HomeMy WebLinkAboutPLN 03-17 Report to
Planning & Development Committee
P ICKERING
Report Number: PLN 03-17
Date: February 6, 2017
From: Kyle Bentley
Director, City Development & CBO
Subject: Draft Plan of Subdivision Application SP-2016-02
Zoning By-law Amendment Application A 10/16
Frontdoor Developments Inc.
Block 111 , Plan 40M1413
(2090 Duberry Drive)
Recommendation:
1. That Draft Plan of Subdivision Application SP-2016-02, submitted by Frontdoor
Developments Inc., on lands being Block 111 , Plan 40M-1413, to establish a
residential plan of subdivision consisting of 40 lots for detached dwellings fronting
a public road, as shown on Attachment #2 to Report PLN 03-17, and the
implementing conditions of approval, as set out in Appendix I, be endorsed; and
2. That Zoning By-law Amendment Application A 10/16, submitted by Frontdoor
Developments Inc., to implement the Draft Plan of Subdivision SP-2016-02, on
lands being Block 111, Plan 40M-1413, be approved, and that the draft Zoning
By-law Amendment as set out in Appendix II to Report PLN 03-17 be forwarded to
Council for enactment.
Executive Summary: The subject lands are located on the west side of Duberry Drive,
south of Major Oaks Road, in the Brock Ridge Neighbourhood (see Location Map,
Attachment #1). The property is currently occupied by the former St. Anthony Daniel
Catholic Elementary School, which was officially closed in 2013, and sold to the current
owner.
Frontdoor Developments Inc., has submitted applications for Zoning By-law Amendment
and Draft Plan of Subdivision to facilitate a residential development consisting of 40 lots
for detached dwellings fronting on a public road that extends westward from
Duberry Drive (see Submitted Draft Plan of Subdivision, Attachment #2).
Staff supports the proposed draft plan of subdivision and rezoning. The proposal
demonstrates appropriate lotting pattern, lot sizes and lot frontages. The recommended
zoning provisions will ensure that the proposed dwelling designs will be in keeping with
the character of the surrounding residential community. The proposal implements the
policies of the Official Plan and conforms to the Brock Ridge Neighbourhood policies.
Report PLN 03-17 February 6, 2017
Subject: Frontdoor Developments Inc. Page 2
Accordingly, staff recommends that Council approve the Draft Plan of Subdivision
Application SP-2016-02, and endorse the implementing conditions of approval, as set
out in Appendix I. It is also recommended that the site specific amending by-law as set
out in Appendix II, be approved and forwarded to Council for enactment.
Financial Implications: No direct costs to the City are anticipated as a result of the
recommendations of this report.
1. Background
1.1 Property Description
The subject lands are located on the west side of Duberry Drive, south of
Major Oaks Road, in the Brock Ridge Neighbourhood (see Location Map,
Attachment #1). The subject lands have an area of approximately 2.0 hectares
with approximately 97.0 metres of frontage along Duberry Drive. The lands are
currently occupied by the former St. Anthony Daniel Catholic Elementary School,
which was officially closed in 2013, and sold to the current landowner in late 2015.
Surrounding land uses include low density residential development consisting of
two-storey detached, semi-detached and townhouse dwellings. To the north is
the Major Oaks Park, and to the south is the Brock Ridge Community Park and
Hydro Corridor.
1.2 Applicant's proposal
The applicant is proposing a residential subdivision consisting of 40 lots for
detached dwellings, where 35 lots will front onto a new internal public road and
5 lots will front onto Duberry Drive (see Submitted Draft Plan of Subdivision,
Attachment #2). The proposed lot frontages will range between 9.75 metres and
13.0 metres, and all dwellings are proposed to be two-storeys in height. The new
internal public road will have a right-of-way width of 20.0 metres extending
westward from Duberry Drive and then southward, terminating in a turning circle.
2. Comments Received
2.1 September 13, 2016 Open House, October 11, 2016 Public Information
Meeting, and Written Submissions
An Open House meeting was held on September 13, 2016 to allow area
residents to learn more about the new residential proposal, as well as review and
comment on the plans that the applicant submitted. Nine households were
represented at the meeting. A Public Information Meeting was held on
October 11 , 2016 at which four residents attended to voice their comments
regarding the proposed development.
Report PLN 03-17 February 6, 2017
Subject: Frontdoor Developments Inc. Page 3
The following is a summary of key concerns and comments:
• commented that only a maximum of 40 detached homes is considered
compatible with the area
• concerned that there will be new homes backing onto an existing home that
was purchased because it abutted a school yard where there would not be
any development
• commented that the City should not consider approving another residential
development in the Brock Ridge Neighbourhood until the widening of Brock
Road is completed
• concerned with the loss of the school yard that served the community's
outdoor recreational needs
• commented that the City should have engaged existing residents when the
Durham District Catholic School Board put the surplus school site on the
market for sale
• concerned that the City is considering residential uses and not open space
uses for the surplus school site
• requested that traffic lights be installed at the intersection of Duberry Drive
and Major Oaks intersection due to the high level of traffic in this area
• concerned about site security and maintenance of the existing property during
the municipal approval process, and requested that the vacant school building
should be demolished as soon as possible
• requested additional information regarding the applicant's construction
management practices to ensure construction impacts such as dust, noise,
mud tracking, parking of construction vehicles, and other related construction
activities are minimized
• concerned about the possibility of damage to existing fencing during
construction
• requested assurance that the existing adjacent residential lots will not be
impacted by storm drainage from the developed site
2.2 City Departments and Agency Comments
21.1 Region of Durham
• the Regional Official Plan designates the subject lands as "Living Areas",
which shall be used predominately for housing purposes
• sanitary sewer and municipal water supply is available to service the
proposed lots
• the Region has no objection to draft approval of the subdivision plan and has
provided its conditions of draft approval
Report PLN 03-17 February 6, 2017
Subject: Frontdoor Developments Inc. Page 4
• a Record of Site Condition Compliant Phase Two Environmental Site
Assessment (ESA) is required to further examine the subsurface soils around
the pad mounted transformer located on the property identified as an Area of
Potential Environmental Concern by the Phase 1 ESA, prepared by
Golder Associates
• as a condition of approval, the filing of a Record of Site Condition with the
Ministry of the Environment and Climate Change may also be required
• the Region will also require a completed Reliance Letter and Certificate of
Insurance to extend reliance to the Region for the environmental work
2.2.2 City of Pickering Engineering Services Department
• no objection to the proposal subject to the conditions of draft approval
provided
• the applicant has made minor revisions to the proposal to satisfy technical
design requirements for the proposed public road
• matters with respect to grading and drainage, tree preservation and
protection, fencing details and requirements, and stormwater management
details will be further reviewed at detailed design
• the applicant is required to enter into a subdivision agreement with the City
for all offsite works including the provision of and installation of services,
easements, grading, drainage and other local services
2.2.3 Durham Catholic District School Board
• no objections to the proposal
• the proposed development is within the boundary area of St. Wilfrid Catholic
Elementary School located at 2360 Southcott Road and St. Mary Catholic
Secondary School located at 1918 Whites Road
2.2.4 Durham District School Board
• no objections to the proposal
• the proposed development is within the boundary area of Valley Farm Public
School located at 1615 Pepperwood Gate and Pine Ridge Secondary School
located at 2155 Liverpool Road North
Report PLN 03-17 February 6, 2017
Subject: Frontdoor Developments Inc. Page 5
3. Planning Analysis
3.1 The proposal conforms to the density provisions of the Pickering Official Plan
The Pickering Official Plan designates the subject lands as " Urban Residential —
Low Density Areas" within the Brock Ridge Neighbourhood. Lands within this
designation are intended primarily for housing at a residential density of up to
and including 30 units per net hectare. The proposed development will result in a
density of approximately 24.8 units per net hectare, which is within the
permissible density range.
3.2 Recommended zoning performance standards will ensure compatibility
with surrounding neighbourhood
The Official Plan states that in establishing site specific performance standards,
regard shall be had to protecting and enhancing the character of established
neighbourhoods by considering matters such as building height, yard setbacks,
lot frontage, and lot area. These considerations ensure that the proposals
complement existing patterns of development and facilitate dwelling designs that
would maintain the character of the neighbourhood.
Existing detached and semi-detached lots abutting the subject lands have a
variety of lot frontages ranging from approximately 8.0 metres to 18.0 metres.
The lot frontages proposed for the subject lands range between 9.75 metres and
13.0 metres and are generally consistent and compatible with the existing lots
that abut the subject lands and found in the neighbourhood.
The applicant proposes a maximum building height of 12.0 metres. Existing
zoning for the surrounding properties provides for a maximum building height of
12.0 metres. City Development staff are satisfied that permitted a maximum
building height of 12.0 metres will result in building heights compatible with the
existing building heights within the immediate area. The applicant will also be
providing side yard setbacks typically requested by City staff for new development.
The proposed lotting pattern and development standards will ensure an appropriate
built form that is compatible with the existing development in the neighbourhood.
3.3 The community is well served by existing parks and open space
Area residents indicated concern over the loss of outdoor recreation space that
the former St. Anthony Daniel Catholic Elementary School yard provided. The
Pickering Draft Sustainable Development Guidelines consider a five minute walk
or 400 metres to be a comfortable distance in neighbourhood design. Most of the
community is within 400 metres or a five minute walk from one of the parks
(Major Oaks Park, Centennial Park, and Brock Ridge Community Park) that are
located in the community. The subject lands and the immediate community are
within a five minute walk of the Major Oaks Park and the Brock Ridge Community
Park. Staff are of the opinion that the area is well served by existing parks and
open space.
Report PLN 03-17 February 6, 2017
Subject: Frontdoor Developments Inc. Page 6
3.4 Existing adjacent residential lots will not be impacted by storm drainage
from the proposed developed
Residents of lots abutting the subject lands to the south requested assurance
that their lots will not be impacted by the development. Engineering staff have
indicated that a swale located along the southerly property line captures drainage
from the subject lands and is directed to an existing catch basin in the rear of
proposed Lot 23, and then drains through existing abutting lots at 2046 and
2048 Duberry Drive.
As a condition of draft plan approval, the applicant will be required to prepare and
submit detailed drainage and grading plans. These plans will be reviewed by City
staff to ensure compliance with City's engineering standards. The required
detailed drainage and grading plans for the development will ensure that
drainage from the development will not impact adjacent properties. Drainage
issues are not expected to impact the existing lots to the south as a result of this
development.
3.5 Other matters identified by area residents have been addressed by the
applicant
Residents expressed concern about the high level of traffic in the area and
requested that traffic lights be installed at the intersection of Duberry Drive and
Major Oaks Road. A Traffic Study, prepared by LEA Consulting Ltd., dated
June 2, 2016 was submitted in support of the proposal. The Study found that
from a transportation perspective, the former school use represented a more
intense form of development than the proposed residential development and that
no future capacity analysis for the intersection of Duberry Drive and Major Oak
Road is required. Engineering Services have reviewed the revised Traffic Study
and concur that the proposal will have minimal impacts on the operation of the
existing Duberry Drive and Major Oaks Road intersection.
Another concern identified was possible damage to existing permanent fencing
on abutting lots during construction. The applicant has indicated that existing
fences damaged during construction will be repaired or replaced.
3.6 The proposed lotting pattern, house siting and grading will result in the
removal of existing trees
The applicant has submitted a Tree Inventory and Preservation Plan, which
surveyed and evaluated trees on the subject lands and proposes to remove a
number of trees due to the proposed lotting pattern, house siting and grading
required to develop the lands for residential purposes. The Recommended
Conditions of Approval (see Appendix I) require that the applicant compensate
the City for the loss of tree canopy through either payment of cash-in-lieu and/or
replanting.
Report PLN 03-17 February 6, 2017
Subject: Frontdoor Developments Inc. Page 7
3.7 Technical matters will be addressed as conditions of subdivision approval
To ensure appropriate development, the City, Region and agency requirements
have been provided as conditions of approval for the subdivision application.
Technical matters to be further addressed include, but not limited to:
• construction management/erosion and sediment control
• stormwater management
• on-site grading and drainage
• site servicing
• fencing
• street tree planting and tree compensation
• payment of cash-in-lieu of parkland dedication
The conditions of approval set out in Appendix I to this Report, address these
(and other) matters. It is recommended that Council endorse these conditions.
3.8 Staff recommend that a zoning by-law amendment be finalized and
forwarded to Council for enactment
The applicant is requesting to rezone the subject lands from an "ES" —
Elementary School Zone to an appropriate residential zone category to facilitate
the proposal. Staff supports the rezoning application and recommends that the
site specific implementing by-law, as set out in Appendix II, be forwarded to
Council for enactment.
3.9 Applicant's Comments
The applicant has been advised of and supports the recommendations of this report.
Appendices
Appendix I Recommended Conditions of Approval for Draft Plan of Subdivision
SP-2016-02
Appendix II Draft Implementing Zoning By-law
Attachments
1 . Location Map
2. Submitted Draft Plan of Subdivision
Report PLN 03-17 February 6, 2017
Subject: Frontdoor Developments Inc. Page 8
Prepared By: Approved/Endorsed By:
Deborah Wylie, MCIP, RPP Catherine Rose, MCIP RPP
Principal Planner— Development Review Chief Planner
��je.
Nilesh urti, MCIP, RPP Kyle Bentley, MCIP RPP
Manager, Development Review Director, City Development & CBO
& Urban Design
DW:so
J:\REPORTS\PLAMPLN Reports\20171PLN 03-17\PLN 03-17-OW-Frontdoor Developments Inc..docx
Recommended for the consideration
of Pickering City Council
04;6 2.0 Zoi
Tony Prevedel, P.Eng.
Chief Administrative Officer
Appendix Ito
Report PLN 03-17
Recommended Conditions of Approval
for Draft Plan of Subdivision SP-2016-02
Recommended Conditions of Approval for
Draft Plan of Subdivision SP-2016-02
General Conditions
1 . That the Owner shall prepare the final plan generally on the basis of the draft plan
of subdivision prepared by Weston Consulting, identified as file number 7512,
dated May 26, 2016, and revised December 13, 2016, which illustrates
40 detached lots, and a road.
Subdivision Agreement
2. That the Owner enters into a subdivision agreement with and to the satisfaction
of the City of Pickering to ensure the fulfillment of the City's requirements,
financial and otherwise, which shall include, but not necessarily be limited to the
conditions outlined in this document.
40M-Plan
3. That the Owner submits a Draft 40M-Plan to the satisfaction of the City
Development Department.
Zoning
4. That the implementing by-law for Zoning By-law Amendment Application A 10/16
becomes final and binding.
Street Names
5. That street names and signage be provided to the satisfaction of the Region and
the City.
Development Charges and Development Review & Inspection Fee
6. That the Owner satisfies the City financially with respect to the Development
Charges Act.
7. That the Owner satisfies the City with respect to payment for engineering review
fees, lot grading review fee, and inspection fees.
Architectural Control
8. That the Owner, prior to the preparation of the subdivision agreement, engages a
control architect, to the satisfaction of the Director, City Development, who will
prepare a streetscape, siting and architectural design statement to the City's
satisfaction, approve all models offered for sale and certify that all building permit
plans comply with the City's approved statement. The streetscape, siting and
architectural design statement will become a schedule to the subdivision agreement.
Recommended Conditions of Approval Page 2
(SP-2016-02 — Frontdoor Developments Inc.)
Stormwater
9. That the Owner satisfies the Director, Engineering Services respecting the
stormwater drainage and management system to service all the lands in the
subdivision, and any provision regarding easements.
10. That the Owner satisfies the Director, Engineering Services for contributions for
stormwater management facilities maintenance fees.
11. That the Owner agrees to cost sharing for downstream stormsewer oversizing
and/or quality control measures will be addressed in the subdivision agreement.
12. That the Owner satisfies the Director, Engineering Services that all stormwater
management facilities, and erosion and sedimentation control structures are
operating, and will be maintained and in good repair during the construction period.
Grading
13. That the Owner satisfies the Director, Engineering Services respecting the
submission and approval of a grading control plan.
14. That the Owner satisfies the Director, Engineering Services respecting the
submission and approval of a geotechnical soils analysis.
15. That the Owner satisfies the Director, Engineering Services respecting
authorization from abutting landowners for all off-site grading.
Fill & Topsoil
16. That the Owner acknowledges that the City's Fill & Topsoil Disturbance By-law
prohibits vegetation or soil disturbance, vegetation or soil removal or importation
to the site unless a permit has been issued. No on-site works prior to draft plan
approval is permitted. A Fill & Topsoil Disturbance Permit will be required should
vegetation removal or grading works proceed prior to the subdivision agreement
being executed.
Construction/Installation of City Works & Services
17. That the Owner satisfies the Director, Engineering Services respecting the
construction of roads, storm sewers, sidewalks and boulevard designs through a
site servicing plan.
18. That the Owner satisfies the City respecting arrangements for the provision of all
services required by the City.
19. That the Owner satisfies the appropriate authorities respecting arrangements for
the provision of underground wiring, street lighting, cable television, natural gas
and other similar services.
Recommended Conditions of Approval Page 3
(SP-2016-02 — Frontdoor Developments Inc.)
20. That the Owner agrees that the cost of any relocation, extension, alteration or
extraordinary maintenance of existing services necessitated by this development
shall be the responsibility of the Owner.
Phasing and Development Coordination
21. That if this subdivision is to be developed by more than one registration, the
Owner will be required to submit a plan showing the proposed phasing, all to the
satisfaction of the Region of Durham and the City.
Dedications/Transfers/Conveyances
22. That the Owner conveys to the City, at no cost:
(i) all road allowances with the proper corner roundings and sight triangles.
Easements
23. That the Owner conveys to the City, at no cost, any easements as required and
any reserves as required by the City.
24. That the Owner conveys any easement to any utility provider to facilitate the
installation of their services in a location(s) to the satisfaction of the City and the
utility provider.
25. That the Owner arranges, at no cost to the City, any easements required on third
party lands for servicing, and such easements shall be in a location as
determined by the City and/or the Region and are to be granted upon request
any time after draft approval.
26. That the Owner satisfies the Director, Engineering Services with any required
easement for works, facilities or use rights that are required by the City.
Construction Management Plan
27. That the Owner makes arrangements with the City respecting a construction
management plan, such Plan to contain, among other matters:
(i) details of erosion and sedimentation controls during all phases of construction
and provide maintenance requirements to maintain these controls as per
the City's Erosion & Sediment Control Guideline for Urban Construction;
(ii) addressing the parking of vehicles and the storage of construction and
building materials during servicing and house construction, and ensuring
that such locations will not impede the flow of traffic or emergency
vehicles on 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;
Recommended Conditions of Approval Page 4
(SP-2016-02 — Frontdoor Developments Inc.)
(iv) the provision of mud and dust control on all roads within and adjacent to
the site;
(v) type and timing of construction fencing;
(vi) location of construction trailers; and
(vii) details of the temporary construction access.
Fencing
28. That the Owner satisfies the City with respect to the provision of temporary
fencing around the entire perimeter of the subject lands during construction, prior
to the commencement of any works.
29. That the Owner agrees to install permanent fencing on corner lots
(being Lots 1 , 31 and 36) to the satisfaction of the City.
30. That the Owner satisfies the City respecting the provision of appropriate
aesthetic details and design of all boundary fencing.
Landscaping
31 . That the Owner satisfies the Director, Engineering Services respecting the
submission and approval of a street tree-planting plan.
32. That the Owner satisfies the Director, Engineering Services with the submission
of a tree preservation plan which will illustrate the protection of trees and other
natural features where appropriate, with specific attention to preservation in all
public open spaces prior to the approval of a preliminary grading plan.
Tree Compensation
33. That the Owner agrees that prior to final approval of the draft plan, or any phase
thereof, compensation for the loss of tree canopy will be required either through
cash-in-lieu and/or replanting. Compensation will be required for the removal of
all trees that have a caliper of 15 centimetres or greater. Where compensation
through replanting is being considered, the applicant will be required to provide
four copies of a Tree Compensation Planting Plan to the satisfaction of the
Engineering Services Department, illustrating the proposed plantings. Based on
the Tree Inventory and Preservation Plan submitted, 60 trees are required for
compensation. Deciduous trees shall have a minimum caliper of 60 millimetres
and coniferous trees shall have a minimum height of 1 .8 metres. Should the site
not provide adequate space for the planting of all 60 trees, cash-in-lieu will be
required at a cost of $500 per tree.
Recommended Conditions of Approval Page 5
(SP-2016-02 — Frontdoor Developments Inc.)
Engineering Plans
34. That the Owner ensures that the engineering plans are coordinated with the
streetscape/architectural design statement, and further that the engineering plans
coordinate the driveway, street hardware and street trees to ensure that conflicts
do not exist, asphalt is minimized and all objectives of the streetscape/siting and
architectural design statement can be achieved.
35. That the Owner satisfies the City respecting the submission of appropriate
engineering drawings that detail, among other things: City services; roads;
storm sewers; sidewalks; lot grading; streetlights; fencing and tree planting;
and financially-secure such works.
Parkland Dedication
36. That the Owner satisfies the City with respect to the payment of cash-in-lieu in
accordance with the parkland dedication requirements of the Planning Act.
Fire
37. That the Owner agrees that no development will proceed on any land until
adequate services are available including adequate water pressure to the
satisfaction of the City's Fire Services Department.
Model Homes
38. That the Owner enters into a model home agreement with the City, if applicable
for this draft plan. All model homes must satisfy all requirements of the siting and
architectural design statement.
Canada Post
39. That the Owner, through the approval of the Utility Coordination Plan for the
location, enters into an agreement with Canada Post Corporation for the
provision of a Community Mailbox including technical specifications, notice
requirements and financial terms.
40. That the Owner agrees to determine and provide a suitable temporary
Community Mailbox location, if required, to the satisfaction of the City.
Other Approval Agencies
41. That any approvals which are required from the Region of Durham or any utility
for the development of this plan be obtained by the Owner, and upon request
written confirmation be provided to the City as verification of these approvals.
Recommended Conditions of Approval Page 6
(SP-2016-02 — Frontdoor Developments Inc.)
Plan Revisions
42. That the Owner acknowledges and agrees that the draft plan of subdivision and
associated conditions of approval may require revisions, to the satisfaction of the
City, to implement or integrate any recommendation resulting from studies
required as conditions of approval.
43. That the Owner revises the draft plan, as necessary to the satisfaction of the
City, to accommodate any technical engineering issues which arise during the
review of the final engineering drawings. Required revisions may include revising
the number of residential building lots or reconfiguring the roads or lots to the
City's satisfaction.
44. That the Owner agrees to implement the requirements of all studies that are
required by the City for the development of this draft plan of subdivision to the
satisfaction of the City.
Appendix II to
Report PLN 03-17
Recommended Draft Zoning By-law
for Zoning By-law Amendment Application A 10/16
The Corporation of the City -'ckering
•
By-law p .Z` 17
Being a By-law to amend Restricted Area (Zoning) By-law 3036, as
amended by By-law 1976/85, to implement the Official Plan of the
City of Pickering, Region of Durham, Block 111 , Plan 40M1413
(SP-2016-02; A 10/16)
Whereas the Council of The Corporation of the City of Pickering received an application
to rezone the subject lands being Block 111, Plan 40M1413, in the City of Pickering to
permit the development of 40 lots for detached dwellings;
And whereas an amendment to Zoning By-law 3036, as amended, is required to permit
such uses;
Now therefore the Council of The Corporation of the City of Pickering hereby enacts as
follows:
1. Schedule I
Schedule I to this By-law with notations and references shown thereon are
hereby declared to be part of this By-law.
2. Area Restricted
The provisions of this By-law shall apply to those lands in Block 111,
Plan 40M1413 in the City of Pickering, designated "S4-12" and "S4-13" on
Schedule Ito this By-law.
3. General Provisions
No building, structure, land or part thereof shall hereafter be used, occupied,
erected, moved or structurally altered except in conformity with the provisions of
this By-law.
4. Definitions
In this By-law,
(1) "Balcony" means an attached covered or uncovered platform projecting
from the face of an exterior wall, including above a porch, which is only
directly accessible from within a building, usually surrounded by a
balustrade or railing, and does not have direct exterior access to grade.
By-law No X/17 Page 2
(2) "Bay, Bow, Box Window" means a window that protrudes from the main
wall, usually bowed, canted, polygonal, segmental, semicircular or square
sided with window on front face in plan; one or more storeys in height,
which may or may not include a foundation; may or may not include a
window seat; and may include a door.
(3) "Deck" means a raised platform attached to the exterior wall of a building
and with direct access from within a building and from grade.
(4) (a) "Dwelling" means a building or part of a building containing one or
more dwelling units, but does not include a mobile home or trailer;
(b) "Dwelling, Detached" means a single dwelling which is freestanding,
separate and detached from other main buildings or structures;
(c) "Dwelling Unit" means one or more habitable rooms occupied or
capable of being occupied as a single, independent, and separate
housekeeping unit containing a separate kitchen and sanitary
facilities.
(5) "Height, Dwelling" means the vertical distance between the established
grade, at the front of the house, and in the case of a flat roof, the highest
point of the roof surface or parapet wall, or in the case of a mansard roof
the deck line, or in the case of a gabled, hip or gambrel roof, the mean
height between eaves and ridge.
(6) (a) "Lot" means an area of land fronting on a street which is used or
intended to be used as the site of a building, or group of buildings, as
the case may be, together with any accessory buildings or structures,
or a public park or open space area, regardless of whether or not
such lot constitutes the whole of a lot or block on a registered plan of
subdivision;
(b) "Lot Area" means the total horizontal area within the lot lines of a lot;
(c) "Lot Frontage" means the width of a lot between the side lot lines
measured along a line parallel to and 7.5 metres distant from the
front lot line;
(7) "Porch" means a roofed deck or portico structure attached to the exterior
wall of a building. A basement may be located under the porch.
(8) "Private garage" means an enclosed or partially enclosed structure for the
storage of one or more vehicles, in which structure no business or service
is conducted for profit or otherwise.
(9) "Wall, Front" means the wall of the dwelling closest to the front lot line.
By-law No. Page 3
(10) (a) "Yard" means an area of land which is appurtenant to and located on
the same lot as a building or structure and is open, uncovered, and
unoccupied above ground except for such accessory buildings,
structures, or other uses as are specifically permitted thereon;
(b) "Front Yard" means a yard extending across the full width of a lot
between the front lot line of the lot and the nearest wall of the nearest
main building or structure on the lot;
(c) "Front Yard Depth" means the shortest horizontal dimension of a
front yard of a lot between the front lot line and the nearest wall of the
nearest main building or structure on the lot;
(d) "Rear Yard" means a yard extending across the full width of a lot
between the rear lot line of the lot, or where there is no rear lot line,
the junction point of the side lot lines, and the nearest wall of the
nearest main building or structure on the lot;
(e) "Rear Yard Depth" means the shortest horizontal dimension of a rear
yard of a lot between the rear lot line of the lot, or where there is no
rear lot line, the junction point of the side lot lines, and the nearest
wall of the nearest main building or structure on the lot;
(f) "Side Yard" means a yard of a lot extending from the front yard to the
rear yard, and from the side lot line to the nearest wall of the nearest
main building or structure on the lot;
(g) "Side Yard Width" means the shortest horizontal dimension of a side
yard of a lot between the side lot line and the nearest wall of the
nearest main building or structure on the lot;
(h) "Flankage Side Yard" means a side yard immediately adjoining a street
or abutting on a reserve on the opposite side of which is a street;
(i) "Flankage Side Yard Width" means the shortest horizontal dimension
of a flankage side yard of a lot between the lot line adjoining a street
or abutting on a reserve on the opposite side of which is a street, and
the nearest wall of the nearest main building or structure on the lot.
5. Provisions
(1) Uses Permitted ("S4-12" and "S4-13" Zones)
(a) No person shall within the lands zoned "S4-12" and "S4-13" on
Schedule I to this By-law, use any lot or erect, alter, or use any
building or structure for any purpose except the following:
(i) Detached Dwelling
By-law Na. 17 Page 4
11) "S4-13"(2) Zone Requirements ("S4-12 and "S4-13 Zones)
No person shall within the lands zoned "S4-12" and "S4-13" on Schedule I
to this By-law, use any lot or erect, alter, or use any building except in
accordance with the following provisions:
"S4-12" Zone "S4-13" Zone
(a) Lot Frontage 9.75 metres 11 .0 metres
(minimum)
(b) Lot Area 294 square metres 335 square metres
(minimum)
(c) Front Yard Depth
(minimum) 4.5 metres
(d) Side Yard Depth 1 .2 metres on one side and 0.6 metres on the
(minimum) other side
(e) Rear Yard Depth
(minimum) 7.5 metres
(f) Flankage Yard
Depth (minimum) 2.7 metres
(g) Building Height
(maximum) 12.0 metres
(h) Parking
Requirements 2.0 parking spaces per dwelling unit
(minimum)
(i) Driveway Width
(maximum) 6.0 metres
(j) Garage Minimum 1 private garage per lot attached to
Requirements the main building, the vehicular entrance of
which shall be located not less than
6.0 metres from the from the front lot line
(k) Interior Garage A private garage shall have a minimum width
Size (minimum) of 2.9 metres and a minimum depth of 6.0
metres provided, however, the width may
include 1 interior step and the depth may
include 2 interior steps
By-law No.
it(X/17 Page 5
DIRIPOP
_ _
S4 12 Zone S4 13„ Zone
(I) Garage Projection Maximum 2.0 metres beyond the wall
containing the main entrance to the dwelling
unit, except where a covered and unenclosed
porch extends a minimum of 1.8 metres from
the wall containing the main entrance to the
dwelling unit, in which case no part of any
attached private garage shall extend more
than 3.0 metres beyond the wall containing
the main entrance to the dwelling unit
(3) Special Provisions ("S4-12" and "S4-13” Zones)
(a) Projections such as window sills, chimney breasts, fireplaces, belt
courses, cornices, pilasters, eaves, eave troughs and other similar
architectural features may be permitted in any required yard,
provided that no such feature projects into the required yard more than
0.6 metres or half the distance of the required yard, whichever is less;
(b) A porch, uncovered deck or balcony may encroach into any required
front yard to a maximum of 2.0 metres;
(c) A porch, uncovered deck or balcony may encroach into any required
flankage yard to a maximum of 2.0 metres or half the distance of the
required yard whichever is less;
(d) A porch or uncovered deck may encroach into any required rear yard
to a maximum of 2.0 metres;
(e) Stairs to a porch or uncovered deck may encroach to within 0.3 metres
of the front lot line or flankage lot line; to within 1.0 metres of a rear
lot line; and to within 0.6 metres of a side lot line; and
(f) A bay, box or bow window, with or without foundation, having a
maximum width of 4.0 metres may encroach into any required yard to
a maximum of 0.6 metres or half the distance of the required yard,
whichever is less.
6. Model Homes
(1) Despite the provisions of Section 6.1 of By-law 3036, as amended, a
maximum of 5 model homes, together with not fewer than 2 parking
spaces per Model Home, may be constructed on the lands zoned "S4-12"
and "S4-13" as set out in Schedule I attached to this By-law prior to the
division of those lands by registrations of a plan of subdivision or land division;
By-law No. X2417 Page 6
Ortirowi(2) For the purpose of this By-law, "Model Home" shall mean a dwelling unit
which is not used for residential purpose, but which is used exclusively for
sales, display and marketing purposes pursuant to an agreement with the
City of Pickering.
7. By-law 3036
By-law 3036, as amended, is hereby further amended only to the extent
necessary to give effect to the provisions of this By-law as it applies to the area
set out in Schedule I to this By-law. Definitions and subject matters not
specifically dealt with in this By-law shall be governed by relevant provisions of
By-law 3036, as amended.
8. Effective Date
This By-law shall come into force in accordance with the provisions of the
Planning Act.
By-law passed this XX day of XXXX, 2017.
DRAFT
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Location Map
City of FILE No: SP-2016-02 and A 010/16
PICKERING APPLICANT: Frontdoor Developments Inc.
PROPERTY DESCRIPTION: Block 111, Plan 40M-1413
City Development (2090 Duberry Drive) Y
Department DATE: July 4,2016
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Submitted Draft Plan of Subdivision
C.4 011 FILE No: SP-2016-02 and A 010/16
PICKERING APPLICANT: Frontdoor Developments Inc.
PROPERTY DESCRIPTION: Block 111, Plan 40M-1413
City Development (2090 Duberry Drive)
Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT. DATE:Jan.9,2017
•