HomeMy WebLinkAboutPD 13-03
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REPORT TO
PLANNING COMMITTEE
Report Number: PO 13-03
Date: February 28, 2003
From:
Neil Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 26/02
Marshall Homes
Lots fronting onto the future extension of Goldenridge Road, east side of
Fairport Road
(Part of Lots 54,55,56,58,116,117, Plan 1051)
Recommendation:
1.
That Zoning By-law Amendment Application A 26/02, be APPROVED subject to
the conditions outlined in Appendix I to Report Number PO 13-03, to permit the
development of 11 new internal lots with minimum lot frontages of 12 metres,
submitted by Marshall Homes, for the parcels of land created through land severance
applications LD 10-22/03 for Part of Lots 54, 55, 56, 58, 116, and 117, Plan 1051, City
of Pickering.
2.
That the amending zoning by-law to implement Zoning By-law Amendment
Application A 26/02, as set out in Appendix II to Report Number PO 13-03 be
forwarded to City Council for enactment.
Executive Summary: The applicant proposes to amend the zoning of the subject
properties to permit the development of 11 new lots, with minimum lot frontages of
12 metres, fronting onto the future southerly extension of Goldenridge Road (see
Location Map, Attachment #1 ).
Approval of this application will establish zoning for the subject properties which is
identical to that recently approved by Council for the abutting draft plan of subdivision
SP-2002-01 also owned by Marshall Homes. The City's requirements respecting the
construction of Goldenridge Road and development of the lots subject to this zoning
by-law amendment application (A 26/02) will be addressed through conditions of the
related land division applications.
It is recommended that the application be approved subject to conditions, and that the
draft by-law be forwarded to Council for enactment.
Report PO 13-03
Date: February 28, 2003
Subject: Zoning By-law Amendment Application A 26/02
Page 2
Financial Implications:
proposed development.
No direct costs to the City are anticipated as a result of the
Background:
1.0 Comments Received
1.1 At the February 20, 2003 Information Meeting
(see text of Information Report and Meeting Minutes, Attachments #3 and #4)
no one spoke for or against the application
1.2 Following Information Meeting
Resident in Support:
a letter in support of infill development in the area was received from a resident.
(see Attachment #5)
1.3 Agency Circulation:
Canadian National Railway
2.0
2.1
no objection
- warning clauses required in all
development and purchasing
agreements
Toronto and Region Conservation
Authority
no objection
a maximum 3 metre buffer zone
is to be provided for all lots
adjacent to the top of bank for
the Dunbarton Creek.
(see Attachment #6)
Discussion
The proposed development is compatible with, and will be developed in
conjunction with surrounding development.
The proposed development will be consistent with development that is occurring
in the surrounding neighbourhood. Draft Plan of Subdivision SP-2002-01,
submitted by Marshall Homes, recently received draft approval for the lands
abutting the subject properties. This abutting draft plan of subdivision was
designed to accommodate the southerly extension of Goldenridge Road through
the subject properties for future development. Zoning the proposed 11 lots in a
category identical to that recently applied to the abutting draft plan of subdivision
ensures compatible development with abutting lands, and maintains the design
and character of the area (see Location Map and Applicant's Submitted Plan,
Attachments #1 and #2).
Report PO 13-03
Date: February 28, 2003
Subject: Zoning By-law Amendment Application A 26/02
Page 3
The subject lands are to be developed in compliance with the Dunbarton
Neighbourhood Guidelines as outlined in the Pickering Official Plan, which allow
for minimum lot frontages of 12 metres on new internal roads. This application
conforms to the Official Plan policies. (see Dunbarton Neighbourhood
Development Guidelines, Attachment #7).
In order to ensure the subject properties are developed in conjunction with the
adjacent draft plan of subdivision, all matters regarding development of the lands
and the construction of Goldenridge Road, have been included as conditions of
approval for the related land severance applications LD 10-22/03. Among other
conditions, the applicant will be required to enter into an appropriate
development agreement with the City to address matters typically included in a
subdivision agreement such as, but not limited to, tree preservation, siting and
architectural design, and grading requirements.
2.2
Lands located near Dunbarton Creek are to be zoned Open Space Hazard
Lands and conveyed to the City.
The Dunbarton Creek crosses through the north-east portion of the subject
property. It is recommended that the portion of the property containing the Creek
and appropriate buffer be designated as 'OS-HL' - Open Space Hazard Lands.
This will establish a natural buffer area adjacent to the creek and ensure
preservation of the lands located in this area. The owner will be required to
convey lands designated 'QS-HL' to the City of Pickering through the associated
land division applications LD 10/03 and LD 11/03.
2.3
By-law to be Forwarded to Council
The attached by-law, included as Appendix II to this report, implements Staff's
recommendation to approve the requested 'S3-7' residential zoning and to apply
a 'OS-HL' zoning to protect natural features. It is further recommended that
attached by-law be forwarded to Council for enactment (see Appendix II).
3.0
Applicant's Comments
The applicant is aware of the content of this report.
APPENDICES
Appendix I: Recommended Conditions of Approval
Appendix II: Draft Implementing By-law
Report PO 13-03
Date: February 28, 2003
Subject: Zoning By-law Amendment Application A 26/02
Page 4
Attachments:
1.
2.
3.
4.
5.
6.
7.
Location Map
Applicant's Submitted Plan
Information Report
Minutes from Public Information Meeting
Resident Comments
Comments from Toronto and Region Conservation Authority
Dunbarton Neighbourhood Development Guidelines
Prepared By:
Approved I Endorsed By:
(Îat /&t PU./l~ ,u
Carla Pierini
Planning Technician
. '1
Lynda Taylor CIP, RPP
Manager, Development Review
CXP:jf
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City Council
~1
,1
APPENDIX I TO
REPORT NUMBER PD 13-03
RECOMMENDED CONDITIONS OF APPROVAL FOR
ZONING BY-LAW AMENDMENT APPLICATION A 26/02
1. That the implementing zoning by-law:
a) extend the boundaries of the "S3-7" - Residential Detached Dwelling Zone
requirements in By-law 6027/02 to include the subject properties.
b) designate the lands known as Part 4, 40R-9570, as 'OS-HL' - Open Space
Hazard Lands.
APPENDIX II TO
REPORT NUMBER PD 13-03
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 26/02
BY-LAW NO.
Being a By-law to amend Restricted Area (Zoning) By-law 3036, as
amended by By-law 6027/02, to implement the Official Plan of the City of
Pickering District Planning Area, Region of Durham in Part of Lots 54, 55,
56, 58, 116, 117, Plan 1051, in the City of Pickering. (A 26/02)
WHEREAS the Council of the Corporation of the City of Pickering deems it desirable to
rezone the subject lands, being Part of Lot 54, 55, 56, 58, 116, and 117, Plan 1051, for
the development of residential uses and open space hazard land uses;
AND WHEREAS an amendment to By-law 3036, as amended by By-law 6027/02, is
therefore deemed necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
1.
TEXT AMENDMENT
1.1
Section 2. of By-law 6027/02 is hereby deleted and replaced with the following:
The provisions of this By-law shall apply to those lands in Part of Lots 54, 55, 56,
58, Lots 111, 112, 113, Part of Lots 114,115,116,117, Plan 1051, designated
"S3-7" and "OS-HL" on Schedule I attached hereto.
1.2
Section 5. of By-law 6027/02 is hereby further amended by adding Section
5.(2)(a) Uses Permitted ("OS-HL" Zone)
No person shall within the lands designated "OS-HL" on Schedule I attached
hereto use any lot or erect, alter or use any building or structure for any purpose
except the following:
(i) preservation and conservation of the natural environment, soil and wildlife;
(ii)
(Hi)
resource management;
pedestrian trails and walkways;
1.3
Section 5. of By-law 6027/02 is hereby further amended by adding Section
5.(2)(b) Zone Requirements ("OS-HL" Zone);
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, resource management, or pedestrian trail
and walkway purposes.
2.
SCHEDULE "I" AMENDMENT
Schedule "I" to By-law 6027/02 is hereby revoked and replaced with Schedule "I"
attached hereto.
- 2 -
3.
BY-LAW 6027/02
By-law 6027/02 is hereby further amended only to the extent necessary to give
effect to the provisions of this By-law as set out in Section 1 above, and as set
out in Schedule I attached hereto. Definitions and subject matter not specifically
dealt with in this By-law shall be governed by the relevant provisions of By-law
3036, as amended.
4. . EFFECTIVE DATE
This By-law shall take effect from the day of passing hereof subject to the
approval of the Ontario Municipal Board, if required.
BY-LAW read a first, second, and third time and finally passed this
of , 2003.
day
Wayne Arthurs, Mayor
Bruce Taylor, City Clerk
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SCHEDULE I TO BY-LAW
PASSED THIS
DAY OF 2003
MAYOR
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CLERK
ATTACHMENT I I TO
REPORT (I PO I ~ . "ì 3
SHADEMASTER
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. KINGSTON
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City of Pickering
Planning & Development Department
PROPERTY DESCRIPTION PART OF LOT 55, PLAN 1051, 40R-6947 PARTS 1 & 2
PART OF LOT 59 PLAN PLAN 1051, 40R~570, PARTS 4 & 5
LOTS 54, 56,116,117 PLAN 1051
OWNER
FILE No. A26/02
DATE JAN 16, 2003
SCALE 1 :5000
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CHECKED BY CP
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FOR DEPARTMENT USE ONLY
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INFORMATION COMPILED FROM APPLICANTS
SUBMITTED PLAN -
A26/02 ATTACHr.ŒN1 II
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THIS MAP WAS PRODUCm BY THE CITY OF PICKERING.
PlANNING &- DEVELOPMENT DEPARTMENT,
INFORMATION &- SUPPORT SERVICES,
JANUARY 76, 2003,
ATTACHMENT#~------TO
REPORT # PO / .3 . () 3 . ..'.. ..
Cib¡ 0#
INFORMATION REPORT NO. 03-03
FOR PUBLIC INFORMATION MEETING OF
February 20th, 2003
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Zoning By-law Amendment Application A 26/02
Marshall Homes
Lots fronting onto the future southern extension on Goldenridge Road,
east of Fairport Road
(Lots 54,55,56,58,116,117, Plan 1051)
City of Pickering
1.0
PROPERTY LOCATION AND DESCRIPTION
- the properties subject of this application are comprised of lands to be created
through land division applications for 6 residential properties located between
Fairport Road and Appleview Road, south of the Dunbarton Creek;
- the lands are comprised of the rear portions of two lots located on the east
side of Fairport Road, and the rear portions of three lots located on the west
side of Appleview Road, and one lot located south of Dunbarton Creek, on
the west side of Appleview Road (see Location Map, Attachment #1);
- the subject lands are surrounded by existing detached residential dwellings;
2.0
APPLICANT'S PROPOSAL
- the applicant proposes to amend the zoning of the subject properties to
'83-7' - Residential Detached Dwelling, to permit the development of
detached dwellings on lots with minimum lot frontages of 12 metres fronting
onto the future southerly extension of Goldenridge Road.
- the applicant's proposed plan is provided for reference (see Attachment #2).
- the proposed lots fronting onto the future extension of Goldenridge Road, are
proposed to provide lot frontages greater than 12 metres, lot depths greater
than 30 metres, and lot areas greater than 575 square metres.
Information Report No. 03-03
ATTACHMENT # 3 TO
REPORT # PO /3 - ù 3
Page 2
3.2
3.3
3.4
4.0
4.1
4.2
3.0
OFFICIAL PLAN AND ZONING
3.1
Durham Reçaional Official Plan
identifies the subject lands as being within a 'Living Area', where development
is intended to be predominantly for housing purposes;
- the proposal appears to conform to the Durham Region Official Plan.
Pickerinça Official Plan
identifies the subject lands as being located within an 'Urban Residential - Low
Density Area' within the Dunbarton Neighbourhood;
permissible uses within this designation include residential uses;
- the applicant's proposal conforms to the policies of the Plan.
Compendium Document to the Official Plan
- the subject properties are subject to the Dunbarton Neighbourhood
Development Guidelines which are Council adopted policies intended to
guide new development in the area in a manner which is compatible with the
existing neighbourhood. These guidelines state that on new internal roads,
only detached dwellings are to be permitted with minimum lot frontages of
12 metres;
- the Dunbarton Neighbourhoad Development Guidelines indicate that new
developments shall maintain building setbacks consistent with recent
subdivision standards such as front yard depths of 4.5 metres, side yards
widths of 1.2 metres and 0.6 metres.
Zoninça By-law 3036/00
the subject lands are currently zoned "R3" - Detached Residential Dwelling
Zone, by Zoning By-law 3036, as amended;
- the existing zoning permits detached dwellings on lots with minimum lot
frontages of 18 metres and minimum lot areas of 550 square metres;
a zoning by-law amendment is required for the subject lands to allow the
development of detached dwellings on lots with minimum lot frontages of
12 meters fronting onto the future extension of Goldenridge Road.
RESULTS OF CIRCULATION
Resident Comments
none received to date;
Açaency Comments
none received to date;
Information Report No. 03-03
, j 3 TO
1:"",)1~" PL' )J';¿f~__"__--
,-,v' ..--
Page 3
4.3
Staff Comments
4.3.1 Background Information
- the owners of the subject properties recently submitted applications on 6
existing residential lots to the Region of Durham Land Division Committee to
create 11 new intemallots fronting onto the future extension of Goldenridge Road.
It is anticipated that these new internal lots are to be purchased and
developed by the applicant, Marshall Homes.
Marshall Homes recently submitted, and received draft approval for, Draft
Plan of Subdivision SP-2002-01 and associated Zoning By-law Amendment
Application A 01/02, for the lands adjacent to the subject properties. Draft
Plan of Subdivision SP-2002-01 proposes to develop 20 detached dwellings
on lots with minimum lot frontages of 12 metres, and proposes to construct a
portion of Goldenridge Road. The lands assembled for the draft plan of
subdivision have been zoned 'S3-7' - Residential Detached Dwelling by
amending Zoning By-law 6027/02.
in order to ensure coordinated development with the adjacent Draft Plan of
Subdivision SP-2002-01, the applicant (Marshall Homes) has submitted this
Zoning By-law Amendment Application (A 26/02) to amend the current "R3"
zoning of the subject properties to "S3-7', and to include these lands as part
of Zoning By-law 6027/02.
- the City's requirements respecting road construction and the development of
the subject properties will be addressed through conditions of the current land
division applications.
4.3.2 Other Matters
In reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
. ensuring that the proposed development is compatible with, and
developed in conjunction with, surrounding development;
. ensuring that the portion of lands located near Dunbarton Creek are
zoned appropriately.
Information Report No. 03-03
ATTACHMENT #_3 TO
I1FPORT # PD- 13 -¿> ?,
Page 4
5.0
PROCEDURAL INFORMATION
- written comments regarding this proposal should be directed to the
Planning & Development Department;
oral comments may be made at the Public Information Meeting;
all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Councilor a Committee of Council;
if you wish to reserve the option to appeal Council's decision, you must
provide comments to the City before Council adopts any by-law for this
proposal;
if you wish to be notified of Council's decision regarding this proposal, you
must request such in writing to the City Clerk.
6.0
OTHER INFORMATION
6.1
Appendix No. I
list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the applications at the time of writing
report.
6.2
Information Received
a copy of the applicant's submitted plan is available for viewing at the offices
of the City of Pickering Planning & Development Department.
ORIGINAL SIGNED BY
ORIGINAL SIGNED BY
Lynda Taylor, MCIP, RPP
Manager, Development Review
Carla Pierini
Planning Technician
CXP:jf
Attachments
Copy: Director, Planning & Development
# _2_- TO
,n '.' on. j .3.. U'\ ~
"". ., . U .--/:-
APPENDIX NO. I TO
INFORMATION REPORT NO. 03-03
COMMENTING RESIDENTS AND LANDOWNERS
(1 )
none to date
COMMENTING AGENCIES
(1 )
none to date
COMMENTING CITY DEPARTMENTS
(1 )
Planning & Development Department
,
Excerpts from
Statutory Public Information Meeting
. Thursday, February 20, 2003
ATTACHMENT #J:_JO 7:00 P.M.
E9úRT II PO ----,L!:L:.P ..~"-
The Manager, Development Review, provided an oveNiew of the requirements of the
Planning Act and the Ontario Municipal Board respecting this meeting and matters
under consideration there at.
(IV)
ZONING BY-LAW AMENDMENT APPLICATION A 26/02
MARSHALL HOMES
LOTS FRONTING ONTO THE FUTURE SOUTHERN EXTENSION
ON GOLDEN RIDGE ROAD, EAST OF FAIRPORT ROAD
(LOTS 54. 55. 56. 58.116.117. PLAN 1051)
1.
Carla Pierini, Planning Technician, provided an explanation of the application, as
outlined in Information Report #03-03.
Ian McCullough, representing applicant, thanked staff for the report and advised
that he and Craig Marshall were present to answer any questions.
2.
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j
FEB-28-2003 14:33
Tor Region Conserv Author
416661 6898
P.01/02
K:õñservåÚOn
for The. Living City
February 28, 2003.
ATTACHMENT # ~ TO
REPORT # PO 13. () 3
CFN
BY FAX AND MAIL
CarlaPierini. .
Planning and Development Department
City of Pickering
Pickering Civic Complex
One The Esplanade
Pickering, ON L1V 6K7
Dear Ms. Pierini:
Zoning By.law Amendment Application A 26/02 .
AppJevlew Road. and Southern Extension of Goldenridge Road
City of Pickering, Durham Region
(Marhsall Homes)
This letter follows receipt of a Zoning By-law Amendment Application for properties located west
of Appleview Road and on the Future Southern Extension of Gofdenridge Road, in the City of
Pickering, Durham Region on JanuarY 31, 2003. Staff at the Toronto and Region Conservation
Authority (TRCA) have had the opportunity to review the above application and offer the following
. comments:
Re.:
The subject properties are not located withín the Authority's Fill Regulated Area or Regional Storm
Floodplain. Hence, a permrt under OntarIo Regulation 158 (Fill, Construction and Alteration to
WatelWays) is not required. However, portions of the subject properties are located within the
Authority's Fill Extension Program and adjacent to a watercourse feature.
Recently TRCA staff commented on Land Division applications to accommodate the development
proposal. As part of these applications TRCA negotiated a maximum 3 metre buffer for all lots
adjacent to the top of bank. We also confirmed that the applicant is prepared to transfer lands
below top of bank and the associated buffer to the Toronto and Region Conservation Authority.
In light of the above, TRCA would have no objections to the zoning by-law amendment, subject
to the stream corridor and buffer on the subject property being properly recognized under the
appropriate zoning to protectthe watercourse feature from future development. We again confirm
that lands below top-oj-bank are to be conveyed, without encumbrance, to the TRGA.
Fùrthermore, since the proposal is not subject to any future application and a development
agreement is being finalized to cover the City of Pickering's interests, we are concerned thatTRCA
interests will not be realized and therefore requS$t that this development agreement include the
foUcwíng;
i)
Submission and approval at a grading plan to the TACA that illustrates a sediment
control fenèe being placed between the stream corridor and construction on the
subject property; .
""\FR!':\KAllÎn~n?lPllhli"'~f)f)IAview Ro"d '""Inn Com-n!9 WQd
S Shoreham Drive, Döwnsview, Ontario M3N 154 (416) 661-6600 FAX 661-6898" www.trca.on.ca
1:i,
'~~
FEB-28-2003 14;33
Tor Regior Conserv Author
416661 6898
P.02/02
. " ,
/
l,;? ,.
; FcP} I.,
uti! 11 Pú-
Carla Pierini
Ii)
February 28, 2003,
Submission and approval of a Stormwater Management Report to the TRCA, which
addresses the issues ot water quality and quantity ìn conjunction with adjacent
lands to be developed,
.2.
Hi)
That the applicant enter into negotiations with respect to the transfer of lands below
. top-ot.bank and the associated buffer to the TRCA.
We trust these comments are of assistance. Should you have 'any questions, please do not
hesitate to contact Kevin Huang at extension 5307 or the undersigned.
Y,. ::JL
t;:~f White .
SeniorPJanner
Development Services
Extension 5306
IKH
c.C.:
Kevin Huang, TRCA
F,\PRSIl<evin307\PubJlc;:\AppIBviøw Road Zoning Commenm,wpd
TOTAL P.02
. ..-.
ATTACHMENT #_-L-JO
HfPOHT II PD,.._¿~Q3_.,.,...",..
Dunbarton Neighbourhood
Development Guidelines
The following Dunbarton Neighbourhood Development Guidelines were adopted by
Pickering Council on February 79, 7996, through Resolution #23/96, and revised through
Resolution #83/96 on April 75, 7996.
The upgrading of Fairport Road and Strouds Lane to full urban standards, and the presence
of a large number of deep lots has resulted in opportunities for infill development within
this area. To ensure development occurs in a manner that is appealing, orderly, and
consistent with the character of the neighbourhood, new development proposals must
comply with the development and design guidelines described in the accompanying chart,
and must be generally consistent with the attached Neighbourhood Concept Plan.
I'"""""":"'" h_-Z~TO
, " '/3 - " './
¡ "",' . '. ._,,;:)....,.
DUN8ARTON NEIGHBOURHOOD DEVELOPMENT & DESIGN GUIDELINES
IIIJ8'-"____-
. permit only detached
dwellings
. require minimum lot
frontages of 15.0 metres,
except:
0
on Dunbarton Rd.,
where minimum
frontages may be 12.0
metres; and
on Fairport Rd. north
of the creek, where
minimum frontages
may be 13.5 metres
(with larger than
minimum frontages
encouraged in the
vicinity of Bonita Ave.)
. on Fairport Road south of
the creek, maintain larger
lot depths (approximately
40 metres), and larger
building setbacks (front
yard 7.5 metres; side yards
1.5 metres; flankage yard
4.5 metres)
'0
. permit only detached
dwellings
. require minimum lot
frontages of 12.0 metres
. consideration will be
given to minimum 10.0
metre lot frontages at the
ends of cul-de-sac and
other significant street
curvatures
. maintain building setbacks
consistent with recent
subdivision standards
(front yard minimums of
4.5 metres; side yard
minimums of 0.6/ 1.2
metres)
. encourage new roads to
connect with existing
streets to minimize dead
ends, in locations as
generally shown on
neighbourhood concept
plan
. locate on east side of
Fairport Road, south of
Bonita Ave, as generally
shown on the
neighbourhood concept
plan
. ensure at least 0.5 hectare
in area
. provide opportunity to
expand to incorporate
lands at the southeast
corner of Fairport Road
and Bonita Ave.
. integrate with the open
space corridor
surrounding Dunbarton
Creek
. consider establishing
pedestrian/bicycle paths,
connected to other paths
in neighbourhood
. establish natural buffer
adjacent to the creek
. consider establishing
pedestrian/bicycle paths,
connected to other paths
in neighbourhood (to be
explored through the
review of development
applications)
. encourage continued
*renaturalization" of the
creek valley
. establish maximum
dwelling height of 9.0
metres (calculated from
the average grade at front
of dwelling)
. minimize garage
projections from front wall
of dwellings to ensure
high quality residential
streetscapes
. permit detached garages in
side or rear yards where
appropriate
. provide sidewalks on at
least one side of each
street
. discourage reverse
frontage lots, except
where necessary due to
grading constraints or for
other technical reasons
. encourage preservation
and planting of trees
a'-' I' , :1..__TO
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1.2.:Q.3 .
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- COHCI: . NCEPT PLAN '
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