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Home My WebLink AboutInformation Report 26-05031 INFORMATION REPORT NO. 26-05 FOR PUBLIC INFORMATION MEETING OF January 19, 2006 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Zoning By-law Amendment Application A 25/05 974735 Ontario Inc. 3880 Kinsale Road Part of Lot 3, Concession 6 (Now RP 40R-23226 Parts 2 & 3) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the subject lands are approximately 2.64 hectares.in size, and located on the west side of Kinsale Road, north of Highway No. 7 in the Rural Hamlet of Kinsale (see Attachment #1 — Location Map); - the site is surrounded by agricultural land uses to the north and west, and is adjacent to residential land uses to the south and to the east; - a tributary of Lynde Creek abuts the subject lands to the west; - a conceptual plan showing the proposed future division of the subject property is provided for reference, (see Attachment #2 — Applicant's Submitted Conceptual Plan). 2.0 APPLICANT'S PROPOSAL the applicant proposes to amend the existing agricultural zoning of the subject lands to an appropriate hamlet residential zoning to permit the development of ten future residential lots fronting on to Kinsale Road; the following chart outlines the frontage and area of the proposed residential lots: 032 Information Report No. 26-05 Lot Frontage Area Severed Lot — LD 258/05 39.1 metres 0.30 hectares Lot 1 Severed Lot — LD 259/05 35.0 metres 0.25 hectares Lot 2 Severed Lot — LD 260/05 35.0 metres 0.26 hectares Lot 3 Severed Lot — LD 261/05 35.0 metres 0.29 hectares Lot 4 Severed Lot — LD 262/05 35.0 metres 0.26 hectares Lot 5 Severed Lot — LD 263/05 38.0 metres 0.25 hectares Lot 6 Retained Lot (Lot 7) 47.1 metres 0.26 hectares Severed Lot — LD 264/05 50.8 metres 0.27 hectares Lot 8 Severed Lot — LD 265/05 49.2 metres 0.24 hectares Lot 9 Retained Lot (Lot 10) 50.8 metres 0.23 hectares Page 2 - a conceptual plan showing the proposed future division of the subject property is provided for reference (see Attachment #2 — Applicant's Submitted Conceptual Plan). 3.0 BACKGROUND - this application is the second component within a two -staged approach that the applicant has pursued for the purposes of creating ten lots for hamlet residential development on the subject lands; - Stage 1 consisted of three planning processes: • the applicant received permission from City Council to allow the division of the subject lands by land severance rather than by Draft Plan of Subdivision for future hamlet residential development by resolution on May 3, 2004 in accordance with Section 15.26(b) of the City's Official Plan; • approval of land severances were obtained from the Land Division Committee on April 19, 2004, to sever two vacant hamlet lots from a retained lot (LD 11/04 to LD 12/04); the requested zoning amendment is for these two parcels; • approval of a minor variance was granted by the City of Pickering's Committee of Adjustment to permit the establishment of a minimum 20 metres lot frontage for the retained parcel of the above-mentioned severance applications (P/CA 4/04); Information Report No. 26-05 Page 3033 - Stage 2 consists of two planning processes: • land severance applications were submitted to the Durham Region Land Division Committee for the further division of the subject lands (Region of Durham files LD 258/05 to LD 265/05); these applications were TABLED by the Land Division Committee on November 14, 2005, until outstanding issues have been resolved with the Central Lake Ontario Conservation Authority; • the enactment of a zoning by-law changing the existing rural agricultural zoning to an appropriate hamlet residential zoning category. 4.0 OFFICIAL PLAN AND ZONING 4.1 Durham Regional Official Plan - identifies the subject property as being designated Rural Settlements — Hamlet,- - amlet,- identifies hamlets as the predominant location for Rural Settlement; - Rural Settlement areas permit the establishment of commercial, residential, community and recreational uses; - the proposal appears to conform to the Durham Region Official Plan; 4.2 Pickering Official Plan - identifies the subject lands as being designated Rural Settlements — Rural Hamlets and Hamlet Residential within the Kinsale Settlement Area; - this designation permits residential, employment, commercial, community, cultural and recreational; - identifies rural hamlets as the primary focus for new growth and development in rural areas (both for residential and other complementary and support facilities); - City Policy for Rural Settlements: • states that Council shall zone lands designated Rural Settlements in accordance with the provisions specified in the Rural Settlement Plan; • encourages new development to enhance a range of housing choice in the settlement and to be innovative in relation to compact form, water usage and sewage disposal; • requires all new development, whether on individual or communal water and sanitary services, to be based on appropriate technical services, protection of the natural environment, the protection of nearby property owners, and compliance with Provincial and Regional standards; - the proposal appears to conform to the Pickering Official Plan; 034 Information Report No. 26-05 Page 4 _ 4.3 Kinsale Settlement Area - Kinsale is recognized as a priority area for rural growth and development; 4.4 Zoning By-law 3037 - the subject property is zoned "A" — Rural Agricultural Zone which permits agricultural uses, including a detached dwelling; - the minimum required lot area and frontage in this zone are 0.8 hectares and 60 metres, respectively; a zoning by-law amendment is required to permit the development on smaller lots than the agricultural zoning of up to ten residential dwellings on the subject lands; - the applicant has requested an appropriate zoning designation that would permit hamlet residential development. 5.0 RESULTS OF CIRCULATION 5.1 Resident Comments - residents' comments received to date outlined the following concerns: • whether the quality and level of existing well water will be adversely affected as a result of introducing ten additional dwelling units; • the adequacy of access and egress onto Highway No. 7 from additional southbound movements generated by potential new traffic; (see Attachment #3); 5.2 Agency Comments Regional Municipality of Durham Planning Department Enbridge Gas Distribution Inc. - requests permission to obtain additional information from the applicant's geotechnical consulting engineer and the submission of a Record of Site Condition to the Ministry of the Environment to the satisfaction of the Region (see Attachment #4); - no easements are required as all of the natural gas distribution will be installed within the proposed road allowance request that conditions be imposed in a development agreement in accordance with their letter dated November 17, 2005, (see Attachment #5); - Information Report No. 26-05 Page 5 035 5.3 Staff Comments - in reviewing the application to date, the following matters have been identified by staff for further review and consideration: • the compatibility and the appropriateness of the proposed use with the surrounding area; • the determination of the appropriate zoning standards for hamlet residential; • the evaluation of the effect of establishing up to ten residential dwellings on the abutting Natural Areas of the City's Open Space System; • the evaluation of the hydrological report submitted with the application; • the examination of this application to ensure that it is consistent with the polices of the 2005 Provincial Policy Statement; - this Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies and the public. 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 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 decision regarding this proposal, you must request such in writing to the City Clerk. 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 - copies of the Applicant's Submitted Plans and Reports are available for viewing at the offices of the City of Pickering Planning & Development Department, including: 036 Information Report No. 26-05 Page 6 • Plan of Survey of the subject property, prepared by H.F. Grander Co. Ltd., Ontario Land Surveyor, dated December 22, 2004, which shows the dimensions and elevations; • Construction Sketch Plan, by H.F. Grander Co. Ltd., Ontario Land Surveyor, dated December 22, 2004 showing ten proposed building lots with lot area calculations included; • Phase I and II Environmental Site Assessment, prepared by Jagger Hims Limited Environmental Consulting Engineers, dated June 2002; • Rural Servicing Feasibility Study Proposed. Residential Development Severance prepared by Jagger Hims Limited Environmental Consulting Engineers, dated July 2005; • Rural Servicing Study Proposed Residential Subdivision, prepared by Jagger Hims Limited Environmental Consulting Engineers, dated September 2005; - the need for additional information will be determined through the review and circulation of the applicant's current proposal; 7.3 Property Owner The owner of 3880 Kinsale Road is 974735 Ontario Inc. The Principal of 974735 Ontario Inc. is Robert Lennox. The agent for this application is Valerie Cranmer from Valerie Cranmer & Associates. Rick Cefaratt Planner II RC:jf Attachments Copy: Director, Planning & Development Lynda Taylor,RPP Manager, Development Review 037 APPENDIX NO. I TO INFORMATION REPORT NO. 26-05 COMMENTING RESIDENTS AND LANDOWNERS (1) John R. Ward, 3297 Highway No.7 COMMENTING AGENCIES (1) The Regional Municipality of Durham Planning Department (2) Enbridge Gas Distribution Inca COMMENTING CITY DEPARTMENTS (1) none received to date ATTACHMENT#L—T® 6 OS INFORMATIONREPORT# — 0 0 SUBJECT LANDS w Q LnJ z Y 7 HIGHWAY 0 a 0 w J D 7 Q City of Pickering Planning & Development Department PROPERTY DESCRIPTION CONCESSION 6, PART LOT 3, 40R-23226, PARTS 1, 2, & 3 OWNER 974735 ONTARIO INC. DATE OCT. 13, 2005 DRAWN BY JB FILE No. A 25/05 SCALE 1:5000 CHECKED BY RC N PN -RUR ATTACHMENT# TO INFORMATION REPORTO-2 INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN A 25/05 - 974735 ONTARIO INC. C/O R. LENNOX CONCESSION 6 LOT 3 PART 1 40R-23226 11.7 L E LOT 1 e n X � 70.6m E F LOT2 „I 11.7m ---- 72.4m I I I LOT ---- I I B0.4m $ I LOT 4 m I I I ---- Bt.7m I I LOT 5 " lo 70.5mI w _ — — I - m LOT6la w Z 60.6. IY I LOT E I ---- P I SS 8m 59.8m I ---- I E LOT 10 E I I ---- 55.9m LOT 9 n ai ~ LOT 8 77.4m 039 . f THIS MAP WAS PRODUCED BV THE CITY OF PICKERING PLANNING 8 DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPINGAND DESIGN, OCTOBER 13.2005. M ATTACHMENT# 3 TO INFORMATION REPORT# /9-0 VE! OPP ' (iVl''ii4 November 24, 2005 To: Debi A- Bentley City Clerk City of Pickering 1 The Esplanade Pickering, Ontario LIV 6K7 Fax: 905-420-9685 Phone: 905-420-4660 To: Rick Cafaratti Fax: 905-420-7648 Phone: 905-420-4617 SUBJECT: ZONING BY-LAW AMENDMENT APPLICATION # A-25/05 RE: 3880 I{INSALE RD., KINSALE Dear Ms. Bentley: My name is John Ward and I reside at 3290 Hwy. 7 in Kinsale, which is located on the North West corner of highway 7 and Kinsale Road. Basically, I am not in opposition to the proposed development, but T, would like to have assurances regarding the following: 1. WELL WATER— We bought the house in 1986 and for many years the water level was 18-22 feet. Over the past 4-5 years, it has dropped to about 12-15 feet but we have never run. out of water. Since 1986 we have had many water tests done by the health Department which, at certain times of the year revealed slight contaminatio).r. Thus, our number one concern is a) Can we be assured that with ten more homes being built on. Kinsale Road, the water level will be maintained and-, b) will the quality of the water not be affected? 2. INGRESS/EGRESS TO HWY, 7 — Whilst this does not affect me directly, I feel that in fairness to the existing Kinsale Rd. residents and the new incoming residents, the matter should be addressed. ATTACHMENT# : T® INFORMATION REPORT# -- 0 -oS Page.../2 To enter Hwy. 7 from Kinsale Rd. or Audley Rd, during the rush hours, is to say the least, "A dangerous nightmare". A wait of 2-4 minutes at this intersection is commonplace and is often followed by the sounds of squealing tires and horn blasting. Witness to my latter remarks can easily be. substantiated by observing the tire marks on the road between Lakeridge Rd. and Balsam Rd. Within this section, the speed limit is 80k but, needless to say, many are driving at 90-100k. Due to a prior commitment, I will not be able to attend the meeting on December 15, 2005, but would appreciate these concerns being addressed and being advised of same. Yours Sincerely, John R. Ward 3290 Hwy. 7 Pickering, Ontario Lly 1C8 Telephone: 905-655-4267 Fax: 905-655-8001 /=/3 k- yo5 - ej- 3 s'--- S 3 S R 041 q November 22, 2005 ATTACHMENT#�TO 1 .. 042 2 INFORMATION REPORT# 2Y, Rick Cefaratti, Planner II Pickering Civic Complex One The Esplande Pickering, Ontario L1V 6K7 Mr. Cefaratti: The Regional Re: Zoning Amendment Application A25/05. Municipality Owner: 974735 Ontario Incorporated of Durham Location: 3880 Kinsale Road Planning Department Part Lot 3, Concession 6; 40R-23226 Parts 2 and 3 605 ROSSLAND ROAD E Municipality: Clarington 4 T FLOOR P.O. BOX 623 The Phase I and II Environmental Site Assessment by Jagger Hims Limited, prepared WHITBY, ON LIN 6A3 for Robert Lennox on the above -noted property states that "any use which a third party makes to this report, or an reliance on or decision made based on it are the p y Fax: (905) 666-6208 Fax: 905) 6 6 E-mail: planning@ responsibility of such third parties". To provide an effective analysis of this application region.durham.on.ca the Region must evaluate the development based on the environmental study. Please have the applicant provide permission from Jagger Hims Limited to the Region to utilize vn .region.durham.on.ca this study for our commenting process. A.L. Georgieff, MCIP, RPP Commissioner of Planning Additionally, in accordance with Regional Council policy, the completion of a Phase II ESA requires the submission of a Record of Site Condition to the Ministry of the Environment. This condition must be completed to the satisfaction of the Region. If you have any questions, please do not hesitate to contact me. OCA Y)i } Dwayne Campbell, Planner Current Operations Branch cc: 974735 Ontario Incorporated Jagger Hims Limited "service Excellence for 6urCommunities" ATTACHMENT# 5 TO INFORMATION REPORT# 026 -O 5 0 4 3 NOVEMBER 17. 2005 DEBI BENTLEY CITY OF PICKERING PICKERING CIVIC COMPLEX ONE THE ESPLANADE PICKERING ON L1V 6K7 Dear Sirs: RE: 974735 ONTARIO INC 3880 KINSALE ROAD ENBRIDGE GAS DISTRIBUTION INC. 500 Consumers Road North York ON M2J 1 PB Mailing Address P.O. Box 650 Scarborough ON M1 K 5E3 i ! t Enbridge Gas Distribution requests that the following conditions be included in the subdivision agreement: The developer is to co-ordinate the preparation of an overall utility distribution plan to the satisfaction of all effected authorities. 2. Streets are to be constructed in accordance with the municipal standards. 3. The developer 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 Gas Distribution. 4. All of the natural gas distribution system will be installed within the proposed road allowances therefore easements will not be required. I truly, Randy Wilton Manager, Network Analysis Distribution Planning (416) 758-7966 (416) 758-4374 - FAX RW:bs