HomeMy WebLinkAboutPD 16-02
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REPORT TO COUNCIL
FROM:
Neil Carroll
Director, Planning & Development
DATE: March 8, 2002
REPORT NUMBER: PD 16-02
SUBJECT:
Draft Plan of Subdivision SP-2000-02 (Revision 2)
Zoning By-law Amendment Application A16/00 (Phase 2)
Claremont Estates Ontario Ltd.
North Part of Lot 20, Concession 8
(North of Kodiak Street, east of Sideline 20)
City of Pickering
RECOMMENDATION:
1. That Draft Plan of Subdivision SP-2000-02, Revision 2, submitted by Claremont Estates
Ontario Limited, on lands being the north Part of Lot 20, Concession 8, City of Pickering,
to pennit the development of 15 lots for hamlet residential uses with the option for
garden suites, and two open space blocks, be APPROVED, subject to the conditions
outlined in Appendix I to Planning & Development Report Number PD 16-02.
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2. That Zoning By-law Amendment Application A 16/00 (Phase 2), submitted by Claremont
Estates Ontario Limited, on lands being the north Part of Lot 20, Concession 8, City of
Pickering, to establish perfonnance standards to allow the implementation of Draft Plan
of Subdivision SP-2000-02, Revision 2, be APPROVED, subject to the conditions
outlined in Appendix II to Report Number PD 16-02.
ORIGIN:
Draft Plan of Subdivision SP 2000-02, Revision 2 was submitted to the Region of Durham and
circulated to the City of Pickering for comment, and Zoning By-law Amendment Application
A 16/00 was submitted to the City of Pickering.
AUTHORITY:
The Planning Act, RS.O. 1990, chapter P.B.
FINANCIAL IMPLICATIONS:
No direct costs to the City are anticipated as a result of the proposed development.
EXECUTIVE SUMMARY:
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The applicant proposes to develop a draft plan of subdivision consisting of 15 detached
dwellings with the option for garden suites, fronting onto a new road proposed to extend north
from Kodiak Street, in the Hamlet of Claremont. The proposed plan of subdivision consists of
15 lots having frontages ranging from 23 to 70 metres with lot areas greater than 3000 square
metres. The Staff Recommended Plan is included as Attachment #4. The applicant proposes to
amend the CUlTent zoning to allow the proposed detached dwellings units with garden suites and
a 5 - 10 metre wide open space zone in the rear of each lot abutting the valleys, with appropriate
performance standards, in order to pennit the implementation of the draft plan. The proposed
draft plan and zoning amendment are recommended for approval subject to conditions.
..020
Report to Council 16-02
Date: March 8, 2002
Subject: Draft Plan of Subdivision SP-2000-02 (Revision #2)
Zoning By-law Amendment Application A16/00 (Phase 2)
Page 2
The proposed plan of subdivision represents appropriate residential development for the
Hamlet of Claremont. The proposal conforms to the policies of the Pickering Official Plan for
lands designated "Hamlet Residential". All interests of the City will be appropriately addressed
through an associated subdivision agreement.
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The subject lands are located within the Oak Ridges Moraine. The Province recently adopted the
Oak Ridges Moraine Conservation Act, 2001 that requires final decisions on draft plans of
subdivision and rezonings to meet the requirements of the soon-to-be-adopted Oak Ridges
Moraine Conservation Plan. Accordingly, Council may consider these applications at this time,
provided conditions are imposed to require the applicant to satisfy the City that the policies of
the Oak Ridges Moraine Conservation Plan will be implemented prior to final approvals for the
proposed development.
BACKGROUND:
1.0
Introduction
The subject lands are located north of Kodiak Street, east of Sideline No. 20, in the
Hamlet of Claremont. A property location map is provided for reference (see Attachment
#1). The subject property is currently vacant, with scattered tree vegetation.
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The original submitted draft plan of subdivision proposed 17 detached dwelling lots
(9 with garden suites) on lots with frontages ranging from 23 to 80 metres, and a park
block. The original application to amend the zoning proposed performance standards for
the subject lands. This was the proposal that was presented at the Statutory Public
Information Meeting and is described in the Information Report (see Attachment #2).
Since the Statutory Public Information Meeting, the applicant has revised the draft plan
of subdivision and the lands subject to the application to amend the zoning by-law twice.
2.0
Revision 1 to Draft Plan of Subdivision
Revision 1 to the draft plan of subdivision, submitted to the Region of Durham in
September 2000, removed two lots on the north side of Kodiak Street and added four lots
located on the south side of Kodiak Street to the draft plan of subdivision. Land division
applications LD 241/00 and LD 242/00 were subsequently approved to create the two
lots on the north side of Kodiak Street that were removed from the original draft plan of
subdivision by Revision 1 (see Attachment #1).
3.0
Phase 1 of the Zoning By-law Amendment Application
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The application to amend the zoning by-law was revised at the same time as Revision 1
to the Draft Plan. The purpose of phase 1 of Zoning By-law Amendment Application
A 16/00 was to rezone lands located south of the draft plan of subdivision to an open
space/environmental protection zone to serve the nitrate dilution needs of the proposed
subdivision. Pickering City Council approved a by-law to implement Phase 1 of Zoning
Amendment Application A 16/00 on August 7, 2001.
The four lots on the south side of Kodiak Street (see Attachment # 1), added to the draft
plan of subdivision by Revision 1, had previously been zoned "(H) R6" - "Hamlet
Residential" with a holding provision. The zoning specified that the holding provision
could be lifted once the applicant entered into an agreement with the City to address
matters normally addressed through a subdivision agreement.
..
Report to Council 16-02
Date: March 8, 2002
021
Subject: Draft Plan of Subdivision SP-2000-02 (Revision #2)
Zoning By-law Amendment Application A16/00 (Phase 2)
Page 3
4.0
Oak Ridges Moraine Legislation and Regulation
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The Oak Ridges Moraine Protection Act, which was in force from May 17, 2001 until
November 17, 2001, prohibited certain types of municipal approvals for development on
the Oak Ridges Moraine, including (among other types of municipal approvals):
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By-laws to lift holding provisions on zoning (i.e. for the four lots on the south side of
Kodiak Street);
approvals of draft plans of subdivision; and,
approvals of zoning to permit development within the Oak Ridges Moraine
(i.e. zoning for Phase II of Zoning Amendment Application A 16/00).
.
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The legislation did not prohibit the creation of lots by severance.
The Province of Ontario replaced the Oak Ridges Moraine Protection Act with the
Oak Ridges Moraine Conservation Act, 2001 (ORMCA) on November 16, 2001. The
ORMCA requires any development within the moraine to meet the requirements of a
regulation that is expected to bring into force the Oak Ridges Moraine Conservation Plan
shortly. The ORMCA permits municipal councils to pass by-laws to lift holding
provisions for properties with pre-existing zoning.
After November 17,2001, City Council passed a by-law that lifted the holding provision
on the four lots on the south side of Kodiak Street, and land division applications
LD 196/01 to 198/01 were approved by the Durham Region Land Division Committee to
create these four lots by severance following the registration on title of a development
agreement between the City and the applicant to permit development of these lots.
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The ORMCA also provides that municipal councils may make decisions on applications
to amend zoning by-laws and approve applications for plans of subdivision on the
Oak Ridges Moraine commenced prior to November 17,2001 provided such applications
meet the provisions of the Oak Ridges Moraine Conservation Plan. Decisions include
the passage of a by-law or the approval (i.e. giving of draft approval) of a draft plan of
subdivision.
Although an Ontario Regulation adopting the Oak Ridges Moraine Conservation Plan
had not been passed at the time that this report was written, its adoption is expected
'imminently' and its effect is not expected to vary significantly from the draft that was
made available to City staff by Ministry of Municipal Affairs and Housing officials. In
the draft of the "Plan", the subject lands were located within a "Countryside Area - Rural
Settlement" area. Applications for zoning amendment and draft plans of subdivision
within this area must meet a limited number of policy requirements contained in the draft
Oak Ridges Moraine Conservation Plan designed to protect the moraine from any
negative effects of development.
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Conditions recommended for Council adoption of the rezoning and draft plan of
subdivision contained in Appendices I and II to this report will ensure that the
requirements of the Regulation will be achieved prior to decisions by Council to pass a
by-law or by the Director of Planning & Development to issue draft approval of the plan
of subdivision. Council can pass a resolution at its meeting scheduled for March 18,
2002 to approve these applications subject to such conditions. Section 7.4 of this report
will address the policies contained in the draft Oak Ridges Moraine Conservation Plan.
5.0
Information Meeting
A Statutory Public Information Meeting for this application was held on August 10,
2000. At the meeting, Information Report No. 25-00 was presented, which summarized
the applicant's original proposal and outlined the issues and comments identified through
circulation of the application to that date. The text of Information Report No. 25-00 is
provided for reference (see Attachment #2).
022
Report to Council 16-02
Date: March 8, 2002
Subject: Draft Plan of Subdivision SP-2000-02 (Revision #2)
Zoning By-law Amendment Application A16/00 (Phase 2)
Page 4
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At the Statutory Public Infonnation Meeting, one area resident made comments about the
proposed development. Concerns expressed included the legal right and justification for
this proposed development. The Minutes of the meeting are attached
(see Attachment #3).
6.0
Revision 2 to the Draft Plan of Subdivision
Revision 2 to the draft plan of subdivision, submitted to the Region of Durham in
October 2001, proposes 15 detached dwelling lots, with the option forgarden suites, on
lots with frontages ranging from 23 to 70 metres. The 15 lots front onto a new road
extending north of Kodiak Street. Some lot sizes have been changed from the earlier
proposed draft plan and the parkland block shown on the earlier draft plan has been
removed in response to City staff comments that the park block is not required
(see Attachment #4).
Revision 2 also includes two blocks of land (Block 16 and 17) to be zoned as open space
hazard lands.
6.1
Comments Received From City Departments
The Director of Operations & Emergency Services has advised that Block 16 is
acceptable to the City as Open Space and that cash-in-lieu of parkland is required.
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The Municipal Property & Engineering Division has advised that engineering
drawings will be reviewed to detennine requirements for a stop control at the
intersection, that Street A should be a continuation of Kodiak Street, that Blocks 16 and
17 should be designated as open space hazard land and that a stonnwater management
report is required to indicate the drainage regimes.
The Development Control Section has advised that engineering requirements respecting
stonnwater management must be addressed prior to final approval of the subdivision
plan. Approval of a road cross-section design for the new road that conforms to the
cross-section approved for the remainder of Kodiak Street will be addressed prior to final
approval of the subdivision plan.
6.2
Comments From Other Agencies
Hydro One has advised that it has no objection to the applications.
Shaw Cablesystems has advised that it has no comments or objections to the
applications.
Veridian Connections has advised that it has no objection to the applications and has
advised of certain responsibilities the applicant will have to satisfy (see Attachment #5).
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Canada Post has requested conditions of approval be imposed on their behalf requiring a
statement in all offers of purchase and sale of lots advising that mail delivery will be
from a community mailbox, respecting the location and placement of a Community
Mailbox, and sidewalk, boulevard and curb works serving the mailbox
(see Attachment #6).
Durham District School Board has advised that approximately eight elementary pupils
could be generated by the development, that these students will be accommodated within
existing school facilities and that they have no objection to the application
(see Attachment #7).
Report to Council 16-02
Date: March 8, 2002
Subject: Draft Plan of Subdivision SP-2000-02 (Revision #2)
Zoning By-law Amendment Application A16/00 (Phase 2)
023
Page 5
Durham Catholic District School Board has advised that it has no objection to the
applications.
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Enbridge Consumers Gas has advised that conditions should be included in the
subdivision agreement to address co-ordination of an overall utility distribution plan,
standards for road construction, grading and field survey infonnation for the installation
of gas lines and that the gas distribution system should be installed within the proposed
road allowances (see Attachment #8).
Trans-Canada Pipelines has advised that it has no objections to the applications.
Region of Durham Planning Department has advised that the Durham Regional
Official Plan designates the subject lands as Hamlet, which pennits rural settlement
including residential lots, provided potable water and satisfactory private sewage systems
can be provided. The proposed plan of subdivision confonns to the Durham Regional
Official Plan. The applications have been screened in accordance with the tenus of the
provincial plan review responsibilities and a noise impact study as well as an
archaeological study were required and conducted. Conditions required as a result of the
noise impact study include a warning clause for lot purchasers, a 1.8 metre noise barrier
from Regional Road 5, and a requirement that all proposed dwelling units be equipped
with central air conditioning due to potential effects of a future Pickering Airport.
Matters related to Regional servicing and financing are to be addressed in a required
agreement between the developer and the Region. In summary, the Region has no
objection to the applications and has requested certain conditions be incorporated into the
conditions of approval (see Attachment #9).
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The Toronto and Regional Conservation Authority provided comments on the
original proposed draft plan of subdivision and application for amendment to the zoning
by-law, Revision 1 to the draft plan, the subsequent stonnwater management and rural
servicing studies and on Revision 2 to the draft plan of subdivision (see Attachments #10,
#11, #12, #13 and #14).
Comments made by TRCA resulted in changes to the proposed draft plan of subdivision
that have been implemented in Revision 2 to the draft plan and in the applicant's current
proposal for the Phase 2 amendment to the zoning by-law. Comments also resulted in
further investigation and changes to proposals of how to properly address environmental
issues, stonnwater management techniques and rural servicing strategies to the
satisfaction of TRCA and City staff.
At the time of writing of this report, final comments and recommended conditions of
draft approval for Revision 2 to the draft plan of subdivision had not been received, but
will be incorporated into the conditions of draft approval and into the amendment to the
zoning by-law when it is forwarded to Council at a later date. Appropriate conditions to
so incorporate such matters are included in Appendix I and Appendix II to this report.
6.3
Comments Received From Area Residents
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No comments have been received from residents following the Statutory Public
Infonnation Meeting.
6.4
Supporting Documentation
Copies of the following documents, submitted in conjunction with this proposal, are
available for viewing in the City's Planning & Development Department:
. Storn1water Management Study, by J.F. Sabourin and Associates Inc., August 2000,
Updated January 2002.
024
Report to Council 16-02
Date: March 8, 2002
Subject: Draft Plan of Subdivision SP-2000-02 (Revision #2)
Zoning By-law Amendment Application A16/00 (Phase 2)
Page 6
.
Rural Servicing Study, by Jagger Hims Limited, Environmental Consulting
Engineers, March 2000.
Hydrogeologic Review (of the Rural Servicing Study by Jagger Hims Ltd), by
Hydroterra Limited, June 2000.
.
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.
Environment Report, by G.M. Sernas & Associates Ltd, May 2001.
. Noise Impact Study; by G.M. Sernas & Associates Ltd, August 2000.
Stage I-II Archaeological/Heritage Assessment, by North York Archaeological
Services, June 2000.
.
7.0
Discussion
7.1
Subdivision Design Considerations
Subdivision design for the subject lands is constrained by the surrounding topography,
land uses and road pattern. Lands to the west are open space hazard lands occupied by
Michell Creek. To the north is located Durham Regional Road No.5 (Central Street),
which has a steep slope immediately north of this proposed draft subdivision.
Accordingly, introduction of a new road or pedestrian pathway to join Regional Road
No.5 at this location is not safe. To the east is Claremont Public School, and other large
lot detached dwellings to the east and south of a small stream flowing through open space
hazard lands owned by the City of Pickering. To the south and south-west are located
similar-sized lots zoned for detached dwellings with garden suites.
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The applicant's Revision 2 removed the park block shown on the original proposal, in
response to earlier City comments indicating no need for the proposed park block in this
area. Other revisions have changed, modestly, the frontage of individual lots. Yet, the
resulting lot frontages still provide adequate frontage to confonn to the general pattern of
development in the area.
Block 16, at the south-east corner of the proposed subdivision, is proposed to be
conveyed to City ownership. It can be added to the abutting open space lands occupied
for drainage purposes. Block 17, which is land located below the top of the bank of the
Michell Creek valley, at the north limit of the plan, is proposed to be conveyed into
public ownership. As Public Works Canada owns this part of Michell Creek valley,
conveyance to Public Works Canada or another public agency is included in Appendix I
as a condition of the approval of this subdivision.
In order to control access to Regional Road 5, the conditions in Appendix I include a
requirement for a 0.3 metre reserve to be conveyed to the Region of Durham to prevent
access from the rear of Lot 9 to Regional Road 5.
The cross-section design for the road extension should confonn to the design of the road
cross-section on the existing parts of Kodiak Street and the parts of Acorn Lane
immediately south of this proposed subdivision. Conditions in Appendix I to this report
address this matter.
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Staff considered whether a pedestrian pathway should be required to connect the
proposed road either to Central Street (as discussed above), the Claremont Public School
property or to the current pathway from Canso Drive to the Claremont Public School site.
The Durham Public School Board advised that they do not support another pathway onto
the school property for maintenance, liability and safety reasons, and a pathway to
Central Street would have too steep a grade for pedestrian safety. In addition, a pathway
to join the current pathway from Canso Drive would have to follow the route of the
current stream to the rear of proposed Lot 10. Accordingly, no pedestrian pathway is
proposed.
Subject: Draft Plan of Subdivision SP-2000-02 (Revision #2)
Zoning By-law Amendment Application A16/00 (Phase 2)
Date: March 8, 2002 025
Page 7
Report to Council 16-02
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A block of land at the front of proposed Lots 1 and 2 that was previously conveyed to the
City for road purposes has recently been sold to the applicant for a nominal sum, which
pennits development of these lots with proper lot area and frontage on the street.
By-law 5853/01 was passed June 18, 2001 to close Part 1, Plan 40R-20725 as a public
road and the property was transferred to Claremont Estates Ontario Inc. on
October 16,2001.
7.2
Siting and Architectural Design Considerations
The development of the proposed detached dwellings on large lots should be carefully
planned and controlled to avoid house siting and design that may be out of character with
development patterns in the Hamlet of Claremont. Design and siting of garages and
garden suites should complement the residential and hamlet character of the area.
Based on the foregoing, this Department recommends that prior to the registration of the
plan and/or the issuance of any model home or building pennits, the applicant prepare a
report to the satisfaction of the Director, Planning & Development, outlining siting and
architectural design objectives for the draft plan of subdivision that includes
streets cape/architectural guidelines. These guidelines will include restriction of garage
projections, design of garages and garden suites and model types at certain locations.
7.3
Zoning Requirements
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Although the applicant's Revision 2 to the proposed draft plan of subdivision requested
"R6-3" zoning for Lots 1 to 6, "R5" zoning for Lots 7 to 9 on the west side of Street 'A',
and "R6" zoning for Lots 1 0 to 15 on the east side of Street' A', the applicant has advised
that he is now requesting "R6-3" zoning for Lots 1 to 9 and "R6" zoning for
Lots 10 to 15. The "R6" zone category pennits one detached dwelling per lot and the
"R6-3" zone pennits a detached dwelling and a garden suite on each lot. The applicant
has advised that he is no longer interested in the additional uses pennitted by the "R5"
zoning. The "R5" zone pennits a "converted dwelling" that includes boarding or lodging
uses.
The "R6-3" zoning is requested for the west side of Street 'A'. Minimum lot frontages
for lots zoned "R6-3" zone are 22 metres and minimum lot areas are OJ hectare
(3000 square metres). This is the same zoning category existing on the lots on the north
side of Kodiak Street immediately west of the subject lands, and on the lots north and
west of the open space lands north-west of the subject lands.
The "R6" zoning is requested for the east side of Street' A'. Except for the inclusion of
provisions for the garden suite pennitted on the same lot, the perfonnance standards are
similar to those required for the "R6-3" zone (i.e. minimum lot frontages of 22 metres
and minimum lot areas of 3000 square metres). The "R6" zone is the same zoning
category in effect on the lots to the south and east of the subject lands across the open
space drainage swale owned by the City.
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A ten metre wide strip of land across the rear of the lots on the west side of Street' A', a
five metre strip across the rear of the lots on the east side of Street' A' and Blocks 16 and
17 are proposed to be zoned "OS-HL" - Open Space Hazard Land to meet the
requirements of the Toronto and Region Conservation Authority.
It is anticipated that the amending zoning by-law will be brought forward to Council after
the submission of an acceptable draft 40M plan, after the anticipated Provincial
Regulation containing the Oak Ridges Moraine Conservation Plan is in force and the
applicant has satisfied the Director of Planning & Development that the requirements of
the Oak Ridges Moraine Conservation Plan have been achieved. Conditions of approval
are provided in Appendix II.
026
Report to Council 16-02
Date: March 8, 2002
Subject: Draft Plan of Subdivision SP-2000-02 (Revision #2)
Zoning By-law Amendment Application A16/00 (Phase 2)
Page 8
7.4
Compliance with Oak Ridges Moraine Legislation and Regulation
Section 5.2 of the draft Oak Ridges Moraine Conservation Plan provides that
applications on lands within a "Countryside Area" (which includes Rural Settlement
areas such as the subject lands), that were commenced, but not decided upon, before the
date the Plan takes effect, are subject to the following specific policies:
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......
. Policy 3.2.b, which prohibits development or site alteration within significant natural
heritage features, with exceptions;
. Policy 3.2.d, which provides that planning, design and construction practices shall
maintain connectivity between natural features or areas which function as natural
corridors for the movement of plants and animals, or ensure that no buildings or site
alterations impede the movement of plants and animals between significant natural
heritage features and hydrologically sensitive features or adjacent lands within
Natural Core Areas or Natural Linkage Areas;
. Policy 3 .3(b.1), which permits large-scale development (greater than 4 lots, such as
this proposal) where the applicant demonstrates that an adequate water supply is
available without compromising the ecological and hydrological integrity of the
Moraine, and has satisfied, on a site-specific basis, the following requirements for
water budgets and water conservation plans for the development site and such part of
abutting or nearby lands as is necessary:
0 Modeling to characterize groundwater and surface water flow systems;
0 Identification of availability, quantity and quality of water sources; and,
0 Identification of water conservation measures.
. Policy 4. 13.f, which prohibits rapid infiltration columns or rapid infiltration basins.
Although the supporting studies submitted by the applicant address some of the matters
set out in the foregoing policies, further study and documentation may be required to
demonstrate that the proposed subdivision and rezoning applications meet the
requirements of the policies. Provided the applicant can provide such documentation to
satisfy City staff and/or interested agencies (i.e. TRCA) that the requirements of those
policies have been satisfied before either an amending zoning by-law is passed by
City Councilor draft approval of a subdivision plan is given by the Director of
Planning & Development, Planning Committee and Council may consider and reach
decisions on these applications that are conditional upon achievement of the requirements
of the policies of the Oak Ridges Moraine Conservation Plan, once the ORMCP comes
into force.
7.5
Technical Matters
Noise
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The Region of Durham Planning Department concurred with the findings of the Noise
Impact Study conducted by G.M. Semas & Associates Ltd., which was based on the
original proposed draft plan of subdivision and a worst case analysis for the anticipated
traffic levels that may be expected on Regional Road 5. The Noise Impact Study
concluded that, due to proximity of the subject lands to Regional Road 5, anticipated
noise levels within some of the proposed outdoor living areas in this development will
exceed Ministry of Environment criteria, requiring a 1.8 metre noise barrier along the
rear lot lines of Lots 8 and 9. However, the rear lot lines of these lots have been changed
by Revision 2 to the draft plan which now proposes that Block 17, occupying lands
previously within the rear yards of these lots, be conveyed to a public agency. In
addition, the worst case traffic levels assumed in the Noise Impact Study are unlikely to
occur on Regional Road 5 as it passes through the Hamlet of Claremont. Accordingly,
conditions recommended for adoption contained in Appendix I require that a 1.8 metre
noise fence be installed by the applicant, if required following staff's further discussion
with the applicant, the Region and the noise consultant on this matter.
Report to Council 16-02
Date: March 8, 2002
Subject: Draft Plan of Subdivision SP-2000-02 (Revision #2)
Zoning By-law Amendment Application A16/00 (Phase 2)
0217
Page 9
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The Noise Impact Study also responded to the potential effects on dwelling units of
aircraft noise from a possible future Pickering Airport by requiring all proposed dwelling
units to be equipped with central air conditioning. Although the Region's condition of
approval supported the findings of the noise consultant, there is not certainty as to the
construction or timing of a Pickering Airport. Consequently, the timing of the need for
installation of central air conditioning is uncertain. Accordingly, conditions
recommended for adoption contained in Appendix I require that all dwelling units be
equipped to accommodate, not install, central air conditioning.
Subdivision Agreement
A subdivision agreement between the City and the owner of the lands will be required to
ensure that all matters of interest to the City are protected. This required agreement, and
several other development implementation matters, are incorporated into the
recommended conditions of approval for this proposal found in Appendix I to this
Report.
Parkland
As no parkland is required through the draft plan, the City will require cash-in-lieu from
the developer in order to satisfy Section 42(1) of the Planning Act.
8.0
Applicant's Comments
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The applicant has reviewed a draft copy of this Report and concurs with the
recommendations contained therein.
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028
Report to Council 16-02
Date: March 8, 2002
Subject: Draft Plan of Subdivision SP-2000-02 (Revision #2)
Zoning By-law Amendment Application A16/00 (Phase 2)
Page 10
ATTACHMENTS:
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1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
Property Location Map
Infoffilation Report No. 25-00
Minutes of Statutory Public Infoffilation Meeting held August 10, 2000
Applicant's Proposed Plan of Subdivision (Revision 2)/ Staff Recommended Plan
Comments of Veridian Connections
Comments of Canada Post
Comments of Durham District School Board
Comments of En bridge Consumer's Gas
Comments of the Region of Durham Planning Department
Comments of the Toronto and Region Conservation Authority (TRCA) dated
June 14,2000
Comments of TRCA dated August 11, 2000
Comments of TRCA dated October 24, 2000
Comments of TRCA dated March 2, 2001
Comments ofTRCA dated November 1,2001
Prepared By:
Approved / Endorsed By:
I. ':t
i' .,
. " ,,(: . -"
/.~tj¿";.--(¿- /'.z~~.¿~-¡/v i
Steve Gaunt, MCIP, RPP
Planner II
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~~
Catherine L. Rose
Manager, Policy
SG/sm
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of Pickering
City Council
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II'
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3.3
029
APPENDIX I TO
REPORT NUMBER PD-16-02
RECOMMENDED CONDITIONS OF APPROVAL FOR
DRAFT PLAN OF SUBDIVISION SP-2000-02
1.0
GENERAL CONDITIONS
1.1
That this recommendation apply to the draft plan prepared by H.P. Grander Co. Ltd.,
revised date of October 17, 2001 for Draft Plan of Subdivision Application SP-2000-02
submitted by Don Bennett on behalf of Claremont Estates Ontario Inc. and
Victorian Homes Ontario Inc. on lands being the north Part of Lot 20, Concession 8,
City of Pickering, to permit the development of 15 lots, all for detached dwellings as
shown on the Applicant's Revised Plan included in the Planning & Development Report
Number PD 16-02, and bearing the City's recommendation stamp.
2.0
PRIOR TO DRAFT APPROVAL OF THE PLAN
2.1
That the Regulation to bring the Oak Ridges Moraine Conservation Plan come into force.
2.2
That the owner satisfy the City that the requirements of the Oak Ridges Moraine
Conservation Plan have been satisfied.
3.0
PRIOR TO THE REGISTRATION OF THE PLAN
3.1
That the owner submit a Draft 40M plan to be approved by the City
Planning & Development Department that includes the modifications to the plan to
implement the conditions of approval.
3.2
That the implementing by-law for Zoning By-law Amendment Application A 16/00
(Phase II) become final and binding.
That the owner enter into a subdivision agreement with and to the satisfaction of the
City of Pickering to ensure the fulfillment of the City's requirements, financial and
otherwise, which shall include, but not necessarily be limited to the following:
3.3.1 Storm Drainage
(a)
satisfaction of the Director, Planning & Development Department, respecting a
stormwater drainage and management system to service all the lands in the
subdivision, and any provisions regarding easements.
3.3.2 Grading Control and Soils
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3.3.3
(a)
satisfaction of the Director, Planning & Development Department respecting
submission and approval of a grading and control plan; and,
(b)
satisfaction of the Director, Planning and Development Department respecting the
submission and approval of a geotechnical soils analysis.
Road Allowances
(a)
satisfaction of the Director, Planning & Development Department respecting
construction of internal roads with a rural cross-section, storm water management
facilities and boulevard designs to maximize front yard space without impeding
services or the safe Operation of the streets' and
, ,
(b)
that all streets be named to the satisfaction of the City of Pickering.
() 'J IQ'
.J
3.3.4 Construction/Installation of City Works & Services
(a)
(b)
-
satisfaction of the City respecting arrangements for the provision of all services
required by the City;
satisfaction of the appropriate authorities respecting arrangements for the
provision of underground wiring, street lighting, cable television, natural gas and
other similar services; and,
(c)
that the cost of any relocation, extension, alteration or extraordinary maintenance
of existing services necessitated by this development shall be the responsibility of
the subdivider.
3.3.5 Dedications/Transfers/Conveyances
(a)
the dedication of all road allowances with the proper corner roundings and sight
triangles to the City;
(b)
that the owner convey to the City, at no cost:
(i)
(ii)
(iii)
any easements as required;
any reserves as required by the City; and,
Block 16 for open space purposes.
(c)
that the subdivider convey any easement to any utility to facilitate the installation
of their services in a location(s) to the satisfaction of the City and the utility.
(d)
That the subdivider convey Block 17 to an appropriate public agency for open
space purposes.
3.3.6 Construction Management Plan
-
-
(a)
that the owners make satisfactory arrangement 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; and,
(vi)
location of construction trailers.
3.3.7 Development Charges
(a)
satisfaction of the City financially with respect to the Development Charges Act.
3.3.8 Co-ordinated Development
(a)
satisfaction of the City with respect to arrangements necessary to provide for
co-ordination of services and roads with adjacent lands and any phasing of
development that may be required.
031
3.3.9 Sedimentation and Erosion Control
(a)
satisfaction of the City with respect to the provision of silt fencing and erosion
control measures around the entire perimeter of the subject lands during
construction, prior to commencement of any works.
3.3.10 Tree Preservation/Street Tree Planting
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(a)
the submission of a tree preservation and street tree planting plan to the
satisfaction of the City.
3.3.10 Design Planning
(a)
the satisfaction of the Director, Planning & Development Department respecting a
report outlining siting and architectural design objectives for the development,
and the submission of site plans and architectural drawings identifying how each
unit meets the objectives of the report, prior to the issuance of any building pennit
for the construction of a residential unit on the lands;
(b)
the report outlining siting and architectural design objectives for the development
must address building envelopes, house designs, siting, and streets capes as well as
garage designs, locations, massing, width, and projection from the main dwelling,
in addition to designs, locations, massing, width and siting of the
garden suites; and,
(c)
the report outlining siting and architectural design objectives for the development
must address driveway placement on the proposed public road to ensure adequate
room is maintained to accommodate street furniture and boulevard landscaping.
3.3.11 Noise Attenuation
-
(a)
that the owners satisfy the requirements of the Ministry of the Environment by
implementation of appropriate measures to implement the recommendations of
the Noise Impact Study conducted by G.M. Sernas & Associates Ltd., to the
satisfaction of the Region of Durham and the City of Pickering, including a
requirement that all dwelling units be equipped to accommodate central air
conditioning and the erection, if required, of a 1.8 metre noise barrier along the
rear lot line of Lots 8 and 9 to protect residents from noise from Regional Road 5.
3.3.12 Engineering Drawings
(a)
(b)
that the owner satisfy the City respecting the submission of appropriate
engineering drawings that detail, among other things, City services, roads, storm
water management facilities, lot grading, streetlights and tree planting, and
financially-secure such works; and,
that the engineering plans be co-ordinated with the architectural design objectives
and further the engineering plans shall co-ordinate the driveway width, street
hardware and street trees in order to ensure that conflicts do not exist, asphalt is
minimized and street trees are accommodated.
3.3.13 Other Approval Agencies
-
(a)
(b)
(c)
that the subdivider satisfy all the requirements of the Region of Durham;
that the subdivider satisfy all the requirements of the Toronto and Region
Conservation Authority; and,
that any approvals which are required from the Region of Durham or the Toronto
and Region Conservation Authority for the development of this plan be obtained
by the subdivider, and upon request written confirmation be provided to the City
of Pickering as verification of these approvals.
032
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3.3.14 Parkland Dedication
(a)
that the subdivider provide to the City cash-in-lieu of parkland dedications, to the
satisfaction of the Director, Planning & Development, in order to satisfy
Section 42(1) ofthe Planning Act.
-
2.0
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APPENDIX II TO
REPORT NUMBER PD 16-02
RECOMMENDED CONDITIONS OF APPROVAL FOR ZONING BY-LAW
AMENDMENT APPLICATION A 16/00 (phase II)
1.0
(b)
That prior to forwarding of an implementing zoning by-law to City Council:
(a)
Draft Plan of Subdivision SP 2000-02 (Revision 2) receive draft approval from
the City of Pickering;
(b)
a Draft 40M-Plan and surveyor's certificate be submitted to the satisfaction of the
City Planning & Development Department;
(c)
a Regulation to establish the Oak Ridges Conservation Plan comes into force;
and,
(d)
the owner satisfy the City that the requirements of the Oak Ridges Moraine
Conservation Plan have been satisfied.
That the implementing zoning by-law shall include, but not necessarily be limited to the
following:
(a)
permit detached dwellings and garden suites zoned as "R6-3", on Lots 1 to 9, in
accordance with the following provisions:
(i) minimum lot area of 0.3 of a hectare;
(ii) minimum lot frontage of 22.0 metres;
(iii) minimum front yard depth of9.0 metres;
(iv) minimum side yard width of 1.8 metres;
(v) minimum flankage side yard width of2.7 metres;
(vi) minimum rear yard depth of9.0 metres, except where an "OS-HL" - Open
Space Hazard Land Zone exists in a rear yard of a lot, the minimum rear
yard depth shall be 15.0 metres;
(vii) maximum lot coverage of20 percent;
(viii) maximum building height of 12.0 metres;
(ix) maximum of one detached dwelling unit per lot and minimum gross floor
area residential of 100 square metres, except, where a detached dwelling
exists on a lot, a garden suite may be established in accordance with the
following provisions:
i. a maximum of one Garden Suite per lot may be permitted in the rear
yard of any lot in accordance with the rear yard depth, side yard
width, flankage side yard width and lot coverage provisions and
subject to the following:
1. a maximum floor area of 65 square metres;
2. a maximum ground floor area of 65 square metres for any
structure containing a garden suite;
3. a maximum height of 5.0 metres, except if constructed as a
second floor of a detached garage, in which case the maximum
height ofthe entire structure shall be 6.0 metres; and,
4. a minimum separation distance between garden suite and main
dwelling of 6.0 metres.
permit detached dwellings zoned as "R6" on lots 10 to 15, in accordance with the
following provisions:
(i) minimum lot area of 0.3 ofa hectare;
(ii) minimum lot frontage of22.0 metres;
(iii) minimum front yard depth of9.0 metres;
(iv) minimum side yard width of 1.8 metres;
(v) minimum flankage side yard width of2.7 metres;
(vi) minimum rear yard depth of9.0 metres, except where an "OS-HL" - Open
Space Hazard Land Zone exists in a rear yard of a lot, the minimum rear
yard depth shall be 15.0 metres;
(vii) maximum lot coverage of20 percent;
0:14
(c)
-
-
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(viii) maximum building height of 12.0 metres; and, maximum of one detached
dwelling unit per lot and minimum gross floor area residential of
100 square metres.
pennit conservation of natural environment, soil and wildlife and resource
management uses through the establishment of an "OSHL" - Open Space
Hazard Land zone on a 1 a metre wide strip of land at the rear of Lots 1 to 9, a 5
metre wide strip of land at the rear of Lots 10 to 15, Block 16 and Block 17 as
shown on the proposed draft plan of subdivision.
ATTACHMENT' 1 TO
REPORT , PD~
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LANDS SUBJECT TO PHAS :: 2 OF . .
AND DRAFT PLAN OF SUBDIVIS N L . -
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City.of Pickering
Planning & Development Department
PROPERTY DESCRIPTION PART OF LOT 20, CONCESSION 8
OWNER CLAREMONT ESTATES ONT. LTD DATE FEB. 26,2002 DRAWN BY RC
APPLICATION No. SP-2000-o2 (REVISION 2); A 16/00 (PHASE 2) SCALE 1:7500
FOR DEPARTMENT USE ONLY PN-S10 PA-
CHECKED BY SG
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ATTACHMENT' eJ TO
REPORT I PO....Jj. -Oôì
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INFORMATION REPORT NO. 25-00
FOR PUBLIC INFORMATION MEETING OF
August 10, 2000
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.B
Draft Plan of Subdivision SP-2000-02
Zoning By-law Amendment Application A 16/00
Claremont Estates Ontario Inc.
Part of Lot 20, Concession 8
(Proposed extension of Kodiak Street, north of
Acorn Lane and east of Sideline No. 20)
City of Pickering
SUBJECT:
1.0
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2.0
-
3.0
3.1
PROPERTY LOCATION AND DESCRIPTION
the subject lands are located north of Acorn Lane and Kodiak Street, east of
Sideline 20 and south of Regional Road No.5 (Central Street) in the Hamlet of
Claremont;
a property location map is provided for reference (see Attachment #1);
Open Space lands supporting tributaries of Mitchell Creek are located to the west and
east; hamlet residential uses are located to the south-west and south-east;
Claremont Public School is located to the north-east; federal airport lands are located
to the south, and agriculturally-zoned lands are located north of the subject lands
across Central Street.
APPLICANT'S PROPOSAL
the applicant proposes to extend Kodiak Street (formerly Nuthatch Street) northward,
and develop 17 residential lots providing lot frontages ranging from approximately
22.0 metres to 80 metres in size;
the applicant's submitted draft plan is provided for reference (see Attachment #2);
the proposed lots would range in area from approximately 0.3 of a hectare to 0.6 of a
hectare in size;
the proposed lots are intended to support detached residential dwellings;
the applicant has requested that seven of the proposed lots (Lots 3 to 9 on the
applicant's submitted plan) on the west side of the proposed Kodiak Street extension
be permitted to support garden suites in conjunction with a detached dwelling
(Lots 1 and 2 on the applicant's submitted plan are already zoned to permit a garden
suite in conjunction with a detached dwelling);
one 0.3 of a hectare block, for school or community facility use, is proposed directly
south of Claremont Public School; and a 0.02 of a hectare block is proposed as
park land for the City.
OFFICIAL PLAN AND ZONING
Durham Ref!ional Official Plan
identifies the subject lands as being within a "Hamlet";
Hamlets shall be the predominant location for rural settlement, and shall be developed
in harmony with surrounding uses;
ArTACHMENT # ~ TO
REPORT # PD..1h "'na
03!7
Information Report No. 25-00
Page 2
-
development within Hamlets may consist of a variety of housing types, community
facilities, employment areas and commercial areas that meet the immediate needs of
the residents of hamlets and the surrounding rural area;
development within Hamlets shall be individually serviced with private drilled wells
and private sewage disposal systems where groundwater quantity and quality permits,
and in compliance with the standards of the Region of Durham and the
Ministry of the Environment and Energy;
when reviewing an application for approval of a draft plan of subdivision within a
hamlet, the Region requires the submission of various environmental reports and
plans to support the proposed development;
these submissions include, but are not limited to, a settlement capacity study, a
hydrogeological report, an environmental impact report, a lot servicing plan, a
soil report and existing and proposed grading plans.
3.2
Pickerin!! Official Plan
-
designates the subject lands "Hamlet Residential" within the Hamlet of Claremont;
permissible uses within this designation include residential uses, including the
establishment of detached residential dwellings and related garden suites;
Rural Hamlets are typically settlements with historic roots as social and service
centres for the surrounding rural area, and are the primary focus for new growth and
development in rural areas;
a portion of the subject lands abutting tributaries of Mitchell Creek are designated
"Open Space System - Natural Area";
permissible uses within this designation include conservation, environmental
protection, restoration, education, passive recreation and similar uses;
the subject lands fall within the "Oak Ridges Moraine";
uses and activities within or adjacent to the Moraine must be consistent with the
principles of the Oak Ridges Moraine Implementation Guidelines prepared by the
Ministry of Natural Resources
the subject lands support and abut a "Shoreline and Stream Corridor";
on lands designated "Shoreline and Stream Corridor", new development and major
redevelopment on those lands also designated "Open Space System - Natural Area"
shall be prohibited;
the Plan promotes the retention of watercourses and valley and stream corridors in an
open and natural state, the recognition of these corridors, and the conveyance of such
lands to the City or other public agency as a condition of development approval,
where appropriate;
section 15.9 of the Plan requires the submission and approval of an
Environmental Report as part of the consideration of the subject development
applications;
the required report must include, as a minimum, information outlined in
Section 15.11 ofthe Plan, that includes, but is not limited to:
.-
. a detailed description of the proposal and all environmental features and functions
that may be affected by the proposed development;
. an assessment of expected effects of the proposal on the environment;
. recommendations outlining actions necessary to prevent, remedy and/or mitigate
anticipated negative effects, and enhance potential positive effects; and,
. a monitoring plan;
supporting hydrogeological, soil analysis, grading and drainage, stormwater
management and lot servicing information is also required to accompany the
Environmental Report;
Kodiak Street is a local road, generally providing access to individual properties, to
other local roads and to collector roads, and is designed to carry local traffic;
0:38
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5.0
-
5.1
5.2
# -g1 TO
REPORT # PD..J~ ~(\~
Information Report No. 25-00
Page 3
3.3
Zoninl! By-law
a majority of the subject lands are zoned "A" - Rural Agricultural Zone, by
Zoning By-law 3037, as amend;
a small south-west portion of the subject lands are zoned "(H)R6-3 - Hamlet
Residential with Garden Suites (Hold) Zone and "OS-HL" - Open Space - Hazard
Land Zone, by Zoning By-law 3037, as amended by By-law 5464/99;
an amendment to the zoning by-law is required to allow the establishment of lots
supporting detached dwellings (with some associated garden suites) and the proposed
public park block;
the applicant has provided a separate zoning plan that outlines the proposed zone
categories requested to accommodate the proposed development on the subject lands
(see Attachment #3).
4.0
RELATED DEVELOPMENT APPLICATIONS
since submitting this proposal, the applicant has applied to the Durham Region Land
Division Committee, requesting approval to sever two lots (proposed Lots 1 and 2 on
the applicant's proposed draft plan) fronting Kodiak Street, and retaining the
remaining lands subject to this subdivision proposal;
land severance applications LD 241/00 and 242/00 are scheduled to be heard at the
August 14,2000 Land Division Committee Meeting;
the proposed severed lots are currently zoned "(H)R6-3" - Hamlet Residential (Hold)
Zone and "OS-HL" - Open Space - Hazard Land Zone, by Zoning By-law 3037, as
amended by By-law 5464/99;
the proposed severed lots were previously zoned through Zoning By-law Amendment
Application A 9/98;
through Council's consideration of the above-noted Zoning By-law Amendment
Application, the applicant was also granted permission by Council to proceed through
the land severance process to create the proposed two severed lots
(the Pickering Official Plan requires any ownership of land capable of being divided
into more than three lots be developed through a plan of subdivision, unless Council
grants permission to an owner to proceed through the land severance process if it is
demonstrated that a plan of subdivision is neither warranted nor necessary);
at the time of preparation of this report, the Planning & Development Department
have not completed the review, or provided comments on, the proposèd severance
applications to the Region of Durham;
through a preliminary review of these applications, Planning & Development Staff
have requested detailed technical information needed to assess the appropriateness of
the proposed severances, including a revised servicing study applicable to the
proposed severed lands.
RESULTS OF CIRCULATION (See Attachments #4 to #9)
Resident Comments
no resident comments have been received to-date;
Agency Comments
The Durham District School Board - advise that anticipated pupils generated through
this proposal will be accommodated within an existing school facility, and that the Board
has no need or interest in acquiring Block 18, and wishes reference on the draft plan as a
school block be eliminated (see Attachment #4);
;"",',"Th,C"', ¡"',""""r" # ' 1')'" Tn
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03H
Information Report No. 25-00
Page 4
-
Enbridge Consumers Gas - requests conditions to be included in a future subdivision
agreement, including the requirement of an overall utility distribution plan
(see Attachment #5);
Region of Durham Health Department - requests various infonnation be submitted for
review prior to fonnal comments, including a lot servicing plan, a soil sampling program,
a grading and drainage plan, a peer-reviewed hydrogeological report, and an
environmental impact study (see Attachment #6);
Canada Post - requests conditions of draft approval regarding the location and
installation of a temporary and permanent Community Mailbox, and required sidewalk,
boulevard and curb works serving the mailbox (see Attachment #7);
Toronto and Region Conservation Authority - request the limits of the top-of-bank be
clarified, and note that proposed Lots 10 and 11 encroach into the identified valley lands.
Accordingly, T.RC.A. has requested the submission of a geotechnical report, and review
of a groundwater assessment that was conducted for the subject lands. T.Rc.A. has
further requested the submission of a storm water management report for their review
(see Attachment #8);
Veridian Connections - outlines vanous electrical servlCmg requirements for this
proposal (see Attachment #9);
No Objections or Concerns: - Hydro One Networks Inc., Durham Catholic District
School Board and Shaw Cablesysytems.
-
5.3
Staff Comments
in reviewing the application to-date, the following matters have been identified by
staff for further review and consideration:
5.3.1
Plan of Subdivision
. reviewing and determining the exact boundaries of the proposed subdivision,
considering existing natural features, technical requirements, and other related
development applications (specifically the implications of land severance
applications LD 241/00 and 242/00);
. reviewing the proposed street and lotting patterns, and the appropriateness of the
proposed school/community facility and parkland blocks;
. reviewing the proposal through the principles of the Oak Ridges Moraine
Implementation Guidelines (prepared by the Ministry of Natural Resources), and
imposing any appropriate resultant standards on the proposed development;
5.3.2 Zoning Matters
-
. reviewing the appropriateness of garden suites in conjunction with detached
dwellings on some of the proposed lots;
. ensuring appropriate buffer zones to the tributaries of Mitchell Creek are
established;
5.3.3
Technical Matters
. reviewing supporting technical submissions, including a required environmental
report with supporting hydrogeological, soil analysis, grading and drainage,
stonnwater management and lot servicing infonnation, to ensure that adequate
infonnation is provided and that technical requirements are met;
040
ATTACHMENT' ~ TO'",
REPORT' po].h-OJ'
Information Report No. 25-00
Page 5
. reviewing water supply, sewage disposal, stormwater quality and quantity
management;
-
5.3.4 Other Matters
. ensuring that any resultant residential development is compatible with
surrounding residential development, particularly existing development fronting
onto Kodiak Street and Acorn Lane.
6.0
PROCEDURAL INFORMATION
-
written comments regarding this proposal should be directed to the
Planning & Development Department;
oral comments may be made at the Public Information Meeting;
all comments received will be noted and used as input in a Planning Report prepared
by the Planning & Development Department for a subsequent meeting of Councilor a
Committee of Council;
if you wish to be notified of Council's decision regarding either the proposed plan of
subdivision or zoning by-law amendment application, you must request such in
writing to the City Clerk;
if a person or public body that files an appeal of a decision of the
Regional Municipality of Durham in respect of the proposed plan of subdivision does
not make oral submission at the public meeting, or make written submissions to the
Regional Municipality of Durham before the proposed plan of subdivision is
approved or refused, the Ontario Municipal Board may dismiss the appeal;
if you wish to reserve the option to appeal Council's decision of the proposed zoning
by-law amendment application, you must provide comments to the City before
Council adopts any by-law for this proposal.
7.0
OTHER INFORMATION
7.1
Appendix No. I
list of neighbourhood residents, community associations, agencies and
City Departments that have commented on the applications at the time of writing this
report.
7.2
Information Received
full scale copies of the Applicant's submitted plan are available for viewing at the
offices ofthe City of Pickering Planning & Development Department;
the City of Pickering is in receipt of the following accompanying information:
-
. a Rural Servicing Study, prepared by Jagger Rims Limited and dated
March, 2000; and,
. a peer review of the above-noted Rural Servicing Study, prepared by
Hydroterra Limited and dated June 30, 2000.
Infonnation Report No. 25-00
ATTACHMENT)i.é9 TO
REPORT' PO - Od
Page 6
041
7.3
Company Principal
- the applicant, Mr. Don Bennet, àdvises that the principal of Claremont Estates
Ontario Inc. is Mr. Karsten Smith. '
-
ROt{ 1; é
Planner 1
-'"
RT/par
Copy: Director, Planning & Development Department
-
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042
ATTACHMENT~ :3 TO
REPORT I PO hro:l
Excerpts of Statutory Public fufonnation Meeting Minutes
of
Thursday, August 10, 2000
STATUTORY PUBLIC INFORMATION MEETING MINUTES
-
A Statutory Public fufOlmation Meeting was held on Thursday, August 10,2000 at 7:05
p.m. in the Council Chambers.
(I)
DRAFT PLAN OF. SUBDIVISION SP-2000-02
ZONING BY-LAW AMENDMENT APPLICATION A 16-00
. CLAREMONT ESTATES ONTARIO INC.
PART OF LOT 20, CONCESSION 8
(PROPOSED EXTENSION OF KODIAK STREET, NORTH OF
ACORN~D EAST OF S~O. 20)
1.
Catherine Rose, Manager, Policy Division, provided an explanation of the
application, as outlined in fuformation Report #25-00.
2.
Don Bellllett, 5258 Old Brock Road, advised that they concur with the Manager's
comments and are present to answer any questions.
3.
Richard Ward, 3709 Regional Road 9, Orono, questioned the legal right and
justification for this taking place. He stated that Council has breached public trust
and he requested an inquest into this matter.
-
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ATTACHMENT I l.{
REPORT # PO 1(", .. ()Ôl
TO
INFORMATION COMPILED FROM APPLICANT'S
PROPOSED PLAN OF SUBDIVISION SP-2000-02 (REVISION 2)
STAFF RECOMMENDED PLAN
CLAREMONT ESTATES ONTARIO INC.
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BLOCK 16 IO5HLJ
BLOCK 17 IOSHLI
STRE€T 'A' (CITY OF PICKERING! - 196m
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THIS MAP WAS PRODUCED BY THE CITY OF PICKERING
PLANNING & DEVELOPMENT DEPARTMENT,
INFORMATION & SUPPORT SERVICES,
MARCH 11, 2002.
{)44
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ATTACHMENT iL5
REPORT # PO I ~ - 0;)
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VERIDIAN CONNECTIONS
DEVELOPMENT APPLICATION REVIEW
PROJECT NAME:
Claremont Estates Ontario Inc. - 4pproval of a Plan of Subdivision
ADDRESS/PLAN:
Lot 19, Concession 8
MUNICIPALITY:
Pickering
REF. NO.:
Durham Region File No: S-P-2000-02
Ref. No: 65050
SUBMISSION DATE:
May 18,2000
1.
Electric Service is available on the road allowance(s) touching this property.
Servicing will be from Nuthatch Lane and Acorn Lane.
2,
An extension of the Corporation's plant is required on the road allowance in order to service tliis project.
.
Owner's cost.
All such extensions are normally underground.
3.
The applicant must provide accommodation on site for the Corporation's transfonner(s).
4.
Individual metering for each unit is requited.
5.
The following standard fixed fee costs will apply (all figures are approximate):
Service Connection Fee $130.00 per unit
6.
A ~ in the amount of $3,000.00 is required to be applied against engineering legal and inspection costs
associated with thjs project.
7.
The Applicant must make direct application to the Corporation to obtain specific approval of the electrical
service arrangements and related work for this project. .Ati electrical consultant or electrician is strongly
recommended to co-ordinate service details. The applicant is cautioned that tenders, contracts, or work
.initiated prior to obtaining specific approval w:il1 be subject to change.
8.
A Servicing Agreement must be signed with the Corporation in o:l:der to obtain servicing for this site.
9.
All work from the public road allowance to the servke entrance and the metering arrangements must comply.
with the Corporation's requirements and specifications.
10.
The Applicant will be required to grant to the Corporation a standard occupation easement, registered on tide,
for transformer installations. . .
11.
Prior to obtaining a building pennit, the Applicant shall, by agreement, confirm acceptance of the terms and
conditions of providin.g electrical service.
045
i\TTA.CHMEN1 # _<~TO
pc! .. .J"':.õJl,~",."..",
-
Page 2
VERIDIAN CONNECTIONS
DEVELOPMENT APPLICA nON REVIEW
12.
Landscaping, specifically trees and shrubs, should be located away from the Cotporation's tt:ansfonner
to avoid interference with equipment access.
Technical Representative - Dave Bell
Tdephone 427-9870 Ext. 3233
pj;
PP/de
F:\WDrd DDCUments\ V""iði".\DístribubDn D..elopment\DevclDpment Applic,,~on ltc.ì<w\Pickoring\2000\ChownDnt I!o.."" Inc. - Approval DfSubdivision.dDc
-
-
Rev. Date: November 1, 1999
04ß
~t"""~,,..~~~~rCl
P¡:PO'üT, # po.Jb:- (\.;l- "_.~""""'=~
,'~, rI,
-
; DELIVERY PLANNING
1860 MIDLAND AVE 2ND FL.
SCARBOROUGH ON MIP 5Al
tAN A[)A:~_-:A~ S TE S (416)285-5385 (T)
ÞE~s:.r""" '~~ (416)285-7624 (F)
JUNE 7, 2000
'--I -.-"'"
- '~' I~.I::< r¡::"."""',',!',, ¡¡=~' f\ Yw' IC:;:! -ì\
0-:11,_1.."\ ¡-
'>..<1 L , .::;J
f\ I~ ~';i L1' ~ ¡ODD j
CiTY OF PIC~(ER\NG
PICKERING, ONTARIO
MR. N. CARROLL
DIRECTOR OF PLANNING
CITY OF PICKERING
1 THE ESPLANADE
PICKERING ON Ll V 6K7
RE:
APPLICATION FOR APPROVAL OF A PLAN OF SUBDIVISION
DURHAM REGION FILE NO.: S-P-2000-02
APPLICANT: CLAREMONT ESTATES ONTARIO INC
, LOT: 19 CONCESSION 8
CITY OF PICKERING
REF. NO.: 65053
-
Dear Mr. Carroll,
Thank you for the opportuntty to comment op. the above noted application. Please note our new
conditions below.
As a condition of draft approval, Canada Post requires that the owner/developer comply with the
following conditions:
- The owner/developer agrees to include on all offers of purchase and sale, a statement which
advises the prospective purchaser that mail delivery will be from a designated Community
Mailbox.
- The owner/developer will be responsible for notifying the purchaser of the exact Community
Mailbox locations prior to the closing of any home sale.
-
- The owner/developer will consult with Canada Post Corporation to determine suitable
locations for the placement of Community Mailbox and to indicate these locations on the
appropriate servicing plans.
ATTACHMENT' t, _TO
REPORT # PD.J~ - ()&
04?
-
-2-
The owner/developer will provide the following for each Community Mailbox site and include
these requirements on the appropriate servicing plans:
- An appropriately sized sidewalk section (concrete pad) as per municipal standards, to place the
Community Mailboxes on.
- Any required walkway across the boulevard, as per municipal standards.
- Any required curb depressions for wheelchair access.
-
The owner/developer further agrees to detennine and provide a suitable temporary Community
Mailbox location(s), which may be utilized by Canada Post until the curbs, sidewalks and final
grading have been completed at the pennanent Community Mailbox locations. This will enable
Canada Post to provide mail delivery to new residence as soon as the homes are occupied.
I trust that this infonnation is sufficient, however, should you require further infonnation, please
do not hesitate to contact me the above number or mailing address.
Sincerely,
/£7t.. ~~
Debbie Greenwood
Delivery Planning Officer
c.c. R. Szarek, Durham Region
A:UTlLDRA W.SAM
-
, 048
.-
THE
DURHAM
DISTRICT
SCHOOL
BOARD
Facilities Services
4(11" -':~unton Road East
_hitby; Ontario
L1 R 2K6
Telephone: (905/ 666.5500
1-800-265-3968
Fax: (905) 666-6439
S24,'
ç; l/3 r
~'
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-
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HEPORT # PD~.-~--
October 24, 2001
RECEft'JED
The Regional Municipality of Durham
Planning Department
1615 Dundas Street East
4th Floor, Lang Tower
West Building, Box 623
Whitby, Ontario
LIN 6A3
OCT 2 9 LO01
CITy Ufo h(;;i",.:.HlNG
PLAN~HNG MID
DEVELOPMENT DEPARTMENT
Attention: Mr. Richard Szarek
Dear Mr. Richard Szarek,
RE:
Revised Plan of Subdivision
S-P-2000-02 - Revision 2
Claremont Estates Ontario Inc.
Lot 19, Concession VIII
City of Pickermg
Ref. No.: 66264
Staffhas reviewed the information on the above nQted revised application
and ha.<:; the following comments: .
1.
Approximately: 8 elementary pupils could be genetated'by the
su~ject plan.
- .
2.
It is intended that any pupils generated by the above noted plan
would attend an existing school facility.
3.
Under the mandate of the Durham District School Board, staffhas
not objections.
Yours truly, ,~
C'rJ~~
Christine Nancekivell,
Planner
c.c.
Mr. Neil Carroll, Director OíPlanning, City of Pickering
CN:em
I:\PROPLAN\DATA\PLNG\SUB\SP2000-02 Revision 2
049
~- . T <:;I TO
II;;. \ T ACHMEN, #..=,G--==.'
REPORT # po.Jk. ~ Q~_."~,~-~.c,.
-
500 Elgin Mills Road East
Richmond Hill Ontario L4C 5G 1
.,~;tiNBR'DGE
Consumers Gas
2000-060..06
~lE(ë}~O~~ ~
JUN - 7 2000 -J
;;;:;.I
Mr. N. CalToll
Director of Planning - Planning Department
City of Pickering - Municipal Building
1 The Esplanade
Pickering ON L1V 6K7
CITY OF PICI(ERING
" I'IGKIiRIMG, nNTARlo.
RECEIVED ~
JUN
7 2000
Dear Sir
CITY OF PICKERING
PLANNING AND
~ DEVELOPMENT DEPARTMENT
-
Re:
APPLICATIQN FOR APPROVAL OF A PLAN OF SUBDIVISION
DURHAM REGION FILE NO: S-P-2000-02
REF NO. 65044/ CLAREMONT ESTATES ONTARIO 1Ne.
It is requested that the following conditions be included in the subdivision agreement.
The owner is to co-ordinate the preparation of an overall utility distribution plan to the
satisfaction of all effected authorities.
Streets are to be constructed in accordance with the municipal standards.
The owner shall grade all streets to final elevation prior to the installation of the gas lines, and
provide the necessary field survey information required for the installation of the gas lines, all to
the satisfaction of En bridge Consumers Gas.
All of the natural gas distribution system will be installed within the proposed road allowances
therefore easements will not be required.
-
Yours Truly,
f~l~
Planning Supervisor
(905) 883-2613
HW /sc
050
-
The Regional,
Municipality
of Durham
Planning
Department, .
1615 DUNDAS ST. E.
4TH FLOOR, LANG TOWER
WEST BUILDING
P.O. BOX 623 '
WHITBY, ON L1N 6A3
-905) 728-7131
rAX: (905) 436~6612 .
WW'ti.region.durham.on.ca
, '~, "~ , lU
R If -~--
HEPOHT # PD_.Jb'Od.
February 26,2002
RECEIVE[)
FEB 2 8 200'2
CITY OF PICKERING
'PLANNING & DEVELOPMENT
DEPARTMENT,
Me N; Carroll.'
Director of Planning
Planning Department
City of Pickering
1 The Esplanade '
Pickering,Qnt. L 1V 6K7
, Dear Mr. Carroll:
'Re: 'Regional Review of an Application for Plan' of Subdivision'
'FileNo,:SøPø2000øO2 " ,
'Cross 'Ref.:, Zc:>ning By-law Amendment Application A16/00 ,
" Applicant: " Claremont Estates" ,
Location: ' Part Lot1 9i Concession8 (Claremont)
, Municipality: ,City of Pickering ,
Ai. Georgleff,MCIP. RPP This appUcation has been reviewed by the Region and the foHewing cQmments' "
Commissioner of Planning are offered with respect to the Durham Regional Official Plan, Provincial policies,
and the proposed m~thod of servicing. ',' ' "
, Official Plim Conformity,
b
': '
-
" ' '
The subject property is located within Claremont, a designated Hamlet in the
Durham Regional, OffiCial Plan~ Policy 13.2.2 of the, Durham Plan states, in part,
that Hamlets shall be the predominant location for rural~ettlemei1t. Policy 13.3.,5 "
permits development within Hamlets provided development will have an adeqúate
supply of potable water and soil conditions are satisfactory fl?r the effective
operation of a private sewage system for ea'ch pror)Qsed lot, all in compliance, ,
with the,standards of the Region and the MinistryofEnvironmentln this regàrd, .
a hydrogÈmlogical reportwas provided by the.applicant and 'peer-reviewed to the
satisfactiònof the Region. It is our understanding that álotservicing plan and a "
subdivision grading plan have also'been submitted to the satisfaction of the
Health Department in accorda,rice with Policy 13..3.9; The' proposed planot
subdivision would appearto conf<?rm to the Plan.
~erests and~egáted Review Responsibilities
. The subjectlands have been assessed 'as having a high archaeological
, potential due to the proximityof a tributary of tl18 Duffins Creek, known as
Michell's Creek. ,A Stage I-II Ar~haeologìcallHeritage Assessment has been
prepared by North York Archaeological Services in consideration of this
propósal.' '
. A sufficient buffer should be incorporated from the development area to
, protectthe nearby Duffins Creek tributary from any'potenti¡;¡1 adverse impacts.
Any possible issues concerning stormwater management are to be '
addressed to the satisfaction of the conservatiooAuthority.
"SER VlCBEXCELLENCE
fór~ù";r:OM¡qr¡NITY" ' '
e'
100% Post Consumer
"C¡ TO
ATTACHMEN r #I[-~ -
REPORT # PO.J - -
051
-
.
. .
. .
The submitted noise study prepared by G;M. Sernas Associates Ltd.,
., addresses noise iri1pactonthe proposedresideiltial.developmentfrom
Regional' Road 5 ànd potential aircraft noise generated by the future Pickering
, Airport Appropriate noise barriers andwarning.clausesare'recommended for'
'this çtèvelopment. ThestLidy was prepared inaccordancewith Provincial
Criteria and Regional policy,', . , '
-
. .
, .
The,dràftOakRÎdges Moraine ConservationPlàn desígnatesthe site,
"Countryside Area - Rurt:il Settlement". 'Residential subdivisions for rural .
residential development would be permittedsubjeçt to certain policies specified in
Sections 3 and 4in the draft Plan; The draft plan also states .that municipal'
planning deCisions shall conform withtnis Plan, which takes precedence over
municipal official plans until they are brought into conformity with this plan. As the
draftconsérvation plan is not anticipated to take effect until Jate March 2002;
consideration öfthis subdivision plan should be withheld until conformity to the
Oak Ridges Moraine Conservation Plancanbedeterminèd. : ' "
SerVicing.
>.
I
, '
Municipal watersupply and sanitarysewer'facilities are nötavailableto the subject
lands and there arena plans to provide:'municipal services in, the- Hamlet of
, Claremont-Therefore, the only feasible method of servicing would be through the'
installation of private wells and private wa~te dispos;;:¡lsystems.: In terms of private
serviçingfeasibility, the Durham Region Health nepa'rtment :indicated that the
necessary geo-technicalinformation, including a peer review from, the Region's.
. . hydrö-geological consultant, confirmed that this development can be serviced on the'
,basis of privi:;lte sewage disposal systems anddrilledwell~;, . . '
. Transportation
, . '. .
NO additional road widening.isrequiredalong Regional Road5~ however¡aO.3'
metre reserveisnecèssary,'on the rear lot line of Lot 9 along Regional Hoåd 5., "
The draft planshouldbß red;'líned toillListrate this reserVe. .
. .'
, '
. .
aased on the foregoing; the attached draft conditions are provided in the interim
, for your consideration of this plan of subdivision, " '
Please call Rièhard Szarek, Planner, if you should have any questions.
"-
. Yours truly, "
~~.
..' à Blair, M.C.I:P,. RP,P,. ..'. .
. Director, Current Operations Bràt'1ch .
Attach: Condition~ of Draft Approval.
'cc:
Claremont Estates Inc.
Don Bennet,
. Regional Health Department'
. Regional Works Department
N :\pim\rs\s-p-2000-02commelits .doc
052
-
, To:
"
'-.
5.
-.
6.
ATTACHMENT # 9 TO
REPORT Ii PD_~
" .,
Attachm~nt to letter dated February 26,:2002
, , ,
'Claremont Estates Ontario Inc.
Don Bennet '
"
Prom:, Jim Blair, M.C.J.P.; It.P.P., "
, Director, Current OperátiÞIl,s Branéh :
Re:
, ,
, , ,
Plan qf Subciivision S-P~2000:-02
City of Pickering
, '
DRABT CONDI110NS OF :DRAFf AFFROY AL "
1.
~ ,
'" " ,
, The OwnershåII prepare the final.plan on the basis oftheapproved draft plan' of ,
subdivision, 'prepared by RF. Grillider' Co. Ltd., identified as project 'number 578-pP, ,
revised and,dated'Octbber 17, 20Ot, which iliu~trates 15single-detathed lots, 2 open ~pace
blocks, a roâdway and'a 0.3m. reseKre. " , '
2. '
, ,
'The Ownèr ~haII, name road allowanceS included in this draft plan ,t6 the satisfacti6n .of
the ~egionalM~~iCipality of Durham and ,the City of Pickering. .. '
3.
, ,
' , ,
, .The OWner shalltonvey a 0.3 metre rese~e across the entire fronÚlg~ of LÞt'9á~ong ,
Regional Ro~d No. S to the Re~ipl1of D~rham. ,: ',",
Prior to final approval,' the proponent shaUengage a qualified professioriälto'c'arryout, t~ '
the satisfaétiön of the Ministry of Tourism, Culture and Recreation,' an archaeological'
assesSment, of the entire development 'propetty, and mitigate, through preservation or
resource removal and'documentation, adverse~mpacts to any significant archaeological,
resources found. No demolition; grading or other soil disturbances, shall take place on the
subject property prior to the MinistryofTotirism,' Culture and Recreation confirming that'
,all archaeologieat'resource concerns have be~n met inéluQing licensing and resource, '
, coIiserv~tion requir~lt\ents.', " , ' ,
'4.
" , ,
The Owner sl;laJI agree in the city oO)i~keIingSubdivisionAgree~ent to iinplementthe
recommendation of the report, entitled "Noise1mpatt Study -Plan40R-18856", p'rep~fed
by G.M. Sernas, dateq August 2000, which specifies noiseatteriuation measures for the
development. T4~ measures' shall be included in, thesuþdivisiqn agreement arid must also
contain a full and complete reference tothe noise report (Le. author; title, date and any
're~isions/addenda) anqshall include anyreqtiired warning clauses identified in the study. ,
" ,
, ,
'The Owner shall satisfy all requirementsj fi~anciaI~nd otherwise, of the Regional ,
l\1unicipalityof Durham. This,Shilll include; aniongotherm:atters" the execution of a
subdivisiqrl agreement between the Owner~nd,theRegionc6ncernìng the pfovi~iòn and
installation bfstibs';Jrface sewage disposal systems,driIled wells, roads and other Regional
services. " ,,' , "
",
-
-
"
-
,7.
05a
""T^',,"!i"E¡,.r'r.JI. 0
?\! ,H\.¡r¡IVI :,~ It ,,-,,~J.".,<~..="
HEPORT # PD_~-,-~-<~=
, Page 2
, ,
The subdivision agreeme!1t b~tweên the Owner 'and the City of ~ict<:ering shall 'contain, ,
among other matters, thëfollowing provisions: ' ,
a)
, ' -
The installation ofa treatment system on' aiw drilled ",ell, on any of the
'lands for the treatment of organicn.itrogen, iron, manganese, inethanegas
and/or colour (the "Sub~tances") to ensure that the levels of substanc~s in '
the drilled well comply with the Drinking Water 8tandardsof the Ontario
Ministry of Environment (the "Standards").' ' " ,
i),
'ii) ,
, '
, ,
, Theinstallatiönofthe treatment system(s), if any, :shall be in general
governed by, the ,recòmmendationscontail)ed 'in the report by Jagger Hims,
Ltd., Environm~ntal Consulting Engineers dated March 10, 2000 and
" entitled "Rural Servicing StudyXMPL Phase IV, Çlarempnt, City of
Pickering, ;Region of .Durham". , "
iii)
, ,
Following the instal1¡ltion 'of the treatment system for a well the developer'
will deliver a certificate to the City of Pickering from a properly qualified'
, Environmental Consulting Engineer certifying that the level of substançes: :
, in the wate~ drawn (rçJIll such well is in compli~nce with the Standards.
"b)
, '
The Owner agre~, to strictly adhere to the ~ite servicing planas submitted by "
Jagger Hìflls Ltd., 'EnVironmental Consulting Engineers, titled "Siting and Grading
, Plans" Project 960779.03, 'March 2000., ','
c)
, ,
The, Owner agrees to retain a qualified professional engineer who speciàlizes i~
the design of private sewage systems. The engineer shall ,complete and, provide the,
design of individual private sewage systems to the Regional Health, Department for
, approval.' , , , '
d)'
, The' Owner agrees that the design, of the private sewagè systeqlsshall be in' strict
compliance with the Ontario'Building Code standards for private ' sewage systems.
" Under the Ontario Building Code, the maximùm permissible Total 'Daily Sewage'
'Flow for i~dividual sewage systems is 10,000 L/day. , '
The Owner agrees that the developer's enginèer shall conduct on-site tests as
reqllired on the primary sewage system area for all lots todetermiIie the, '
permeabjIity'" ,The engineer shall provide' analysis of the soil tests describing
coefficient of permeability and estimated percolation rate; and ctassifying soil ,
according to Unified Soil Classificàtibn System to the Regional Health [>epartment
, for review and approval. " ,
e)
f)
, ,
, ,
The Owner agrees that, the 'developer's eilgineershall site-supervise the installation'
of the private sewage systems and upon completion shall certify that the private'
, sewage systems, have, been installed with the approved design to Ontario Building
Code Standards and to the satisfaction of the Regional Health Department' In
c,ases where the ad<iition of sand fin is required for raised, sewage systems, the
engineer shall provide ~ertification to the Regional Health Department that the
054
AT1ACHMENT#~TO
HEPOfiT If po-U~: O~ _M~--""'C
-
. Page 3
" "
proper ,amount and type of sand filf has' been provideq and 'constrl1èted for the
,private sewage systems. ' ' ,,' " ,
°g)
, " ',' ,
" , ,
, The Owner agrees. that there shall be no conshuçti011 of accessory buildings or
swimming pools in the prime and ,reserve tile bed areas, or.in locations less than
th~,Illini~um setbacks in accordance, with Ontårio Building Code. "
NOTES ill DRAFr APPROVAL
1.
. . .
, ,
, .
. As the Owner of the proposed subdivision; it is your r~ponsibility, to satisfy: all conditio'ns
of draft appr()val in an e~peditiousmànner. TheconditioQs ofdnlft approval wiIlþe' ,.,
reviewed periodically and maÿ be amended at aný,timeprior to final approvaL The.' '
Planning Act provides that draft approval may he withdrawn at any time prior to final
'approval. '..' '. ..' , . .'
-
2.
AIl plans of subdivision must be registereclin' the Land TitleS systemwithin the Regional,
Mu!Iicipality ofDurþ~m.' . " ".,.
. 3.
, .
. . .. '.
. In orderto facilitate thecIearanceQr' Conditions 5ànd 7, the Owner is required to
, .forward åçopy onhe executedCity.ofPickeiÎng subdivision!igreement to the. .
.Commissioner,oE.Planning, Regional-MunieipalityofDurham. . .
sbbO2_s.txt
- .
-
. .'
The Regional
, Municipality
of Durham
Planning
Department
1615 DUNDAS ST.E.
4TH FLOOR, LANG TOWER
WEST BUILDING
P,O. BOX 623
, WHITBY, ON L 1N 6A3
-g05) 728-7731
,.AX: (905) 436-6612 ,
, wWw,region.durham.on,ca
A.L. Georgieff, MCIP, RPP
Commjs~ioner of Planning'
-
"SERVICE EXCELLENCE
for our COMMUNITY"
ATTACHMENT II ~.L=,..JO
J¡ pq 1/ ~.I'I_"I_---"""'-~""-'"
1'. . !"'n~" "e;..~_..._....
055
5l(¡!, \,1 'ç.,.
February 27" 2002
RECEIVED
, MAli
1 2002
Mr. Alfred Ho ,
, Project Engineer
G.M. Sernas & Associates Limited
110 Scotia Court, Unit 41
Whitby ON L 1 N BY?
Ci) "r.),- .~':'~:;;<,,¡Uí"JG
i"_i'J""<rO:'jD,
DEVELOPMENT DEPARTMENT
Dear Mr. Ho:
Re:
Draft Plan of Subdivision
Durham Region File Number: S..P-2000-02 '
,Owner: Claremont Estates , '
Location: Part of Lof20 Concession: 8
Municipality: City of Pickering,' ' ,
, '
, '
We have reviewed the Noise Impact Study conducted by G. M. Sernas and
A~sociates Ltd., d¡3ted August 2000 and find it to be acceptable. Thealialytical
techniques are consistent with the Ministry of Environment recommended, '
procedures for the ¡malysis of noise impact. The ca!culations, howeVer, remain
the sole responsibility of the consultant. " ',' , ' "
. '
The proposed residential development is situated immediatelysQuth of Regionai
. Road 5. The study'suggests that the anticipåted noise levels within some of the'
proposed OutçJoor Living Areas in this development will exceed, the sound level
criteria established by the Ministry of Environment. A 1:8 metre noise barrier is .
recommended: The'study also recognizes that potentï'al aircraft noisegenerateçf
by the future Pickering Airport may affect this propósal. In this ,regard, all "
proposed dwelling units are to be equipped With central air 'conditioninø. '
, '
, ,.' " " , ,
Appropriate warning clåuses are recommended for.this development. 'Priör to
final approval fo'r this plan .of 'subdivision, we would appreciate receiving 'a, copy òf ,
the City of Pickering Subdivision Agreement, which should include provisions that'
will implement the recommendations of the Noise Impact Study., ",'
Please do not hèsitate to contact me if you have any questions.
, Yours truly, , ' ,
~'+1,
Richard Szarek
Planner ' ,
Current Operations Branch
cc:, . City of Pickering Planning Department
Don Bennèt
r:\rs\ñoise40.let
(j'
100% Post Consumer
-
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RECEIVE~
, J U N 1 6 2000 ;
lItHE TORONTO AND REGION CONSERVATION AUTHORITY
..... 5 Shoreham Drive, Downsvlew, Ontario M3N 184 (416) 661-6600 FAX 661-6898 htlp:/Jwww.trc~.on.ca
CITY OF PICKERING
PLANNING AND
-2.~"~~!.()~PARTMENT
.-----=-
June 14, 2000
Mr. Richard Szarek
Planning Department .
The Regional Municipality of Durham
1615 Dundas Strèet East, P.O. Box 623
4th Floor Lang Tower, West Building'.
, Whitþy"ON. L1N 6A3 '
Dear Mr. Szarek:
Re:
, .' '.
. ,
App-lication'forApproval of Draft Plan of Subdivision S-P-20~O-O2, '.
Lot 19; Concession 8" . . .
City of Pickering' . .
(Claremont Estates Ontarioìnc.) .
, .
. .
. ." .
We aCknowledge receipt of the above application and offer the following comments.
. . .
. .
A review shows plans tocoristruct a 14 lot subdivision on the subject, lands. In 1995 staff
walked portions of the site with the applicantto determine limits of development.. While the plan
identifies a top of bank feature we are uncertain whether the limits shown are as a result òf the'
. site walk. As a result, staff recjuestthat the limits be clarified in thefleldand would be prepared
. to attend. a meeting to finalize this matter... . ..' .
. . -.
.' .
. ,
Notwithstanding the top of bank !ine staff note that lots 10 and 11 . encroàch. within the valley
. and therefore are unacceptable. . . '..,
. . . .
. .
In accordance with the Authority's Valley and Stream Corridor Manag :mient Program the valley
corridor is defined as being 10 metres back from the stable top of bank. Given this, staff will
require a geotechnical report confirming the stable top of bank and will require that the 10 .
metre area be appropriately recognized as part of the valley corridor. .
, ..
. . . . .
. '
In addition we note that a groundwater assessment was conducted for the subject lands. Staff
would like an opportunity to revi~w this report in the interest of reviewing potential impacts on .
- the base. flow of the adjacent watercourse features. . .' .
. .
Finally staff note that unless proper 'stormwater management techniques and erosion and
sedimentation control measures are eniplQyadon site both during and after construction,
negative impacts to doWnstream areas could result. Stormwater leaving the site will requir~
¡treatment'; both before and ~fter development. 'Treatment' refers to providing some form (or
forms) of water quantity attenuation and quality abatement usually accomplished by allowing'
stormwater run-off to infiltrate into the ground or through temporary stQrmwater detention .or
retention that would allow .~ome settlingdf suspended solids and associated contaminants,
prior to release. We would require applicant to provide the necessary informátion confirming
the stormwater scheme for the subject lands. . .
.../2
WORKING TOGETHER FOR TOMORROW'S GREENSPACE
ATTACHMENTtI~. TO
HEPORT fj PO ~
--
Mr. Richard Szarek'
-2-
June.14,2000
0517
. . .
. . .
In light ofthe above staff are not prepf:ired to provide conditions of draft approval until
... clarification is provided on theaþove issues.. . ... . .
. We trust that this is satisfactory.
. Yours truly,
. .
. . .
.~~.
Plans Analyst. . ...
D~veJopmènrSeivices Section..
E~.5306 . .
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RW/fa
cc:
. .... .~ .. .
Planning' Department, Town of Pickering
. Don Bennett, Claremont~$tates Inc.. .
. .
.- .
058
.ATTACH~~E~6:u!~â=~:~.", ,.
-
Mr. Richard Szarek'
, '
Planning Depç.rtment ' , ,
The Regional Municipality. of Durham
1615 Dundas Street East, P,O. BoX 623
'4th Floor Lang Tower, West Building
,Whitby, ON L1N6A$. ,
, Dear Mr. Sz~ek:
II'THE TORONTO AND REGION CONSERVATIOþJ,vAUIHORlr(",<,,~<~".=,.
,'" 5ShqrehamDrlve, Downsvlew,DntarloM3N1S4 (416)661-6600 FAX661-6198~':rIYMIW;trèø.<r:n;Cp\"'" ,
" '. "
August ii, 2000 ' t CFN 31451
I;) f
' f'
, '
"CITyÇ)F PIGKEHING
PICKEF1iNG, ONTARIO
Re: -
, ,
, Zoning By~law Amendment A 16/00.
Application tor Approval of Draft Planot SubdiVision S~P~2000~02' "
Lot 19, Concesslc;m 8, Part Lot 20, Concession a " , ,
, City of Pickering ", "
, '(Claremont Estates Ontario Inc.)
~
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We acknowledge receipt of the above application and offer the following comments.
" - ,
A review shows pli:instå construct a 14 lot subdivision on the subject lands~ In 1995 staff ,
walked portions, of the site with the applicant to determine limits of development' While the plan
, identifies a top of bank feature we are uncertain whether the limits showQ are as a. result of the,
site walk. , As a result, staff request that'the limits be clarified in the field and would be prepared'
'- to attend a meeting to finalize this matler, , " " '
, , ,
Notwithstanding the top of bank line' confirmation, staff note that lots 1 0 ~nd 11 encroach within
the valley and therefore are unacceptable. " "
, , , '
In accordance with the Authority's Valley and Stream Corridor Managementprogra,m the valley
corridor'isdefinedas being 1 0 metres back from the stable top of bank. Given this" staff will,
require a geotechnical report confirming the stable top of bank and will require that the 1 0'
metre area be apþròpriately recognized as part of the valley corridor. ' ,
In addition we note that a groundwater assessment was conducted for the' subject lands. Staff
would like an opportunity to review this report'in the interest of reviewing potential impacts on "
the base flow of the adjacent watercourse features. " ' ' , ,
-
Finally staff note that unless proper stormwater management techniques and erosion and
, sedimentation. control measures are employed on site böth during and after construction, -
negative impacts to downstream areas could result. Stormwater leaving the site will require
.'treatment', both before and after development. 'Treatment' refers to providing some form (or
forms) ,of wq.ter quantity attenuatipn and quality abatement usually accomplished by allowing'
stormwater run';off to infiltrate into the ground or through temporary stormwater detention or
retention that would allow some settling of suspended solids and associated contaminants,
, prior to release. We would require applicant to provide the' necessary information confirming
the stormwaterscheme for the subject lands. '" "
.../2
05B
ATTA.CHMENI #....JL,....",.="
Pi¡.Ib:aJ......... .
-
Mr. Richard Szarek'
-2-
August 11, 2000
In light of the above staff are not prepared to recommend approval of the zoning application or
to provide conditions of draft approval until clarification is provided on the above issues. .'
We trust that this is satisfactory.
Yours truly,
sselWhite.
Plans Analyst .
Developii'lent S~rvices Sectiqn
Ext. 5306 "
--
RW/fa
cc:
Planning Department,"Town of Pickering
Don Bennett, Claremont Estatès Inc. "" .
-
J)60
,/d "('0
# PD){;~-ð:i'" I ..
-
, ,
'"'THE TORONTO AND REGION CONSERVATION AUTHORITY
.... 5 Shoreh.am Drive, Downsvtew, Ontario M3N 184 (416) 661-6600 FAx 661-6898 hrtp://wWw.trca.on.ca
" ,
October 24, 2000
CFN 31451
, Mr. Richard Szarek .
Planning Department, ' '
,The Regional Municip~lity,of Durham
1615 Dundas Street East '
4th Floor Lang Tower, West Building
P,O. Box62á " "
Whitby, ON UN GA3
RECEIVED
, 0 Cí 3 1 2000 ,
, , , PICKER\NG,'
CtTY O¿&Of:Vf.LOPMEIH
, PLA~Nl~.EPARTMENT", ,
:Oear Mr. Szarek:
, "
,'"
-"
Re:
, ,
'Circulation of a ':RevJs'ed Plàn S-P-200()-O2 Revision No; 1 '"
~~ot 19" Conce~sion 8 ' ,
, City of Pickering , ,
(ClarèmontE~ta.tes .ontario Inc.)' ,
"
)
, , ,
We~6knowledge receiptoftheabove :rèVisad planofsubdivisiòn ~s provided on Octoberl0¡ ,,'
, '2000," 'Staff provide the following comments. ,'"
, , .,,'
, rRCA staff have had the opportunity to visit the site and confirm the top of bank éÌs previouslY'
, stak¡ad by..Mark Christie. The top of bank is correctly identifi~d, On th,e proVided draft plan., ,
, " "
, ,
'The plan has been revised to show that no portion 'of any lotwill extend below the defineq top
,of bank. A 10 metre buffer,is also identified from top of bank andhas'been zoned in an open
spaëe designation. This buffer is proposed to 'remain as part'of,:tl16lots consistènt with existing
. , development within the corridör reach. ' '" ' , . ' ," ,
¡
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, ' , '", '
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, In. principle staff hewe no objections to the prbposèd plan 'layout as proviçled, however, we' .
withhold providing conditions ~f draft approval until we have had an Opportunity to review the
groundwater and preliminary stormwater management report for the proposal. In discussions
with the applicant's representative we unde~stancl that the reports are forthcoming.
, .
We tru$t that this is of ?ssistance., '
-
, Yours truly,
.Russel,White
Plans Analyst
Development Services Section
Ext. 5306 '
RW/fa
-
cc:
Don Bennett, Claremont Estates Ontario Inc:
Planning Department, City of Pickering
nfil
..
ATT AGHMENT 1'--1' ..L3..-~ TO
::iEPOFn If PD"._fa:Jj~,".,.,...~.,"".".",
-
co.
flu,.¡ , ï1t-jUJ iL
, ,
, " , -, i"'Y-
'onservat,on,
TORONTO AND REGION
~~~~p\\n~~'
D U; l\!JÇ; t.I WI U;
MAR 1 l ZO01 ~
, ,..:;:;.J
--
. March 2, 2001
Mr. Dan Bermett ,
Claremant Estates Inc.
,1185491 Ontario. Umited
5019 Brack Rbad '
Claremant, ON L3T 1 83 ,
,CITY OF PICKËAING
" PICKERING, ONTARIO,' .
CFN 31451
RECA='~V~D
Mî - " 2' LUU1
¡ AK ,
Re:
!
I ,- '
L_~..._._,~:.:':"..:~~.~:..~~;,-
.ClaremantEstates Ontario. Inc. Lat:19, Cancessian 0, City of Pickering'
Circulatianof Reparts '- - , ,,' , ' ',", ""
Starmwater Management Study XMPL Subd'ivlslanphase IV Hamlet"ofClaremant (J.F. ,-
Sabourin and Assaciates,lnc, August 200Q). '. ,', "
Rural ServlclngStudyj XMPL Subdhilslal1 Phase IV Hamlet of Claremant, Tawn of ,
, Pickering, Reglan' af Durh~un (Jagger HirTle Llmlh~d, March 2000) ,
Deár Mr. Bennett: '
-.
, , , ,
This will acknawle~ge receipt rif the ,abave two. reparts. 'Staff atTRCA,'have had the appOrtùnity to. review
the r~parts and pravide thefallawing camments. ' , ," ,
, ,
Catchment baundaries and dlrectian af overland drainage shauld" be identified an Figure, 2af ,the
"Starmwater Management Study' Report. ',', ' ,
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A descriptian af the drainageswale located east of Lets '13 to. 17 (e.g~, size, sl9pe, eutlet lecatian
etç.) Shauld be provided: 'An indlcätlan af canveyance capacity shauld also. be pravidec;J to.
ensure prepe~ed drainage can be sàfel~"f:1cc~mma"qated. ' , ' .
, .
, , , ' "
Pre posed raadside ditCh dimensions recommended In the ,report shòuld be revlsed",subj~ct to
right ef way requirements, tei maintain a minimum ,ef 0.75 tp 1;0 m battam widt~ to enhance,
contact area far water quality treatment and infiltratlen, Raised culvert Inven:s(50 rilm to. 75 mm}
are also. preferred to. increase infi!tratien subject to. rilÜnicipålappreval." '
II
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The tile bed on lot 6 appears to. be within ~he 1 Ometrè' setback area, en Site and Grading plan for
Clarement Estates, March, 2000, sheet 2 af 3. piease submit à revised drawing fer Lat -6 that
shaws the tile bed baundaryautside af the 10 metre setback area. '
.I '
, , , , '
We trustthé\t this Is satisfactary. If yeu have any questians, please do. nat hesitate to. centact Glen Farmer"
at extension 5351, erthe under~igned. ' ' ' '" ,..'
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Yli:weurs truly; ,", '
,,~
A~ sel White ",'."
Plans Analyst' '
Develapment Services Sectian
Ext.5306 '
PY/fa.
co: Planning Department, Region af Durham
, Planning Department, City af Pickering
Healthy Rivers" Biodiversity and Greenspace .. Education for Sustainable Jjdng
, - ~""..~'.~
5 Shoreham Drive, Downsview, Ontario M3N,1~4 (416) 661-6600 , FAX 661-6898 www.trca.onr; , :~"
.....
n6~
ATTACHMENT flJtJ TO--,-
REPORT # PO--/'" - tY=l
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, 't;y...
onserva Ion ,- c~
TORONTO AND REGION \ RE . "~ ,'-"""'" '
November 1 2001 ,\ NOV"' 5 'LOU" , '
I CITY 0;-' ryj'::~;,~~'~,i~Q
! , PLAt:i'~\~" .:';":';;' "'aNT
I DEVELOPf,¡~Nf £~~J¡,f"fI" ,tl!l!Ol'!'.
--....
'rn~~~D~lE~
ru NO v 5 - 1001 .:!)
, CITY OF PICKERING
, PICKERING. ONTARIO
Mr. Richard Szarak ,
'Plàrining Department " '
The Regional MunicIpality of Durham'
1615 Dundas Street East
4th Floor Lang Tower, West Building
'Wh'itby, ON'L1N6A3 ' "
Dear Mr.. Szarek:',
, ,
'Ie
, .
. 'Re: ,,' .Circlilation of a Revised Plan, .
S-P:-~ÒOÔ-O2 Re,vlsionNo. 2,
Lot 19, CóncesslQn 8
, City of Plckørlng "
(Claremont ï:states' Ontario Inc.) ,
, Your ReferE!nce No.:66265
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" , '
We acknowledge receipt of the abovenåted, revised plan of subdivision, as provided on
October23.200L """ ',"','
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rRCA staff h~we reviewed the revised plan and note that Block 20, 'being the 3078 sq. m. ,area'
" reserveq for the schoo! fieldthas been removed from the plan of subdivision. We, have no '
objec~ion to this revision. but wish to advise thatstormwater managèment issues Çlutliried in our"
,letter of March 2, 2001 to Mr. Don BennettofG!áremont Estates (copy attached) remain '
outstanding,' " , ' "
(0
, ' ' ,
, ,
" ' " . ,
, : We trust that this is 'satisfactory. 'Should yåu have any questions, 'please do not hèsitate to '
,contact the undersigned, , , '. ' ",,'
-
, 0 '
. Yours'truly," ,
:4L,~
, ' Nora Jamieson, ,
Acting Plans Analyst' ,
. Development Services Section,
'Extension 5259
Attachment
/nj
cc:
Don Bennett, Claremont Estates Ontario ltc,
Planning Department, City of Pickering V "
F :\PRS\CORRESP\PICKERIN\CLAREMON. WPD
Health", Rivpri;; . R;nrlivprr;:;fv ¡urn r.,.a.<>nC'n::Jro#:> .. u=rI..,...".:-:....- ~_.: C'u-.f.- :.. - JL L, .. . ,