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HomeMy WebLinkAboutPLN 04-24Report to Planning & Development Committee Report Number: PLN 04-24 Date: March 4, 2024 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. (1939 Altona Road) Recommendation: 1. That Zoning By-law Amendment Application A 02/21, submitted by Highcastle (1939 Altona Rd.) Inc., to facilitate a residential condominium development consisting of a mix of townhouse units, be approved, and that the draft Zoning By-law Amendment, as set out in Appendix I to Report PLN 04-24, be finalized and forwarded to Council for enactment; and 2. That Draft Plan of Subdivision Application SP-2021-01, submitted by Highcastle (1939 Altona Rd.) Inc., to establish a development block to facilitate a residential condominium development; an open space block, a road widening block, a reserve block and a public street to complete Sparrow Circle, as shown in Attachment 3 to Report PLN 04-24, and the implementing conditions of approval, as set out in Appendix II, be endorsed. Executive Summary: The subject lands are situated at the northeast corner of Altona Road and Sparrow Circle, immediately south of the hydro corridor in the Highbush Neighbourhood (see Location Map and Air Photo Map, Attachments 1 and 2). In 2021, Highcastle (1939 Altona Rd.) Inc. submitted applications for a Zoning By-law Amendment, Draft Plan of Subdivision, and Draft Plan of Condominium to facilitate a residential condominium development. The initial proposal was for 48 stacked townhouse dwellings and 13 street townhouse dwellings. This proposal included the lands at the northwest corner of Altona Road and Sparrow Circle, which the applicant does not own (see Original Conceptual Plan, Attachment 4). The proposal was revised to exclude the lands not owned by the applicant, and reduce the total number of units from 61 to 57. This involved removing three stacked townhouse units and one street townhouse unit (see Current Conceptual Plan, Attachment 5). Several other refinements were made, such as eliminating the westerly vehicular access to Sparrow Circle and providing a secondary emergency access to Altona Road, increasing the minimum building setback from existing residential dwellings, and enlarging the common amenity area. PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 2 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. City Development staff support the revised plan, as it aligns with the policies of the City’s Official Plan. The proposed site layout and design create a logical and orderly development with sufficient parking, on-site amenity space, and a mix of stacked and traditional townhomes. The height, massing and scale of the proposed townhouse units are generally consistent with the range of dwelling types and built form within the established subdivision to the south, enhancing the streetscape along Sparrow Circle. The proposed development ensures the preservation of natural features, both within and adjacent to the subject lands, with required buffers provided, and an open space block to be conveyed to the Toronto and Region Conservation Authority (TRCA) for long-term protection. Accordingly, staff recommends that Council approve Zoning By-law Amendment Application A 02/21 and Draft Plan of Subdivision Application SP-2021-01, including the conditions of draft plan approval. Relationship to the Pickering Strategic Plan: The recommendations in this report respond to the Pickering Strategic Plan Priority of Advance Innovation & Responsible Planning to Support a Connected, Well-Serviced Community. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. Discussion: 1. Background 1.1 Property Description The subject lands are located at the northeast corner of Altona Road and Sparrow Circle, immediately south of the hydro corridor within the Highbush Neighbourhood (see Location Map, Attachment 1). The subject lands have an area of approximately 1.068 hectares, with approximately 25.0 metres of frontage along Altona Road. The subject lands currently support a landscaping and tree nursery business and are occupied by a detached dwelling and various accessory buildings, which are proposed to be removed. A 40.0 metre high telecommunications tower is also located at the far northeasterly quadrant of the subject lands and is intended to be removed to facilitate the proposed development. The tree nursery and commercial plantings extend onto the hydro lands immediately to the north. These lands are leased from Hydro One and do not form part of the submitted development applications. The tree nursery will not continue to operate should the subject lands be developed (see Air Photo Map, Attachment 2). PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 3 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. Surrounding land uses include: North Immediately to the north is a Hydro Corridor. Further north is a residential common-element condominium development, consisting of two and three-storey townhouse dwellings, and environmentally sensitive lands owned by the Toronto and Region Conservation Authority (TRCA). East: Abutting the subject property to the east are lands owned by the TRCA that form part of the Altona Forest. South: Abutting the south property line are two remnant parcels that are not owned by the applicant, identified as Blocks 15 and 16 on Plan 40M-1981. These two parcels were created as part of the original plan of subdivision for Sparrow Circle, and were intended to be combined with the subject lands as part of a future development. Across Sparrow Circle is an established residential subdivision, consisting of two and three-storey freehold detached, semi-detached, townhouse and quad-plex dwellings fronting Sparrow Circle, Hummingbird Court, and Chickadee Court. West Across Altona Road are environmentally sensitive lands, owned by Infrastructure Ontario and form part of the Hydro Corridor. 1.2 Applicant’s Initial and Current Proposal Highcastle (1939 Altona Rd.) Inc. has submitted applications for Zoning By-law Amendment, Draft Plan of Subdivision, and Draft Plan of Condominium to facilitate a residential condominium development within the developable portion of the subject lands. The Draft Plan of Subdivision is to create a total of four blocks, which are summarized in the table below (see Submitted Draft Plan of Subdivision, Attachment 3): Block Number Land Area Proposed Use Block 1 0.853 of a hectare Residential development block for standard and common-element condominiums. Block 2 0.061 of a hectare Environmental lands are to be conveyed to the TRCA and rezoned to an appropriate open space zone category. Block 3 0.020 of a hectare Conveyance of a road widening along the entire frontage of Altona Road to the Region of Durham. Block 4 0.001 of a hectare A 0.3-metre reserve is abutting Altona Road. Roads 0.133 of a hectare Completion and conveyance of Sparrow Circle to the City. Total 1.068 hectares PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 4 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. In Block 1, the applicant initially proposed 48 stacked townhouse dwellings and 13 street townhouse dwellings. The initial proposal included the lands at the northwest corner of Altona Road and Sparrow Circle, identified as Block 15, 40M-1981, which the applicant does not own (see Original Conceptual Site Plan, Attachment 4). Following receipt of comments from City staff, external agencies, and members of the public, the applicant revised the proposal to remove the lands not owned by the applicant from the conceptual development and reduce the total number of units (see Current Conceptual Site Plan, Attachment 5). The following refinements have been made to the original proposal: • decreased the total number of dwellings from 61 units to 57 units, which included removing 3 stacked townhouse units and 1 street townhouse unit; • removed the westerly vehicular access to Sparrow Circle through the parcel of land not owned by the applicant; • increased the size of the outdoor common amenity area from 220 square metres to 420 square metres and relocated to a more visible location; • increased the minimum setback between street townhouses and existing residential property located immediately to the south from 0.68 metres to 1.2 metres; • increased setbacks between the proposed stacked townhouse and the private road to provide additional space for landscaping and snow storage; • provided emergency vehicular access to Altona Road through the Hydro Corridor, to the satisfaction of Fire Services; • increased setbacks between townhouse blocks fronting Finch Avenue and Altona Road from 1.5 metres to 2.5 metres; and • increased the minimum driveway length from 5.3 metres to 6.0 metres. The stacked townhouse units are proposed to be three-and-a-half-storeys in height and will have balconies at the front and rear of the buildings as private amenity space (see Conceptual Elevations – Stacked Townhouses, Attachment 6). The street townhouse units are three storeys in height and will have private rear yards as amenity space (see Conceptual Elevations – Street Townhouses, Attachment 7). Resident parking for both the stacked townhouse and street townhouse units is provided at a ratio of two parking spaces per dwelling unit (one parking space within a private garage and one space on a surface driveway). Visitor parking is provided at a rate of 0.25 spaces per unit for a total of 15 parking spaces, located along the north property line. The proposed development will consist of two separate condominium corporations. The tenure of the street townhouses (Buildings A and B) will be a common element condominium and the tenure of the stacked townhouses (Buildings C to F) will be a standard condominium. The applicant has applied for a draft plan of condominium for the common element, which is intended to consist of the private road servicing the street townhouse units and the common amenity area (see Revised Draft Plan of Condominium, Attachment 8). PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 5 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. The common element features include, but are not limited to, the internal private road, internal sidewalks, pedestrian connections, visitor parking areas, outdoor amenity area, landscaped entry feature, community mailboxes and the water meter room. A separate application for a draft plan of condominium (standard condominium) will be required and submitted at a later date, specifically for stacked townhouses. It is contemplated that the private road, outdoor amenity area, and visitor parking area will be mutually shared between the future condominium corporations. Reciprocal easements will be established by providing access to these elements. A mutual use and cost-sharing agreement will be established between the two condominiums to ensure an equitable arrangement regarding the use, long-term care and maintenance of the shared features. In July 2022, an application for Site Plan Approval was submitted. The Site Plan Application S 09/22 was deemed complete in September 2022 and is currently being reviewed by City staff and external public agencies. 2. Comments Received 2.1 Comments received in writing and expressed at the April 22, 2021 Electronic Public Open House Meeting and June 7, 2021 Electronic Statutory Public Meeting An Electronic Open House was held on April 22, 2021, where six participants provided comments. An Electronic Statutory Public Meeting was held on June 7, 2021, where four delegations provided comments. The following is a list of key comments and concerns that were expressed at the Electronic Open House, Statutory Public meeting, and written submissions received: • concerned the proposed development will result in an increase of vehicular traffic along Sparrow Circle, which is already congested; • commented that the proposed development should be accessed solely from Altona Road to minimize the impact on adjacent residents; • commented that the proposed residential units should have a dedicated community mailbox contained within the subject lands to minimize vehicle trips through the neighbourhood to the existing community mailbox; • concerned the increase in traffic from the proposal will cause a safety issue for pedestrians and children along Sparrow Circle; • concerned with the proposed location of the most easterly site access, as it is located directly beside an existing driveway; • questioned whether the development will have an impact on the Altona Forest; • questioned if the location of the proposed dwellings immediately adjacent to the hydro corridor poses a safety concern to future residents; • questioned the volume of vehicles coming from the proposed development; • requested that a sidewalk be installed along Altona Road; PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 6 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. • concerned with the loss of trees and vegetation on the site, specifically the cedar hedge along the south property line; • commented that compensation for the loss of existing trees should be through re-planting on the subject site; • questioned if a landscape buffer between the proposed development and Sparrow Circle would be maintained; • requested plantings be provided along the north property line; • concerned that Block 15, Plan 40M-1981 will no longer be available for landscape open space; • requested the applicant obtain Block 15, Plan 40M-1981 and retain it as public open space for existing and future residents; • concerned the proposed development will result in negative dust, parking and noise from construction; and • questioned how garbage generated from the condominium will be addressed and if there will be a garbage enclosure area. Members of the Planning & Development Committee also inquired about the programming of the common amenity space; whether the existing cell tower will be removed or relocated; if the proposal would provide for on-site tree plantings and plantings within the wetland buffer, and if the applicant plans to provide a wetland assessment, as requested by the TRCA. 2.2 Agency Comments 2.2.1 Region of Durham • no objection to the proposal subject to the conditions of draft approval of the plan of subdivision and plan of condominium (common element) provided; • the proposed development is consistent with the policies of the Provincial Policy Statement that encourage the efficient use of land, infrastructure, and planned public service facilities, as well as policies related to natural hazards and the wise use and management of natural heritage resources; • the applications conform with the objectives of the Growth Plan for the Greater Golden Horseshoe, which encourage more compact complete communities that are compatible with the surrounding community; • the Regional Official Plan (ROP) designates the subject lands as “Living Areas”, which are intended to be used predominantly for housing purposes with a full range of housing options at higher densities by intensifying and redeveloping existing areas, particularly along arterial roads; • the applications will facilitate the intensification of an underutilized site with medium density residential uses in a compact built form at varying heights, and is situated on an arterial road with pedestrian access to transit, which is consistent with the policies of the ROP; PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 7 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. • municipal water supply and sanitary sewer servicing can be provided from the existing watermain and sanitary sewers on Altona Road; • as a condition of approval, the Region requires the applicant to include in the future subdivision agreement all recommended noise measures as noted in the Noise Impact Study; • as a condition of approval, the Region requires the submission of an updated Phase One Environmental Site Assessment and a Record of Site Condition to be filed with the Ministry of Environment, Conservation and Parks; and • as a condition of approval, the Region requires that the applicant convey a road widening adjacent to Altona Road measuring 4.7 metres in width and a sight triangle at the northeast corner of Altona Road and Sparrow Circle. 2.2.2 Toronto and Region Conservation Authority • the subject lands are within a TRCA Regulated Area of the Petticoat Creek Watershed, and a permit is required from the TRCA before any development takes place; • the site is regulated with respect to the Regulatory Floodplain associated with Petticoat Creek to the west, and the buffer associated with a wetland in Altona Forest; • TRCA staff agrees to the development in principle as it is adequately floodproofed to the Regulatory Storm Event; • the City of Pickering’s Fire Services Department has confirmed that safe access could be achieved during the Regulatory Storm Event; • TRCA staff are satisfied with the proposed development limits and the open space block; • the applicant has prepared a Wetland Risk Assessment to the satisfaction of the TRCA, which found that the risk to the off-site wetland as a result of the proposed development is low and that monitoring is not required; • TRCA has no objections to the proposal, subject to the conditions of draft approval of the plan of subdivision and condominium provided, which include conveyance of the open space block (Block 2) to the TRCA for long-term protection and preservation; and • a restrictive covenant shall be placed over the rear yards of lots that abut TRCA lands and shall have the effect of prohibiting the removal of fences and the installation of gates or other access through the fences along the lot line where it abuts TRCA owned lands. 2.2.3 Hydro One • no objection to the proposal, subject to the conditions of draft plan of subdivision provided, which include: • the applicant must make arrangements satisfactory to Hydro One for lot grading and drainage; PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 8 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. • works associated with the proposal must not block vehicular access to any hydro facilities located on the transmission corridor and during construction; there shall be no storage of materials or mounding of earth, snow or other debris on the transmission corridor; and • temporary fencing must be installed along the transmission corridor before construction and permanent fencing must be erected along the common property line once construction is completed; • the applicant will be required to enter into further discussions and associated agreements to obtain access over the Hydro Corridor lands. 2.2.4 Durham District School Board • no objections to the proposal, and • students from this development will be accommodated within existing neighbourhood schools. 2.2.5 Durham Catholic District School Board • no objections to the proposal, and • students from this development will attend St. Elizabeth Seton Elementary School located at 490 Strouds Lane and St. Mary Catholic School located at 1918 Whites Road. 2.3 Comments from City Departments 2.3.1 Engineering Services • no objection to the proposal, subject to the conditions of draft approval provided, and • the owner shall satisfy all requirements, financial and otherwise of the City of Pickering including, among other matters, the execution of a subdivision agreement between the owner and the City concerning the provision and installation of roads, services, grading, drainage, utilities, tree compensation, construction management, cash-in-lieu of parkland, noise attenuation, street lighting, public sidewalks and any other matters. 2.3.2 Fire Services • no objections to the proposed development, and • are satisfied with the emergency connection to Altona Road, subject to the applicant obtaining all required approvals and easements from Hydro One. 2.3.3 Sustainability On September 20, 2022, City Council adopted new Integrated Sustainable Design Standards (ISDS) for all new development in the City to replace the 2007 Sustainable Development Guidelines. The new standards consist of two tiers of performance measures that promote sustainable site and building design. Tier 1 elements would be required for new development applications deemed complete on or after January 1, 2023. PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 9 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. Applications submitted (deemed complete) before December 31, 2022, will continue to follow the 2007 Sustainable Development Guidelines and, at a minimum, achieve a Level 1, or 19 points. Given that the applications for Zoning By-law Amendment, Draft Plan of Subdivision and Condominium were received in 2021 and the application for Site Plan approval was received in 2022, before the new standards were enacted, the 2007 guidelines apply. Sustainability staff have reviewed the Sustainable Development Report/Checklist, prepared by GHD, dated January 2020, and further revised on September 6, 2022, which is based on the Draft Sustainable Guidelines approved in 2007. Sustainability staff have no objection to the approval of the proposed Zoning By-law Amendment application to facilitate the proposed development. The applicant has noted that the proposal aims to achieve a total of 28 points (Level 2), which exceeds the minimum Level 1 (19 points) required. The applicant has identified the proposal will include the following optional sustainability elements: • use of permeable pavement to capture and infiltrate run-off; • provide native and drought tolerant landscape plantings; and • provide green upgrades to the future purchasers of each unit such as energy-efficient appliances. Sustainability staff are satisfied that the proposal complies with the Draft Sustainable Guidelines approved in 2007. The final sustainable design features to be incorporated into the development will be presented to the Site Plan Review Panel for their feedback before the Director, City Development & CBO issues site plan approval. 3. Planning Analysis 3.1 The proposed development falls within the permitted density range The subject lands are located within the Highbush Neighbourhood and are designated “Urban Residential Areas – Medium Density Area”, which provides for housing and related uses. This designation permits a net residential density of over 30, and up to and including 80 units per net hectare. The applicant’s proposal will result in a residential density of approximately 68 units per net hectare, which falls within the permitted density range, and is consistent with the existing subdivision immediately to the south, which is also designated medium density. 3.2 The proposal is compatible with the character of the surrounding neighbourhood The Official Plan states that in establishing performance standards, regard shall be had to protecting and enhancing the character of established neighbourhoods by considering matters such as building height, yard setbacks, lot coverage, access to sunlight, parking provisions and traffic implications. The Official Plan also states that where new development is proposed within an existing neighbourhood or established area, City Council shall encourage building design that reinforces and complements existing built patterns such as form, massing, height proportion, position relative to the street, and building area to site ratio. PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 10 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. The established residential subdivision to the south consists of a mix of detached, street townhouse, semi-detached and quad-plex dwellings, ranging between two and three-storeys in height, fronting onto public and private condominium roads. To implement the proposed development, the applicant is proposing site-specific zoning standards. Attachment 9 to this report provides a comparison of the proposed zoning standards for this development, and the zoning standards for the existing subdivision to the south. The zoning standards for the proposed townhouse units and stacked townhouse buildings are generally in keeping with the zone standards of the existing neighbourhood immediately to the south. The stacked townhouse buildings are proposed to be three-and-a-half storeys in height (approximately 12.0 metres). However, they will appear to be three storeys when viewed from Sparrow Circle and Altona Road (see Conceptual Elevations – Stacked Townhouses, Attachment 6). The buildings will feature peaked roofs and pedestrian entrances with covered porches fronting Sparrow Circle, resembling traditional townhouses. A substantial transition, between the existing dwellings along the south side of Sparrow Circle and the proposed stacked townhouses, is provided by the completion of Sparrow Circle having a right-of-way width of 20.0 metres. The street townhouses, proposed to be located directly adjacent to the existing townhouses along Sparrow Circle, will be three storeys in height (approximately 11.6 metres), The proposed dwellings will feature peaked roofs and inset private garages (see Conceptual Elevations – Street Townhouses, Attachment 7). The dwellings will maintain a minimum front yard setback of 4.5 metres and a minimum external side yard setback of 1.2 metres, which is consistent with the townhouses immediately to the south. The exterior façade of both stacked townhouses and the street townhouses is proposed to consist of primarily of grey or burgundy brick with masonry stone and stucco accents, which is consistent with the existing dwellings along Sparrow Circle. The proposed residential development, comprising three-storey street townhouses and three-and-a-half-storey stacked townhouse units, will provide a built form and massing in keeping with the mix of residential dwelling types of the established neighbourhood to the south. The architectural design and façade treatment of the proposed buildings are consistent with the existing dwellings along Sparrow Circle. Staff are satisfied that the recommended zoning standards will ensure the size, scale, massing and setbacks of the future dwellings are in keeping with the surrounding built form. 3.3 Adjacent lands (Blocks 15 and 16, Plan 40M-1981) not owned by the applicant have been removed from the proposed development The original proposal illustrated a vehicular access at the westernmost part of the subject lands, west of Building Block F. However, this access was only conceptual since the applicant did not own the parcel of land identified as Block 15, 40M-1981. PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 11 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. Additionally, the applicant initially proposed three extra stacked townhouse units to be situated on this remnant block. Another remnant parcel of land (Block 16) is also located immediately south of Building A. However, due to its small size, it does not have any utility. Blocks 15 and 16, Plan 40M-1981 were created in 1999 when the original Sparrow Circle subdivision was completed. These blocks were remnant pieces of land, kept by the original homebuilder, to eventually combine and develop them along with the subject lands. The applicant has informed staff that they entered into extensive discussions to acquire the remnant parcels from the owner, but were unable to reach an agreement. Consequently, these lands have been excluded from the proposed development. They will remain vacant since they are not large enough to be developed independently of the subject lands. Since Block 16 lacks access from Sparrow Circle, the applicant has provided a 1.2 metre wide access easement for maintenance purposes. 3.4 Emergency Access to Altona Road will require an easement agreement with Hydro One The proposed private road is approximately 180 metres in length. The City’s Fire Services Department requires a secondary access be provided for private roads that exceed 90 metres in length. As a result of the eliminated vehicular access initially proposed on the westerly portion of the lands, the applicant is proposing an alternative right-out access to Altona Road for emergency services through the adjacent lands to the north, which are owned by Hydro One. To provide for the emergency access, the applicant will be required to obtain a permanent access easement with Hydro One before final site plan approval is issued, to the satisfaction of the City. The proposed zoning by-law (see Appendix I) will be subject to an “H” Holding Symbol, which will prevent the use of the lands for residential purposes until such time the applicant has made satisfactory arrangements regarding access over the Hydro Lands. The holding symbol will be removed by City Council at such time that the applicant secures a permanent access easement and associated agreement with Hydro One for the use of lands within the Hydro Corridor for emergency access. 3.5 Lands currently used for the temporary portion of Sparrow Circle will be returned to the original homebuilder of the existing subdivision The northerly section of the existing Sparrow Circle was designed and constructed as a temporary road as part of the original subdivision to provide emergency and convenient access for the area residents until the subject lands were developed. The applicant will be responsible for realigning and reconstructing this portion of Sparrow Circle to meet City standards, including installing a sidewalk connection between Altona Road and the existing sidewalk on the east side of Sparrow Circle. PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 12 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. Once Sparrow Circle is realigned and reconstructed to City standards, the portions of land where the temporary section of the roadway is currently located, identified as Blocks 17 and 18, together with the reserve Blocks 27 and 28, 40M-1981, will no longer be needed (see Submitted Draft Plan of Subdivision, Attachment 4). In accordance with the subdivision agreement for the original plan of subdivision for Sparrow Circle, Blocks 17 and 27 will be conveyed back to the original homebuilder, allowing for the construction of an additional townhouse unit at the northern end of the current townhouse block. Block 18, along with reserve Block 28, is intended to be conveyed to the property owner at the southeast corner of Sparrow Circle and Hummingbird Court (1565 Hummingbird Court) to enlarge the existing property, which currently supports a townhouse dwelling. 3.6 Appropriate Environmental buffers have been provided and will be conveyed to TRCA TRCA has identified the lands to the east of the subject property as environmentally significant lands containing a large wetland complex within the Altona Forest, a significant woodland. The policies of the Official Plan require a minimum vegetation protection buffer of 30.0 metres adjacent to wetlands and 10.0 metres from significant woodland. However, within the South Pickering urban area, the minimum vegetation buffer could be reduced where the conservation authority determines it to be appropriate, and where it can be demonstrated there is no increase in risk to life or property, no impact to the control of flooding, erosion, or pollution, and where a net environmental benefit can be established on the property. To support the proposed development, the applicant has submitted an Environmental Impact Study (EIS) and a Wetland Risk Assessment, prepared by GHD dated August 27, 2020 (revised August 2022) and December 21, 2022, respectively. These studies assessed the quality and extent of natural heritage features both on, and adjacent to, the subject lands. This includes examining the nearby wetland and the Altona Forest, along with the potential impacts on these features from the proposed development. The EIS highlighted that the easterly boundary of the subject lands contains significant woodland, and supports the off-site wetland and the Altona Forest. The applicant is proposing a buffer ranging between 5.0 metres to 20.0 metres in width from the significant woodland and 20.0 metres in width from the wetland, which will form part of the proposed open space block. The EIS concluded that the proposed protection buffers are appropriate and that any potential impacts on the adjacent natural features from the proposed development can be mitigated. This can be achieved by conveying the open space block to the TRCA and implementing careful design measures. These measures involve grading and managing stormwater, implementing a plan for sediment and erosion control, and robust native replanting and restoration within the buffer zone. PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 13 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. As detailed in Section 2.2.2, the TRCA has advised that they have worked with the applicant to refine the proposal to meet the regulatory requirements. They have advised that they are satisfied with the proposed development limits, including the buffers to the features and limits of the open space block. TRCA staff are satisfied with the recommendations of the EIS, which will be implemented through the detailed design, as a condition of draft plan of subdivision approval, and the site plan approval process. 3.7 Tree compensation will be required for the loss of existing vegetation A concern was raised about the removal of mature trees as a result of the proposed development, particularly an existing cedar hedge along the southern boundary of the property. As outlined in Section 1.1, the subject lands currently operate as a tree supply and nursery business, resulting in numerous commercial plantings that support the operation. The applicant has submitted a Tree Preservation Plan, prepared by Henry Kortekaas & Associates Inc., revised on June 17, 2020. This plan surveyed and evaluated 66 trees within the boundary of the subject lands, in accordance with the City’s Tree Inventory, Preservation, and Removal Compensation Requirements. Additional plantings were identified but did not meet the size criteria for assessment. The applicant is proposing to retain 12 trees, remove 9 trees, and relocate the remaining 45 commercial stock trees off-site. Most of the existing cedar hedge along the south property line is required to be removed to complete Sparrow Circle. A total of 13 replacement trees are required according to the City’s compensation requirements. The applicant has submitted a Landscape Plan, prepared by Henry Kortekaas & Associates Inc., revised on September 11, 2023, which identifies approximately 55 deciduous trees will be planted within the development block, with 27 trees proposed between the stacked townhouses and Sparrow Circle. Additionally, the applicant has proposed two new cedar hedge segments, one south of Building B and the other south of Building F. The proposed plantings will offset the loss of the existing vegetation on-site, creating a substantial buffer between the future residential units and the neighbouring properties to the south. 3.8 Vehicular traffic from the future development will not impact the existing road network Area residents voiced concerns that the proposed development would increase traffic congestion along Sparrow Circle and raise safety issues. A Transportation Study prepared in 1999 for the original subdivision to the south included the subject lands within the study area and assessment. This study assumed that the subject lands would be developed for 50 dwelling units, and would generate a total of 22 trips during the morning peak hour (18 outbound and 4 inbound trips) and 27 trips during the afternoon peak hour (9 outbound and 18 inbound trips). PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 14 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. In support of the current proposal, the applicant has submitted a Traffic Brief, prepared by Candevcon Limited, dated December 1, 2020. This study investigated traffic conditions and the effects of the proposed development on the surrounding area and the Altona Road/ Sparrow Circle intersection. The study forecasts that the new residential development will generate a total of 21 trips during the morning peak hour (16 outbound and 5 inbound trips) and 28 trips during the afternoon peak hour (11 outbound and 17 inbound trips), representing one less trip in the morning peak hour and one additional trip in the afternoon peak hour than initially forecasted with the original subdivision design. Given the relatively low number of vehicle trips to and from the area during peak hours, negative impacts on the neighbouring properties and at the Altona Road/Sparrow Circle intersection are not expected. The City’s Engineering Department and the Region of Durham Works Department, have reviewed the submitted Traffic Brief and are satisfied with the findings of the study. 3.9 Response to Key Concerns raised at the April 22, 2021, Public Open House Meeting and June 7, 2021, Statutory Public Meeting The table below summarizes the key concerns raised at the April 22, 2021, Public Open House Meeting and the June 7, 2021, Statutory Public Meeting and staff’s response. Concerns Staff’s Response Access should be solely from Altona Road The lands have insufficient frontage to support residential vehicular access to Altona Road Altona Road is classified as a Type ‘B’ Arterial Road in the Durham Regional Official Plan and is controlled under Regional By-law #211-79. The Region of Durham has confirmed that residential vehicular access to the subject lands will not be permitted from Altona Road, given the site can be accessed from Sparrow Circle Road, a non-arterial road. The subject lands are located at the northeast corner of Altona Road and Sparrow Circle and have approximately 25 metres of frontage on Altona Road. The Region has noted that the lands have inadequate frontage on Altona Road to accommodate a new access meeting the required clearance between the intersection of Sparrow Circle and a new driveway. The proposed connection to Altona Road is solely for emergency services. It will be restricted with a locked gate and will not be available for use by residents. PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 15 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. Concerns Staff’s Response Private road connection to Sparrow Circle The proposed private road connection to Sparrow Circle is appropriate One resident expressed they were concerned about the private road connection to Sparrow Circle being close to their driveway. The proposed private road connection will be located more than 2.0 metres away from the nearest residential driveway to the south, providing a sufficient setback to minimize vehicle conflict. As noted within Section 3.8, vehicle trips to and from the subject lands during the peak hour are relatively low and as such, are not anticipated to result in a negative impact on the adjacent properties. The City’s Engineering Department has reviewed and is satisfied with the location of the proposed driveway access on Sparrow Circle. Urbanization of Altona Road Sidewalks will be installed along the east side of Altona Road Area residents asked for a sidewalk to be installed on the east side of Altona Road. The Engineering Services Department has advised that sidewalks along the east side of Altona Road are being installed in phases. The first phase, covering the area between Finch Avenue and Sparrow Circle, was completed at the end of 2023. It is expected that the sidewalk will be extended southward from Sparrow Circle to Pine Grove Avenue in May 2025. Ensuring appropriate private and common amenity areas Residents have private rear yards or deck amenity space, and access to two private common amenity areas The outdoor amenity space requirements have been adequately met. Street townhouses will have private rear yards, while stacked townhouses will have private balconies. Additionally, there will be a proposed common outdoor amenity area that will have an area of approximately 420 square metres, representing approximately 5 percent of the developable area. The applicant has provided a facility fit plan showing that the size and configuration of this amenity area can accommodate features such as a children’s play structure, rubberized play surface, landscaping, walkways and seating. The conditions of draft plan of subdivision approval include a condition for the payment by the owner of cash-in-lieu of parkland. PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 16 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. Concerns Staff’s Response Community Mailbox Location A dedicated community mailbox will be provided Area residents requested a community mailbox be included in the proposed development to reduce the amount of traffic in the existing neighbourhood. The applicant has proposed a dedicated community mailbox to serve future residents of the development. The mailbox will be located internally to the site within the common amenity area, away from Sparrow Circle. The conditions of draft plan of subdivision approval require that the community mailbox is located and designed to meet the requirements of Canada Post. Questioned how waste collection for the new units will be addressed Curbside waste collection will be provided by a private service, paid for by the Condominium Corporation The applicant has submitted a Waste Management Plan, detailing that the Condominium Corporation will provide private collection services for the removal of recyclables, solid waste, organic waste and yard waste. Collection will occur at the bottom of each property’s driveway along the private road, eliminating the need for a centralized garbage location or large commercial bins. The Site Plan Agreement, which will be registered on title, will require the owner to acknowledge garbage will be through private collection. This requirement will also be outlined in the condominium declaration. Concerned regarding the future noise, parking and dust impact from future construction Measures to mitigate impacts from construction activities will be addressed through the submission of a Construction Management Plan Through the site plan review process, the applicant will be required to prepare and submit a Construction Management Plan to the satisfaction of the City’s Engineering Services, which addresses a variety of mitigation measures to be implemented during the construction process to minimize any negative noise, dust and traffic impacts. The mitigation measures could include a gravel mud mat and a construction staging area, sediment fencing and a tree protection zone. As part of the site plan approval, the applicant will be required to enter into a Site Plan Agreement with the City, which will require that the applicant implement the measures outlined in the submitted Construction Management and Erosion/Sediment Control Plan as approved by City staff. PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 17 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. 3.10 Technical matters will be addressed as conditions of subdivision approval and through site plan approval Detailed design issues will be considered through the subdivision agreement and site plan approval processes. These requirements will address matters such as, but not limited to: • conveyance of open space and road widening lands to the applicable public agency; • drainage and grading; • site servicing; • noise attenuation; • façade and building material treatments; • cash-in-lieu of parkland; • tree compensation; • requirements for a Construction Management Plan; • landscaping of entryway and common amenity area; • resident, visitor and accessible parking spaces; • emergency vehicle access; • waste management collection; • location of community mailboxes; and • location of hydro transformers, gas meters and other utilities. 3.11 Draft Approval of the Draft Plan of Condominium is delegated to the Director, City Development Applications for standard and common element condominium are delegated to the Director, City Development for final approval. No further approvals are required at this time. 3.12 Conclusion The applicant’s proposal satisfies the applicable Official Plan policies. The applicant has worked with City staff, and external agencies, to address various technical requirements. Staff support Zoning By-law Amendment Application A 02/21, and recommend that the site-specific implementing by-law, as set out in Appendix I to this report, be approved and forwarded to Council for enactment. Staff recommends Council endorse Draft Plan of Subdivision SP-2021-01, as shown in Attachment 3 to this report, and the Conditions of Approval set out in Appendix II to this report. 3.13 Applicant’s Comments The applicant supports the recommendations of this report. PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 18 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. Appendices Appendix I Recommended Zoning By-law for Zoning By-law Amendment Application A 02/21 Appendix II Recommended Conditions of Approval for Draft Plan of Subdivision SP-2021-01 Attachments 1.Location Map2.Air Photo Map3.Draft Plan of Subdivision 4.Original Conceptual Site Plan5.Current Conceptual Site Plan6. Conceptual Elevations – Stacked Townhouses 7. Conceptual Elevations – Street Townhouses 8.Revised Draft Plan of Condominium 9. Zoning Comparison Chart Prepared By: Original Signed By Cody Morrison Principal Planner, Development Review Original Signed By Nilesh Surti, MCIP, RPP Division Head, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P.Eng. Director, City Development & CBO CM:jc Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer Appendix I to Report PLN 04-24 Recommended Zoning By-law for Zoning By-law Amendment Application A 02/21 The Corporation of the City of Pickering By-law No. XXXX/24 Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, Part of Lot 32, Concession 1 North, City of Pickering (A 02/21) Whereas the Council of The Corporation of the City of Pickering deems it desirable to permit a common element condominium consisting of townhouse units and stacked townhouse units on lands being Part of Lot 32, Concession 1 North, City of Pickering; And whereas an amendment to Zoning By-law 3036, as amended, is therefore deemed necessary; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedule I Schedule I to this By-law with notations and references shown thereon are hereby declared to be part of this By-law. 2. Area Restricted The provisions of this By-law shall apply to those lands being Part of Lot 32, Concession 1 North, in the City of Pickering, designated “MD-H21”, “MD-H22” and “OS-HL” on Schedule I to this By-law. 3. General Provisions No building, structure, land or part thereof shall hereafter be used, occupied, erected, moved or structurally altered except in conformity with the provisions of this By-law. 4. Definitions In this By-law, (1) “Air Conditioner” shall mean any mechanical equipment which is required for residential domestic use and which must be installed outdoors including central air conditioning units, heat pumps, heat exchange units, emergency generators and other such equipment. (2) “Amenity Area” shall mean an outdoor area located anywhere on a lot, or the roof of a parking structure, private garage or any other building which includes landscape area, but which may also include areas of decking, decorative paving or other similar surface and includes a balcony, porch or deck and which has direct access from the interior of the dwelling unit. By-law No. XXXX/24 Page 2 (3) “Balcony” shall mean an attached covered or uncovered platform projecting from the face of an exterior wall, including above a porch, which is only directly accessible from within a building, usually surrounded by a balustrade or railing, and does not have direct exterior access to grade. (4) “Bay, Bow, Box Window” shall mean a window that protrudes from the main wall, usually bowed, canted, polygonal, segmental, semicircular or square sided with window on front face in plan; one or more storeys in height, which may or may not include a foundation; may or may not include a window seat; and may include a door. (5) “Condominium, Common Element” shall mean spaces and features owned in comment by all shareholders in a condominium and may include private streets, walkways, parking, and amenity areas. (6) “Dwelling” shall mean a building or part of a building containing one or more dwelling units, but does not include a mobile home or trailer; a. “Dwelling Unit” shall mean one or more habitable rooms occupied or capable of being occupied as a single, independent, and separate housekeeping unit containing a separate kitchen and sanitary facilities; b. “Dwelling - Semi-Detached” shall mean a residential use building containing two attached principal dwelling units that are divided vertically, with each unit having frontage on a street, except where located within a planned unit development; c. Dwelling - Stacked” means a residential use building of four or fewer storeys in height containing three or more principal dwelling units where the units are divided horizontally and vertically, and in which each dwelling unit has an independent entrance to the interior; d. “Dwelling, Multiple – Horizontal” shall mean a building containing three or more dwelling units attached horizontally by an above-grade wall or walls. (7) “Height, Building” shall mean the vertical distance between the established grade, at the front of the house, and in the case of a flat roof, the highest point of the roof surface or parapet wall, or in the case of a mansard roof the deck line, or in the case of a gabled, hip or gambrel roof, the mean height between eaves and ridge. (8) “Lot” shall mean an area of land fronting on a street which is used or intended to be used as the site of a building, or group of buildings, as the case may be, together with any accessory buildings or structures, or a public park or open space area, regardless of whether or not such lot constitutes the whole of a lot or block on a registered plan of subdivision; (9) “Lot Coverage” shall mean the combined areas of all the buildings on the lot measured at the level of the first floor and expressed as a percentage of the lot area; By-law No. XXXX/24 Page 3 (10) “Lot Frontage” shall mean the width of a lot between the side lot lines measured along a line parallel to and 7.5 metres distant from the front lot line. (11) “Park, Private” means a park which is maintained by a condominium corporation. (12) “Private Garage” means an enclosed or partially enclosed structure for the storage of one or more vehicles, in which structure no business or service is conducted for profit or otherwise. (13) “Storey” means the portion of a building other than a basement, cellar or attic, included between the surface of any floor and the surface of the floor, roof deck or ridge above it. (14) “Street” shall mean a public highway but does include a lane. Where a 0.3 metre reserve abuts a street, or where a daylight triangle abuts a street, for the purposes of determining setbacks the street shall be deemed to include the 0.3 metre reserve and/or the daylight triangle, however, nothing herein shall be interpreted as granting a public right of access over the 0.3 metre reserve or as an assumption of the 0.3 metre reserve as a public highway for maintenance purposes under the Municipal Act. (15) “Street, Private” means: a. a right-of-way or roadway that is used by vehicles and is maintained by a condominium corporation; b. a private road condominium, which provides access to individual freehold lots; c. a roadway maintained by a corporation to provide vehicular and pedestrian access to parking lots and individual retail/commercial units; d. a private right-of-way over private property, that affords access to lots abutting the private street, but is not maintained by a public body and is not a lane. (16) “Water Meter Building” shall mean a building or structure that contains devices supplied by the Region of Durham which measure the quantity of water delivered to a property. (17) “Yard” shall mean an area of land which is appurtenant to and located on the same lot as a building or structure and is open, uncovered, and unoccupied above ground except for such accessory buildings, structures, or other uses as are specifically permitted thereon; (18) “Front Yard” shall mean a yard extending across the full width of a lot between the front lot line of the lot and the nearest wall of the nearest main building or structure on the lot; By-law No. XXXX/24 Page 4 (19) “Front Yard Depth” shall mean the shortest horizontal dimension of a front yard of a lot between the front lot line and the nearest wall of the nearest main building or structure on the lot; (20) “Rear Yard” shall mean a yard extending across the full width of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot; (21) “Rear Yard Depth” shall mean the shortest horizontal dimension of a rear yard of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot; (22) “Side Yard” shall mean a yard of a lot extending from the front yard to the rear yard, and from the side lot line to the nearest wall of the nearest main building or structure on the lot; (23) “Side Yard Width” shall mean the shortest horizontal dimension of a side yard of a lot between the side lot line and the nearest wall of the nearest main building or structure on the lot; (24) “Flankage Side Yard” shall mean a side yard immediately adjoining a street or abutting on a reserve on the opposite side of which is a street; (25) “Flankage Side Yard Width” shall mean the shortest horizontal dimension of a flankage side yard of a lot between the lot line adjoining a street or abutting on a reserve on the opposite side of which is a street, and the nearest wall of the nearest main building or structure on the lot; (26) “Interior Side Yard” shall mean a side yard other than a flankage side yard. 5. Provisions (“MD-H21” Zone) (1) Uses Permitted (“MD-H21” Zone) (a) No person shall within the lands zoned “MD-H21” on Schedule I to this By-law, use any lot or erect, alter, or use any building or structure for any purpose except the following: (i) multiple dwelling – horizontal (2) Zone Requirements (“MD-H21” Zones) No person shall within the lands zoned “MD-H21” on Schedule I to this by-law, use any lot or erect, alter or use any building or structure except in accordance with the following provisions: By-law No. XXXX/24 Page 5 “MD-H21” Zone (a) Lot Frontage (minimum) 5.5 metres (b) Lot Area (minimum) 110 square metres (c) Front Yard Depth (minimum) 4.5 metres (d) Side Yard Depth (minimum) 1.2 metres except where dwellings on abutting lots share a common wall, no interior side yard shall be required adjacent to that wall on either lot (e) Rear Yard Depth (minimum) 6.0 metres (f) Flankage Yard Depth (minimum) 2.4 metres (g) Building Height (maximum) 12.0 metres (3 storeys) (h) Parking Requirements (minimum) 2.0 parking spaces per dwelling unit (i) Visitor Parking Requirements (minimum) 0.25 of a parking space per dwelling unit (j) Garage Requirements Minimum one private garage per dwelling, the vehicular entrance of which shall be located not less than 6.0 metres from the private street. (k) Interior Garage Size (minimum) A private garage shall have a minimum width of 3.0 metres and a minimum depth of 6.0 metres provided, however, the width may include one interior step and the depth may include two interior steps (l) Driveway Width (maximum) 3.5 metres By-law No. XXXX/24 Page 6 (3) Special Provisions (“MD-H21” Zone) (a) Projections such as window sills, chimney breasts, fireplaces, belt courses, cornices, pilasters, eaves, eave troughs and other similar architectural features may be permitted in any required yard, provided that no such feature projects into the required yard more than 0.6 of a metre or half the distance of the required yard, whichever is less; (b) A porch, uncovered deck or balcony may encroach into any required front yard or rear yard to a maximum of 2.0 metres or half the distance of the required yard, whichever is less; (c) A porch, uncovered deck, or balcony may encroach into any required rear yard, flankage yard or side yard to a maximum of 1.2 metres, or half the distance of the required yards, whichever is less; (d) Stairs to porch, uncovered deck or an entrance may encroach to within 2.5 metres of the front lot line and to within 0.6 of a metre of a side lot line or flankage lot line; (e) Stairs may encroach into any required rear yard to a maximum of 2.0 metres; (f) A bay, box or bow window, with or without foundation, having a maximum width of 4.0 metres may encroach into any required yard to a maximum of 0.6 of a metre or half the distance of the required yard, whichever is less; (g) Air conditioners are permitted on a lot provided they are located in the rear yard or side yard or on a balcony or roof. In addition, such units shall not be located any closer than 0.6 of a metre to a side lot line and shall not be located on any easement in favour of the City. 6. Provisions (“MD-H22” Zones) (1) Uses Permitted (“MD-H22” Zones) (a) No person shall within the lands zoned “MD-H22” on Schedule I to this By-law, use any lot or erect any buildings or structures for any purpose except the following: (i) dwelling-stacked (ii) multiple dwelling-horizontal (2) Zone Requirements (“MD-H22”) No person shall within the lands zoned “MD-H19” and “MD-H20” on Schedule I to this by-law, use any lot or erect, alter or use any building or structure except in accordance with the following provisions: By-law No. XXXX/24 Page 7 MD-H22 (a) Building Location No building or part of a building or structure shall be erected outside of the building envelope as illustrated on Schedule II, attached hereto. (b) Setback between building blocks (minimum) 3.0 metres between side walls (c) Building Height (maximum) 12.0 metres (3 storeys) (d) Parking Requirements (minimum) 2.0 parking spaces per dwelling unit (e) Visitor Parking Requirements (minimum) 0.25 of a parking space per dwelling unit (f) Garage Requirements Minimum one private garage per dwelling, the vehicular entrance of which shall be located not less than 6.0 metres from a private street. (g) Interior Garage Dimensions (minimum) A private garage shall have a minimum width of 2.9 metres and a minimum depth of 6.3 metres. The width may include two interior steps and the depth may include two interior steps or may permit a platform and associated steps to encroach a maximum of 1.0 metre into the required depth and a maximum of 2.0 metres into the required width. (h) Driveway Width (maximum) A driveway shall not exceed the width of the building or structure to which it provides access. (i) Private Park Area (minimum) 420 square metres (3) Special Provisions (“MD-H22” Zone) (a) Despite Section 6(2)(a), a porch (including living space of dwelling unit located below), uncovered deck, private patio or balcony may encroach a maximum of 2.0 metres beyond the building envelope as illustrated on Schedule II attached hereto, but shall be located a minimum of 1.2 metres from a lot line; (b) Despite Section 6(2)(a), stairs to a porch, uncovered deck or entrance may encroach beyond the building envelope to within 0.30 of a metre of the front lot line; By-law No. XXXX/24 Page 8 (c) A bay, box or bow window, with or without foundation, having a maximum width of 4.0 metres may encroach beyond the building envelope as identified on Schedule II to a maximum of 0.6 of a metre; (d) Air Conditioners shall not be located between a building and Altona Road or Sparrow Circle, but may be permitted on a balcony or roof. (e) Minimum Private Amenity Area: (i) 4.5 square metres of private amenity area shall be provided for each unit; (ii) accessory structures such as pergolas, shed or other similar structures shall not be permitted on the balcony above the garage of the dwelling unit; and (iii) outdoor private amenity area located above the garage at the rear of the dwelling unit shall not be enclosed. 7. Special Regulations (“MD-H21” and “MD-H22” Zones) (1) Number of Dwelling Units: (a) Minimum: 26 (b) Maximum: 57 (2) Despite the provisions of Section 5.6 of By-law 3036, as amended, the requirement for the frontage on a public street shall be satisfied by establishing frontage on a common element condominium street for the lands on Schedule I to this By-law; (3) Despite Section 7(2), the lot line abutting Altona Road and Sparrow Circle shall be deemed the front lot line for lands zoned “MD-MH-22”; (4) A water meter building required by the Region of Durham for the purpose of measuring the quantity of water delivered shall be exempt from “MD-H21”, “MD-H22” zone use provisions and zone requirements; (5) Sections 5.21.2(a), 5.21.2(b), 5.21.2(d) and 5.22 of By-law 3036, as amended, shall not apply to the lands zoned “MD-H21” and “MD-H22” on Schedule I of this By-law; and (6) Visitor parking spaces shall be setback a minimum of 1.0 metre from any lot line. 8. Provisions (“OS-HL” Zones) (1) Uses Permitted (“OS-HL” Zones) (a) No person shall within the lands zoned “OS-HL” on Schedule I to this By- law, use any lot or erect any buildings or structures for any purpose except the following: By-law No. XXXX/24 Page 9 (i) Preservation and conservation of the natural environment, soil and wildlife; (ii) Resource management. (2) Zone Requirements (“OS-HL” Zone) (a) No buildings or structures shall be permitted to be erected, nor shall the placing or removal of fill be permitted, except where buildings or structures are used only for purposes of flood and erosion control, or resource management. 9. Model Homes (1) A maximum of 2 blocks together with no fewer than two parking spaces per Model Home, may be constructed on the lands zoned “MD-H21” and “MD-H22” as set out in Schedule I to this By-law prior to the division of those lands by registration of a plan of subdivision; and (2) For the purpose of this By-law, “Model Home” shall mean a dwelling unit which is not used for residential purposes, but which is used exclusively for sales, display and marketing purposes pursuant to an agreement with the City of Pickering. 10. Provisions (“(H)MD-H21” and “(H)MD-H22” Zones) (1) Uses Permitted (“(H)MD-H21” and “(H)MD-H22” Zones) Until such time as the “(H)” Holding Provision is lifted, the lands shall not be used for any purposes other than the existing lawful uses, located on the land or in existing buildings or structures, provided such use continues in the same manner and for the same purpose for which they were used on the day this by-law was passed. (2) Zone Requirements (“(H)MD-H21” and “(H)MD-H22” Zones) The “(H)” Holding Symbol shall be removed from the ““(H)MD-H21” and “(H)MD H22” Zones until the completion of the following: (a) the applicant secures a permanent easement over the lands immediately to the north (hydro lands) for emergency access, or satisfies the City’s Fire Services Department with an alternative emergency access for the development. 11. By-law 3036 By-law 3036, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedule I to this By-law. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 3036, as amended. By-law No. XXXX/24 Page 10 12. Effective Date This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XX day of XXXX, 2024. ________________________________ Kevin Ashe, Mayor ________________________________ Susan Cassel, City Clerk "'O ro 0 0::: ro C 0 ...... <( Schedule I to By-Law XXXX/24 Passed This XXrd Day of XXXX 2024 Mayor Clerk MD- H21 E oi N 'SI" E CX) r--r-- 05-HL t tv ! ! ! ! ! ! ! ! ! ! ! ! ! !!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!!!!! !!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!!!!!! ! ! !!!!! Al t o n a R o a d Sp a r r o w C i r c l e ! ! ! ! ! i N 5.0m Clerk Mayor Schedule II to By-Law Passed This Day of XXXX/24 XX XXXX 2024 5.0m 5.0m 3.0m3.0m3.0m 1.2m 1.2m 1.2m Building Envelope 1.2m 3.0m Appendix II to Report PLN 04-24 Recommended Conditions of Approval for Draft Plan of Subdivision SP-2021-01 (Draft) Recommended Conditions of Approval for Draft Plan of Subdivision SP-2021-01 (Draft) General Conditions 1. That the Owner shall prepare the final plan generally on the basis of the draft plan of subdivision, identified as Project No. P-3107, prepared by KLM Planning Partners Inc., dated December 8, 2020, which illustrates 1 development block, 1 open space block, 1 public road (Sparrow Circle), 1 road widening block and a 0.3 metre reserve block. Region of Durham 2. That the Owner shall submit plans showing the proposed phasing to the Region of Durham and the City of Pickering for review and approval if this subdivision is to be developed by more than one registration. 3. That the Owner shall grant to the Region, any easements required to provide Regional services for this development. The easements shall be in locations and of such widths as determined by the Region. 4. That the Owner shall convey to the Regin of Durham sufficient road allowance widening measuring approximately 4.7 metres. The conveyance shall include a sight triangle at the northeast corner of Altona Road and Sparrow Circle. 5. That prior to final approval, the Owner shall submit a Record of Site Condition (RSC) to the Region of Durham, and the Ministry of the Environment, Conservation and Parks (MECP). The RSC must be to the satisfaction of the Region, including an Acknowledgement of Receipt of the RSC by the MECP. 6. That the Owner shall agree in the City of Pickering’s Subdivision Agreement to implement the recommendations of the report, entitled “Environmental Noise Assessment,” prepared by YCA Engineering Ltd., as revised and dated March 1, 2022, which specifies noise attenuation measures for the development. The measures shall be included in the subdivision agreement and must also contain a full and complete reference to the noise report (i.e. author, title, date and any revisions/ addenda) and shall include any required warning clauses identified in the study. 7. That prior to final approval, the Owner shall submit the Stage 1-2 Archaeological Assessment, prepared by Archeoworks Inc., dated July 20, 2020, and the Stage 1-2 Archaeological Assessments for the Proposed Right-Out Egress and Indigenous Engagement, dated July 30, 2022, to the Ministry of Citizenship and Multiculturalism for approval. No grading or other soil disturbance shall take place on the subject property prior to a letter of clearance from the Ministry of Citizenship and Multiculturalism. Recommended Conditions of Approval Page 2 SP-2021-01 – Highcastle (1939 Altona Rd.) Inc. (Draft) 8. That the Owner shall provide for the extension of such sanitary sewer and water supply facilities which are external to, as well as within, the limits of this plan that are required to service this plan. In addition, the Owner shall provide for the extension of sanitary sewer and water supply facilities within the limits of the plan, which are required to service other developments external to this subdivision. Such sanitary sewer and water supply facilities are to be designed and constructed according to the standards and requirements of the Region of Durham. All arrangements, financial and otherwise for said extensions are to be made to the satisfaction of the Region of Durham, and are to be completed prior to final approval of this plan. 9. That prior to entering into a Subdivision Agreement, the Region of Durham shall be satisfied that adequate water pollution control plant and water supply plant capacities are available to the proposed subdivision. 10. That the Owner shall satisfy all requirements, financial and otherwise, of the Region of Durham. This shall include, among other matters, the execution of a Subdivision Agreement between the Owner and the Region concerning the provision and installation of sanitary sewers, water supply, roads and other regional services. Subdivision Agreement 11. That the Owner enters into a subdivision agreement with and to the satisfaction of the City of Pickering to ensure the fulfillment of the City’s requirements, financial and otherwise, which shall include, but not necessarily be limited to the conditions outlined in this document. 40M-Plan 12. That the Owner submits a Draft 40M-Plan to the satisfaction of the City Development Department. Street Names 13. That street signage be provided to the satisfaction of the City of Pickering. 14. That the streets be named to the satisfaction of the City of Pickering. Development Charges & Development Review & Inspection Fee 15. That the Owner satisfies the City financially with respect to the Development Charges Act. 16. That the Owner satisfies the City with respect to payment for the Development Services Engineering Review Fee, Residential Lot Grading Review Fee, Road Degradation Fee, and Development Services Inspection Fees and any additional fees which may be applicable. Recommended Conditions of Approval Page 3 SP-2021-01 – Highcastle (1939 Altona Rd.) Inc. (Draft) Cost Recovery 17. That the Owner satisfies the City with payment in the amount of $4,230.13, payable to Altona West Developments, for their proportionate share of the land acquisition portion of the Petticoat Creek stormwater pond. Pre-Condition Survey 18. That the Owner submits a pre-condition survey for 374 to 378 and 383 to 393 Sparrow Circle, 1556, 1563 and 1565 Hummingbird Court, to the satisfaction of the City. The surveys must be prepared by a qualified professional and must be undertaken before any site work commences. Stormwater 19. That the Owner satisfies the Director, Engineering Services, respecting the stormwater drainage and management system to service all the lands in the subdivision, and any provision regarding easements. 20. That the Owner satisfy the Director, Engineering Services regarding the revision of stormwater maintenance fees. Grading 21. That the Owner satisfies the Director, Engineering Services, respecting the submission and approval of a grading control plan. 22. That the Owner satisfies the Director, Engineering Services, respecting authorization from abutting landowners for all off-site grading. Geotechnical Investigation 23. That the Owner satisfies the Director, Engineering Services, respecting the submission and approval of a geotechnical soils analysis. Fill & Topsoil 24. That the City of Pickering’s Fill & Topsoil By-law prohibits soil disturbance, removal, or importation of material to the site unless a permit has been issued. No on-site works prior to Draft Plan Approval is permitted. A Fill and Topsoil Permit will be required should grading works proceed prior to a Subdivision Agreement. Construction/Installation of City Works & Services 25. That the Owner satisfies the Director, Engineering Services, respecting the construction of Municipal Services such as roads, curbs, storm sewers, sidewalks, and boulevard designs. 26. That the Owner satisfies the City respecting arrangements for the provision of all services required by the City. Recommended Conditions of Approval Page 4 SP-2021-01 – Highcastle (1939 Altona Rd.) Inc. (Draft) 27. That the Owner satisfies the appropriate authorities respecting arrangements for the provision of underground wiring, street lighting, cable television, natural gas and other similar services. 28. That the Owner agrees that the cost of any relocation, extension, alteration or extraordinary maintenance of existing services necessitated by this development shall be the responsibility of the Subdivider. 29. That the Owner satisfies the City with respect to arrangements necessary to provide for coordination of services and roads with adjacent lands and any phasing of development that may be required. Phasing & Development Coordination 30. That if this subdivision is to be developed by more than one registration, the Owner will be required to submit a plan showing the proposed phasing, all to the satisfaction of the Region of Durham and the City. Dedications/Transfers/Conveyances/Reserves 31. That the Owner conveys to the City, at no cost, any easements and any reserves as required by the City. 32. That the Owner shall lift the reserves, known as Block 24, Block 25, Block 26, Block 27, and Block 28, Plan 40M-1981. 33. That the Owner conveys to the City, at no cost, the completion of the municipal public road known as Sparrow Circle. Easements 34. That the Owner, to the satisfaction of the Director, Engineering Services, provides any required easement for works, facilities or use rights that are required by the City of Pickering. 35. That the Owner conveys any easements to any utility to facilitate the installation of their services in a location(s) satisfactory to the City and the utility. 36. That the Owner arranges, at no cost to the City, any easements required on third-party lands for servicing and such easements shall be in a location as determined by the City and/or the Region and are to be granted upon request at any time after draft approval. 37. That the Owner arranges, at no cost to the City, a 1.2 metre wide permanent access easement over the subject lands in favour of lands known as Block 16, 40M-1981, to the satisfaction of the City. Recommended Conditions of Approval Page 5 SP-2021-01 – Highcastle (1939 Altona Rd.) Inc. (Draft) Construction Management Plan 38. That the Owner satisfies the City respecting the submission and approval of a Construction Management, with such Plan to contain, among other matters: (i) details of erosion and sedimentation controls during all phases of construction and provide maintenance requirements to maintain these controls; (ii) addressing the parking of vehicles and the storage of construction and building materials during servicing and house construction, and ensuring that such locations will not impede the flow of traffic or emergency vehicles on either existing streets, or the proposed public street; (iii) confirmation that the City’s Noise By-law will be adhered to and that all contractors, trades and suppliers are advised of this By-law; (iv) the provision of mud and dust control on all roads within and adjacent to the site; (v) type and timing of construction fencing; (vi) location of construction trailers; and (vii) details of the temporary construction access. 39. That the Owner shall agree in the subdivision agreement, in wording acceptable to the City, to maintain all stormwater management and erosion and sedimentation control structures operating and in good repair during the construction period. Fencing 40. That the Owner satisfies the City with respect to the provision of temporary fencing around the entire perimeter of the subject lands during construction, prior to the commencement of any works. 41. That the Owner agrees to install a 1.8-metre high board-on-board wood privacy fence along the north and south property line, where the adjacent lands are hydro corridor or are an adjacent existing residential lot fronting onto Sparrow Circle, to the satisfaction of the City. 42. That the Owner agrees to install a 1.8-metre high chain-link fence along the west and south property line of the open space block (Block 2). Landscaping 43. That the Owner satisfies the Director, Engineering Services, respecting the submission and approval of a boulevard street tree planting plan. 44. That the Owner satisfies the Director, Engineering Services with the submission of a Tree Inventory & Preservation Plan which will illustrate the protection of trees and other natural features where appropriate, with specific attention to preservation in all public open spaces prior to the approval of a Preliminary Grading Plan. Recommended Conditions of Approval Page 6 SP-2021-01 – Highcastle (1939 Altona Rd.) Inc. (Draft) Tree Compensation 45. That the Owner agrees that prior to final approval of the draft plan, compensation for the loss of tree canopy will be required either through replacement planting or cash-in-lieu, to be paid to the City of Pickering. In accordance with Council Resolution #387/18, approved on January 15, 2018, tree removal compensation is to be calculated in accordance with the City of Pickering Tree Inventory, Preservation and Removal Compensation requirements. Where compensation through replanting is being considered, the Owner will be required to provide a Landscape Plan indicating the location, size and species of all trees, including boulevard trees, to the satisfaction of the Director, Engineering Services. Engineering Plans 46. That the Owner satisfies the City respecting the submission of appropriate engineering drawings that detail, among other things, City services, roads, storm sewers, sidewalks, lot grading, streetlights, fencing, fibre optic conduit and tree planting, and financially-secure such works. 47. That the engineering plans be coordinated with the architectural design objectives. 48. That the Owner ensures that the engineering plans are coordinated with the streetscape/architectural control guidelines and further that the engineering plans coordinate the driveway, street hardware, and street trees to ensure that conflicts do not exist, asphalt is minimized and all objectives of the streetscape/architectural control guidelines can be achieved. Noise Attenuation 49. That the Owner shall agree in the subdivision agreement to implement the recommended noise control measures and warning clauses of the study entitled Environmental Noise Assessment, prepared by YCA Engineering Limited, as dated May 22, 2020. Parkland Dedication 50. That the Owner satisfies the City with respect to the payment of cash-in-lieu in accordance with the parkland dedication requirements of the Planning Act. Fire 51. That the Owner agrees that no development will proceed on any land until adequate services are available including adequate water pressure to the satisfaction of the City’s Fire Services Department. Model Homes 52. That the Owner enters into a model home agreement with the City, if applicable for this draft plan. All model homes must satisfy all architectural requirements. Recommended Conditions of Approval Page 7 SP-2021-01 – Highcastle (1939 Altona Rd.) Inc. (Draft) Toronto and Region Conservation Authority 53. That prior to the initiation of final grading, and prior to the registration of this Draft Plan of Subdivision or any phase thereof, the Owner shall submit the following to the Toronto and Region Conservation Authority (TRCA) and the City of Pickering for review and approval: a. A detailed Stormwater Management Report to include a detailed design for the storm drainage system for the proposed development including: i. plans illustrating how this drainage system will tie into surrounding drainage systems and stormwater management techniques which may be required to control minor or major flows; ii. appropriate Low Impact Development stormwater management practices to be used to treat stormwater, to mitigate the impacts of development on the quality and quantity of ground and surface water resources as it relates to terrestrial and aquatic habitat; iii. detailed design and maintenance plans for any stormwater management facilities; iv. an Erosion and Sediment Control Report and Plan, consistent with the Erosion and Sediment Control Guideline for Urban Construction (Greater Golden Horseshoe Area Conservation Authorities, 2006), as amended; and, v. location and description of all outlets and other facilities which may require a permit pursuant regulations under the Conservation Authorities Act. b. Overall grading plans for the lands within the Draft Plan of Subdivision illustrating, among others, how all vegetation in the natural heritage system will be protected from grading and construction impacts. c. The Owner shall implement the Restoration Planting Plan, prepared by Henry Kortekaas Associates Inc, on Block 2 (BL-2) to the satisfaction of the TRCA prior to conveyance. d. The Owner shall update the Stormwater Management Report, Building Elevation drawings, Survey, and Site Grading Plan showing the updated TRCA floodline (June 2022). e. The Owner shall prepare a cut/fill balance to quantify the amount of fill being proposed within the floodplain prior to any permits under the Conservation Authorities Act being issued, in order to support the proposed grading works. 54. That the Owner agrees in the subdivision agreement, in wording acceptable to the Toronto and Region Conservation Authority (TRCA): a. To carry out, or cause to be carried out, to the satisfaction of the TRCA, the recommendations of the technical reports referenced in Condition #54; Recommended Conditions of Approval Page 8 SP-2021-01 – Highcastle (1939 Altona Rd.) Inc. (Draft) b. To agree to, and implement, the requirements of the TRCA's conditions in wording acceptable to the TRCA; c. To design and implement on and off-site erosion and sediment control; d. To maintain all stormwater management and erosion and sedimentation control structures operating and in good repair during the construction period, in a manner satisfactory to the TRCA; e. To obtain all necessary permits pursuant to the Conservation Authorities Act, from the TRCA; and f. To implement all water balance/infiltration measures identified in the approved SWM Report; g. To provide a letter of credit to the TRCA for the full cost of the restoration plantings identified in Condition #54; h. The Owner covenants and agrees to install restoration planting on lands identified as Block 2 (BL-2) on the Draft Plan of Subdivision, prepared by KLM Planning Partners Inc., and dated December 15, 2020, prior to the lands being conveyed to the TRCA and the occupancy of the first dwelling unit; i. To install fences along the boundary of the development lots and natural heritage system blocks prior to the occupancy of the first dwelling unit. Specific fencing specifications to be addressed to the satisfaction of the TRCA; and, j. The Owner covenants and agrees to place a restrictive covenant over the rear yards along the eastern limit of Block 1, on the Draft Plan of Subdivision, prepared by KLM Planning Partners Inc., and dated December 15, 2020, to have the effect of prohibiting the removal of approved fences and prohibiting the installation of any gates or other access to Block 2 (BL-2, lands to be conveyed to the TRCA). 55. That the Owner shall gratuitously convey the natural heritage system, identified as Block 2 (BL-2) Draft Plan of Subdivision, prepared by KLM Planning Partners Inc., and dated December 15, 2020, to the TRCA prior to registration. 56. That the Draft Plan of Subdivision shall be subject to any redline revisions necessary to implement the above conditions. Canada Post 57. That the Owner agrees to include in all offers of purchase and sale, a statement that advises the prospective purchaser that mail delivery will be from a designated Community Mailbox. 58. That the Owner will be responsible for notifying the purchaser of the exact Community Mailbox locations prior to the closing of any unit sale. Recommended Conditions of Approval Page 9 SP-2021-01 – Highcastle (1939 Altona Rd.) Inc. (Draft) 59. That the Owner agrees to consult with Canada Post Corporation and the City of Pickering to determine a suitable location for the placement of the Community Mailbox and to indicate these locations on appropriate servicing plans. 60. That the Owner agrees to provide the following for each Community Mailbox site and include these requirements on the appropriate servicing plans: (i) An appropriately sized sidewalk section (concrete pad) for the Community Mailboxes on. (ii) Any required walkway across the boulevard. (iii) Any required curb depressions for wheelchair access. 61. That the Owner 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 location(s). 62. That the Owner agrees to provide Canada Post at least 60 business days’ notice prior to the confirmed first occupancy date to allow for the community mailboxes to be ordered and installed at the prepared temporary location. Bell Canada 63. That the Owner acknowledges and agrees to convey any easement(s) as deemed necessary by Bell Canada to service this new development. The Owner further agrees and acknowledges to convey such easements at no cost to Bell Canada. 64. That the Owner agrees that should any conflict arise with existing Bell Canada facilities where a current and valid easement exists within the subject area, the Owner shall be responsible for the relocation of any such facilities or easements at their own cost. Hydro One Networks Inc. 65. That prior to Hydro One Networks Inc. providing its final approval, the Owner must make arrangements satisfactory to Hydro One Networks Inc. for lot grading and drainage. Digital PDF copies of the lot grading and drainage plans (true scale), showing existing and proposed final grades, must be submitted to Hydro One Networks Inc. for review and approval. The drawings must identify the transmission corridor, location of towers within the corridor and any proposed uses within the transmission corridor. Drainage must be controlled and directed away from the transmission corridor. 66. That any development in conjunction with the subdivision must not block vehicular access to any Hydro One Networks Inc. facilities located on the transmission corridor. During construction, there must be no storage of materials or mounding of earth, snow or other debris on the transmission corridor. Recommended Conditions of Approval Page 10 SP-2021-01 – Highcastle (1939 Altona Rd.) Inc. (Draft) 67. That at the Owner’s expense, temporary fencing be placed along the transmission corridor prior to construction, and permanent fencing must be erected where subdivision lots directly abut the transmission corridor after construction is completed. 68. That the costs of any relocations or revisions to Hydro One Networks Inc. facilities, which are necessary to accommodate this subdivision, will be borne by the Owner. The Owner will be responsible for restoration of any damage to the transmission corridor, or Hydro One Networks Inc. facilities thereon, resulting from construction of the subdivision. Other Approval Agencies 69. That any approvals which are required from the Region of Durham or any utility for the development of this plan be obtained by the Owner and upon request written confirmation be provided to the City as verification of these approvals. 70. That the Owner, through the approval of the Utility Coordination Plan for the location(s), is to enter into an agreement with Canada Post Corporation for the provision of a Community Mailbox(es) including technical specifications and financial terms. Plan Revisions 71. That the Owner acknowledges and agrees that the draft plan of subdivision and associated conditions of approval may require revisions to the satisfaction of the City, to implement or integrate any recommendation resulting from studies required as conditions of approval. 72. That the Owner revises the draft plan as necessary to the satisfaction of the City, to accommodate any technical engineering issues which arise during the review of the final engineering drawings. Required revisions may include revising the number of residential building lots or reconfiguring the roads or lots to the City’s satisfaction. 73. That the Owner agrees to implement the requirements of all studies that are required by the City for the development of this draft plan of subdivision to the satisfaction of the City. Notes to Draft Approval 1. As the Owner of the proposed subdivision, it is your responsibility to satisfy all conditions of draft approval in an expeditious manner. The conditions of draft approval will be reviewed periodically and may be amended at any time prior to final approval. The Planning Act provides that draft approval may be withdrawn at any time prior to final approval. Recommended Conditions of Approval Page 11 SP-2021-01 – Highcastle (1939 Altona Rd.) Inc. (Draft) 2. That the Owner agrees that Conditions 65 to 68, provided by Hydro One, should in no way be construed as permission for or an endorsement of proposed location(s) for any road crossing(s) contemplated for the proposed development. This permission may be specifically granted by OILC under separate agreement(s). Proposals for any secondary land use including road crossings on the transmission corridor are processed through the Provincial Secondary Land Use Program (PSLUP). HONI, as OILC's service provider, will review detailed engineering plans for such proposals separately, in order to obtain final approval. 3. All plans of subdivision must be registered in the Land Titles system within the Regional Municipality of Durham. 4. Where agencies’ requirements are required to be included in the City of Pickering subdivision agreement, a copy of the agreement should be sent to agencies in order to facilitate their clearance of conditions for final approval of the plan. The addresses and emails of these agencies are: a) Planning Department, Region of Durham, 605 Rossland Road East, Whitby, ON L1N 6A3, applications-precons@durham.ca. b) Planning and Development, Toronto and Region Conservation Authority, 101 Exchange Avenue, Vaughan, ON L4K 5R6, durhamplan@trca.ca. c) Canada Post Corporation, 1395 Tapscott Road, 2nd Floor, Scarborough, ON M1X 0C7, nadya.singh@canadapost.postescanada.ca. d) Hydro One Networks Inc., PO Box 4300, Markham, ON L3R 5Z5, LandUsePlanning@HydroOne.com. e) Bell Canada, CA.Circulations@wsp.com. 5. Prior to final approval of the plan for registration, the Director, City Development & CBO for the City of Pickering shall be advised in writing by: a) The Region of Durham, how Conditions 1 to 10, inclusively, have been satisfied; b) The Toronto and Region Conservation, how Conditions 53 to 56, inclusively, have been satisfied; c) Canada Post Corporation, how Conditions 57 to 62, inclusively, have been satisfied; d) Bell Canada, how Conditions 63 and 64, inclusively, have been satisfied; and, e) Hydro One Networks Inc., how Conditions 65 to 68, inclusively, have been satisfied. 6. This draft approval shall lapse three years from the date the draft approval has been granted if the noted conditions have not been fulfilled, or if it has not been extended by the City of Pickering. Al t o n a R o a d Pin e G ro v e Avenue SparrowCircle Shadow Place Me l d r o n D r i v e H u mmingbirdCourt Finch Avenue Chic k adee Court SandhurstCrescent ChickadeePark City Development Department Location MapFile:Applicant:Municipal Address: A02/21, SP-2021-01 & CP-2021-01 Date: May. 04, 2021 ¯ E Highcastle (1939 Altona Rd.) Inc.1939 Altona Road HydroLands SubjectLands L:\PLANNING\01-MapFiles\SP\2021\SP-2021-01 Highcastle (1939 Altona Road) Inc\A02_21_LocationMap_v2.mxd 1:4,000 SCALE: THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.; © Her Majesty the Queen in Right of Canada, Departmentof Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. Hydro Lands Attachment 1 to Report PLN 04-24 Al t o n a R o a d Pin e G ro v e Avenue St a l l i o n C h a s e SparrowCircle Shadow Place Me l d r o n D r i v e H u mmingbirdCourt Finch Avenue Chic k adee Court SandhurstCrescent Air Photo MapFile:Applicant:Municipal Address: A02/21, SP-2021-01 & CP-2021-01 Date: May. 07, 2021 ¯ E Highcastle (1939 Altona Rd.) Inc.1939 Altona Road SubjectLands L:\PLANNING\01-MapFiles\SP\2021\SP-2021-01 Highcastle (1939 Altona Road) Inc\A02_21_SP-2021-01_AirPhoto_v2.mxd 1:4,000 SCALE: THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.; © Her Majesty the Queen in Right of Canada, Departmentof Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City Development Department Ñ Telecommunications tower E Attachment 2 to Report PLN 04-24 L:\PLANNING\01-MapFiles\SP\2021 May 5, 2021DATE: Applicant: Municipal Address: File No: Submitted Draft Plan of Subdivision FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 02/21, SP-2021-01 & CP-2021-01 1939 Altona Road Highcastle (1939 Altona Rd.) Inc. Attachment 3 to Report PLN 04-24 L:\PLANNING\01-MapFiles\SP\2021 May 10, 2021DATE: Applicant: Municipal Address: File No: Original Conceptual Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 02/21, SP-2021-01 & CP-2021-01 1939 Altona Road Highcastle (1939 Altona Rd.) Inc. N Lands not currently owned by the applicant (Blocks 15 & 16, 40M-1981) Access to Sparrow Circle Building G Bu i l d i n g F Building E Building D Buil d i n g C Bu i l d i n g B Bu i l d i n g A Environmental lands to be conveyed to TRCA Street Townhouses Stacked Townhouses Outdoor amenity area Loading space and visitor parking area Conceptual secondary access Garbage enclosure Attachment 4 to Report PLN 04-24 L:\PLANNING\01-MapFiles\SP\2021 Jan 8, 2024DATE: Applicant: Municipal Address: File No: Current Conceptual Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 02/21, SP-2021-01 & CP-2021-01 1939 Altona Road Highcastle (1939 Altona Rd.) Inc. N Street Townhouses Stacked Townhouses Lands not owned by applicant & excluded from application (Blocks 15 & 16, 40M-1981) Outdoor amenity area Emergency access to Altona Road Access to Sparrow Circle Bu i l d i n g B Bu i l d i n g A Bu i l d i n g F Buil d i n g C Building E Building D Attachment 5 to Report PLN 04-24 Conceptual Elevations - Stacked Townhouses City Development Department Jan 8, 2024FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 02/21, SP-2021-01 & CP-2021-01 Highcastle (1939 Altona Rd.) Inc.Applicant: Municipal Address: DATE: File No: 1939 Altona Road L:\PLANNING\01-MapFiles\SP\2021 View from Altona Road View from Sparrow Circle Attachment 6 to Report PLN 04-24 Conceptual Elevations - Street Townhouses City Development Department Jan 8, 2024FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 02/21, SP-2021-01 & CP-2021-01 Highcastle (1939 Altona Rd.) Inc.Applicant: Municipal Address: DATE: File No: 1939 Altona Road L:\PLANNING\01-MapFiles\SP\2021 Attachment 7 to Report PLN 04-24 Revised Draft Plan of Condominium City Development Department Jan 8, 2024FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 02/21, SP-2021-01 & CP-2021-01 Highcastle (1939 Altona Rd.) Inc.Applicant: Municipal Address: DATE: File No: 1939 Altona Road L:\PLANNING\01-MapFiles\SP\2021 N Attachment 8 to Report PLN 04-24 Attachment 9 to Report PLN 04-24 Zoning Provisions Comparison Chart Provision Proposed Traditional Townhouse Units Proposed Stacked Townhouse Units “RMM-2” Zone Standards (Existing semi-detached, traditional townhouse and quadplex units along Sparrow Circle) “RM1-5” Zone Standards (Existing detached and traditional townhouse units along Hummingbird Court) Lot Area (min) 110 square metres N/A 160 square metres to 225 square metres 95 square metres to 200 square metres Lot Frontage (min) 5.5 metres N/A 5.4 metres to 7.5 metres 4.8 metres to 20.0 metres Front Yard Depth (min) 4.5 metres 3.0 metres (from Sparrow Circle) 4.5 metres 2.6 metres to 4.5 metres Side Yard Width (min) 1.2 metres, except where dwelling units share a common wall, then no side yard is required 1.2 metres, except where dwelling units share a common wall, then no side yard is required 1.2 metres, except where dwelling units share a common wall, then no side yard is required Townhouse: 1.2 metres, except where dwelling units share a common wall, then no side yard is required Detached Dwelling: 2.7 metres for a detached dwelling Flankage Side Yard Width (min) 2.4 metres 2.4 metres 2.7 metres 2.5 metres Rear Yard Depth (min) 6.0 metres 6.0 metres (from private road) 7.5 metres 7.0 metres Building Height (max) 12.0 metres 12.0 metres 12.0 metres 9.0 metres (detached dwelling) 12.0 metres (traditional townhouse)