HomeMy WebLinkAboutInformation Report 16-01INFORMATION REPORT NO. 16-01
FOR PUBLIC INFORMATION MEETING OF
MAY 17, 2001
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT: Pickering Official Plan Amendment OPA 01-002P
Zoning By-law Amendment Application A 04/01
Marion Hill Development Corporation
Part Lot 28, Range 3, B.F.C.
(now Part 1, Plan 40R-14431 & Part 1, Plan 40R-2767)
(South-east corner of Whites Road and Sheppard Avenue)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
the subject lands are 1.89 hectares in area, and are located on the south-east corner of
Whites Road and Sheppard Avenue;
the subject lands comprise two parcels of land (see location map, Attachment #1):
• parcel 1 is a 1.52 -hectare parcel owned by Lydia Dobbin; Marion Hill
Development Corporation has entered into an agreement of purchase and sale for
this parcel; it is occupied by a detached dwelling; existing access is from
Whites Road;
• parcel 2 is a 0.37 -hectare parcel owned by the City of Pickering; Marion Hill has
approached the City about acquiring this parcel; this vacant parcel appears to be
surplus to the City's needs (it was acquired from Veridian Corporation); a
tributary of Amberlea Creek crosses from north to south through the parcel;
existing access is from Sheppard Avenue;
uses surrounding the subject lands are: a medical office and detached dwellings to
the north; detached dwellings fronting Sheppard Avenue to the east; the newly
constructed commercial development including retail uses, day care, Wendy's /
Tim Horton's and Swiss Chalet restaurants on Delta Boulevard to the south; vacant
lands and residential also to the south fronting Whites Road; and residential and
schools to the west.
2.0 APPLICANT'S PROPOSAL
Marion Hill Development Corporation proposes to amend the Pickering Official Plan
and the zoning by-law in order to permit development of the subject lands for
97 dwellings; the proposal consists of 22 stacked townhouses adjacent to
Whites Road and its corner with Sheppard Avenue, plus 75 street townhouses; 18 of
the 75 street townhouses are proposed on the City -owned parcel;
a copy of the conceptual site plan and various site statistics are provided for reference
(see Attachments #2 and #3); a copy of the proposed official plan amendment is also
provided (see Appendix I);
the stacked townhomes fronting Whites Road are 4 storeys to create a focal point and
frame the intersection; the remaining units are proposed at 2 to 3 storeys;
the internal units front onto a linear public amenity space;
total landscape space is proposed at about 36% and total building coverage is
approximately 35%;
Information Report No. 16-01
Page 2
a network of walkways through the site is proposed to link it to the surrounding
community; a 6.5 metre wide public easement has been proposed as a pedestrian link
from Sheppard Avenue into the north end of Delta Boulevard;
all vehicular access to the dwellings is proposed from a private internal road;
vehicular access to the private road is proposed to be provided by a driveway onto
Whites Road permitting right turns in and right turns out, and by a driveway onto
Sheppard Avenue; no vehicular access is proposed between Delta Boulevard and the
Marion Hill lands;
the applicant is also proposing to enclose the watercourse that flows through the
eastern portion of the subject lands.
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
the subject lands are designated as Living Area in the Durham Regional Official Plan;
lands designated Living Area may be used for housing purposes in addition to other
compatible uses; the proposal appears to conform;
Whites Road is designated as a Type A Arterial Road and as a Transit Spine;
Sheppard Avenue is designated as a Type CArterial Road;
3.2 Pickering Official Plan
- the subject lands are designated as follows in the Pickering Official Plan:
• Mixed Use Areas: Mixed Corridor along the Whites Road frontage;
• Urban Residential Areas: Low Density Areas along the Sheppard Avenue frontage;
and,
• Urban Residential Areas: Medium Density Areas in the interior;
section 14.2 (g) of the Official Plan requires that where a single parcel of land is
govemed by two or more separate land use designations, the policies of each of the
respective designations shall apply;
- the Mixed Corridor designation permits residential uses at a net residential density of
over 30 and up to and including 140 dwellings per hectare; in addition, retail, office,
restaurants, community, cultural and recreational uses at a scale and intensity serving the
broader area, and special purpose commercial uses, may be permitted;
- about 0.3 of a hectare lies within this designation with 22 units proposed; thus, the
residential density is calculated at 73 units per net hectare; the residential density lies
within the allowable range for this designation;
the Low Density Residential designation permits residential uses at a net residential
density of up to and including 30 dwelling units per hectare; in addition, home
occupations, limited offices serving the area, and limited retailing of goods and services
serving the area, community, cultural and recreational uses, compatible employment uses,
and compatible special purpose commercial uses serving the area, may be permitted;
about 0,3 of a hectare lies within this designation with 28 units proposed; thus, the
residential density is calculated at 93 units per net hectare; the residential density exceeds
the allowable range for this designation; an amendment to the Official Plan to change the
designation from Low to Medium Density Residential is required; a copy of the proposed
amendment is provided as Appendix I to this Information Report;
- the Medium Density Residential designation permits the same uses as the Low Density
Residential, except residential uses are permitted at a net residential density of over
30 and up to and including 80 dwelling units per hectare;
about 0.98 of a hectare lies within this designation with 47 units proposed; thus, the
residential density is calculated at 48 units per net hectare; the residential density lies
within the allowable range for this designation;
Information Report No. 16-01 Page 3
if the Low Density lands are redesignated to Medium Density, about 1.28 of a hectare
would lie within the designation, with 75 units proposed; the residential density would be
calculated at 58 units per net hectare; this residential density would lie within the
allowable range for medium density;
if all lands are included, this application proposes residential uses at an overall residential
density of 53 dwelling units per net hectare;
Map 16 of the Pickering Official Plan identifies the subject lands as lying within the
Woodlands Neighbourhood; further, Map 16 identifies the subject lands as lying
within a Detailed Review Area; section 11.2 of the Official Plan indicates that
Council may adopt development guidelines for any part of a Detailed Review Area;
Council shall endeavour to complete a detailed review prior to approving major
development within the area; Council has adopted the Northeast Quadrant
Development Guidelines, which affect the subject lands; once Council has adopted
development guidelines, development shall comply with them;
section 11.8 (a) of the Official Plan indicates that Council shall, in established
residential areas along Sheppard Avenue, encourage and where possible, require new
development to be compatible with the character of existing development;
further, the policies restrict the maximum overall net site density for residential
development in the lands governed' by the Northeast Quadrant Development
Guidelines to 35 units per net hectare; the current residential density within the area
covered by the Northeast Quadrant Guidelines is approximately 8.5 units per hectare;
with the proposed development, the net density over the entire Northeast Quadrant
would be approximately 21.5 units per hectare;
the Woodlands Neighbourhood Map also shows a Proposed Road Connection
between Kingston Road and Whites Road; Delta Boulevard is the start of this road; its
continuation west would run along the south portion of the subject lands; a proposed
Neighbourhood Park is identified generally in the interior of the Northeast Quadrant;
section 10.5 of the Pickering Official Plan identifies that Council shall promote the
retention of watercourses and stream corridors in an open and natural state and
require, where appropriate, the recommendations of an Environmental Report to be
implemented;
however, section 10.6 of the Pickering Plan states that Council shall consider
alterations or enclosures of limited portions of watercourses within existing urbanized
areas if supported by an approved subwatershed plan or environmental master
servicing plan; in addition, section 10.19 of the Official Plan states that Council may
permit alterations to watercourses or stream corridors, including the placement of fill,
only following the appropriate approvals of the relevant conservation authority and
the Ministry of Natural Resources, if necessary;
further, Schedule III — Resource Management of the Official Plan designates the
valley of the creek tributary as Shoreline and Stream Corridors; among other matters,
this designation may permit new development in accordance with the land use
designation on Schedule 1, (which as noted above is Medium and Low Residential),
subject to the recommendations of an Environmental Report;
sections 15.9, 15.11 and Appendix II indicate that Council shall for major
development, and may for minor development, require the submission of an
Environmental Report, as part of the consideration of an application on lands
designated Shoreline and Stream Corridor;
Schedule II — Transportation Network designates Whites Road as a Type A Arterial,
and a Transit Spine; Type A Arterials are designed to carry large volumes of traffic at
moderate and high speeds, within the municipality; they have access restrictions, and
generally have a right-of-way width ranging from 36 to 50 metres;
Information Report No. 16-01 Page 4
- Schedule If also designates Sheppard Avenue as a Type C Arterial; Type C Arterials
are designed to carry lower volumes of traffic, provide access to properties, and
generally have a right-of-way width ranging from 26 to 30 metres; however,
section 11.8 (e) of the Pickering Plan indicates that Council shall accommodate future
improvements to Sheppard Avenue within the existing 20 metre road allowance,
except at intersections where additional road allowance width may be needed;
3.4 Compendium Document to the Pickering Official Plan
as noted above, the subject lands fall within the detailed review area that is subject to
the Northeast Quadrant Development Guidelines;
the Northeast Quadrant is the block of land bounded generally on the south by
Kingston Road, on the west by Whites Road, on the north by Sheppard Avenue, and
on the east by the main branch of the Amberlea Creek (east of the Dunbarton School
site);
the small tributary of Amberlea Creek that passes through the eastern part of the
subject lands, continues southwards to Kingston Road, and then under Kingston Road
and through the Pickering Holdings property (located east of Boyer Pontiac);
Council has adopted the Northeast Quadrant Development Guidelines, for these
lands; in addition, two parcels on the west side of Whites Road, south of
Dunfair Street, are also governed by the same Guidelines;
the Northeast Quadrant Guidelines contemplate a high intensity mixed-use
development, with substantial underground parking; the vision is centred around an
internal residential area fronting on a public `ring' road with an interior linear park; in
addition, commercial and office uses, with office and office -support uses, are
permitted along the Kingston Road and Whites Road frontages respectively;
for the subject lands, the Northeast Quadrant Guidelines identify:
• the intent to ensure that new residential development close to the existing
residences has little visual impact from Sheppard Avenue;
• the new residential zone provide a buffer and transition between the existing
residential community on Sheppard Avenue and the commercial component of
new development; and
• residential uses in buildings with building heights not to exceed 14 metres were
anticipated on the southern part of the subject lands;
- more specifically for the subject lands, the concept plan from the Guidelines shows:
• a 2,660 square metre, 2 -storey office / office -support building on Whites Road;
• 33 residential dwellings in the form of 4 -storey structures, adjacent to the new
internal public road; and
• detached dwellings on Sheppard Avenue;
- an amendment to the Northeast Quadrant Development Guidelines is required;
3.3 Zoning By-law 3036
- the subject lands are currently zoned R3 - One Family Detached -Third Density Zone; the
R3 zone permits detached dwellings on lots with minimum street frontages of 18 metres
and minimum lot areas of 550 square metres.
- an amendment to Zoning By-law 3036 is required.
4.0 RESULTS OF CIRCULATION (see Attachments #4 - #6)
4.1 Resident Comments
Vivian VandenHazel — is opposed to the proposed density increase along the
Sheppard Avenue frontage as all other homes fronting on Sheppard are detached homes;
she also does not support enclosure of the watercourse as it would be environmentally
unfriendly to plants and animals; she would prefer the watercourse to be cleaned up and
used as a park (see Attachment #4);
Information Report No. 16-01 Page 5
Sylvia Spencer (verbal comments) — is concerned with the grades at the south-east
corner of Whites Road and Sheppard Avenue; would prefer to see no more than 8 houses
along the Sheppard Avenue frontage; questions whether home businesses are permitted,
and if so, states that adequate parking should be provided; is concerned with the steep
grades along Sheppard Avenue and suggests the access be moved further to the east;
4.2 Agency Comments
Durham District School Board — has no objections to the proposal (see Attachment #5);
Veridian Connections — advises that the applicant must meet numerous requirements and
specifications respecting electrical servicing of this property and pay certain deposits
and fees (see Attachment #6);
4.3 Staff Comments
4.3.1 Residential Uses
the proposal to change the use of these lands from a mix of office and residential as
originally envisioned by the Northeast Quadrant Guidelines, to only residential, must
be reviewed; to -date, there has been little success in achieving the internal residential
area as originally envisaged; thus, refocusing of the residential to Sheppard Avenue
may be an appropriate alternative to explore;
the proposed housing form, layout, design, and intensity of development must be
reviewed m light of urban design objectives, traffic and access considerations,
environmental considerations, and the community context;
specifically, the appropriateness of changing the designation of the lands fronting on
Sheppard Avenue from Low to Medium Density residential must be evaluated;
the appropriate performance standards, restrictions, and provisions for the residential
uses must be established;
4.3.2 Amberlea Creek and Stormwater Management
the appropriateness of piping the tributary of Amberlea Creek must be reviewed; it is
noted that the tributary is piped all upstream of Sheppard Avenue, and portions of the
tributary are piped downstream under Highway 401, and the CN Rail; some
downstream reaches of the Creek are experiencing stream and valley erosion;
the location of the remnant reaches of the open channel on the subject lands, and on
the lands to the south, frustrates the land use and urban design objectives
contemplated for these lands; accordingly, there appears to be some merit in
considering piping of these remnant pieces of the watercourse;
however, an appropriate Environmental Report is required to support the request; the
report must examine the impacts to the tributary both upstream and downstream, and
justify the benefit of piping the creek; from an environmental perspective, it is
anticipated that any justification would be required to demonstrate how the
implementation plan would result in a net benefit to the watershed; to -date, no report
has been submitted by the applicant;
ultimately, any application to pipe the creek would be required to receive appropriate
approvals and permits, for fill and alteration to a watercourse, from the Toronto and
Region Conservation Authority, and the Federal Department of Fisheries, and
possibly the Ministry of Natural Resources where required;
however, there is also an interest by the owners of lands located to the south of the
subject lands, between the subject lands and Kingston Road, and those south of
Kingston Road, to pipe the tributary of Amberlea Creek through their lands;
accordingly, there is an opportunity for all landowners to undertake a single study; the
City is one of these landowners;
Information Report No. 16-01 Page 6
in addition, the City is currently undertaking a review of the downstream reach of
Amberlea Creek which is experiencing the erosion problems; work associated with
this mitigation / restoration project appears to duplicate much of the effort required
for the piping justification; a collaborative effort between the City and the other
affected landowners would appear to be the most strategic approach to completing the
required report;
further discussion is required on how an appropriate Environmental Report is best
completed; opportunities for collaboration are currently being explored through a
proposed review of the Northeast Quadrant lands in conjunction with lands south of
Kingston Road (see section 4.3.4 below);
regardless of whether the tributary is ultimately piped, stormwater management must
be addressed for these lands; storm sewers installed under Delta Boulevard have been
sized to accommodate flows from the Marion Hill lands; however, it is not clear
whether piping of the creek would change any of the earlier assumptions for
stormwater management;
4.3.3 Review of the "Northeast Quadrant" Lands
- in addition to this application, the City has received other development applications
for lands within the Northeast Quadrant, requesting revisions to the Guidelines; these
changes relate to the arrangement of uses, design matters, provision of the park,
provision of the internal ring road, and access to the external road network; in
addition, the City is aware of other development interest for lands in the Quadrant;
furthermore, the owners of land, through which the tributary of Amberlea Creek
flows, are interested in piping the creek;
although the City has had some successes in implementing the vision set out in the
Northeast Quadrant Guidelines, there are some on-going challenges; these challenges
include the interest in primarily commercial development adjacent to Kingston Road,
the cost of and lack of interest in underground parking, the difficulty in implementing
the internal public road, and the location of the tributary through the block;
in an effort to be more proactive in working with development interests, the City is
considering a review of the Northeast Quadrant Development Ciuidelines; although
the process, tasks and funding are still under discussion, preliminary work done to
date suggests that the review would look at:
• revisions to the arrangement of land uses, while maintaining key urban design
objectives and having regard to the community context;
• the internal access network through the block, and external access to and from the
surrounding streets; and
• the potential for piping the Amberlea Creek tributary.
based on a preliminary study design, it is anticipated that staff would work closely
with landowners on finding common ground between their interests and the City's;
but, it is suggested at this time that a new approach, using a consultant who is a
facilitator with urban design expertise, or an urban designer with expertise in
facilitation, may best accomplish this task in a timely manner;
additional consulting help would also be required in two technical areas not currently
available on staff; consultants would be required to complete a traffic/access analysis,
and the environmental /engineering report for the piping of the tributary; the
consultants' work would provide input into, and support, any revisions to the
Northeast Quadrant Development Guidelines;
based on a preliminary study design, it is also anticipated that staff would work
closely with the community to understand issues and concerns so that neighbourhood
development continues to achieve an appropriate fit;
Information Report No. 16-01 Page 7
the representative for the Marion Hill lands has indicated at a preliminary level that
his client is interested in participating in the review of the Northeast Quadrant
Development Guidelines, including the related environmental and traffic/access
studies;
should a review of Northeast Quadrant Development Guidelines proceed,
recommendations on the official plan and zoning by-law amendment applications
amendment applications would await the outcome of that process;
4.3.4 Urban Design
discussions have been held between the applicant and Planning & Development staff
about the nature of development that may be appropriate on the south-east corner of
Whites Road and Sheppard Avenue; while staff recognize that there may be merit in
the removal of the office commercial uses from the land fronting onto Whites Road,
enclosure of the watercourse, surface parking, and provision of traffic access to the
subject lands without connection to Delta Boulevard, no commitments were given;
a number of design elements of development of the subject lands will require careful
consideration; issues for review will include;
• the proposed stacked and street townhouse forms;
• the proposed height for the proposed townhouses fronting onto Sheppard Avenue
and Whites Road;
• the grade differences between Whites Road and the north-west comer of the site;
• the proposed intensity of development;
• the adequacy, arrangement and number of parking areas for the proposed
development;
• pedestrian access to, and through, the subject lands;
• the location and design of the proposed linear amenity space opposite
Delta Boulevard; and
• the locations of traffic access points and turning movements between the subject
lands and Whites Road and Sheppard Avenue;
4.3.5 Other Matters
- following approval of any official plan and zoning amendment, site plan approval and
a draft plan of condominium application will be required.
5.0 PROCEDURAL INFORMATION
5.1 Official Plan Amendment Approval Authority
the Region of Durham may exempt certain local official plan amendments from
Regional approval if such applications are determined to be locally significant, and do
not exhibit matters of Regional and / or Provincial interest;
at this time, the Region has not yet determined whether this official plan amendment
application is exempt from Regional Approval;
5.2 General
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 Council or a
Committee of Council;
if you wish to reserve the option to appeal Council's decision, you must provide
comments to the City before Council adopts any by-law for this proposal;
if you wish to be notified of Council's adoption of any official plan amendment, or
passing of any zoning by-law amendment, you must request such in writing to the
City Clerk;
Information Report No. 16-01 Page 8
if you wish to be notified of the decision of the Region of Durham with respect to the
proposed amendment to the official plan, you must make a written request to the
Commissioner of Planning, Region of Durham Planning Department.
6.0 OTHER INFORMATION
6.1 Appendix I
- copy of the proposed Pickering Official Plan Amendment;
6.2 Appendix II
- those whose comments on the proposal were received at time of writing are listed;
6.3 Company Principal
- Mr. Ian Matthews is the President of Marion Hill Development Corporation;
Mr. Vincent Santamaura of Cassidy and Co. is representing Marion Hill.
4-6AZ, /6?-e-z-z-L5K—
Steve Gaunt, MCIP, RPP
Planner 2
SG/jf
Copy: Director, Planning & Development
Catherine L. Rose
Manager, Policy
APPENDIX I TO
INFORMATION REPORT NO. 16-01
PROPOSED AMENDMENT TO THE
PICKERING OFFICIAL PLAN
PROPOSED AMENDMENT TO THE PICKERING OFFICIAL PLAN
PURPOSE:
LOCATION:
PROPOSED
AMENDMENT:
The purpose of this amendment is to permit an increase in
the net residential density permitted on a portion of the
subject lands to a maximum of 80 units per hectare. The
Plan currently establishes a residential density maximum of
30 units per hectare for lands designated "Urban
Residential Area - Low Density Area".
The subject lands are approximately 0.3 of a hectare in size,
and located on the south side of Sheppard Avenue, east of
Whites Road. All of the lands fall within Part Lot 28,
Range 3, B.F.C.
The City of Pickering Official Plan is hereby amended by:
1. Replace the "Urban Residential Area - Low Density
Area" with an "Urban Residential Area - Medium
Density Area" designation on Schedule I - the Land
Use Structure map of the Pickering Official Plan; as
shown on Schedule 'A' attached hereto.
IMPLEMENTATION: The provisions set forth in the City of Pickering Official
Plan, as amended, regarding the implementation of the Plan
shall apply in regard to this Amendment.
INTERPRETATION:
sxg/dobbnlopa
The provisions set forth in the City of Pickering Official
Plan, as amended, regarding the interpretation of the Plan
shall apply in regard to this Amendment.
SCHEDULE 'A'
EXTRACT FROM
SCHEDULE I TO THE
PICKERING
OFFICIAL ICL&L PIl4 \ OPEN SPACE SYSTEM
NATURAL AREAS
ACTIVE RECREATIONAL
AREA_9
MIMARINA AREAS
EDITION 2
CITY
OE
SHEET 1OF3
ETV OF PICVDROG
PL.... It DEVELOPMENT DEPART/ ENT
MIXED USE AREAS
IMLOCAL. NODES
COMMUNDY NODES
MIXED CORRIDORS
LAND USE STRUCTURE
EMPLOYMENT AREAS
FREEWAYS AND MAJOR UTILITIES
PRES11GE EMPLOYMENT M CONTROLLED ACCESS AREAS
URBAN RESIDENTIAL AREAS OTHER DESIGNATIONS
LOW OENSFTY AREAS M, URBAN STUDY AREAS
MEDIUM OENSTTY AREAS
APPENDIX II TO
INFORMATION REPORT NO. 16-01
COMMENTING RESIDENTS AND LANDOWNERS
1) Vivian VandenHazel, 1757 Fairport Road, Pickering, ON L1V 1T1
2) Sylvia Spencer, 771 Sheppard Avenue, Pickering, ON L1V 1G4
COMMENTING AGENCIES
(1) The Durham District School Board
(2) Veridian Connections
COMMENTING CITY DEPARTMENTS
(1) Planning & Development
ATTACHMENT #.LTO
INFORMATION REPORT # 6
`-0.0
WIINNGARA DENr 'Oa'
UNE ,
.0 4,
I I I'
• •F`,
STROUDS -
I 1 I 1 1 1p11.t�1
'..i111o��•
.=I1IIIIIIIIlr
1/tir�: -
m
1
\ �� HEDGEftya
,_,..,.„,
�� cD
�,►
/Ii�ii
�ii �. ,:�
v
��%
H �1,_
:sp ����
_ �
of /
�i
WO
=a�
Z".li
.m.
,moo° _%muuM1
.
--
1111111111111111
I1
••SQUARE
COURT
FLAVELLE
IIIIII�III-
=_
—
_-4.
_ESA
��J
I
III�;I/I.44
.
ler
AVENUE
BRAEBURN1111=
K
D�
��
��/111111111111 ��
JACOUEUNE
�
al
WELROS
o
W.11111111111111111
tell!
��1�11��,�
STREET
F—
p
__
—law
m—
GQURT
��
EOCEW000
ff
-
11111
• _Illy I�
,door��.�
1�
,.t��
■/
I
♦
♦
,II I
_:__
e: .-a_alii�ii
`T
i j
TRAIL
����`
��D��4
��.
=In
NEM
WEY
Asn
z
Orin;
M.
.
R�
SIM,
t
1—�
MI
la" O la
4=' lag
r,
•.�'�
_
11111111111
��
==
='—z�
—
.
BeAdrrilire�_
MINNm
%_
112°AlIiI�
�_N=%//IIIIIIIIIIIIII=
IIIIIIIilltllllllll U
TES LN. �-
_
D
3
�i�
O
N••Q=al��
SOUARE
"I'O"IHIIIIIII"
IIII,lIIIIt1""„�
C.N.R.
-
LLr
Il
�IIlHHIIIIIIIIIIIuhIIII1flh11iuuIIi1111111
_SHEPPARD
_
AVENUE SHEPPARD
AVENUE
Q
la
4/11111111
riVreil
e=
- U,,L7^^i/E /
......
.
,: •....
ROAD
Z
D
am.
oig
-
LANDS
m
VIII
UNFAIR ST.
Vial
oCATTAiL
woe
't
o
—
b_1111Uo
111111
RAINY
1r�
A
DAY
/
,
,, QN
�,"
A
y
,-
5TREET
'..
STEEPLE HILL
ArO1
p4�
,>',
,
GNP( ``
1 I
,„,S°N•Geyy
40•;;;��A ;;*1
City of Pickering Planning & Development Department
PROPERTY DESCRIPTION PART OF LOT 28, RANGE 3, B.F.C.; PART 1, 40R-14431; PART 1, 40R-2767
OWNER MARION HILLS DEVELOPMENT INC.
DATE MAY 11, 2001
DRAWN BY RC
APPLICATION No. A 4/01; OPA 01-002/P
SCALE 1;7500
CHECKED BY SG
FOR DEPARTMENT USE ONLY PN -6 PA-
�it
10
cc
I0
ATTACHMENT # a TO
INFORMATION REPORT# /6-0
INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN
MARION HILLS DEVELOPMENT INC.
A 4/01; OPA 01-002/P
afr
SHEPPARD AVE
I A MUZ PART 1,7g; ": „a.'
PRIVATE UREjFl. &..!...1C —a—_— --
111111111011 1111101/1111
I "Sail
t."'!'(�^�
1
—_ PPoYA.kµ.—ELEi A.
$�R
PART 2
laa IIP111!
!WI
R
8
7
1/
an
2AM Or
8
6A
1
11 1.11011
SUMMARY STA77SFK'S PROVIDED ON 771E NEXT PAGE.
A LARGE SCALE COPY OF 771/5 PUN /S AVAILABLE FOR
NER7NG AT 771E PUNNING & DEVELOPMENT DEPARTMENT.
,vo
1V2 FM. 1
uass Emma
I I
I
I wl i
e
l0
- mi
Ifta.lH ttW11
XW 1rritt2
771/5 MAP WAS PRODUCED BY 771E CITY OF PICKER/NG
PLANNING & DEVELOPMENT DEPARTMENT,
INFORMATION & SUPPORT SERVICES,
MAY, TOO1.
ATTACHMENT# 3 TO
INFORMATION REPORT# /' -
CONCEPTUAL SITE PLAN — WHITES RD. & SHEPPARD AVE.
MARION BILL DEVELOPMENTS
SUMMARY STATISTICS:
Lot Area: Part 1— Owned by Lydia Dobbin
1.481 hectares (3.66 acres)
Part 2 — Owned by City of Pickering
.373 hectares (.92 acres)
Total Condo Units: Part 1— 79 dwelling units
Part 2 —18 dwelling units
Total: 97 units
Total Parking Spaces: 174 spaces (2.2 per unit)
For Condo Townhouses: 194
(2 per unit)
Visitor Spaces:
(.22 per unit)
Building Height: On Whites —18 metres
On Sheppard —13 metres
25
ATTACHMENT# 7 TO •
INFORMATION REPORT# /6 - /
7BJECT: Pickering Official Plan Amendment OPA 01-002/P
Zoning By-law Amendment Application A 04/01
Marion Hill Development Corp.
Part Lot 28, Range 3,.B.1?.C.
(now Part 1, Plan 40R-14431 & Part 1, Plan 40R-2767)
(South-east comer of Whites Road and Sheppard Avenue)
City of Pickering
Mr. S.Gaunt
Planner 2
City of Pickering Planning &
Dear Mr. Gaunt,
Vivian VandenHazel
1757 Fairport Road
Pickering, ON
L1V 1T1
April 27,2001
Development Dept.
1
EC
MVL
APR 3 0 2001
CITY OF PICKERII
PICKERING, ONTARIO
APR 3 0 2001
CI Y
DEVELOPMENT T_p,RTME
I do not support the proposed density increase
along the Sheppard Avenue frontage. All other homes in
the area fronting on Sheppard are single family detached
homes. This character should be maintained. The ;proposed
density on the interior roads I feel are acceptable.
I do not supat enclosure of the water course flowing
through the eastern portion of the subject land. This
has been done to too many water courses in Pickering already
with detrimental effects. Enclosing watercourses is not
environmentally friendly, few flora or fauna can survive in
the dark. This should be cleaned up and used as a small
neighbourhood park.
I would like to be informed of decisions made by the
Region of Durham Planning Department.
I would like the City Clerk to notify me of subsequent
meetings. I would also like to be informed of Pickering
Council's adoption of official plan and/or zoning by-law
amendments.
cc City Clerk, City of Pickering.
cc Commissioner of'Planning, Durham Region Planning Department
Sincerely,
Vivian VandenHa2,el
THE
CRHANI
)ISTRICT
;CHOOL
BOARD
=acilities Services
Taunton Road East
`Vhitby, Ontario
LIR 2K6
one: (905) 666-5500
1-800-265-3968
Fax: (905) 666-6439
ATTACHMENT# S TO
INFORMATION REPORT# // -o /
May 2, 2001
The Corporation of the
City of Pickering
Planning Department
Pickering Civic Centre
One The Esplanade
Pickering, Ontario
L1V 6K7
Attention: Mr. Steve Gaunt
Dear Mr. Gaunt,
RECEIVED
MAY - 3 2001
CITY OF PICKERING
PLANND
DEVELOPMENT 1DEPARTMENT
RE: Pickering Official Plan Amendment OPA 01-002/P
Zoning By-law Amendment Application A 04/01
Marion Hill Development Corp.
Part Lot 28, Range 3 B.F.C.
(now Part 1, Plan 40R-14431 & Part 1, Plan 40R-2767)
(South-east corner of Whites Road and Sheppard Avenue)
City of Pickering
Staff has reviewed the information on the above noted application and under the
mandate of the Durham District School Board, has no objections.
Yours truly,
Christine Nancekivell,
Planner
CN:em
1:\PROPLAMDATA\PLNG\ZBLW04-01
ATTACHMENT# 6 TO
INFORMATION REPORT# /6-O /
VERIDIAN CONNECTIONS
DEVELOPMENT APPLICATION REVIEW
RECEIVED
MAY 4 2001
CITY OF PICKERING
PLANNING AND
DEVELOPMENT DEPARTMENT
PROJECT NAME:
ADDRESS/PLAN:
Ivlarion Id111 Development Corp.
Past Lot 28, Range 3, B.F,C. (S/E comer of Whites Road and Sheppard Avenue)
MUNICIPALITY; Pickering
REF. NO.t
OFA 01-002/P & A 04/01
SUBMISSION DATE:
April 26, 2001
1. Electric Sctvice is available on the road aUowance(s) touching this property.
Servicing will be from thc north side of Sheppard Avenue.
2. An extension of the Corporation's plant is required on thc psd allowance In order to service this project.
Owner's cost — amount to be determined.
Al] such extensions arc normally underground,
3. The applicant must provide accommodation on site fot.the Corporation's transfotiner(s),
4. Individual metering fot each unit is requited.
5. The Applicant must provide s onctetc encased looped undergtound duct system from a supply point at
the north side of Sheppard Avenue to transformer locations on the property.
6. The following standard fixed fee costs will apply (all figures arc approximate):
Service Connection Fee $130,00 per unit
7. A deposit in the amount of $5,000.00 is requited to be applied against engineering legal and inspection costs
associated with this project,
8. Existing Corporacion plant on the east gide of Whites Road and the south side of Sheppard Avenue may have
to be replaced/relocated at the Applicant's cost to accommodate the proposed driveway locations,
9, The Applicant must make direct application to the Corporation to obtain specific approval of the electrical
service arrangements and related work for this project, Trot applicant is cautioned that tenders, contracts, or
work initiated prior to obtaining specific apptoval will be subject to change.
10. A Servicing Agreement must be signed with the Corporation in order to obtain servicing for this site,
11. A Multi -Tenant Agreement must be entered Into and may be registered on title as par:: of the servicing
requirements. Legal costa for this will be charged to the Applicant.
12. AU work from the public toad allowance to the aetvicc entrance and thc metering arrangements must comply
with the Corporation's requitctnents aid spedhcations.
P11/711 ',l n T 7n stn cnn 'nAl vu.t
1.1U1/IT\PIA 1111 nT,nn TM 1 Tnn- 1..n 11111
ATTACHMENT# G TO
INFORMATION REPORT#
Page 2
V aRIDIAN CONNECTIONS
DV.VELOPMENT APPLICATION REVIEW
13. Prior to energbhig any new service, the Applicant shall apply to the Corporation's Customer Care Department
to open an energy account -
14. Prior to obtaining a building permit, the Applicant shall, by agrecmcnt, conGtm acceptance of the tams and
conditions of providing electrical services
15. Where cranes of material handling equipment orworkers must work in proximity to existing overhead wires,
with the capability of contact ox coming within the limits of approach, the developer/builder shall pay all coots
for the tetnpontry relocation, burial, or protection of the witch, or other action deemed necessary by Veridlan to
provide for worker safety and the security of the electrical system.
16. Landscaping, specifically trees and shrubs, should be located away from the Corporation's transformers
to avoid interference with equipment access.
17. Will not attend scheduled City of Picketing DART Meeting for this development
13. Other:
• With this being a privately owned site, the ownership and maintenance of all electrical plant on the site
other than the transformers, are the responsibility of the site owner.
• Vcridien will prepare the electrical design for this project,
Technical Representative — Dave CIL
Telephone 427-9870 Ext, 3233
pr/df
F:\1Vad t>owm.ttt.\Vaidan\l' yeinemnrd: Dxdwction\n^dopmtot Apptudon Aerie-\PkYeung\2rq ? ion 1 WI nm-dopmtn Cop . Willa anal And Sheppnd Armux.dx
Rev. Date: November 1,1999
Pn/Pn '1 nt7n RIO cna 'nM Vtl.l
IILTIrtTi1iA 1111 nT.on TV.t Inn? t.n 11111