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Home My WebLink AboutAugust 9, 2001PICKERING AGENDA STATUTORY PUBLIC INFORMATION MEETING Anne Greentree Supervisor, Legislative Services AUGUST 9, 2001 CITY OF PICKERING STATUTORY PUBLIC INFORMATION MEETING Pursuant to the Planning Act AGENDA THURSDAY, AUGUST 9, 2001 7:00 p.m. CHAIR: COUNCILLOR BRENNER (i) ZONING BY-LAW AMENDMENT APPLICATION A 08/01 E. WILLIAMSON SOUTH PART OF LOT 32, CONCESSION 1 (EAST SIDE OF ALTONA ROAD~ NORTH OF SHEPPARD AVENUE) 1-6 3. 4. 5. Explanation of application, as outlined in Information Report//23-01 by Planning Staff. Comments from the applicant. Comments from those having an interest in the application. Response from applicant. Staffresponse. (II) DRAFT PLAN OF SUBDIVISION APPLICATION SP 2001-02 ZONING BY-LAW AMENDMENT APPLICATION A 09/01 ROSEBANK GARDEN HOMES INC. ON BEHALF OF IRIS ELEANOR HOLMES PART OF LOT 31, CONCESSION 2 2030 ROSEBANK ROAD (WEST SIDE OF ROSEBANK ROAD~ NORTH OF FINCH AVENUE) 7-24 Explanation of application, as outlined in Information Report #21-01 by Planning Staff. Comments from the applicant. Commems from those having an interest in the application. Response from applicant. 5. Staff response. (III) OFFICIAL PLAN AMENDMENT OPA 01-003/P ZONING BY-LAW AMENDMENT APPLICATION A 10/01 NORTH AMERICAN ACQUISITION CORPORATION 816 KINGSTON ROAD PART OF LOTS 27 & 28, RANGE 3, B.F.C. (NORTH SIDE OF KINGSTON ROAD~ EAST OF DELTA BOULEVARD) 25-37 3. 4. 5. Explanation of application, as outlined in Information Report #22-01 by Planning Staff. Commems from the applicant. Commems from those having an interest in the application. Response from applicant. Staff response. (IV) DRAFT PLAN OF SUBDIVISION APPLICATION SP 2001-05 ZONING BY-LAW AMENDMENT APPLICATION A 14/01 MARSHALL HOMES (ALTONA) LTD. ON BEHALF OF M.J. MITCHELL AND M.L. PYPER LOT 6 AND PART LOT 3, 4 AND 5, PLAN 506 314-350 FINCH AVENUE (NORTH SIDE OF FINCH AVENUE~ EAST OF ALTONA ROAD) 38-44 3. 4. 5. Explanation of application, as outlined in Information Report #20-01 by Planning Staff. Comments from the applicant. Comments from those having an interest in the application. Response from applicant. Staff response. (V) ADJOURNMENT PICKERING onl INFORMATION REPORT NO. 23-01 FOR PUBLIC INFORMATION MEETING OF August 9, 2001 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 08/01 E. Williamson South Part of Lot 32, Concession 1 (East side of Altona Road, north of Sheppard Avenue) City of Picketing 1.0 2.0 3.0 3.1 3.2 PROPERTY LOCATION AND DESCRIPTION - the applicant's total land holdings are located on the east side of Altona Road, north of Sheppard Avenue; the total holdings are 4.541 hectares in size and have 74.01 metres of frontage on the east side of Altona Road (see location map - Attachment # 1); - only the west part of the applicant's property is subject of this application; the subject lands comprise a total land area of 0.607 of a hectare; - one detached home, a detached garage and two accessory buildings exist on the subject lands; - surrounding the subject lands are: the valley of the Petticoat Creek and vacant lands to the north and east; residential uses to the south and west. APPLICANT'S PROPOSAL - the applicant proposes to rezone, the subject lands fronting Altona Road, from "A" - Agricultural Zone to "R4" - Detached Dwelling Residential Zone to permit the establishment of 15.0-metre lot frontages with the intent to establish four additional detached residential dwellings and to recognize the existing detached dwelling (see applicants submitted plan - Attachment #2); - the applicant is proposing to establish two shared driveways which are to serve the four additional units with the intent to limit the number of access points onto Altona Road; - it is anticipated that the two accessory buildings located are to be demolished; - the applicant has requested that Council authorize the creation of the additional lots through the land severance process rather than by draft plan of subdivision; - the applicant has submitted applications to the Durham Land Division Committee (LD 102/01 to 106/01) which have been tabled pending the outcome of Zoning By-law Amendment Application A 08/01. OFFICIAL PLAN AND ZONING Durham Regional Official Plan - the Durham Regional Official Plan designates the subject lands as Living Area; - the applicant's proposal complies with this designation; Pickering Official Plan Schedule I of the Picketing Official Plan - Land Use Structure, identifies the lands subject of this application as being located within an Urban Residential Areas - Low Density Area which permits residential development up to and including 30 units per hectare; 002 Information Report No. 23-01 Page 2 3.3 4.0 4.1 4.2 4.3 the applicant is proposing 5 dwellings on 0.607 of a hectare, resulting in a net residential density of 8.2; t]he applicant's proposal complies with the density provision; section 15.25(b) of Picketing's. Official Plan requires any ownership of land that is capable of being divided into more than three additional lots to be developed by a plan of subdivision, except where it is demonstrated to Council's satisfaction that a plan of subdivision is neither appropriate nor necessary; where these circumstances exist, Council may authorize the development to proceed by land severance; - the applicant's total land holdings are capable of being divided into more than three additional lots, and therefore permission is required from CounCil to allow any development of these lands to proceed through the land severance process; - the remainder of the owner's lands is designated Open Space System - Natural Areas along Petticoat Creek and Urban Residential Area - Medium Density Area to the east of the creek; section 14.4 of the Picketing Official Plan states that the exact boundary of the open space system shall be determined in consultation with the Conservation Authority, and considering the results of any required Environmental Report; Schedule II - Transportation Network to the Official Plan designates Altona Road as a Type B Arterial road which indicates that Altona Road is designed to accommodate traffic at moderate speeds, provide some access restrictions and haw~ a tight-of-way of 30 to 36 metres; Schedule III - Resource Management to the Official Plan designates the lands surrounding Petticoat Creek as an Environmentally Significant Area and a Shorelines and Stream Corridor; section 15.9 of the Picketing Official Plan states that City Council shall for "major" development, and may for "minor" development, require the subraission and approval of an Environmental Report as part of the consideration of a development application within 50 metres of an Open Space - Natural Area, Environmentally Significant Area, or Shoreline and Stream Cortidor designations; - Schedule III also identifies the subject lands as lying within the Altona Forest Policy Area; sections 10.18 and 15.29 of the Official Plan provide guidance on development applications including the requirement to consult with the Toronto and Region Conservation Authority, and ~:he possible requirement for the submission of an Environmental Report, a Sto:rmwater Management Report, and a Construction Management Report; - section 11.12(d), Highbush Neighbourhood Policies, of the Official Plan requires new development to have regard for the Rouge Park Management Plan; Zoning By-law Zoning By-law 3036 identifies the lands subject of this application as being designated "A" - Agricultural Zone, which requires a minimum lot frontage of 60 metres and a minimum lot area of 0.8 hectares; an amendment to the by-law is required to allow the applicant's proposal to proceed; the remainder of the owner's lands ~is designated as "A" Agricultural and "G" - Greenbelt. RESULTS OF CIRCULATION Resident Comments - no written resident cOmments have been received to date; A~,encv Comments - no written agency comments have been received to date; Staff Comments in evaluating the merits of this application, staff's review will include the following: a comparison between the proposed lot frontage, and the range of existing lot frontages in the neighbourhood; an assessment of the compatibility of the proposed development with the existing built form; Information Report No. 23-01 Page 3 an assessment of the impacts that additional access points may have on the traffic of Altona Road; the need for a road widening adjacent to Altona Road; although the applicant, City staff, and TRCA staff have staked the top-of-bank prior to submission of the application, the proximity of the existing dwelling to the top-of-bank is of concern; thus, it must be determined whether it is appropriate to recognize the existing dwelling in its current location, or have it remain lawful non-conforming; while this application appears to be "minor", staff must determine the need for the applicant to submit an Environmental Report; and the review of such Report if required; whether the proposed development has had regard for the Rouge Park Management Plan; a determination of when, and if, the lands designated Open Space System - Natural Area should be conveyed to a public agency as a condition of this application or through the draft plan of subdivision that is anticipated for the remaining lands; an assessment of the need for the applicant to submit a stormwater management plan, a construction management and/or an edge management plan, and the review of such studies and plans if required; the appropriateness of the applicant' s request to proceed by land severance. 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 Recommendation 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 Aooendix 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 - the applicant has submitted a slope stability report and an archaelogical assessment report in support of the application; - full scale copies of the applicant's submitted plan are available for viewing at the offices of the City of Picketing Planning & Development Department. Plann~er-~ JTB/ph Copy: Director, Planning & Development Lynda Taylor Manager, Current Operations AT'rACHMENT#_~TO INFORMATION REPORT#. APPLICANT'S PROPOSED SEVERENCES E. WILLIAMSON A 8/01 o 007 INFORMATION REPORT NO. 21-01 FOR PUBLIC INFORMATION MEETING OF AUGUST 9, 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-2001-02 Zoning By-law Amendment Application A 09/01 Rosebank Garden Homes Inc. on behalf of Iris Eleanor Holmes Part of Lot 31, Concession 2 2030 Rosebank Road (West side of Rosebank Road, north of Finch Avenue) City of Pickering 1.0 2.0 PROPERTY LOCATION AND DESCRIPTION the subject lands are located on the west side of Rosebank Road, north of Finch Avenue; a property location map is provided for reference (see Attachment #1); - the subject property is used as a farm and horse ranch containing one detached dwelling unit and a barn; the northeast comer of the property is wooded; Surrounding land north - south east west uses are: York-Durham sewer corridor and CPR rail line Hydro corridor; and a detached dwelling on opposite side of Rosebank Road are vacant lands and wooded areas; existing residential dwelling on a large lot; APPLICANT'S PROPOSAL - Rosebank Garden Homes Inc. 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 two new municipal streets, one extending west from Rosebank Road and the other intersecting with the new road and extending southwest; - the intent is that the two proposed roads will be extended westerly when development is proposed on the abutting lands; however, the two roads are proposed to be temporarily terminated in cul-de-sacs; - 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 blocks Number of single detached dwelling lots Number of semi-detached building lots Number of semi-detached dwelling units Total dwelling units Single detached dwelling lot frontage Semi-detached building lot frontage -- 3.957 hectares -- 2.326 hectares -- 0.641 hectares -- 51 -- 9 -- 18 -- 69 -- 11 metre frontage = 30 lots -- 10 metre frontage = 21 lots -- 15 metre frontage = 9 lots 01.2 APPENDIX I TO INFORMATION REPORT NO. 21-01 COMMENTING RESIDENTS AND LANDOWNERE (1) none to date COMMENTING AGENCIES (1) (2) (3) (4) (S) (6) (7) (8) Veridian Connections Canada Post Bell Canada Enbridge Consumers Gas Durham District School Board Ministry of Tourism Culture and Recreation Hydro One Networks Inc. Durham Catholic District School Board COMMENTING CITY DEPARTMENTS (1) Planning & Development Department ATTACHMENT #-.L--TO INFORMATION REPORT #~ 01.3 o~ SUBJECT 1 0~' ~-- -- --_--'"--o , -- J , --~ o .... J / ~--f' --- --IIIIIIIIIIIIIII ~ ¥//11!111111111111111111111111 --~ ~ -- z --- --- ----4 I I'-' / J ~//~. CRESCENT CHAR~N~~--I--'FT-r~i_¢,~- ---- -- I ~t / J '~.(/// J ) J-j-J-j-~ IIII I~I~LJ_LJ I I \~--- - City of Piokering Planning & Development Department PROPERTY DESCRIPTION PART OF LOT 31, CONCESSION 2 OWNER IRIS ELEANOR HOLMES DATE JUN 25, 2001 DRAWN BY RC APPUCATION No. SP-2001-02; A 0~J/01 SCALE 1:7500 CHECKED BY TB FOR DEPARTMENT USE ONLY PN-14 PA- III I1[ 014 ."(I"fACHMENT #_.~TO INFORMATION REPORT# I I :. ~L[c~a: ATTACHMENT# ~ TO IN FORMATION REPORT 01.5 VERIDIAN CONNECTIONS DEVELOPMENT APPLICATION REVIEW MUNICIPALITY; tRIgF. NO-: Iris Ele.,mox Ilolmc, ,- Lot 31, Concession 2 Rmebank Road ...... Picketing S-P-2001-02 SUBMISSION DATE: April 12, 2001 65922 ...... Vcddian Connections has no objection to thc proposcd development. Please fo~,~d a copy of Rtst sui~nission dvil design so that a pmliminax7 design and esfiraate ca*, be complctcd. Teclmical Rel?tesentative - Fi'cd Rainingcr Tdephone 427-9870 .Ext. 3255 aO/aO 'd OI~O 819 ~06 'ON X~J N~IOIBHA gd ~$:£0 flH£ IO0~-aO-X~ 01.6 ATTACHMENT#.....~TO INFORMATION REPORT#~ 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 Pickering On L 1V 6K7 -RECEIVED- JUN'- 5 2001 CITY OF PICKERING PLANNING AND DEVELOPMENT DEPARTMIENT~ APPLICATION FOR APPROVALOF A PLAN OF SUBDIVISION DURllAM REGION FILE: S-P-2001-02 APPLICANT: IRIS ELEANOR HOLMES LOT: 31 CONCESSION: 2 CITY OF PICKERING REF.NO.: 65927 Dear Mr. Carroll, Thank you for the opportunity to comment on the above noted application. conditions below. Please note our new 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. INFORMATION REPORT 017 -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 information, please do not hesitate to contact me the above number or mailing address. Sincerely, Debbie Greenwood Delivery Planner cc: R. Szarek, Durham Region a:ufildmw.sam 018 ATTACHMENT #...~._~ INFORMATION REPORT# Right of Way F1 5 - 100 Borough Drive Scarborough, Ontario M1P 4W2 Tel: 416 296-6291 Fax: .416 296-0520 RECEIVE JUN 15 2001 CITY OF PICKERIN( PLANNING AND __ DEVELOPMENT DEPARTMEN June 12, 2001 City of Picketing Planning Department Municipal Building 1 The Esplanade Picketing, Ontario L1V 6K7 _ ATTENTION: Mr. N. Carroll RE: DRAFT PLAN OF Subdivision File No: S-P-2001-02 Lot 31, Concession 2 Iris Eleanor Homes Town of Pickering Thank you for your letter of April 12, 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 suclh 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 416 296-6599 y : oan~ce Young Manager - Right of Way ATTACHMENT #...~.~TO INFORMATION REPORT 01.9 500 Elgin Mills Road East Richmond Hill Ontario L4C 5Gl 'ii iii: i ENBRIDGE Consumers Gas 2001-04-24 MR N CARROLL-DIRECTOR OF PLANNING CITY OF PICKERING MUNICIPAL BUILDING 1 THE ESPLANADE PICKERING ON L1V 6K7 AP~ 3 0 2001 DEVEL~ :i., ; APR 3 0 2001 CITY OF PiCKERING PICKERING, ONTARIO Dear Sirs Re: APPLICATION FOR APPROVAL OF A PLAN OF SUBDIVISION DURHAM REGION FILE NO. S-P-2001-02 APPLICANT: IRIS ELEANOR HOLMES REF NO. 65914 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. Yg~s Truly, H. WilCox Plannihg Supervisor (905) 883-2613 HW/swc 020 ATTACHMENT #_.~._TO INFORMATION REPORT THE DURHAM DISTRICT SCHOOL BOARD Fadl/ti~ SenAces 400 Taunton Road East Whitby, Ontario L1R 2K6 Telephone: (905) 666-5500 !-800-265-3%8 Fax: (905) 666-6439 April30,2001 The Regional Municipality of Durham Planning Department 1615 Dundas Street East 4th Floor, Lang Tower West Building, Box 623 Whitby, Ontario L1N 6A3 HAY - 1 2001 CITy OF PICKER DEVEL(~AMN~_NG AND lNG Attention: Richard Szarck Dear Mr Szarek Application for Approval of Plan of Subdivision ~-P-2001-02 Applicant: Iris Eleanor Homes Lot: 31 Concession: ;2 City of Pickering Also Quote Ref. iNo:. 65919 Staff'has reviewed the information on the above noted application and has the following comments... Approximately 35 elementary pupils could be generated by the above noted application. It is imended that any pupils generated by the above noted plan of subdivision, be accommodated within an existing school facility. ° Under the mandate of the Durham District School Board, staffhas no objections. Yours truly, Christine Nancekivell, Planner cc: Nell Carroll, City of Pickering CN:em I:~PROPLANkDATA',PLNG~UB~g p'2001-02 ATTACHMENT # ~...~._.TO 021 Ministry of Tourism, Culture and Recreation 400 University Avenue Toronto ON M7A 2R9 Minist6re du Tourisme, de la Culture et des Loisirs 400, avenue University · Toronto ON M7A 2R9 Ontario Heritage and Libraries Branch Heritage Operations Unit Tel:(416)314-7132 Fax:(416)314-7175 'May200p Richard Szarek Planning Department Regional Municipality of Durham Box 623, 1615 Dundas Street East 4th Floor, Lang Tower, West Building Whitby ON L1N 6A3 RECEIVED MAY 1 6 2001 CiTY OF PICKERING PLANNING AND ~3~UO'PMENT DEPARTMENT HAY 1 6 2001 GITY OF PIGKERING PIGKERING, ONTARIO Recommendation for Clearance of Archaeological Resource Concerns, Draft Plan of Subdivision S-P-2001-02, Rosebank Garden, Part of Lot 31, Concession 2, City of Pickering, Regional Municipality of Durham Ref. No. 65967, MTCR File 18PM001 The Heritage Operations Unit of the Ministry of Tourism, Culture and Recreation (MTCR) has reviewed the report prepared by A.M. Archaeological Associates for the Stages .1 and 2 archaeological assessment of the subject property noted above. The report documents through background study (Stage 1) and archaeological survey (Stage 2) that no archaeologically significant resources for this property were identified. The report recommends that the subject property be considered free of further archaeological concerns. This Ministry concurs with that recommendation. Given the above, the Ontario MTCR is satisfied that all requirements have been met for the assessment of the cultural heritage resources relating to this development application and we have no objections to development proceeding. If deeply buried cultural remains (including human remains) are discovered during construction activities, this office should be notified immediately. Should you wish to discuss this matter further, please do not hesitate to contact me. Sincerely, John MacDonald Heritage Planner 42-O54C 022 ATTACHMENT# C~ TO INFORMATION REPORT Hydr~ One Networks In(:. J~eol Estate Services 483 Boy Streel ! 2th floor, North Tower Toronto, ON MSG 2P5 www. HydroOne.com Toll-Free: 1-888-231-6657 May 3, 2001 HAY - 9 2001 GITY OF PICKERING PICKERING, ONTARIO hydro(. one Mr. Richard Szarek Current Operations Branch Planning Department The Regional Municipality of Durham 1615 Dundas St. E., 4m Floor, Lang Tower West Building, P.O. Box 623 Whitby, Ontario LIN 6A3 Dear Mr. Szarck: Proposed Plan of Subdivision Iris Eleanor Holmes - "Rosebank Garden" 2030 Rosebank Road Part of Lot 31, Cone 2 City of Picketing Related File Nos. 65923 . Durham Reffion File: S-P-2001-02 Please be advised that Hydro One Networks Inc. has no objections to the proposed plan of subdivision, provided the following conditions are included in the conditions of draft approval: Prior to final approval, a copy of the lot grading and drainage plan, showing existing and finai grades, must be submitted to Hydro One for review and approval.. Drainage must be controlled and directed away from Hydro One property. Temporary fencing must be installed along the edge of the right of way prior to the start of construction at the developer's expense. Permanent fencing must be installed after construction is completed along Hydxo One owned land at the developer's expense. Hydro One property is not to be used without the express written permission of Hydro One Networks Inc. During construction there will be no storage of materials or mounding of earth or other debris on the right-of-way. The proponent will be responsible for restoration of any damage to the right of way resulting from construction of the subdivision. 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 either 500,000 or 230,000 volts. Section 186 - Proximity - of the Regulations for Construction Projects in the Occupational Health and Safety Act, require that no object be brought closer than 6 metres (20 feet) 1:o the energised 500 kV conductor. The distance for a 230 kV conductor 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) ATTACHMENT #_..~..TO INFORMATION REPORT 023 <2) Conditions that have not been satisfied prior to the execution of the subdivision agreement should be included in the subdivision agreement. We trust this is satisfactory. If you have any questions please call me at the number below at your convenience. Yours Truly INFORMATION COPY ORIGINAL SIGNED BY PAUL DOCKRILL Paul Dockrill Real Estate Assistant Real Estate Services Hydro One Networks Inc. 416-345-6658 CC Mr. N. Carroll Director of Planning Planning Department City of Pickering 1 The Esplanade Pickering, Ontario L1V 6K7 0,'"4 ATTACHMENT#_J d TO INFORMATION REPORT THE DURHAM CATHOLIC DISTRICT SCHOOL BOARD May 16, 2001 Catholic Education: Learning & Living in Faith Richard Szarek Current Operations Branch Planning 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-2001-02 IRIS ELEANOR HOLMES LOT 31, CONCESSION 2 CITY OF PICKERING REF. NO.: 65920 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-2001-02." The subject lands affected by this Plan of Subdivision fall within the catcqment area of St. Monica Catholic Elementary School, located at 275 Twyn Rivers Drive in Pickering. The projected student yield from this development is 14 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 ~Vest, Osh;awa, Ontario LIJ 7C4 Telephone (905) 576-6150 Support Services, Fax (905) 576-198 I Grant A. Andrews, B,A., M. Ed. - Director of Education/Secretary/Treasurer INFORMATION REPORT NO. 22-01 FOR PUBLIC INFORMATION MEETING OF AUGUST 9, 2001 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE pLANNING ACT, ILS.O. 1990, chapter P.13 SUBJECT: Picketing Official Plan Amendment OPA 01-003/P Zoning By-law Amendment Application A 10/01 North American Acquisition Corporation 816 Kingston Road Part of Lots 27 & 28, Range 3, B.F.C. (North side of Kingston Road, east of Delta Boulevard) City of Picketing 1.0 2.0 PROPERTY LOCATION AND DESCRIPTION the subject lands are 1.22 hectares in area and are located on the north side of Kingston Road, east of Delta Boulevard; the subject lands are owned by the Durham District School Board; North American Acquisitions Corporation has entered into an agreement to purchase this property; it is the location of the vacant Dunbarton School (see location map, Attachment #1); uses surrounding the subject lands are: detached dwellings fronting both Kingston Road and Sheppard Avenue to the east and west; a church with a daycare, the Highway 401 on/off ramp and a car dealership to the south; and detached dwellings fronting the north side of Sheppard Avenue to the north; two private driveways provide vehicular access to Kingston Road. APPLICANT'S PROPOSAL North American Acquisition Corporation proposes to amend the Picketing Official Plan and the zoning by-law in order to permit development of the subject lands with approximately 2,100 square metres of retail store, personal service shop, office and restaurant uses within two buildings located on the east and north sides of the site, and gas bar and car wash facilities located within two other buildings on the west part of the site separated by a proposed right-of-way to the abutting property to the west; - more specifically, the submitted conceptual site plan shows: · a one-storey 1400 square metre bank building, located' adjacent to Kingston Road at the south-east comer of the subject lands, with a vehicular access around the building; · a one-storey, 465 square metre commercial/retail building located on the north part of the site intended to face Kingston Road; a common parking area is located between the two commercial buildings; · a 140 square metre gas bar located in the south-west comer of the site; and, · a 90 square metre car wash with parking, located in the north-west comer of the site; - a copy of the conceptual site plan including various site statistics is provided for reference (see Attachment #2); a copy of the applicant's submitted proposed official plan amendment is also provided (see Appendix I); - no information is provided on pedestrian facilities or linkages within or through the site; no information is provided about landscaped areas within the proposed development; Information Report No. 22-01 Page 2 3.0 3.1 3.2 vehicular access is proposed to be provided to this site from Kingston Road at the existing signalized intersection serving the Highway 401 on/ofF ramp; no vehicular access is proposed to Sheppard Avenue; the applicant has provided a Preliminary Assessment of Traffic and Access prepared by Paul Hill Consulting that includes details of a proposed re-alignment of the existing intersection at Kingston Road and the Highway 401 on/off ramp to accommodate a full range of tums onto the subject lands; the study also discusses access through the subject lanqs to the abutting property to the west of the subject lands; the applicant is proposing to provide 121 parking spaces (5.38 spaces for each 93 square metres of floor area); the applicant is proposing to demolish the existing Dunbarton School. OFFICIAL PLAN AND ZONING Durham Regional Official Plan - the subject lands are designated as Living Area in the Durham Reg-ional Official Plan; lands designated Living Area may be used for housing purposes and other compatible uses; in addition, limited office development and retailing of goods and services, in appropriate locations as components of mixed use developments is permitted, provided appropriate designations are found in the area municipal official pi.an and the planned functions of Central Areas are not adversely affected; the proposal appears to conform; - Kingston Road is designated as a Type B Arterial Road and as a Regional Transit Spine; Sheppard Avenue is designated as a Type C Arterial Road; Pickerinu Official Plan the subject lands are designated as Urban Study Area in the Picketing Official Plan; lands with an Urban Study Area designation may be used for conservation, environmental protection, restoration, education, passive recreation, similar uses and existing lawful uses; Council may replace the Urban Study Area designation for the "Old Dunbarton School" property 'with appropriate land use designations and policies, by amendment to this plan, following completion of a land use, transportation and design study that responds appropriately to the dual frontage of rite property along Kingston Road and Sheppard Avenue, identifies an appropriate means of conserving and re-using the old Dunbarton School, and adequately addresses the location opposite the Highway 401 on/off ramps; the applicant's proposed official plan amendment would amend the designation for the subject site to Mixed Use Areas- Mixed Corridor; the applicant's proposed amendment is attached (see Appendix I); the Mixed Corridor designation permits: residential uses; retailing; offices; restaurants; community, cultural and recreational uses; and special purpose commercial uses; within the Mixed Corridor designation, the maximum permitted gross leasable floorspace of goods and services is to be determined by site specific zoning with the maximum floorspace index (FSI) permitted up to and including 2.5 FSI; FSI is the total building floorspace divided by total lot area; the submitted proposal is permitted up to and including 2.5 FSI; the submitted proposal has an FSI of 0.19; when considering applications to amend the Pickering Official Plan, section 15.5 in the Plan requires Council to consider the overall benefit to the community of the proposal; accordingly, all applications shall be accompanied by a Planning Ana]~ysis evaluating the proposal against the Plan's relevant goals, objectives, and general purpose and intent in the Plan; the applicant has submitted a Land 'Use Planning Analysis; a copy is available for viewing at the Planning & Development Department; retail gasoline outlets may be permitted within urban areas, by site specific zoning with appropriate provisions and restrictions, provided: the goals, objectives and policies of the Official Plan are maintained; access is availab][e from an arterial road; :it is not adjacent or opposite a school; no more than two retail gasoline outlets are located within 100 metres of an intersection; and the outlet will not adversely affect the safe and convenient movement of pedestrians and vehicular traffic; Information Report No. 22-01 rage 3 027 3.3 retail gas stations must meet the requirements for location and access required under the Gas Handlers Act; Map 16 of the Picketing Official Plan identifies the subject lands as lying within the Woodlands Neighbourhood; further, Map 16 identifies the lands as lying within a Detailed Review Area; section 11.2 of the Official Plan indicates that Council may adopt development guidelines for any part of a Detailed Review Area; Council shall endeavour to complete a detailed review prior to approving major development within the area; Council has adopted the Northeast Quadrant Development Guidelines which affect lands abutting the subject lands; once Council has adopted development guidelines, development shall comply with them; the lands located both to the east and west of the subject site are subject to the Northeast Quadrant Development Guidelines; the Northeast Quadrant Development Guidelines are currently under review; it is anticipated that the revised Guidelines will also apply to the subject lands; Schedule 11 - Transportation Network designates Kingston Road as a Type B Arterial, and a Transit Spine; Type B Arterials are designed to carry moderate volumes of traffic at moderate speeds within a municipality, have some access restrictions, and generally have a right-of-way width ranging from 30 to 36 metres; Schedule li also designates Sheppard Avenue as a Type C Arterial; Type C Arterials are designed to carry lower volumes of traffic, at slower speeds, provide access to properties, and generally have a right-of-way width ranging from 26 to 30 metres; however, section 11.8 of the Plan, the Woodlands Neighbourhood Policies, indicate that any future improvements to Sheppard Avenue shall be accommodated within the existing 20 metre road allowance; section 4.18 of the Picketing Official Plan indicates that Council recognizes the Ministry of Transportation jurisdiction over provincial highways and responsibility for standards, design criteria (including intersection/interchange spacing and locations) and widening requirements respecting those highways; the provincial Public Transportation Act provides the Ontario Ministry of Transportation with the authority to approve any new access opposite the Highway 401 on/off ramp; section 15.14 of the Official Plan indicates that Council may require the submission of a retail impact study for a proposal for the development of less than 2,500 square metres for the retailing of goods and services; Compendium Document to the Pickering Official Plan as noted above, the subject lands fall within a detailed review area and lands located both to the east and west of the subject lands are subject.to the Northeast Quadrant Development Guidelines; - the 'Northeast Quadrant" is the block of land bounded generally on the south by Kingston Road, on the west by Whites Road, on the north by Sheppard Avenue, and on the east by the main branch of the Amberlea Creek (east of the Dunbarton School site); - to the west of the subject lands, the Northeast Quadrant Development Guidelines contemplate a high intensity mixed-use development, with substantial underground parking; the vision is centred around an internal residential area fronting on a public 'ring' road connected to Delta Boulevard with an interior linear park; the Northeast Quadrant land use plan permits commercial and residential buildings up to 5 storeys in height, floor space indices up to 0.5 times the lot area for the commercial uses and residential densities between 25 and 50 units per hectare which would result in 40 residential dwelling units on the lands west of the subject lands; the commercial and office uses are contemplated along the Kingston Road frontage; - to the east of the subject lands, the Northeast Quadrant Development Guidelines contemplate residential buildings up to 4 storeys in height with residential density between 25 and 50 dwelling units per hectare, permitting up to 32 dwelling units with vehicular access provided to Kingston Road; Information Report No. 22-01 028 Page 4 3.4 4.0 4.1 4.2 4.3 4.3.1 4.3.2 the review of this proposal will be done in the context of any revised Northeast Quadrant Development Guidelines arising fi.om the City's on-going review, considering recommendations both for the subject lands and abutting properties; the Kingston Road Corridor Development Guidelines apply to the subject site; these Guidelines identify the subject lands as being located within the Whites Road Corridor Precinct; the Guidelines generally contemplate a transformation of Kingston Road by reducing the dominance of the automobile while encouraging increased pedestrian activity irt the corridor; in the Whites Road Corridor Precinct, however, the Kingston Road Corridor Development Guidelines recognize the auto-oriented focus and land uses while seeking to provide pedestrian amenity zones and links at significant intersections; one objective for urban form within the Whites Road Corridor is that buildings should have a minimum height of 2 storeys; Zoning By-law 3036 the subject lands are currently zoned "R3 - One Family Detached-Third Density Zone" in Zoning By-law 3036; the "R3" zone permits detached dwellings on lots with minimum street frontages of 18 metres and minimum lot areas of 550 square metres; this proposal is to amend Zoning By-law 3036 to permit approximately 2100 square metres of commemial uses of retail, personal service shop, office a:ad restaurant uses in addition to gas bar and car wash hcilities; an amendment to the zoning is required to permit this proposal. RESULTS OF CIRCULATION Resident Comments although a number of residents have requested to be placed on the list to receive notice of further proceedings on these applications, no comments have been received fi'om residents to date; AGency Comments - no agency comments have been received to date; Staff Comments Proposed Mixed Corridor Designation the appropriateness of replacing the existing Study Area des.ignation with the proposed Mixed Use Areas - Mixed Corridor designation must be evaluated considering such matters as: the Study Area policy requirements; the applicant's submitted Planning Analysis; the relevant goals, objectives, and purpose and intent of the Official Plan; and the revised land use concept resulting fi.om the City's review of the Northeast Quadrant Development Guidelines; the specific form of the applicant's proposed amendment (see Appendix I) will also be reviewed to determine whether any related text amendments w:[ll also be required to be added to the Neighbourhood section of the plan to guide development on this site, or related policies in the Plan be deleted (such as section 3.16 dealing with the "Old Dunbarton School" Study Area designation); Permitted Uses the suitability of the mix, arrangement and size of the proposed retail, personal service, office, restaurant, gas bar and car wash uses must be examined; in particular, the appropriateness of locating a gas bar facility on Kingston Road at this new intersection, and a car wash facility at the north end of the site, musl: be evaluated; Page 5 0 2 9 Information Report No. 22-01 4.3.3 4.3.4 the proposed building form, layout, height, design and intensity of development must. be reviewed in light of urban design objectives, traffic and access considerations and the community context; the appropriate performance standards, restrictions, and provisions for the commercial uses must be established; Traffic Access - the proposal to redesign the existing "T" - shaped intersection at Kingston Road and the Highway 401 on/offramp to add full access to the subject lands must be evaluated with input from the Region of Durham Works Department in accordance with any restrictions and advice the Ministry of Transportation may provide; whether the access should be provided by a dedicated public road or a private access must be considered; the distance separating individual access points to buildings and parking areas onto this new access road from the existing intersection must be determined to ensure disruption of the function of the on/off ramp does not occur; - any proposed connection of the access from the subject lands to the Highway 401 on/off ramp must first be approved to the satisfaction of the Ministry of Transportation; the appropriateness of a right-of-way as either a private access or a public road to lands located both to the west and to the east of the subject lands should be evaluated; this should be considered as part of the transportation review of the entire Northeast Quadrant; Review of the "Northeast Quadrant'' Lands the City has received several development applications for lands within the Northeast Quadrant, requesting revisions to the Guidelines; these changes relate to the arrangement of uses, design matters, provision of the park, provision of the internal ring road, and access to the external road network; in addition, the City is aware of other development interests for lands in the Quadrant; - several owners of land, through which the tributary of Amberlea Creek flows, are interested in piping the creek; although the City has had some successes in implementing the vision set out in the Guidelines, there are some on-going challenges; these challenges include the interest in primarily commercial development adjacent to Kingston Road, the cost of and lack of interest in underground parking, the difficulty in implementing the internal public road, and the location of the tributary through the block; in an effort to be more proactive in working with development interests, the City has commenced the review of the Northeast Quadrant Development Guidelines; Council has budgeted $50,000 for the costs of the review, on a partial cost-recovery basis from the affected land owners for the review; the review components include: · the engagement of a planner/urban designer as a facilitator to assist in revisions to the urban design guidelines to include the arrangement of land uses, while maintaining key urban design objectives and having regard to the community context; · the engagement of TSH transportation consultants to review transportation elements including the internal access network through the block, and external access to and from the surrounding streets; and, · the engagement of Mark Schollen Associates, environmental/engineering experts, to examine the feasibility of piping the Amberlea Creek tributary; depending on the conclusiOns of this Phase 1 study, land owners will be responsible for preparing an application to the Toronto and Region Conservation Authority to proceed with piping the tributary and any required environmental assessment in support of such application; 0 3 0 Information Report No. 22-01 Page 6 4.3.5 4.3.6 5.0 5.1 the consulting reviews for the traffic/access analysis, and the environmental /engineering report for the piping of the tributary will provide input into any revisions to the Northeast Quadrant Development Guidelines; based on a preliminary study design, it is also anticipated tl~at staff would work closely with the community to understand issues and concerns so that neighbourhood 'development continues to achieve an appropriate fit; the representative for North American Acquisitions Corporatic,n has indicated at a preliminary level that his client is interested in having the subject lands included in the review of the Northeast Quadrant Development Guidelines, particularly with respect to the urban design and traffic/access matters; as the review of the Northeast Quadrant Development Guidelines proceeds, recommendations on these zoning by-law and Picketing Offic:ial Plan amendment applications will be formu}ated for consideration; Urban Design discussions have been held between the applicant and Planning & Development staff about the nature of development that may be appropriate on the north side of Kingston Road, east of Delta Boulevard; while staff recognize that there may be merit in the removal of the Urban Study Area designation and its :replacement with a designation permitting the proposed commercial uses for the i[ands fronting onto Kingston Road, potential provision of access to the Kingston Road/Highway 401 on/off ramp intersection, provision of traffic access to abutting lmads to the west, and surface parking, no commitments were given respecting the submitted development concept; a number of design elements for the subject lands will require careful consideration; issues for review will include: · pedestrian access to the site and through the subject lands; · locations of traffic access points and turn movements to be permitted between the subject lands, lands to the east and west, and to the intersectio:a at Kingston Road and the Highway 401 on/off ramp; adequacy, arrangement and number of parking areas for the proposed development; whether the proposed height for the commercial buildings fronting Kingston Road is appropriate; appropriate buffering of the proposed buildings on the subject lands from abutting low density residential dwellings fronting the south and north sides of Sheppard Avenue and the north side of Kingston Road; Technical Matters preliminary grading information is required; preliminary stormwater management information is required; preliminary tree inventory and tree preservation plan is required; PROCEDURAL INFORMATION Official Plan Amendment Approval Authorit~ the Region of Durham may exempt certain local official plan amendments from Regional approval if such applications are determined to be locally significant, and do not exhibit matters of Regional and/or Provincial interest; at this time, the Region has not yet determined whether this official plan amendment application is exempt from Regional Approval; Information Report No. 22-01 Page V 0 3 1 5.2 6.0 6.1 6.2 6.3 6.4 General - 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 adoption of any official plan amendment, or passing of any zoning by-law amendment, you must request such in writing to the City Clerk; - if you wish to be notified of the decision of the Region of Durham with respect to the proposed amendment to the official plan, you must make a written request to the Commissioner of Planning, Region of Durham Planning Department. OTHER INFORMATION Appendix I - copy of the applicant's submitted proposed Picketing Official Plan Amendment; Appendix II - list of neighbourhood residents, community associations, agencies and City Departments that have commented on the proposal at the time of writing this report; Information Received the City of Picketing is in receipt of the following reports submitted in conjunction with this proposal; · Traffic and Access - Preliminary Assessment, prepared by Paul Hill Consulting; dated April 16, 2001; · Land Use Planning Analysis Report, Proposed Retail Development, 816 Kingston Road; prepared by Dillon Consulting, dated June, 2001; Company Principal Mr. Ronald Richards of Ronald G. Richards & Associates represents North American Acquisition Corporation; the principal of North American Acquisition Corporation is Mr. Sheldon Sugden. SG/jf Steve Gaunt, MCIP, RPP Planner II Catherine L. Rose Manager, Policy Copy: Director, Planning & Development 032 APPENDIX I TO INFORMATION I~EPORT NO. 22 -01 PROPOSED AMENDMENT TO THE PICKERING OFFICIAL PLAN · 033 PROPOSED AlV~ND/v~ENT TO TI-IB PICKERING OFFICIAL PLAN PURPOSE: LOCATION: PROPOSED AMENDIv[ENT: IMPLF. MENTATION: INTERPRETATION: The purpose of this amendment is to redesignate the subject lands from an "Urban Study Area" des{g'nation to a "Mixed Corridor" designation. This redesignation will permit use of the lands for a variety of retail, office, restaurants, residential and, community and cultural recreational uses that will be implemented in a zoning by-law. The subject lands are approximately 1.22 hectares in size and are located on the north side of Kingston Road, east of Whites Road. The lands are located within Part of Lots 27 and 28, Range 3, Broken Front Concession. The City of Pickering Official Plan is hereby amended by: 1. Replacing the "Urban Study Area" designation with a "Mixed Corridor" designation on 'Schedule I - the Land Use Structure Map of the Picketing Official Plan as shown on Schedule A attached hereto. The provisions set forth in theCity of Picketing Official Plan as amended, regarding the implementation of the Plan shall apply in regard to this Amendment. The provisions set forth in the City of Picketing Official Plan, as amended, regarding the interpretation of the Plan shall apply in regard to this amendment. SCHEDULE 0 REDESIGNATE FROM 'OTHER DESIGNATIONS-URBAN STUDY AREA" TO 'MIXED USE AREAS-MIXED CORRIDORS' SHF"PPARD AVENUE EXTRACT FROM SCHEDULE I TO THE PICKERING OFFICIAL PLAN EDITION 2 SHEET 1 OF 3 OPEN SPACE SYSTEI~I INA'rUI~L AREAS LAND USE STRUCTURE EMPLOYMEHT AREAS FREEWAYS AND MAJOR UTILITIES URBAN RESIDENTIAL AREAS OTHER DESIGNATIONS APPENDIX II TO INFORMATION REPORT NO. 22-01 COMMENTING RESIDENTS AND LANDOWNERS - none have been received to date; COMMENTING AGENCIES - none have been received to date; COMMENTING CITY DEPARTMENTS - Planning & Development AI'rACHMENT# I 1~ IHI:O~TIOH REI:~# ~ o I SHEPPARD AVENUE SHEPPARD I{OAD AVENUE ~o'~ ~0~ City of Pickering LYNX BREDA AVENUE Planning & Development Department PROPERTY DESCRIPTION PART OF LOT 27, RANGE 3,' B.F.C. (816 KINGSTON ROAD) J ~,~ APPLICANT NORTH AMERICAN ACQUISITION CORP. DATE JUL 9, 2001 DRAWN BY Re APPLICATION No. OPA01-003/P; A 10/01 SCALE 1:7500 CHECKED BY SG FOR DEPARTMENT USE ONLY PN-6 PA- INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN A 10/01 NORTH AMERICAN ACQUISITIONS CORP. 037 SHEPPARD AVE. CAR i ls~oo SF WASHI ___l~ ....... ~ ...... II , PROPOSED R.O.W. ~> . , ~-~c:= --',~ ~ , ~ , GAS BAR SITE AREA J: 2.81 ACRE8 BUILDING AREA 22,500 8F PAI~KING 121 RATIO 5.3811000SF CRU-COMMERCIAL RETAIL UNITS THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, iNFORMATION & SUPPORT SERVICES, JULY 12; 2001. 038 INFORMATION REPORT NO. 20-01 FOR PUBLIC INFORMATION MEETING OF AUGUST 9, 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-2001-05 Zoning By-law Amendment Application A 14/01 Marshall Homes (Altona) Ltd. on behalfofM. J. Mitci~ell and M. L. Pyper Lot 6 and Part of Lots 3, 4, and 5, Plan 506 314 - 350 Finch Avenue (North side of Finch Avenue, east of Altona Road) City of Picketing 1.0 2.0 3.0 3.1 PROPERTY LOCATION AND DESCRIPTION the subject lands are located on the north side of Finch Avenue, east of Altona Road; a property location map is provided for reference (see Attachment #1); the subject property is supporting a detached dwelling; the majority of the property is currently vegetated; Surrounding land uses are: north - York-Dm'ham sewer corridor and CPR rail line; south - on the opposite side of Finch Avenue are residential properties and a commercial property at the south-east comer of Finch Avenue and Altona Road; east vacant lands and wooded areas; west - existing residential property and vacant land. APPLICANT'S PROPOSAL Marshall Homes (Altona) Ltd.., 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 one new municipal street, extending north fi.om Finch Avenue and curving westward before terminating in a cul-de.-sac design; - all of the proposed lots will front directly onto the proposed new street; - the proposed lot mix includes 43 lots for single detached dwellings having a minimum lot frontage of 7.5 metres; the draft plan design does not propose any lots that have direct fi.ontage on Finch Avenue, but rather reverse lots that will back onto Finch Avenue or lots that flank onto Finch Avenue; - all lands within the subject property are proposed to be developed as part of the draft plan of subdivision, and no part of the subject lands are to be developed with abutting lands. OFFICIAL PLAN AND ZONING Durham Regional Official Plan the Durham Regional Official Plan designates the subject lands as Living Area, where development is intended to be predominantly for housing purposes; Information Report No. 20-01 rage 2 9 3.2 the draft plan appears to be in close proximity to lands 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 designations; Pickering Official Plan. designates the subject lands as Urban Residential Area - Low Density Area; permissible uses within this 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 30.28 units per hectare (based on 43 lots being developed on approximately 1.42 hectares of land); - the applicant has advised that they will be making modification to the draft plan to ensure the density requirements of the Official Plan will be achieved; - the subject lands abut lands to the north and east designated as Open Space System - Natural Areas; the exact boundaries of the Open Space System - Natural Areas will be determined with relevant agencies and considering the results of a required environmental report; - through the settlement of an appeal to the Picketing Official Plan, it has been determined that the boundary of the Open Space System - Natural Areas designation is coincident with the north and east property limits; any additional land required for buffers or edge management will be determined through the review of the required environmental report; permissible uses within the Open Space System - Natural Areas designation include conservation, environmental protection, restoration and passive recreation; - Schedule II of the Picketing Official Plan - "Transportation Systems" designates Finch Avenue where it abuts the draft plan as a Type B Arterial Road; - Type B Arterial Roads carry moderate volumes of traffic at moderate speeds, with some access restrictions; they generally have a right-of-way width of between 30 - 60 metres; - the proposed new public street serving the proposed development would function as a Local Road; Schedule III of the Picketing Official Plan - Resource Management designates lands in close proximity to the subject lands as Rouge-Duffins Wildlife Corridor and Shorelines and Stream Corridors; Section 10.17 of the Official Plan clarifies that the boundary of the Rouge-Duffins Wildlife Corridor coincides with boundary of the Open Space System - Natural Areas designation; this section of the Plan also requires an environmental report to address setback, buffers, edge management, and stormwater; - the exact boundaries of the Shorelines and Stream Corridors will be determined in consultation with the relevant agencies, and in consideration of an environmental report that is required in accordance with Official Plan policies; - the proposal 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 Development Guidelines plan identifies a potential access location on the subject lands in the approximate location of the proposed street that intersects with Finch Avenue; the guidelines identifies a Neighbourhood Focus at the comer of Finch Avenue and Altona Road that extends onto the subject lands; the subject applications will be assessed against the policies and provisiOns of the Picketing Official Plan during the further processing of the applications; 0 4 0 Information Report No. 20-01 Page 3 3.3 4.0 4.1 4.2 4.3 5.0 Zonine By-law 3036, as amendcd the subject lands are cun'ently 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. ..RESULTS OF CIRCULATION .Resident Comments - no resident comments have been received to-date; Aeency Comment~ - no comments from any of the cimulated agencies have been received to date; Staff Comments in reviewing the application to-date, the following matters haw~ been identified by staff for further review and consideration: · ensuring that the proposed development is in compliance with the density requirements of the Official Plan; · ensuring that the proposed development is compatible with, and sensitive to, surrounding lands; · ensuring that the proposed street, lotting pattern and dwellint~: designs maintain a high quality residential streetscape; · reviewing the appropriateness of the reverse lot frontage proposed along Finch AVenue; · reviewing required 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 develop in an appropriate :fashion; and, · reviewing the draft plan to ensure sufficient lands remain at lhe northeast comer of Finch Avenue and Altona Road 'in order to achieve the Neighbourhood Focus as prescribed in the Rouge Park Neighbourhood Development ,Guidelines. - further issues may be identified following receipt and review of comments from the circulated departments, agencies and the public. 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 tl~e proposed plan of subdivision or zoning by-law amendment application, you mu:st request such in writing to the City Clerk; - if you wish to reserve the option to appeal Council's decision of the proposed zoning by-law amendment application, or the Region of Durham's decision on the draft plan of subdivision, you must provide comments to the City before Council adopts any by-law or before the Region of Durham issues its notice of decision for this proposal. Page a 0 41 Information Report No. 20-01 6.0 6.1 6.2 6.3 OTHER iNFORMATION Appendix I - list of neighbourhood residents, community associations, agencies and City DeparUnents that have commented on the applications at the time of writing this report; Information Received~ _ full scale copies of the Applicant's submitted plan are available for viewing at the offices of the City of Picketing Planning & Development Department; the City of Picketing has not received any technical information/reports on the proposed subdivision. - certain technical reports are required to be submitted and will be reviewed and reported on, as necessary; Company Princioa! the current property owners, M. J. Mitchell and M. L. Pyper, have entered into an agreement of purchase and sale with Marshall Homes (Altona) Ltd. whose Principal is Craig Marshall. Ross Pym, MCIP, Principal Planner - Development Review ' Lynda Taylor, MCIP, RPP Manager, Current Operations RP/jf/pr Copy: Director, Planning & Development Department APPENDIX I TO INFORMATION REPORT NO. 20-01 COMMENTING RESIDENTS AND LANDOWNERS (1) none to date ~COMMENTING AGENCIES (1) none to date _COMMENTING CITY DEPARTMENTS (1) Planning & Development Department q43 s'r ~NITAJ:~y T~UN~ PRO! FINCH FINCH c,O~xO°~ SUMMERPARK CRES. III CRES. PINE GROVE Ci~ of Pickering WOODSMERE Planning & Development Department PROPERTY DESCRIPTION ' LOT 6 AND PART OF LOTS 3, 4 AND 5, PLAN 506 OWNER M. PYPER AND M. MITCHELL DATE JUL 13, 2001 DRAWN BY RC APPUCATION No. A 14/01 SCALE 1:7500 CHECKED BY RP FOR DEPARTMENT USE ONLY PN-14 PA- : A'rrACHM£1~rr #~ INFORMATION COMPILED FROM APPLICANT,S SUBMITTED PLAN M. PYPER; M. MITCHELL A 14/01 I I I I \ 31.6 26 28 ~ 29 44- FINCH AVEN!J£ .36 32.0 .37 32.o ,38 .39 ~2.o 40 41 5g.5 43 11 32.0 32.0 BLOCK 4-6 ROAD WIDENINO O. 01 ho BLOCK 0.3m RES THIS ~ W,4E I:~ODUCED 6~Y ~ city oF PI~ P~,/VNINC ~ t~'VL~.OPMENr D~PA~TMc"At INFOI?I~41'70N ~ SUPPO/~r SERVICE,