HomeMy WebLinkAboutPLN 25-19 MemoP1CKER1 NG
Memo
To: Mayor Ryan and December 9, 2019
Members of Council
From: Catherine Rose
Chief Planner
Copy: Chief Administrative Officer
Director, City Development & CBO
City Clerk
Manager, Development Review & Urban Design
Manager, Capital Projects & Infrastructure
Subject: Planning & Development Committee Meeting of December 2, 2019
Request for Council's Permission to Develop Lands through Land Severance
Marshall Homes
Part of Lot 30, Concession 1 South, and Part 1, Plan 40R-10110
1855 Rosebank Road
At the Planning & Development Committee Meeting of December 2, 2019, during the
consideration of the above -noted request, three area residents requested further clarification
regarding various concerns with the proposal. The table below summarizes the issues raised by
area residents and the applicant's response:
Applicant's response to issues identified by area residents:
Comment/Question from the Public
Applicant's Response
Why were the lots sold prior to the
Lots are not "sold", but Agreements of
consent applicants being approved?
Purchase and Sale have been entered
into by Marshall Homes and potential
purchasers. The Agreements of Purchase
and Sale are conditional on Marshall
Homes obtaining all necessary municipal
approvals, including clearing all
conditions and finalizing the severances.
Pickering Staff Report identifies 13 lots.
Marshall Homes has submitted 12
However, the notice of Consent from the
consent applications to facilitate the
Region of Durham only notes 12 lots.
creation of 12 new lots while retaining one
Why the discrepancy?
lot, and one retained parcel for a net
increase of 12 new lots, resulting in
13 lots for detached dwellings.
City of Pickering Staff Report indicates
that the applicant proposes the lots and
ultimate houses will "generally conform"
to the existing "S1" zoning. Why
"generally"?
The lots and dwellings will comply with all
requirements of the existing "S1" zone,
with the exception of two lots. Lots 8 and
9 have an irregular "pie shaped"
configuration, but are of a size similar to
the other lots zoned "Sr. Note that the lot
area proposed for Lots 8 and 9 exceed
the minimum requirement of the "S1"
zone. Minor Variance applications will be
required to reduce the minimum lot
frontage requirement to 11.3 metres for
Lots 8 and 9.
City of Pickering Staff Report indicates
that the City may impose certain
conditions through a consent application
that could also have been imposed
through a draft plan of subdivision. Which
conditions will be imposed?
The City will impose conditions of
approval related to the following matters:
•
•
•
•
•
•
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Minor Variance approval for Lots 8 and
9 to reduce the minimum lot frontage
requirement to 11.3 metres
Submission of an Environmental
Impact Study, tree
inventory/preservation/compensation
plan, and landscape plan/replanting
plan to the City's satisfaction
Address the City's stormwater
management, drainage, and grading
requirements
Submission of a pre -condition survey
of adjacent properties
Submission of a Construction
Management Plan identifying
temporary fencing, construction
access, dust and noise control and
worker parking area
Cash -in -lieu of parkland
Execution of a development
agreement
Will a Traffic Study be done to address
traffic volumes and safety of area
residents and school children?
A traffic study is not required for this
proposal. The traffic volumes and
movements would have been addressed
at the time when the property was zoned
for residential use.
December 9, 2019
Marshall Homes
Page 2 of 4
Existing sidewalk on Rosebank is to close
and snow clearing is a concern.
As part of this development, the existing
sidewalk along Rosebank Road will be
removed by Marshall Homes and
reconstructed in the standard location.
Relocating the sidewalk will provide for a
wider boulevard to accommodate snow
storage.
There will be noise and dust from
construction
Marshall Homes will need to submit a
Construction Management Plan for
approval by the City. The plan will ensure
any dust and debris from the site is
minimized, and the site is adequately
fenced during construction in accordance
with City's by-laws. In addition, Marshall
Homes will be required to adhere to the
City's noise by-law regarding time of
construction and noise requirements.
Will there be a fence around the site
during construction?
Yes, the development agreement will
require the developer/builder to erect a
temporary fence in accordance with the
City's requirements during construction.
Will upgraded landscaping be provided
along boundaries of the site to buffer the
existing residents from the new
dwellings?
Marshall Homes will be required to submit
a Tree Inventory plan to identify whether
any trees on-site can be preserved. The
applicant has agreed to work with staff and
area residents to plant additional trees
where possible on the subject lands in
addition to a cash -in -lieu compensation.
There is an existing septic system on the
site, what will happen to it?
The septic system will be
decommissioned in accordance with the
Region's Health standards. All of the
proposed lots will be serviced by
municipal sanitary system connections.
Cost/Price of Housing. Will this proposal
reduce property values in the
neighbourhood/area?
Typically, when new houses are built they
are sold at a higher price than existing
homes in the area. In our opinion, the
new sale prices are then used in real
estate research to demonstrate higher
land/home values in the neighbourhood,
and therefore the proposal may raise
land/home values in the neighbourhood.
December 9, 2019
Marshall Homes
Page 3 of 4
On December 9, 2019, the Region of Durham Land Division Committee conditionally approved
Land Division Applications LD 152/19 to LD 163/19, to facilitate the applicant's proposal of 13 lots
for detached dwellings. The Committee imposed conditions of approval that address concerns
related to: stormwater management, grading and drainage, construction management and
mitigation measures, temporary fencing, parkland contributions, tree inventory and preservation,
environmental impact, zoning compliance, driveway access, pre -condition surveys and
landscaping.
Should Council approve of applicant's request to develop the subject lands through the land
severance process, the applicant will commence the preparation of the detailed technical reports
and drawings for the City's review in order to satisfy the conditions of land severance approval.
During the review of the reports and detail design drawings, City staff will continue to work with the
applicant to address any outstanding technical matters.
Should any member of Council require further information, please contact Cody Morrison at
extension 2913.
Original Signed By
Catherine Rose
CM:nwb
J:\Documents\Development\D-3500\2019\LD 152-19 to LD 163\Memos \Memo to council.docx
December 9, 2019 Page 4 of 4
Marshall Homes