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Home My WebLink AboutJuly 12, 2001PICKERING AGENDA STATUTORY PUBLIC INFORMATION MEETING Anne Greentree Supervisor, Legislative Services JULY 12, 2001 CITY OF PICKERING STATUTORY PUBLIC INFORMATION MEETING Pursuant to the Planning Act AGENDA THURSDAY, JULY 12, 2001 7:00 p.m. CHAIR: COUNCILLOR BRENNER (I) 3. 4. 5. (ii) 3. 4. 5. {ii) DRAFT PLAN OF SUBDIVISION SP-2001-01 ZONING BY-LAW AMENDMENT APPLICATION A 11/01 DANLU HOLDINGS LIMITED BLOCK 14 AND PART OF BLOCK 19, PLAN 40M-1981 (LANDS EAST OF ALTONA ROAD, AND SOUTH AND WEST OF SPARROW CIRCLE) Explanation of application, as outlined in Information Report #18-01 by Planning Staff. Comments from the applicant. Commems from those having an interest in the application. Response from applicant. Staff response. DRAFT PLAN OF SUBDIVISION SP-2001-03 974582 ONTARIO LIMITED (GLENBROOK HOMES) PART OF LOT 22, RANGE 3, B.F.C. (LANDS ON THE EAST SIDE OF LIVERPOOL ROAD, AND SOUTH OF WHARF STREET) Explanation of application, as outlined in Information Report #19-01 by Planning Staff. Commems from the applicant. Comments from those having an interest in the application. Response from applicant. Staffresponse. ADJOURNMENT 1-16 17-29 001 INFORMATION REPORT NO. 18-01 FOR PUBLIC INFORMATION MEETING OF July 12, 2001 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Draft Plan of Subdivision SP-2001-01 Zoning By-law Amendment Application A 11/01 Danlu Holdings Limited Block 14 and Part of Block 19, Plan 40M-1981 (Lands east of Altona Road, and south and west of Sparrow Circle) City of Pickering 1.0 2.0 PROPERTY LOCATION AND DESCRIPTION the subject lands are located on the east side of Altona Road, and south and west of Sparrow Circle, and are currently vacant; a property location map is provided for reference (see Attachment #1); recently-constructed residential dwelling units (semi-detached, townhouse and quadmplex units) surround the subject lands to the north, east and south, and form part of Plan of Subdivisions 40M-1981 and 40M-1827; an Ontario Hydro Corridor and lands zoned "G" - Greenbelt and "A" - Agricultural (and supporting a detached residence) are located west of the subject lands across Altona Road. APPLICANT'S PROPOSAL the applicant proposes to create "freehold" lots to support 3 detached dwellings and 40 townhouse units fronting onto a new public street; the applicant's proposed subdivision plan is provided for reference (see Attachment #2); the proposed lots supporting detached dwellings would be "wide-shallow" lots providing frontages of approximately 20 metres and lot areas of approximately 200 square metres; the proposed lots supporting townhouse units would comply with the current lot size requirements in the zoning by-law applicable to the subject lands, which requires a minimum lot frontage of 4.8 metres and a minimum lot area of 95 square metres; the proposed zoning by-law amendment would permit the 3 detached dwellings to be constructed, and would establish specific zoning standards for that development to adhere to; the applicant intends to construct the proposed townhouse units in conformity with the current zoning provisions applicable to the subject lands, save and accept a reduction in the required minimum 6.0 metre rear yard depth to 5.0 metres and reduction in the minimum 4.5 metre front yard depth to 2.6 metres provided by one townhouse unit (located on proposed Block 4 - Unit 3 on the enclosed subdivision plan); the reduced front yard depth proposed by the applicant for the one proposed townhouse unit was not explicitly specified in the original notice circulated for this application (but is shown on the applicant's proposed subdivision plan); a table outlining applicable zoning standards for the proposed townhouse units and a listing of the proposed zoning standards for the detached dwellings is provided in Appendix II to this Report. 0 0 2Inf°rmati°n Report No. 18-01 Page 2 3.0 BACKGROUND - in September, 1997, the owner received approval of a zoning change to allow a range of housing types to be established on the subject lands (including semi-detached, townhouse and quadruplex dwelling units); the subject lands were zoned in conjunction with surrounding lands that now support a variety of housing types, and fi)rm part of Plan of Subdivision 40M-1981; at that time, 55 condominium townhouse units were contemplated on the subject lands; in 1999, the owner applied to amend the zoning on the subject lands to allow only townhouse units, with revised development standards to implement a proposed 64-unit condominium townhouse development; - through the review of that zoning by-law amendment application, and in order to maintain appropriate development standards, the applicant's plan was revised, proposing a 54-unit condominimaa townhouse development; - that zoning change, as revised, was approved by City Council in 2000, and the owner subsequently applied for approval of a plan of condominium (Draft Plan of Condominium Application 18-CDM-97006); - the applicant has not pursued the submitted draft plan of condominium, and this new subdivision application proposing 40 townhouse units and 3 del:ached dwellings is intended to replace that condominium application. 4.0 OFFICIAL PLAN AND ZONING 4.1 Durham Regional 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 this designation. 4.2 Pickering Official Plan - identifies the subject lands as being located within an "Urban Residential - Medium Density Area" within the Highbush Neighbourhood; - permissible uses within this designation include residential uses, including both detached and townhouse dwelling units; - the Plan establishes a density range for residential development within this designation of over 30 and up to, and including, 80 units per net hectare; - the proposed development would provide a net site density' of approximately 60.9units per hectare (based on the proposed 43 lots beiing developed on approximately 0.71 of a hectare of land); - the applicant's proposal conforms to the policies of the Plan; in establishing performance standards, restrictions and provisions for development within Urban Residential Areas, City Council shall have particular regard to protecting and enhancing the character of established neighbom!hoods, considering such mat~ers as building height, yard setbacks, lot coverage, access to sunlight, parking provisions and traffic implications; Sparrow Circle is identified as a "Local Road", designed to carry local traffic and to provide access to individual properties, to other local roads and collector roads; the proposed new public street se, tying the proposed development would function as a "Local Road". 4.3 Zoning By-law 3036~ as amended the subject lands are currently zoned "RM1-5" - Multiple Attached Residential Dwelling Units, by Zoning By-.law 3036, as amended by By-.laws 5107/97 and 5636/00; Page 3 0 0 3 Information Report No. 18-01 5.0 5.1 the existing zoning permits only multiple attached townhouse dwelling units on lots providing a minimum lot frontage of 4.8 metres and a minimum lot area of 95 square metres; an amendment to the zoning by-law is required to allow the development of 3 detached dwelling units to be established on "wide-shallow" lots, and to consider a reduction in the current minimum rear yard depth and front yard depth requirements in the zoning by-law to accommodate the siting of one proposed townhouse dwelling unit (identified as Block 4 - Unit 3 on the applicant's proposed subdivision plan); the current zoning by-law requirements for townhouse dwelling units and the applicant's proposed development standards to be applied to the 3 proposed detached dwellings are outlined in Appendix Il to this Report. RESULTS OF CIRCULATION (See Attachments #3 to #8) Resident Comments no resident comments have been received to-date; 5.2 Agency Comments Veridian Connections - has no objection to the proposed development and requests a copy of first submission civil design plans so they can complete a preliminary design and estimate (see Attachment #3); Canada Post - requests conditions of draft approval regarding the location and installation of a temporary and permanent Community Mailbox, and required sidewalk, boulevard and curb works serving the mailbox (see Attachment #4); Bell Canada - requests conditions of draft approval be imposed on their behalf addressing the location and installation of underground servicing (see Attachment #5); No Objections or Concerns: - Durham District School Board, Hydro One Networks Inc. and Durham Catholic District School Board (see Attachments #6 to #8 respectively). 5.3 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 existing residential development; · 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 previous commitments made through the approval and review of past applications is maintained; and, · reviewing the implications of "wide-shallow" lots, including the treatment of associated amenity areas, the impact of dwellings on these lots located c!ose to abutting rear yards of other properties, and determining their impact on the resultant streetscape. 0 0 4 Information Report No. 18-01 Page 4 6.0 7.0 7.1 7.2 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 tlhe 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 Regional Municipality of Durham in respect of the proposed plan of subdivision does not make oral submission at the public meeting, or make wtitten submissions to the Regional Municipality of DUrham before the proposed plan of subdivision is approved or refused, the Ontario Municipal Board may dismiss the appeal; if you wish to reserve the option to appeal Council's decision of tlhe proposed zoning by-law amendment application, you must provide comments 'to the City before Council adopts any by-law for this proposal. OTHER INFORMATION Appendices Appendix I - list of neighboUrhood residents, community associations, agencies and City Departments that have commented on the applications at the ti[me of writing this report; Appendix II - outline of existing zoning requirements and proposed development standards applicable to this proposal. Information Received full scale copies of the Applicant's submitted plan are available for viewing at the offices of the City of Pickering Planning & Development Department; the City of Picketing is in receipt of a Planning Report, prepared by Grant Morals Associates Limited, and dated March 26,2001, which contains the following technical information provided through the consideration of previous draft plan of subdivision 18T-97001, which contains the subject lands: · a Stormwater Management Design Brief, prepared by Sabourin Kimble & Associates Ltd., and dated December, 1996; · a Preliminary Site Servicing and Grading Plan and Brief, dated December, 1996; · a Detailed Noise Control Study, prepared by S. S. Wilson Associates, and dated August 3, 1999, and accompanying addendum, dated September 9, 1999; · an Archaeological Assessment, prepared by Archaeological Services Inc., and dated August 21, 1997; · an Edge Management Report, dated December, 1996, and Tree Preservation Report, dated January 10, 11997, both prepared by Paul C. osburn Associates Limited; and, · a Phase I Environmental Site Assessment, dated September 17, 1996, and Geotechnical Investigation, dated September, 1996, both prepared by V. A. Wood Associates Limited; - the need for updated information and/or addendums to these reports will be determined through the review and circulation of the applicant's current proposal. Information Report No. 18-01 Page 7.3 Company Principal - the applicant, Mr. Grant Morris, advises that the principal of Danlu Holdings Limited is Mr. Rick D'Andrea. Planner 2 RST/pr Copy: Director, Planning & Development Department Lynda Tffylor, MCIP_,)h~P Manager, Current Operations 006 APPENDIX I TO INFORMATION REPORT NO. 18-01 COMMENTING RESIDENTS AND LANDOWNERS (1) none to date COMMENTING AGENCIES (1) (2) (3) (4) (5) ¢) Veridian Connections Canada Post Bell Canada Durham District School Board Hydro One Networks Inc. Durham Catholic District School Board COMMENTING CITY DEPARTMENTS (1) Planning & Development Department 007 APPENDIX II TO INFORMATION REPORT NO. 18-01 Existing and Proposed Zoning Provisions Draft Plan of Subdivision S-P-2001-01 Zoning By-law Amendment Application A 11/01 ZONING PROVISIONS Lot Area (minimum) Lot Frontage (minimum) Front Yard Depth (minimum) Side Yard Width (minimum) Flankage Side Yard Width (minimum) Rear Yard Depth (minimum) Building Height (maximum) Gross Floor Area (minimum) Building Separation (minimum) Other Specific Provisions TOWNHOUSE UNITS (zoning standards required through By-law 5107/97, as amended by By-law 5636/00) 95 square metres 4.8 metres 4.5 metres (proposed 2. 6 metre minimum front yard depth for proposed Block 4 - Unit 3 only) 1.2 metres, 0 metres, or, 0 metres, 0 metres 2.7 metres 6.0 metres (proposed 5.0 metre minimum rear yard depth for proposed Block 4 - Unit 3 only) 12 metres 95 square metres 2.4 metres · 4.8 metre minimum unit width · one private garage per unit, providing minimum 6.0 metre setback DETACHED DWELLINGS (applicant's proposed zoning standards to be applied to "wide shallow" lots) 200 square metres 20 metres 2.6 metres 4.0 metres To be determined (applicable to proposed Lot 1) 1.2 metres To be determined To be determined (100 square metres is typical City standard for detached dwellings) To be determined To be determined, including consideration of: · garage projection · parking requirements and For a complete listing of all applicable zoning provisions for townhouse dwelling units, please refer to City of Picketing By-law 5107/97, as amended by By-law 5636/00. Although the applicant has requested a number of specific zoning provisions to apply to the proposed detached dwelling units, alternatives may be recommended by the Planning & Development Department to maintain City by-law standards. 008 ATTAGHMENT# ~ TO INFORMATION REPORT GOng AVENUE PaNE GROVE ~.~oe-° Ill -- SUBJECT SU~ER.AR~C.ES. ~ SUMMERPARK CRES. WOODSMERE CRESCENT AVENUE WESTCREEK STREET WATERFORD TRANQUIL GATE LANE FOXWOOD LAWSON STREET AUTUMN CRES. C.N.R. TWYN RIVERS City of Pickering DR~VE I% SHEPPARD AVENUE t I I I Itl II~ _....-J I I I i i i ~, ~ Ii i , ......... r-- Planning & Development Department PROPERTY DESCRIPTION BLOCK 14 AND PART OF BLOCK 19, 40M-1981 DANLU HOLDINGS LTD. DATE JUN 20, 2001 DRAWN BY RC '~/~ OWNER APPLICATION No. SP-2001-01; A 11/01 SCALE 1:7500 CHECKED BY RT FOR DEPARTMENT USE ONLY PN-10 PA- ATTACHMENT# ~ TO INFOEMATION REPORT 0O9 APPLICANT'S PROPOSED SUBDIVISION PLAN SP-2001-01; A 11/01 I III I % LOCK 14 4OM- 1981 I I ~1 I I I I I I I 1 I I I I I I II I~1 I I I ---I ---I ----I --- I I I I I I I I I .~ck ~ I I '~"~' I I I I I I PI.4NNING & DE'I/EI..OPMENT INFORMAl/ON & SUPPORI' SERVICE~ JUNE 21, 010 ATTACHMENT# .'3 TO INFORMATION REPORT# iv1/4 ~ 7 ZIJU1 DEVELOPMENT DEPA,:I TMENT VERIDIAN CONNECTIONS DEVELOPMENT APPLICATION REVIEW II" PROJECT NAME: Danlu Holdings Limited ADDR.IgSS/PLAN: Lot ~2, Concession 1 KEF. NO.: S-P-2001-01 SUBMISSION DATE: April 30, 2001 Dtttham Region Kc£No. 65977 Veddian Connections has no objection to the proposed de,~clopment. Please fomra£d a. copy of first submission dql design so that a preliminary design and estimate can be completed, Technical Representative- F~¢d Raininger Tclcphonc 427-9870 Ext. 3255 PP/dt' F:\~ccd Ooc~m~ne~'~ Veridi~n\l~h~ine..xi,tg a, t2ons~racfian\L~.welopn~atr ^ppliau~on It~-d~v\PiO. edng\Zb~ 1 \ bahia liolding,~ Ltd. - Lol .~2, Conceaiott I - picie~ingJdaa a0/a0 'd 0[~0 819 ~06 'ON X¥~ N¥IOlS]A Nd E~:[O NON IOOE-LO-A~N ATTACHMENT# J~ TO INFORMATION REPORT # 011 DELIVERY PLANNING 1860 MIDLAND AVE 2ND FL. SCARBOROUGH ON M1P 5Al (416)285-5385 (T) (416)285-7624 (F) June 1,2001 Mr. N. Carroll Director of Planning City of Picketing 1 The Esplanade Picketing On L 1V 6K7 RECEIVED JUN- 5 2001 CITY OF PICKERING PLANNING AND DEVELOPMENT DEPARTMENT JUN - 4 2001 CITY OF PICKERING PICKERING, ONTARIO APPLICATION FOR APPROVAL OF A PLAN OF SUBDMSION DURHAM REGION FILE: S-P-2001-01 APPLICANT: DANLU HOLDINGS LIMITED LOT: 32 CONCESSION: 1 CITY OF PICKERING REF.NO.: 65981 Dear Mr. Carroll, Thank you for the opportunity to comment on the above noted application. Please note our new conditions below. 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 fi.om 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. 012 ATTACHMENT# I~ TO INFORMATION REPORT# -2- 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. - 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, however, should you require further infbrmation, please do not hesitate to contact me the above number or mailing address. Sincerely, Debbie Greenwood Delivery Planner cc: R. Szarek, Durham Region a:utildraw.sam ATTACHMENT# -.~ TO INFORMATION REPORT 013 Right of Way F1 5 - 100 Borough Drive Scarborough, Ontario. M1P 4W2 Tel: 416 296-6291 Fax: 416 296-0520 RECEIVED JUN'I 5 2001 CITY OF PICKERING PLANNING AND _ DEVELOPMENT DEPARTMENT June 12, 2001 City of Pickering Planning Department Municipal Building 1 The Esplanade ..Picketing, Ontario ATTENTION: Mr. N. Carroll RE: DRAFT PLAN OF Subdivision File No: S-P-2001-01 Danlu Holdings Limited Finch and Altona Lot 32, Concession 1 Town of Pickering Thank you for your letter of April 30, 2001 concerning the above proposed Subdivision. Would you please ensure that the following paragraphs are/ have been included as conditions of Draft Plan Approval: 1 - Bell Canada shall confirm that satisfactory arrangements, financial and otherwise, have been made with Bell Canada for any Bell Canada facilities serving this draft plan of subdivision which are required by the Municipality to be installed 'underground; a copy of such confirmation shall be forwarded to the. MuniciPality. 2 - The Owner shall be requested to enter into an agreement (Letter of understanding) with Bell Canada complying with any underground servicing conditions imposed by the municipality and if no such conditions are imposed, the owner shall advise the municipality of the arrangement made for such servicing. If there are any conflicts with existing Bell Canada facilities or easements, the Owner/Developer shall be responsible for re- arrangements or relocation. If you have any questions, please contact: Sue Spataro at 416 296-6599. danzce Young - Manager - Right of Way O14 ATTACHMENT# ¢ , TO INFORMATION REPORT# I c~_ C) I THE DURHAM DISTRICT SCHOOL BOARD Facilities Services 400 Taunton Road East Uffiaitby, Ontario L1R 2K6 Telephone: (905) 666-5500 1-800-265-3968 Fax: 1905} 666-6439 May 7, 2001 The Regional Municipality of Durham Planning Department 1615 Dundas Street East 4th Floor, Lang Tower West Building, Box 623 Whitby, Omario L1N 6A3 Attention: Mr. Richard Szarek Dear Mr. Richard Szarek Application for Approval of Plan of Subdivision S-P-2001-01 Danlu Holdings Limited Lot :t2, Concession I City of Pickering Ref. No.: 65975 RECEIVED MAY 8 2001 CITY OF PICKERING PLANNING AND ._DEVELOPMENT DEPARTMENT Staffhas reviewed the information on the above noted application and has the following comments... Approximately 22 elementary pupils could be generated by the above noted application. It is imended that any pupils generated by the above :noted be accommodated within existing school facilities. Under the mandate of the Durham District School Board, Staffhas not objections. Yours truly, Christine Nancekivell, Planner c.c. lvh'. Neil Carroll, Director of P]annlng, Town of Picketing CN:em I:XPROPLANIDATA~PLNG\SUB\SP2001-01 ATTACHMENT# '7 TO INFORMATION REPORT# 01.5 April 30, 20~ RECEIVED HAY 1 4'200i LAND USE PLANNINGs. MAY 'z 2 2001. CITY·OF PICKERING PICKERING, ONTARIO · The Regional Municipality of Durham Planning Department 1615 Dundas St. E. 4th Floor, Lang Tower West Building RO. Box 623 Whitby, ON L'IN 6A3 (905).728-7731 Fax: (905) '436-66i2 www,region.durham.on.ca A.L. Georgieff, MClP, RPP CQmmissioner of Planning 'Paul Dock. rill Real. Estate Assistant Corporate Services - Real Estate Hydro One Networks Inc. : Corporate Services - Real Estate' 483 Bay S, treet, 12th Floor Toronto ON 'M5G 2P5 Dear Mr; Dockrill:. Re: Application for Approval of a ·Plan' of Subdivision Durham Region File No: S-P-2001-01 Applicant: Danlu Holdings Limited Lot: 32 -Concession: 1 Municipality: City of Pickering Also,Quote ReL No./ 65978- RECEIVED blA¥ V 2 200'1 CITY · PLANNING 7. · DEVELOPMENT DEi~ARTMENT We are cirCulating this new application for .your comments.. As we wish to consider'the 'aPplication expeditiously, we respectfully request your comments within 30 days, AiSO~ )lease send a ,copy, of your coiflments to: ^~ ~ Mr. N. 'Carroll .Director of Planning 'Planning· Department City of Pidkering Municipal Building 1 The Esplanade Pickering, ON' 'L1V 6K7 ,'Please call me if you have any.questiOns. Yours truly,. - Richard Szarek 'Current Operations-Branch i,t.~ subS..-- ."" - .....,ECT1ONS ~me ~ ' ad,~ised ub~tpoTdrm~,'.~/'/a-'-~'; injure. ' SS1/ " " EnCl. "Se_Gq~"e~~ence for-~o~..~nity:' 2 plans 1. a. pplication ® 100% Post Consumer ATTACHMENT# ~ TO INFORMATION REPORT THE DURHAM CATHOLIC DISTRICT SCHOOL BOARD May 16, 2001 Catholic Education: Learning & Living in Faith Richard Szarek Current Operations Branch Planninc~ Department The Regional Municipality of Durham 1615 Dundas St. E., Box 623 4"' Floor Lang Tower, West Building Whitby, ON L1N 6A3 Dear Mr. Szarek: RE: APPLICATION FOR APPROVAL OF PLAN OF SUBDIVISION S-P-2001-01 DANLU HOLDINGS LIMITED LOT 32, CONCESSION 1 CITY OF PICKERING REF. NO.: 65976 At the Regular Board Meeting of May 14, 2001 the following motion was approved: "THAT the Durham Catholic District School Board indicate in its comments to the Regional Municipality of Durham and the City of Pickering that the Board has no objection to Plan of Subdivision S-P-2001-01 ." The subject lands affected by this Plan of SubdiviSion fall within the catchment area of St. Elizabeth Seton Catholic Elementary School, located at 490 Strouds Lane in Pickering. The projected student yield from this development is 9 students. Sincerely yours, Gerry O'Neill Controller of Planning and Admissions cc: N. Carroll, Director of Planning, City of Pickering GON:SMR:smr 650 Rossland Road West, Oshawa. Ontario L IJ 7C4 Telephone (905) 576-6150 Support Services, Fax (905') 576-1981 Grant A. Andrews, B.A., M Ed. - Director of Education/.;ecretarv/Treasurer 0!7 INFORMATION REPORT NO. 19-01 FOR PUBLIC INFORMATION MEETING OF July 12, 2001 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Draft Plan of Subdivision SP-2001-03 974582 Ontario Limited (Glenbrook Homes) Part of Lot 22, Range 3, B.F.C. (Lands on the east side of Liverpool Road, and south of Wharf Street) City of Pickering 1.0 2.0 3.0 PROPERTY LOCATION AND DESCRIPTION the subject lands are located on the east side of Liverpool Road, south of Wharf Street, and are currently vacant; - a property location map is provided for reference (see Attachment #1); existing detached dwelling units are located north of the subject lands; the Hydro Marsh is located to the east; a sewage pumping station and the 'Coolwater Farms' property are located to the south (which functioned previously as a fish farm); and marina uses are located west of the subject lands across Liverpool Road; - some clearing of the property and the demolition of a detached dwelling have occurred recently; a lot supporting an original dwelling has been severed from the applicant's original landholding at the north most portion of the subject lands. APPLICANT'S PROPOSAL - the applicant proposes to establish three development blocks to support 17 "freehold" townhouse units fronting onto Liverpool Road; - a fourth development block is proposed within the rear of the subject lands, to be owned "cooperatively" by each future owner of the 17 townhouse units, and intended to support vehicular access to the rear of the townhouse dwelling' units, vehicle parking for residents, patrons and the general public visiting the area, and seasonal boat storage; - the applicant's proposed subdivision plan is provided for reference (see Attachment #2); - the proposed townhouse dwelling units would be located on future lots providing a minimum lot frontage of 6.0 metres and a minimum lot area of approximately 155 square metres; - the future lots are to be created by part lot control; - the proposed three-storey townhouse units would be capable of supporting office, personal service and commercial uses within the ground floor; - the applicant's proposed building elevations are provided for reference (see Attachment #3). BACKGROUND the owner received approval of Zoning By-law Amendment Application A 23/99 from City Council in June 2000, subject to various conditions of approval being fulfilled by the owner prior to an implementing zoning by-law being considered by Council; 0 1 8 Information Report No. 19-01 Page 2 4.0 4.1 4.2 this zoning by-law amendment was approved in principle to permit townhouses, commercial uses, public parking and boat storage on the subject lands; one of the conditions of rezoning was that the owner satisfy the City with respect to the proposed method of lot creation; the owner, through this applic,.ation for draft plan approval, is fulfilling that condition; the City's Planning & Development Department is currently reviewing details of the applicant's proposal through Site Plan Application S 1/01; a northerly portion of the owner's original landholding supporting a detached dwelling and associated accessory structure has been severed off tkrough the approval of Land Severance Application LD 312/99; those severed lands, however, are still subject to related Zoning By-law Amendment Application A 23/99; the applicant's proposed development continues to be reviewed by 'the City within the context of the Liverpool Road South Area Detailed Review process, and the related City-initiated amendments to the: Picketing Official Plan (OPA (I. 1/001/P) that will implement the Liverpool Road Waterfront Node Development Guidelines. OFFICIAL PLAN AND ZONING Durham Regional 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 this designation; Frenchmans Bay is identitied as a "Waterfront Place", encouraged to be developed as a focal point along the Lake Ontario waterfront, and encouraged to support a mix of uses and attract people for a variety of reasons; predominant uses within Waterfront Places may include marina, recreational, tourist and cultural and community uses; residential and employment opportunities that support and complement the predominant uses may also be permitted; the scale of development shall be based on, and reflect the characteristics of the specific Waterfront Place. Pickering Official Plan - identifies the subject lands as being located within an "Urban Residential - Low Density Area" within the Bay Ridges Neighbourhood; - permissible uses within this designation include residential uses, including townhouse dwelling units, home occupations, limited offices and retailing of goods and services serving the area, community, cultural and recreational uses and compatible employment and special purpose commercial uses serving the area; - the Plan establishes a maximum density 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 22.4units per hectare (based on the proposed 17 lots being developed on approximately 0.76 of a hectare of land); - the applicant's proposal conforms to the policies of the Plan, and will be reviewed within the context of the Liverpool Road South Area Detailed Review process and the emerging Liverpool Road Waterfront Node Development Guidelines; in establishing performance standards, restrictions and provisions for development within Urban Residential Areas, City Council shall have pmficular regard to protecting and enhancing the character of established neighbourhoods, considering such matters as building height, yard setbacks, lot coverage, access to sunlight, parking provisions and traffic implications; Information Report No. 19-01 Page 3 019 4.3 5.0 5.1 5.2 5.3 Liverpool Road, south of Annland Street, is identified as a "Local Road", designed to carry local traffic and to provide access to individual properties, to other local roads and collector roads. Zoning By-law 2520~ as amended - the subject lands are currently zoned "O1" - Public Open Space Zone, and "M3" - Municipal Zone, by Zoning By-law 2520, as amended; - this zoning will be changed in the future through the approval of an implementing zoning by-law resulting from Zoning By-law Amendment Application A 23/99, which has been approved in principle by City Council; - the applicant's proposed subdivision plan respects the development standards anticipated to be imposed in that future implementing zoning by-law, including: a maximum 11.0-metre townhouse height; · a minimum 6.0 metre lot width; · a maximum front yard setback of 3.0 to 4.5 metres, with permission for associated awnings, porches and other entrance features to encroach into the resultant front yards; · the ability for a broad range of commercial uses to be established within the ground floor of townhouse dwelling units, at an appropriate commercial unit size and encouraging appropriate construction techniques to allow non-residential uses to be easily established; · an outdoor public parking area and boat storage area; and, · appropriate parking to serve both residents and visitors, through garages within the rear of the proposed dwelling units and an additional off-street parking space for each of the residential and commercial units (in addition, parking can be accommodated within the proposed public parking area); no further amendments to the zoning by-law are warranted to implement the applicant's proposed subdivision plan. RESULTS OF CIRCULATION (See Attachments #4 to #7) Resident Comments - no resident comments have been received to-date; Agency Comments Canada Post - noted that mail delivery to the proposed freehold townhouse units with potential commercial uses will be an extension to the door to door service currently provided within that area (see Attachment ~4); Enbridge Consumers Gas - requests conditions of draft approval be imposed on their behalf including the requirement of an overall utility distribution plan, and suggested grading and locational criteria for the proposed gas lines (see Attachment #5); No Objections or Concerns: - Durham District School Board and Le Conseil Scolake Public de District du Centre-Sud-Ouest (see Attachments #6 and #7 respectively). Staff Comments in reviewing the proposed subdivision application to-date, the following matters have been identified by staff for further review and consideration: · ensuring the arrangement and shape of the proposed blocks is consistent with the applicant's proposed site plan concept and anticipated zoning provisions; Information Report No. 19-01 Page 4 020 6.0 7.0 · ensuring that the proposed development is compatible with, and sensitive to, the envisioned "Great Lakes Nautical Village" theme encouraged for the Liverpool Road South Area; · reviewing supporting technical submissions and reports to ensure that adequate information is provided, and that technical requirements are met; · encouraging the fulfillment of conditions of approval imposed by City Council through the approval in principle of Zoning By-law Amendment Application A 23/99; and, · understanding the implications of the proposed "cooperative':~ ownership of the parking/boat storage block; a recommendation on the proposed draft plan, and the implementing zoning by-law resulting from Council's earlier approval in principle of Zoning By-law Amendment Application A 23/99 are anticipated to be forwarded to Council on August 7, 2001. 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 the proposed plan of subdivision, 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 Regional Municipality of Durham. in respect of the proposed plan of subdivision does not make oral submission at the public meeting, or make written submissions to the Regional Municipality of Durham before the proposed plan of subdivision is approved or refused, the Ontario Municipal Board may dismiss the appeal. OTHER INFORMATION 7.1 7.2 Appendix I A list of neighbourhood residents, community associations;, agencies and City Departments that have commented on the applications at the tirne of writing this report; Information Received - full Scale copies of the Applicant's submitted plan are available :lbr viewing at the offices of the City of Picketing Planning & Development Department; - the City of Pickering is in receipt of the following technical reports: · a Stormwater Management Analysis, prepared by Sabourin Kimble & Associates Ltd., and dated January, 2001; and, · a Scoped Environmental Impact Study, prepared by Tarandus Associates Limited, and dated March, 2001; the need for updated information and/or addendums to these reports will be determined through the review and circulation of the applicant's cuxrent proposal, and through the further review of related site plan and zoning by-law amendment applications. Information Report No. 19-01 Page 5 021 7.3 Company Principal - the applicant, Mr. Joe Winters, is the principal of 974582 Ontario Limited (Glenbrook Homes). Planner 2 RST/jf Copy: Director, Planning & Development Department Catherine Rose Manager, Policy 022 APPENDIX I TO INFORMATION REPORT NO. 19-01 COMMENTING RESIDENTS AND LANDOWNERS (1) none to date COMMENTING AGENCIES (1) (2) (3) (4) Canada Post Enbridge Consumers Gas Durham District School Board Le Conseil Sc01aire Public de District du Centre-Sud-Ouest COMMENTING CITY DEPARTMENTS (1) Planning & Development Department ATTACHMENT# I TO INFORMATION REPORT# I C~ - (~ I 023 ~YLY STREET POPRAD AVENUE WAYFARER LANE RADOM AVE. $1~EET FRENCH~fA N 'S BAY TO A STREET HALLER AVENUE OLD ORCHARD AVE. PLACE ILONA PARK ROAD II ANNLAND WHARF TATRA GRENOBLE DRIVE FORDON LUNA CRT BOULEVARD --FOXGLOVE STREET BROADVlEW STREET STREET AVENUE L,~ 4E STREET LANDS SUBJECT TO SP-2001-03 BALATON COLMAR AVENUE STREET ALYSSUM AVENUE PARKHAM CRESCENT LA/YE ON TA RIO City of Pickering / / / Planning & Development Department PROPERTY DESCRIPTION PT. OF LOT 22, RANGE 3, B.F.C.; PT. 1, 40R-20148; PTS. 2 & 3 & PT. OF PT. 1, 40R-16148 OWNER GLENBROOK HOMES I DATE JUN 20, 2001 DRAWN BY RC APPLICATION No. SP-2001-03; A 23/99 I SCALE 1:7500 CHECKED BY RT FOR DEPARTMENT USE ONLY PN-3 PA- 024 ATTACHMENT#, ~ TO INFORMATION REPORT APPLICANT'S PROPOSED SUBDIVIsIoN PLAN SP-2001-03 GLENBROOK HOMES ..... LANDS SUBJECT TO A 23~99 ~ LANDS SUBJECT TO SP-2001-03 THIS MAP WAS PRODUCFD BYTHE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, INFORMATION & SUPPORT SERVICES, JUNE 20, 2001. ATTACHMENT# Q7 TO ~.FO~T~O. ~-~.T# I ~- 0 1 ,, 025 APPLICANT'S PROPOSED BUILDING ELEVATIONS SP-2001-03 GLENBROOK HOMES REAP-, ELEVATION - EAST SIDE STREETSCAPE ELEVATION - WEST SIDE END UNIT ELEVATION - NORTH SIDE END UNIT ELEVATION - NOF. TH SIDE END UNIT ELEVATION - NORTH SIDE END UNIT ELEVATION - SOUTH SIDE END UNIT ELEVATION - SOJTH SIDE END UNIT ELEVATION - SOUTH SIDE THIS MAP WAS PRODUCED BY THE CITY OF PICKERiNG PLANNING & DEVELOPMENT DEPARTMENT, INFORMATION & SUPPORT SERVICES, JUNE 20, 2001. 02G ATTACHMENT# ~ TO INFORMATION REPORT#, I OI -(') t DELIVERY PLANNING 1860 MIDLAND AVE 2ND FL. SCARBOROUGH ON M1P 5Al (416)285-5385(T) (416)285-7624(F) June 28, 2001 Mr. R. Taylor Planning & Development City of Picl~ering 1 The Esplanade Picketing On L1V 6K7 Dear Mr. Taylor, RE: Draft Plan of Subdivision Application S-P-2001-03 974582 Ontario Limited (Glenbrook Homes) Part of Lot 22, Range 3, B.F.C. (Lands on the east side of Liverpool Rd and south of Wharf St) City of Picketing The delivery mode for the freehold townhouse units with potential commercial uses will be an extension of door to door service. No community mailboxes will be required for this development. If you have any questions, please call me at 416-285-5385. Sincerely, Delivery Planner RECEIVED JUN 2 9 20 1 Cl fY Oi-' PICKERING PLANNING AHD OEVELOPME.~,tT DE PARTM-~NT ATTACHMENT# C~ TO 027 500 Elgin Mills Road East Richmond Hill Ontario L4C 5Gl 2001-06-27 MR N CARROLL PLANNING DEPT CITY OF PICKERING-MUNICIPAL BLDG 1 THE ESPLANADE PICKERING ON L1V 6K7 Dear Sirs !i!i;r i{ i, i EN B ll l D G E Consumers Gas RF_C:.,E!VF D JUN Z 9 001 Re'- APPLICATION FOR APPROVAL OF A PLAN OF SUBDIVISION DURHAM FILE: S-P-2001-03 REF NO.: 66035 APPLICANT: GLENBROOKHOMES 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 Consumers Gas. All of the natural gas distribution system will be installed within the proposed road allowances therefore easements will not be required. Yours Truly, Planning Supervisor (905) 883-2613 HW/swc ATTACHMENT# ~ TO ~N~ORMAT]ON ~Pom'# ICi - ~ I THE DURHAM DISTRICT scHOOL BOARD Facilities Services 400 Taunton Road East Whitby, Ontario L1R 2K6 Telephone: 1905} 666-5500 !-800-265-3968 :ax: (905) 666-6439 June 27, 2001 The Corporation of the City of Pickering Pickering Civic Complex One The Esplanade Picketing, Ontario L1V 6K7 '"iii'E c E I'V E D" JUN 2 8 2001 CITY OF PICKERING PLANNING AND I'tEVELOPMENT DEPARTMENT Attention: Mr. Ron Taylor Dear Mr. Taylor, RE: Draft Plan of Subdivision Application S-P-2001-03 974582 Ontario Limited (Glenbrook Homes) Part of Lot 22, Range 3, B.F.C. (East-side of Liverpool Road; south of Wharf Street) City of Pickering Staff has reviewed the infom~ation on the above noted application and has the following comments... Approximately 9 elementary pupils could be generated by the above noted application. It is intended that any pupils generated by the above noted plan of subdivision, be accommodated within an existing school facility. o Under the mandate of the Durham District School Board, staff has no objections. Yours truly, Christine Nancekivell, Planner CN:em I:\PROPI_AN\DATA\PI.NG\S UB\SP2001-03a ATTACHMENT# ~ ,,,,TO INFORMATION REPORT# June 18, 2001 Mr. N. Carroll Director of Planning Depadment City of Pickering Municipal Building 1 The Esplanade Pickering, Ontario L1V 6K7 Pr6sident Directrice de I'~ducation et secr6taire-tr~sofi~re JUN 2 1 2001 C~TY OF P, tCKERING piCKEP,~NG, ONTARIO RECEIVED--- JUN 2 1 2001 CITY OF PICKERING PLANNING AND DEVELOPMENT DIEPARI'Mi= fdT SUBJECT: File no S-P-2001-03- Lot 22 - Conc BF3 - Glenbrook Homes Ref. No 66038 - City of Pickering In response to your letter dated June 12, 2001 we looked at the revised plan and confirm that we have no comments or objections. Director of Planning and Maintenance Services n c' Si~ge social - 116 Cornelius Parkway, Toronto (Ontario) M6L 2K5 ~¢'~.- (416) 614-0844 ~q~/~ .. (416) 397-2012 Secteur des affaires - 1, promenade Vanier, bureau 101, Welland (Ontario) L3R 1A1 ,¢'~,~.- (905) 732-4280 ~'"~_~.. (905) 732-1628 www. csdcso.on.ca