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March 20, 2003
Statutory Public Information Meeting Agenda Pursuant to the Planning Act Thursday, March 20, 2003 7:00 P.M. Chair: Councillor Holland (I) 3. 4. 5. (11) 3. 4. 5. DRAFT PLAN OF SUBDIVISION APPLICATION SP-2002-05 ZONING BY-LAW AMENDMENT APPLICTION A 25102 BITONDO ENTERPRISES/W. BROWN PART OF LOT 7~ CONCESSION 5 Explanation of application, as outlined in Information Report #11-03 by Planning Staff. Comments from the applicant. Comments from those having an interest in the application. Response from applicant. Staff response. ZONING BY-LAW AMENDMENT APPLICATION A 03103 EMIX HOLDINGS LIMITED 1101 KINGSTON ROAD PART OF LOT 24, CONCESSION 1 (4OR-12678~ PARTS 6 TO 9) Explanation of application, as outlined in Information Report #10-03 by Planning Staff. Comments from the applicant. Comments from those having an interest in the application. Response from applicant. Staff response. 1-9 10-18 Statutory Public Information Meeting Agenda Pursuant to the Planning Act Thursday, March 20, 2003 7:00 P.M. Chair: Councillor Holland (111) 3. 4. 5. DRAFT PLAN OF SUBDIVISION APPLICATION SP-2003-02 ZONING BY-LAW AMENDMENT APPLICATION A 2103 450 FINCH AVENUE (PART OF LOTS 31, CONCESSION 2) Explanation of application, as outlined in Information Report #.09-03 by Planning Staff. Comments from the applicant. Comments from those having an interest in the application. Response from applicant. Staff response. 19-39 (IV) , ADJOURNMENT 01 PICKERING INFORMATION REPORT NO. 11-03 FOR PUBLIC INFORMATION MEETING OF March 20th, 2003 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Draft Plan of Subdivision Application SP-2002-05 Zoning By-law Amendment Application A 25/02 Bitondo EnterprisesNV. Brown Part of Lot 7, Concession 5 City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the subject property is located on the west side of Salem Road, north of the 5th Concession Road; - a property location map is provided for reference (see Attachment #1); - the property is currently occupied with a farm house, a second residential dwelling and associated farm buildings; lands not occupied by the residential portion of the property are relatively fiat idle land being a former field and wooded lands forming part of the Carruthers Creek valley lands; the site's topography slopes gently from the north to the southeast while the western lands that are adjacent to Carruthers Creek slope in a westerly direction toward the creek; - surrounding land uses are: north - Hawthorn Golf Club; south - on the south side of the 5th Concession Road in the Town of Ajax is a Hydro corridor and vacant land; east on the east side of Salem Road are vacant lands and agricultural lands; west estate residential on the west side of Carruthers Creek. 0 2 Information Report No. 11-03 Page 2 2.0 APPLICANT'S PROPOSAL Alex Artuchov on behalf of the owners, have submitted an application for approval of a draft plan of subdivision and an application to amend the zoning by-law in order to implement the proposed draft plan; the applicant's proposed subdivision plan is provided for reference (see Attachment #2); the draft plan proposes the creation of nine new residential lots; the existing farm residential property is located on lands in the middle of the draft plan, however these land are not part of the draft plan of subdivision; the result is that the existing farm homestead property bisects the draft plan creating two unconnected portions; all lots are proposed to front onto either the 5"~ Concession Road or Salem Road; the western blocks of both the southern and northern portions of the draft plan are proposed open space blocks; road widening blocks are shown for both the 5~ Concession Road and Salem Road; lot sizes range from 0.5ha (5,500 m2) to 0.7ha (7,198 m2) with the lot frontage ranging from 25 m to 60.8 m; the following chart outlines the proposed development detail: Details of the Draft Plan Total area of draft plan -- Area proposed for residential development -- Open Space/Conservation blocks -- Road widening -- Number of detached dwelling lots -- Net residential density (units per hectare) -- 9.32 hectares 5.84 hectares 3.10 hectares 0.38 hectares 9 1.5 3.0 3.1 OFFICIAL PLAN AND ZONING Durham Reqional Official Plan designates the subject lands as Country Residential Subdivision, where development is intended to be predominantly for housing purposes; the maximum number of dwelling units permitted in the subject Country Residential Subdivision is ten units; in the vicinity of the subject property lands are designated as Major Open Space; Salem Road and the 5th Concession Road where they abut the draft plan are both designated as a Type B Arterial Road; the proposal appears to conform to the Durham Region Official Plan; Information Report No. 11-03 Page 3 03 3.2 3.3 Pickerinq Official Plan designates the subject lands as Rural Settlements - Country Residential; permissible uses within the Rural Settlements - Country Residential designation include residential uses, including detached dwellings units; Country Residential lands are intended to be developed with large lots with no potential for growth; the proposed draft plan is within the Saxton Glen Country Residential area and forms Phase II of the development of the this area; Schedule II of the Pickering Official Plan - Transportation Systems designates Salem Road and the 5th Concession Road where they abut the draft plan as a Type B Arterial Road; Type B Arterial Roads are designed to carry moderate volumes of traffic at moderate to high speed and have some access restrictions; Schedule III of the Pickering Official Plan - Resource Management designates lands abutting Carruthers Creek as Shoreline and Stream Corridors; Shorelines and Stream Corridors identify lands that may be prone to flooding and water impacts and require an environmental report to be submitted that appropriately addresses any environmental constraints on the subject property; in accordance with Official Plan policies, an environmental report should be submitted; the subject applications will be assessed against the policies and provisions of the Pickering Official Plan during the further processing of the applications; Saxton Glen Settlement Plan the Saxton Glen Settlement Plan designates the subject lands as Country Residential and Open Space System - Natural Areas; the Saxton Glen Settlement polices recognize the existing dwelling; requiring that development is undertaken in a manner that respects the environmental features of Carruthers Creek; recognizes that the lots will front onto existing roads; and, endeavours to ensure the country residential environment of the settlement is maintained; 3.4 Zoning By-law 3037 the subject lands are currently zoned "A" - Rural Agriculture Zone, by Zoning By-law 3037 as amended; the existing zoning permits a range of agricultural uses, one detached dwelling, some recreational and community institutional uses, and selected agricultural commercial uses; an amendment to the zoning by-law is required to allow the development of the proposed draft plan of subdivision. Information Report No. 11-03 Page 4 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments 4.2 - no resident comments have been received to-date; A~encv Comments - no agency comments have been received to-date; 4.3 Staff Comments 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 sensitive to, surrounding land uses: · ensuring that the proposed subdivision will fit in with the existing residential dwellings located in the centre of the draft plan, but not included in the draft plan; · ensuring that the lotting pattern and dwelling designs maintain a high quality residential streetscape; · the appropriateness of excluding the existing residential property from the draft plan and therefore not conveying all of the valley lands to an appropriate public authority that will result in a land lock open space block; · ensuring that appropriate buffer has been provided between the proposed residential lots and Carruthers Creek; · reviewing the need for an environmental, noise, agricultural, hydrogeological or archaeological reports; · reviewing supporting technical submissions and reports to ensure that adequate information is provided, that technical requirements are met; this Department will conclude its position on the draft plan design after it has received and assessed comments from the circulated departments, agencies and public. 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 Council or a Committee of Council; Information Report No. 11-03 Page 5 05 if you wish to be notified of Council's decision regarding either the proposed plan of subdivision or zoning by-law amendment application, you must request such in writing to the City Clerk; if a person or public body that files an appeal of a decision of the City of Pickering in respect of the proposed draft plan of subdivision and/or zoning by-law amendment, does not make oral submissions at the public meeting or make written submissions to the City of Pickering before the Draft Plan of Subdivision application is considered for approval, or before a zoning by-law is passed, the Ontario Municipal Board may dismiss all or part of the appeal; if you wish to reserve the option to appeal Council's decision of the proposed zoning by-law amendment application, you must provide comments to the City before Council adopts any by-law for this proposal. 6.0 6.1 OTHER INFORMATION Appendix No. I list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing the report; 6.2 Information Received full scale copies of the applicant's submitted plan and reports are available for viewing at the offices of the City of Pickering Planning & Development Department including: · the draft plan of subdivision; · Rural Servicing Study, prepared by Rural Development consultants Limited, dated November 2002; · Settlement Capacity Study, prepared by Alex Artuchov dated November 2002; · Proposed Fill and Storm Water Management Plan, prepared by Schaeffers Consulting Engineers, and dated January 2002; the need for additional information and/or addendums to submitted reports will be determined through the review and circulation of the applicant's current proposal. 0 6 Information Report No. 11-03 Page 6 6.3 Company Principal - the applicant is Bitondo Enterprises who's principal is Leonard Bitondo, have entered into a purchase and sales agreement with the owner of the subject lands William Brown; - the applicant has authorized Alex Artuchov to act as agent for the subdivision and rezoning applications. Ross Pym, MCIP, RPI Principal Planner- Development Review RP:jf Attachments Lynd~ Taylo~r,~~P ' Manager- D~velopment Review Copy: Director, Planning & Development 07 APPENDIX NO. I TO INFORMATION REPORT NO. 11-03 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) none received to date COMMENTING CITY DEPARTMENTS (1) none received to date A~-i'ACHMENT #.~_~,_TO !NFOR~ATION REPORT II ~ ~/ / I L_ll // / HIGH~, 7 /~o, CiW o~ Pickering Planning & Development Depa~ment PROPER~ DESCRIPTION PART LOT 7, CONCESSION 5 FOR DEPARTMENT USE ONLY PN-RU PA- ATTACHMENT# ~ 'l'O INFORMATION REPORT# INFORMATION COMPILED FROM APPLICANTS SUBMITTED PLAN - SP 2002-05; A25/02 L. BITONDO PART 1, PLAN 40R-17685 LO7 10 EXHIBIT 2 LOT 9 LOT 8 LOT 7 BLOCK 10 OPEN SPACE LOT 9 LOT 8 LOT 7 g LOT 5 LOT 6 LOT 6 PART OF LOT 7, CONCESSION 5 LOT 4 LOT 3 LOT 2 LOT 1 5th CONCESSION ROAD BLOCK 11 OPEN SPACE LOT 1 LOT 5 160.765 LOT 4 ~ LOT 2 LOT 5 55.000 BLOCK TH/S MAP WAS PRODUCED BY THE CITY OF P/CKERING, PLAN/V/NO ,~ DEVELOPMENT DEPARTMENt, INFORMA?/ON & SUPPORT SERVICES, MARCH 5, 200,~. l0 INFORMATION REPORT NO. 10-03 FOR PUBLIC INFORMATION MEETING OF March 20, 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 03/03 Emix Holdings Limited 1101 Kingston Road Part of Lot 24, Concession 1 (40R-12678, Parts 6 to 9) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION the subject property is approximately 1.01 hectares in size, and located east of Dixie Road and south of Kingston Road (see Attachment #1 - Location Map); Smitty's Furniture Mall is located to the west and Schindler Elevator to the east of the subject property; residential uses are located to the north (north side of Kingston Road) and Highway 401 to the south. 2.0 APPLICANTS PROPOSAL the applicant proposes to amend the existing zoning on the subject lands to allow for permitted uses to be constructed outside of the "Build-to-Zone" and to reduce the minimum required parking ratio; a three-storey commercial office building of approximately 5454 square metres of Gross Floor Area (4800 square metres of Gross Leaseable Floor Area) is being proposed for the property (see Attachment #2 - Applicant's Submitted Site Plan); Information Report No.10-03 Page 2 '~ ]. 3.0 OFFICIAL PLAN AND ZONING 3,1 3.2 3.3 3.4 Durham Reqional Official Plan the Durham Regional Official Plan identifies the subject lands as being designated "Special Policy Area"; this designations goal is to maximize the areas highway exposure as a main street and gateway to the Region; intensify development in a manner that will not adversely affect similar development within the Main Central Areas of the City of Pickering; the applicants proposal appears to comply with this designation. Pickerinq Official Plan - the subject property is designated "Mixed Use Areas - Mixed Corridor" within the Town Centre Neighbourhood; - this designation permits a wide range of residential, retailing of goods and services, offices, restaurants, community, cultural and recreational uses; - Schedule II of the Pickering Official Plan -"Transportation Systems" designates Kingston Road as a Type B- Arterial Road and Dixie Road (southern extension) as a Local Road; Town Centre West Guidelines adopted by City of Pickering Council on February 20, 1995; identifies matters such as, Land Use Categories, Road Networks, Densities, and Engineering Issues; along with Urban Design Guidelines such as, Setbacks and Build-to-Lines, Building Heights, Vehicular Circulation, Access, and Parking; the applicants proposal may require a modification to the Town Centre West Development Guidelines to address building outside of the identified "Build-to- Zone". Zoning By-law 3036 the subject property is currently zoned "SC-34" - Special Purpose Commercial by By-law 3036/00, as amended by By-law 4621/95; the current zoning permits the following uses: · Business Office · Commercial Recreation Establishment · Duplicating Shop · Financial Institution · Furniture or Major Appliance Store · Home Improvement Centre 12 Information Report No.10-03 Page 3 4.0 4.1 4.2 4.3 · Light Machinery and Equipment Supplier · Place of Amusement/Entertainment · Professional Office · Restaurant-Type B the proposed use (office) is permitted by By-law 3036/00, as amended by By- law 4621/95 as Business Office; the current zoning requires that a minimum of 50% of the length of the "Build- to-Zone" shall have a building or part of a building located on it; the current parking ratio on the site requires that 3 parking spaces be provided for every 93 square metres of Gross Leaseable Floor Area; a zoning amendment is required for this property in order to permit the proposed three-storey building to be built outside of the "Build-to-Zone" and to reduce the minimum parking ratio. (see Attachment #3 - Proposed Building & Build-to-Zone) RESULTS OF CIRCULATION Resident Comments - no resident comments have been received to date; Agency Comments - no agency comments have been received to date; Staff Comments - in reviewing the application to-date, the following matters have been identified by staff for further review and consideration: Use · the compatibility of the proposed development with existing uses within the area; Town Centre West Guidelines · evaluation of the "Build-to-Zones" as identified in the Town Centre West Development Guidelines. The applicants proposal contradicts the Town Centre West Guidelines with respect to the "Build-to-Zones" and it has yet to be determined if modifications are necessary; · examine whether a structure would meet the intent of the "Build-to-Zone"; · examine whether future road patterns can be accommodated through the site plan proposal; Information Report No.10-03 Page 4 J. 3 Parkinq · examination of the minimum parking standards for the site/zone to determine if the site will function given the number of uses permitted on site; · to determine if permitted uses would have to be limited due to the proposal for reduced parking ratio; Special Requlations · examine the special regulations of the current zoning by-law to ensure that Gross Leaseable Floor Limitations are appropriate; this Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies and the public. 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 Council or a Committee of Council; - if you wish to reserve the option to appeal Council's decision, you must provide comments to the City before Council adopts any by-law for this proposal; - if you wish to be notified of Council's decision regarding this proposal, you must request such in writing to the City Clerk. 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 full scale copies of the Applicants submitted plan are available for viewing at the offices of the City of Pickering Planning & Development Department; Information Report No.10-03 Page 5 14 6.3 Property Principal the principal of Emix Holding Limited is W.A. Hepfer (President); GXR:jj Attachments Lynda Taylor, ~P Manager, Development Review Copy: Director, Planning & Development APPENDIX NO. I TO INFORMATION REPORT NO. 10-03 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date; COMMENTING AGENCIES (1) none received to date; COMMENTING CITY DEPARTMENTS (1) (2) Planning & Development Department; Pickering Fire Service; 16 ATTAC~IE~T# ~_~TO It, iFORIVlATION ==~,=~------~' ...... i-~-/~, ~ ~~ ~ .~.-~" 0 0'~'% C ~'~' / City of Pickorin§ ~lannin~ & Dovolopmont Dopartmont PROPERTY DESCRIPTION PART OF LOT 24, CONCESSION 1, PLAN 40R-12678, PART 6-9 OWNER EMIX HOLDINGS LTD. DATE FEB. 11, 2003 I DRAWN BY JB ~'-/~ I APPLICATION No. A03/03 SCALE 1:5000 CHECKED BY GR FOR DEPARTMENT USE ONLY PN-8 PA- ATTACHMENT# 2.. TO IEFORJVIATION REPORT# INFORMATION COMPILED FROM APPLICANT'S PROPOSED PLAN A03/2003 FUTU/~ 61'I~ET PROPOSED BUILDING i THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING AND DEVELOPMENT DEPARTMENT. PLANNING INFORMATION SERVICES DIVISION MAPPING ANE) DF~IGN .q;F~TIC}N FFRRIIA~Y City of Pickering BUILDING ENVELOPE BUILD-TO-ZONE ~ BUILDING FOOTPRINT Planning & Development Department DATE MAR. 3, 2003 INFORMATION REPORT NO. 09-03 FOR PUBLIC INFORMATION MEETING OF March 20th, 2003 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Draft Plan of Subdivision Application SP-2003-02 Zoning By-law Amendment Application A 2/03 450 Finch Avenue (Part of Lots 31, Concession 2) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION the subject property is located on the north side of Finch Avenue, west of Rosebank Road; a property location map is provided for reference (see Attachment #1); the property is currently occupied with a single detached dwelling and two accessory buildings in the south east corner of the property; lands not occupied by the residential portion of the property are relatively flat idle land being a former field which has reverted to shrubs and small trees; the site's topography is relatively flat, sloping from the north to the south; large mature poplar and spruce trees are situated along the northern part of the west and east property lines and a row of scotch pines extend along the rear portion of the property; an easement in favour of Hydro One Networks Inc. crosses the southwest corner of the subject property; surrounding land uses are: north - York-Durham sewer corridor and CPR rail line; south - on the south side of Finch Avenue is a Hydro corridor; east - lands that are subject to draft plan of subdivision S-P-2001-02 that consists of detached and semi-detached dwellings; - one residential property at the southeast corner of the subdivision; west - vacant land. 2,0 Information Report No. 09-03 Page 2 2.0 APPLICANT'S PROPOSAL - Alcorn & Associates Limited on behalf of the owner, have submitted an application for approval of a draft plan of subdivision and an application to amend the zoning by-law in order to implement the proposed draft plan; - the applicant's proposed subdivision plan is provided for reference (see Attachment #2); the draft plan proposes the creation of one new municipal street, extending from the planned northern road contained in the proposed subdivision to the east, and terminates in a cul-de-sac on the north side of Finch Avenue; all lots are proposed to front onto the new road; no access is proposed onto Finch Avenue; - in order to implement the proposed lot fabric and street pattern of the draft plan the applicant is proposing modifications to the abutting draft plan of subdivision that City Council approved in June of 2002 and has been appealed the City's decision to the Ontario Municipal Board; - the following chart outlines the proposed development detail: Details of the Draft Plan Total area of draft plan Area proposed for residential development Future residential blocks Lands to be developed with abutting property New road Road widening Number of detached dwelling lots Number of future detached dwelling blocks Total dwelling units Lot frontage of proposed lots Lot frontage of future residential blocks Net residential density (units per hectare) -- 2.03 hectares -- 1.17 hectares -- 0.37 hectares -- 0.04 hectares -- 0.42 hectares -- 0.03 hectares -- 28 -- 9 -- 37 -- I0 metres -- 10 metres -- 23.4 3.0 3.1 OFFICIAL PLAN AND ZONING Durham Reqional Official Plan designates the subject lands as Living Area, where development is intended to be predominantly for housing purposes; in the vicinity of the subject property lands are designated as Open Space Linkages which recognizes an east-west ecological linkage known as the Rouge-Duffin Corridor; Finch Avenue where it abuts the draft plan is designated as a Type B Arterial Road; the proposal appears to conform to the Durham Region Official Plan; Information Report No. 09-03 Page 3 2 ~ 3.2 3.3 Pickerin.cl Official Plan designates the subject lands as Urban Residential Area - Low Density Area; permissible uses within the Urban Residential Area - Low Density Area designation include residential uses, including detached dwellings units; - the Plan establishes a density range for residential development within this designation of up to and including .30 units per net hectare; - the proposed development would provide a net site density of approximately 23.4 units per hectare (based on the potential 37 lots being developed on approximately 1.58 hectares of net residential site area); - through the settlement of an appeal to the Pickering Official Plan, it has been determined that the boundary of the Open Space - Natural Area designation coincides with the north property limit; any additional lands required for buffer or edge management will be determined through the review of the required Environmental Report; Schedule II of the Pickering Official Plan - Transportation Systems designates Finch Avenue where it abuts the draft plan as a Type B Arterial Road; Type B Arterial Roads are designed to carry moderate volumes of traffic at moderate to high speed and have some access restrictions; the proposed new public streets serving the proposed development would function as Local Roads; Schedule III of the Pickering Official Plan - Resource Management designates abutting lands as Rouge-Duffins Wildlife Corridor;, - Section 10.17 of the Official Plan clarifies that the boundary of the Rouge- Duffins Wildlife Corridor coincides with the boundary of the Open Space - Natural Areas designation; this section of the plan also requires an Environmental Report to address setbacks, buffers, edge management and stormwater; - in accordance with Official Plan policies, an environmental report has been submitted; - the subject applications will be assessed against the policies and provisions of the Pickering Official Plan during the further processing of the applications; Rou.qe Park Neiqhbourhood the draft plan is within the Rouge Park Neighbourhood and a Detailed Review Area, for which Council has adopted the Rouge Park Neighbourhood Development Guidelines; the Rouge Park Neighbourhood plan indicates a street connection between Finch Avenue and Rosebank Road; the current subdivision design does not implement this requirement; City Council has recently approved amendments to the Rouge Park NeighbourhOod, however the amendments do not impact the polices related to the proposed development; 22 Information Report No. 09-03 Page 4 3.4 Zoning By-law 3036 the subject lands are currently zoned "A" - Rural Agriculture Zone, by Zoning By-law 3036, as amended; the existing zoning permits a range of agricultural uses, one detached dwelling, some recreational and community institutional uses, and selected agricultural commercial uses; an amendment to the zoning by-law is required to allow the development of the proposed draft plan of subdivision. 4.0 4.1 4.2 RESULTS OF CIRCULATION Resident Comments - no resident comments have been received to-date; A.qency Comments Toronto Region Conservation Authority - have requested additional information from the applicant related to noise attenuation requirements and there potential impact on the vegetation community north of the attenuation zone (see Attachments #3; Canadian Pacific Railway not in favour of residential development near the rail right-of-way as the proposed land use is not compatible with the railway operations as the health, safety and welfare of future residents could be adversely affected by railway activities; - however to ensure safety and to mitigate adverse impacts certain conditions of approval have been requested that relate to nose study and warning clauses (see Attachments# 4); No Objections or Concerns: (see Attachments #5 - #11) Enbridge Gas; Durham District School Board Durham Catholic District School Board Canada Post Le Conseil Scolaire Catholique de District Centre-Sud; Hydro One Networks Inc. Veridian Connections Information Report No. 09-03 Page 5 23 4.3 Staff Comments 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 sensitive to, surrounding land uses; · ensuring a coordinated approach to development with the plan of subdivision to the east; · compatibility with the Rouge Park Neighbourhood Development Guidelines; · ensuring that the proposed street, lotting pattern and dwelling designs maintain a high quality residential streetscape; · reviewing supporting technical submissions and reports to ensure that adequate information is provided, that technical requirements are met and that the proposed subdivision design does not impact on the ability of abutting properties to west to develop in an appropriate fashion; and, · reviewing the appropriateness of the road design that terminates at Finch Avenue without providing access onto Finch Avenue or providing a connection to the lands to the west that are designated for development; this Department will conclude its position on the draft plan design after it has received and assessed comments from the circulated departments, agencies and public. 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 Council or a Committee of Council; - if you wish to be notified of Council's decision regarding either the proposed plan of subdivision or zoning by-law amendment application, you must request such in writing to the City Clerk; - if a person or public body that files an appeal of a decision of the City of Pickering in respect of the proposed draft plan of subdivision and/or zoning by-law amendment, does not make oral submissions at the public meeting or make written submissions to the City of Pickering before the Draft Plan of Subdivision application is considered for approval, or before a zoning by-law is passed, the Ontario Municipal Board may dismiss all or part of the appeal; - if you wish to reserve the option to appeal Council's decision of the proposed zoning by-law amendment application, you must provide comments to the City before Council adopts any by-law for this proposal. 2 '/J Information Report No. 09-03 Page 6 6.0 6.1 6.2 6.3 · OTHER INFORMATION Appendix No. I list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing the report; Information Received full scale copies of the Applicant's submitted plan and reports are available for viewing at the offices of the City of Pickering Planning & Development Department including: · the draft plan of subdivision; · Planning Report, prepared by Alcorn & associates Limited, dated December 2002 · Municipal Servicing Feasibility Report, prepared by Cansult Limited. dated December 17,2002; · Stage 1 and 2 Archaeological Assessment, prepared by A. M. Archaeological Associates, and dated December 2002; · Noise Control Feasibility Study - Proposed Residential Subdivision, Part of Lot 31, Concession 2, prepared by SS Wilson Associates Consulting Engineers, dated April December 17, 2002; · Environmental Report, prepared by Ages Consultants Limited, dated November 1998 the need for additional information and/or addendums to submitted reports will be determined through the review and circulation of the applicant's current proposal. Company Principal the applicant, Jocelyn Barber, is the owner of the subject lands; the applicant has authorized Randy Alcorn, (Alcorn & Associates) to act as agent for the subdivision and rezoning applications. Ross 15ym, MCIP, ~'~- Principal Planner- Development Review RP:jf Attachments Lynda Taylor~-MCIP,~RPP Manager- De~etolYrnent Review Copy: Director, Planning & Development 25 APPENDIX NO. I TO INFORMATION REPORT NO. 09-03 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) (2) (3) (4) (5) (6) (7) (8) (9) Canadian Pacific Railway Toronto Region Conservation Authority Enbridge Gas; Durham District School Board Durham Catholic District School Board Canada Post Le Conseil Scolaire Catholique de District Centre-Sud; Hydro One Networks Inc. Veridian Connections COMMENTING CITY DEPARTMENTS (1) none received to date 2 G ATTACHMENT#_L._ YORK--DURHAM < SANITARY TRUNK LINE / FINCH ' AVENUE City of Pickering Planning & Development Department PROPERTY DESCRIPTION PART LOT 31, CONCESSION 3 OWNER JOCELYN BARBER DATE JAN 16, 2003 DRAWN BY JB ~/~ FILE No. SP2003-02; A02/03 SCALE 1:5000 CHECKED BY RP FOR DEPARTMENT USE ONLY PN-14 PA- ATTACHMENT# '-~ TO INFORMATION REPORT#~- ATTACHMENT 2 27 APPLICANT'S CONCEPTUAL DEVELOPMENT PLAN ZONING BY-LAW AMENDMENT APPLICATION - SP 2003-02; A02/03 ~ ~°~ 6s . X¢~ovl Nois~ Berm Fence FINCH AVENUE LOT FRONTAGE FOR ALL RESIDENTIAL LOTS AND BLOCKS IS 10 METRES THIS MAP WAS PRODUCED BY THE CI?F OF PI£K£RING, PI,4NNINO ~ DEVELOPMENT DEPARTMENT, INFORMATION & SUPPORT SERVICES, JANUARY 1~. 200J. 28 FEB 05 2003 14:32 FR CPR RERL ESTRTE 416 595 3112 TO 919054207648 P.01/01 I"~-ANADIAN PA~II:rlC I~Ai LWAY February 5, 20D3 I~eal Es~c~ Suite 7_00 Fax (416) 5g$-]117_ ~.0 Univer~it7 Avenue Toronto Onta~o ITl A~ACHMENT ~TO ~ ~ City of Pickering Planning & Development Department, Pickering Civic Complex One The Esplanade Pickering, Ontario L1V 6K7 FAX (905) 420-7648 Attention: Ross Pym Dear Sin, Re: Draft Plan of Subdivision Application SP-2003-02 Zoning By-Law Amendment Application A 02/03 Jocelyn Barber This is in reference to your circulation of January 16, 2003 of the above-mentioned .applications, The proposed development is located in the vicinity of mile 190,79 of our I~elleville Subdivision, which is classified as a principle main line. Canadian Pacific Railway is not in favour of residential developments near our right-of-way as this land use is not compatible with railway operations. The health, safety and welfare of future residents could be adversely affected by railway activities. However, to ensure the safety and comfort of adjacent residents and to mitigate as much as possible the inherent adverse environmental factors, we request that the following requirements be included as Conditions of Subdivision Approval: Dwe~lngs must l~e consb'ucted such that the ii, terror noise levels meat the cfiteda of the appropriate Ministry. A noise study should be oerffed out by a professional r~ise cens~lftant to deterr11[~a what trnpa=t, if any, r~Nvay noise would have on residents of requimd. A cleu~e sho~lld be inserted in ell offers t~ purchase, agreemen~ of sale end pumhase or lease and ill the I~e deed or lease of each dwelif~lg within 300m of the railway fight, of-way, warnlllg pmspec~ve purchasers or tenants of ~e ex~sten=e of the Railway'$ opera#ng fight-of-way; the possibility of a#erations including the posslbl~ty that the Railway may expand its operations, which expansion may offset the ltvfng environment of the residen= notwithstand~lg Yne inclusion of noise and vfbre#on affenuating measures in the design of the subdivision and IndMdual units, and that the Re#way will net be mspef~slble ~or c~mptein~ or claims arising ' tYorn the use of #s We would appreciate being circulated with all future correspondence related to this application. Orest Rojik Ama Manager SuppOll: (4~6) 595-3~S BY FAX TORONTO AND REGI onserva [lOrl for The Livin City '/ ..... .... February 4, 2003 INFORI~TION REPORT~f.~ O~-0-~ P~c~:~;:~,~o, o~4~0 Mr. Ross Pym City of Pickering Planning Department Pickering Civic Centre One The Esplanade Pickering, Ontario L1V 6K7 Dear Mr. Pym: Re: Draft Plan of Subdivision SP-200302 Zoning By Law Amendment A 02/03 450 Finch Avenue City of Pickering (Jocelyn Barber) We acknowledge receipt of the above noted application and offer the following comments. A review shows plans to construct a 29 unit subdivision on the subject lands. The lands abut the Iris Eleanor Homes property which is also proposed for residential development. The adjacent development includes a~oise-berm adjacent to the open space lands. The berm feature is not proposed on this site however, it appears necessary to tie into the adjacent lands. As part of resolution of the appeal related to 450 Finch Avenue, staff delineated a limit of development to be coincident with the existing fence line at the rear of the property, subject to there being no impacts to the vegetation on the north side of the fence line. Given the need for noise attenuation and the potential requirement to tie into the berm feature on the Iris Eleanor Homes site, staff are concerned about potential impacts to the vegetation community north of the attenuation zone. Therefore we are seeking clarification on the requirements for noise attenuation given the approved condition on the Iris Eleanor Holmes property. In addition we anticipate that a stormwater management brief provided by the applicant will be reviewed shortly. We are not prepared to provide conditions of draft approval until the above issues are clarified to our satisfaction. If you have any questions please contact the undersigned at ext. 5306. Your~ truly, Russel ~t!11 e~~ ~ Senior Planner Development Services Section Ext. 53O6 F:\PRS\Corresp\PICKERIN\2003\barber.wpd 29 5 Shoreham Drive, Downsview, Ontario M3N 1S4 (416) 661-6600 FAX 661-6898 www. trca,on.ca ¢~'} 3O 500 Elgin Mills Road East Richmond Hill Ontario L4C 5Gl A~rACI'IMENT # ~' iNFORMATION REPORT#. o /: - ENBRIDGE 2003-01-28 ROSS PYM CITY OF PICKERING PICKERING CIVIC COMPLEX ONE THE ESPLANADE PICKERING ON L1V 6K7 Dear Sirs Re: FILE: SP-2003-02 & A 02/03 JOCELYN BARBER - 450 FINCH AVENUE DRAFT PLAN OF SUBDIVISION & ZONING BY-LAW AMENDMENT It is requested that the following conditions be included in the subdivision agreement. The owner is to co-ordinate the preparation of an overall utility distribution plan to the satisfaction of all effected authorities. Streets are to be constructed in accordance with the municipal standards. The owner shall grade all streets to final elevation prior to the installation of the gas lines, and provide the necessary field survey information required for the installation of the gas lines, all to the satisfaction of Enbridge Gas Distribution Inc.. All of the natural gas distribution system will be installed within the proposed road allowances therefore easements will not be required. ? !ilcox Supervisor, Planning & Design (905) 883-2613 HW/swc THE DURYLA2¢i DISTRICT SCHOOL BOARD Facilities Services 400 Taunton Road East Whitby, Ontario L1R 2K6 Telephone: [905) 666-5500 1-800-265-3968 Fax: (905) 666-6439 January 24. _00_~ The City of Pickering Planning Department One The Esplanade Picketing, Ontario L1V 6K7 3i CiTY OF pIOKi=RIN Attention: Ross Pym Dear Mr. Pym RE: Draft Plan of Subdivision S-P-2003-02 Zoning By-law Amendment Application A 02/03 Jocelyn Barber 450 Finch Avenue Part of Lot 31, Concession 2 City of Pickering Staff has reviewed the information on the above noted application and has the following comments... 1. Approximately 19 elementary pupils could be generated by the above noted application. 2. It is intended that any pupils generated by the above noted plan of subdivision be accommodated within an existing school facility. 3. under the mandate of the Durham District School Board, staff has no objections. Yours truly, Christine Nancekivell, Planner I:\PROPLAN\DATA~I;LNG\S UB~,SP2003-02 THE DURHAM CA'C 8 IT i i 'ClI 'T: HOOL BOARD Catholic Education: Learning & Living in Faith February 12, 2003 City of Pickering Planning Department Ross Pym Principal Planner-Development Review Pickering Civic Complex One The Esplanade Pickering, ON L1V6K7 RE: Draft Plan of Subdivision S-P-2003-02 Zoning By-law Amendment Application A 02~03 450 Finch Avenue (Part Lot 31, Concession 2) City of Pickering Please be advised that at the regular Board Meeting of Monday, February 10, 2003', the following motion was approved: "THAT the Durham Catholic District School Board indicate in its comments to the City of Pickering that the Board has no objection to Draft Plan of Subdivision S-P- 2003-02 and Zoning By-Law Amendment Application A 02~03." The subject lands affected by this application fall within the catchment area of St. Elizabeth Seton Catholic Elementary School, located at 490 Strouds Lane in Pickering. The projected student yield from proposed draft plan of subdivision is 6 students. Sincerely yours, Gerry O'Neill Controller of Planning and Admissions GON:AD:ad 650 Rossland Road West, Oshawa, Ontario L IJ 7C4 Telephone (905) 576-6150 Business, Fax (905) 576-9574 Grant A. Andrews, B.A., M. Ed. - Director of Education/Secretary/Treasurer DELIVERY PLANNING 1860 MIDLAND AVE 2ND FL. SCARBOROUGH ON M1P 5Al (416) 285-5385 (T) (416) 755-9800 (F) 3 3 February 7, 2003 A'FrACHMEArr #___~.~TO Ross Pym Principal Planner-Development Review City of Picketing 1 The Esplanade Picketing On L 1V 6K7 Dear Mr. Pyro, RE: Draft Plan of Subdivision SP-2003-02 Zoning By-law Amendment Application A 02/03 Jocelyn Barber 450 Finch Ave (Part Lot 31, Concession 2) City of Picketing Thank you for the opportunity to comment on the above noted plan of subdivision. As a condition of draft approval, Canada Post requires that the owner/developer comply with the following conditions: - The owner/developer agrees to include on all offers of purchase and sale, a statement which advises the prospective purchaser that mail delivery will be from a designated Community Mailbox. - The owner/developer will be responsible for notifying the purchaser of the exact Community Mailbox locations prior to the closing of any home sale. - The owner/developer will consult with Canada Post Corporation to determine suitable locations for the placement of Community Mailbox and to indicate these locations on the appropriate servicing plans. -The owner/developer will provide the following for each Community Mailbox site and include these requirements on the appropriate servicing plans: - An appropriately sized sidewalk section (concrete pad) as per municipal standards, to place the Community Mailboxes on. - Any required walkway across the boulevard, as per municipal standards. 34 DELIVERY PLANNING 1860 MIDLAND AVE 2ND FL. SCARBOROUGH ON M1P 5Al (416) 285-5385 (T) (416) 755-9800 (F) -2- -Any required curb depressions for wheelchair access. The owner/developer further 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 locations. This will enable Canada Post to provide mail delivery to new residence as soon as the homes are occupied. I trust that this information is sufficient. If you require further information, please call me at 416-285-5385. Sincerely, Debbie Greenwood Delivery Planner a:utildraw.sam DE-~ESSOURCES MAT~RIELLES CSDCCS PICKERING PLANNING & DEVELOPMENT DEPARTMENT Departrlnent 90&42.0A-617 ~c. simile 905.420.7648 plan&d~vI@city,~ickering,on,ca 41639766~3 Ja 2003' P.O1/OZ Picketing Civic Complex One The l~planade Piekaring, Ontario Canaaa 1.1V Direct Access 90S,420.46~0 ¢it~ofpic~Nng.com 35 Le Conseil Scolaire Catholique de District Planning Agent 1 I0 Drewry Avenue Toronto, ON M2M 1C8 Dear SidMadam: Subject: Draft Plan' of Subdivision SP-2003-02 Zoning By-law Amendment Application A 02/03 Jocelyn Barber 450 Finch Avenue (Part Lot 31, Concession 2) City of Pickering .*. C~ SUJET/ l' CN THIS MA'fTL~R. JAN We are circulating this new application for your review and request your response within 60 days. If your comments are for refusal or deferral of the application, justification for your position. provide your If your comments, are for approval of the application, .please provid.e, a li~t o[.%m,, -1 c°nditi°ns °f appr°val" as well as c°mments °n any matters related t° l~!~at!:~'li!i!IPlease2 findcopiesthe followingof the draftattached:plan, full size; and, ' ' --7 - ' ' ' ' ' 1 copy of the application form.' Please Call me at extension 2034, if you have any questions. Yours truly RP:jf . Enclosures Ross Pyro, MClP, RPP Principal Planner- Development Review Hydro One Networks Inc. Real Estate Services 3483 Bay Street ~-.~ North Tower, 12th floor Toronto, Ontario M5G 2P5 v~vw. HydroOne.com (888) 231 6657 February 3, 2003 Mr. Ross Pyro, MCIP, RPP Principal Planner - Development Review The City of Pickering Picketing Civic Complex One the Esplanade Picketing, Ontario L1V 6K7 Dear Mr. Pym: hydro( one CITY OF PICKERING PICKERING, ONTARIO Proposed Plan of Subdivision and Rezoning Jocelyn Barber 450 Finch Avenue Part of Lot 31, Conc 2 City of Picketing Files: SP-2003-02 and A 02/03 Please be advised that Hydro One Networks Inc. ("Hydro One") has no objection in principle to the proposed plan of subdivision and rezoning, provided the following conditions are included in the conditions of draft approval: Prior to fmal approval, a copy of the lot grading and drainage plan, showing existing and final grades, must be submitted to Hydro One for review and approval. Any development in conjunction with the subdivision must not block vehicular access to any Hydro One facilities located on the right of way. During construction, there will be no storage of materials or mounding of earth or other debris on the right-of-way. The costs of any relocations or revisions to Hydro One facilities which are necessary to accommodate this subdivision will be borne be the developer. Some noise from the existing nearby Cherrywood Transformer Station may interfere with the proposed residential development. Noise tests should be undertaken to determine the degree of noise interference. Noise mitigation measures will be at the developer's expense. 5. The easement rights of Hydro One and its legal predecessors are to be protected and maintained. In addition, it is requested that the following be added as a Note to the Conditions of Draft Approval. The transmission lines abutting this subdivision operate at 500,000, 230,000 or 115,000 voks. Section 186 - Proximity - of the Regulations for Construction Projects in the Occupational Health andSafety Act, require that no object be brought closer than 6 metres (20 feet) to an energized 500 kV conductor. The distance for 230 kV conductors is 4.5 metres (15 feet), and for 115 kV conductors it is 3 metres (10 feet). It is the proponent's responsibility to be aware, and to make all personnel on site aware, that all equipment and personnel must come no closer than the distance specified in the Act. They should also be aware that the conductors can raise and lower without warning, depending on the electrical demand placed on the line. cont'd 37 -2- We trust this is satisfactory. If you have any questions please call me at your convenience at (416) 345-6658. Yours Truly Paul Dockrill Real Estate Assistant Real Estate Services Hydro One Networks Inc. cc Chris Vanderreest/Murray Clark - Hydro One 38 VERIDIAN CONNECTIONS REViE, rr^C , DEVELOPMENT APPLICATION ECT NAME: Joccly~ Ba~b~ - Draft Pla~ of Subdiv/sion - Zm~ing By-Law Amendment DDI!_~8$/PLAN: 450 Fhach Avenue (Part Lot 51, Concession 2) ~IUNICIPAI.ITY: Pi&,e&~g .. 10, 11. 12. Elect. dc Serv/ce is not available on the road. allowance(s) touching thb property, Servich~g will be £~om Steeet "A'; and on Street "B" to the cast when that development proceeds. Ar~ extension of the Co~?oratb~'s plant is required on thc toad ,allowance in order to set'vice th/s proiect, All such extensions are normally tmdergrmmd. Ind/vidual metcfi.r~g £o~ each m~it is £equitcd. Thc following standard fixed fcc costs will apply (all figures arc approx~.mate): Service Connection Fcc $130,00 pe~ F.~dst~g Corporation plant on Street "A' aud/or Street: '~B' may have to be replaced/relocated at thc Applicant's cost to a¢columodate the proposed Street "A" mad extension, The Applicant must make direct application to the Cot?oration to obt~3n specific approval of the electrical ,set,rice arrangements and related work for this project. The applicant is cautioned that tenders contract% work h~ifiated prior to obtaining spcdfic approval will be subject to change, .A. Servicing Agreement must bc signed w/th the Corpotafio~ in order to obtain serdch~g for thi,~ site, .All work from the public road allowance to thc serdce entrance and the meteftag arrangements must comply w/th the Cor.poration's ~equkcmcnts and ~edficafions, Prior to obtabJ.ng a building permit, the Applicant shall, by a~eement, confirm acccptartcc o£ the te~ms and cot~d/tions of provicthag .clcct~cal ,~et~ice, Landscapi~xg, ,pccifically' l~ees and shrubs, should be relocated away from the Corporation's transformers to avoid mmrferenc¢ with equipment access and R~ture growth. Lopsided appearance of t~ees ~'rom trimming may result. Will not attend scheduled City o£ Picketing DART Mcct~g [or this development, VeridL~n Connections has no ol~iection to the propo,sed development Please forward a copy of first submissio= civil dcsJ.g~a so that Veridia.n Con,cottons may prepare an elect_deal design and an ©f£cr to Serv/ce. ~0 'd 'ON X~ ~d 0~:~0 NO~ ~00~-~0-~ VERIDIAN CONNECTIONS D]~VELOP~MOENT APPLICATION Rt~VIBW 1~, All of the ,above cond~d.ons of s~vice a~e subiect to Ontario Eaezgy Bo~d (OBB) app.tov~l. Technical Representative - Fred ,Raininge~ I ~lephor~c 427-9870 Ext. 3255 PP./df F;\'ictord L'~cumen'~\Veridi~n\ ~E~Dneefing & Con~tluction\beve~pment Applicariotl Rl[vi~:~'\l'k~kefln~\20tl~\~u~[:Jy, P,:~]~' - 4.~0 !"~nch Aveou-~ - DmR Plan of Subdivi~ion.doc Rev, Date: November 1, 1999 ~0 'd 'ON ×~J ~d ~:~0 N0~ ~O0~-~O-~V~