Loading...
HomeMy WebLinkAboutInformation Report 19-08INFORMATION REPORT NO. 19-08 FOR PUBLIC INFORMATION MEETING OF September 29, 2008 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Draft Plan of Subdivision SP -2008-08 Zoning By-law Amendment Application A 16/08 Lebovic Enterprises Limited Part Lot 18, Concession 3 City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the subject lands are located east of Brock Road, south of Old Taunton Road; - a property location map is provided for reference (see Attachment #1); - the existing use of the property is residential and commercial, being a detached dwelling and the commercial being "Bradshaw Towing and Storage" therefore a portion of the property is used for open storage; - the north-west corner of the property was previously used as a automobile service station, however this use closed years ago and the majority of this property is now owned by the Region of Durham and has been used for the reconstruction/realignment of Brock Road and Old Taunton Road; - the majority of the subject property is sparsely vegetated with only the eastern portion of the property containing natural vegetation on lands associated with the buffer lands of the Urfe Creek; - the majority of the site's topography is relatively flat with a slope to the east on the eastern portion of land where the land drops off toward the Urfe Creek valley; - surrounding land uses are: north - on the opposite side of Old Taunton Road are residential properties; south - open storage yard related to Macpherson Contracting and a portion of the Seaton Golf Course (this portion of the golf course is proposed to be developed for residential purposes); east - wood lot, open space; west - on the opposite side of Brock Road are residential properties; - the property located at the south-west corner of the subject property is a vacant parcel. 62 Inf(orTation Report No. 19-08 2.0 APPLICANT'S PROPOSAL Page 2 - the owner of the subject lands has submitted an application for approval of a draft plan of subdivision and an application to amend the zoning by-law in order to implement the proposed draft plan; - the draft plan of subdivision proposes to create 28 lots for detached dwellings, 12 lots for 24 semi-detached dwellings, 14 blocks for 83 lots for townhouse dwelling units and an open space block (see Attachment #2 — Submitted Plan); - all of the proposed lots will front onto new municipal streets or lanes; - the detached dwellings and semi-detached dwellings are generally proposed in the eastern portion of the plan and the townhouses are generally in the western portion of the draft plan; with the development of this draft plan the western leg of Old Taunton Road is to be stopped up and closed and the road will be realigned southerly through the draft plan; the following chart outlines the proposed development detail: Details of the Applications Total area of draft plan — 5.35 hectares Residential lots — 3.17 hectares Municipal road and lanes — 1.37 hectares Open Space — 0.80 hectares Number of detached dwelling lots — 9.0 m lot frontage = 15 — 11.0 m lot frontage = 13 Number of semi-detached dwellings — 24 Rear lane townhouse dwelling units — 6.0 m lot frontage = 37 Street townhouse dwelling units — 6.0 m lot frontage = 17 — 7.2 m lot frontage = 29 Total dwelling units — 135 Net residential density — 42.4 units per hectare 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Reaional Official Plan - the Durham Regional Official Plan designates the subject lands as Living Areas, which are intended to be used predominantly for housing purposes; - for the lands that front onto Brock Road they are designated as Regional Corridor which are intended to be developed as mixed use areas, which include residential, commercial and service areas with higher densities supporting higher order transit services and featuring a high degree of pedestrian oriented design; - the Region of Durham is currently processing Regional Official Plan amendments for the Duffin Heights Neighbourhood and until these amendments are concluded upon the conformity of the applications with the entire Regional Official Plan is yet to be determined; Information Report No. 19-08 Page 3 64 3.2 Pickering Official Plan - the Pickering Official Plan designates the subject lands as Mixed Use Areas — Mixed Corridors, Urban Residential Areas — Medium Density Areas and Open Space System — Natural Areas; - Mixed Use Areas — Mixed Corridors are intended to be developed for offices, retailing of goods and services generally serving the needs of the surrounding neighbourhoods and residential uses; - the Mixed Use Areas — Mixed Corridors designation requires development to comply with a residential density of over 30 units up to and including 140 units per net hectare and a floor space index of 2.5 FSI; - permissible uses within the Urban Residential Areas — Medium Density Areas designation include, among others, residential uses and community and cultural uses as well as limited office commercial uses; - the Pickering Official Plan establishes a density range of over 30 and up to and including 80.dwelling units per hectare for development within an Urban Residential Area — Medium Density Area; - the proposed development provides a net density of 42.4 units per hectare for the proposed residential development; - for the Urban Residential Area — Medium Density Area land only the density is 39.3 units per hectare and for the Mixed Use Areas — Mixed Corridors lands that are proposed for development the density is 45.5 units per hectare; - the lands that are designated Open Space — Natural Area represent lands that are associated with the valley lands for the Urfe Creek; - permissible uses within land designated Open Space — Natural Area include conservation, environmental protection, restoration and passive recreation; - Schedule 11 of the Pickering Official Plan — Transportation Systems, designates Brock Road as a Type A Arterial Road and a Transit Spine,- - pine,- Type A Arterial Roads are designed to carry large volumes of traffic at moderate to high speeds, have some access restrictions and generally have a right-of-way width ranging from 36 to 50 metres; - Transit Spine are recognized corridors where high levels of transit service is to be encouraged; - Schedule 11 of the Pickering Official Plan also shows both Old Taunton Road and proposed Street "A" as Collector Road; - Schedule 111 of the Pickering Official Plan - Resource Management designates part of the subject lands as Shorelines and Stream Corridors; - Shorelines and Stream Corridors identify lands that may be prone to flooding, slope instability and/or erosion impacts and require an environmental report to be submitted that addresses environmental constraints on the subject property; - the City has adopted the Duffin Heights Neighbourhood Development Guidelines that apply to the subject lands (see Section 3.3); - the Official Plan requires an environmental report be undertaken prior to any development in the Neighbourhood (see Section 3.4); - the applications will be assessed against the policies and provisions of the Pickering Official Plan during the further processing of the applications; Information Report No. 19-08 Page 4 3:3 Duffin Heights Neighbourhood Development Guidelines - the Duffin Heights Neighbourhood Development Guidelines as adopted by City Council on April 22, 2003, are currently being reviewed and its anticipated that revisions to the existing Guidelines will follow the amendment to the Official Plan to implement the Environmental Servicing Plan; - the current Guidelines establish guiding principles to create a cluster of separate but linked nodes of residential centred around a mixed use corridor; - the subject lands form part of one of the linked residential nodes; - the applications will be assessed against the Duffin Heights Neighbourhood Development Guidelines during the further processing of the applications; 3.4 Duffin Heights Environmental Servicing Plan - the City of Pickering Official Plan requires the completion of an Environmental Servicing Plan (ESP) prior to approving any detailed development plans; - the Duffin Heights landowner's group has undertaken the ESP; - the ESP reviewed the road patterns and land use designations along with the review of the environmental and servicing considerations; - the ESP recommends amendments to both the Region and City Official Plans that includes changing land use designations and road designations; - the Duffin Heights Landowner's Group has made an application to the Region of Durham to amend it's Official Plan to delete two segments of Type C arterial roads in Duffin Heights and to realign the future extension of Valley Farm Road, a Type C arterial road north of the Third Concession Road; - it is anticipated that the City will initiate an Official Plan Amendment to reflect the policy changes required to implement the ESP recommendations; 3.5 Zoning By-law 3037 - the subject lands are currently zoned "A" — Agricultural Zone by Zoning By-law 3037; - the existing zoning permits a range of agricultural uses, one detached dwelling, some recreational and community uses, and selected agricultural commercial uses; - an amendment to the zoning by-law is required to allow the development of the proposed plan of subdivision; - the applicant has requested an appropriate zone that would permit the proposed development. 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments - no resident comments have been received to date; Information Report No. 19-08 4.2 Agency Comments Page 5 66 - the following agencies or departments advised they have no objection to the applications: Durham District School Board; Enbridge Pipelines; Veridian Connections; Enbridge Gas Distribution (see Attachments #3 to #6); 4.3 Staff Comments in reviewing the applications to date, the following matters have been identified by staff for further review and consideration: • we anticipate Council's endorsement of the ESP and changes to the City's Official Plan and Development Guidelines; therefore these applications will require review with the new Official Plan policies and guidelines; • ensuring that the proposed development is compatible with, and, sensitive to, existing surrounding development and provides appropriate tree preservation and/or Natural Heritage Compensation; • reviewing the applications in terms of its level of sustainable development components; • concluding arrangements respecting the provisions of appropriate stormwater management facilities to service this development; • concluding early construction by developers of the north -south collector road (William Jackson Drive) from the subject lands southerly to ensure appropriate traffic patterns for the neighbourhood is provided; • ensuring the proposed road design, lotting pattern, mixed use block and housing variety and mix are the most appropriate for the subject lands; • securement of appropriate arrangements for the construction of trails and a future village green by developers on lands owned by ORC and on the Old Taunton road allowance; • reviewing the layout of the draft plan as it relates to the abutting property that is zoned for an automobile service station with a car wash to ensure there will be sufficient separation so any conflicting land use impacts can be appropriately mitigated; • reviewing supporting technical submissions and reports to ensure that adequate information is provided, that technical requirements are met and that the proposed development design does not impact on the ability of abutting properties to develop in an appropriate fashion; the Planning & Development Department will conclude its position on the applications after it has received and assessed comments from the circulated departments, agencies and public an d the conclusion of the official plan amendment applications that effect the Duffin Heights Neighbourhood. Information Report No. 19-08 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 you wish to be notified of Council's decision regarding'either the proposed plan of subdivision or zoning by-law amendment application, you must request such in writing to the City Clerk; - if a person or public body that files an appeal of a decision of the City of Pickering in respect of the proposed draft plan of subdivision and/or zoning by-law amendment, does not make oral submissions at the public meeting or make written submissions to the City of Pickering before the draft plan of subdivision application is considered for approval, or before the zoning by-law is passed, the Ontario Municipal Board may dismiss all or part of the appeal; - if you wish to reserve the option to appeal Council's decision of the proposed zoning by-law amendment application, you must provide comments to the City before Council adopts any by-law for this proposal. 6.0 OTHER INFORMATION 6.1 Appendix No. I list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing the report; 6.2 Information Received full scale copies of the applicant's submitted plan and reports are available for viewing at the offices of the City of Pickering Planning & Development Department including: the draft plan of subdivision; Phase I Environmental Site Assessment, prepared by Geo -Canada, dated December 2007; the need for additional information and/or addendums to submitted reports will be determined through the review and circulation of the applicant's current proposal; Information Report No. 19-08 6.3 Owner / Applicant Information the owners of the subject lands are Lebovic Enterprises the applications have been submitted by Glen Easton Limited on behalf of Lebovic Enterprises Limited; Lloyd Cherniak represents Lebovic Enterprises Limited. eo'�W Ross Pym MCIP, RPP Principal Planner— Development Review RP:cs Attachments Copy: Director, Planning & Development Page 7 6 Limited; of Sernas Associates Lynda Taylor, MCIP, PP Manager, Development Review APPENDIX NO. I TO INFORMATION REPORT NO. 19-08 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) Durham District School Board (2) Enbridge Pipelines (3) Veridian Connections (4) Enbridge Gas Distribution COMMENTING CITY DEPARTMENTS (1) none received to date ATTACHMENT# -...TO INFORMATIONREPO}7f# LI"011L 70 TAUNTpN r — .a rt� O h... l �0 -- A J <P 0 0 SUBJEC a PROPER MACPHERSON y CONTRACTING U LTO. O tt m L RT F n� FF cvirvrotc c MUNICIPAL OPERATIONS CENTRE n sex swcn City of Pickering Planning & Development Department PROPERTY DESCRIPTION CON 3 PT LOT 18, 40R19005 PART 1 OWNER Lebovic Enterprises Limited DATE AUG.12, 2008 DRAWN BY JM FILE No. SP2008-08, A016/08 SCALE 1:5000 CHECKED BY RP N c Te rane[cEnterprivee Inc. antl Ile vuppliere. NI righ,,Not fl --d. Nvto/$urvv c plan o/ —� c,,. c 2005 MPPC onE Ila fupplivrv. All ri I.le Reeervvtl. o plan . PN -15 APPLICANT'S SUBMITTED DRAFT PLAN OF SUBDIVISION 71 SP 2008-08 & A 16108 - LEBOVIC ENTERPRISES LIMITED r-----.- � j ATTACHMENT# a TO INFORMATION REPORT# ' D o' OLD TAUNTON ROAD N THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN, AUGUST 12, 2008. `, SCy Go U3 a 4e `�tw.Qi[ey `�ducolio,v God<uy- (av Gonvozsorw Facilities Services 400 Taunton Road East Whitby, Ontario L1R2K6 Telephone: (905) 666-5500 1-800-265-3968 Fax: (905) 666-6439 ,1 TRCNMENT#-3--TO �q� c •;,nnart7NREPORT#—Zf� August 20, 2008 @ e /e,V D n p�UG NG The City of Pickering 1Y OF PECE opMEN Planning Dept., Pickering 7�TMEN� One The Esplanade Pickering, ON L1V 6K7 Attention: Mr. Ross Pym Dear Mr. Pym, RE: Draft Plan of Subdivision SP -2008-08 Zoning By-law Amendment Application A 16/08 Lebovic Enterprises Limited Part of Lot 18 Concession 3 City of Pickering Staff has reviewed the information on the above noted application and has the following comments... Approximately 66 elementary pupils and 27 secondary pupils could be generated by the above noted application. 2. It is intended. that any pupils generated by the above noted plan be accommodated within existing school facilities. Under the mandate of the Durham District School Board, staff has no objections. Yours truly, /0-1 Anne Dobos, Senior Planner /J PROPLA N! DA 7A I ANG LSUBISP2 008- 08, DOC 72 Aug. 18, ZUUd II:ZdAIVI tnorldge ripeiines Inc. Enbridge Pipelines Inc. ATTACHMENT#—�LTO 801 Upper Canada Drive INFORMATION REPORT# / g -o 0 P.O. Box 128 7 7J Sarnia; Ontario N7r7H8 `°°crier N7w1A3> RECEIVED FAX: 905.4207648 City of Pickering Planning & Development Dept. Pickering civic Complex One The Esplanade ' Pickering, ON L1 V 6K7 Attention: Mr. Ross Pym AUG 1 8 2008 CITY OF PICKERING PLANNING &.DEVELOPMENT DEPARTMENT IVU, 0JUG r. i August 18, 2008 File No, 73.11 Pickering/Durham Re: DraftPlan of Subdivision SP -2008-08 Part Lot 18, Con.3, City of Pickering, Region of Durham Dear Mr. Pym, Enbridge Pipelines Inc. (Enbridge) operates one 762mm diameter pipeline contained in an 18.3m wide right-of-way/easement north of the railway right-of-way. Enbridge does not have any comments or concerns with regards to the proposed development. Please call if you have any questions. Yours truly; 0", k 4.) cWtax-," Ann Newman CET Crossings Co-ordinator, Eastern Region nirerl I ine•. 519 339.0503 - - office: 519-339-0500 SEP -09-2008 TUE 04;08 PM veridian FAX N0, P. 02 ATTACHMENT#S TO wFOWATION REPORT# _a CONN I CTO NS DEVELOPMENT APPLICATION REVIEW PROJECT NAME: Lebovic Enterprises Ltd. J ADDRESS/PLAN: Part Lot 15, Concession 3 (Brock Road and Taunton Rond) MUNICIPALITY; Pickering REP NO.: SP -2005-08, A 16/06 SUBMISSION DATE: August 12, 2006 '1'Itc following .is an overview of the general requirements the Applicant is likely to meet in order to obtain a complete electrical power supply system to [Itis site and within the site where subdivision in some form is involved. The comments below arc based on preliminaryinformation only and arc subject to revision, In all cases Vetidian's standard Conditions of Service document sets out the requirements, terns and conditions for the provision of electric service. This review does not constitute an Offer to Connect, 1. Electric service is not currendy available on the road allowance(s) directly adjacent to this property. Servicing will be from Old Taunton Road and from Brock Road — new pole line and Veddian's supply voltage will be at 27,6 W. 2. An Rxpansion will be required. \Teudian's existing distribution facilities must be extended on the road allowance trod/or upgraded in order to reach this project. ExiKiing conditions and municipal requirements will determine whetter this may be overhead, underground, or a conlbinatioa. Within residential develop ntras all such expansions are underground. 3. Individual metering for each unit is required. 4. A high voltage direct buried ducted radial underground cable system is required from the deaignat:ed supply poiut(s) v, transformer location(s) on the property, all at the Applicant's cost. 5. An directional bored underground tend crossing on Old Taunton Road will be requited. The Applicant will be required to complete this work and cover all costs associated widl this requirement. 6, A Servicing Agreement must be signed with Veridian in order ro obtain servicing for this site. 7. The electrical installation(s) from the public road allowance up to due service entrance and :ill metering, arrangements must comply with Vetidiau's requirements and. Specifications and may also be Subject to dic requirements of the Electrical Safety Authority. , S. Prior to obtaining a building permit, the Municipality may require the Applicant to provide evidence of having obtained and accepted no Offer to Connect. 9, Where cranes or material handling equipment or workers must work in proximity to existing overhead woes, where there is risk of contact or coming within die limits of approach, the Applicant shall pay all costs for tine temporary relocation, burial, or other protection df the wires, or whatever other action is deemed necessary by Veridian to provide for worker safety and the security of the electrical system. 74 SEP -09-2008 TUE 04:08 PM veridian FAX N0, P. 03 75 4TTACHMENT#_-,�_ TO .,7rnn'4Tt0Rt REPORT# /`! -O 8 `I. Where cranes or material handling equipment of workers must wo$c in proximity to existing overhead wires, where there is risk of contact or coming within Ilse limit's of approach, the Applicant shall pay all costs for the temporary relocation, burial, or other. protection of the wires, or whatever other action is deemed necessity by Vcridian to provide for worker safety and the security of the electrical system. 10. Landscaping, specifically trees, shrubs, other should be located away From Vesidian's transformer and poleline, lo avoid interference with equipment access, 11. Veridian will not attend scheduled City of Picketing DART Meeting for this Development. 12. Voridian has no objection to the proposed development. Please direct the Applicant to contacl' Veridiau as soon as servicing is contetaplat'ed. Mturicilrality, please foiward a copy of first submission civil design to Veridian. Please note that an Offer to Connect must be completed at least three (3) /sbc (6) months prior t:o the.required electrical servicing date. - Technical Representative: Jordon Young, C.:L'ech. Telephone: Ext. 3242 Pp/df P:\dit'asctl\Ucvclopmanc Appliox ioe Re4w\Piek«ing\2(AA\I.el)evic Enterprises Ltd. -Brock Road and Taunton Road - Draft Plan of SLMivanitJoc Page 2 of 2 Form #LC0002 Veridian Connections Develonment Annlication RPviFm 13 _.. n_._ T..r-. S c 'nn11 ATTACHMENT# L TO INFORMATION REPORT# -0 SEPTEMBER 3, 2008 ROSS PYM, MCIP, RPP PRINCIPAL PLANNER CITY OF PICKERING DEVELOPMENT REVIEW PICKERING CIVIC COMPLEX ONE THE ESPLANADE PICKERING ON L1V 6K7 Dear Sirs: ENBR/DGE 76 ENBRIDGE GAS DISTRIBUTION INC. 500 Consumers Road North York ON M2J 1P8 Mailing Address P.O. Boz 650 Scarborough ON M1K 5E3 RECEIVED SEP 0 8 2008 CITY OF PICKERING PLANNING C DEVELOPMENT DEPARTMENT RE: DRAFT PLAN OF SUBDIVISION SP -2008-08 ZONING BY-LAW AMENDMENT APPLICATION A 16/08 LEBOVIC ENTERPRISES LIMITED PART LOT 18 CONCESSION 3 CITY OF PICKERING Enbridge Gas Distribution requests that the following conditions be included in the subdivision agreement: The developer is responsible for preparing a composite utility plan that allows for the safe installation of all utilities, including required separation between utilities. 2. Streets are to be constructed in accordance with composite utility plans previously submitted and approved by all utilities. 3. The developer shall grade all streets to final elevation prior to the installation of the gas lines and provide Enbridge Gas Distribution Inc. with the necessary field survey information for the installation of the gas lines. 4. It is understood that the natural gas distribution system will be installed within the proposed road allowance. In the event that this is not possible, easements will be provided at no cost to Enbridge Gas Distribution Inc. ATTACHMENT# & To i9 U 77 NIFORMATIONFEPORT# Enbridge also requests that the owner / developer contact our Regional Sales . Development department at their earliest convenience to discuss installation and clearance requirements for main, service and metering facilities. Yours truly, Tony Ciccone Manager, Network Analysis Distribution Planning (416)758-7966 (416) 758-4374 - FAX TC: