maintained throughout the winter, and adequately lit; and • ensuring that the Nesbit Newman property is designated under Part IV of the Ontario Heritage Act 2.3 Public comments from the September 17, 2013 Open House The City Development Department convened an Open House ahead of the Planning & Development Committee meeting (scheduled for October 7, 2013) to provide an opportunity for area residents to discuss the staff recommendations. Approximately forty residents attended the presentation given by staff. Some residents continue to have strong concerns with certain aspects of the proposal and do not agree with the staff recommendation. The concerns include the following: • the proposed street layout; in particular, that the Cliffview Road extension should connect to Downland Drive rather than to Park Crescent • the impact of traffic anticipated to be generated by the development and a concern that the submitted Traffic Operations Brief underestimates the amount of traffic • the urbanization of Park Crescent and Cliffview Road and the inclusion of sidewalks along Cliffview Road; and • lot frontages and other development standards being proposed are not consistent with the character of the surrounding neighbourhood 2.4 City Departments & Agency Comments Region of Durham • the subject lands are within the "Living Area" designation in the Durham Region Official Plan • the Region of Durham Planning Department has advised that this proposal conforms with the policies of the Regional Official Plan • the Phase I Environmental Site Assessment report, dated January 2013, indicates that there are no potential site contamination concerns on the subject lands 34 Report PLN 21-13 October 7, 2013 Subject: Orchard Ridge (Pickering) G.P. Inc. (SP-2013-01, A 2/13) Page 5 • a Stage 1-2 Archaeological Assessment report, dated February 2013, indicated that no archaeological resources were identified on the subject lands and the report will be sent to the Ministry of Tourism, Culture and Sport for their review and clearance • sanitary and water services are available to the subject lands • the Region has no objection to the applications, and has sent conditions of approval Durham Region • Durham Region Transit has advised that the proposal Transit will have no significant impacts on its operations Toronto and • the TRCA is satisfied with the assessment within the Region scoped Environmental Impact Study (EIS) and noted Conservation that the wooded areas on the site are a result of Authority (TRCA) planting and do not constitute significant woodlands • the owner has agreed to provide a voluntary financial contribution to partially replace the lost ecological function that is associated with the wooded vegetation on the subject lands, which is not considered to be 'significant' pursuant to the Provincial Policy Statement, 2005, Regional policy, or City policy • the TRCA has no objection to the applications and has provided conditions of draft approval Engineering & • generally satisfied with the development proposal at Public Works this time • requested that a Holding provision be placed on Lot 9 until grading details for the proposed pedestrian connection is finalized, and the design conforms to the City's Accessibility Standards • the Functional Servicing Report is required to be updated to conform to the City of Pickering's Stormwater Management Design Guidelines • a subdivision agreement and a construction management plan are required • the subdivision agreement will address matters such as but not limited to, road construction, easements, traffic management, grading and stormwater management Heritage Pickering • ensure appropriate zoning for the heritage lot and that appropriate setbacks are provided on lots adjacent to the heritage lot 35 Report PLN 21-13 October 7, 2013 Subject: Orchard Ridge (Pickering) G.P. Inc. (SP-2013-01, A 2/13) Page 6 • ensure that the architectural design and elevations of proposed dwellings are compatible with the heritage lot • encourage the retention of the stonewall along the street line and stone pillars at the existing entrance • encourage the protection of existing vegetation on the heritage lot, specifically the butternut trees 3. Planning Analysis 3.1 The proposal conforms to the density provisions and infill policies of the Pickering Official Plan The Pickering Official Plan designates the subject property as "Urban Residential — Low Density Areas" within the West Shore Neighbourhood. Lands within this designation are intended primarily for housing at a net residential density of up to and including 30 units per net hectare. The applicant's proposal is to create a total of 51 lots for detached dwellings and a block to preserve the Nesbitt-Newman heritage house, on a net residential area of 3.72 hectares. This results in a density of approximately 14 units per net hectare. The density of this proposal is appropriate for an infill development in the West Shore Neighbourhood. • Section 6.5 of the Official Pan states that City Council shall encourage infill development of vacant or underutilized blocks of land and the provision of compact housing form, having regard to housing type, architectural design and cost-effective development standards. The proposed development will result in an appropriate land use and efficient subdivision design within the built-up part of the City. 3.2 Proposed building height, yard setbacks and lot coverage will ensure the character of the established residential neighbourhood will be protected The Official Plan recognizes that neighbourhoods are the backbone of the urban system within Pickering and that these neighbourhoods range in size, shape and • character. Section 2.9 of the Official Plan states that the City shall endeavour to maintain the different identities and characters of its neighbourhoods as they evolve over time. The subject property is located within an established residential neighbourhood consisting of detached dwellings on large lots with wide frontages. The Official Plan Section 3.9 (c) recognizes that in establishing performance standards, restrictions and provisions for Urban Residential Areas, particular regard shall be had to protecting and enhancing the character of established neighbourhoods, considering such matters as building height, yard setback, lot coverage, access to sunlight, parking provisions and traffic implications. 36 Report PLN 21-13 October 7, 2013 Subject: Orchard Ridge (Pickering) G.P. Inc. (SP-2013-01, A 2/13) Page 7 A variety of front yard depths and building heights currently exist along Park Crescent. The built form along Park Crescent varies, from single storey "cottage" style dwellings to new two, and two and a half storey detached dwellings. The built form along Broadgreen Street is traditional two storey detached dwellings. Properties to the south and east of the subject property along Park Crescent are currently zoned "R4", which requires a minimum lot frontage of 15.0 metres. The average lot frontage for the existing lots along Park Crescent is approximately 16.8 metres. Properties to the west of the subject property along Broadgreen Street are currently zoned "S" and "S1", which require a minimum lot frontage of 15.0 metres. The applicant is proposing to rezone the subject lands from "R3" to a site specific "R4" zone to permit 51 lots with minimum lot frontages ranging between 14.0 metres and 16.0 metres with site specific performance standards. Appropriate zoning standards are also requested for the block with the heritage home, and the open space block. The Official Plan Section 9.1 states that the City shall promote development at various scales which, through their adherence to principles of good, high quality community design, will produce built and natural environments in Pickering that offer enjoyment, comfort and safety for all users, and evoke a desirable image and sense of place for the City. The proposed development, when built with the recommended performance standards, as set out in the draft zoning by-law contained in Appendix II to this report, and summarized in Appendix IV, addresses such sensitive issues as building height, yard setbacks and lot coverage. The proposed performance standards adhere to the principles of good, high quality community design. In addition, these standards will facilitate dwelling designs that will maintain the existing character of the surrounding community, while increasing the intensity of land uses, as set out in the Official Plan Section 3.2. Residents commented that they would like assurance that the architectural design of the dwellings would be attractive and of a high quality. As a condition of draft plan approval, the applicant will be required to engage the services of a control architect who will prepare a siting and architectural design statement to the City's satisfaction, approve all models offered for sale and certify that all building permit plans comply with the City's approved architectural design statement. 3.3 Prior to the submission of the applications, two proposed road connections shown on the Neighbourhood Plan for West Shore were eliminated as options The West Shore Neighbourhood Map identifies several proposed new road connections including the westerly extension of Surf Avenue to connect with the northerly extension of Cliffview Road, and the easterly extension of Downland Drive to connect with Park Crescent (see Attachment#3, West Shore Neighbourhood Map). If Surf Avenue were extended to Cliffview Road, it would require the demolition of the Nesbit-Newman heritage home. The extension of Surf Avenue was considered inappropriate in light of Council's and the landowner's desire to protect the heritage home. 37 Report PLN 21-13 October 7, 2013 Subject: Orchard Ridge (Pickering) G.P. Inc. (SP-2013-01, A 2/13) Page 8 A Downland Drive to Park Crescent connection was determined to be technically unacceptable in light of the steep grade that would result. The grade would exceed current City road grade (including sidewalk) standards. Further, the connection would increase stormwater flows onto Park Crescent, increasing the potential for flooding of properties on the east side of Park Crescent. The design would not meet the City's overland stormwater flow requirements. From an engineering perspective, this proposed connection was not acceptable. Proposed road connections to be explored by the applicant were therefore limited to the northerly extension of Cliffview Road to either Downland Drive or Park Crescent. 3,4 City staff have concluded that the proposed road connection between Cliffview Road and Park Crescent is the only viable option City Development staff preferred a "T" street pattern, with Downland extending to Park, and Cliffview extending to Downland. This pattern would provide optimum neighbourhood connectivity. With the elimination of the Downland to Park connection, the next preferred option was Cliffview Road to Downland Drive. This road alignment provided the next best level of enhanced connectivity within the Neighbourhood. This connection was also preferred by some residents who have consistently voiced concerns regarding the road pattern within the proposed draft plan of subdivision. Further review of the feasibility of a Cliffview to Downland connection was undertaken by staff and the applicant. The applicant prepared cross-sections showing the grading that would be required, and the resultant implications on lot grading and usability, and stormwater flows. Based on staff's review of the cross-section drawings, significant fill would be required at the north and west/central part of the site to raise the grade of the road and the adjacent new lots to match the grade of existing Downland Drive. As a result, the significant grade change required to match the lower Park Crescent elevation on the east side of the site had to be accomplished in the rear of the private properties. Most lots, despite being quite deep, would have only about 6.0 metres of useable rear yard, in many cases at the bottom of a steep slope in the order to 1:3. The steep slopes also work against appropriate stormwater management, and may be subject to potential erosion and maintenance problems over time. By contrast, the road extension of Cliffview to Park allows a significant amount of the change in grade to be achieved at the west property limit, in the rear of the lots on the west side of the Cliffview extension. Substantially less rear yard grade changes are required on the lots between Cliffview Road and Park Crescent, when Cliffview is designed to connect to Park. 38 Report PLN 21-13 October 7, 2013 Subject: Orchard Ridge (Pickering) G.P. Inc. (SP-2013-01, A 2/13) Page 9 Staff recommends the proposed alignment as it meets the City's engineering standards, as well as provides for the best management of stormwater overland flow, and maximizes usable lot area for all proposed lots. Although there will be no vehicular connection to the west, the proposed walkway connection to Lookout Point Park will enable pedestrian connections to the west. 3.5 While traffic volumes will increase in the Woodlands Neighbourhood with this development, the additional traffic will have minimal impact on local roads A number of area residents have continued to express concerns with respect to the impact of increased traffic levels that will result from the proposed development. Streets of particular concern included Park Crescent, Hillview Crescent and Oklahoma Drive. In response to the traffic concerns, the applicant submitted a Traffic Operations Brief prepared by GHD, dated June 4, 2013 (a copy of which is available for viewing at the City Development Department). The Brief examines the capacity, safety and efficiency of the proposed road network and resulting changes anticipated on the surrounding road network as a result of the proposed development. City staff approved the terms of reference for this traffic Brief prior to it being conducted. As a starting point, the study established the existing travel patterns, turning movements, and volumes on the adjoining roads and the intersections of: • Park Crescent and West Shore Boulevard • West Shore Boulevard and Oklahoma Drive • Hillview Crescent and Oklahoma Drive • Eyer Drive and Oklahoma Drive • Downland Drive and Whites Road • Whites Road and Oklahoma Drive/Granite Court Data was collected through counts undertaken on a weekday in May 2013, between the hours of 7:00 am to 9:00 am, and 3:00 pm to 6:00 pm. These times were selected to ensure that the traffic counts captured the peak of adjacent street traffic, as well as the activity at Fairport Beach Public School. From this data, it was determined that the weekday "morning peak hour" occurred between 7:15 am to 8:15 am, and the weekday "afternoon peak hour" occurred between 4:00 pm to 5 pm. The purpose in determining the peak hour is to set the base level at its highest. Then, the existing traffic volumes are combined with the estimated number of trips from the development site to identify the total weekday. morning and weekday afternoon volumes. The conditions at the peak morning and afternoon hours are then modeled to assess the incremental impacts over the existing conditions. The assessment at peak hour gives the "worst case" scenario. If the worst case scenario meets acceptable service levels, the other hours will also met acceptable levels. 39 • Report PLN 21-13 October 7, 2013 Subject: Orchard Ridge (Pickering) G.P. Inc. (SP-2013-01, A 2/13) Page 10 Based on existing traffic patterns, the Brief indicated that approximately 45% of trips are destined to/from the east (toward the Pickering Go Station) and 55% destined to/from the west (toward the Whites Road/Highway 401 interchange). The Brief identified that the new development would generate a total of 38 trips in the morning peak hour, and 52 in the afternoon peak hour. Based on Transportation industry recommended practice, a proposed development that will generate less than 100 new trips will have minimal effect on area roadways. The conclusions of the Brief confirmed that the proposed road pattern and the development of the 51 new lots would have minimal traffic impacts on the existing streets and intersections within the neighbourhood. All intersections would still operate at an acceptable level of service, and volumes are well below the road capacities. The Brief was reviewed by City's Coordinator, Transportation Engineering and he concurred with the method, assumptions and conclusions. 3.6 Nesbit-Newman Heritage House has been designated under Part IV of the Ontario Heritage Act On April 16, 2012, Council authorized the City Clerk to begin procedures to have the Nesbit-Newman heritage house designated under Part IV of the Ontario • Heritage Act. Council's resolution stated that any lot established through a future development process to accommodate the Nesbit-Newman heritage house had to be configured so as to distinguish the home within the neighbourhood and provide a reasonable property boundary to retain the heritage context, being approximately 135 feet (41.1 metres) in frontage on Park Crescent and 140 feet (42.6 metres) in depth. On July 8, 2013, Council passed By-law 7290/13 designating the Nesbit-Newman House under Part IV of the Ontario Heritage Act. The registered plan (40R-27959) submitted with the designation provides for a heritage lot with 41.3 metres of frontage along Park Crescent and 59.2 metres in depth, which exceeds the size of the heritage lot as approved by Council. 3.7 The subdivision design has very deep lots to enable a significant amount of tree protection, and restrictive covenants will be placed on the westerly lots to preserve the existing hedgerow of mature Black Walnut trees Residents expressed concerns with the loss of trees from the subject property. The proposed lot depths within the draft plan of subdivision will enable tree preservation. The lot depths along Park Crescent range from 44 metres to 68 metres to allow for the siting of dwellings to minimize the impact on existing trees along this road. The lot depths along the west side of the Cliffview Road extension range from 40 metres to 48 metres. These lot depths are provided to deal with changes on grade along this side of the property and to preserve and protect the existing hedgerow of mature Black Walnut trees along this property line. The majority of the native trees within the Open Space Block (Block 53), connected to Lookout Point Park, will be preserved. A copy of the subdivision plan showing the trees proposed to be preserved is provided as Attachment#4. 40 Report PLN 21-13 October 7, 2013 Subject: Orchard Ridge (Pickering) G.P. Inc. (SP-2013-01, A 2/13) Page 11 Section 10.12 of the Official Plan recognizes the importance that forests and hedgerows have in linking natural areas and providing a diversity of habitats. The Plan encourages the protection of these areas from development and encourages stewardship practices where these areas are held in private ownership. Further, Section 10.3 of the Official Plan encourages protection of natural features through education, conservation easements and/or public acquisition where warranted. The applicant has agreed, as a condition of subdivision approval, to register restrictive covenants on title for the lots which back onto existing lots along Broadgreen Street. The restrictive covenants will ensure the existing trees, which will be on private property, cannot be removed by future owners. Along Park Crescent, the proposed driveways and service connections are located to minimize the loss of trees along the street line and retain portions of the stone wall associated with the Nesbit-Newman heritage house. The urbanization of Park Crescent may impact additional trees. Techniques to preserve as many trees as possible along the streetline will be required through the detailed engineering and construction management plans. 3.8 A compensation plan for loss of urban forest has been agreed to by the owner The Toronto and Region Conservation Authority (TRCA) has recognized that the removal of some parts of the wooded vegetation currently on the site will result in a loss of urban forest cover and the ecological function associated with the wooded vegetation as habitat. Due to the proposed loss of habitat, a compensation plan has been agreed to by the owner to provide a financial contribution for off-site tree planting on publicly-owned lands. 3.9 Park Crescent and Cliffview Road will be urbanized Residents have voiced concerns regarding the urbanization of Park Crescent related to the installation of sidewalks, curbs and gutters. The urbanization of Park Crescent is a cost sharing project between the applicant and the City to bring municipal services, including curbs and gutters, from the northern end of the subject lands to the bottom of Park Crescent and Cliffview Road. The construction of the Cliffview extension through the subject property will have a sidewalk on the west side. The urbanization of the existing Cliffview Road will also include a sidewalk along the west side of the road. A suggestion made at the September 17, 2013 Open House to connect the existing sidewalks along Sandcastle Court to the proposed sidewalk on the Cliffview Road extension. The sidewalk would be along the west side of Park Crescent, in front of the lots being developed as part of the proposed plan. After discussion, City staff from the Engineering & Public Works Department have agreed to this sidewalk connection. No other sidewalks are anticipated to be installed along Park Crescent. 41 Report PLN 21-13 October 7, 2013 Subject: Orchard Ridge (Pickering) G.P. Inc. (SP-2013-01, A 2/13) Page 12 At the Open House, a question was asked about whether hydro lines on Park Crescent would be buried as part of the urbanization. Staff from the Engineering & Public Works Department advise that this would be a significant cost and was not included within the budget for the urbanization. The extension of Cliffview Road will have buried hydro. The stone entry pillars to the Nesbit-Newman property and the stone wall along Park Crescent are important heritage features to be retained to the extent possible. This will be reviewed through the detailed design, engineering and construction management plans for the development. 3.10 Stormwater management will be dealt with through the development of the site and through the urbanization of Park Crescent and Cliffview Road Stormwater management was raised as a concern for residents along Park Crescent. The current drainage follows the slope of the property from west to east across the site. This flow is directed to an existing roadside ditch on the west side of Park Crescent, A small portion of the southwest corner of the site drains south towards the existing ditches on Cliffview Road. The proposed stormwater management for the site will convey a portion of the runoff to a future storm sewer on Park Crescent and a future storm sewer on Cliffview Road, which will be installed with the urbanization of this road network. The remainder of the site area will drain via overland flow across the lots fronting Park Crescent and on to the Park Crescent road allowance. Proposed lots fronting onto Park Crescent will be serviced with direct connections to the future storm sewer along the road. Storm services will be located within the driveways in order to minimize the impact on existing trees. The development will also provide rear yard catchbasins for the lots fronting the Cliffview Road extension to minimize the amount of flow to the proposed road allowance and to the lots fronting Park Crescent. Staff from the Engineering & Public Works Department have reviewed the stormwater management plan and are supportive of the approach proposed. 3.11 The pedestrian connection from Lookout Point Park to Cliffview Road extension will be further reviewed to ensure accessibility standards are met Concerns have been expressed regarding the compliance with accessibility standards and whether there would be winter maintenance of the proposed pedestrian connection from Lookout Point Park to the Cliffview Road extension. Engineering & Public Works staff have requested that a Hold provision be placed on Lot 9 (directly beside the pedestrian connection) until the details of the pedestrian connection have been reviewed and approved by the City. City staff will review the slope of the pedestrian connection to ensure safety and accessibility standards are being met, confirm lighting requirements, and address winter maintenance. 42 Report PLN 21-13 October 7, 2013 Subject: Orchard Ridge (Pickering) G.P. Inc. (SP-2013-01, A 2/13) Page 13 3.12 The proposal achieves a Level 1 sustainability rating Staff have reviewed the applications against the City's Draft Sustainable Development Guidelines and rated the draft plan as achieving a Level 1 score. The proposed draft plan incorporated many of the elements set out in the Guidelines including: • infill development on a vacant site • committing to the use of materials, such as permeable pavers, to achieve a 25% increase in permeability relative to conventional methods • committing to use native plant material for at least 75% of public landscaped area • incorporating a designated heritage building into the project • integrating the proposed development with the existing natural features in order to protect and preserve as many existing trees as possible • providing a voluntary compensation plan for the loss of existing trees Additional opportunities for element of sustainable development will be pursued at the building permit stage. 3.13 Technical Matters to be addressed as conditions of subdivision approval To ensure appropriate development, City, Region and agency requirements will be imposed as conditions of approval for the subdivision application. These conditions will address matters such as, but not limited to, on-site grading, landscaping, tree preservation, fencing, stormwater management and construction management. The conditions of approval set out in Appendix Ito this report address these (and other) matters and it is recommended that Council endorse these conditions. 3.14 Zoning By-law to be finalized and forwarded to Council for enactment Staff supports the rezoning application and recommends that the site specific implementing by-law containing the standards attached as Appendix IV, and generally in the form attached as Appendix Il to this report, be brought before Council for enactment following approval of the draft plan of subdivision. The intent of the zoning by-law is to implement specific performance standards including minimum lot frontage, lot area, yard setbacks, lot coverage and maximum building height to ensure that the proposal complements existing built pattern such as form, height and position relative to the street and to facilitate dwelling designs that would maintain the character of the existing residential neighbourhood. 43 Report PLN 21-13 October 7, 2013 Subject: Orchard Ridge (Pickering) G.P. Inc. (SP-2013-01, A 2/13) Page 14 3.15 A housekeeping change to revise the proposed road connections shown on the Woodlands Neighbourhood Map in the Official Plan is supported The West Shore Neighbourhood Map illustrates a several proposed new road connections including Surf Avenue to the extension of Cliffview Road, and the extension of Downland Drive to Park Crescent (see Attachment#3, West Shore Neighbourhood Map). The applicant is proposing an amendment to the future road pattern by deleting these two road connections. Staff supports the deletion of the Surf Avenue connection in order to retain the designated Nesbit-Newman heritage property. Staff supports the deletion of the extension of Downland Drive to the extension of Cliffview Road, in light of the engineering constraints arising from any vehicular connection to Downland Drive. Informational Revision No. 19 to the Pickering Official Plan has been prepared to revise the proposed road pattern for Map 12, Neighbourhood 2: West Shore, and is provided as Appendix III to this report. Staff recommends Council approve this revision to keep the Pickering Official Plan up-to-date. 3.16 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-2013-01 Appendix II Recommended Zoning By-law Amendment A 2/13 Appendix III Informational Revision #19 to the Pickering Official.Plan Revision to West Shore Neighbourhood Map — Proposed Deletion of Road Connections Appendix IV Summary of Recommended Performance Standards Attachments 1. Location Map 2. Submitted Plan 3. West Shore Neighbourhood Map 4. Plan showing Proposed Trees to be Preserved 44 Report PLN 21-13 October 7, 2013 Subject: Orchard Ridge (Pickering) G.P. Inc. (SP-201 3-01, A 2/13) Page 15 Prepared By: Approved/Endorsed By: 41. ( I,: ij 07/4,/i----->z,6 i,, &----------- e / �/ Melissa Markham, MCIP, RPP Catherine Rose, MCI , RPP Princ.pal Planner— Development Review Chief Planner I /_..v4 1 ' / / 1, . 2/1, ''' Nilesh 'urti, MCIP, RPP Tho as Mel�i[muk, MCIP, RPP Manager, Development Review Director, City Development & Urban Design MM:Id Recommended for the consideration of Pickering City Council 21,- --CaP— ' ' Tony Prevedel P.Eng. Chief Administrative Officer 45 Appendix I to Report PLN 21-13 Recommended Conditions of Approval for Draft Plan of Subdivision SP-2013-01 46 Recommended Conditions of Approval for Draft Plan of Subdivision SP-2013-01 General Conditions 1 . The Owner shall prepare the final plan generally on the basis of the draft plan of subdivision prepared by GHD, dated February 2013, plan number DP-1, on lands being Part of.Lot 11 and Lots 12 and 13, Registered Plan 175, City of Pickering, for the creation of lots for 51 detached dwellings, a block containing the Nesbit-Newman heritage house and an open space 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 other wise, 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 2/13 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 satisfies the City for contributions for development review and inspection fees. Phasing 7. That if this subdivision is to be developed by more than one registration, the Owner submit a plan showing the proposed phasing, all to the satisfaction of the City. Dedications/Transfers/Conveyances 8. That the Owner conveys to the City, at no cost: (i) Block 53 for park purposes; and (ii) the dedication of all road allowances with the proper corner roundings and sight triangles. 47 Recommended Conditions of Approval (SP-2013-01) Page 2 Architectural Control 9. That the Owner, prior to the preparation of the subdivision agreement, engage a control architect, to the satisfaction of the Director, City Development, who will prepare a siting and architectural design statement to the City's satisfaction, approve all models offered for sale and certify that all building permit plans comply with the City's approved statement. The siting and architectural design statement will become a schedule to the subdivision agreement. Stormwater 10. That the Owner satisfies the Director, Engineering & Public Works Department respecting stormwater drainage and management system to service all the lands in the subdivision, and any provision regarding easements. 11. That the Owner satisfies the Director, Engineering & Public Works Department for contributions for stormwater management maintenance fees. 12. That the Owner satisfies the Director, Engineering & Public Works Department that all stormwater management and erosion and sedimentation control structures are operating and will be maintained and in good repair during the construction period. Grading 13. That the Owner satisfies the Director, Engineering & Public Works Department respecting the submission and approval of a grading control plan. 14. That the Owner satisfies the Director, Engineering & Public Works Department respecting the submission and approval of a geotechnical soils analysis. 15. That the Owner satisfies the Director, Engineering & Public Works Department respecting authorization from abutting landowners for all off site grading. Fill & Topsoil 16. The City's Fill & Topsoil Disturbance 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 Disturbance Permit will be required should grading works proceed prior to the subdivision agreement being executed. Road Allowances 17. That the Owner satisfies the Director, Engineering & Public Works Department respecting the construction of roads with curbs, storm sewers and boulevard designs along Cliffview Road (including a sidewalk on the west/north side) and Park Crescent (including a sidewalk on the west side adjacent to Lots 1 to 4). 48 Recommended Conditions of Approval (SP-2013-01) Page 3 Construction/Installation of City Works & Services 18. That the Owner satisfies the Director, Engineering & Public Works Department respecting the construction of roads, storm sewers, pedestrian walkways and boulevard designs through a site servicing plan. 19. That the Owner satisfies the City respecting arrangements for the provision of all services required by the City. 20. That the Owner satisfies the appropriate authorities respecting arrangements for the provision of underground wiring, street lighting, cable televisions 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. 22. 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 Region of Durham. All arrangements, financial and otherwise for said extensions are to be made to the satisfaction of the Region and are to be completed prior to final approval of this plan. Easements 23. That the Owner conveys to the City, at no cost, any easements as required and, any reserves as required by the City. 24. That the Owner conveys any easement 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. 25. That the Owner arranges at no cost to the City any easements required on third party lands for servicing and such easements shall be in a location as determined by the City and/or the Region and are to be granted upon request at any time after draft approval. 26. That the Owner satisfies the Director, Engineering & Public Works Department with any required easement for works, facilities or use rights that are required by the City of Pickering. 49 Recommended Conditions of Approval (SP-2013-01) Page 4 Restrictive Covenants 27. That the Owner ensures that restrictive covenants be registered on title for all lots on the west side of the Cliffview Road extension to ensure existing trees are not removed by future owners. Construction Management Plan 28. That the Owner makes 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 as per the City's Erosion & Sediment Control Guideline for Urban Construction; (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, including fencing to protect the stone pillars, stone wall, and existing trees to be retained; (vi) location of construction trailers; and (vii) details of the temporary construction access. Fencing 29. That the Owner satisfies 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. Landscaping 30. That the Owner submits a street tree planting plan to the satisfaction of the City. 31. That the Owner satisfies the Director, City Development with the submission of a tree preservation plan which will illustrate the protection of trees and other natural features where appropriate, with specific attention to preservation in all public open spaces prior to the approval of a preliminary grading plan. 50 Recommended Conditions of Approval (SP-2013-01) Page 5 Compensation Plan 32. Prior to final approval of the draft plan, or any phase thereof, the Owner shall provide an amount, as agreed to by the Toronto and Region Conservation Authority, for the purposes of off-site planting of native, self-sustaining vegetation. Such planting shall be on publically owned lands held by the City of Pickering. Engineering Plans 33. That the Owner ensures that the engineering plans are coordinated with the streetscape/siting and architectural control guidelines and further that the engineering plans coordinate the driveway, street hardware and street trees to ensure that conflicts do not exist, asphalt is minimized and all objectives of the streetscape/siting and architectural control guidelines can be achieved. 34. That the Owner satisfies 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; measures to protect the stone pillars, stone wall, and existing trees to be retained; and financially-secure such works. 35. That the engineering plans be coordinated with the architectural design objectives. Parkland Dedication 36, That the Owner satisfies the City with respect to the payment of cash-in-lieu in accordance with the parkland dedication requirements of the Planning Act. Fire 37. That the Owner agrees that no development will proceed on any land until adequate services are available including adequate water pressure to the satisfaction of the City's Fire Services Division. Canada Post 38. That the Owner, through the approval of the Utility Coordination Plan for the location, enters into an agreement with Canada Post Corporation for the provision of a Community Mailbox including technical specifications, notice requirements and financial terms. 39. That the Owner agrees to determine and provide a suitable temporary Community Mailbox location, if required, to the satisfaction of the City. 51 Recommended Conditions of Approval (SP-2013-01) Page 6 Model Homes 40. That the Owner enters into a model home agreement with the City, if applicable for this draft plan. All model homes must satisfy all requirements of the siting and architectural design statement. Plan Revisions 41. The Owner acknowledges and agrees that the draft plan of subdivision and associated conditions of approval may require revisions, to the satisfaction of the City, to implement or integrate any recommendation resulting from studies required as conditions of approval. 42. That the Owner revises the draft plan, as necessary to the satisfaction of the City, to accommodate any technical engineering issues which arise during the review of the final engineering drawings. Required revisions may include revising the number of residential building lots or reconfiguring the roads or lots to the City's satisfaction. 43. That the Owner agrees to implement the requirements of all studies that are required by the City for the development of this draft plan of subdivision to the satisfaction of the City. Other Approval Agencies 44. That any approvals which are required from the Region of Durham, the Toronto and Region Conservation Authority, or any utility for the development of this plan be obtained by the Owner, and upon request written confirmation be provided to the City as verification of these approvals. 52 Appendix II to Report PLN 21-13 Recommended Zoning By-law Amendment A 2/13 53 The Corporation Die,i Fr he Cof Pickering By-law No. XXXX/13 Being a by-law to amend Restricted Area (Zoning) By-law 2511, as amended, to implement the Official Plan of the City of Pickering, Region of Durham in Part of Lot 11 and Lots 12 & 13 Plan 175, Part 1, Plan 40R-11659, City of Pickering (SP-2013-01 &A 2/13) Whereas the Council of The Corporation of the City of Pickering received an application • to rezone the subject lands being Part of Lot 11, Lots 12 & 13 Plan 175, Part 1, Plan 40R-11659, in the City of Pickering to permit the development of 51 lots for detached dwellings, a block containing a heritage property, an open space block and a public road. And whereas it is appropriate to amend By-law 2511, as amended, to permit such uses; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedules I, II and Ill Schedule I, Schedule II and Schedule III attached hereto with notations and references shown thereon are hereby declared to be part of this By-law. 2. Area Restricted The provisions of this By-law shall apply to those lands being Part of Lot 11, Lots 12 & 13, Plan 175, Part 1, Plan 40R-11659, in the City of Pickering, designated "R4-22", "R4-HL", "(H) R4-22" and "OS-HL" on Schedule I attached hereto. 3. General Provisions No building, structure, land or part thereof shall hereafter be used, occupied, erected, moved or structurally altered except in conformity with the provisions of this By-law. 4. Definitions In this By-law, (1) "Bay, Bow, Box Window" shall mean a window that protrudes from the main wall, usually bowed, canted, polygonal, segmental, semicircular or square sided with window on front face in plan; one or more storeys in height, which may or may not include a foundation; may or may not include a window seat; and may include a door; 54 By-law No. XXXX/13 DRAFT Page 2 (2) (a) "Dwelling" shall mean a building or part of a building containing one or more dwelling units but does not include a mobile home or trailer; (b) "Dwelling Unit" shall mean a one or more habitable rooms occupied or capable of being occupied as a single, independent and separate housekeeping unit containing a separate kitchen and sanitary facilities; (c) "Dwelling, Detached" shall mean a single dwelling which is freestanding, separate and detached from other main buildings or structures. (3) (a) "Floor Area — Residential" shall mean the area of the floor surface contained within the outside walls of a storey or part of a storey; (b) "Gross Floor Area — Residential" shall mean the aggregate of the floor areas of all storeys of a building or structure, or part thereof as the case may be, other than a private garage, an attic or a cellar. (4) (a) "Height, Building" shall mean the vertical distance between the established grade, at the front of the house, and in the case of a flat roof, the highest point of the roof surface or parapet wall, or in the case of a mansard roof the deck line, or in the case of a gabled, hip or gambrel roof, the mean height between eaves and ridge. (5) (a) "Lot" shall mean an area of land fronting on a street which is used or intended to be used as the site of a building, or a group of buildings as the case may be, together with any accessory buildings or structures, or a public park or open space area, regardless of whether or not such lot constitutes the whole of a lot or block on a registered plan of subdivision; (b) "Lot Coverage" shall mean the combined areas of all the buildings on the lot measured at the level of the first floor and expressed as a percentage of the lot area; (c) "Lot Frontage" shall mean the width of a lot between the side lot lines measured along a line parallel to and 7.5 metres distant from the front lot line. (6) (a) "Private Garage" shall mean an enclosed or partially enclosed structure for the storage of one or more vehicles, in which no business or service is conducted for profit or otherwise. (7) (a) "Yard" shall mean an area of land which is appurtenant to and located on the same lot as a building or structure and is open uncovered and unoccupied above ground except for such accessory buildings, structures, or other uses as are specifically permitted thereon; 55 By-law No. XXXX/13 Page 3 • (b) "Front Yard" shall mean a yard extending across the full width of a lot between the front lot line of the lot and the nearest wall of the nearest main building or structure on the lot; (c) "Front Yard Depth" shall mean the shortest horizontal dimension of a front yard of a lot between the front lot line and the nearest wall of the nearest main building or structure on the lot; (d) "Rear Yard" shall mean a yard extending across the full width of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot; (e) "Rear Yard Depth" shall mean the shortest horizontal dimension of a rear yard of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lots; (f) "Side Yard" shall mean a yard of a lot extending from the front yard to the rear yard, and from the side lot line to the nearest wall of the nearest main building or structure on the lot; (g) "Side Yard Width" shall mean the shortest horizontal dimension of a side yard of a lot between the side lot line and the nearest wall of the nearest main building or structure on the lot; (h) "Flankage Side Yard" shall mean a side yard immediately adjoining a street or abutting on a reserve on the opposite side of which is a street; (i) "Flankage Side Yard Width" shall mean the shortest horizontal dimension of a flankage side yard of a lot between the lot line adjoining a street or abutting on a reserve on the opposite side of • which is a street, and the nearest wall of the nearest main building or structure on the lot; (j) "Interior Side Yard" shall mean a side yard other than a flankage side yard; (k) "Wall, Front" shall mean the wall of the dwelling closest to the front lot line. 56 By-law No. XXXX/13 Page 4 5. Provisions ("R4-22" Zone) (1) Uses Permitted ("R4-22" Zone) (a) No person shall, within the lands zoned "R4-22" on Schedule I attached hereto, use any lot or erect, alter or use any building or structure for any purpose except the following: (i) detached dwelling (2) Zone Requirements ("R4-22" Zone) No person shall within the lands designated "R4-22" on Schedule I attached hereto use any lot or erect, alter or use any building or structure except in accordance with the following provisions: (i) Lot Frontage (minimum): A 16.0 metres B 14.0 metres for lots in the hatched and cross hatched areas as shown on Schedule II attached to this by-law (ii) Lot Area (minimum): 460 square metres (iii) Front Yard Depth (minimum): A 7.5 metres for lots fronting Park Crescent B 4.5 metres to the dwelling and 6.0 metres to the garage for all other lots (iv) Side Yard Width (minimum): A 1.2 metres B 2.0 metres on the south side yard of the properties abutting existing residential to the south along Cliffview Road and Park Crescent, as shown on Schedule III attached hereto (v) Flankage Side yard width (minimum): 2.7 metres (vi) Rear Yard Depth (minimum): 7.5 metres 57 By-law No. XXXX/13 Page 5 rAF (vii) Building Height (maximum): A 9.0 metres for all properties fronting or adjacent to Park Crescent with a front yard depth less than 10.0 metres B 9.5 metres for all properties fronting or adjacent to Park Crescent with a minimum front yard depth of 10.0 metres C 10.0 metres for all properties fronting or adjacent to Park Crescent with a minimum front yard depth of 12.5 metres D 10.7 metres for all properties fronting or adjacent to Park Crescent with a minimum front yard depth of 15.0 metres E 10.7 metres for properties fronting Cliffview Road and not abutting Park Crescent (viii) Lot Coverage (maximum): A 33 percent B 40 percent for lots in the cross hatched and dashed areas as shown on Schedule II attached to this by-law (x) Garage Requirements: minimum one private garage per lot and the 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 or abutting a reserve on the opposite side of which is the street (xi) Garage Projection (maximum): A 2.0 metres beyond the wall containing the main entrance to the dwelling unit, except where a covered and unenclosed porch extends a minimum of 1.8 metres from the wall containing the main entrance • to the dwelling unit, in which case no part of any attached private garage shall extend more than 3.0 metres beyond the wall containing the main entrance to the dwelling unit B despite A above, where the front wall is not the wall containing the main entrance to the dwelling unit, garages shall not extend beyond the front wall of the dwelling for any lots fronting Park Crescent 58 By-law No. XXXX/13 Page 6 (xii) Obstruction of Yards (maximum): A any unenclosed porches not exceeding 1.5 metres in height above established grade, may encroach a maximum of 2.0 metres into the required minimum front yard and minimum flankage side yard B any uncovered decks, platforms and steps not exceeding 1.5 metres in height above established grade, may encroach a maximum of 3.0 metres into the required rear yard C bay, bow or box window may encroach a maximum into required yards as follows: (I) front yard 0.6 metres (II) flankage yard 0.6 metres (Ill) rear yard 0.6 metres (IV) eaves above these features: may project to a further 0.6 metres into the required front, flankage or rear yards 6. Provisions ("R4-HL" Zone) (1) Uses Permitted ("R4-HL" Zone) (a) No person shall within the lands designated "R4-HL" on Schedule attached hereto, use any lot or erect, alter or use any building or structure for any purpose except the following: (i) existing detached dwelling (2) Zone Requirements ("R4-HL" Zone) On lands zoned "R4-HL" the minimum lot frontage shall be 41 metres and the minimum lot depth shall be 59 metres. The minimum yards shall be the yards existing on the date this by-law came into effect. However, yards, except the front yard, may be decreased by 10% subject to an approved heritage permit application. 59 By-law No. XXXX113 DR4F!711 Page 7 7. Provisions ("OS-HL" Zone) (1) Uses Permitted ("OS-HL"Zone) (a) No person shall within the lands designated "OS-HL" on Schedule I attached hereto, use any lot or erect, alter or use any building or structure for any purpose except the following: (I) preservation and conservation of the natural environment, soil and wildlife (ii) resource management (iii) pedestrian trails and walkways (2) Zone Requirements ("OS-HL" Zone) No buildings or structures shall be permitted to be erected, nor shall the placing or removal of fill be permitted, except where buildings or structures are used only for purposes of flood and erosion control, resource management, or pedestrian trail and walkway purposes. 8. Provisions ("(H) R4-22" Zone) (1) Uses Permitted ("(H) R4-22" Zone) (a) Until such time as the "(H)" Holding Provision is lifted, the lands shall not be used for any purpose other than the use permitted by Section 7 of this by-law. (2) Zone Requirements ("(H) R4-22" Zone) The "(H)" Holding Symbol shall not be removed from the "R4-22" zone until the completion of the following: (a) Appropriate arrangements have been made to the satisfaction of the City of Pickering including provisions that all the requirements for the development of the proposed pedestrian connection located on the OS-HL lands have been complied with, including but not limited to, engineering requirements, lighting, maintenance, and conformity to the City Accessibility Standards. 9. By-law 2511 By-law 2511, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedule I attached hereto. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 2511, as amended. 60 By-law No. XXXX/13 Page 8 10. Effective Date This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this day of , 2013. David Ryan, M 41k1, Debb 14411%1 ds, City Clerk 61 l ' I ! ! ) . , SANDCASTLE COURT • / . 79.4m A, 47.8m m OS-HL 3 m .52�� E -NN.,,,,,... 3 N � r Ott,\ w N vv N 3 ^^,, 3 ,4iT (H)-R4-22 44.8m i o 0 R4-22 3 0 . 111111111111 0 Q 59.2m CC 3 3 R4-HL a SURF AVE. W 65.5m 1 E I- J I . 0 Z o CC W O 3 . a ' ° i-- 4 l 162.8m aftlia / N SCHEDULE I TO BY- PASSED THIS R.15 . `- r �;. DAY OF '', .2013 MAYOR . fo CLERK 62 1 SANDCASTLE J I 0 R ■ °Oly �iiiiiiiiii• 4R xx,\:, ._ _ _ _., , :, ,_ .z, 4 _ : : , 0 , . 0 . _.... ,,•,•,•,•i 1 °a a.. L.L., ism- w .i•••°•°� SURF AVE. Elm F`r ) liss4,,\\I E 10:. : r o .. 4 • \ z Iiiw w Q ° a m T M 11.1111 1 1 I / Ilea . / SCHEDULE II TO = - " .�' PASSED THIS 1 /_ DAY OF . 2013 MAYOR 4„F f `0 I u CLERK 63 SANDCASTLE .( COURT I 1 7I I 004, 1 Ntq Np 4Ir . , U u..106\ 0_______ 0 Q i_____ 1_ 0 .. u_i MIMI w - SURF AVE. cn f U zl o - E O / I o c! Q 0 m gr. gift 1 NIIIIIII I - v N SCHEDULE ID T PASSED THIS DAY OF 2013 MAYOR ORA Pr CLERK 64 Report PLN 21-13 Information Revision No. 19 to the Pickering Official Plan Appendix Ill to 65 Informational Revision No. 19 to the Pickering Official Plan Purpose: The purpose of this informational revision is to change Map 12, Neighbourhood 2: West Shore, to delete proposed road connections from Surf Avenue to the extension of Cliffview Road, and the extension of Downland Drive to the extension of Cliffview Road. Location: The revision affects lands known as Part of Lot 11, Lots 12 & 13 Plan 175, Part 1, Plan 40R-11659. The subject lands are approximately 4.9 hectares in area and are located on the west side of Park Crescent, north of Cliffview Road and south of Sandcastle Court. Basis: Through the review of Draft Plan of Subdivision SP-2013-01 and Zoning By-law Amendment A 2/13, implementation of some of the proposed road connections indicated on Map 12 of the Official Plan, proved to be undesirable or inappropriate. The deletion of Surf Avenue to Cliffview Road is appropriate to ensure the retention of the designated Nesbit-Newman heritage property. The deletion of the extension of Downland Drive to the extension of Cliffview Road is appropriate as options to connect Downland Drive to either Park Crescent or Cliffview Avenue resulted in road grades that exceeded City standards, inappropriate lot grading, reduced lot usability, and difficulty controlling stormwater runoff. However, a proposed road connection from the extension of Cliffview Road to Park Crescent can be achieved. Thus, the deletion of the proposed road connections from Surf Avenue to the extension of Cliffview Road and the extension of Downland Drive • to the extension of Cliffview Road are appropriate, and maintain the intent of the Pickering Official Plan. Approval of Informational Revision 19 will assist in keeping the Pickering Official Plan up-to-date. Actual The City of Pickering Official Plan is hereby revised as shown on the Revision: Exhibit A attached, and listed as below: 1. On Map 12, Neighbourhood 2: West Shore: • Delete the `New Road Connections (Proposed)" extending Downland Drive to Park Crescent, and Surf Avenue to Cliffview Road Implementation: A copy of how Map 12, Neighbourhood 2: West Shore would appear after the approval on Informational Revision 19 is provided as Exhibit B. 66 Exhibit A MAP 12 NEIGHBOURHOOD 2: WEST SHORE �i. ... -- �il:_arsf s.I ;iiun t*S�j m Lau _ill+�-i I�u�o�-����f�/r iiti�l(.,:.��u]]= a_�+ 't/(Irt S€ ',0 -BI: ='IL„a-a i' .16 Initnl�l��—=0.0 grii fl ' 111,ia∎lill1= =-O:1 7S' -_ - _e�F `�=r7alr;;eldtl' /,.:;-hl �■Nutii`r,.=um ye •rJC L�:�,�I.��I�[\��i/lliii+G:\ ® ''•"t�� X11111111111111111 Illllllllllllf���•fl`��''L �4.�I�°�`��' .�:j IIIIII�11111111 1111111:I::I:'IIIIIIIIIIIIIII!!!!!1111111II ■111111111111`IIIIIIIIIIIIIW1 i111 =°'y;u �� VIII I^ �uu uum° 11 Illll "►1�� Gi� III �. = ��- _ 11F11 li ��'=� 1� 1�� + tc\\\\,��a•,� �IIS'E11+/�\: UHpttr,MU,Isa I<l,suouu,a i,..,.- h S r S'-1•� ,♦.�• � �'^ /,• rq��� I X11 N80FP•000 .,.... ��: nnnu �- rrh 3�II ��� :����Ii` °e iiiniiliiiii= i1�!!i►r.. !1 e I �— 1 till" Qbha I� i.°;Iii.1 Cr,lj[h iu� -)Iir O _111111 Ip.I15 7^. g_ ,M^'. ` -, ,�,i k •II�%! 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CON ERVanoR A RpI' •oad Connections• to be deleted 11.L-�l • / i LEGEND SYMBOLS mom NEIGHBOURHOOD El■on=1.w NEW ROAD CONNECTIONS (PROPOSED) BOUNDARY PARK A PLACE �� �� � DETAILED REVIEW AREA OF WORSHIP • 0 PROPOSED PARK 'PUBLIC ELEMENTARY Igi WATERFRONT TRAIL Mil SCHOOL YACHT CLUB E SEPARATE ELEMENTARY al rr�K SCHOOL FIREHALL yy PUBLIC {SC 1 SENIOR CENTRE . i SECONDARY SCHOOL C COMMUNITY CENTRE gl LIBRARY 43 SWIMMING POOL CITY Of PICKERINO PLANNING & DEVELOPMENT DEPARTMENT EPTEMRER• 200: I NOTE: LAND USE DESIGNATIONS r..".nrr on"s o,COITION s w T. ON WITH OTHER is"eouies.v.o i[E TCx '"CONJUNCTION wir"T. I APPEAR ON SCHEDULE I PIC:KFRING OFFIC:IAI PI AN FDRION R: C.hhnter Pleven-llrhnn Neiahhrnlrhnncic 149 67 Exhibit B MAP 12 NEIGHBOURHOOD 2: WEST SHORE Hiiinif..ili1n. v`,p 11%; -0,evarmi 1F•-•'_-=fin 2c'„�r=:::JA:JAG 7..,r 4RI411_ \tea IT a��.�-°04111m�. i 1117- =_=_.i;1 S °-° °=is e ' _%� '1.111_:'1-141441 __�iIO I% gip I I'I II III IIII VIII •�Elia --"_= P . rell11. 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LEGEND SYMBOLS •-• NEW ROAD CONNECTIONS (PROPOSED) BOUNDARY NEIGHBOURHOOD © PARK --• DETAILED REVIEW AREA PLACE O r OF WORSHIP * PROPOSED PARK PUBLIC ELEMENTARY WATERFRONT TRAIL PP SCHOOL III---���Eil YACHT CLUB 6 SEPARATE ELEMENTARY BFI L.J SCHOOL I, I FIREHALL 6 PUBLIC SC SENIOR CENTRE SECONDARY SCHOOL ���---••• CCOMMUNITY CENTRE LIBRARY A. SWIMMING POOL CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT EPTEMBER• 200^ Te°wL P ANTO,awo iT Cur READ w cowUNCT!wR*ITNi6TNE NOTE: LAND USE DESIGNATIONS ornca ac�couLe.ARO rac"Ext. APPEAR ON SCHEDULE I 6 8 PICKFRING OFFICIAI PI AN Fn1TION 6: Chnnter Fleven-llrhnn Neinhhnurhnnhs 149 Report PLN 21-13 Summary of Recommended Performance Standards for A 2/13 Appendix IV to 69 o .crn2 E a) a) a) a) a) C) o E o = � E E E NI 0 -00 O O ON Nom' -`�,T r- O O a) u) U 0- a O a) +' Q E E Co C 0 a) a) a (4/3 U N C C 06 -0 C6 0 O M U O (7•C 0 0 0 0 a) a5 a a) c 0) O ci mN �u? �-� u) E E E a) Da T 3 2 cf) 3 0 Ln cV LU )ti c N U -a � 000cfl � ' a) rn OpUOU C c - - _, t — � • co 0 CO U) n ca) a E a a b a c o . -4- • 'al " M c U o E ") E E E E7) Q tor) L() co Ln L ca coo Ln 1: - 1-: o U t -0 .0) a) c x a_ as a) "C11 a) 0 C 2 c , E w U) CO a) co E "c a) 0 m a) a) a) c.) E w ° E 0E E E E O 0 0 O CO 0 LL) N L() Lc) a) C in. 'V' 4 T 1- O u ,- ..- o N X a' O () m E E C Q) N E 2 2 2 co c ,. e M co -C a) 0 a) a) N M a) NE u3 E E p)O CO U O L() LO LU .. 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Nom ♦ease s.•••.•.... ,� I Mi n_ 'pm Eno O4 n;: SUBJECT ::4 CA Y— A „`,`..F,-2,�n -..PROPERTY e:i >•1M i �� i%°•°°°°°e°•°•°•°e°•°• :�:� SURF AVENUE•- luuui 1►�� �IIn ma eeeeeeeeeee1•PETTICOAT i°i i°i°i°i i i°i°i i°i i°i i �r�� • �IIIIIIIIIII111�1in ..ee °e °e °e°° —_ ��,PO• •II 01,`FZ CRT.', N_•°°e°•tee°•°•�e•� — Y — �` a cc %jROADGREEN ,' �`�L� a —/1 ir _1 IIIII 44 loi.„ . Ilfr.,..--. LAKE ONTARIO I\ I Location Map Cilv 4 ;. FILE No: SP-2013-01 &A 02/13 I ',." i _� APPLICANT: Orchard Ridge (Pickering) G. P. Inc. PrIMSU 411 PROPERTY DESCRIPTION:560 Park Crescent (Plan 175_, Part Lot 11, City Development Lot 12, 13, 40R-11659, Part 1) DATE:Sept 17,2013 Ooto Sources: Op Tnronet Enter^.lace Inc. and Its suppliers. All /10000 Reserved. Not a plan of ,,,rvey. 1:5,000 PN-2 pp M 2013 PAC end Its suppliers. All rights Reservea. 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OF WORSHIP 0 PROPOSED PARK PUBLIC ELEMENTARY lial WATERFRONT TRAIL SCHOOL YACHT CLUB 6 SEPARATE ELEMENTARY �{{ SCHOOL © FIREHALL • PUBLIC SC SENIOR CENTRE SECONDARY SCHOOL CCOMMUNITY CENTRE el LIBRARY SWIMMING POOL CRY OF PICKERING PLANNING & DEVELOP.ENT DEPARTMENT PTEM■ER. 2DD■ '"+ RAM'D w`d°O t'o'a M°„rt NOTE: LAND USE DESIGNATIONS PT"[w se"mULZS A.P.•.R TERI. APPEAR ON SCHEDULE I PICKERING OFFICIAL PLAN EDITION 6: Chapter Eleven-Urban Neighbourhoods 149 73 ATTRCHMENT# 4 TO REPORT# ,. 'LA/ , i/3 — • n CC Oa O- Op . . e . ...''.7.11 YYYYYYYY. - i f ' II- - , st I Y s y: a A A i 9 II A 7 Z _ NM NM s - _ n law .� >T 22 p s 2 • s _ SURF AVENUE , min El J U s AM R Y AM a 12 • R z AMA W is n _ 0 co �- A W a U LEGEND .t!. n cc a A I ti • TREESTO BE PRESERVED M x s s -Al — f--_ PROPOSED LOTS ii A I i 1 EXISTING LOTS N Submitted Plan City 4 f FILE No: SP-2013-01 &A 02/13 �-yam.;s_. • '' }? t- APPLICANT: Orchard Ridge (Pickering) G. P. Inc. liCOSON101 PROPERTY DESCRIPTION:560 Park Crescent (Plan 175, Part Lot 11 , City Development Lot 12, 13, 40R-11659, Part 1) ) DATE:Sept 19,2( 74