HomeMy WebLinkAboutPLN 05-18C! 60/
DICKERING
Report to
Planning & Development Committee
Report Number: PLN 05-18
Date: March 5, 2018
From: Kyle Bentley
Director, City Development & CBO
Subject: Draft Plan of Subdivision Application SP -2017-03
Marshall Homes (Copperfield) Ltd.
Part of Lots 23, 24, 25 and 26, Plan 350
Recommendation:
1. That Draft Plan of Subdivision Application SP -2017-03, submitted by Marshall Homes
(Copperfield) Ltd. on lands being Part of Lots 23, 24, 25 and 26, Plan 350, to establish a
residential plan of subdivision consisting of 7 lots for detached dwellings as shown on
Attachment #3 to Report PLN 05-18 and the implementing conditions of approval as set
out in Appendix I, be endorsed.
Executive Summary: The subject lands are located on the west side of Frontier Court, east
of Rougemount Drive, north of Toynevale Road and south of Highway 401 within the
Rosebank Neighbourhood (see Location Map, Attachment #1).
Marshall Homes (Copperfield) Ltd. has submitted an application for a Draft Plan of Subdivision
to facilitate a residential development consisting of seven lots for detached dwellings fronting
onto an extension of Frontier Court (see Submitted Draft Plan of Subdivision,
Attachment #3).
Staff support the proposed draft plan of subdivision. The proposal demonstrates appropriate
lotting pattern, lot sizes and lot frontages. The existing zoning standards which are proposed
to remain the same, will ensure that the future dwellings will be in keeping with the character of
the surrounding residential community. The applicant is proposing two-storey detached
dwellings having maximum building heights of 9.5 metres which is in keeping with the existing
zoning in the area. The proposal implements the policies of the Official Plan and is consistent
with the Rosebank Neighbourhood policies.
Accordingly, staff recommends that Council approve the Draft Plan of Subdivision Application
SP -2017-03 and endorse the implementing conditions of approval, as set out in Appendix I.
Financial Implications: No direct costs to the City are anticipated as a result of the
recommendations of this report.
Report PLN 05-18 March 5, 2018
Subject: Marshall Homes (Copperfield) Ltd. Page 2
1. Background
1.1 Property Description
The subject lands are located on the west side of Frontier Court, east of Rougemount
Drive, north of Toynevale Road and south of Highway 401 within the Rosebank
Neighbourhood (see Location Map, Attachment #1). The subject lands have an area of
approximately 0.66 of a hectare and were created through a land assembly facilitated
by various land division applications. The land division applications severed the rear
yards of three properties (653, 655 and 661 Rougemount Drive) to the west fronting
Rougemount Drive. Additional lands on the south side of Highway 401 were acquired
from the Ministry of Transportation (MTO). There are currently no structures on the
subject lands. However, there are a number of mature trees located on the site.
Surrounding land uses to the east, west and south include low density residential
development consisting of one and two-storey detached dwellings. Immediately to the
north is Highway 401 (see Air Photo Map, Attachment #2).
1.2 Applicant's Proposal
The applicant is proposing a residential development consisting of seven lots for
detached dwellings fronting onto the extension of Frontier Court (see Submitted Draft
Plan of Subdivision, Attachment #3). The proposed lot frontages will be approximately
15.2 metres and lot areas will range between 518 square metres and 976 square
metres. Frontier Court is proposed to be extended approximately 30.0 metres to the west
terminating in a cul-de-sac.
A remnant parcel of land west of Lot 5 will be created through the proposed
development. The applicant has indicated that the remnant parcel is intended to be
conveyed to the abutting landowner to the south at 661 Rougemount Drive upon
registration of the draft plan.
The applicant is proposing to maintain the existing zoning standards which are the
same as the abutting properties to the west and south and similar to the existing zoning
standards of the adjacent properties to the east fronting onto Frontier Court (see
Existing "R4" Zone Provisions, Attachment #4).
2. Comments Received
2.1 October 2, 2017 Public Information Meeting, and Written Submissions
A Public Information Meeting was held on October 2, 2017 at which two residents
attended to express their concerns regarding the proposed development.
The following is a summary of key concerns and comments:
• the resident at 401 Frontier Court expressed concerns that the building height and
massing of the proposed dwelling on Lot 1 would have a negative visual impact on
their property as their home is a bungalow and requested that the dwelling on Lot 1
be restricted to a bungalow
Report PLN 05-18 March 5, 2018
Subject: Marshall Homes (Copperfield) Ltd. Page 3
• concerned that the existing adjacent residential lots will be impacted by storm
drainage from the proposed development
• concerned about the loss of existing trees on the subject lands
• requested clarification regarding the construction management practices to ensure
construction impacts such as dust, noise, mud tracking, parking of construction
vehicles and other related construction activities are minimized
2.2 City Departments and Agency Comments
2.2.1 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
• as a condition of approval, a Record of Site Condition Compliant Phase Two
Environmental Site Assessment (ESA) is required to further examine two areas of
potential environmental concern identified by the Phase One ESA prepared by
Soil Engineers Limited, which include: the past use of pesticides for farming
purposes and a dry cleaner located approximately 171 metres north of the site
• 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 owner shall satisfy all requirements, financial and otherwise of the
City of Pickering including, among other matters, the execution of a
subdivision agreement between the owner and the City concerning the provision
and installation of roads, services, grading, drainage, utilities, tree compensation,
construction management, cash in -lieu of parkland, noise attenuation and any other
required matters
2.2.3 Durham Catholic District School Board
• no objections to the proposal
• students from this development will attend Father Fenelon Catholic Elementary
School located at 795 Eyer Drive and St. Mary Catholic Secondary School located
at 1918 Whites Road
Report PLN 05-18 March 5, 2018
Subject: Marshall Homes (Copperfield) Ltd. Page 4
2.2.4 Durham District School Board
• no objections to the proposal
• students from this development will be accommodated within existing schools
2.2.5 Ministry of Transportation (MTO)
• no objection to the proposal
• as condition of a draft approval, the owner shall submit a detailed stormwater
management report in accordance with MTO Stormwater Management
Requirements for review and approval
• as a condition of draft approval, the owner shall submit a traffic impact study to
assess site impacts on Highway 401 operations and ensure that appropriate
mitigation, if required, is provided for
• requests that the following Note to Draft Approval be included:
• MTO Building & Land Use permits are required for all lots within a 395 metre
radius of any Highway 401 intersection; MTO permits are also required prior to
site grading/servicing/internal road construction and for site signs
3. Planning Analysis
3.1 The proposal conforms to the policies and provisions of the Pickering Official Plan
and the Neighbourhood Development Guidelines
The subjects lands are within the Rosebank Neighborhood and are designated "Urban
Residential Areas — Low Density Areas" within the Pickering Official Plan, which
provides for housing and related uses. This designation permits a density of up to and
including 30 units per net hectare. However, the Rosebank Neighbourhood policies
restrict lands west of Rosebank Road to the development and infilling of single
detached dwellings and establishes a maximum residential density of 17 units per net
hectare. The proposal is for 7 lots for detached dwellings having a density of
approximately 12.5 units per net hectare.
The Rosebank Neighbourhood Development Guidelines identify three distinct Design
Precincts, each having their own separate guideline requirements. The majority of the
subject lands are situated within Design Precinct No. 2, except for the northerly portions
of proposed Lots 5, 6 and 7 which are situated within Design Precinct No. 1. The
guidelines outline that residential development within both precincts shall be limited to
detached dwellings only and that all new lots shall have minimum lot frontages of
approximately 15.0 metres and minimum lot depths ranging between 30.0 metres and
36.0 metres. The proposed lots will have a minimum lot frontage of 15.0 metres and lot
depths ranging between 30.0 metres and 48.0 metres, which comply with the
requirements of the Rosebank Neighbourhood Development Guidelines.
Report PLN 05-18 March 5, 2018
Subject: Marshall Homes (Copperfield) Ltd. Page 5
The Official Plan also states that where new development is proposed within an existing
neighbourhood or established area City Council shall encourage building design that
reinforces and complements existing built patterns such as form, massing, height
proportion, position relative to the street, and building area to site ratio. The applicant is
proposing to develop the lots in accordance with the current "R4" zoning provisions (see
Existing "R4" Zoning Provisions, Attachment #4). The existing zoning of the subject
lands is the same as the abutting properties to the west and south and are similar to the
existing zone standards of the adjacent properties to the east, fronting onto Frontier Court.
Utilizing the existing "R4" zone standards will ensure that the future built form will be in
keeping with the existing pattern of development within the surrounding area with
respect to lot frontage, lot size, yard setbacks and lot coverage.
3.2 Proposed building height will be compatible with the existing building heights
within the immediate area
As noted above, the applicant is proposing to maintain the existing "R4" zone
provisions. The existing "R4" zoning standards do not have a maximum building height
requirement. The abutting properties to the west and south are also zoned "R4" and are
occupied by detached bungalows and two-storey dwellings. The lands to the east are
subject to site specific Zoning By-law 5688/00, which restricts dwelling heights to
9.0 metres except for the 3 properties on the south side of Frontier Court, where the
maximum height of a dwelling is limited to 6.0 metres.
At the September 11, 2017 Council meeting, Council approved the recommendations of
Report PLN 15-17 (Infill and Replacement Housing in Established Neighbourhoods).
One of the approved recommendations authorized staff to initiate a zoning by-law
amendment to the general provisions of By-law 2511 to add a maximum building height
where the site specific zoning amendments do not regulate maximum building height.
At the November 6, 2017 Planning & Development Committee Meeting, the City
Development Department presented an Information Report that proposed to amend
the general provisions of By law 2511 to add a maximum building height requirement
of 9.0 metres that would apply to the "R3" — Residential Third Density Zone and
"R4" — Residential Fourth Density Zone. Staff's recommendation report to introduce a
maximum building height will be considered by the Planning & Development Committee
at its March 5, 2018 meeting.
The applicant has submitted Conceptual Building Elevations (see Conceptual Building
Elevations, Attachments #5, #6 & #7) and a preliminary siting plan for the future
dwellings. The applicant has requested City Development staff to consider a maximum
building height of 9.5 metres for the subject lands. Their request for the additional 0.5 of
a metre in building height would provide for a marginal buffer to allow for grade
differences of the various lots. The submitted conceptual elevations and siting plan
demonstrate building heights ranging between 9.0 metres and 9.5 metres depending on
their location and the grade.
Report PLN 05-18 March 5, 2018
Subject: Marshall Homes (Copperfield) Ltd. Page 6
Acknowledging that the applicant submitted an application for draft plan of subdivision
with the understanding that there was no building height restriction in place and
undertook the design of buildings in accordance with the existing by-law, staff have
recommended in Report PLN 05-18, that a site specific exception be made in Zoning
By-law 2511 to permit a maximum building height of 9.5 metres for the proposed
development.
Maintaining a maximum building height of 9.5 metres will ensure that the proposed
dwellings will be compatible with the existing zoning within the immediate area.
3.3 Proposed grading and drainage from the development will not impact adjacent
properties
An area resident expressed concerns that abutting properties may be negatively
impacted by stormwater runoff from the subject lands, should they be developed.
A Functional Grading Plan, prepared by Candevcon Ltd., dated December 11, 2017,
was submitted in support of the proposal. Split drainage and walkout drainage lots will
be utilized within the proposed subdivision to ensure the proposed grades match
existing boundary grades. Drainage from the front yards will outlet to the existing storm
sewers on Frontier Court and drainage from the rear yards will be captured within
infiltration trenches located in the proposed rear yards.
An overall grading plan for the subdivision and a detailed stormwater management
report will be prepared at the detailed design stage. Additional details and
specifications will be established in coordination with the Engineering Services
Department. The Recommended Conditions of Approval (see Appendix I) require the
applicant to prepare and submit detailed drainage and grading plans. These plans will
be reviewed further 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 surrounding the subject
property as a result of this development.
3.4 Noise Attenuation Measures
A Noise Impact Study, prepared by YCA Engineering Ltd., dated June 23, 2016, was
submitted in support of the proposal. The study recommends that the future dwellings
be constructed with central air conditioning units and that warning clauses be registered
on title on all lots. The Recommended Conditions of Approval require the applicant to
agree in a subdivision agreement to implement noise control measures and warning
clauses as recommended in the submitted noise study. The Noise Impact Study has
been reviewed by the Region of Durham. The Region is satisfied with the noise
consultant's recommendations.
Report PLN 05-18 March 5, 2018
Subject: Marshall Homes (Copperfield) Ltd. Page 7
3.5 A construction management plan will be implemented to minimize the impact of
construction activities
Area residents also expressed concerns regarding noise, dust, debris and traffic during
the construction process of the future dwellings. The applicant has submitted a
Construction Management and Erosion/Sediment Control Plan, prepared by Candevcon
Ltd., dated June 20, 2017. The submitted construction management plan proposes a
variety of mitigation measures to be implemented during the construction process in
order to minimize any negative noise, dust and traffic impacts. The mitigation measures
proposed include a mud mat at the construction exit to minimize debris from construction
vehicles being tracked off the site, silt fencing to mitigate erosion impacts, and water
trucks to control dust, as required. The Recommended Conditions of Approval require
that the applicant enter into a Subdivision Agreement with the City. A condition of the
Subdivision Agreement will require that the applicant implement the measures outlined
in the submitted Construction Management and Erosion/Sediment Control Plan as
approved by City staff.
3.6 Tree compensation will be required for the loss of existing vegetation
Another concern identified was the loss of existing trees on the subject property. The
applicant has submitted a Tree Inventory and Preservation Plan, prepared by Cosburn
Nauboris Ltd., dated January 9, 2017, which surveyed and evaluated 47 trees on the
subject lands and proposes to remove 37 trees, while protecting approximately 10 trees.
The health condition of the trees proposed to be removed include poor, fair and good,
with various trees highlighted as having poor structure. Appropriate tree protection
fencing will be implemented throughout the construction process. The Recommended
Conditions of Approval require the applicant to compensate the City for the loss of tree
canopy through either payment of cash -in -lieu and/or replanting.
3.7 Technical matters will be addressed as conditions of subdivision approval
To ensure an 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
• noise attenuation measures
• 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.
Report PLN 05-18 March 5, 2018
Subject: Marshall Homes (Copperfield) Ltd. Page 8
4.0 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 -2017-03
Attachments
1. Location Map
2. Air Photo Map
3. Submitted Draft Plan of Subdivision
4. Existing "R4" Zoning Provisions
5. Submitted Conceptual Building Elevations
6. Submitted Conceptual Building Elevations
7. Submitted Conceptual Building Elevations
Prepared By:
Cody Morrison
Planner I
5,
esti Surti, MCIP, RPP
Manager, Development Review
& Urban Design
CM:NS:Id
Approved/Endorsed By:
L
Catherine Rose, MCIP, RPP
Chief Planner
Kyle Bentley, P. Eng.
Director, City Development & CBO
Recommended for the consideration
of Pickering City Council
Tony Prevedel, P.Eng.
Chief Administrative Officer
14, 249/8
Appendix I to
Report PLN 05-18
Recommended Conditions of Approval
for Draft Plan of Subdivision SP -2017-03
Recommended Conditions of Approval for
Draft Plan of Subdivision SP -2017-03
General Conditions
1. That the Owner shall prepare the final plan generally on the basis of the draft plan of
subdivision, prepared by Design Plan Services, identified as Drawing Number 1592-9,
dated April 6, 2017, which illustrates 7 lots for detached lots and a road (extension
of Frontier Court).
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.
Street Names
4. That street names and signage be provided to the satisfaction of the Region and the
City.
Development Charges & Development Review & Inspection Fee
5. That the Owner satisfies the City financially with respect to the Development Charges Act.
6. That the Owner satisfies the City with respect to payment for engineering review fees,
lot grading review fee and inspection fees.
Architectural Control
7. That the Owner submits preliminary model designs for sale to be reviewed and
approved by the City's Urban Design Review Consultant. The Owner will be
responsible for the City's full cost of undertaking this review.
Pre -Condition Survey
8. That the Owner submits a pre -condition survey for 401, 402, 403 and 404 Frontier Court
to the satisfaction of the City. The surveys must be prepared by a qualified professional
and must be undertaken prior to any site works commencing.
Recommended Conditions of Approval Page 2
(SP -2017-03 Marshall Homes (Copperfield) Ltd.)
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 maintenance fees.
11. That the Owner satisfies the Director, Engineering Services for the design and
implementation of stormwater management facilities and easements for outfalls and
access to the outfalls.
Grading
12. That the Owner satisfies the Director, Engineering Services respecting the submission
and approval of a grading control plan.
13. That the Owner satisfies the Director, Engineering Services respecting authorization
from abutting landowners for all off-site grading.
Geotechnical Investigation
14. That the Owner satisfies the Director, Engineering Services respecting the submission
and approval of a geotechnical investigation.
Fill & Topsoil
15. 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. No
on-site works prior to the City issuing authorization to commence works is permitted.
Construction/Installation of City Works & Services
16. That the Owner satisfies the Director, Engineering Services respecting the construction
of roads, storm sewers, sidewalks and boulevard designs through the submission and
approval of a site servicing plan.
17. That the Owner satisfy the City respecting arrangements for the provision of all services
required by the City.
18. 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.
19. 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.
Recommended Conditions of Approval Page 3
(SP -2017-03 Marshall Homes (Copperfield) Ltd.)
Phasing & Development Coordination
20. 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
21. That the Owner conveys to the City, at no cost, all road allowances with the proper corner
roundings and sight triangles.
Easements
22. That the Owner conveys, to the satisfaction of the City, at no cost, any required
easement for works, facilities or user rights that are required by the City.
23. 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.
24. 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.
Construction Management Plan
25. That the Owner satisfies the City respecting the submission and approval of a
Construction Management/Erosion & Sediment Control Plan; with 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 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
(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
(vii) details of the temporary construction access
Recommended Conditions of Approval Page 4
(SP -2017-03 Marshall Homes (Copperfield) Ltd.)
Fencing
26. 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.
27. That the Owner agrees to install a 1.8 metre high board -on -board wood privacy fence
along the west, south and east property lines, where there is adjacent existing
residential lots fronting onto Rougemount Drive, Toynevale Road, and Frontier Court.
Landscaping
28. That the Owner satisfies the Director, Engineering Services respecting the submission
and approval of a street tree -planting plan.
29. 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
30. 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
replacement planting or cash -in -lieu, to be paid to the City of Pickering. In accordance
with Council Resolution #387/18, approved on January 15, 2018, tree removal
compensation is to be calculated in accordance with the City of Pickering Tree
Inventory, Preservation and Removal Compensation requirements. Where
compensation through replanting is being considered, the Owner will be required to
provide a Landscape Plan indicating the location, size and species of trees to the
satisfaction of the Director, Engineering Services.
Engineering Plans
31. That the Owner ensures that the engineering plans are coordinated with the
streetscape/architectural control guidelines and further that the 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.
32. 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, tree planting; and financially -secure such works.
Noise Attenuation
33. That the owner agrees in the subdivision agreement to implement noise control
measures and warning clauses as recommended in the Noise Report.
Recommended Conditions of Approval Page 5
(SP -2017-03 Marshall Homes (Copperfield) Ltd.)
Parkland Dedication
34. 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
35. 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
36. 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.
Other Approval Agencies
37. That any approvals which are required from the Region of Durham, the Ministry of
Transportation 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.
Plan Revisions
38. 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.
39. 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.
40. 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.
Notes to Draft Approval
41. This draft approval shall lapse three years from the date the draft approval has been
granted if the noted conditions have not been fulfilled, or if it has not been extended by
the City of Pickering.
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Location Map
File: SP -2017-03
Applicant:Marshall Homes (Copperfield) Ltd.
Property Description: Part of Lots 23, 24, 25 & 26, Plan 350
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Property Description:Part of Lots 23, 24, 25 & 26, Plan 350
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FILE No: SP-2017-03
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City Development
Department
APPLICANT Marshall Homes (Copperfield) Ltd.
PROPERTY DESCRIPTION: Part of Lots 23, 24, 25 & 26, Plan 350
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CffY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
DATE: Feb. 08, 2018
/ATTACHMENT # TO
Existing "R4" Zoning Provisions
Zoning By-law 2511
Provision
Existing
R4 Zone Standards
Permitted Uses
Detached dwelling
Lot Area (min)
460 square metres
Lot Frontage (min)
15.0 metres
Front Yard (min)
7.5 .metres
Side Yard (min)
1.5 metres on one side
and 1.8 metres on the
other side
or
1.5 metres on both
sides where a garage
is erected as part of the
detached dwelling
Flankage Yard (min)
4.5 metres
Rear Yard (min)
7.5 metres
Lot Coverage (max)
33 percent
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C4 °
FILE No: SP -2017-03
PICKERING
APPLICANT: Marshall Homes (Copperfield) Ltd.
City Development
PROPERTY DESCRIPTION: Part of Lots 23, 24, 25 & 26, Plan 350
Department
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
DATE: Feb 1, 2018
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FILE No: SP-2017-03
PICKERING
APPLICANT: Marshall Homes (Copperfield) Ltd.
City Development
PROPERTY DESCRIPTION: Part of Lots 23, 24, 25 & 26, Plan 350
Department
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
DATE: Feb. 1, 2018
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C4 4
FILE No: SP-2017-03
PICKERING
APPLICANT: Marshall Homes (Copperfield) Ltd.
City Development
PROPERTY DESCRIPTION: Part of Lots 23, 24, 25 & 26, Plan 350
Department
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
DATE: Feb. 1, 2018