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PICKERING
INFORMATION REPORT NO. 15-02
FOR PUBLIC INFORMATION MEETING OF
MAY 16, 2002
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P,13
SUBJECT: Draft Plan of Subdivision Application SP -2002-02
Zoning By-law Amendment Application A 09/99(R)
Nicou Inc.
South Part of Lot 34. Concession 2
Part 1, 40R-11934
(100 Finch Avenue; north side of Finch Ave., opposite Woodvicw Ave.)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
the location of the subject lands is shown on the location map (see Attachment 41);
- the subject lands occupy an area of approximately S.7 hectares:
the north-west portion of the subject lands is occupied by a wetland: the remainder of
the northern portion is occupied by wooded lands:
the subject lands are situated east of Amos Pond. w hich is within the Rouge Park; to
the south are a number of dwellinus fronting Finch .Avenue and Woodvtew Avenue;
to the east is vacant land and a detached dwelling: and to the north are the
Canadian Pacific Railway and the York -Durham Sanitary Trunk sewer.
2.0 APPLICANT'S PROPOSAL
- to develop 39 lots for detached dwellings with minimum lot frontages ranging from
12 to 16.5 metres and lot depths between 32 and 54.3 metres (see Attachment 42);
29 dwellings fronting the proposed new street and 10 dwellings fronting
Finch Avenue;
the northern 5.82 hectares as an open space block;
- a walkway from the proposed new street to the open space block.
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
- designates the subject lands as Living Area with an identification of an Open Space
Linkage, and Alajor Open Space System with an indication of Environmentally
Sensitive : irea;
- Living Area shall be used predominantly for housing purposes:
- lands designated Major Open Space System shall be used predominantly for
conservation, recreation, reforestation. auriculture and farm -related uses;
- environmental features and functions must be preserved and maintained on lands
identified as an Open Space Linkage. and adjacent lands, with details provided in the
arca municipal official plan, in consultation with the Slinistry of Natural Resources
and the respective conservation authority;
lands identified as Environmentally Sensitive Area (the \vetlands) shall be maintained
and preserved with the appropriate measures identified by an environmental impact
study;
0(I2
Information Report No. 15-02 Page 2
although the subject applications appear to comply with the land uses permitted by
the Durham Regional Official Plan, detailed delineation of the boundaries of the
different proposed land uses, and identification of appropriate conditions to ensure
preservation of the wetlands will be required;
3.2 Pickering Official Plan & Compendium Document
designates the subject lands as Urban Residential Areas — Low Density Areas and
Open Space System — Natural Areas within the Rouge Park Neighbourhood;
Urban Residential — Low Density Areas may be used for residential uses at a density
up to and including 30 dwellings per net hectare; the proposed density of the
development is 17 dwellings per net hectare;
- lands designated Open Space System — Natural Areas may be used for conservation,
restoration, environmental protection, education, passive recreation, and similar
purposes;
- Finch Avenue is designated as a Tjpe B Arterial Road in Schedule II to the Pickering
Official Plan — the Transportation System;
- the northern portion of the site is designated in Schedule III — the Resource
Management Schedule, as Shorelines and Stream Corridors (may include hazard
lands) Area and as a Wetland Class 3;
- an Environmental Report must be submitted in order to determine how to satisfy the
Pickering Official Plan policy that encourages protection of wetland areas and their
inter related systems of water resources, biotic habitat, natural and cultural heritage
and landfomms;
- Schedule III identifies the boundary of the Rouge Park to the west of the subject
lands;
- Schedule III also designates parts of the subject lands within the Rouge-Duffins
Wildlife Corridor;
- the function of the Rouge-Duffins Wildlife Corridor as a vegetated connector for
species migration must be protected through adoption of appropriate
recommendations of an environmental report, to the satisfaction of the
City of Pickering;
- the Rouge Park Neighbourhood policies require the proposal to have regard to the
Rouge Park Management Plan, identifies the subject lands as a Detailed Review Area
that is governed by the Rouge Park Neighbourhood Development Guidelines,
requires an appropriate engineering and environmental component, and requires the
provisions of the Environmental Servicing Master Plan to be met;
section 11.16 of the Rouge Park Neighbourhood Policies sets the minimum extent of
the Open Space System — Natural Areas designation at the southerly drip -line of the
existing hedgerow plus 1 metre, with the maximum extent to be determined during
the review of related applications;
3.3 Zoning By-law 3036
the site is zoned "A — Rural Agricultural Zone in Zoning By-law 3036;
this zoning permits residential uses on lots having a minimum lot area of 0.8 hectares,
agricultural, recreational, institutional and business uses;
- amendment to the zoning by-law is required to implement the applicant's proposal.
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
- No written comments have been received to date;
4.2 Agency Comments
- Enbridge Consumers Gas, the City of Toronto, Veridian Connections, Canada
Post and the Durham District School Board have indicated no objections and have
also provided certain technical comments (see Attachments # 3 to #7);
information Report No. 15-02
Page 3 1) .i
4.3 Staff Comments
Background
- following the decision on the City's new Official Plan in 1997, the applicant, under
the company name Map Realty (on behalf' of the Beare Estate). appealed the Open
Space — Natural Areas designation on the north-east portion of the subject property;
in 1999, the applicant submitted applications to amend the Pickering Official Plan,
approve a draft plan of condominium. and rezone the property to permit an intensive
residential project; the proposal comprised an adult lifestyle condominium
development including 70 bungalow townhouses, 190 apartment units plus 1 88 -bed
assisted -living complex in 10 and 11 -storey buildings on the subject lands (previous
file numbers OPA 99-002 P: l SCDM-99001 and .A 9 99);
in 2000, the Ontario Municipal Board denied the appeal of Map Realty. and
confirmed the designation on the north-east part of the subject lands as Open Space —
Natural .-lrea, the Board also added a related Rouge Park Neighbourhood Policy to
identify that the minimum extent of the Natural Areas designation on the subject
lands is the southerly drip -line of the existing hedgerow plus 1 metre. with the
maximum extent of the :Vatural Areas designation to be determined through the
review of a development application;
although not part of Official Plan policy, the text of Ole Board's decision noted that a
50 metre setback should be maintained from Ole \yetland boundary;
based on the Board's decision. it was also determined that the limits of the
Rouge-Dttjfins 6Vildlife Corridor wouId coincide with the limit of the Natural Areas
designation;
- the Board decision effectively precluded Ole ability of Map. Realty to proceed with its
original applications:
those applications have been withdrawn and are now considered closed;
New Submission
- supplementary information to Ole submitted Environmental Report and other
technical reports will be required from the applicant to address the following to the
City's satisfaction, in consultation with Ole Toronto and Region Conservation
Authority:
o protection of the wetland and its inter -related ecological systems;
o requirements of the Rouge Park Neighbourhood Development Guidelines;
o requirements of the Rouge Park Neighbourhood Environmental Master
Servicing Plan, including storntwater quantity and quality control; and
o maintenance of the Rouse-Duffins Wildlife Corridor:
- staff will give careful consideration to a number of design aspects of the proposed
subdivision, including, but not limited to:
o whether the number and alignment of driveways for the lots fronting
Finch Avenue are appropriate on Finch Avenue;
o whether the location of proposed lot -1 and the rear edge of lots #2 to
#10 provide enough setback from the \wetland boundary; and if not,
consideration needs to be given as to whether the lots should be shallower and
wider in this area;
o the need for, and design of. appropriate noise attenuation adjacent to
Finch Avenue and the Canadian Pacific Rail way, following review of the
noise impact study submitted by the applicant; and
o appropriate stormwater treatment measures;
- as an outcome of the previous Board decision, staff will process technical
amendments to the Rouge Park Neighbourhood Development Guidelines and the
Rouge Park Neighbourhood Environmental Master Servicing Plan to implement
findings of the Ontario Municipal Board.
11 4 Information Report No. 15-0? Page 4
5.0 PROCEDURAL. INFORMATION
- written comments regarding this proposal should be directed to the Planning &
Development Department;
- oral comments may be made at the Public Information Meeting;
all comments received will be noted and used as input in a Planning Report prepared
by the Planning & Development Department for a subsequent meeting of Council or a
Committee of Council;
- if a person or public body that files an appeal of a decision of the City of Pickering in
respect of the proposed draft plan of subdivision or proposed zoning by-law does not
make oral submissions at the public meeting or make written submissions to the
City of Pickering before the application is considered, the Ontario Municipal Board
may dismiss all or part of the appeal;
if you wish to be notified of Council's decision regarding either the proposed plan of
subdivision or zoning by-law amendment application, you must request such in
writing to the City Clerk.
6.0 OTHER INFORMATION
6.1 Appendix I
- lists the comments received on this proposal at the time that this Information
Report was written;
6.2 Information Received
full-scale copies of the applicant's submitted plan and the following technical reports
are available for viewing at the offices of the City of Pickering Planning &
Development Department:
• Phase I Environmental Site Assessment Report;
• Analysis of Environmental Conditions;
• Assessment of Proposed Wetland Buffer.
6.3 Site Landowners
- the principal of is Nicou Inc. is Pierre Boiron.
1
/t .
Steve Gaunt, MCIP, RPP
Planner Il
SG/jf
Copy: Director, Planning & Development
Catherine L. Rose
Manager, Policy
APPENDIX 1 TO
INFORMATION REPORT NO. 15-02
COMMENTING RESIDENTS AND LANDOWNERS
(1) None received to date;
COMMENTING AGENCIES
(1) Durham District School Board;
(2) City of Toronto — City Planning Division
(3) Canada Post;
(-1) Veridian Connections;
(5) Enbridge Consumers Gas;
COMMENTING CITY DEPARTMENTS
(1) Planning & Development Department.
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ATTACHMENT 0 1O
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City of Pickering
Planning & Development Department
PROPERTY DESCRIPTION PART OF LOT 34, CONCESSION 2; PART 1, 40R-11934
OWNER NICOU INC.
DATE MAY 7, 2002
DRAWN BY RC
APPLICATION No. SP -2002-02; A 09/99(R)
SCALE 1:7500
CHECKED BY SG
FOR DEPARTMENT USE ONLY
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THE
DURHAM
DISTRICT
SCHOOL
BOARD
Factiities Services
1r,unton Road East
hitoy, Ontario
LIR 2K6
i•lat:n?ne: (905) 666-5500
1-800-265-3968
Fax: (905) 666-6439
ATTACHMENT# -5 TO
INFORMATION REPORT# �� C
March 28. 2002
The City of Pickering
Planning Department
One The Esplanade
Pickering. Ontario
l.IV 6K7
Attention: Steve Gaunt
Dear Mr. Gaunt,
RECEIVED
APR 4 2002
CITY OF PICKERING
PLANNING AND
DEVELOPMENT DEPARTMENT
RE: Draft Plan of Subdivision S -I'- 21)02-02
NICOU Inc.
Part of Lots 34, Concession It, Plan 40R-11934
(North side of Finch Avenue, opposite \%oodview Avenue)
City of Pickering
Staff has reviewed the information on the above noted application and has
the following comments...
Approximately 20 elementary pupils could be generated by the
above noted application.
2. It is intended that any pupils generated by the above noted plan of
subdivision. be accommodated within an existing school facility.
3. Under the mandate of the Durham District School Board, staff has
no objections.
Yours truly. •
Christine Nancekivell.
Planner
1 `I'RUPLrAN.l)Ai AIPI.NO Nt H\St'20g2•i0
ATTACHMENT #JTOi
INFORMATION REPORT#
1 TORONTO
11113
Ted Tyndorf, Director
Community Planning, East District
Urban Development Services
Paula M. Dill, Commissioner
April 8. 2002
Mr. Steve Gaunt, Planner II
City of Pickering
Planning & Development Department
Pickering Civic Complex
One The Esplanade
Pickering ON L IV 6K7
Dear Mr. Gaunt:
City Planning Division
Scarborough Civic Centre
150 Borough Orive
Toronto, Ontario M1P 4N7
Re: Application for Approval of a Plan of Subdivision
City of Pickering. File No: SP -2002-02
Applicant: NICOU Inc.
Part of Lot 34. Concession 2. Part 1. Plan 40R-1 19 34
(North side of Finch Avenue. Opposite \\'oodview Avenue )
City of Pickering
Tel: (416) 396.7006
Fax: (416)396-4265
RECEIVED
APR 1 0 2002
CITY OF PICKERING
PLANNING AND
DEVELOPMENT DEPARTMENT
This is in response to your circulation letter of March 25, 2002. The City of Toronto has no comment
with regard to this application.
ur
Ted Tyndo f, MCIP,
Director, Communut�
TT:ci
!arming, East District
01
DELIVERY PLANNING
1860 MIDLAND AVE 2ND FL.
SCARBOROUGH ON M1P 5A1
CANADA
POST
ATTACHMENT# C TO -
INFORMATION REPORTIO
POSTES
CANADA
(416) 285-5385 (T)
(416) 285-7624 (F)
April 12, 2002
Steve Gaunt
Planning & Development Department
City of Pickering
1 The Esplanade
Pickering On LI V 6K7
Dear Mr. Gaunt,
RECEIVED
APR 1 5 2002
CITY OF PICKERING
PLANNING AND
DEVELOPMENT DEPARTMENT
RE: Application for Approval of a Plan of Subdivision SP -2002-02
Applicant: NICOU Inc.
Part of Lot 34,Concession 2, Part 1, Plan 40R-11934
(North side of Finch Ave, opposite Woodview Avenue)
City of Pickering
Thank you for the opportunity to comment on the above noted plan.
PECEOVE
APR 1 5 2002 D
CITY OF PICKERING
PICKERING, ONTARIO
As a condition of draft approval, Canada Post requires that the owner/developer comply with the
following conditions:
- The owner/developer agrees to include on all offers of purchase and sale, a statement which
advises the prospective purchaser that mail delivery will be from a designated Community
Mailbox.
- The owner/developer will be responsible for notifying the purchaser of the exact Community
Mailbox locations prior to the closing of any home sale.
- The owner/developer will consult with Canada Post Corporation to determine suitable
locations for the placement of Community Mailbox and to indicate these locations on the
appropriate servicing plans.
-The owner/developer will provide the following for each Community Mailbox site and
include these requirements on the appropriate servicing plans:
- An appropriately sized sidewalk section (concrete pad) as per municipal standards,
to place the Community Mailboxes on.
- Any required walkway across the boulevard, as per municipal standards.
DELIVERY PLANNING
1860 MIDLAND AVE 2ND FL.
SCARBOROUGH ON MIP SAI
ATTACHMENT# ' TO
INFORMATION REPORT#_ !,�'
(416) 285-5385 co
(416) 285-7624 (F)
-Any required curb depressions for wheelchair access.
The owner/developer further agrees to determine and provide a suitable temporary Community
Mailbox location(s), which may be utilized by Canada Post until the curbs, sidewalks and final
grading have been completed at the permanent Community Mailbox locations. This will enable
Canada Post to provide mail delivery to new residence as soon as the homes are occupied.
1 trust that this information is sufficient, ho\N-ever, should you require further information, please
do not hesitate to contact me the above number or mailing address.
Sincerely,
Debbie Greenwood
Delivery Planner
a:utildraw.s am
M °
ATTACHMENT # E TO
INFORMATION REPORT #7• �-
VERIDIAN CONNECT EONS
DEVELOPMENT APPLICATION F1:sVIEW
GECT NAME:
Nicou Inc. - Approval of a Plan of Subdivision
HSS/PL
AN;
Part of Lot 34, Concession 2, Part 1 (North sidc Vi ]'inch Avenuc, opposite Woodview
Avcnue)
EU1N1C1LtT Pickczutg
IE3F. NO.: SP -2002-02
SUBMISSION DAT:1,.: Match 25, 2002
1. Vcridian Connections has no objection to the ptopoged development. :'i.easc forwatd a copy of fust
submission civil design so that a design and servicing proposal can be completed,
Technical Rcptesentative - Ftcd Paining -et
Ttie phone 427-9870 Ext. 3255
#(7
PP/dr
Fi V%Qrd Documents\Ver d'un\Engincaing ee Construction\llevelupnrnt Application Review\I`ektting\2002\Nicou Ina - Appsu+ul of it Yum of
Subdivision - Fineh Avenue, opposite Woodview Avrnue.due
REC&_.E11.N1:51
APR g 2002
CITY OF PIUI:JFIIINP.
PLANNINA ANA
DEVELOPMffNT 0E.i'ARTMENT
500 Elgin Mills Road East
Richmond Hill Ontario 1,4C 5G1
2002-04-22
STEVE GAUNT - PLANNER
CITY OF PICKERING
ONE THE ESPLANADE
PICKERING ON LIV 6K7
Dear Sirs
ATTACHMENT# 7 TO
INFORMATION REPORT# fir' -`7 II 1 3
EPICENE
Ulj APR 2 6 2002
CITY OF PICKERING
'RING, ONTARIO
ENBRIDGE
Consumers Gas
RECEIVED
APR 2 6 2002
CITY OF PICKERING
PLANNING AND
DEVELOPMENT DEPARTMENT
Re: APPLICATION FOR APPROVAL OF PLAN OF SUBDIVISION
PICKERING FILE NO. SP -2002-02
It is requested that the following conditions be included in the subdivision agreement.
The owner is to co-ordinate the preparation of an overall utility distribution plan to the
satisfaction of all effected authorities.
Streets are to be constructed in accordance with the municipal standards.
The owner shall grade all streets to final elevation prior to the installation of the gas lines, and
provide the necessary field survey information required for the installation of the gas lines, all to
the satisfaction of Enbridge Consumers Gas.
All of the natural gas distribution system will be installed within the proposed road allowances
therefore easements will not be required.
Yours Truly,
1-1. Wilcox
Planning Supervisor
(905) 883-2613
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