HomeMy WebLinkAboutInformation Report 05-06r
001
n
INFORMATION REPORT NO. 05-06
FOR PUBLIC INFORMATION MEETING OF
April 20, 2006
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:, Draft Plan of Subdivision Application — S -P-2005-03
Zoning By-law Amendment Application — A 34/05
Altridge Properties Inc.
(Southwest corner of Twyn Rivers Drive and Altona Road)
Part of Lot 33, B.F.C. Range 3, (40R-5045, Part 1) & Part of Lot 33, B.F.C.
Range 3, (40R-9096, Part of Part 5 & 40M-1515, Blocks 85 & 86)
(1482 — 1484 Altona Road & 1490 — 1498 Altona)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the subject property is approximately 0.75 hectares in size;
- located on the southwest corner of Twyn Rivers Drive and Altona Road
(see Attachment #1 — Location Map);
- the surrounding uses are detached dwelling units to the north, south and east
and an elementary school to the west.
2.0 APPLICANT'S PROPOSAL
- the applicant proposes to establish 10 detached dwelling units fronting onto
one new public street;
- access to the property is proposed from Altona Road;
- all 10 lots will be oriented to face Altona Road (see Attachment #2 —
Proposed Draft Plan);
- minimum lot frontages for this proposal are approximately 12 metres;
- minimum lot depths for this proposal range from 30 metres to 50 metres
approximately;
- the proposed zoning by-law amendment would permit the 10 detached
dwelling units to be constructed, and would set specific zoning standards for
the development to adhere to.
II'n orrmation Report No. 05-06
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
Page 2
- the Durham Regional Official Plan identifies the subject lands as being
designated Living Area, which permits development predominately for
housing purposes;
- the applicant's proposal complies with this designation;
3.2 Pickering Official Plan
- the subject property is designated "Urban Residential — Low Density" within the
Rougemount Neighbourhood;
- this designation permits residential uses and a mix of community, cultural and
recreational uses;
- low density residential development is permitted, up to and including 30 units
per net hectare;
- the proposed development would provide a net density of 13.3 units per net
hectare;
- the applicant's proposal conforms to the applicable Official Plan policies;
3.3 Zoning By-law 3036
- the subject lands are zoned "R3" — Residential Zone by By-law 3036;
- the existing zoning permits detached dwellings with minimum lot frontages of
18 metres and minimum lot areas of 550 square metres;
- an amendment to the zoning by-law is required to allow for the development
of 10 detached dwelling units with lot frontages less than 18 metres.
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
- no written resident comments have been received;
4.2 Agency Comments
- have received written comments from:
• Canada Post;
• Veridian Connections;
• The Durham District School Board;
• Bell Canada;
• Conseil Scolaire De District Catholique Centre -Sud;
4.3 City Comments
- have received written comments from:
0 Development Control (see Attachment #3).
Information Report No. 05-06 C) 0 i Page 3
5.0 STAFF COMMENTS
5.1 Background
- the City acquired land from the subject property during the development of
the surrounding neighbourhood;
- it was anticipated that the lands would be used to connect Richardson Street
to a cul-de-sac extending northwards, east of St. Monica's Separate School,
resulting in lots backing onto Altona Road and Twyn Rivers Drive;
- in 1989 consideration was given to a rezoning application to permit a mixed
use commercial / residential / daycare facility, however the application was
abandoned;
5.2 Applicant's Proposal
- preliminary review of the proposed lot frontage and lot area appears to
indicate compatibility with lots in the neighbourhood;
- the proposed road access from Altona Road isolates the development from
the neighbourhood;
- vehicular and pedestrian connectivity within a neighbourhood is important;
- staff will review the opportunity to connect Richardson Street to the proposed
cul-de-sac;
- consideration will be given to completing the neighbourhood road pattern
using the City owned land, for establishment of a cul-de-sac;
- any road / cul-de-sac location will affect the determination as to whether the
City desires to dispose of its land (the City maintains control of the disposition
of the lands cross hatched on Attachment #2);
- the location, length, and width of a walkway connection to St. Monica's
Separate School must be determined;
- flooding concerns in this area of the neighbourhood have been expressed by
several residents;
- submission of a preliminary grading and drainage plan is required to address
on-site management of stormwater;
- the visual and aesthetic impacts of the proposed rear lots adjacent to Twyn
Rivers will be reviewed in conjunction with any required noise attenuation
fencing;
- the development that is proposed through this application differs from that
shown to staff at the preliminary level and staff requests that the applicant
make arrangements to meet with City staff to review the proposal and
address some of the concerns outlined in this section;
This Department will conclude its position on the application after it has received
and assessed comments from the circulated departments, agencies and the
public.
004
Information Report No. 05-06 Page 4
6.0 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 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 a person or public body that files a notice of appeal of a decision of the City
of Pickering in respect of the zoning by-law amendment does not make oral
submission at the public meeting, or make a written submission to the City of
Pickering 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.
7.0 OTHER INFORMATION
7.1 Appendix No. I
list of neighbourhood residents, community associations, agencies and
City Departments that have commented on the applications at the time of
writing report;
7.2 Information Received
- full scale copies of the applicant's submitted plan are available for viewing at
the offices of the City of Pickering Planning & Development Department;
Information Report No. 05-06 005Page5
7.3 Property Owner.
- the owner of this property is Altridge Properties Inc.;
- the principal of this company is Honeywood Properties Inc.;
GXR:ld
Attachments
Copy: Director, Planning & Development
Lynda aylor, M
Manager, Dev opment Review
006
APPENDIX NO. 1 TO
INFORMATION REPORT NO.05-06
COMMENTING RESIDENTS AND LANDOWNERS
(1) no written comments from residents or landowners have been received to date
COMMENTING AGENCIES
(1) Canada Post
(2) Veridian Connections
(3) The Durham District School Board
(4) Bell Canada
(5) Conseil Scolaire De District Catholique Centre -Sud
COMMENTING CITY DEPARTMENTS
(1) Planning & Development Department
(2) Development Control
ATTACHMENTi#-L-TOJ���� 007
i+,?�t: MI-MATIm REP®RT#.�t�.
■__ %IIIIIIIIIII ■i .
� D`�������pp������1•
11►I ��\111111111 �■
=
� � : ����
�
�/1111111 111111
—
�,■�����♦
■ WA����������
.-
-iii
i�������_-:■ . ,.::....
-�
��
�
;:;
■
............
_ •
11111.�;1111mill1111111:-: _
�/11111111 �11111111111111� -
— �
■
X111111111 — �IIIIIIIIIIIIII
loll■
■ �� ■%111111111: �
��������,�, �
City of Pickering
& Development Department
PROPERTY DESCRIPTION PART
OWNER ALTRIDGE PROPERTIESpill
.. ,..
ATTACWMENT# , TO
IRIFORMATION REPORT# 65-0%
L Q 8 INFORMATION COMPILED FROM APPLICANT'S SuBMITTED PLAN
ALTRIDGE PROPERTIES INC
SP -2005-03 & A 34/05
ST. MONICA'S
ELEMENTARY SCHOOL
CITY
OWNED
LANDS
TWYN RIVERS DRIVE
45.89
® w
w
47.52
O W
w
48.57
in -
48.88 nw
u
w
48.88
67.19
o
a
O
,I
N Z
-i O
'm J
m
D
ONE STOREY
BRICK DWELLING
_
TO BE DEMOLISHED
F u svtr COP/ES O N/E APP(IdNrs
SUSUII 0 PUN ARE AVAI(AB1E FOR WE NO Ar
INE CITY OF PICKER/NO P N/NG & OEVELOPMENr OEPARIMENr.
NOS MAP WAS PROOUCEO Or INE CrY OF PICKERINC
PUNNING & OEVEIOPMENr OEPARIMENr.
INFORwA & suP Rr sfRw ..
MARCH Z. 2X6.
ATTACHMENT#-3TO
iNIROR`hAT!ON REPORT# =_.6 (
PLANNING & DEVELOPMENT DEPARTMENT
To EA uWC_►O A
April 4, 2006
To: Geoff Romanowski
Planner II
From: Robert Starr
Supervisor, Development Control
Subject: Draft Plan of Subdivision S -P-2005-03
Zoning By-law Amendment Application A 034/05
Altridge Properties Inc.
Part of Lot 33, B.F.C. Range 3, (40R-5045, Part 1) &
Part of Lot 33, B.F.C. Range 3, (40R-9096, Part of Part 5 & 40M-1515,
Blocks 85 & 86)
Altona Road (1482 — 1484) & (1490 — 1498)
City of Pickering
We have reviewed the above -noted application and provide the following comments:
1) Street "A" should not be permitted to access onto Altona Road. The development of
this property should only occur as part of the extension of Richardson Street.
Richardson Street presently ends with a temporary turning circle condition as it was
anticipated to be extended in the future. Property was conveyed to the City for
future road as a condition of that draft approval, and as a condition of the approval
of lots to the south. Development should not be permitted to proceed unless this
connection is completed.
2) A storm sewer is not available on Altona Road. Street "A" is required to connect to
the existing storm sewer on Richardson Street.
Downstream cost sharing for the existing trunk storm sewer will also be identified
for this development.
3) Connecting Street "A" to Richardson Street and maintaining Street "A" adjacent to
Altona Road is possible; however, relocating street "A" to the proposed extension
of Richardson Street (Fawndale Road) on those parts of lands already provided for
future road creates a better connecting to the school.
There is an existing sidewalk on the north side of Richardson Street that would
connect directly to a sidewalk proposed on the west side of street "A". This would
also provide a direct connection to the walkway that is between Littleford Street and
INFORMATION REPORT#sG1.�
OIQ,ng By-law Amenc.p gent Application A 034/05 April 4, 2006
Altridge Properties Inc.
Page 2
Richardson Street. This design requires only the maintenance of a sidewalk, where
the other option would require a longer sidewalk and another walkway connection.
Although rear yard fencing (noise fence) would be required adjacent to Altona
Road, this is similar to previous development on Altona Road south of Sheppard
Avenue / Twyn Rivers Drive.
4) A geotechnical report will be required.
5) The City will need to be satisfied with regard to stormwater quality.
6) Applicant/owner will need to enter into an agreement with the City to address such
matters as, but not limited to, engineering plans, roads, services, stormwater,
utilities, sidewalks, street lighting, fencing, lot grading securities, insurance,
driveway aprons, tree planting, etc.
7) Cost sharing for downstream storm sewer oversizing and/or quality control
measures will be addressed in the Subdivision Agreement.
8) A Tree Preservation Plan will be required.
9) A Boulevard Tree Planting Plan will be required.
10) All easements required by the City for stormwater management purposes must be
provided.
11) A Construction Management Report is required. It must address such items as
erosion and sedimentation control, mud and dust control on site and on the
adjacent site during all phases of construction, hours of work, material stockpiles,
storage of materials, servicing supplies, building supplies, construction vehicles,
construction access, fencing temporary and permanent.
12) City of Pickering has recently passed a By-law restricting the placing and/or
removal of fill and/or topsoil. A copy of that By-law No. 6060/02 is provided with
these comments and should be forwarded to the applicant for their information.
/�_
Robert Starr
RS:jlm
J:N sumaN�N�vJgmml CM�NIIOBSRMXMwmo�Ypp4tllwutlaMp �mmEmml4l�Lp� Propeelln Nc..<m
Copy: Coordinator, Development Approvals
Technician, Development Approvals