Loading...
HomeMy WebLinkAboutOctober 14, 2003 Planning Committee Meeting Agenda Tuesday, October 14, 2003 at 7:30 pm Chair: Councillor Ryan (I) ADOPTION OF MINUTES Meeting of September 8, 2003 (11) 1. MATTERS FOR CONSIDERATION PLANNING & DEVELOPMENT REPORT PD 39-03 DRAFT PLAN OF SUBDIVISION APPLICATION 18T-88059 (REVISION 2) ZONING BY-LAW AMENDMENT APPLICATION A 3/02 711053 ONTARIO INC. & 562503 ONTARIO LIMITED PART OF LOT 4, CONCESSION 5, PART 2, PLAN 40R-4159 (EAST SIDE OF SIDELINE 4, SOUTH OF HIGHWAY 7) PAGE 1-57 PLANNING & DEVELOPMENT REPORT PD 36-03 DRAFT PLAN OF SUBDIVISION APPLICATION SP-2002-02 ZONING BY-LAW AMENDMENT APPLICATION A 9/99 (R2) NICOU INC. SOUTH PART OF LOT 34, CONCESSION 2 PART 1, 40R-11934 (100 FINCH AVENUE - NORTH SIDE OF FINCH AVENUE, OPPOSITE WOODVIEW AVENUE) 58-124 PLANNING & DEVELOPMENT REPORT PD 37-03 ZONING BY-LAW AMENDMENT APPLICATION A 14/03 MONTESSORI LEARNING CENTRE OF PICKERING (750985 ONTARIO LIMITED) 401,409, 417 KINGSTON ROAD & 4 EVELYN AVENUE (PART OF LOTS 17, 18 AND 19, PLAN 230) SOUTH-WEST CORNER OF KINGSTON ROAD & EVELYN AVENUE 125-168 Planning Committee Meeting Agenda Tuesday, October 14, 2003 at 7:30 pm Chair: Councillor Ryan (111) 1. CONFIDENTIAL MATTERS FOR CONSIDERATION To consider a land transaction. 169-174 (IV) CORRESPONDENCE Members of Council may formally table an item of correspondence that has been circulated by the Mayor, CAO, Clerk or other staff person. (V) ADJOURNMENT 091 RECOMMENDATION OF THE PLANNING COMMITTEE DATE MOVED BY SECONDED BY That Draft Plan of Subdivision Application 18T-88059 submitted by 711053 Ontario Inc. & 562503 Ontario Limited, on lands being Part of Lot 4, Concession 5, Part 2, Plan 40R-4159, City of Pickering, be APPROVED to permit the development of a plan of subdivision of 35 country residential lots with frontages ranging from 32.0 to 68.0 metres, four public open space blocks and a new local road, subject to the conditions outlined in Appendix I to Report PD 39~03; That Zoning By-law Amendment Application A 3/02, submitted by 711053 Ontario Inc. & 562503 Ontario Limited on lands being Part of Lot 4, Concession 5, Part 2, Plan 40R-4159, City of Pickering, be APPROVED, to establish performance standards to allow the implementation of the draft plan of subdivision 18T-88059 (Revision 2), subject to the conditions outlined in Appendix II to Report PD 39-03. 0O2 REPORT TO PLANNING COMMITTEE Report Number: PD 39-03 Date: September 29, 2003 From: Nell Carroll Director, Planning & Development Subject: Draft Plan of Subdivision Application 18T-88059 (Revision 2) Zoning By-law Amendment Application A 3/02 711053 Ontario Inc. & 562503 Ontario Limited Part of Lot 4, Concession 5, Part 2, Plan 40R-4159 (East side of Sideline 4, south of Highway 7) City of Picketing Recommendation: That Draft Plan of Subdivision Application 18T-88059 submitted by 711053 Ontario Inc. & 562503 Ontario Limited, on lands being Part of Lot 4, Concession 5, Part 2, Plan 40R-4159, City of Pickering, be APPROVED to permit the development of a plan of subdivision of 35 country residential lots with frontages ranging from 32.0 to 68.0 metres, four public open space blocks and a new local road, subject to the conditions outlined in Appendix I to Report PD 39-03; That Zoning By-law Amendment Application A 3/02 submitted by 711053 Ontario Inc. & 562503 Ontario Limited on lands being Part of Lot 4, Concession 5, Part 2, Plan 40R-4159, City of Pickering, be APPROVED, to establish performance standards to allow the implementation'of the draft plan of subdivision 18T-88059 (Revision 2), subject to the conditions outlined in Appendix II to Report PD 39-03. Executive Summary: The applicant proposes to develop a draft plan of subdivision consisting of 35 country residential homes on lots with frontages ranging from 32.0 metres to 68.0 metres and lot areas ranging from 0.6 of a hectare to 1 hectare. The property is located on the east side of Sideline 4, south of Highway 7 (see Attachment #1). Fifteen lots will front Sideline 4 and the remainder will front a new internal road that will intersect with Sideline 4 (see Attachment #2). In addition, four blocks of land will be transferred to public ownership as Open Space to protect the redesigned and relocated Carruthers Creek on the subject lands. The redesigned creek channel will re-establish the channel and flood plain as it was before the gravel pit operations. Report PD 39-03 Subject: 711053 Ontario Inc. & 562503 Ontario Limited (18T-88059 (R2) / A 3/02) Date: September 29, 2003 Page 2 003 The applicant proposes to amend the current zoning to allow the proposed dwelling units with appropriate performance standards on the developable portion of the subject lands, to permit implementation of the draft plan. The proposed plan of subdivision represents appropriate country residential development and conforms to the policies of the Pickering Official Plan. All interests of the City will be appropriately addressed through an associated subdivision agreement. Financial Implications: With approval and implementation of the proposed development, staff recommends at least minimal improvement to Sideline 4 immediately adjacent to the development, with a cost of up to approximately $150,000. The recommended improvements include hard surfacing and installation of an upgraded profile for the portion of Sideline 4 fronting the subject lands. These works are identified in the City's development charge study and are partially funded through development charge accounts with the balance being paid by the City. Depending on the timing of the development, further infrastructure improvements may also be considered such as surface treatment upgrades to the other portions of Sideline 4 between Concession 5 and Highway 7. Funding for these improvements will be subject to Council approval and will be brought forward by Staff for consideration at such time as the development proceeds, through future budget submissions (anticipated 2005 budget). The financial implications have been discussed with the Treasurer who concurs with the report. Background: 1.0 Proposed Development Details (see Attachment #1 - Location Map and Attachment #2 - Proposed Draft Plan). Development Details A- Land Area Gross area of draft plan Open space blocks Net residential area of draft plan Total area for residential lots New Street B - Residential Lots Number of detached dwelling lots 35.34 hectares 9.36 hectares 23.98 hectares 22.19 hectares 1.79 hectares 35 lots O04 Report PD 39-03 Subject: 711053 Ontario Inc. & 562503 Ontario Limited (18T-88059 (R2) / A 3/02) Date: September 29, 2003 Page 3 2.0 2.1 2.2 2.3 Comments Received: At the April 18, 2002 Information Meeting: (see text of Information Report and Meeting Minutes, Attachments #3 and Comments from area residents: concerns were expressed about possible impacts supply; and, support for restoration of the creek; on water quality and Further comments were received: (see Attachments #5, #6 and #7). · concerns by J. & R. Murphy about the effect of 35 new wells on water quality and supply of existing wells; recommends Pickering only approve this proposal if full municipal water and sewer services are provided; · concerns by T. Malar about decreased water flow since 1995 to pond on his property to the east and about anticipated increase to water problems by the addition of new wells for the proposed development; and, · a letter of authorization from G. & J. Yu, owners of the property south of the subject lands, to allow relocation of Carruthers Creek on the Yu property, in conjunction with works on the subject lands. Agencies: Region of Durham Provincial Policy requires protection of Carruthers Creek from adverse impacts by addressing concerns of TRCA, and an archaeological assessment; a hydrogeological study, peer reviewed to the satisfaction of the Health Department supports private sewage system and drilled well servicing for the proposed lots; conditions of draft approval should be implemented through a subdivision agreement with the Region. (see Attachment #8). Report PD 39-03 Subject: 711053 Ontario Inc. & 562503 Ontario Limited (18T-88059 (R2)/A 3/02) Date: September 29,200L~ 0 ~"~ Page 4 Comments from City Departments (continued) Toronto and Region Conservation Authority (verbal and written comments) while generally satisfied with the proposed re-establishment of a natural channel design for the stream corridor through the property, TRCA requests further details for review, approval and issuance of permits under TRCA Regulation 158; all prior to any grading of the site or reqistration of the plan; the further details requested include the proposed storm drainage system, grading, hydraulic analysis, natural channel design construction plans, restoration and stream corridor regeneration; future requirements for securing open space blocks for channel design and flood conveyance be implemented by red line revisions to the plan, if necessary; - owner agree to convey the open space blocks (Blocks 36, 37, 38 and 39) to either TRCA or City of Pickering prior to registration of the plan; TRCA is prepared to accept conveyance after the City secures a reconstructed stream channel to TRCA requirements; - open space lands should be zoned to prohibit buildings or structures, placement of fill, removal of vegetation or interference with watercourse, except for flood control purposes; - subdivision agreement should include provisions, acceptable to TRCA to: · obtain permits for the works; ensure lot, site and grading plans for lots abutting the open space blocks are subject to TRCA review and approval prior to issuance of building permits; · ensure no filling, grading or construction of buildings or structures that interfere with watercourse channel occur without prior written approval of TRCA; Report PD 39-03 0 O ~'~ubject: 711053 Ontario Inc. & 562503 Ontario Limited (18T-88059 (R2) / A 3/02) Date: September 29, 2003 Page 5 Comments from City Departments (continued) Toronto and Region Conservation Authority (verbal and written comments) Ontario Ministry of Culture Veridian Connections, Canada Post, Enbridge Consumers Gas, Bell Canada Durham District School Board install chain link fence at the rear of the lots abutting open space blocks;and, fulfillotherconditions. (see AEachments #9, #10 and #11). Licensing Clearance issued for the archaeological assessment, under the Ontario Heritage Act; (see Attachment #12). - no objections/technical requirements; - (see Attachments #13, #14, #15 and #16). - no objections; - (see Attachment #17). 2.3 City Departments: Division Head, Municipal Property & Engineering (verbal and written comments) Fire Prevention Officer (verbal and written comments) Supervisor, Development Control (verbal and written comments) - upgrading the portion of Sideline 4 across frontage of subject lands, and surface treatment of the remaining portions of Sideline 4 from Highway 7 to Concession 5 is required; and, - open space blocks should be conveyed to a public authority; (see Attachment #18). would like to explore possibilities for either a reservoir located adjacent to Sideline 4 or a dry hydrant on the new street as water sources for fire protection purposes. (see Attachment #19). Sideline 4 improvements: Minimal Servicing Option fund the following: · requires the developer t° upgraded profile on the east side of Sideline 4 fronting the subject lands, with curbs and storm sewers; surface treatment of roadway fronting the subject lands. Report PD 39-03 Subject: 711053 Ontario Inc. & 562503 Ontario Limited (18T-88059 (R2)/A 3/02) Date: September 29, 2003 Page 7 O07 3.0 3.1 Discussion The Proposed Development is appropriate for the Subject lands as it will rehabilitate a former gravel pit as a country residential development, without adverse effects on water supply: The proposed development implements the Region of Durham and City of Pickering Official Plan designations for these lands. The designations permit a country residential subdivision up to a maximum of 35 dwellings with private servicing and open space uses on the Carruthers Creek corridor lands. While some neighbouring residents are concerned that an additional 35 wells in the area will negatively impact their water supply, the Region of Durham Health Department is satisfied that an adequate quantity and quality of water can be supplied for the new lots without an adverse impact on surrounding wells provided a number of conditions are met by the applicant. The Regional Health Department reached its conclusions following review of a hydrogeological study prepared by consultants for the applicant and peer reviewed by another hydrogeological consultant hired by the Department. As a result, the Health Department identified an appropriate set of conditions for draft approval that will ensure proper servicing for the proposed subdivision. The conditions (see Attachment #8) require private wells to be drilled for the new lots that access the "intermediate" acquifer (between 18.0 and 61.0 metres deep) as the source of water, the conditions also require that both wells and septic sewage systems be constructed to Regional Health Department standards and inspected. In addition, a condition has been included requiring an on-going groundwater monitoring program. The Plan's design also allows for restoration of Carruthers Creek and its tributaries on the subject lands and the property immediately to the south. This matter is discussed in more detail in section 3.2 of this report. Approval of this Plan provides an opportunity to restore the stream to its former location, reconstruct the stream corridor to a natural profile and provide a more natural habitat for fisheries and terrestrial animals and plants. Having carefully considered the comments received, staff recommends approval of the plan subject to conditions. Staff's conclusion is based on review and analysis of the plan, supporting information and comments in support from agencies including the Region of Durham Planning and Health Departments, the Toronto and Region Conservation Authority, and City of Pickering Development Control and Municipal Property & Engineering staff. Technical review agencies have identified suitable conditions of approval. 0 0 8 Date: September 29, 2003 Report PD 39-03 Subject: 711053 Ontario Inc. & 562503 Ontario Limited (18T-88059 (R2) / A 3/02) Page 8 3.2 Reconstruction of the Carruthers Creek channel will restore a degraded stream corridor to a natural form, in accordance with the Duffins and Carruthers Creek Watershed Strategy: Operation of the gravel pit in past years reshaped Carruthers Creek and its two tributaries that join on the subject lands. The development proposal includes restoration of the Creek and its tributaries to their former locations on these lands and on the abutting downstream property, the creation of a typical stream meander area and floodplain, and planting of native vegetation to recreate a natural open space area. This proposal is in keeping with the Duffins and Carruthers Creeks Watershed Strategy received by Council this past spring. The Plan includes open space blocks containing reconstructed stream channels to natural profiles, a newly graded and filled floodplain, a buffer arsa above the new top of the streambank and the planting of the streambank and floodplain areas with native plants. The residential lots will occupy the newly created tableland. Residential lots will be separated from the open space by a 1.5 metre chain link fence, with gates permitted, to permit access to the open space by residents. Further details respecting grading, planting, fill and construction of the stream channel, floodplain and buffer areas of the stream are to be provided by the applicant to secure final approval including TRCA permits. Grading, stormwater management and'road profile details for the new street and Sideline 4 will similarly be required. These matters must be subject to review and approval by TRCA, as necessary, and to the satisfaction of the Director, Planning & Development and addressed as conditions of draft approval and contained within a subdivision agreement. Conveyance of the open space blocks into public ownership will be required to permit appropriate protection of the 'natural areas and any necessary erosion control works that may become necessary over time. The applicant will be required to construct the stream channels and make adjustments, if necessary, within a specified number of years following initial construction. The intention is to have the blocks conveyed to the City of Pickering in the short term under the City's authority to secure the cost of such works by means of a subdivision agreement, with subsequent transfer to TRCA once any adjustments to the initial channel reconstruction have been made by the owner. However, the applicant is considering retention of Block 36 as private open space. At this time, staff of the City and the Toronto and Region Conservation Authority ars not convinced that valleylands should be retained in private ownership. Should further information be provided that satisfies concerns respecting protection of valleylands, access, property maintenance and liability responsibilities, this matter could be rs-evaluated at a later time. Report PD 39-03 Subject: 711053 Ontario Inc. & 562503 Ontario Limited (18T-88059 (R2) / A 3/02) Date: September 29, 2003 009 Page 9 3.3 Sideline 4 will require Upgrading: This development triggers the need for the developer to undertake infrastructure improvements to part of Sideline 4 (Balsam Road); in order to serve the increased traffic access needs of residents of this subdivision. The developer will be required, at a minimum, to construct an upgraded profile (including curbs and storm sewers) on the east side of Sideline 4 adjoining the subject lands and to surface treat the portion of Sideline 4 adjoining the subject lands at the developer's cost. In addition, the west side of Sideline 4 across the frontage of the subject lands should be reconstructed to an upgraded profile (including curbs) with cost sharing between the City and the developer. The surface treatment of those parts of Sideline 4 north and south of the subject property could be delayed until 50% of the homes in the Barclay subdivision are occupied. Complaints from the new residents respecting the nuisance of gravel roads can be expected if improvements to Sideline 4 are not made within a short time of home occupancy. The costs to the City of upgrading the portion of Sideline 4 fronting the subdivision are expected to total approximately $150,000 and the costs to surface treat the remaining portions of Sideline 4 between Concession 5 and Highway 7 are expected to total approximately $107,000. The capital expense would be funded 25% from Development Charges and 75% from General Revenue. A reduction to the City's future upgrading costs would be realized by the City funding these works while the developer is working on the road. Although the developer's timing may be influenced by many factors, the earliest the works are anticipated to be undertaken is mid 2005. Accordingly, staff will be including these works as an item for consideration in the 2005 capital budget. The actual timing for payment will be negotiated through the subdivision agreement following review of detailed engineering drawings. The full upgrading of Sideline 4 between Concession 5 and Highway 7 (including asphalt paving, storm sewers, and curbs) is identified as a 2007 Development Charge project. However, the City is not bound to undertake the project in or by 2007. The City is, nevertheless, obligated to proceed with the upgrading at some point in the future. The precise limits, timing and components of the upgrading of this part of Sideline 4 should be considered through the annual budget process in the context of other City priorities and the City's financial capability. 010 Report PD 39-03 Subject: 711053 Ontario Inc. & 562503 Ontario Limited (18T-88059 (R2) / A 3/02) Date: September 29, 2003 Page 10 3.4 4.0 High quality design will ensure an attractive country residential development for residents that is compatible with its surroundings: The following requirements will be implemented as conditions of approval: · submission of an architectural design statement to show, among other things, upgraded flankage elevations for Lots 1,20 and 21; · installation of a 1.5 metre black, chain-link fence to separate all lots from the open space blocks; also, temporary fencing during construction to control erosion and siltation; · for parkland, payment of cash-in-lieu to the City of 5% of the value of the developable lands; · conveyance of open space blocks 36, 37, 38 and 39 to the City of Pickering with an agreement to later convey these blocks to the Toronto and Region Conservation Authority once stream channel and associated works have been constructed to standards satisfactory to TRCA and any necessary adjustments have been done by the owner within approximately four years from initial construction, to the satisfaction of the Toronto and Region Conservation Authority and City staff; · the owner explore with the Fire Department, the possibility of obtaining a water source for fire fighting on the subject lands; · implementation of any mitigative measures that may be required by the Director, Planning & Development following comment on the completed archaeological assessment by First Nations; · satisfaction of all matters of concern of the Region of Durham and the Toronto and Region Conservation Authority; and, · all other routine matters through conditions of draft approval. Technical Reports respecting environmental impact, environmental site assessment, the Carruthers Creek natural channel design concept, the hydrogeological investigation, supplementary hydrogeological data and the hydrogeological peer review can be viewed in the Planning & Development Department. Applicant's Comments The applicant has been advised of the recommendations of this report. APPENDICES: APPENDIX I: APPENDIX I1: Recommended Conditions of Approval for 18T-88059 (Revision 2) Recommended Conditions of Approval for A 03/02 Report PD 39-03 Subject: 711053 Ontario Inc. & 562503 Ontario Limited (18T-88059 (R2) / A 3/02) Date: September 29, 2003 0_ll Page 11 Attachments 1. Property Location Map 2. Applicant's Proposed Draft Plan 3. Text of Information Report No. 12-02 4. Minutes of the April 18, 2002 Statutory Public Information Meeting 5. Comments from J. & R. Murphy 6. Comments from T. Malar 7. Authorization from G. & J. Yu 8. Agency Comment- Region of Durham 9. Agency Comment- Toronto and Region Conservation Authority, April 8, 2002 10. Agency Comment - Toronto and Region Conservation Authority, August 16, 2002 11. Agency Comment- Toronto and Region Conservation Authority, May 13, 2003 12. Agency Comment- Ontario Ministry of Culture 13. Agency Comment- Veridian Connections 14. Agency Comment- Canada Post 15. Agency Comment- Enbridge Consumers Gas 16. Agency Comment- Bell Canada 17. Agency Comment- Durham District School Board 18. Staff Comment - Municipal Property & Engineering 19. Staff Comment- Fire Prevention Officer 20. Staff Comment- Development Control 012 Report PD 39-03 Subject: 711053 Ontario Inc. & 562503 Ontario Limited (18T-88059 (R2) / A 3/02) Date: September 29, 2003 Page 12 Prepared By: Steve G~unt, MCIP, RPP Planner II Approved / Endorsed By: Neil Carro~~ ~ Director, pl~n~-~ Development Catherine Rose Manager, Policy SG:ld:jf Attachments Copy: Chief Administrative Officer Director, Corporate Services & Treasurer Division Head, Municipal Property & Engineering Supervisor, Development Control Recommended for the consideration of Pickering City Council TH(~'m-a~ J. Q~inn, C_~ief Adm~tive Officer 013 APPENDIX I TO REPORT NUMBER PD 39-03 RECOMMENDED CONDITIONS OF APPROVAL FOR DRAFT PLANS OF SUBDIVISION 18T-88059 (Revision 2) 014 RECOMMENDED CONDITIONS OF APPROVAL FOR DRAFT PLAN OF SUBDIVISION 18T-88059 {Revision 2) 1.0 1.1 2.0 2.1 3.0 3.1 3.2 3.3 3.3.1 GENERAL CONDITIONS That this recommendation apply to the revised draft plan prepared by D. G. Biddle & Associates Limited, as revised March, 2003, (Project No. 101010) for Draft Plan of Subdivision Application 18T-88059 (Revision 2) submitted by D.G. Biddle & Associates Limited, on behalf of 711053 Ontario Inc. & 562503 Ontario Limited, on lands being the Part of Lot 4, Concession 5, Part 2, Plan 40R-4159, City of Pickering, to permit the country residential development of 35 lots for detached dwellings, four public open space blocks and a new road. PRIOR TO SUBMISSION OF A DRAFT 40M PLAN: That the owner satisfy the City with respect to implementation of any required mitigative measures to the satisfaction of the Director, Planning & Development, following circulation of the archaeological assessment to the First Nations; and, PRIOR TO THE REGISTRATION OF THE PLAN: That the owners submit a Draft 40M-Plan to be approved by the City Planning & Development Department. That the implementing by-law for Zoning By-law Amendment Application A 03/02 become final and binding. That the owner enter into a subdivision agreement with and to the satisfaction of the City of Pickering following review by the Toronto and Region Conservation Authority respecting stream channel reconstruction and associated permits to ensure the fulfillment of the City's requirements, financial and otherwise, which shall include, but not necessarily be limited to the following: Ed.qe Management (a) that the owner provide an edge management plan, for review by the Toronto and Region Conservation Authority, to the satisfaction of the Director, Planning & Development, such Plan to contain, among other things: (i) (ii) (iii) (iv) an identification of all hazard trees located at the edge of the property to be removed prior to the initiation of works on the site; protection hoarding as required during the construction process; grading details which confirm that the root zone on the adjacent vegetated areas will be protected; and, the planting of trees/landscaped stock as per the approved plan. 3.3.2 3.3.3 3.3.4 3.3.5 Storm Drainage (a) satisfaction of the Director, Planning & Development respecting a stormwater drainage and management system to service all the lands in the subdivision, and any provisions regarding easements following review by the Toronto and Region Conservation Authority respecting stormwater quality treatment requirements. Grading Control and Soils (a) satisfaction of the Director, Planning & Development respecting submission and approval of a grading and control plan following review by the Toronto Region Conservation Authority respecting stream channel reconstruction and naturalization; and, (b) satisfaction of the Director, Planning and Development respecting the submission and approval of a geotechnical soils analysis. Road Allowances (a) satisfaction of the Director, Planning & Development respecting construction of the internal road to an appropriate standard; (b) that the street be named to the satisfaction of the City of Pickering; and, (c) satisfaction of the Director, Planning & Development respecting the reconstruction of the portion of Sideline 4 to an upgraded; paved and curbed profile, including cost-sharing between the City and the developer. Construction / Installation of City Works & Services (a) satisfaction of the City respecting arrangements for the provision of all services required by the City; (b) satisfaction of the appropriate authorities respecting arrangements for the provision of underground wiring, street lighting, cable television, natural gas and other similar available services; (c) that the cost of any relocation, extension, alteration or extraordinary maintenance of existing services necessitated by this development shall be the responsibility of the owner; and, (d) the owner explore with the Fire Department, a possible water source on the subject lands for the purpose of fire fighting, with possible options of construction of a reservoir adjacent to Sideline 4 or a dry hydrant at the end of the new street to access the stream flow. 01G -3- 3.3.6 3.3.7 Dedications / Transfers / Conveyances (a) the dedication of all road allowances with the proper corner roundings and sight triangles to the City; (b) that the owner convey to the City in a form satisfactory to the City and at no costs to the City: (i) any easements as required; (ii) any reserves as required by the City; and, (iii) the road allowance; (c) that the owner convey any easement to any utility to facilitate the installation of their services in a location(s) to the satisfaction of the City and the utility; and, (d) that the owner convey Blocks 36, 37, 38, and 39 to the City, in a form satisfactory to the City and at no costs; and, further agree that once stream channel and associated works have been constructed to the satisfaction of the Toronto and Region Conservation Authority and the City, the blocks are to be conveyed to the Toronto and Region Conservation Authority within approximately four years, once the owner conveying the lands to the City has made any required adjustments to the stream works, to the satisfaction of the Director, Planning & Development. Construction Manaqement PI.an (a) that the owner makes satisfactory arrangements with the City respecting a construction management plan, such Plan to contain, among other things: (i) (ii) (iii) (iv) (v) (vi) details of erosion and sedimentation controls during all phases of construction and provide maintenance requirements to maintain these controls; addressing the parking of vehicles and the storage of construction and building materials during servicing and house construction, and ensuring that such locations will not impede the flow of traffic or emergency vehicles on either existing streets or the proposed public street; ensurance that the City's Noise By-law will be adhered to and that all contractors, trades and suppliers are advised of this By-law; the provision of mud and dust control on all roads within .and adjacent to the site; type and timing of construction fencing; and, location of construction trailers. 4 017 3.3.8 3.3.9 3.3.10 3.3.11 3.3.12 Development Charqes (a) satisfaction of the City financially with respect to the Development Charges Act. Coordinated Development (a) satisfaction of the City with respect to arrangements necessary to provide for coordination of services and roads with adjacent lands and any phasing of development that may be required. Fencing (a) satisfaction of the City with respect to the provision of temporary fencing for the purpose of erosion and siltation control, with review by the Toronto and Region Conservation Authority around the entire perimeter of the subject lands during construction, prior to the commencement of any works; and, (b) satisfaction of the City with respect to the provision of a 1.5 metre black chain-link fence between all lots and public open space blocks, with gates permitted to provide access for residents to the open space blocks. Street Tree Planting (a) the submission of a street tree planting plan to the satisfaction of the City. Design Planning (a) the satisfaction of the Director, Planning & Development respecting a report outlining siting and architectural design objectives for the development, and the submission of site plans and architectural drawings identifying how each unit meets the objectives of the report, prior to the issuance of any building permit for the construction of a residential unit on the lands; and, (b) the report outlining siting and architectural design objectives for the development must address building envelopes, house designs, siting, upgraded side/flankage elevations at entry (including flankage elevations of Lots 1, 20 and 21), and streetscapes as well as garage designs, locations, massing, width, and projection from the main dwelling with special emphasis to be placed on minimizing visual impacts on the rural character of the area. 018 -5- 3.3.13 3.3.14 3.3.15 3.3.16 4.0 .En.qineerina Drawings (a) that the owner satisfy the City respecting the submission of appropriate engineering drawings that detail, among other things, City services, roads, storm sewers, Carruthers Creek channel redesign and constructionl lot grading, streetlights, fencing and tree planting, and financially-secure such works; and, (b) that the owner satisfy the City respecting designs for improvements to Sideline 4, construct the improvements to the satisfaction of the City and appropriate provisions .for cost-sharing be agreed upon by the City and the developer. Water Monitorinq Program (a) that the owner agree to prepare and implement a program to include baseline monitoring of water quality and water level to assess groundwater interference with neighbouring water supplies to the satisfaction of the City and the Region. Other Approval Agencies (a) (b) (c) that the subdivider satisfy all the requirements, financial and otherwise, of the Region of Durham including well and septic tank location, construction standards and a monitoring program; that the subdivider satisfy all the requirements, including approval and permits for the reconstruction of Carruthers Creek and its tributaries and sediment control of the Toronto and Region Conservation Authority; and, that any approvals and permits which are required from the Region of Durham or the Toronto and Region Conservation Authority for the development of this plan be obtained by the subdivider, and upon request written confirmation be provided to the City of Pickering as verification of these approvals. Parkland Dedication (a) that the owner provide .to the City cash-in-lieu of parkland at a value of 5% of the value of the developable lands, to the satisfaction of the Director, Planning & Development, in order to satisfy Section 42(1) of the Planning Act. PRIOR TO ISSUANCE OF BUILDING PERMITS: That all creek channelization be constructed, functional and fenced to the satisfaction of the Director, Planning & Development, before any building permits are issued. 013 APPENDIX II TO REPORT NUMBER PD 39-03 RECOMMENDED CONDITIONS OF APPROVAL FOR ZONING BY-LAW AMENDMENT APPLICATION A 3102 020 APPENDIX II TO REPORT NUMBER PD 39-03 RECOMMENDED CONDITIONS OF APPROVAL FOR ZONING BY-LAW AMENDMENT APPLICATION A 3/0? That prior to forwarding an implementing by-law to City Council: (a) Draft Plan of Subdivision 18T-88059 (Revision 2) receive draft approval; (b) A Draft 40M Plan be submitted to the satisfaction of the DirectOr, Planning & Development. That the implementing zoning by-law include, but not necessarily be limited to the following: (a) permit the establishment of detached dwellings on Lots 1 to 35, in accordance with the following provisions: (i) minimum lot area of 6000 square metres; and, (ii) minimum lot frontage of 30.0 metres; (b) permit resource management, flood and erosion control and pedestrian trail and walkway uses on the public open space blocks (Blocks 36, 37, 38 & 39); and, (c) include appropriate provisions permitting the construction of not more than four model homes. REPORT # PD_ ~ 9 - 4> ~% City of Pickering Planning & Development Department PROPERTY DESCRIPTION PART OF LOT 4, CONCESSION 5; PART 2, 40R-4159 OWNER 711053 ONTARIO INC; 562503 ONTARIO LTD. DATE MAR. 12, 2002 DRAWN BY Re ~ APPLICATION No. 18T-88059(R2); A 03/02 SCALE 1:7500 CHECKED BY SG FOR DEPARTMENT USE ONLY PN-RURAL PA- APPLICANT'S SUBMITTED PLAN 18T-88059 H~GH~/AY NB.7 g 26 q 15~ ~ 10 14 ~ 3O ~ 31 ~ 32 ~ 33 ~ 34 ~ 35 12 BLOCK 36 BLOCK 37 ATTACHUENT REPORT PICKERING INFORMATION REPORT NO. 12-02 FOR PUBLIC INFORMATION MEETING OF APRIL 18, 2002 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS ' OF THE PLANNING ACT, R~S.O. 1990, chapter P.13 SUBJECT: Draft Plan of Subdivision Application 18T-88059 (Revision 2) Zoning By-law Amendment Appl/cation A 03/02 711053 Ontario Inc. & 562503 Ontario Limited Part of Lot 4, Concession 5, Part 2, Plan 40R-4159 (East side of Sideline 4, south of Highway 7) City of Picketing 1.0 PROPERTY LOCATION AND DESCRIPTION the site is currently vacant and was previously used as a licenced gravel pit by Barclay Transport since 1948. the site is located on the east side of Balsam Road north of the Fifth Concession Road (the Town of Ajax border) and south of Highway 7 (see Attachment #1 for the location map); this site has an area of approximately 33.34 hectares, and includes one existing building with two sheds about mid-point in its Balsam Road frontage; the site is steeply sloped in the bowl of the former gravel pit with Carruthers Creek flowing though the middle of the site being joined on the site by two smaller tributaries; an existing house is situated immediately north of the site, on the east side of Balsam Road; the site is situated across from a further 12 hectare land holding owned by the applicant on the west side of Balsam Road. To the east of the site is located a number of rural residential properties. Somewhat south of the site is an abandoned railway tight-of-way now used as a recreational trail. 2.0 APPLICANT'S PROPOSAl, - the applicant proposes to develop the subject site with detached dwellings on 35 lots with lot frontages between 32 and 66 metres; the proposed lots are to have lot depths between 90 and 181 metres; 15 lots are proposed to front Balsam Road and 20 lots are proposed to front a new street to be constructed to the east of Balsam Road as shown on the applicant's submitted plan (see Attachment #2); the dwellings are proposed to be serviced by private water and sanitary sewer facilities; - new homes are proposed on all of the proposed 10ts; - the applicant proposes to restore the stream channels of Carruthers Creek and its tributaries that flow through the subject property to natural stream channel designs from the current altered state which resulted from by the operations of the now- abandoned gravel pit on the subject lands; the applicant proposes that the stream channels and corridors remain in private ownership. Information Report No. 12-02 ATTACHMENT ~_ ~ __ TO Page 2 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Regional Official Plan designates the site as "Rural Settlements - Country Residential Subdivision" which permits development of a maximum of 35 residential dwellings that must be serviced by private water and sanitary sewer facilities. The proposal complies with this designation; the Regional Plan requires a draft plan of subdivision to be accompa~ed by an updated settlement capacity study, a recent hydrogeological report, a lot servicing plan, a geological report and a grading plan; conditions of draf~ approval must address the findings of such studies, phasing of development and monitoring of the impact of development on adjacent wells and groundwater conditions; 3.2 .Pickering Official Plan designates the subject lands "Rural Settlements - Country Residential" w/thin ttlement 8: Barclay Estates ; this designation permits residential uses and home occupations; the estate residential land use proposed by the subject applications is in compliance with the Picketing Official Plan. Provided the following technical requirements can be satisfied, no amendment to the Official Plan will be required; the Barclay Estates Settlement policies provide that: continued operation of the existing gravel pit operation is recognized and permitted until subdivision development commences; · realignment of the Carruthers Creek tributary w/thin the settlement in an environmentally-responsible manner is permitted to the satisfaction of the City and the conservation authority despite the land use designations on Schedule IV-8; and, · endeavour to ensure the country residential environment of the settlement is maintained, once developed; Schedule IV-8, the Barclay Estates Settlement land use schedule, designates the tableland for country residential uses and the Caruther's Creek corridor as Open Space System - Natural Areas; Schedule III - the Resource Management Schedule of the Picketing Official Plan, designates the lands around Carmthers Creek and its tributaries nmning through the subject lands as Shoreline and Stream Corridor and the Former Lake Iroquois Shoreline rurming through the subject lands; on lands designated Shoreline and Stream Corridor, not designated as Open Space - Natural Areas (ie: the subject lands), new d. evelopment is permitted in accordance with respective land use designations and provisions, subject to the recommendations of an Environmental Report and alterations to a watercourse or stream corridor may be permitted only following the appropriate approvals of the relevant conservation authority and the Ministry of Natural Resources, if necessary; Section 15.9 of the Official Plan requires the submission and approval of an Environmental Report as part of the consideration of the subject development applications. Supporting hydrogeological, grading and drainage, stormwater management and lot servicing information will be required as part of the environmental report; Schedule II to the Picketing Official Plan, the Transportation System, designates Sideline 4 as a Local Road. Local Roads provide access to individual properties, other local roads and collector roads and generally have a right-of-way of 20 metres; the apphcant has submitted a Draft Report on a proposed Carruthers Creek Natural Channel Design, Concept Plan, a Preliminary Storm Water Drainage Report, a Scoped Environmental Impact Study and a Hydrogeological Investigation in support of the subj oct applications; Information Report No. 12-02 ATTACHMENT ~ .~ TO REPORT ~ PDr ~ ~J - ~ 3 3.3 Zoning By-law 3037 Page 3 025 4.0 4.1 the site is zoned "Q"- Pit and Quarry Zone in By-law 3037; this zoning permits gravel pits, accessory uses and agricultural uses; amendment to Zoning By-law 3037 is required in order to permit this proposal. RESULTS OF CIRCULATION (see Attachment # 3) Resident Comments Dr. Theodore Malta, owner and resident of a 10 acre property east of the subject lands, provided written comments in which he noted a significant deterioration in the water supply to his property since 1995. He attributes the deterioration to water taking by nearby golf courses to the south and ski resorts to the north. He indicated that he built a two-acre fish pond stocked with rainbow trout, with the intent of operating a recreational fishing pond and recreational area to produce retirement income. However, since 1995, the water level has deteriorated so significantly that the pond can not sustain fish during the summer; Dr. Malar is concerned that the addition of the wells required to serve the proposed development will cause the water supply to his property to further deterioration (see Attachment #3); 4.2 Agency Comments 4.3 no comments have been received fi:om agencies to date. Staff Comments in reviewing the application to date, the following matters have been identified by staff for further review and consideration; 4.3.1 Draft Plan of Subdivision 4.3.2 consider implementation of appropriate measures to respect the unique natural heritage of the former Lake Iroquois Shoreline; - consider suitable ownership, including by a public agency, of the Carmthers Creek stream corridor and its associated tributaries through the subject lands; - review the proposed design for the creek channel, with the assistance and advice of TRCA and Region of Durham staff; review the proposed grading and drainage for the proposed residential lots to ensure that the proposed dwellings can be suitably drained and sited and that the stream corridor can be properly protected fi:om construction and post-construction sedimentation; review of proposed house siting to ensure safety for future residents on sites that may have steep topography and possible groundwater discharge; - review safety and servicing considerations of the proposed grading for the proposed new public road; - review the proposed lot servicing for water and sanitary sewage facilities on site, including a peer review of the hydrogeological report, with the ass/stance of the Region of Durham Health Unit and the TRCA; Zoning Matters ensure appropriate buffer zones to Carruthers Creek and its tributaries and to the steep slopes of the former gravel pit; ensure that gravel pit licence has been suspended/surrendered; 026 Information Report No. 12-02 ATTACHMENT #, ~ _TO REPORT ~ PD 72~'-~ ~'~ _~. Page 4 4.3.2 Technical Matters review supporting technical submissions, including the hydrogeological, environmental impact study, concept plan for Carruthers Creek channel design, and stormwater report, grading and drainage and lot servicing information, to ensure that adequate information is provided and that technical requirements are met; review water supply, sewage disposal, stormwater quality and quantity management; require a tree preservation plan; require an architectural design statement to ensure that the character of the lots on Balsam Road and on the new proposed street are compatible, through means of similar design of streetlights, street tree plantings, house siting on the lots that respects the topography, grading and natural features; demolition of the existing buildings and structures will be required. 5.0 PROCEDURAL INFORMATION written comments regarding this proposal should be directed to the Planning & Development Department; oral comments may be made at the Public Information Meeting; all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of CounciI or a Committee of Council; if you wish to be notified of Council's decision regarding either the proposed plan of subdivision or zoning by-law amendment application, you must request such in writing to the City Clerk; ifa person or public body that files an appeal of a decision of the City of Pickering in respect of the proposed draft plan of subdivision does not make oral submissions at the public meeting or make written submissions to the City of Picketing before the application is considered, the Ontario Municipal Board may dismiss all or part of the appeal; if a person or public body that files a notice of appeal of a decision of the City of Picketing in respect of the zoning by-law amendment does not make oral submission at the public meeting, or make a written submission to the City of Picketing before the zoning by-law is passed, the Ontario Municipal Board may dismiss all or part of the appeal. If you wish to reserve the option to appeal Council's decision of the proposed zoning by-law amendment application, you must provide comments to the City before Council adopts any by-law for this proposal. 6.0 OTHER INFORMATION 6.1 Appendix I lists the comments received on this proposal at the time that this Information Report was written; 6.2 Information Received The following documents are available for viewing at the offices of the City of Pickering Planning & Development Department: · Full-sized copy of Draft Plan of Subdivision 18T-88059 (Revision 2); · Scoped Environmental Impact Study, Barclay Estates, Draft Report by Parish Geomorphic, January, 2002; · Carmthers Creek Natural Channel Design, Concept Plan, Barclay Estates, Draft Report by Parish Geomorphic, January, 2002; · Preliminary Storm Water Drainage Report, Barclay Fieldstone Estates by D.G. Biddle & Associates Limited, Consulting Engineers, February 2002; · Hydrogeological Investigations, Barclay Residential Subdivision by Goffco Limited Groundwater Consulting Services, December 2001. Information Report No. 12-02 Page 5 027 6.3 Site Landowners the applicant is Fourteen Estates Limited and the landowners are 711053 Ontario Inc. and 562503 Ontario Limited. The principal of Fourteen Estates Limited and the numbered companies is Mr. Richard Rondeau. so/jr ORIGINAL SIGNED BY Steve Gaunt, MCrP, RPP Planner 1I ORIGINAL SIGNED BY Catherine Rose Manager, Policy Copy: Director, Planning & Development O28 Excerpts Irom the Statutory Public Information Meeting Minutes Pursuant to the Planning Act ~A~I'~EN~~ ~__~ TO Thursaay, April 18, 2002 [tE[-'OR~' P PD~ ~ .~ 7:00 P.M. Chair: Councillor McLea. The Manager, Development Review, provided an overview of the requirements of the Planning Act and the Ontario Municipal Board respecting this meeting and matters under consideration there at. (ii) DRAFT PLAN OF SUBDIVISION APPLICATION 18T-88059 (REVISION 2) ZONING BY-LAW AMENDMENT APPLICATION A 03/02 711053 ONTARIO INC. & 562503 ONTARIO LIMITED PART OF LOT 4, CONCESSION 5, PART 2, PLAN 40R-4159 ,(EAST SIDE OF SIDELINE 4, SOUTH OF HIGHWAY 7) Steve Gaunt, Planner II, provided an explanation of the application, as outlined in Information Report #12-02. o Dana Anderson, DLA Consulting, provided the history of this property and applications which have been submitted and studies undertaken of the area. Over two years was spent developing this application, environmental impact study has been prepared, hydrogeological report and engineering reports have been provided as well as a planning report. Mr. Rondeau, owner, met with immediate neighbours and provided thenx with a plan of the proposed development. It is their intention to re-establish the natural creek and Original flow plan, improve the flood situation and create an aesthetically pleasing development. The proposed homes will be One to one and a half storeys with walkouts. Zoning will address open space and protection areas. Dr. Malar's letter was forwarded to a Hydrogeological Specialist who has provided comments. Frank, a resident of Kinsale, advised that he is in favour of the plan but spoke strongly against the dumping situation on the north side of Hwy. 7. Margaret Williamson, speaking on behalf of her mother who resides at 3360 Balsam Road, stated ' her concerns with respect to deteriorating water quality, grading, fires left unattended on the property across the street, air quality, dust. She questioned what is being done to protect the wildlife, residents and their quality of life. Steve Gaunt, Planner II, advised that the construction management plan will address concerns previously stated and that a site supervisor will maintain the requirements and hours of operation. Ted Malar, 3510 Audley Road, stated his concern with respect to water quality and Stress on his pond due to development. He spoke in favour of the creek being restored but against the creation of 35 new wells which will further put stress on the area. Nancy Listro, 3545 Balsam Road, stated their concern with the amount of activity going on in the area and no notification given. She stated further that putting 35 homes on well water is dangerous and that city Water should be brought into the neighbourhood. Joe Listro, 3545 Balsam Road, stated his concern with respect to what is being dumped on the north side of Hwy. 7 and with the water quality. 10. Laura Orlandi, 3270 Hwy. #7, advised of her approval of the plan and layout. She stated her concern with respect to the water issue in north Pickering, dumping on the north side of Hwy. 7 and the radius of notification. She further stated that if the dumping doesn't cease on both sides of Hwy. 7 the wells will not have drinkable water. 11. Dana Anderson, representing the applicant, advised that the Official Plan requires lots to be serviced by wells, a recent hydrogeological study has been completed, this plan will have the least environmental impact on the area, a number of provisions have been put in place to monitor existing and new wells, the developer w/Il be contributing to road upgrade 'and there will be no runoff onto the road. She further stated that the Ministry of the Environment has approved the  EXcerpts from the Statutory Public Information Meeting Minutes PICK RINC Pursuant to the Planning Act ~TTACH~,~Eh!7 #_~.~_ ..... '~'{i Thursday, April 18, 2002 c ,,~ 7:00 P.M. ~.Pu~I g PP~~~ ........... Chair: Councillor McLea. 029 site for this development. She also advised that an island w/Il be constructed to divide the traffic for safety reasons. The hydrogeological report will be made available and also a well mon/toring program will be in place. ,(III)ADJOURNMENT The meeting adjourned at 8:30 p.m. '03O ATIACH~,EN1' #_~ ..... LTO F~EPORI#PD_ ~-~:~ May 14,2002 Pickering Planning Development Department Pickering Civic Complex One The Esplanade Picketing, Ontario L1V 6K7 John Murphy 3080 Concession Road 5 Pickering, Ontario L1V 2P8 Re: By-law Amendment Application A03/02 711053 Ontario Inc.& 562503 Ontario Limited Part of lot 4, Concession 5, Part2 Plan 40R-4159 (East side of Sideline 4, south of Highway 7) City of Pickering. Dear With respect to this application, my wife and I want to express our opposition to the application as currently proposed. A development of this size, in our view should not be approved without full municipal sewage and water services to the site. We currently live in close proximity to the proposed development, right on the comer of concession 5 and Sideline 4. We are very concerned about the impact it will have on our drinking water. We are currently on a well and have had problems with water level. The problem has got much worse in the past few years. The situation is particularly bad in the summer months with our well going dry in July and August. This first well is an artesian well. To help alleviate the summer water problem, we had to add a second well in November of 2000. Attached is a copy of the documentation to confirm the installation of this new well. The development as proposed, with 35 wells will have a major negative impact on the water levels in the area which are already very low. This could mean that we would have problems year round not just in the summer. The city of Pickering must have some foresight in allowing future development in the area. These homes.should not be buik unless full municipal services are provided, to do so would be very irresponsible. Durham is growing rapidly. Development with full municipal services north of Taunton Road is becoming the norm. Surely it makes more sense for Pickering to also recognize this fact and plan for the future. A development of this size should not be allowed without full municipal services. A further point worth considering is the health risk associated with so many wells and septic tanks in close proximity. Ontario does not need another Walkerton disaster. Finally we want to be clear that we are not opposed to the development only the fact that it does not include full Municipal services. Please keep us informed on any further hearings or public meetings with regard to this proposal. Y~erely, ~Rachel Murphy RECEIVED c.c. · Mr. Ken Gorman, Regional Health Department CiTY OF PICKERING PLANNING AND DEVELOPMENT DEPARTMENT Dear Sir: ATTACHMENT REPORT # Dr Theodore Malar 3510 Audley Road Pickering Ontario L1X 2V9 April 8, 2002 031 APR - 8 2 02 CiTY OF PiCKERING PLANNING & DEVELOPMENT DEPARTMENT This letter is presented in order to establish my complaints to the City of Pickering, the Durham Region, the Province of Ontario, Environment Canada, and any other authority responsible for the regulation, the care and the maintenance of water. It is "prompted by two resent developments in my area. The first is the expansion of the golf course west side of Audley Road south of the Fifth concession, for which I received no prior notification, and the second is the submission for a zoning by-law amendment application A3/02 711053 to allow for the development of 35 estates on Balsam Road bordering to the west of my property. I have a grave concern as to the effects of these developments on the water quality on my property CON 5 N PT LOT 3 and in the surrounding area. The greatest problem affecting my property is the extreme fluctuation in the water table. These changes to the water table I believe to be caused by the high demand on water 'by the golf courses Deer Creek and Faun Brc~ok just to the south of me between Taunton Road and Concession 5 and by the ski resorts to the north Dagmar and Lakeridge. When I bought the 9.87 acre property in1978, the property at this time was undeveloped siting in the middle of 100 acres. The front half of the property was open field rising up form Audley Road to the top of the hill. The back half, slopping down the hill, was wood lot until it met with Barclay's property. The hill crests in the middle of my property. The water conditions on the property at this time could be described as follows: - wet or even swampy bordering along Audley Road - solid ground going down hill on both east and west sides - extremely wet with sprouting steams at the lower back of the WOod lot, that is along Barclay's property When I tn'st built and moved onto the property in 1983, the land was as described above. It took about three full loads of limestone at the foot of the hill at Audley Road before it stopped sinking so that a drive way could be made. Barclay delivered the limestone. The house I built myself was situated near the top of the hill on solid groUnd. I had a well and a ground feed pond put in at the bottom of the hill along Audley Road. The pond of approximately two acres I stocked with 2 inch rainbow trout fingerlings. Everything seemed to be developing just fine according to plan, until 1995 when the water level in the pond started to drop drastically. It dropped about 6 feet during the summer months. The sudden drop in water level causing the accompanying rise in water temperature killed approximately 4 000 of my rainbow trout which ranged between 10 andl6 inches. Since then the water level fluctuated by 5-6 feet each year and 03 the pond has never reached its full capacity, always falling 3-4 feet below its over flow level. The water conditions on the property have changed in the following manner: - the pond levels fluctuate by 5-6 feet during the year - the water sprouting during the spring time along the sides of the driveway do not occur - the springs that used to flow at the back of the wood lot no longer do during any season So far these changes have produced a very significant affect on the uses and enjoyment of my property as well as on the financial losses and loss of potential income. I had planned to use the pond as a fishing pond and park recreational area for supplemental income during my retirement as well as to rent for sport fishing. Now that I have retired, it is impossible to make an income from the pond since the pond cannot maintain fish during the summer months when the water level is low. Due to the iow levels the pond has also lost much of its aesthetic appeal. When the level is low, the pond is not pleasing for paddle boat or swimming uses. I have tried to give the property an atmosphere of the northern environment. I have planted over 5 000 evergreen trees of various species. Pictures of the property have been use in brochures and even in motion pictures. So I am greatly distressed that further erosion of the water supply is taking pIace by housing development's storm sewers, golf course expansion, ski resort's snow making operations, and now 38 wells bordering my property. Yours truly Dr Theodore Malar ent ~¥:,!-'-uFteen Estates; (905)¢27-0285; Feb-12-03 ATTACHMENT#_'7 TO REPORT # PD ._~9 - 0 ~ __ 1'0 WHO~ It MAY CONCER2,/ g:41; Page 1/1 O33 LETTER OF AUTHOB. IZATION on ~Jway ~b~ ~ ~r D.G. ~iddl~ & 2 ~d Fi~ X$-t ~rojmt t01010), Jm~ dl }iebili~ for ~e wO~ or na~ti~ from ~ Owner otLand: Pa~ # .1 of 40R6001 l~art o£Lol 3 - 4 Con¢c~ion 5 Ciw. of ~ick~rh~g in ~e )ear 2003. Crmgoty'Yu ./ ~'~ 03'4 The Regional Municipality of Durham Planning Depa~ment 1615 DUNDAS ST. E. 4TH FEOOR, LANG TOWER WEST BUILDING P.Q. BOX 623'. WHITBY, ON UIN 6A3 (905) 728-7731' FAX: (905) 436-6612 www. region.durham.omca September 2, 2003 Mr. N.. Carroll Director of Planning Planning Department CitY of Pickering 1 The Esplanade Pickering, Ont, L1V 6K7 'ATTACHMEI~ ~ ,~. REPORT~PD ' ..~q:'o3 - .. RECE'IYED S£? .O 5 2003' CITY OF PICKERING PLANNING & DEVELOPMENT' · DEPARTMENT Dear .Mr. Carroll: Re: Regional Review of an Application for plan of Subdivision File No.:, 18T-88059 Cross. Ref.: Zoning By-taw Amendment Application. A03/02 Applicant: 711053 Ontario Inc; & 562503 Ontario Ltd. LocatiOn: Part Lot 4, Concession 5 Municipality: city'of Pickering A.L. Georgieff, MCIP, RPP This application has been reviewed by the Region and the following comments ~ Commissioner'of Planning are offered'with respect to the Durham 'Regional Official Plan, Provincial policies, · . and the proposed method of servicing. ' Official Plan Confo. rmitv The sUbject property is within the Major Open Space system and is designated "Country.Residential" in the Durham Regional Official 'Plan. Schedule 5 of ~the Regional Official. PI an 'permits a maxi mum of 35 residential 'units for this draft, plan of subdivision, Policy 13'.3:20 indicates that country residential development shall be individually serviced' with 'drilled wells and private sewage disPosal systems in compliance with the standards of the Region and the Ministry of Environment. In this regard, a hydrogeological report examining impacts on groundwater resources was provided'by the applicant and peer-reviewed'to the satisfaction of the Region. Policy .13.3.23.contains certain provisions regarding the development'of country residential subdivisi.ons including being distinct and well se parated [rom hamletS .and other country reSidential'subdivisions and not having an adverse cumulative impact on the environment.' The proposed plan of sUbdivision would appear to conform to the Plan. ' Provincial Interests and Deleqated Review ReSponsibilities '0 for:i ;u,? cOYt, MUNITY The subject lands have been assessed as having a. high archaeological potential due to .the proximity of a tributary-of the Carruthers. Creek. An ' archaeological assessment will be necessary. A sufficient buffer should be incorporated from the development area to protect the nearby Carruthers Creek tributary from any potential adverse impacts. We note that an Environmental Study.(Carruthers Creek Natural Channel:Design, Concept Plan) has been prepared addressi[qg potential impacts and geomorphic and hydraulic improvements.in this area. In order' .for. this application to be considered for draft approval, all .concerns of the - Toronto and Region Conservation'Authority.must be addressed. 100% Post Consumer Servicinq REPORT # PD_: :.:~ c/-'o '~ This development will be serviced by private wells and private waste disposal systems."The Durham Region. Health. Department indicated thatthe necessary geo- technical information, including a.peer review from the Region's hydro.geological consultant, confirmed that this. proposed development can be serviced on the basis of private: sewage .disposal systems and drilled wells. A lot servicing Plan has also been submitted to the satisfaction of the Health .Department. Based on the foregoing, the attached draft conditiens are provided for yOur consideration of thi.s plan of subdivision. Please cal'l Richard Szarek, Plan'ner, if you should have any questions. Yours truly, Manager, plans .Implementation Current Operations 'Branch Attach: Conditions of Draft Approval cc: Fourteen EStates .Meridian ,Planning Regional Health Department Regional Works Department N:~pim~rs\18t-88059commen~s.doc 036 REPORT# PD_.=~ CONDITIONS OF DRAFT APPROVAL Plan of Subdivision: 18T-88059 Part of Lot 4, Concession 5 City of Pickering September 2, 2003 The Owner shall prepare the final plan on the basis of the approved draft plan of subdivision 18%88059 (revision 2), prepared by D.G. Biddle & Associates Ltd., identified as project number 101010, dated November 2001, which illustrates 35 lots for single-detached dwellings, two (2) open space blocks, and a roadway. The Owner shall name the road allowance included in this draft plan to the satisfaction of the Regional Municipality of Durham and the City of Pickering. The Owner shall, prior to final approval, engage a qualified professional to carry out, to the satisfaction of the Ministry Of Culture, an archaeological assessment of the entire development property, and mitigate, through preservation or resource removal and documentation, adverse impacts to any significant archaeological resources found. No demolition, grading, or other soil disturbances shall take place on the subject property prior to the Ministry of Culture, confirming that all archaeological resource concerns have been met including licensing and resource conservation requirement. The Owner shall satisfy all requirements, financial and otherwise, of the Regional Municipality of Durham. This shall include, among other matters, the execution of a subdivision agreement between the Owner and the Region concerning the provision and installation of subsurface sewage disposal systems, drilled wells, and other Regional services. The implementation of this COndition shall involve the inclusion of appropriate provisions in the Regional subdivision agreement pertaining to private sewage disposal systems and drilled wells. The Owner shall grant easements as may be required for utilities, drainage and servicing purposes to the appropriate authorities. The subdivision agreement between the Owner and the City of Pickering shall contain, among other matters, the following provisions: a) the Owner agrees that: i) Each drilled well is to be tested under the direction of a qualified hydro-geologist to ensure that the supply is adequate both quantitatively and qualitatively and to the satisfaction of the City of Pickering's hydro-geologist. b) c) d) e) f) g) 037 ii) Each drilled well is to be constructed in the target "intermediate" aquifer that is present at a depth between 18 - 61 metres (32 metres average) below grade. The City of Pickering's Hydro- geologist shall certify that the wells are installed in the target aquifer prior to final registration. The Owner agrees to strictly adhere to the site servicing plan as submitted by D.G. Biddle & AssOciates Limited, Project 101010, Drawing Nos. LG-1 and LG-2, dated January 2002 The Owner agrees to retain a qualified sewage system designer who specializes in the design of private sewage systems. The designer shall complete and provide the design of individual private sewage systems for each lot to the Regional Health Department for approval, in strict compliance with the Ontario Building Code standards for private sewage systems. The Owner agrees that the developer's consultant shall conduct on-site tests as required on the primary sewage system area for all lots to determine the soil permeability. The consultant shall provide analysis of the soil tests describing grain size analysis, coefficient of permeability and estimated percolation "T" times, to the Regional Health Department for review and approval. The Owner shall ensure that all existing drilled / test wells that will not be used for a drinking water supply within 15 metres of the proposed prime and reserve tile bed must be decommissioned in accordance with Ontario Regulation 903 under the Ontario Water Resources Act. The Owner agrees that there shall be no construction of accessory buildings or swimming pools in the prime and reserve tile bed areas, or in locations less than the minimum setbacks in accordance with the Ontario Building Code. The developer agrees to submit a copy of the final grading to the Region of Durham Health Department. In the event that there are significant differences in the final grading plan and the site servicing plan that may effect the location of the proposed private sewage system areas; the developer shall make the necessary revisions to the satisfaction of the Region of Durham Health Department. H :'c?.-4\18T~88059 conditions 038 o .n e orXa ffon REGION April 8, 2002 Mr. Steve Gaunt City of Pickering Planning & Development Department Pickering Civic Complex One The Esplanade Pickering, Ontario L1 V 6K7 Dear Mr. Gaunt: Re; ,ATTACHMENT #~TO REPOR? # PD__~ q - o ~ RECEIVED APR 1 5 2002 NG AND ~EVEI.O~MENT DEPARTMENT Draft Plan of Subdivision Application, File 18T-88059 (Revision 2) Zoning By-law Amendment Application A 3/02 711053 Ontario Inc. & 562503 Ontario Limited (Barclay Estates) Part of Lot 4, Concession 5, City of Pickering APR CiTY OF PICKERING PI{3KER!NG, ONTARIO., We acknowledge receipt of your submissions of March 22, 2002 and March 26, 2002 for the above noted applications, and offer the following comments. The subject property is currently an abandoned gravel pit situated within the Carruthers Creek watershed and previously Was reviewed by Authority staff in conjunction with the original plan of subdivision, File 18T-88059, circulated in 1988,-and an Official Plan amendment application, File 18-OP-0010278. Since then, staff from the Toronto and Region Conservation Authority (TRCA) have had meetings and discussions with the applicants and their agents regarding our concerns with re-establishing a watercourse through the site and defining'the limits of the floodplain. Please be advised that although we have no objection in principle to the development of the site for estate residential lots within the eastern 33 ha portion of the property, we require sufficient time for TRCA staff to review the following submitted documents, which were received only recently (ie. March 28, 2002 and April 2, 2002): 1) Hydrogeological Investigations, prepared by Goffco Limited, dated December 2001, 2) Carruthers Creek Natural Channel Design, Concept Plan, prepared by Parish Geomorphic, dated January 17, 2002, 3) Preliminary Storm Water Drainage Report, prepared by D. G. Biddle & Associates Limited, dated 'February 2002, 4) Site Plan, arepared by D. G. Biddle & Associates Limited, dated November/01.. Upon completion of our rewew of the above noted reports, more formal detailed comments will be provided. We trust this is satisfactory; however if you have any questions in the interim, please contact the undersigned at ext. 5259. Yours truly, Nora damieson Acting Plans Analyst Development Services Section cc: Ms. Dana Anderson, DLA Consulting, 7234 Sandhurst Drive, Mississauga, ON L5N 7G9 F:\PRS\NORA259\PUBLIC~CFN19481 .WPD 5 Shoreham Drive, Downsview, Ontario M3N 1S4 (416) 661-6600 FAX 661-6898 www. trca.on.ca onservatton for The Living City August 16, 2002 Mr. Steve Gaunt City of Pickering Planning & Development Department Pickering Civic Complex One The Esplanade Pickering, Ontario L1V 6K7 ATTAI;HMENT# /D TO REPORT ¢' PD RECEIVED CITY OF PiCKERING PLANNING AND DEVELC PMENT DEPARTMENT 033 CFN 19481 Dear Mr. Gaunt: Re: Draft Plan of Subdivision Application, File 18T-88059 (Revision 2) Zoning By-law Amendment Application A 3/02 711053 Ontario Inc. & 562503 Ontario Limited (Barclay Estates) Part of Lot 4, Concession 5, City of Pickering Further to our letter of April 8, 2002, please be advised that TRCA staff have completed our review of the submitted documents for the above noted application, and now offer the following comments: .Floodplain Mapping The applicant should confirm whether the mapping is in 2D or 3D format. Please be advised that TRCA.will require the mapping and floodline information in digital format to confirm that the base mapping is to TRCA's standards for digital floodplain mapping (i.e. the floodline must be geo-referenced). The TRCA has recently adopted a standardized approach for Manning's roughness coefficients to be used in HEC-Ras and HEC-2 models. Attached, please find a table with the standardized values, which should be applied as follows: a single 'n' value for the LOB and/or ROB if all or a majority of the land use across the section (accOrding to the descriptions provided in the attached table) is considered constant; or specific 'n' values input using the horizontal variation in 'n' value option in HEC-Ras (NH card in HEC-2) for each differing land use (according to the descriptions provided in the attached table). This table was previously sent to the applicant on January 17, 2002 to be used in this hydraulic analysis. Please confirm ownership of the abandoned railway embankment. If this land is owned by someone other than the applicant, then landowner authorization will be required for the undertaking of the improvement to the culvert crossing prior to.approval of the draft plan, based on the post-development floodline. 4. As noted in our previous correspondence of January 2001, the realignment and natural F:\PRS\NORA259\PU BLIC~,BARCLAYA.WPD REPORT ,f PD ~ ~7., o ~j~:._. ........ -2- August 16, 2002 channel design of the creek will require that the existing riparian storage be maintained (i.e. the volume of water that the floodplain naturally holds during each storm event, 2 year, 5 year, 10 year, 25 year, 50 year, 100 year, and Regional), and in order to ensure this, a HEC-2 analysis must be completed. As such, the existing riparian storage of the creek must first be determined by removing any structures (bridges, culverts, etc), and then calculating the volume using the VOL parameter in the SUMPO file which represents the cumulative volume in the model to each cross-section for each flow. Secondly, the riparian storage of the proposed channel should then be determined, making sure that it at least matches the existing riparian storage for all storm events. Finally, all the structures should then be put back into the proposed channel model and then run the Regional Storm to ensure that the floodline is contained within the proposed channel block and that there are no off-site flooding impacts or that none of the structures are overtopped at a different level than in the pre-development case. The pro-rated peak flows (Regional) used for tributaries A, B, & 'C appear to be incorrect. The reference point flows may be pro-rated, but this must be done using the flow transposition equation (for all storm event flows) from the Q2 = Q1 (A2/A1)0.75), not a percent reduction method. Several cross-sections shown on FP-1 and FP-2 are drawn incorrectly. It is not correct to draw a cross-section through two channels or ponding area (i.e. Sections 2.26, 2.32, 2.33, 2.34, 2.35, 2.36, 2.38, 2,39, 2.41, 2.42, 2.43 and 2.45) and limit the flowto the main channel. The cross-section should be relocated to avoid this and eliminate any ineffective flow areas in the cross-section or stopped before the second channel altogether. If flood lines are required on the second channel (i.e. if drainage area to that channel is greater than 125 ha), then cross-seCtions Should be drawn separately for this tributary. This appears to have been done for the post-development floodline. Please fix the errors, notes and cautions in the HEC-2 model for both the pre- and post- develoPment models when Edit2 is run. There were 2 pages of errors in the pre- development model and 4 1/2 pages inthe post-development model. The post-development floodline should be plotted alone on floodplain mapping sheets, as well as on the draft plan, since this will be the ultimate floodline map. Moreover, during detailed design, the natural channel design by Parish Geomorphic should be put on the post-development floodline maps. TRCA's standard cross-section labels have circles with the cross-section number to the left of the circle, the Regional water level on the top half of the circle, and the 100 year water level on the bottom of the circle. Cross-sections should have starting and ending "tic" lines matching the starting and ending cross-section points in HEC-2 (not all of the cross-sections drawn on FP-1 and FP-2 and LG-1 and LG-2 had these). Moreover, the cross-sections should be oriented in one direction so that the circles and numbers can be read easily (not upside down), and on the same side (on the right-hand side for tributaries on the right and on the left-hand side for tributaries on the left). F:\PRS\NORA259\PUBLIC\BARCLAYA.WPD ATTACHMENT#,, /0 TO REPORT # PD_ ~;J ff-o~__ _ 04I - 3 - August 16, 2002 10. Drawing LG-1 shows that the proposed watercourse gradient for the main channel is 0.81%, while page 5 of the report by Parish Geomorphic, states ttqat the proposed main branch slope would be 0.66%. Please clarify. In addition, Parish Geomorphic should be made aware that the flow is supercritical through most of the natural channel design cross-sections for mainly the 2 year flow, as this will affect the stone sizing in the detailed design of the channel. 11. Section 3.1, page 4 of Parish's report states that the 2 year modelled flow of 3.26 cms was supplied, compared with the bankfull flow for a typical cross-section downstream of the trail culvert. This flow is incorrect for this location. North of the site, the flow is 3.26 cms, but on this site, several tributaries come together and the flow increases from 3.26 cms. Parish Geomorphic should be provided with the same flows that are being used in the hydraulic analysis (i.e. 2 year flow at a cross-section downstream of the rail culvert should be 5.2 cms). Fluvial Geomorpholo.q¥/Natural Channel Design and Ecolo.q¥ Comment,-, Section 3.2 on page 5 of the Parish report, states that the natural channel design was undertaken, based on the floodplain corridor provided on the Draft Plan. There are numerous errors in the Hydraulic modelling that determined this floodplain corridor. The above noted comments regarding the hydraulics and floodplain mapping could impact this floodplain corridor illustrated on the Draft Plan and the natural channel design. The Parish report indicates that the meander belt for the main tributary is about 37.5m and 65 m. if you include the 100 year erosion rate. This should be the bottom width of the channel and should not include the valley walls. We recommend that a minimum 10 m riparian area be included on each side of the meander belt. There appears to be no details or recommendations in the report for the smaller tributary. Based on the information provided, we are unable to determine if the blocks set aside for the stream corridors are wide enough. Please provide further details and rationale. A buffer on the valley lands has not been provided. In accordance with the Authority's Valley and Stream Corridor Management Program (VSCMP), a 10 m. bufferis required from the newly established top of bank or Regional Storm floodline, whichever is greater, to the rear lot line. We also note that the valley lands are proposed to be kept in private ownership. Please be advised that the TRCA requests that valley and stream corridors be transferred into public ownership. Please clarify ownership of the abandoned rail line, since the proposal involves modifications to the culvert which could impact adjacent properties. In addition, the owner of the downstream channel should be notified with respect to the proposed channel works since those lands may be impacted. In this regard, written authorization from affected landowners is required. The plans indicate that a pond will be constructed in the southwest corner. Is the F:\PRS\NORA259\PUBLIC\BARCLAYA WPD O42 /~TTACHMENT# ~0 TO REPORT # PD~ -4- August16,2002 function of the pond for aesthetics only? Please clarify how this pond will function and what is its source of water? Will it intersect the ground water table? What are the implications on the temperatures inthe streams? Is it designed to provide ecological habitat for wetland flora and fauna? Please address these concerns and be advised that we would not support caPturing flows that would normally contribute to the fishery in the tributaries. Most of the terrestrial inventory work was undertaken at least 10 years ago and is cursory at best. There are a number of habitat areas within the old gravel pit that have regenerated and likely support some wildlife species, particularly amphibians. There are also some natural areas that are adjacent to, and may extend onto, the site. In particular, the lots along the eastern boundary of the site back onto a large forest area, and the natural forested stream corridor may extend partially onto the site at the southern end and adjacent to the proposed pond. In order to determine the extent of natural vegetation and any possible intrusion, we suggest that a site visit be conducted in order to stake the boundaries of the natural features that require protection and identify if more detailed evaluation is required. Due to the significant regrading works proposed, additional information is required regarding the water balance for the site which accounts for the post development soil conditions (which may or may not be as permeable as the existing soil). This analysis should also demonstrate how surface and shallow ground water flows that support the tributaries and habitats, will be maintained (both volumes and flow paths). o The degree of restoration required for the new corridor was not acknowledged. We note that there may be opportunities to use some of the regenerating areas as source material. In addition, a strategy to deal with the beaver problem may be required in order that the restoration efforts are not compromised. We note that the culvert under the road is being modelled as a closed bottom culvert. We request that an open foot cUlvert be used instead. Please adjust the drawings and modelling accordingly. Site Municipal Servicinq It should be noted that a permit pursuant to Ontario Regulation 158, is required from the TRCA for any watercourse alterations or works within the Fill Regulated Area, inclUding the rOad crossings and natural channel design works. Section 5 of the stormwater report, Temporary Sediment and Erosion ContrOls, was not reviewed at this time, but will be dealt with at the detailed design stage. Pre-development flows should be calculated for this site alone, in order to assess the impact of this development. Moreover, some of the parameters in Subwatershed 302 B do not apply to this site (i.e. CN = 71.5 is not valid for a gravel area, etc.)..The NASHYD F:\PRS\NORA259\PUBLIC\BARCLAYA.WPD ATTACHMENT #~TO REPORT # O43 - 5 - August 16, 2002 routine should be used and justification/calculations will be required to support the parameters used (i.e. tp, CN, etc). Please note that the current Carruthers Creek watershed model, which was updated by CPM through the A8 Secondary Plan in Ajax, is uncalibrated. Future calibration of the Carruthers Creek'hydrologic model is expected to be completed within the next year. In absence of this information, TRCA Regionalization Equations may be used as a preliminary estimate of calibrated pre-development flows. Please tabulate the flow estimates calculated by the Regionalization EquatiOns (which are attached for your information) against the pre-development flows from the site. Given the size of the lots and the problems associated with soak-away pits that are situated in close proximity to septic beds, roof leaders to grassed areas would be sufficient for water quality benefits. At detailed design, the proposed roadside ditches should be designed to maintain a minimum 0.75 m to 1.0 m bottom width, to enhance the contact area for water quality treatment and infiltration. Raised cutvert inverts (50 mm to 75 mm) are also Preferred to increase infiltration (subject to municipal approval). More design information is required at the detailed design state for the outfall channel from the storm sewer system located adjacent to lot 1'3. The attached general design criteria for storm outfalls and outfall channels should be used at detailed design. We trust these comments are of some assistance. Should you have any questions, please do not hesitate to contact the undersigned. Yours truly, Nora damieson Acting Plans Analyst Development Services Section Extension 5259 NJ/ Attach. F:\PRS\NORA259\PUBUC\BARCLAYA.WPD for The Living City May 13, 2003 ,By Mail & Fax 905-420-764~ 4AY 2 3 2003 Ci'TY OF P~CKER~NG PLANNING & DEVELOPMENT DEPARTMENT CFN 19481C Mr Tyler Barnett City of Pickering Pickering Civic Centre One The Esplanade Pickering, Ontario LlV 6K7 Dear Mr. Barnett: Re: · Barklay Estates Plan of Subdivision 18T-88059 City of Pickering TRCA staff have had several discussions with the applicant and have received revised plans dated April 3, 2003 and provided to the TRCA on May 6, 2003 for this proposal. We have also attended several site visits and based on our review of the recent submission provide the following comments. The natural heritage system has been disrupted as a result of previous gravel extraction. The proposal Will result in a reestablishment of the stream corridor through the property. TRCA staff have reviewed various iterations of the plan for the stream corridor block and have examined the proposal to incorporate natural channel design principles, have reviewed hydraulic reports and are generally confident that the proposed works will result in an improvement to the natural System and to the conveyance of flood flows through this corridor reach. We note that the details for the corridor improvements will be the subject of a permit application under Ontario Regulation 158. The draft plan provided shows an engineered channel design. However, we acknowledge the applicant's letter and provided reports which confirm plans to reconstruct a new channel including natural channel design principles and will confirm this requirement through approval under Ontario Regulation 158. Given that we are generally satisfied with the principles being incorporated in re-establishing of the natural system on the subject lands staff provide the folloWing conditions: 1. Prior to the initiation of grading and prior to the- registration of this plan or any phase thereof, that the owner shall submit for the review and approval of the Toronto and Region Conservation Authority, (TRCA), the following: (A) a detailed report that describes the storm drainage system for the proposed development of the subject lands. This report should include: plans illustrating how this drainage system will tie into surrounding drainage systems, ie. Is it part of an overall drainage scheme? How will external flows be accommodated? What is design capacity of the receiving system? stormwater management techniques which may be required to control minor or major flows; proposed methods for controlling or minimizing erosion and siltation on-site and in downstream areas during and after cOnstruction; location and description of all outlets and other facilities which may require permits under Ontario Regulation 158. That the applicant provide detailed plans for the stream corridor regeneration which inClude F:\BRS\BUSL ~\bark md /nnnt'rt 5 Shoreham Drive, Downsview, Ontario M3N 154 (416)661-6600 FAX 661-6898 ATTACHMENT,,f' ~ / TO REPORT # PD__ :~-~':~ Mr. Tyler Barnett - 2 - O45 May 13~ 2003 among other requirements as deemed necessary by the TRCA, detailed grading plans, hydraulic analysis reports, natural channel design details, sediment and erosion control details, and restoration Plans. That the plan be red line revised if necessary to accommodate the requirements of TRCA for the securing of a viable corridor block (blocks 37 and 38) which considers the natural channel design principles and flood conveyance requirements of the Toronto and Region Conservation Authority. That prior to the final registration of this plan, the owner enter into an agreement with either the TRCA or the City of Pickering with respect to the acquisition of block 38, the valleylands. That the open space lands once finalized through the required reestablishmen~ of the stream corridor restoration be recognized in the appropriate designation that would have the effect of prohibiting all buildings and structures of any kind; the placement of fill; the removal of vegetation; or interference with the watercourse other than required for flood control purposes. That the applicant receive owner authorization for any proposed modifications to the existing flooding and conveyance conditions on adjacent properties which may result from the proposed stream corridor improvements. That the owner agree in the subdivision agreement, in wording acceptable to the TRCA: (A) to carry out, or cause to be carried out, to the satisfaction of the TRCA, the recommendations referred to in the report(s), as required in Condition 1 to 4 above. (B) to obtain a permit for the works described in Condition 1 and 2 above. (c) (E) to submit individual lot, site and grading plans to the TRCA for their review and approval for lots abutting the open space block. These plans shall be submitted prior to the issuance of building permits by the Municipality. to not place fill, grade, construct any buildings or structures or interfere with the channel of the watercourse without prior written approvals being received from the TRCA. (F) ~o erect a chain link fence at the rear of all lots abutting block 36, the open space lands. We trust these comments are satisfactory. Should you have any questions or concerns, please do not hesitate to contact the undersigned. Senior Planner Development Services Section Ext. 5306 C.C. M.B. Carswell, D.G. Biddle & Associates (Via fax: 905-576-9730) Dena Anderson - Meridian Planning (Via fax: 905-819-2994) F:\P RS\P UBLIC\bark.wpd 04G 0912512002 12:40 F~ 9058192994 ATTACHMENT#_~__~ .... TO [~002 ~' 1~ Ontario 2002 OmHl~a ON L4N 993 ATTACHMENT #,, i~ TO REPOR'i' # PD ~ ~ '"o ~ APR '~ 9 2002 CITY OF PICKERING PLANNING AND DEVELOPMENT DEPARTMENT 047 VERIDIAN CONNECTIONS DEVELOPMENT APPLICATION ;g_BVI_EW 711053 O'~ta~io Inc, & 562~q03 Ontario Ltd, - E'ru£t Ph~a of Subdivision Part of Lot 4, Coneesfion 5, ?ar~2, Plm 40R411;9 (East side of Siddlne 4, south o£I-~hway 7) NO.: 18T-88059 (Revision 2), A3/02 SUBMISSION DA;[ E: Match 26, 2002 I0. 11. Electric Serdce is available on the road 'allowance(s) touching t~fis Set~i~g will be from dm east side o£Balsam Road. /Ma extension of the Corporation's plant is zequi~ed on thc mad allomt>:e in o~c~ to service ~ project. · OwncFs cost -Araotmt to be detea:minad. I~flividual metering for carla m-alt ia The following standard f~ed fee costs will apply (all figures a~e Serrice Comaecfio~ Fee $130.00 Fez Existing Corporation plant on the east side of Balsam Road may hare Applicant's cost to aeeoramodate the proposed future The Applicator mu~t make di~ct application m the Corporation to 0bt,~ specific approval of tlze elec~cal service arrangements and zclated work fo~ this p~ojeet. The applied'it is cautioned that tenders, coattacth or work J.r~tiated p~io~ m obeaiaing specific approval will be *abject to eh:rage. A Servicing Agreement must be signed with the Corpo~fion ~ oedc~: to ohtaha sc~-~ciag fm this s{tc. AIl work f,~m the pablic toad ~llo~nce to the service mttmce and ~,: metet:iag arrangements must comply M~ the Co~o~ado~'s ~eelui~ement~ md specifica6ons. The Applicant ~ be rceluimd to gta~t to the Corpo~adon a stand~d ~,¢,:upatioa easement, ~eg/ste~ed oa fide, £o~ padmomat tzan~£omae~ l~catior~ within fum~e ~treet. Prior to obealniag a bu/lding pem~ the Appl{mnr shall, 1>/agreement, :onfmm acceptance o~' tl/e temas and toner{ohs of pzovic~ electrical se~ce. Where c~anes ot mateti~ hand~g equipment or ~rke~ must wofl; with flae capaMl/ty of comac~ ot coming within the lirmts of' approach, 6ac devdope~/bu.ilde~ ~ ?ay a~l costs £o~ the tempo~.y ~elocafion, bu~al, or protection o£ the wkes, oJ: othe~ n.ction deemed neees~a~ by Ve,4d~an to pmv~d~ £or ~vo~kct s~ery and thc secu~ of ~e elecLdc~l ~7~tem~ EO/aO 'd OIaO 8I@ S06 'ON XgX 048 ATTACHMENT # /3 CONNECTIONS DIffv-P_.LOP~NT APPLICATION KEVIEW 12, 13. 14, 15. Landsccp~g, ~pcciOcall7 t~zes amd shrubs, shoald be zelo~d a~y fi~n ~e Co~o¢afion's pol~e ~o avoid ~tcxfc~cc ~ ~¢ gr~, L~sided ~ppe~ce of ee~ ~m ~:,~ ~y ~es~t not a~d s~ed~ed Q~ of Picke~g DART Mee~ fo~ ~s &¢';'do~t. ~ Co~ecfions has ~o objc~om to ~e proposed dev~o~t, Pl~se fo~ a cop?' of~t sub~ssi~ d~ d~s~ ~o ~t a pral;~ de~ md ~sfi~ ca~ l:e co~ple~. off ~e abo~ c0nd{~a, of s~,c ~c subject to Ontario Ener~ Ifoatd (O~) approve. Te,-Ami. cal Kepresemtative - Dave Bell TeLephone 42%9870 Ext 3233 F:\Word Doemmmt~\Ve~4~\F.,~ncz~iag & Comtru~on\Devuloprnent Appllcagon llx:vte;r'~?i&~'ing\2002\7110~ Onta~o Inc & 5~.2503 C.ha~0alo L~. - Approval ora Pl~ of Subdivision - Sideline 4 south of t-I~- 7,doc Rev. Date: November 1, 1999 ~0/£0 'd NVIOI~BA gd L~:IO IHJ EOOa-6I-ad¥ DELIVERY PLANNING 1860 MIDLAND AVE 2ND FL. SCARBOROUGH ON M1P 5Al (416) 285-5385 (T) (416) 285-7624 (17) O49 May 13, 2002 Steve Gaunt Planning & Development Department City of Picketing 1 The Esplanade Picketing On L1V 6K7 Dear Mr. Gaunt, REPORI ~ PD_ ~ 5" c 5 C~TY OF PICKERtNG PLANNING AND DEVELOPMENT DEPARTMENT Application for Approval of a Plan of Subdivision 18T-88059 (Rev.2) Applicant: 711053 Ontario Inc. & 562503 Ontario Limited Part of Lot 4, Concession 5, Part 2, Plan 40R-4159 (East side of Sideline 4, south of Highway 7) City of Pickering Thank you for the opportunity to comment on the above noted plan. As a condition of draft approval, Canada Post requires that the owner/developer comply with the following conditions: - The owner/developer agrees to include on all offers of purchase and sale, a statement which advises the prospective purchaser that mail delivery will be from a designated Community Mailbox. - The owner/developer will be responsible for notifying the purchaser of the exact Community Mailbox locations prior to the closing of any home sale. - The owner/developer will consult with Canada Post Corporation to determine suitable locations for the placement of Community Mailbox and to indicate these locations on the appropriate servicing plans. -The owner/developer will provide the following for each Community Mailbox site and include these requirements on the appropriate servicing plans: - An appropr/ately 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. 05O DELIVERY PLANNING 1860 MIDLAND AVE 2ND FL. SCARBOROUGH ON M1P 5Al (416) 285-5385 (T) (416) 285-7624 (Ir) -2- -Any required curb depressions for wheelchair access. The owner/developer further agrees to determine and provide a suitable temporary Community Mailbox location(s), which may be utilized by Canada Post until the curbs, sidewalks and final grading have been completed at the permanent Community Mailbox locations. This will enable Canada Post to provide mail delivery to new residence as soon as the homes are occupied. I trust that this information is sufficient, however, should you require further information, please do not hesitate to contact me the above number or mailing address. Sincerely, Debbie Greenwood Delivery Planner a:utildraw, sam 500 Elgin Mills Road East APR 2 6 ~[I[iZ [_~J Richmond Hill ontario L4C 5Gl 2002-04-22' STEVE GAUNT - PLANNER CITY OF PICKERING ONE THE ESPLANADE PICKERING ON L1V 6K7 CiTY OF PICKERING PICKERING, ONTARIO ATTACHMENT tf~TO REPORT # PD_ ~ q -0/5 .... 051. Consumers Gas RECEIVED APR 2 6 2O02 CITY OF PIOKERING PLANNING AND DEVELOPMENT DEPARTMENT Dear Sirs Re: APPLICATION FOR APPROVAL OF PLAN OF SUBDIVISION PICKERING FILE NO. 18T-88059 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, UlWitcox Planning Supervisor (905) 883-2613 HW/swc 052 ATTACHMENT #~TO Right of Way Floor 5,100 Borough Drive' Scarborough, Ontario M1P 4VV2 Tel: (416) 296-6291 1-800-748-6284 Fax: (416) 296-0520 April 24, 2002 CLERK'S D VtSION APR 2 6 Z01}Z CITY OF PICKERING PIOK'ERING, ONTARIO RECEIVED APR 3 0 2002 CiTY OF PICKERING PLANNING AND DEVELOPMENT DEPARTMENT Town of Pickering Planning Department 1 The Esplande, Pickering, Ontario L1V 6K7 B~ Attention: RE: Draft Plan of Subdivision Balsam Road East side of Sideline 4, south of Highway 7 71 t053 Ontario Inc and 562503 Ontario Limited File No: 18%88059 Revision 2 Town of Picketing Thank you for your letter of March 22, 2002 concerning the above proposed Draft Plan of Subdivision. The Owner shall agree in the Subdivision Agreement, in words satisfactory to Bell Canada, any easements that may be required for telecommunication services. Easements may be required subject to final servicing decision. 2 The Owner shall be r~quested 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 B~l'Canada facilities or easements, the Owner/Developer shall be responsible for re-arrangements or relocation. If you have any questions, please contact Jackie Wilkinson at (416) 296-6430. /---'.)Yours truly, .r~/ ~J~a2ice Young Manager - Right of Way THE DURHAM DISTRICT SCHOOL BOARD Fadlities See/ices 4?' Taunton Road East ! f~itby, Ontario L1R2K6 Telephone: 190.5) 666-£500 1-800-265-3968 Fax: [905) 666-64-39 April 5, 2002 The Corporation of the City of Pickering Pickering Civic Centre One The Esplanade Pickering, Ontario L1V 6K7 O53 EOEIVED-- Attention: Mr. Steve Gaunt Dear Sir, RE: Application for ApProval of Plan of Subdivision (Revision 2) 711053 Ontario Inc. & 562503 Ontario Limited Part of Lot 4, Concession V, Part 2, Plan 40R-4159 (East side of Sideline 4, south of Highway 7) Ci.ty of Picketing 18T-88059 Staff has reviewed the information on the above noted application and has the following comments: 1. Approximately 18 elementary pupils could be generated by the proposed plan of subdivision 2. It is intended that any pupils generated by the above noted proposal be accommodated within an existing school facility. 3. Under the mandate of the Durham District School Board, Staff has no ob. jections. Yours truly, Clu'istine Nancekivell, Planner I:\PROPLAN~DATA\PLNG\SUB\SDS9-88 REVISION 2 05 4 OPERATIONS & EMERGENCY SERVICES DEPARTMENT' MUNICZPAL PROPERTY & ENGINEE~G DIVISION MEMORANDUM MAY 08 2002 CITY OF PICKERINGi PLANNING AND DEVELOPMENT DEPARTMENT April29,2002 To: Steve Gaunt Planner ]I From: Richard Holborn, P. Eng. Division Head, Municipal Property & Engineering Subject: Draft Plan of Subdivision Application 18T-88059 (Revision 2) Zoning By-law Amendment Application A3/02 711053 Ontario Inc. & 562503 Ontario Limited Part of Lot 4, Concession 5, Part 2, Plan 40R-4159 (East side of Sideline 4, south of Highway 7) City of Pickering The Municipal Property & Engineering Division is in receipt of the above noted plan of subdivision and provides the following comments: Sideline 4 surface upgrades are required to accommodate the increased use and the lots fronting the road. This requires further discussion with the applicant to determine extent of paving and limits. The term "Private Open Spaces" needs to be clarified. If these lands are open space hazard lands, they must be conveyed to the City. RH:ds ' /~l~ard HoAorn, p. Eng. Copy: Director, Operations & Emergency Services I:\SITEPLANLAB -02_ 18T-88059.docMay.02 Date: To: /tTT/~CHMENT ~' / C/ TO Interdepartmental Memorandum Operations & Emergency Services Department Fire Prevention Tuesday, July 16, 2002 Steve Gaunt Planner 2 From: Rex Heath Fire Prevention Officer RE: Draft Plan of Subdivision Application 18T-88059 (Revision 2) Zoning By-law Amendment Application A 3/02 711053 Ontario Inc. & 562503 Ontario Limited Part of Lot 4, Concession 5, Part 2, Plan 40R-4159 (East side of Sideline 4, south of Highway 7) City of Pickering 055 This department has reviewed the applicants' proposal to develop 35 residential estate lots with street frontages between 32 and 66 meters for detached dwellings on the subject site and provides the following comments. The Pickering Fire Services would like to have the opportunity to meet with the applicant to discuss the possibility of using existing water sources on the property for the purposes of using such water sources to protect the properties in the event of fire. Regards, Rex Heath, Fire Prevention Officer Copy: William Dougals Fire Chief, Pickering Fire Services ATTACHMENT d,,,,,, ~ o TO REPORT # PD ~7,- c~ '~ PLANNING & DEVELOPMENT DEPARTMENT MEMORANDUM September 5, 2003 To: From: Subject: Steve Gaunt Planner I! Robert Starr Supervisor, Development Control Draft Plan of Subdivision Application 18T-88059(R2) 711053 Ontario Inc. and 562503 Ontario Limited Part of Lot 4, Concession 5, Part 2, Plan 40R-4159 (Balsam Road) City of Pickering We have reviewed the information received regarding the above-noted application and provide the following comments: PRELIMINARY GRADING AND SERVICING PLAN 1) Internal Road The internal road will require a storm sewer with curbline catchbasins as Per Pickering Standard P-700. Mountable curb would be acceptable. Road drainage using curb spillways to a shallow ditch is unacceptable. The proposed shallow ditch may provide water quality benefits but creates operational problems. The road grade at between 0.50% and 1.50% means the shallow ditch would also be at a grade between 0.50% and 1.50%. Sodded swales at any grade less than 2.00% does not function adequately. Standing water tends to become a health concern. ATTACHiVIEN7 ~ ~ "' ............ # ~ ..... TO REPORT # PD~ ..... 057 711053 Ontario Inc. and 562503 Ontario Limited Draft Plan of Subdivision Application 18T-88.0.59 September 5, 2003 Page 2 A ditch would require a culvert to be installed for each driveway. Pickering's minimum standard for driveway culverts within the boulevard is 400mm. Providing sufficient cover over the pipe would raise the driveway such that positive drainage to the road may not be possible. Locations for aboveground utility ha~'dware would also need to be addressed during detailed design. Other on-site controls may need to be implemented to provide the required quality controls. RS:bg Copy: Coordinator, Development Approvals Technician, Development Approvals Robert Start O58 RECOMMENDATION OF THE PLANNING COMMITTEE DATE MOVED BY SECONDED BY That Draft Plan of Subdivision Application SP-2002-02 submitted by Nicou Inc., on lands being the South Part of Lot 34, Concession 2, Part 1, Plan 40R-11934, City of Picketing as revised by the applicant in April, 2003, be APPROVED to permit the development of a plan of subdivision of 39 lots for detached dwellings with frontages ranging between 12.0 and 15.0 metres, a parkland block, an open space block, a new local road and a road widening block, subject to the conditions outlined in Appendix I to Report PD 36-03; and That Zoning By-law Amendment Application A 9/99 (R2) submitted by Nicou Inc. on lands being the South Part of Lot 34, Concession 2, Part 1, Plan 40R-11934, City of Pickering, be APPROVED to establish performance standards to allow the implementation of the draft plan of subdivision, subject to the conditions outlined in Appendix II to Report PD 36-03; and That Amendment 2 to the Rouge Park Neighbourhood Development Guidelines be ADOPTED by Council, to remove the requirement for a stormwater pond on VVoodview Avenue, as outlined in Appendix III to Report PD 36-03. PICKERING 059 REPORT TO PLANNING COMMITTEE Report Number: PD 36-03 Date: September 29, 2003 From: Neil Carroll Director, Planning & Development Subject: Draft Plan of Subdivision Application SP-2002-02 Zoning By-law Amendment Application A 9/99 (R2) Nicou Inc. South Part of Lot 34, Concession 2 Part 1, 40R-11934 (100 Finch Avenue - North side of Finch Avenue, opposite Woodview Avenue) City of Pickering Recommendation: That Draft Plan of Subdivision Application SP-2002-02 submitted by Nicou Inc., on lands being the South Part of Lot 34, Concession 2, Part 1, Plan 40R-11934, City of Pickering as revised by the applicant in April, 2003, be APPROVED to permit the development of a plan of subdivision of 39 lots for detached dwellings with frontages ranging between 12.0 and 15.0 metres, a parkland block, an open space block, a new local road and a road widening block, subject to the conditions outlined in Appendix I to Report PD 36-03; That Zoning By-law Amendment Application A 9/99 (R2) submitted by Nicou Inc. on lands being the South Part of Lot 34, Concession 2, Part 1, Plan 40R-11934, City of Pickering, be APPROVED to establish performance standards to allow the implementation of the draft plan of subdivision, subject to the conditions outlined in Appendix II to Report PD 36-03; and, That Amendment 2 to the Rouge Park Neighbourhood Development Guidelines be ADOPTED by Council, to remove the requirement for a stormwater pond on Woodview Avenue, as outlined in Appendix III to Report PD 36-03. Executive Summary: The applicant proposes to develop a draft plan of subdivision consisting of 39 lots for detached dwellings on the north side of Finch Avenue at Woodview Avenue (see Attachments #1, #2a and #2b). Ten lots will front Finch Avenue and the remainder will front a new crescent road that will intersect with Finch Avenue at Woodview Avenue and east of Woodview Avenue. In addition, two thirds of the property will be transferred to public ownership as an open space block to protect wetlands and vegetated wildlife habitat lands. Report PD 36-03 Subject: Nicou Inc. SP-2002-02 / A9/99 (R2) Date: September 26, 2003 Page 2 The applicant proposes to amend the current zoning to allow the proposed dwelling units with appropriate performance standards on the developable one third of the subject lands, to permit implementation of the draft plan. The proposed plan of subdivision represents appropriate residential development and conforms to the policies of the Pickering Official Plan and provisions of the Rouge Park Neighbourhood Development Guidelines. All interests of the City will be appropriately addressed through an associated subdivision agreement. Financial Implications: With approval and implementation of the proposed development, staff recommends at least minimal improvements to the adjoining portion of Finch Avenue with a cost of up to approximately $100,000. The recommended improvements include a sidewalk (cost-shared by the City and the developer), and oversizing of the storm sewer and installation of extra sewer connections at City expense. These works are identified in the City's development charge study and are partially funded through development charge accounts with the balance being paid by the City. Depending on the timing of the development, further infrastructure improvements may also be considered. Funding for these improvements will be subject to Council approval and will be brought forward by staff for consideration at such time as the development proceeds through future budget submissions (anticipated 2004 budget). The financial implications have been discussed with the Treasurer who concurs with these findings. Background: 1.0 Proposed Development Details (see Attachment #1 - Location Map, Attachment #2a - Proposed Draft Plan and Attachment #2b - Enlargement of Applicant's Plan). Development Details A- Land Area Gross area of draft plan Open space block Net residential area of draft plan Total area for residential lots Park block Streets B - Residential Lots Total Number of lots - lots with minimum 12.0 metre frontage - lots with minimum 15.0 metre frontage 8.73 hectares 5.87 hectares 2.86 hectares 2.14 hectares .05 hectares .67 hectares 39 lots 11 lots 28 lots Report PD 36-03 Subject: Nicou Inc. SP-2002-02 / A9/99 (R2) Date: September 26, 200~ Page 2.0 2.1 Comments Received: At the May '16, 2002 Information Meeting: (see text of Information Report and Meeting Minutes, Attachments #3 and #4). Comments from Area Residents: questions of whether services will be brought up Woodview Avenue or along Finch Avenue; concerns about the effects of the proposed development on Amos Pond and on wildlife. 2.2 A further comment was received: (see comment from Save the Rouge Valley System - Attachment #5). Comment requested that the City: acquire the entire property as a park; ensure appropriate development setbacks from the wetland and tree line; protect the natural features; and, provide notification of further meetings. 2.3 Agencies: Region of Durham Provincial Policy requires an archaeological assessment and implementation of Noise Report recommendations; - water supply is available and a sanitary sewer extension should be constructed on Woodview Avenue at the developer's expense; - conditions of draft approval should be implemented through a subdivision agreement with the Region. (see Attachment #6). Toronto and Region Conservation Authority satisfied with 1.0 metre set back from the drip-line of the forested vegetation for Lots 14 to 26; satisfied with the buffer area restoration plan between proposed Lots 1 to 14 and the wetland boundary; 06© Report PD 36-03 Subject: Nicou Inc. SP-2002-02 / A9/99 (R2) Date: september 26, 2003 Page 4 Comments from Agencies (continued) Toronto and Region Conservation Authority (continued) Rouge Park Alliance Canada Post, Enbridge Consumers GaS and Canadian Pacific Railway Durham District School Board, Durham Catholic District School Board, City of Toronto and Veridian Connections satisfied with the proposed stormwater management plan, subject to some technical amendments, further details and TRCA approvals; and, - requests details, technical revisions and TRCA approvals be addressed in the conditions of draft approval and a subdivision agreement; (see Attachments #7, #8, and #9). supports a 50.0 metre setback from the wetland (per OMB decision), restricted access to wetland, including fences to protect wildlife; and, offered to assist with an education package for residents; (see Attachment #10). - no objections/technical requirements; (see Attachments #11, #12 and #13). - no objections; (see Attachments #14, #15, #16 and #17). 2.4 City Departments: Division Head, Municipal Property & Engineering Fire Prevention Officer - tree preservation/edge management reports, open space connection to the future trail system, a park block and engineering details are required; (see Attachment #18). - no objections; (see Attachment #19). Report PD 36-03 Subject: Nicou Inc. SP-2002-02 /A9/99 (R2) Date: September 26, 2003' Page 5 Comments from City Departments (continued) Supervisor, Development Control (written and verbal comments) - n_9o pregrading is permitted until City and other agency approvals are obtained; - sidewalks are required on new street at developer's cost; sidewalk required on north side of Finch Avenue to be cost-shared with City; Woodview improvements: sanitary sewer required on Woodview Avenue from Hydro Corridor north to Finch Avenue to service the development at the developer's cost; full urbanization of Woodview not anticipated until 2007 (a Development Charges Project - estimated cost $1,050,000 in 1999 dollars); Finch improvements: Minimal Servicing Option requires the developer to fund the following: · sanitary sewer to service the development, · storm sewer across Nicou frontage, eastwards to Petticoat Creek, under the Finch Avenue roadway; and, · repaving of the road to a rural cross-section; Also recommended: · sidewalk across Nicou lands, cost-shared by City and developer; · oversizing of storm sewer and connections to serve properties on the south side of Finch Avenue, and lands to the west, at City cost, anticipated to cost approximately $100,000; Further Information: significant cost reductions can be achieved if the City urbanizes the part of Finch Avenue adjoining the Nicou subdivision at the time the developer is constructing his required works; - full urbanization of Finch Avenue from Altona Road to Townline Road is identified as a 2005 development charges project with an estimated cost of $1,800,000 if City undertook all works on its own; City funding would be 50% Development Charges and 50% General Revenue; 064 Report PD 36-03 Subject: Nicou Inc. SP-2002-02 / A9/99 (R2) Date: September 26, 2003 Page 6 3.0 3.1 Comments from City Departments (continued) Supervisor, Development Control (continued) costs to the City for upgrading Finch Avenue across the Nicou lands to Petticoat Creek to a full urban profile are anticipated to be less than half of the estimated $850,000 costs if done at the time the developer constructs the required works; - costs to City of upgrading portion of Finch Avenue between Petticoat Creek and Altona Road would be an additional $400,000; and, - conditions of draft approval should address (among other things) roads, sidewalks, servicing, lot grading, vegetation restoration, sediment and erosion control, fencing, tree preservation, tree planting, street lighting, utilities, stormwater management, construction management, cost sharing, cost recovery, financial obligations, performance and maintenance securities and be implemented through a subdivision agreement with the City; - (see Attachments #20, #21, #22 and #23). Discussion The Proposed Development is appropriate for the subject lands and protects the sensitive natural areas: The proposed development implements the vision of the Council's Official Plan to permit Iow density residential development in this part of the Rouge Park Neighbourhood, provided such development is compatible with nearby wetlands and other natural habitat areas. The proposal also implements the results of an Ontario Municipal Board decision in the year 2000 to uphold the open space designation for the north-east portion of the subject lands. While a small number of residents and an interest group (Save The Rouge Valley) are requesting no development occur on these lands, other residents welcome expansion of urban services to this area. Based on staff's review and analysis of the plan, supporting information, and comments in support from agencies including the Region of Durham, Toronto and Region Conservation Authority, Rouge Park Alliance, City of Pickering Development Control and Municipal Property & Engineering, the plan is recommended for approval, subject to conditions. Report PD 36-03 Subject: Nicou Inc. SP-2002-02 / A9/99 (R2) Date: September 26, 2003 Page 7 3.2 3.3 The Plan's design protects lands containing significant ecological features, and functions. Impacts on those features and functions by the residential development can be mitigated through buffering/edge management, open space enhancement strategies and fencing. Technical review agencies have identified suitable conditions of approval. Also, provision of storm and sanitary sewer services to this area will provide an opportunity for some existing residents to connect to desired urban services. Conveyance of the northern two thirds of the subject lands to a public authority (TRCA) will maintain the wetland and abutting vegetated areas in a natural state in support of the wildlife corridor functions and habitat areas. An unpaved public pathway will provide access to the wildlife corridor and trail to the north which also implements the Rouge Park Neighbourhood Development Guidelines and the City of Pickering Master Plan for Bikeways and Pedestrian Pathways. Stormwater will be directed to Petticoat Creek: The original stormwater management strategy for the Rouge Park Neighbourhood, west of Petticoat Creek was to locate a stormwater pond on the east side of Woodview Avenue, on Hydro Corridor lands. However, this approach is not achievable because lands are not available at that location. An alternate strategy involving individual quality controls for each development area has been developed that is supported by the City and the Toronto and Region Conservation Authority. This will require technical changes to the City's Rouge Park Neighbourhood Development Guidelines to be implemented by a Guidelines amendment. Details of proposed Amendment 2 to the Rouge Park Neighbourhood Development Guidelines are outlined in Appendix III. Stormwater management for the Nicou site will include quality controls through a stormceptor. The outfall will discharge to Petticoat Creek to the east. This development triggers the need for a sanitary sewer on Woodview Avenue and sanitary and storm sewers on the adjoining part of Finch Avenue: Woodview Avenue: The opportunity exists for the City to urbanize Woodview Avenue (from the Hydro Corridor to Finch Avenue) coincidental with the Region's extension of sanitary sewers to service the Nicou plan. However, this urbanization would constitute a major cost to the City ($1,050,000) and is not identified for implementation as a development charge project until 2007. The Nicou plan does not require storm sewers on Woodview Avenue and the sanitary sewer will not be located under the road, so minimal road excavation is anticipated. 066 Report PD 36-03 Subject: Nicou Inc. SP-2002-02 /A9/99 (R2) Date: September 26, 2003 Page 8 Consequently, the urbanization of Woodview Avenue is not recommended at this time. This matter will be reviewed by staff on an annual basis through the City's budget deliberations. Finch Avenue: This development triggers the need for the developer to undertake significant infrastructure improvements to a portion of Finch Avenue. The developer will be required, at a minimum, to construct sanitary sewers under the portion of Finch Avenue that abuts the subject lands, construct a storm sewer under the roadway from the west limit of the subject lands to Petticoat Creek, and repave that part of Finch Avenue to an open-ditch rural profile at the developer's cost. In addition, sidewalks should be installed across the subject lands with cost-sharing between the City and the developer. Further, the City should fund the oversizing of the storm sewer and installation of connections to the south side of Finch Avenue in order to serve properties on the south side of Finch Avenue and to the west. The costs of sewer oversizing/connections and the City portion of the sidewalk are expected to total approximately $100,000. The capital expense would be funded 50% from Development Charges and 50% from General Revenue. A substantial reduction to the City's future urbanization costs would be realized by the City funding these works while the developer is working on the road. Although the developer's timing may be influenced by many factors, the earliest the works may be undertaken is mid 2004. Accordingly, staff will be including these works as an item for consideration in the 2004 capital budget. The actual timing for payment will be negotiated through the subdivision agreement following review of detailed engineering drawings. The urbanization of Finch Avenue between Altona Road and Townline Road is identified as a 2005 Development Charge project. However, the City is not bound to undertake the project in or by 2005, and the Nicou subdivision is only the first proposal in this part of the Rouge Park Neighbourhood. The City is, nevertheless, obligated to proceed with urbanization at some point in the future. The precise limits, timing and components of the urbanization of this part of Finch Avenue should be considered through the annual budget process in the context of other City priorities and the City's financial capability. Report PD 36-03 Subject: Nicou Inc. SP-2002-02 / A9/99 (R2) Date: September 26, 2003 Page 9 067 3.4 High quality urban design and public facilities will ensure an attractive development for residents that is compatible with neighbourhood surroundings: Upgraded urban design standards will be required for flankage elevations of corner lots, rear elevations facing Finch Avenue and to minimize garage projections. In addition, zoning will restrict building heights to 9.0 metres to maintain existing neighbourhood character and minimize visual impact on the open space areas. Inclusion of a small park, a trail connection, upgrades to the required noise attenuation fencing adjacent to Finch Avenue and street tree plantings add to the attractiveness of the development for future residents. Requirements for fencing between the new lots and the open space area, edge management and buffering measures, and protection of heritage features that may be identified on the lands address compatibility with the surrounding natural areas. The following requirements will be implemented as conditions of approval: · submission of an architectural design statement will be required to show, among other things, upgraded facade treatments for flankage sides of homes on Lots 1, 11, 27, 30, 38 and 39; upgraded second storey rear elevations for Lots 31 to 37, adjacent to Finch Avenue; and restrictions on garage projections; · installation of a 1.8 metre black chain-link fence on the west side of Lots 1 and 13, and north side of Lots 1 to 10 and 14 to 26 (with no gates, in order to restrict access to the natural areas beyond), and on the perimeter of the required parkland block (Block 41); also, temporary fencing during construction to control erosion and siltation will be required; · conveyance of a parkland block (Block 41 - 0.052 hectares) to the City, and payment of cash-in-lieu to the City for the remainder of the 5% of the value of the developable lands; · conveyance of an open space block (Block 40 - 5.87 hectares) to the Toronto and Region Conservation Authority and the planting of native species and other agreed buffering and edge management measures to the satisfaction of TRCA and City staff; · preparation of an educational package by the applicant with the assistance of Rouge Park Alliance outlining methods of protection of the wetland and natural habitat functions of the open space areas, to be provided to purchasers of the new homes; 068 Report PD 36-03 Subject: Nicou Inc. SP-2002-02 /A9/99 (R2) Date: September 26, 2003 Page 10 4.0 · construction of noise attenuation berms and fencing along the rear and side yards of Lots 11 and 30 to 38 facing Finch Avenue; fencing will reflect upgraded fa(;ade detailing facing Finch Avenue and attractive materials to the satisfaction of the City; · submission of an archaeological assessment to investigate the presence of heritage features on both the open space and residential portions of the lands subject to clearance by the Ministry of Culture, with comment from First Nations; and implementation of appropriate mitigative measures to the satisfaction of the City; · provision of sidewalks on the north side of Finch Avenue; and along the west side (abutting Lots 11 to 14), the north side (abutting Lots 15 to 26) and the west side (abutting Lots 27 to 30) of the new street; · satisfaction of all matters of concern of the Region of Durham and the Toronto and Region Conservation Authority; and, · satisfaction of all other routine matters through conditions of draft approval. Technical Reports respecting noise impact, servicing and stormwater management, the wetland buffer, analysis of environmental conditions, environmental site assessment and environmental impact can be viewed in the Planning & Development Department. Applicant's Comments The applicant is aware of the recommendations of this report. APPENDICES: APPENDIX I: APPENDIX I1: APPENDIX II1: Recommended Conditions of Approval for SP-2002-02 Recommended Conditions of Approval for A 9/99 (R2) Proposed Amendment 2 to the Rouge Park Neighbourhood Development Guidelines Report PD 36-03 Subject: Nicou Inc. SP-2002-02 / A9/99 (R2) Date: September 26, 2003TM Page 11 Attachments: 2b. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. Property Location Map Applicant's Proposed Draft Plan Enlargement of Applicant's Plan / Staff Recommended Plan Text of Information Report No. 15-02 Minutes of the May 16, 2003 Statutory Public Information Meeting Comments from Save the Rouge Valley System Agency Comment - Region of Durham Agency Comment- Toronto and Region Conservation Authority, October 28, 2002 Agency Comment, Toronto and Region Conservation Authority, March 17, 2003 Agency Comment-Toronto and Region Conservation Authority, September 5, 2003 Agency Comment - Rouge Park Alliance Agency Comment - Canada Post Agency Comment- Enbridge Consumers Gas Agency Comment - Canadian Pacific Railway Agency Comment - Durham District School Board Agency Comment - Durham District Catholic School Board Agency Comment - City of Toronto Agency Comment - Veridian Connections Staff Comment - Municipal Property & Engineering Staff Comment- Fire Prevention Officer Staff Comment - Development Control, January 21, 2003 Staff Comment - Development Control, February 5, 2003 Staff Comment - Development Control, September 5, 2003 Staff Comment - Development Control, September 3, 2003 070 Report PD 36-03 Subject: Nicou Inc. SP-2002-02 /A9/99 (R2) Date: September 26, 2003 Page 12 Prepared By: Approved / Endorsed By: Steve Gaunt, MCIP, RPP Planner II Neil ~arroll~~p Director, PlaYa~n'~& Development Manager, Policy SG:ld:jf Attachments Copy: Chief Administrative Officer Director, Corporate Services & Treasurer Division Head, Municipal Property & Engineering Supervisor, Development Control Recommended for the consideration of Pickering City Council TlSomas J. Q~)hn, Cl~ef Adminis~~ 071 APPENDIX I TO REPORT NUMBER PD 36-03 RECOMMENDED CONDITIONS OF APPROVAL FOR DRAFT PLAN OF SUBDIVISION SP-2002-02 0 7 2 RECOMMENDED CONDITIONS OF APPROVAL FOR · DRAFT PLAN OF SUBDIVISION SP-2002-07 1.0 1.1 2.0 2.1 3.0 3.1 3.2 3.3 3.3.1 GENERAL CONDITIONS That this recommendation apply to the revised draft plan prepared by SernasAssociates, dated April 2003, (Project No. 01269) for Draft Plan of Subdivision Application SP-2002-02 submitted by Sernas Associates, on behalf of Nicou Inc., on lands being the South Part of Lot 34, Concession 2, City of Pickering, to permit the development of 39 lots for detached dwellings, an open space block, a park block, a new road and a road widening block. PRIOR TO SUBMISSION OF A DRAFT 40M PLAN: That the owner satisfy the City with respect to an archaeological assessment to investigate the presence of heritage features on both the open space and residential portions of the subject lands, obtain clearance by the Ministry of Culture, and implement any appropriate mitigative measures that may be required by the Director, Planning & Development, following circulation for comment to First Nations. PRIOR TO THE REGISTRATION OF THE PLAN: That the owners submit a Draft 40M-Plan to be approved by the City Planning & Development Department. That the implementing by-law for Zoning By-law Amendment Application A 9~99 (R2) become final and binding. That the owner enter into a subdivision agreement with and to the satisfaction of the City of Pickering to ensure the fulfillment of the City's requirements, financial and otherwise, which shall include, but not necessarily be limited to the following: Storm Drainaqe (a) (b) satisfaction of the Director, Planning & Development respecting a stormwater drainage and management system to service all the lands in the subdivision, and any provisions regarding easements following review by the Toronto and Region Conservation Authority respecting stormwater quality treatment requirements; and, satisfaction of the Director, Planning & Development for contributions for down stream stormwater management works. 073 3.3.2 3.3.3 3.3.4 3.3.5 Gradin.q Control and Soils (a) satisfaction of the Director, Planning & Development respecting submission and approval of a grading and control plan following review by the Toronto Region Conservation Authority respecting grading and groundwater infiltration for the lots backing onto the buffer area abutting the wetland and vegetated areas; and, (b) satisfaction of the Director, Planning and Development respecting the submission and approval of a geotechnical soils analysis. Road Allowances (a) satisfaction of the Director, Planning & Development respecting construction of internal roads with curbs, storm sewers, sidewalks and boulevard designs to maximize front yard space without impeding services or the safe operation of the streets; (b) that all streets be named to the satisfaction of the City of Pickering; and, (c) satisfaction of the Director, Planning & Development respecting the reconstruction of the portion of Finch Avenue between the west limit of the developer's lands and Petticoat Creek to a rural open-ditch profile, including cost-sharing between the City and the developer. Sidewalks (a) that the owner construct a sidewalk on Street 'A' on the west side abutting Lots 11 to 14, on the north side abutting Lots 15 to 26 and west side abutting Lots 27 to 30, to the satisfaction of the Director, Planning & Development; (b) that the owner construct a sidewalk along the north side of Finch Avenue between the east and west limits of the draft plan; and, (c) that the owner construct a pathway through the parkland block (Block 41) to the satisfaction of the Director, Planning & Development and the Director, Operations & Emergency Services. Construction / Installation of City Works & Services (a) satisfaction of the City respecting arrangements for the provision of all services required by the City; (b) satisfaction of the appropriate authorities respecting arrangements for the provision of underground wiring, street lighting, cable television, natural gas and other similar services; and 074 -3- 3.3.6 3.3.7 (c) that the cost of any relocation, extension, alteration or extraordinary maintenance of existing services necessitated by this development shall be the responsibility of the subdivider. Dedications / Transfers / Conveyances (a) the dedication of all road allowances with the proper corner roundings and sight triangles to the City; (b) that the owner convey to the City in a form satisfactory to the City and at no costs to the City: (c) (i) (ii) (iii) (iv) Block 41, being a park block; any easements as required; any reserves as required by the City; and, a road widening block (Block 42). that the subdivider convey any easement to any utility to facilitate the installation of their services in a location(s) to the satisfaction of the City and the utility; and, (d) that the owner convey to the Toronto Region Conservation Authority Block 40, in a form satisfactory to the Authority and at no costs. Construction Manaqement Plan (a) that the owners make satisfactory arrangements with the City respecting a construction management plan, such Plan to contain, among other things: (i) (ii) (iii) (iv) (v) (vi) details of erosion and sedimentation controls during all phases of construction and provide maintenance requirements to maintain these controls; addressing the parking of vehicles and the storage of construction and building materials during servicing and house construction, and ensuring that such locations: · will not adversely affect the wetland and buffer areas; and, · will not impede the flow of traffic or emergency vehicles on either existing streets or the proposed public street; ensurance that the City's Noise By-law will be adhered to and that all contractors, trades and suppliers are advised of this By-law; the provision of mud and dust control on all roads within and adjacent to the site; type and timing of construction fencing; and, location of construction trailers. -4- 075 3.3.8 3.3.9 3.3.10 3.3.11 3.3.12 Development Charqes (a) satisfaction of the City financially with respect to the Development Charges Act. Coordinated Development (a) satisfaction of the City with respect to arrangements necessary to provide for coordination of services and roads with adjacent lands and any phasing of development that may be required. Fencinq (a) satisfaction of the City with respect to the provision of temporary fencing for the purpose of erosion and siltation control, with review by the Toronto and Region Conservation Authority around the entire perimeter of the subject lands during construction, prior to the commencement of any works; (b) satisfaction of the City with respect to the provision of a 1.8 metre black chain link fence along perimeters of Lots 1 to 26 abutting the open space block (Block 40) with no gates to the open space block permitted; (c) satisfaction of the City with respect to the provision of noise attenuation berms and fencing along the rear and side yards of Lots 11 and 30 to 38 facing Finch Avenue as recommended in the Noise Impact Study, prepared by Sernas Associates, dated March 2002 with attractive materials and design detailing on the side facing Finch Avenue to the satisfaction of the Director, Planning & Development; and, (d) satisfaction of the City with respect to the provision of 1.8 metre black chair link along the east, west and north perimeters of the parkland block (Block 41 ). Street Tree Planting (a) the submission of a street tree planting plan to the satisfaction of the City. Design Planning (a) the satisfaction of the Director, Planning & Development respecting a report outlining siting and architectural design objectives for the development, and the submission of site plans and architectural drawings identifying how each unit meets the objectives of the report, prior to the issuance of any building permit for the construction of a residential unit on the lands; 076 -s- 3.3.13 3.3.14 (b) the report outlining siting and architectural design objectives for the development must address building envelopes, house designs, siting, upgraded side/flankage elevations at entry, and streetscapes as well as garage designs, locations, massing, width, and projection from the main dwelling with particular attention to; · upgraded flankage elevation detailing for Lots 1, 11, 27, 30, 38 and 39; · upgraded design detailing for the second storey of rear elevations of Lots 31 to 37; and, · restrictions on garage projections; (c) the report outlining siting and architectural design objectives for the development must address driveway placement and curb cut location on the proposed public road to ensure adequate room is maintained to accommodate street furniture and boulevard landscaping; and, (d) that the owner satisfy the City respecting the provision of appropriate aesthetic details and design of all boundary fencing and noise attenuation fencing. Noise Attenuation (a) that the owners satisfy the requirements of the Ministry of the Environment regarding the approval of a noise study recommending noise control features satisfactory to the Region of Durham, and the City of Pickering by implementing the recommendations of the Noise Impact Study, prepared by Sernas and Associates, dated Mamh 2002; and, (b) that the owners design noise attenuation fencing and berms to the City's satisfaction. Engineering Drawings (a) (b) (c) that the owner satisfy the City respecting the submission of appropriate engineering drawings that detail, among other things, City services, roads including drawings for the urbanization of Finch Avenue, storm sewers, sidewalks, lot grading, streetlights, fencing and tree planting, and financially-secure such works; that the engineering plans be coordinated with the architectural design objectives and further the engineering plans shall coordinate the driveway width, street hardware and street trees in order to ensure that conflicts do not exist, asphalt is minimized and street trees are accommodated; and, that the owner satisfy the City respecting designs for improvements to Finch Avenue, construct the improvements to the satisfaction of the City and appropriate provisions for cost-sharing be agreed upon by the City and the developer. -6- 077 3.3.15 3.3.16 3.3.17 4.0 4.1 Other Approval Aqencies (a) that the subdivider satisfy all the requirements, financial, and otherwise, of the Region of Durham including construction of a sanitary sewer on Woodview Avenue at the developer's expense and any appropriate agreement to collect from future developers who may access the sewer in the future; (b) that the subdivider satisfy all the requirements, financial and otherwise of the Toronto and Region Conservation Authority; and, (c) that any approvals which are required from the Region of Durham or the Toronto and Region Conservation Authority for the development of this plan be obtained by the subdivider, and upon request written confirmation be provided to the City of Pickering as verification of these approvals. Parkland Dedication (a) that the subdivider provide to the City a park block of 0.052 hectares in size and provide the City cash-in-lieu to satisfy the shortfall of parkland dedications, to the satisfaction of the Director, Planning & Development, in order to satisfy Section 42(1) of the Planning Act. Ed.qe Mana.qement (a) that the subdivider provide an edge management plan, for review by the Toronto and Region Conservation Authority, to the satisfaction of the Director, Planning & Development, such Plan to contain, among other things: (i) (ii) (iii) (iv) (v) an identification of all hazard trees located at the edge of the property to be removed prior to the initiation of works on the site; protection hoarding as required during the construction process; grading details which confirm that the root zone on the adjacent vegetated areas will be protected; plans for the edge planting in the buffer area between the rear yards of those lots facing the wetland to the satisfaction of the Toronto and Region Conservation Authority; and, the planting of trees/landscaped stock as per the approved plan. PRIOR TO ISSUANCE OF ANY BUILDING PERMITS: Educational Package That the owner prepare an educational package, with the assistance of Rouge Park Alliance to outline methods of protecting the wetland and natural habitat functions of the open space areas to the satisfaction of the Director, Planning & Development, and provide such package to purchasers of the new homes. 078 APPENDIX II TO REPORT NUMBER PD 36-03 RECOMMENDED CONDITIONS OF APPROVAL FOR ZONING BY-LAW AMENDMENT APPLICATION A 09/99 (R2) 079 APPENDIX II TO REPORT NUMBER PD 36-03 RECOMMENDED CONDITIONS OF APPROVAL FOR ZONING BY-LAW AMENDMENT APPLICATION A 09~99 (R2) That prior to forwarding an implementing by-law to City Council: (a) Draft Plan of Subdivision SP-2002-02 receive draft approval; (b) A Draft 40M Plan be submitted to the satisfaction of the Director, Planning & Development; That the implementing zoning by-law, but not necessarily be limited to the following: (a) (b) permit the establishment of detached dwellings on Lots 27 through 37, in accordance with the following provisions: (i) (ii) (iii) (iv) (v) (vi) (vii) (viii) (ix) (x) (xi) (xii) minimum mimmum mimmum minimum minimum minimum lot frontage of 12.0 metres; lot area of 350 metres; front yard depth of 4.5 metres; rear yard depth of 7.5 metres; side yard width of 1.2 metres; flankage side yard width of 2.7 metres; maximum building height of 9.0 metres; minimum gross floor area of 100 square metres;. maximum of one dwelling unit per lot; maximum lot coverage of 38 percent; mimmum one private garage per lot and limitations for garage projections from the front of houses; and, provisions regarding rear yard projections of uncovered steps and platforms. permit the establishment of detached dwellings on Lots 1 through 26, in accordance with the following provisions: (i) (ii) (iii) (iv) (v) (vi) (vii) (viii) (ix) (x) (xi) (xii) minimum minimum minimum minimum minimum lot frontage of 15.0 metres; lot area of 460 square metres; front yard depth of 4.5 metres; rear yard depth of 7.5 metres; side yard width of 1.2 metres; minimum flankage side yard width of 2.7 metres; maximum building height of 9.0 metres; minimum gross floor area of 100 square metres; maximum of one dwelling unit per lot; maximum lot coverage of 38 percent; minimum one private garage per lot and limitations of garage projections from the front of houses; and, provisions regarding rear yard projections of uncovered steps and platforms. 08O (c) permit recreational facilities and accessory uses on the park block (Block 41); (d) permit resource management, flood and erosion control and pedestrian trail and walkway uses on the open space block (Block 40); and, (e) include appropriate provisions permitting the construction of not more than four model homes. 08~. APPENDIX III PROPOSED AMENDMENT TO THE ROUGE PARK NEIGHBOURHOOD DEVELOPMENT GUIDELINES O82 AMENDMENT: The Rouge Park Neighbourhood Development Guidelines to be amended by: Recognizing that a location for a stormwater management pond is not available on the east side of Woodview Avenue and a revised stormwater strategy to direct stormwater from lands north of Finch Avenue near Woodview Avenue to Petticoat Creek is acceptable, replace Section N1.7.1 - Stormwater Management, such that Section N1.7.1 reads as follows: The Tertiary Plan identifies the preferred location of a stormwater management pond. ._~,,I o,,,~,,~,. ...... .....,.*. ..,'"~ ,D~;"'-'~* ......................... ~, ........... OR ..... ~o,-,~-- ,-,, ,~, .... , ,.;,~,. ,-,~ w,.,,,,~,,i .... ~ .......Lands east of Petticoat Creek would contribute to the pond located on Ontario Hydro lands on the west side of AItona Road. Detailed siting, engineering and grading plans are required prior to finalization of the sites - reference should be made to the Environmental Master Servicing Plan for additional stormwater management details. Stormwater from lands west of Petticoat Creek will be directed to Petticoat Creek with quality control provided before stormwater outlets into Petticoat Creek. As discussed in the Environmental Master Servicing Plan, there may be a limited opportunity for some lands at the north-west corner of Finch Avenue and Rosebank Road to drain to an existing storm sewer along Rosebank Road. And, Amending the Tertiary Plan to remove the stormwater pond symbol from the east side of Woodview Avenue on lands owned by Hydro One at the north edge of the Hydro Corridor. ' r. ~ LIN , ~ ,,, FINCH AVENUE , I oo~.~-xg°~' Ci~ of Picketing Planning & Development DepaAment PROPER~ DESCRIPTION PART OF LOT 34, CONCESSION 2; PART 1, 40R-11934 APPLICANT NICOU INC. DATE MAR. 18, 2002 DRAWN BY Re APPLICATION No. SP-2002-02; A 09/99(R) SCALE 1:7500 CHECKED BY SG FOR DEPARTMENT USE ONLY PN-14 PA- 084 //! , J // // 2, FIIV3A V /,43/IA000/,,4 Z © -J Z o ~ / / oo / ~o / \ / ! 085 O86 PICKERING ATTACHMENT # 3 TO REPORT # PD ~ 6:-: ~ ?:5 _ INFORMATION REPORT NO. 15-02 FOR PUBLIC INFORMATION MEETING OF MAY 16, 2002 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Draft Plan of Subdixfsion Application SP-2002-02 Zoning By-law Amendment Application A 09/99(R) Nicou Inc. South Part of Lot 34, Concession 2 Part 1, 40R-11934 (100 Finch Avenue; north side of Finch Ave., opposite Woodview Ave.) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION the location o~the subject lands is shown on the location map (see Attachment #1); the subject lands occupy an area of approximately 8.7 hectares; the north-west portion of the subject lands is occupied by a wetland; the remainder of the northern'portion is occupied by wooded lands; the subject lands are situated east of Amos Pond, which is within the Rouge Park; to the south are a number of dwellings fronting Finch Avenue and Woodview Avenue; to the east is vacant land and a detached dwelling; and to the north are the Canadian Pacific Railway and the York-Durham Sanitary Trunk sewer. 2.0 APPLICANT'S PROPOSAL 3.0 3.1 to develop 39 lots for detached dwellings with min/mum lot frontages ranging from 12 to 16.5 metres and lot depths between 32 and 54.3 metres (see Attachment #2); - 29 dwellings fronting the proposed new street and 10 dwellings fronting Finch Avenue; - the northern 5.82 hectares as an open space block; - a walkway from the proposed new street to the open space block. OFFICIAL PLAN AND ZONING Durham Regional Official Plan designates the subject lands as Living Area with an identification of an Open Space Linkage, and Major Open Space System with an indication of Environmentally Sensitive Area; Living Area shall be used predominantly for housing purposes; lands designated Major Open Space System shall be used predominantly for conservation, recreation, reforestation, agriculture and farm-related uses; environmental features and functions must be preserved and maintained on lands identified as an Open Space Linkage, and adjacent lands, with details provided in the area municipal official plan, in consultation with the Ministry of Natural Resources and the respective conservation authority; lands identified as Environmentally Sensitive Area (the wetlands) shall be maintained and preserved with the appropriate measures identified by an environmental impact study; Information Report No. 15-02 Page 2 3.3 4.0 4.1 ATTACHMENT//_ ~ ,,, TO REPORT # although the subject applications appear to comply with the land uses permitted by the Durham Regional Official Plan, detailed delineation of the boundaries of the different proposed land uses, and identification of appropriate conditions to ensure preservation of the wetlands will be required; 3.2 Pickering Official Plan & Compendium Document designates the subject lands as Urban Residential Areas - Low Density Areas and Open Space System - Natural Areas within the Rouge Park Neighbourhood; Urban Residential - Low Density Areas may be used for residential uses at a density up to and including 30 dwellings pcr net hectare; the proposed density of the development is 17 dwellings per net hectare; lands designated Open Space System - Natural Areas may be used for conservation, restoration, environmental protection, education, passive recreation, and similar purposes; - Finch Avenue is designated as a Type B Arterial Road in Schedule II to the Picketing Official Plan- the Transportation System; the northern portion of the site is designated in Schedule III - the Resource Management Schedule, as Shorelines and Stream Corridors (may include hazard lands) Area and as a Wetland Class 3; an Environmental Report must be submitted in order to determine how to satisfy the Pickering Official Plan policy that encourages protection of wetland areas and their inter-related systems of water resources, biotic habitat, natural and cultural heritage and landforms; Schedule III identifies the boundary of the Rouge Park to the west of the subject lands; Schedule II! also designates parts of the subject lands within the Rouge-Duffins Wildlife Corridor; the function of the Rouge-Duffins Wildlife Corridor as a vegetated connector for species migration must be protected through adoption of appropriate recommendations of an environmental report, to the satisfaction of the City of Picketing; - the Rouge Park Neighbourhood policies require the proposal to have regard to the Rouge Park Management Plan, identifies the subject lands as a Detailed Review Area that is governed by the Rouge Park Neighbourhood Development Guidelines, requires an appropriate engineering and environmental component, and requires the provisions of the Environmental Servicing Master Plan to be met; section 11.16 of the Rouge Park Neighbourhood Policies sets the minimum extent of the Open Space System - Natural Areas designation at the southerly drip-line of the existing hedgerow plus 1 metre, with the maximum extent to be determined during the review of related applications; Zoning,, Byrlaw 3036 the site is zoned "A -Rural Agricultural Zone in Zoning By-law 3036; this zoning permits residential uses on lots having a minimum lot area of 0.8 hectares, agricultural, recreational, institutional and business uses; amendment to the zoning by-law is required to implement the applicant's proposal. RESULTS OF CIRCULATION. Resident Comments - No written comments have been received to date; 4.2 A~ene¥ Comments Enbridge Consumers Gas, the City of Toronto, Yeridian Connections, Canada Post and the Durham District School Board have indicated no objections and have also provided certain tochnical comments (see Attachments # 3 to #7); 087 088 Information Report No. 15-02 ATTACHMENT#, .}3 ,TO Page3 4.3 Staff Comments Background following the decision on the City's new Official Plan in 1997, the applicant, under the company name Map Realty (on behalf of the Beare Estate), appealed the Open Space - Natural Areas designation on the north-east portion of the subject property; - in 1999, the applicant submitted applications to amend the Picketing Official Plan, approve a draft plan of condominium, and rezone the property to permit an intensive residential project; the proposal comprised an adult lifestyle condominium development including 70 bungalow towl~ouses, 160 apartment units plus 188-bed assisted-living complex in 10 and 11-storey buildings on'the subject lands (previous file' numb ers OPA 99-002/1); 18CDM-99001 and A 9/99); in 2000, the Ontario Municipal Board denied the appeal of Map Realty, and confirmed the designation on the north-east part of the subject lands as Open Space - Natural Area; the Board also added a related Rouge Park Neighbourhood Policy to identify that the minimum extent of the Natural Areas designation on the subject lands is the southerly drip-line of the existing hedgerow plus 1 metre, with the maximum extent of the Natural Areas designation to be determined through the review of a development application; - although not part of Official Plan policy, the text of the Board's decision noted that a 50 metre setback should be maintained from the wetland boundary; . based on the Board's decision, it was also determined that the limits of the Rouge-Duffins Wildlife Corridor would coincide with the limit of the Natural Areas designation; - the Board decision effectively precluded the ability of Map Realty to proceed with its original applications; - those applications have been withdrawn and are now considered closed; New Submission supplementary information to the submitted Environmental Report and other technical reports will be required from the applicant to address the following to the City's satisfaction, in consultation with the Toronto and Region Conservation Authority: o protection of the wetland and its inter-related ecological systems; o requirements of the Rouge Park Neighbourhood Development Guidelines; o requirements of the Rouge Park Neighbourhood Environmental Master Servicing Plans including stormwater quantity and quality control; and o maintenance of the Rouge-Duffins Wildlife Corridor; staff will give careful consideration to a number of design aspects of the proposed subdivision, including, but not limited to: o whether the number and aligrnnent of driveways for the lots fronting Finch Avenue are appropriate on Finch Avenue; o whether the location of proposed lot #1 and the rear edge of lots #2 to #10provide enough setback from the wetland boundary; and if not, consideration needs to be given as to whether the lots should be shallower and wider in th/s area; o the need for, and design of, appropriate noise 'attenuation adjacent to Finch Avenue and the Canadian Pacific Railway, following review of the noise impact study submitted by the applicant; and o appropriate stormwater treatment measures; as an outcome of the previous Board decision, staff will process technical amendments to the Rouge Park Neighbourho0d Development Guidelines and the Rouge Park Neighbourhood Environmental Master Servicing Plan to implement findings of the Ontario Municipal Board. Information Report No. 15-02 Page 4 ATTACHMENT #_,.~ TO REPORT # PO_ L~ ~ - o_2 089 5.0 PROCEDURAL INFORMATION 6.0 6.1 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 Mil be noted and used as input in a Planning Report prepared by the Planning & Development Depamnent for a subsequent meeting of Council or a Committee of Council; if a person or public body that files an appeal of a decision of the City of Picketing in respect'of the proposed draft plan of subdivision or proposed zoning by-law does not make oral submissions at the public meeting or make written submissions to the City of Picketing before the application is considered, the Ontario Municipal Board may dismiss all or part of the appeal; if you wish to be notified of Council's decision regarding either the proposed plan of subdivision or zoning by-law amendment application, you must request such in writing to the City Clerk. OTHER INFORMATION Appendix I lists the comments received on this proposal at the time that this Information Report was written; 6.2 Information Received 6.3 full-scale copies of the applicant's submitted plan and the following technical reports are available for viewing at the offices of the City of Picketing Planning & Development Department: · Phase I Environmental Site Assessment Report; · Analysis of Environmental Conditions; · Assessment of Proposed Wetland Buffer. Site Landowners - the principal of is Nicou Inc. is Pierre Boiron. SG/jf Copy: ORIOINAL SIGNED BY Steve Gaunt, MCIP, RPP Planner II Director, Planning & Development ORIGINAL SIGNED BY Catherine L. Rose Manager, Policy 090 ~TI"ACHIV1ENI' REPORT APPENDIX I TO INFORMATION REPORT NO. 15-02 COMMENTING RESIDENTS AND LANDOWNERS (1) None received to date; CO/vIIYEENTING AGENCIES (1) (2) (3) (4) Durham District School Board; City of Toronto - City Planning Division Canada Post; Veridian Connections; Enbridge Consumers Gas; COMMENTING CITY DEPARTMENTS (1) Planning & Development Department. Excerpts from StatUtory Public Information Meeting Minutes Pursuant to .the Planning Act ATTACHMENT #.__~ _TO Thursday, May 16, 2002 REPORT # PD_ ~R G.- o .~ --~ 7:00 P.M. 091 The Manager, Development Review, provided an overview of the requirements of the Planning Act and the Ontario Municipal Board respecting th~s meeting and matters under consideration there at. (i) DRAFT PLA~ OF SUBDMSION SP-2002-02 ZONING BY-LAW AMENDMENT APPLICATION A 09/99(R) NICOU INC. SOUTH PART OF LOT 34, CONCESSION 2 PART 1, 40R-11934 (100 FINCH AVENUE; NORTH SIDE OF FINCH AVENUE, OPPOSITE WOODVIEW AVENUE) Steve Gaunt, Planner II, provided an explanation of the application, as outlined in Information Report #15-02. Brite Jordan, Planning Consultant, speaking on behalf of the applicant, advised that the east side of the road is open for furore development and that the lots backing onto the woodlot provide a one metre setback Ottis Stock, 1960 Wo0dview Ave., questioned if the services will be brought up Woodview Ave. or along Finch Ave. Norman Collier, 2825 York-Durham Line, stated his concem with respect to how this development will affect Amos Pond. He questioned if the proposed homes will have basements and if so will sump pumps be required, will this development cause too much congestion and will hockey still be allowed on the pond. He stated that this development will influence whether the present wildlife remain in the woodlot. Wendy McCullough, 1800 Woodview Ave., stated that since development has occurred in the area there are no more deer tracks. She also stated that 30' and 40' lots have appeared where 50' lots should have been. She stated her objection to this development and anY development around Amos Pond. Bonnie Littley, 1499 Sandhurst Cres. advised that this land should not be development and she concurs with the comments of the previous speaker. Brice Jordan, Planning Consultant, speaking on behalf of the applicant, advised that the storm and sanitary sewers will be coming up Woodview Ave. The final Environmental Impacts and Impact Study were submitted today and the Environmental Consultant stated that the wildlife corridor runs east to west and is also the flog corridor. This area drains away from Amos Pond and is above the water level. O92 ATTACHMENT ~_,~' _ TO REPORT ~ PD_ :'~ Save the Rouge Valley System Mailing Address: P.O. Box 88005, Cliffcrest Plaza, 2975 Kingston Rd. Scarborough, Ontario, M1M 3W1 Tel. (416) 282-9983 Fax.(416) 282-5231 May14,2002 To: Mayor and Members of Council City of Pickering P.O. Box 300 One The Esplanade Pickering, Ontario LIV 6K9 905-420-7648 Re: Request to Incorporate Save the Rouge recommendations into planning for Draft Plan of Subdivision SP-2002-02 Zoning By. law application A-09/99 R South Part of Lot 34 Concession 2 - Rouge Park Neighbourhood Land.~ Dear Mayor and Members of Council, Please consider this letter as a formal request to adopt and incorporate the following recommendations regarding this development proposal. This request should be viewed as part of our formal input into the planning process for consideration of new zoning for these lands as per section 34 of the Planning Act. We request that the City support the following recommendations: l) That staff be directed to pursue a land exchange and/or fee simple acquisition for the remaining portions of this property. In our opinion, protection of remaining unprotected lands on this property in public ownership would be an outstanding contribution to the City of Pickering Park's system and the Rouge Park in Pickering. 2) That staff also be directed to investigate unit transfer as recommended in the April 10, 2000 Rouge Park Neighbourhood Development Guidelines to other portions of the Pickering community as a means to offset costs of fee simple acquisition or land exchange. 3) That staff request the Rouge Park Alliance to provide assistance and support for efforts to acquire the remaining unprotected portions of this property. 4) That staff be directed to meet with Nicous Inc. and Save the Rouge representatives to discuss the details of this proposal and the contents of the required environmental report(s). s) That staff be directed to ensure that this proposal is consistent with OMB Decision Order 1548 Oct, 23, 2000 which required a minimum 50m buffer from the wetland boundary on the site. Our preliminary review suggests that this minimum buffer is not met for all portions of this site. 6) That staff be directed to ensure that City of Pickering Rouge Park Neighbourhood Environmental Master Servicing Plan recommendations are being followed. This includes requirements for larger buffers when woodlands are near wetlands. 7) RE?ORT # PDt_ . That staff be directed to examine the opportunity of applying a minimum 30 m setback from the tree line of the woodland portions of the property to the rear yard lot lines of any potential development. A 30m vegetated setback from the tree line is supported as a minimum standard for environmentally sensitive areas including the Oak Ridges Moraine and the Rouge Park North and should also apply to this equally environmentally sensitive community in Pickering. 8) That the City investigate additional opportunities for fill removal, plantings, natural fencing and other measures as recommended in the Rouge Park Neighbourhood Environmental Master Servicing Plan. 9) That MNR be formally requested to provide derailed comments to the City on this proposal prior to any decision on this matter. 10) That this area be planned to allow the persistence and viability of the following species that have been found in this area in the past and are the focus of protection and restoration efforts: Avian: Great Blue Heron, Wood Duck, Pied Billed Grebe, Terrestrial Mammals: Mink, Beaver, Snowshoe Hare Amphibians: Wood Frog, Blue Spotted Salamander, Spring Peeper 11) That staff review and incorporate recommendations on the protection of Amphibians, their habitat, and migration routes on this site prior to making any decision on this application. 12) That Save the Rouge be notified by letter at the address above or by phone at 416-282-9983 a minimum two weeks in advance of any public or City of Picketing facilitated meeting related this application. The adoption of these recommendations will ensure that the ecosystem functions of these lands are not compromised and will assist in upholding the City of Pickering's earlier commitment to maintaining the environmentally sensitive character of the Rouge Park Neighbourhood Community. Our recommendations also reflect the findings and defensible scientific directions of the recent OMB decision on these lands and on lands adjacent to the Rouge Park in other communities. Please contact me at 416-261-5364 if you would like to meet to discuss any of these recommendations in more detail. We look forward to working closely with the City of Pickering to ensure permanent protection of the Amos Pond, the Rouge-Duffins Wildlife Corridor and Rouge Park in Pickering. Yours sincerely, Glenn De Baeremaeker President, Save the Rouge Valley System Inc. CC: Hon. Janet Ecker, MPP Picketing Fax: 416-325-2608 Mr. Russell White, Toronto and Region Conservation Authority Fax: 416-661-6898 Mr. Louis Yeager, Rouge Park Alliance Fax: 905-713-6028 Ms. Ramani Nadaraja, Counsel, Canadian Environmental Law Association, Fax: 416-960-9392 Ms. Theresa Fancy, Ministry of Natural Resources Aurora District Office, Fax: 905-713-7361 The Regional MuniciPality of Durham Planning Depai'tment 1615 DUNDAS ST. E. 4TH FLOOR, LANG TOWER WEST BUILDING P.O. BOX 623 WHITBY, ON L{N 6A3 (905) 728-7731 August 9, 2002 ATTACHMENT #:~ ~ 'TO REPORT ~' PD ~- o '~ Mr. N: Carroll Director of.-Planning · Planning Department City of Pickering 1 The Esplanade Pickering, Ont. L1V 6K7 Dear Mr. Carroll: Re: RECEIVE.D AUG 1 3'2002 CITY OF .PICKERINGi PLANNING AND DEVELOPMENT DEPARTMENT Regional Review Of an ApPlication for Plan of Subdivision File NO.: S-P,2002-02 Cross Ref.: - Zo'ning By-law Amendment Application A09/99 Applicant: Nicou Incorporated Location: Part' Lot 3.4, Concession 2 : Municipality: Cityof Pickering :AX~ (905] 436-6612 IWW. region.durham.on.ca. AiL. Georgieff; MClP, RPP Commissioner of Planning This application has been reviewed by the Region and the following comments are offered With respect .to' the Durham Regional Official Plan, Provincial policies, and the proposed methOd of servicing. Official Plan ConfOrmity The subject property is located.within the "Living Area":and "Major Open Space" designations in the Durham Regional Official Plan. The area of the development is to take place within the Living Area .designation'.' The predominant use of. land within.the Living Area designation is for residential pu,rposes. The property is also in proximity to. the Open Space Linkage,' known -as the Rouge-Duffins Wildlife. Corridor, which consists of natural.areas and.features in order to provide for the migration.of fl°ra and fauna. 'Further, the Regional Official Plan also indicates an Environmentally Sensitive Area inthe Major Open Space.portion of the property. According to Policy 2.3.17 of the Plan, an Environmental ImPact Study is required and shall address, among other matters, the degree of sensitivity of the present environmental conditions, an assessment of Cumulative impacts, and the need for mitigating measures. Provincial Interests and Deleqated Review Responsibilitie-~ The subject lands have been assessed as having a high archaeolOgical potential due'to the proximity of a tributary of the Petticoat Creek..The property also appears to contain an identified archaeological site. An archaeological assessment will be necessary. '5$ER VICE EXCELLENCE for our COMMUNITY" · A sufficient buffer shou'ld 'be incorporated from the development area {o protect the nearby Townline Swamp Corn plex, a Provincially Significant Wetland', from any potential adverse impacts: Also, there may be impacts on the various environmental features and functions of.the Rouge, Duffins Wildlife Corridor immediately adjacent to. the proposed subdivision development. An Environmental Assessment. is required to investigate !he' .potential for impacts on the wetland and wildlife corridor. 100% Post Consumer The 'subject lands are located approximately 450 metres to the.east Of the . Beare Road. Landfill"Site. 'Information .is ~equir'ed to ensure thatthe'influem;e area"of the landfill-site does not adversely affect the prop0se~t.~'esidehtial use, or cause risk to'health and.safety, or whether remedial measures are necessary. The submitted noise i'e port,, prepared by Sernas Associates, addresses noise impact onthe proposed' resider~tial development from Finch Avenue and the nearby'C~P.R. Appropriate noise barriers and warningclausesare recommended.for this devel0pmen.'t. The study was prepared in'accordance with Provincial Criteria and. Regional POlicy. A Phase 1 Environmental Site Assessment was prepared by Angus Environmental Limited for the subject property. The assessment 'indicated that environmental'conditions at the site are considered to'be satisfactory 'and that,no evidence Of actual 'contamination was encountered. The development of the site would be suitable for'residential purposes. There are no' .oth er'provincial interests or delegated, review responsib ities applicable to this application. Municipal Water Supply and Sanitary sewer Service. Mu niciPal water supply.can be provided'to the. subject development from an existing 250mm. diameter Watermain on FinChAvenue. 'Sanitary sewer'serviceis presently, not"available. The provision of Sanitary sewers, will.require the. extension of sanitary sewers on WoOdview Avenue for a distance of approximately 700 metres to Finch Avenue. This extension would be at the · DeveloPer's cost, as the-subject site. is conSidered non-sequential. Based on the foregoing, the RegiOn has no objection to draft approval of this plan. The attached conditions of approval are to be satisfied prior.to clearance by. the Region fdr registration of this plan. Please call Richard Szarek, Planner, ifyou should have any questions. Yours' truly, - Director, Current Operations Branch Attach: Conditions of Draft Approval cc: Nicou Incorporated The Sernas Group · Regional Works De partment N:~,pim\rs\s-p-2002-02b~mm'ents.doc 096 Attachment to letter dated: ATTACHMENT #_..~ ~._ TO REPORT#PD ~-_~_ August 9, 2002 Re: Plan of Subdivision S-P-2002-02 Nicou Incorporated City of Pickering RECEIVED AUG 2 8 2002 CITY OF PICKERING PLANNING AND DEVELOPMENT DEPARTMENT Region of Durham Conditions of Draft Approval = The Owner shall prepare the final plan on the basis of the approved draft plan of subdivision prepared by G.M. Sernas & Associates, identified as Project Number 01269, dated January, 2002, which illustrates 39 I°ts for single detached dwellings, an open space block, a walkway, a roadway, a road widening, and 0.3m. reserves. The Owner shall name any road allowances included Within this plan to the satisfaction of the Regional Municipality of Durham. The Owner shall grant to the Region, any easements required to provide Regional services for this development and these easements shall be in locations and of such widths as determined by the Region. The Owner shall submit plans showing any proposed phasing to the Region for review and approval, if this plan is to be developed through more than one registration. The Owner shall provide for the extension of such sanitary sewer and water supply facilities which are external to, as well as within, the limits of this plan that are required to service this plan. In addition, the Owner shall provide for the extension of sanitary sewer and water supply facilities within the limits of the plan which are required to service other developments external to this plan. Such sanitary sewer and water facilities are to be designed and constructed according to the standards and requirements of the Regional Municipality of Durham. All arrangements, financial and otherwise, for said extensions, are to be made to the satisfaction of the Regional Municipality of Durham, and are to be completed prior to final approval. Prior to entering into a subdivision agreement, the Regional Municipality of Durham shall be satisfied that adequate water pollution control plant and water supply plant capacities are available for the proposed subdivision. The Owner shall satisfy all requirements, financial and otherwise, of the Regional Municipality of Durham. This shall include, among others, the execution of a subdivision agreement between the Owner and the Region concerning the provision and installation of sanitary sewers, water supply, roads and other regional services. The Owner shall agree in the City of Pickering Subdivision Agreement to implement the recommendations of the report entitled, "Noise Impact Study", prepared by G.M. Sernas and Associates Limited, dated March 7, 2002, which specifies noise attenuation measures for the development. The measures shall be included in the subdivision agreement and must also contain a full and complete reference to the noise report (i.e. author, title, date and any revisions/addenda) and shall include any required warning clauses identified in the study. The Owner shall provide the Region with a copy of the subdivision agreement containing such provisions prior to final approval of the plan. 097 The Owner shall carry out a cultural heritage resource assessment of the subject property and mitigation and/or salvage excavation of any significant heritage resources to the satisfaction of the Regulatory and Operations Group of the Ministry of Tourism, Culture and Recreation. No grading or other soil disturbance shall take place on the subject property prior to a letter of clearance from the Regulatory and Operations Group of the Ministry of Tourism, Culture and Recreation. H:~2-4\s-p-2002-02 conditions 098 TORONTO AND REGION onserva tlon The October 28, 2002 BY FAX AND MAIL Living City Mr, Steve Gaunt City of Pickering Planning and Development Department Pickering 'Civic Complex One The Esplanade Pickering, Ontario LIV 8K7 NOV 8 200 OITY OF PiOK~RiNB pL.ANNIN~ AND DEVELOPMENT DEPARTMENT Dear Mr. Gaunt: Re: Draft Plan of Subdivision Application SP-2002-02 Zoning By-law Amendment Application A 09/99 (R2) Nicou Incorporated South Part of Lot 34, Concession 2 Part 1, 40R11934 102-198 Finch Avenue City of Picketing We acknowledge receipt of the above noted application and wish to offer the following comments. Authority staff understand that the above noted applications are to permit the development of a 39 residential lot subdivision, fronting on either Finch Avenue or Street "A", involving a rezoning to recognize the proposed residential use and the natural features on the subject property. The northern portion of the subject property is heavily vegetated and forms a link between Amos Pond to the west and Petticoat Creek to the east. This area has been identified as part of the Duffins Corridor, tile boundaries of whiCh have been recognized in the Ci~/of Pickering's Official Plan. The northwestern part of the property is located partially within the Townline Swamp wetland, being a Provincially Significant Wetalnd, the boundaries of which have previoUSly been defined by MNR and TRCA staff in conjunction with a previous Plan of Condominium, File 18CDM-99001. These lands were also subject of a recent Ontario Municipal Board decision, whereby the OMB recognized'that the wetland had to be protected and identified the limits of the Rouge Duffins corridor as being the forested area along the north side of the subject property, from the wetland eastward to Petticoat Creek. As such, the Board stated "any proposed residential development should, be located to the south of this tree line with at least a 50 metre wide buffer, from the agreed upon wetlands boundary line". Staff note that the proposed residential development, as illustrated on the Draft Plan prepared bY G.M. Sernas & Associates, dated January 2002, is located outside of the wetland, however; Lots 1 to 8, do not maintain the required 50 metre buffer. The OMB also amended the OP to indicate that the Open SpaCe boundary (for the upland forest along the north and northeastern portions of the site), should be the dripline plus a minimum 1 metre distance. The Draft Plan apPears to satisfy this requirement. ..... F.:\PRS\Co rresp\PIOKERIN\2OO2~nic0u.w .pal 5 Shoreham Drive, Downsview, Ontario M3N 1S4 (416)661-6600 FAX 66i-6'~98 '~t~'"~r;'~ ~.;o"'~ Mr. Steve Gaunt ATTACHMENT # _? TO REPORT # PD--_~b .- o _% '2- 099' October 28, 2002 Please be advised that Authority staff have recently reviewed an Environmental Impact Study prepared by Gartner Lee Limited, dated May 10, 2002 which addresses the potential impacts of the proposed development on.the wetland feature and Duffins Rouge corridor. While AuthOrity staff generally concur with the report's analysis and recommendations, we have concerns with the report's recommendation that natural regeneration be allowed to occur in the buffer area, as the report had previously noted that invasive species could pose a problem if left to regenerate in the field areas. Authority staff therefore, request that some active regeneration/restoration/management of the buffer should be undertaken in order to reduce the invasion of problem species. The report also recommends that a construction barrier fence ce installed along the rear'of Lots 1 to 26, and the west side of Lot 1. Authority staff request that this fence also serve as a sediment control fence andbe designed as such. Authority staff note that the ElS does not include details on surface and subsurface drainage as it relates to the proposed developmer~t, nor does the subdivision plan illustrate the proposed grading or drainage for the proposed lots. In this regard, the Authority requests submission of site grading and drainage plans, and information relating to how the recommendations of the ElS will be addressed with respect to the provision for infiltration BMPs. The Authority has concerns with the proposed development, noting that all lots do not respect the required 50 metre development setback from the wetland, and as such cannot support this current application. We suggest that a redesign of the lots be conducted'which recognizes the buffer requirements and that the revised lot layout be submitted for our review and approval. By copy of this letter, we wish to advise the applicant of our concerns and comments. We trust this is satisfactory. Should you have any questions, please do not hesitate to contact the undersigned. Yours truly, Nora Jamieson Acting Plans Analyst Development Services Section Extension 5259 NJ/ CC; Mr. Richard Szarek, Planning Dept., Region of Durham G.M. Sernas & Associates F:\PRS\Corresp\PICKERIN\2002\nicou.wpd TORONTO AND REGION onservat on for The Living City March 17, 2003 Mr. Ross Pym City of Pickering Pickering Civic Centre One The Esplanade Pickering, Ontario LIV 6K7 Dear Mr. Pym: Re: Plan of Subdivision SP-2002-02 100 Finch Avenue City of Pickering (Nicou Incorporated) ATTACHMENT# ¢~ ,TO MAR 2 4 2883 OtTY OF PtCKERtNG CFN 33826 PtCKERING, ONTARIO F ECE VED CITY OF P' tCK~RIN PLANNING & · DEVELOPMENT DEPARTMENT We acknowledge receiPt of the above application and offer the following comments. TRCA staff recently received a preliminary stormwater management and servicing report and an environmental impact study from the applicant's representatives. We have now had an opportunity to review the reports and offer the following comments. Staff are generally satisfied with the recommendations of the restoration plan proposed by Gartner Lee Limited. These recommendations need to be applied at the time of construction and should not be simply referenced as possibilities (i.e., Should do or could do as stated in the report) with no confirmation of their implementation at the time of construction. Therefore staff will attach a condition of draft plan approval which will require the applicant to undertake the recommendations of the report to the satisfaction of the TRCA. The Rouge Park Neighbourhood MESP identified a stormwater pond to service this development parcel (i.e., the Woodview Facility). This pond is not built yet, therefore, the applicant and the municipality must consider the construction of the pond and all necessary connections (i.e., storm sewer down Woodview). The alternative option is to provide an interim solution on the site that would deal with stormwater quality and erosion controls (i.e., possibly a stormceptor and an enhanced outlet from the storm sewers - mirco pools etc.). This interim solution would' have to fit into the ultimate Solution of the stormwater pond in accordance with the MESP. TRCA staff will need to review the details of each option and. prior to the start of grading on the site. We note that permits will be required under Ontario Regulation for any proposed connectiOn to Petticoat Creek. The applicant has indicated verbally that they intend to build the pond and meet the requirements of the MESP. Staff will require to review the details. Usually we get the details on the pond prior to draft Plan approval, however given the applicant has committed to their submission and given that their provision should not significantly alter the. proposed-plan of subdivision, we are Prepared to address this requirement as a condition of approval:' Please recognise that an addendum to the MESP identified that water quantity controls for the 2 through 100 year storms are not required for this area (or pond), which is contrary to the 5 Shoreham Drive, D0wnsview, Ontario M3N 1S4 (416) 661-6600 FAX 661-6898 www. trca.on.ca Mr. Ross Pym R~-PORT ~, PD lOI March 17, 2003 original MESP. Level 1 water quality and the specific erosion control requirements stated in the original MESP are still valid, and the pond should be designed for them. The applicant has noted in the SWM report, the intention to use temporary erosion and siltation control pond during the construction period. The applicant should be aware that the TRCA has new criteria on temporary ponds, and that they should be sized for 125 m3/ha active storage as well as for 125 m3/ha permanent pool storage. It appears that the stormwater management report promotes the use of swales along rear and side yards. While the location is not shown we note that if the swales are proposed within the buffer, restoration plans proposed by Gartner Lee Limited should include recommendations for enhancements recognizing the proposed swales. Given the above we provide the following condition of draft approval: Prior to the initiation of grading and prior to the registration of this plan or any phase thereof, that the owner shall submit for the review and approval of the Toronto and Region Conservation Authority, (TRCA), the following: (A) a detailed report that describes the storm drainage system for the proposed development of the subject lands. This report should include: details illustrating how the requirements of the approved Master Environmental Servicing Plan for the Rouge Park Neighbourhood would be satisfied. plans illustrating how this drainage system 'will tie into surrounding drainage systems, ie. Is it part of an overall drainage scheme? HOw will external flows be accommodated? What is design capacity of the receiving system? stormwater management techniques which may be required to control minor or major flows; proposed methods for controlling or minimizing erosion and siltation on- site and in downstream areas during and after construction; location and description of all outlets and other facilities which may require permits under Ontario Regulation 158. That the plan be red line revised as necessary to undertake Condition 1 as noted above. F:\PRS\Corresp\PICKERIN\2003\cfn33826.wpd /cont'd... 102 Mr. Ross Pym A~r'rACHMENT #~TO REPORT # PD~ - 3 - March 17, 2003 That prior to the final registration of this plan, the owner enter into an agreement with either the TRCA or the City of Pickering with respect to the acquisition of the open space lands. ,, Prior to the final registration of the plan that the applicant undertake the recommendations of the Environmental Impact Study prepared by Gartner Lee Limited dated May 2002, to the satisfaction of the Toronto and Region Conservation Authority. 5. That the owner agree in the subdivision agreement, in wording acceptable to the TRCA: to carry out, or cause to be carried out, to the satisfaction of the TRCA, the recommendations referred to in the report(s), as required in Conditions 1 and 4 above. (B) (C) to obtain a permit for the works described in Condition I above. to erect a permanent chain link fence between the open space lands and the limit of development to the satisfaction of the TROA. In order to expedite the clearance of the plan of subdivision, we request that a copy of the signed subdivision agreement be forwarded to this Authority. We trust that this is of assistance. If you have any questions please contact the undersigned at ext 5306. Yours truly, Rus~sel Whit~ Senior Planner Development Services Section Ext. 5306 cc: Mr. Pierre Boiron, Nicou nc. F:\PRS\Corresp\PICKERIN\2003\cfn33826.wpd TORONTO AND R£GiONtyOn onserva for The Living City September 5, 2003 BY FAX (905-420,7648) AND MAil SEP '1 0 2003 CIT'Y OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT 103 ATTACHMENT #.__ ..,~_ _TO REPORT ~ PD .R g-, - 0 :~ CFN 33826 X-ref CFN 30323.A Mr. Steve Gaunt Planning and Development Department City of Pickering Pickering Civic Complex One The Esaplanade Pickering, ON L1V 6K7 SEP 1 02003 l? CiTY OF PIGKERJ~.~G PICKERING, ONTARIO Dear Mr. Gaunt: Re: Draft Plan of Subdivision SP-2002-02 Zoning By-law Amendment Application A 09/99 (R2) 102-192 Finch Avenue South Part o.f Lot 34, Concession 2 Part 1, Plan 40R-11934 City of Pickering, Durham Region (Nicou Incorporated) This letter follows receipt of a Preliminary Servicing and Stormwater Management (SWM) Report, prepared by RG Robinson and Associates Ltd., for the Rouge Park Residential Subdivision at 102- 198 Finch Avenue, in the City of Pickering on July 11, 2003. The aPPlicant, Nicou Incorporated proposes to develop a 5.8 ha site with a 39-1ot residential subdivision. Staff at the Toronto and Region Conservation Authority (TRCA) has had an opportunity to review the above submitted document and offers the following comments: SWM On-Site Measures: Generally, the proposed strategy to address stormwater management through on-site measures is considered acceptable given that Hydro One will not permit the construction of a SWM facility within their lands to service the subject site (as recommended in the Rouge Neighbourhood MESP) Infiltration Swales: The use of infiltration swales to capture rear yard and roof drainage will promote recharge to the shallow groundwater system as well as assist in reducing storm sewer flows and the potential for in-stream erosion. Notwithstanding, it is recommended that the design ofthe swales be enhanced, where feasible, to include a 1 m bottom width as well as large sub-surface infiltration component- (e.g., 0.5 m deep) that should be protected with filter fabric/geotextile. Oil and Grit Separators: The use of oil and grit separators(OGS) to address water quality, is typically not recommended given that the proposed land use is residential. However, in light of the limited opportunities to address water quality, this type of mitigation measure would be deemed acceptable. To further support the use of an OGS, it is recommended that a larger unit(s), sized for Level 1 treatment, be -~,~. EA~RS,~KeviR3(~7~u bli¢\33826~Camm entm~pd 5 Shoreham Drive, Downsview, Ontario M3N 154 (416) 661-6600 FAX 661-6898 www. trca.on.ca 104 Steve Gaunt AT'rAOHMENT -2- September 5, 2003. installed on Finch Avenue immediately upstream of the outfall structure. The intent would be to provide treatment for not only the proposed subdivision but also Finch Avenue subsequent to future roadway urbaniZation as noted in the report (i.e., Connect to storm sewer).This would result in a net benefit by providing additional water quality treatment for a p°rtion of Finch Avenue that currently outlets to Petticoat Creek with no controls. Further Details: It should, be noted that additional details will be required as part of the subsequent detailed design and permit submission including storm outlet details as well as a sediment and erosion control plan as indicated in the report. We trust these comments are of assistance. Should you have any questions, please do not hesitate to contact Kevin Huang at extension 5307 or the undersigned. Yours ~uly, Senior Planner Development Services Section Extension 5306 /KH C.C.: D. Dodwell, RG Robinson (Fax: 1-705-734-0764) Richard Szarek, Region of Durham (Fax: 1-905-436-6612) Kevin Huang, TRCA F:\P RS\Kevin307~Public\33826 Commen[s.wpd Rouge Park July 22, 2002 The Rouge Park Alliance Rouge Park 50 Bloomington Road West Aurora, ON IAG 3G8 Tel: (905) 713-6038 Fax: (905) 713-6028 105 Steve Gaunt, MCIP, RPP Planner II. Picketing Civic Complex One The Esplanade Picketing, ON L1V 6K7 . Dear Mr. Gaunt, APPLICATION FOR APPROVAL OF A PLAN OF SUBDMS!ON FILE NUMBER SP-2002_02 The 'Rouge park Alliance appreciates the opportunitY to comment on the plan approval as described above. As one of our Partners the Toromo Region ConserVation Authority (TRCA) review land use proposals and official3 ' comment on our behalf. We support the decisions and comments forwarded to you by the TRCA regarding the above proposal. In particularity we are in agreement,that the fr~ metre setback established at the previoUs Ontario Municipal Board (OMB) hearing for tl:fis site be adhered to. Additionally we are Supportive of the concept of restricted access ) to the wetland complex for the future neighbourhood in the detailed design phase. The constructiOn offences to 'decrease access will be of. benefit to the sensitive wildlife found in a Provincially Significant Wetland. If approved we would also like to encourage the idea ofproviding an educational package to the future occupants of the neighbourhood and would be interested in assisting with this in any way we Can. Once again thank you for the opportunity to provide comment on this issue and we look forward to your respOnse. It would also be appreciated if information on further activity'or decisions regarding this plan continue to be forwarded to the Rouge Park. Sincerely,' Lewis X/teaget , General Manager, Rouge Park lOG DELIVERY PLANNING 1860 MIDLAND AVE 2ND FL. SCARBOROUGH ON M1P 5Al Aprill2,2002 Steve Gaunt Planning & Development Department City of Picketing 1 The Esplanade Picketing On L1V 6K7 Dear Mr. Gaunt, REPORT# PD~ RECEIVED APR 1 5, 2002 CITY OF PICKERING PLANNING AND _ DEVELOPMENT DEPARTMENT (416)285-5385(T) (416) 285-7624 (F) APR 1 5 ZO0,. CiTY OF PICKERING PIOKERING, ONTARIO Application for Approval of a Plan of Subdivision SP-2002-02 Applicant: NICOU Inc. Part of Lot 34,Concession 2, Part 1, Plan 40R-11934 (North side of Finch Ave, opposite Woodview Avenue) City of Pickering Thank you for the opportunity to comment on the above noted plan. 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 w/Il consult with Canada Post Corporation to determine suitable locations for the placement of Community Mailbox and to indicate these locations on the appropriate servicing plans. -The owner/developer will provide the following for each Community Mailbox site and include these requirements on the appropriate servicing plans: - An appropriately sized sidewalk section (concrete pad) as per municipal standards, to place the Community Mailboxes on. - Any required walkway across the boulevard, as per municipal standards. DELIVERY PLANNING 1860 MIDLAND AVE 2ND FL. SCARBOROUGH' ON M1P 5Al ATI'ACHMEN7 #. / / __ TO REPORT#PD ~"o~ (416) 285-5385 (T) (416) 285-7624 (F) 107 -2- -Any required curb depressions for wheelchair access. The owner/developer further agrees to determine and provide a suitable temporary Community Mailbox location(s), which may be utilized by Canada Post until the curbs, sidewalks and final grading have been completed at the permanent Community Mailbox locations. This will enable Canada Post to provide mail delivery to new residence as soon as the homes are occupied. I trust that this information is sufficient, however, should you require further information, please do not hesitate to contact me the above number or mailing address. Sincerely, Debbie Greenwood Delivery Planner a:utildraw, sam 108 REPORT # pD ,_~ _ 500 Elgin Mills Road East Richmond Hill Ontario L4C 5Gl 2002-04-22 STEVE GAUNT - PLANNER CITY OF PICKERING ONE THE ESPLANADE PICKERING ON L1V 6K7 Dear Sirs NBRIDGE [~ APR 2 6 2002 ~ Consumers Gas CITY OF' PICKERING '""v' 'IS"RING, ONTARIO RECEIVED-' APR 2 6 2002 CITY Ol= PICKEFIING PLANNING AND _ DEVELOPMENT DEPARTMENT Re.' APPLICATION FOR APPROVAL OF PLAN OF SUBDIVISION PICKERING FILE NO. SP-2002-02 It is requested that the following conditions be included in the subdivision agreement. The owner is to corordinate 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 ATTACHMEkFF #~TO MAY 31 2882 14:31 ~ CPA REAL ESTATE 416 595 3112 TO 9198~287648  i~ANADIAN RealE~e Sufta~.00 . Fax ~lA(~ I ~1 ~ 40 Un~ami~Auenue ~A i LWAY T~mn~ ~o MSJ ITl May $I, 2002 City of Pickering Planning & Development Department Picketing Civic Complex One The Esplanade Piokedng, Ontario' L1V 6K7 RECEIVED ~4AY 3 I 2002 CITY OF PIC!(ERING PLANNIHG AND DEVELOPMENT DEPARTMENT FAX (905) 420-7648 Attelltion: Steve Gaun! Dear Sic Draft Plan of Subdivision Application $P-2002-02 Zoning By-Law Amendment Application A 09/99(R2) Nicou Incorporated P. 81/81 This is in reference to your circulation of April 25, 2002 regarcling the above-mentioned applications. We have reviewed the proposed development and request that the following requirements be included as Conditions of Draft Plan Approval: 1, Oweff~g$ m~'~ be ~rtst~uetad ~4teh filet file Jtl~eSor no~a levele mee~ file egfteSa of the approl~ate 2. A e/au.se shau/d be/~/setted//) a# o~e,'",s ta purchase, ag~eemeilt= of eele and pure/ieee or/ease and/~ the fflYe de~d ~r leaSe of ea=ll dwe~, wafr~Ig pro~pecUve p~lmheee~ or ~nenl~ of Y~e Rallway's opemtlrig #gh~.-of. way; file po~ of eit~yeEens ~cluc~'~g the I~ that file R~Avey n~y file Inclu~otl ef nuise and ~m~n ~nua~g ~a~ms i~ ~e d~n of ffie ~ ~ ~u~ ~d ~at ~e R~ay ~ not ~ m~n~ ~r ~m~ or ~ aS~ ~m ~e u~ ~Wor We would appreciate being circulated with all futura correspondence related to this application. Yours truly, Orest Rojik Are. t~c. rm~ surmor~ (415) 5~5.3118 109 **TOTRL PAGE.81 ** THE DURHAM DISTRICT SCHOOL BOARD Facilities Services 400 Taunton Road East Whitby, Ontario LIR 2K6 Tel~. _,ne: [905) 666-5500 t-800-265-3968 Fax: (905) 666-6439 April 29, 2002 The City of Pickering Planning Department Pickering Civic Complex One The Esplanade Pickering, Ontario L1V 6K7 AT'I'AOHtVENT #--~-___TO REPORT# PDt__ PlAY 1 2002 MAY {3 ! 2002 TY OF PICKERING PICKERING, ONTARIO Attention: Steve Gaunt Dear Mr. Gaum, RE: Draft Plan of Subdivision Application S-P-2002-02 Zoning By-law Amendment Application A09/00(R2) NICOU Incorporated South Part of Lot 34, Concession II Part 1, 40R-11934 102-198 Finch Avenue (North side of Finch Avenue, opposite Woodview Avenue) City of Pickering Staff has reviewed the information on the above noted application and has the following comments... Approximately 20 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. Under the mandate of the Durham District School Board, staff has no objections. Yours truly, Christine Nancekivell, Planner I:\PROPLAN\DATA\PLNG\S UB\S P2002-02a Catholic Education: Learnirzg & Living in Faith May 16, 2002 Steve Gaunt, Planner II Planning and Development Department City of Pickering One The Esplanade Pickering, ON L1V 6K7 MAY 1 7 2002 CiTY OF PICK. EFliNG PLANNING AND DEVELOPMEIqT Q~PARTM~NT Dear Mr. Gaunt, RE: Draft Plan of Subdivision S-P-2002-02 NICOU Inc. Part of Lot 34, Concession 2, Part 1, Plan 40R-11934 City of Pickering At the Regular Board Meeting of Monday, May 13, 2002, the following motion was approved: "THAT the Durham Catholic District School Board indicate in its comments to the City of Pickering that the Board has no objection to Plan of Subdivision S-P-2002-02." Sincerely yours, Gerry O'Neill Controller of Planning and Admissions GON:AD:ad 112 REPORT # PD~ Ted Tyndorf, Director Community Planning, East District Urban Development Services Paula M. Dill, Commissioner City Planning Division Scarborough Civic Centre 1§0 Borough Drive Toronto, Ontario M1P 4N7 Tel: (416) 396-7006 Fax: (416) 396-4265 April 8, 2002 Mr. Steve Gaunt, Planner II City of Pickering Planning'& Development Department Pickering Civic Complex One The Esplanade · Picketing ON L 1V 6K7 Dear Mr. Gaunt: RECEIVED APR ? 0 2002 CITY OF PICKERING PLANNfNG AND Re: Application for Approval of a Plan of Subdivision City of Pickering File No: SP-2002-02 Applicant: NICOU Inc. Part of Lot 34, Concession 2, Part 1, Plan 40R-11934 (North side of Finch Avenue, Opposite Woodview Avenue) City of Pickering This is in response to your circulation letter of March 25, 2002. The City of Toronto has no comment with regard to this application. C/Ted Tyndot/f, MCIP,/i~P Director, Communit~l~ing, East District TT:ci ATTACHMENT REPORT # PD, 113 h,RoJECT NAMe: M'LINICIP-t~.LITY: NO.: $?-2002-02 VERIDIAN CONNECT]IONS DEVELOPMENT APPLICATION ~EVIEW Nicou Inc. - Approval oEa Fha of 8ubdi~sion . P~t oE Lot ~4, Conces~oa 2, Pa~t 1 ~o~h ~dc of ]::~ch Av~, oppo~ Wood~ew 1~ ,, SUBMISSION DAT[E: M~ch 25, 2002 Vcridi~ Corme~o=s ha~ ~o objection to the pzoposed dcvdopmcat. Please £orar~rd a copy of fret submission civil design so that a ded~ and ~¢~vicing pzopos~l can bc complct¢cL 114 AWrACHM[NT # /3 TO REPOR~r # OPERATIONS & EMERGENCY SERVICES DEPARTMENT MUNICIPAL PROPERTY & ENGINEERING DIVISION MEMORANDUM May30,2002 To: Steve Garret Planner II ' From: Richard Holbom, P. Eng. Division Head, Municipal Property & Engineering Subject: Draft Plan of Subdivision Application SP-2002-02 Zoning By-law Amendment Application A 09/99(R2) Nicou Incorporated South Part of Lot 34, ConCession 2 Part 1, 40R11934 102-198 Finch Avenue City of Picketing The Municipal Property & Engineering Division is in receipt of the above noted dra~ plan of subdivision. I provide the following comments. 1. Tree preservation and edge management reports/plans are required. 2. An open space block should be provided to connect to future trail system. 3. A park block is required. 4. We require to review detailed engineering drawings. -. Ri~ard Ho .ciera, P. Eng. RH:ds // w Copy: Director, Operations & Emergency Services I:~SITEPLAN\SP-2002-0Z do¢lun-02 Date: To: A'I'"TACFIUENT ~'~TO REPORT # PD~ Interdepartmental Memorandum Operations and Emergency Services Fire Prevention Tuesday, May 07, 2002 Steve Gaunt Planner 11 From: Rex Heath Fire Prevention Officer Draft Plan of Subdivision Application SP-2002-02 Zoning By-law Amendment Application A 09/99 (R2) Nicou Incorporated South Part' of Lot 34, Concession 2 Part 1, 40R11934 102 - 198 Finch Avenue City of Picketing 115 Steve: This department has reviewed the applicant's proposal to develop 39 lots with minimum lot frontages ranging from 12 to 16.5 meters and provides no objectionable comments at this time. We would appreciate reviewing the site design of the subdivision Upon submission of the drawings. Regards, Rex Heath, Fire Prevention Officer 116 REPORT # PD~~ CI ,'FY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT January 21, 2003 To: Steve Gaunt Planner II Robert S'tarr' Super"visor, Development Control Subject: Draft Plan of Subdivision Application SP2002-02 Zoning By-taw Amendment AppliCatiOn A09/99(R2) Nicou inc. South Part of Lot 34, Concession 2 Part 1, 40R-.11.934, 102-198 Finch Ave. City. of Picketing We have reviewed the above-noted application and provide the following comments: · ,, Draft Plan - Sernas Associates, Project No. 01269, Drwg. No. DP-1 - Revised Submission Date December 2002. 1) Lot 39 and Lot 27 daYlight triangles should be revised to corner roundings. The daylight triangles Lot 111 3'8 and 30 adjacent to Finch Ave. is acceptable. 2) Lots 13 to 26 inclusive may require the depth of t0t to be reduced in order to accommodate the proposed infiltration swale. This swale will not be permitted within the lot as presently designed, Lots 28 to 39 will also require further review Wffh regard to the proposed infiltration swale. Phase I Environmental Site Assessment by AngUs Environmental Limited dated September 1999. ' comments at this time. Gartner' Lee Limited - Repoils -An analysis of environmental conditions dated August 1999, an assessment of the Proposed Wetland Buffer dated January 24/ 2002 and Environmental'Impact Study dated May 2002. - No comments at this time. 1 REPORT Gartner Lee Limited - Report - Vegetation Restoration Plan for Buffer dated December 17, 2002. 1) The. restoration plantings should be required to be i '-' ns,ailed servicing phase of.!his development and prior to buiiding permits. during the This will Provide a longer period of time for plants to get established and maintenance and replacement programs can be ongoing during the building phase and maintenance' period. 2) 'The Plani;ing Plan, Figure 1,. indi.cates plantings within the drainage swales proposed i'n R.G. Robinson report dated December 2002. This Plan needs to be revised. R.G. Robinson & Associates -.Report, ~r.,l.lmlnary Servicing and Stormwater Management File No. 828-01079-11 dated December 2002. 1) All references in the report to "Town" of Picketing must be revised to "City'', · 2) The Environmental .Master Servicing. Plan by XCG Consultants. Ltd. required that storm .drainage. trom this site and other properties on and/or surrounding Woodview Ave. be accommodated through a storm sewer on Woodview Ave. sized to accommodate this. entire drainage area, directed to a stormwater management facility proposed on property on the north side of the hydro corridor east side of Woodview Ave. (Proposed WoodvieW S,W.M. pond). The Woodvie, w S.W.M. Pond is.required for quality control on this drain..age area. Quandty control will also be required as the existing storm s~wer located on Woodview Ave.., at the south limit of the hydro corridor, was sized to accept this drainage area but only at pre-development ieve!s. This being the first application proposed for this system the Servicing and StormWater Management Report mus~: provide details on the Woodview Ave. storm.sewer and' the proposed stormwater' management POnd, including details regarding land purchase for this facility. Cost rucov~ry detaiis for these works will be identified in the Subdivision Agreement. 3) Infiitratidn Swale - A fiat bottom swale at a 1% grade, although suitable for infiltration purposes, would tend to promote standing water, which is unacceptable in or adjacent to rear yards. The infiltration swale must be designed so that standing water does not occur. 2 118 REPORT # PD~ The infiltration swale located '~ ~ ' wkh,n the open space lands as ndlc~tea at the r~ar of Lots ! to ! 0 is acceptable, TJhe infiltration swale proposed within the lot as indicated in Lots 13 to 28 and 2'7 to 39 is not acceptable. The infiltration swale across Block 41 is unac~:eptable as we anticipate' pedestrian travel.from the park block to'tl~e open space area. Lots 13 to 26 - 'The infiltration swale should be relocated onto the open space lands and out of the rear yard of the lots or the lot depths reduced so that the swale is located within the open space area. Lots 27 to 39 - Lot grading on these lots will need to conform to P~cke, ~ng s' Lot Grading Standard, requiring minimum 2% grades and additional rear yard catch basins between Lots 31 and 37. 4) The rear yard catch basin, - Lot t4 - is unacce'ptable. The rear yard catch 'basin must have direct connection to the storm sewer. 5) All rear yard .catch basins will. require easements in favour of the City. 8) The rear yard catch l~asin, - rear of Lot 10, appears to be the iow point for drainage from the open space and from the rear. of Lots 1 to !4. This' rear ' yard catch basin would also receive overflow from Lots 15 to 23 if drainage by-Passes the rear yard catch basin at Lot 14.' Should the rear yard catch o..stn 'at Lot 10 not function properly; there .must be an overland flow so that properties are not flooded. The drainage would appear to go east and not we~ as indicated in Figure 3 "Post - Development Storm Catchment Plan". The R.Y.C.B. may alSO n,.,.d to be designed as a ditcti inlet to reduce the risk of flooding. 7) The storm sewer on ~'inch Ave. should be located as per the normal profile for a future urbanized road. The proposal as indicated would only be considered should the normal profile not be feasible. The storm sewer on Finch Ave. will need to extend t° the west limit of Lot 'i and storm sewer service connections will be required for Lots 1 to 10 inclusive. Storm sewer service connections for the. existing homes on the south side of Finch Ave. will be reviewed with detaited design submissions. 3 8) The storm sewer on Finch ,Ave. shouid be extended to the easteriy limit of the s ire. ' 9) Urbanization of Finch Ave. fronting the site will be reviewed during detailed design submissions, Cost sharing for these works and/or future contribution costs will be addressed in the Subdivision Agreement. (See Comment #19)., All units on Street "A" will need to be provided a storm sewer service connection for the foundation drains. Sump pump drainage to 'the surface will not be permitted. 11) We will require additional information for the' area east of this site to ensure that drainage is not affected, and/or is accommodated.by this 'development. 1.2) Fencing will be required on lots adjacen~ to the open space and park block. Fencing and/or noise attenuation requirements ..will be required for lots adjacent to or backing onto Finch Ave. ' 13) 14) The fence along the east boundary of this site will need to be reviewed. The fence does not appear to be located on the property line in some areas. A new fence should be required along the boundary at the proper location. Grading and restoration details for the park' block should be identified on the detailed engineering plans, Sidewalk will be required on' Street "A", probably, fronting Lots 11 to 26 and along the east limit of Street "A". This. is to be determined during review of the engineering submissions. Sidewalk along Finch Ave: will be required across the entire frontage of the site. Cost sharing with the City will be addressed in 'the Subdivision Agreement. 15) A Sediment and EroSion Control Plan will be required for this site. 16) A Construction Management Plan will be required for this site. 17) A Tree Prese~atJon Plan and Boulevard Tree Planting Plan will be required for this site. 19) Side yard set backs should be reviewed for Lots 1 and 26 and increased'to ensure that construction of the house can be accommodated without infringement onto the adjacent properties. The urbanization of Finch Ave. adjaCent to this site and the urbanization of Woodview Ave, from Finch Ave. to the south limit of. the hydro, corridor.' 4 1 o 0 20) 22) ATTACHMENT # ~-~.~TO REPORT ~ (approx. 700m south).are prOiects identified in the City's Development Charge By-law. Although these works would be beneficial for the development of the Rouge Park Neighbourhood, and would be cost aff"ective if completed with the underground servicing, the funds have not yet been allocated for these works. The..By-law indicates funding for 2005 and 2f307 and budget approval at.that time and/or grior to, would require Council appr:oval. This matter will require further review and 'clarification as this project continues on the approval process and as timing of con..trucuon becomes more accurate!y defined. ' A detailed Geotechnical Report will be required to be Subm'tted with the · detaileU engineering submission for this development. This Report must inclu~de geotechnical information for roads, servicing and house construction within the site and for serving and roadway on Finch Ave, Woodview Ave. and the future S.W.M. Pond location. Development of this site must require the developer/owner to enter into a SubdivisiOn Agreement with the City that addresses, but is not limited to, roads, sidewalks, so.icing, lot grading, fencing., tree planting, street lighting, utilities, stormwater management, construction management, cost sharing,. cost recovery, financial obiigafons, performance and maintenance securities, etc. Pregrading on the site shouid' not be permitted without approvals as required by the City and/or other agencies. Robert Start RS:bg Copy: COordinator, Development Approvals ATTACHMENT #_~- / TO PLANNING & DEVELOPMENT DEPARTMENT February 5, 2003 To: Steve Gaunt Planner II From: Robert Starr Supervisor, Development Control Subject: Draft Plan of Subdivision Application SP2002-02 Zoning By-law Amendment Application A09/99(R2) Nicou Inc. South Part of Lot 34, Concession 2 Part 1, Plan 40R-1t934, 102-198 Finch Ave. City of Pickering In addition to our comments, memo dated January 21, 2003, we provide comments on the Noise Impact Study by Sernas Associates dated March 2002, their project No. 01269. 1) The 2.7m noise barrier and berm combination recommended for Lots 30 to 38 inclusive, provides a number of concerns that will need to be addressed. They are as follows: (a) the prOposed design eliminates the standard location for the Finch Ave. sidewalk. (b) The slope within the rear yard affects the rear yard grading as proposed in cross-section A-A and does not conform to the lot grading as proposed by report R.G. Robinson & Associates (Preliminary Servicing and S.W.M. dated December 2002). (c) The 3 to 1 slope is not considered usable rear yard area, We will require that each rear yard have 5 to 6 metres of usable rear yard (2% to 5%). 2) Lot 11. The design for the noise fence should include a provision for a gate to allow access to the rear yard while maintaining the noise attenuation requirement. Robert S{iarr RS:bg 122 ATTAOHME~T,~ ~ _ TO PLANNING & DEVELOPMENT DEPARTMENT September 5, 2003 To: Steve Gaunt Planner II From: Subject: MEMORANDUM Robert Starr Supervisor, Development Control Nicou Inc. Draft Plan SP~2002-02 Woodview Avenue / Finch Avenue Urbanization City of Pickering The Nicou draft plan will require the sanitary sewer to be extended on Woodview Avenue from the Hydro Corridor (Rougeforest Crescent) north to Finch Avenue. Since a storm sewer on Woodview Avenue would not be required at this time for the Nicou development, urbanization of Woodview Avenue is not anticipated at this time. Although Woodview Avenue is identified as a Development Charge Project, the proposed timing of the project is not until 2007 (estimated cost $1,050,000.00). On Finch Avenue, a sanitary sewer and storm sewer are required for the Nicou site from the west limit of the site east to Petticoat Creek. It is also expected the Region would install sanitary sewer to the west townline at the same time. We would recommend that Finch Avenue be" urbanized at this time. The urbanization of Finch Avenue west of Altona Road to Pickering / Scarborough Townline was identified as a Development Charge Project, with timing anticipated for 2005. The identified cost for these works is $1,800,000.00, however, completing these works with the installation of services should provide a significant cost reduction. Completing the entire length would be beneficial for the Nicou site, Bopa development site located at the south west corner of Finch and Altona, which is already occupied, as well as the existing residents along Finch Avenue. Should sufficient funding not be available, the project could be reduced to urbanizing the Nicou frontage and east to Petticoat Creek. This alternative has an identified cost of $850,000.00 (1999 estimate). As a portion of the total cost for sidewalk, storm sewer and sewer connections would be chargeable to Nicou, the cost to the · City should be less than estimated. Robert Starr RS:if J:~Documents\Development Control'd~OBSTARR~'~ernos~Nicou Memorandum.doc PICKERING PLANNING & DEVELOPMENT DEPARTMENT REPORT #- PD--":?z'&2-~"~--"~S-eptember 3, 2003 Pickezing Civic CompIe One The Espla~ad Picketing; Ontari, Canad, L1V Direc~ Access 905.420.4661 cityn ,fpJ ckering.¢c, n Department 905.420.4617 Facsimile 905.42,0.7648 plan& devl @ city. picketing, on. ca D. Dodwel[, C.E.T. R.G. Robinson and'Associates (Barrie) Ltd. 10 High Street Berrie, ON L4N 1W1 123 Subject: SubdMsion: Rouge'Park Residential Subdivision Plan SP-2002-02, FinCh Ave. & Woodview Ave. Preliminaw Servicing and Stormwater Management Rbport City of .Pickering We are in receipt of'your Preliminary Servicing and. Stormwater. Management RePort for the above-mentioned .subdivision and our comments are as follows: 2.0 DEVELOPMENT CONCEPT 1. The rePort States that the area is approximately .8.7 hectares, however when the Sa~,, "Open p ce and the residential are added, an area of 9,6 hectares, is Obtained. 3.0 'STORM DRAINAGE 3.1 Existinq Drainage 1. The report states 5.8 hectares as wetlands: and 3 hectares draining to the south. Figure. 2 indicates 5.05 hectares of wetlands and. 3.75 hectares d/~aining to the south. 3.2 ..Proposed Draina. qe 3.2.1 Overview 1. Front to rear drainage is not permissible on' the site. 3.2.2 .Qualitv and QuantitY,C°ntrol 1 Quality control wi. Il be required for the ent re site, including Lots 1 - 10 which front on the existing Finch Avenue. 3.3 Groundwater Manaqement 1. We.have concerns with the'hydraulic grade line for the entire site, in particular in. the vicinity of the most westerly entrance. ROuge Park Residential Subd'n. September 3, 2003 Page #2 · APPENDIX A - Stormwater Management Calculations 1. The pre-development peak floWs are 3.75 ha, not 2.9 m2. 2. The City of Pickering uses Yarneil's equations to determine intensity. reasoning for using an alternate intensity equation.. ' APPENDIX C.- Stormceptor Sizing Calcu ation Provide 1. At detailed design stage, we will require the impervious areas to be-shown ·on a plan. 2. The sizing of Stormceptor #2 must also include Lots 1 - 10, Based· on the curreht design, Stor'mceptor #2 will have to be an STC 1000. Based on a Type 1 habitat, an STC 750 only provides quality control for 0.2.0 ha and` an STC 1000 provides for 0.30 hectares. The imperious area for' this S'~ormcePtor is 0.33 ha. Should'you have any questions or con'cerns about these comments, please do nOt hesitate to contact myself' of Laura,Calvelli at extension 2158. RS:linc Lcalvelli/s ubd vs~s/sp2OO202/pr elim report Attachment Copy: Yours truly Robert Starr .Supervisor, DeVelopment Control Co-0rd nator, Development Approvals. Develq'Pment COntrol Inspector (LaUra Calvelli) Planner II (Steve Gaunt) 125 RECOMMENDATION OF THE PLANNING COMMITTEE DATE MOVED BY SECONDED BY 1. That Zoning By-law Amendment Application A 14/03, be APPROVED to permit commercial, office, institutional and residential uses, on lands being Part of Lots 17, 18 and 19, Plan 230, City of Pickering, submitted by McDermott & Associates Limited on behalf of 750985 Ontario Limited, (Montessori Learning Centre of Pickering). 2. That the amending zoning by-law to implement Zoning By-law Amendment Application A 14/03, as set out in Appendix I to Report Number 37-03, be FORWARDED to City Council for enactment. 126 PICKERING REPORT TO PLANNING COMMITTEE Report Number: PD 37-03 Date: September 26, 2003 From: Neil Carroll Director, Planning & Development Subject: Zoning By-law Amendment Application A 14/03 Montessori Learning Centre of Pickering (750985 Ontario Limited) 401,409,417 Kingston Road & 4 Evelyn Avenue (Part of Lots 17, 18 and 19, Plan 230) South-west corner of Kingston Road & Evelyn Avenue City of Pickering Recommendation: That Zoning By-law Amendment Application A 14/03, be APPROVED to permit commercial, office, institutional and residential uses, on lands being Part of Lots 17, 18 and 19, Plan 230, City of Pickering, submitted by McDermott & Associates Limited on behalf of 750985 Ontario Limited, (Montessori Learning Centre of Pickering). That the amending zoning by-law to implement Zoning By-law Amendment Application A 14/03, as set out in Appendix I to Report Number 37-03, be FORWARDED to City Council for enactment. Executive Summary: The applicant is requesting a change to the various zoning designations on the subject lands to implement the City's Official Plan Mixed Use Area - Mixed Corridor designation, to permit the establishment of an integrated office, commercial, institutional and residential land use. The properties are located between Kingston Road and Highway 401, west of Evelyn Avenue (see Location Map, Attachment #1 and Conceptual Development Plans - Phase 1,2 & 3, Attachment #2). Alterations, demolition and redevelopment are being proposed to the existing buildings and properties in a phased process over a period of time. The proposed mixed uses will be compatible with the existing Montessori School on the subject property. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. Report PD 37-03 Subject: Montessori Learning Centre (A 14/03) Date: September 26, 2003 Background: 1.0 Comments Received 1.1 At August 7, 2003 Public Information meeting (see text of Information Report and Meeting Minutes, Attachments #4 and #5) 1.2 Agency Comments Veridian Connections no objections; existing service to property may be inadequate, applicant can obtain service upgrade information from Veridian; (see Attachment #6); Region of Durham the proposal is permitted by the policies of the Durham Region Official Plan; municipal water supply and sanitary sewer service are available; at the time of Site Plan application a traffic report, noise study and soil remediation report will be required for any new, sensitive .land use, i.e. Residential and day nursery; (see Attachments #7 and #8); 1.3 City Departments Development Control stormwater must be addressed; granular parking surface is not acceptable; relocation of the Kingston Road entrance must be assessed; Evelyn Avenue design must be reviewed; sidewalks will be required across the Kingston Road frontage of the site (City responsibility) with implementation of each phase of development; improvements on Evelyn Avenue, including sidewalks, will be the owners responsibility; (see Attachment #9). The above-noted matters may require amendment to the conceptual design at the site plan stage, however, the issues are not considered to be of such significance to prohibit rezoning the subject property. 128 Report PD 37-03 Subject: Montessori Learning Centre (A 14/03) Date: September 26, 2003 Page 3 1.4 2.0 2.1 2.2 Community Comment 1000683 Ontario Limited Discussion occupies I Evelyn Avenue, has expressed concern regarding the use of Evelyn Avenue for access and egress to the site; express concern that increased vehicular demand on Evelyn Avenue will result in loss of revenues to the company; (see Attachment #10). History of the Montessori School Site. 1987 By-law 2497/87 zoned the most westerly two properties subject of this application to permit a wide range of commercial, institutional and office uses (including a Private Non-Residential School/Montessori School); 1997 - By-law 5150/97 expanded the list of permitted uses on the centre parcel subject of this application; 1998 Committee of Adjustment (P/CA 63/98) permitted the establishment of a modular school building on the most westerly parcel. Building to be removed by August 31, 2003; 2OO3 Zoning By-law Application A 14/03 submitted to rezone the property supporting the Montessori school and additional properties; see Attachment #3 for current zoning of the subject properties; staff support the intent of this zoning by-law application to provide one common zoning over the three parcels of land. Proposed Uses are Compatible with Existing Institutional Uses and Site Function. Commercial Uses The proposed introduction of a mix of commercial uses will not detrimentally impact the existing institutional use of the site. The Montessori Learning Centre is currently operating within a locality that comprises a range of uses including office, auto wreckers and residential. The introduction of similar type uses to the subject property will further reinforce the desired objectives as outlined in the City of Pickering Official Plan and Kingston Road Corridor Urban Design Development Guidelines. The proposal will promote the subject site as a mainstreet district that serves the residential neighbourhoods north and south of Highway 401 through increased employment potential, provision of day-to-day services and provide additional educational facilities. Report PD 37-03 Subject: Montessori Learning Centre (A 14/03) Date: September 26, 2003 1 2 9 Page 4 2.3 Residential Uses To implement the goals and objectives of the Kingston Road Corridor Urban Design Development Guidelines - Rougemount Village Area, it is recommended that Iow rise apartment uses be permitted on the subject lands. Development similar to the Rougemount Co-op building on the north side of Kingston Road would provide an interesting urban village streetscape. Due to the size of the subject property and density requirements of the Official Plan (over 30 and up to 140 units per hectare) ground related residential development (detached, semi-detached or townhomes) is not recommended as it would not address the requirement of the Official Plan for an urban village form. Consequently the proposed implementing zoning by-law for the subject lands requires an apartment style development (multiple vertical residential). It is anticipated that should residential development be viable for the site that it is likely to occur at the corner of Kingston Road and .Evelyn Avenue, providing a focal point to the corner. Building height requirements (minimum 6.5 metres, maximum 18.0 metres) and parking requirements (1.5 parking spaces per unit) will assist to control development of the site. Attachment #10 is a chart outlining existing permitted uses on the subject property under the various applicable zoning categories. Establish Build To Zones (BTZ's) to Promote a Mainstreet Environment and Provide the Desired Village Atmosphere. The applicant has proposed that a Build-To-Zone (BTZ) be established to ensure that future development of the subject site be uniform in design and achieve the desired village character, as outlined within the Kingston Road Corridor Guidelines. It is recommended that the entire area fronting Kingston Road and a portion of Evelyn Avenue incorporate BTZ's that are 3.0 metres from the property boundary and 3.0 metres deep. The BTZ are proposed to be broken into three individual BTZ's separated by the property boundaries fronting Kingston Road. It is recommended that the height of buildings within the BTZ in area 'A' on Schedule II of Appendix I be a minimum of 6.5 metres and maximum of 14.0 metres. A conceptual elevation plan for a gymnasium building has been reviewed that indicates a height of 14.0 metres, along a small portion of area 'A', will not detract from the desired village feel. The BTZ within areas 'B' and 'C' of the same schedule should be limited to a minimum height of 6.5 metres and maximum height of 7.5 metres. Further it is recommended that all development within the building envelop be restricted to a height of no more than 18.O metres. Development between the BTZ's and Kingston Road will not be permitted. The desired outcome is to provide a pedestrian friendly streetscape through the 'stepping' of built form, while maintaining the site's ability to function and accommodate more intensive uses. 130 Report PD 37-03 Subjecti Montessori Learning Centre (A 14/03) Date: September 26, 2003 Page 5 2.4 Parking Standards Implemented to Achieve Desired Landuse. In order to promote and maintain the desired village atmosphere of the locality the potential use of the land must be controlled. Specific parking requirements will permit reasonable development of the subject property while'regulating parking associated with uses that are high generators of parking need. Over-intensification of the land will be avoided through this form of control. Preliminary development plans have been submitted by the applicant that show the free and unrestricted movement of traffic within the site and connecting to City and Regional roads. The following table outlines parking standards that are recommended to effectively control future development of the site. Type or Nature of Use Athletic Club and/or Fitness Establishment, Private / Public Club Day Nursery School or Private School Bank and/or Financial Institution, Business and/or Professional Offices, Retail, Commercial or Personal Service Establishments, Dry Cleaners Distribution Centre, Eating Establishment (no drive-thru permitted), Medical or Dental Clinic, or Offices of a Drugless Practitioner Funeral Home Dwelling Unit (apartment) Minimum Off Street Parking Requirements 8 parking spaces per 100 square metres of gross leasable floor area 4 parking spaces per 100 square metres of floor area exclusive of the floor areas associated with an auditorium / gymnasium, main entrances, foyers or other common element areas not associated with classrooms 5.5 spaces per 100 square metres of gross leasable floor area The greater of 10 parking spaces or 1 parking space for each 200 square metres of gross floor area 1.5 parking spaces per dwelling unit Report PD 37-03 Subject: Montessori Learning Centre (A 14/03) Date: September 26, 2003 _131 Page 6 2.5 Site Functioning to be Addressed Through Site Plan Approval Process. The existing Montessori School use operates in a random manner in terms of school drop-off and pick-up, access and egress and formalized parking. The proposed rezoning is accompanied by a three-phased parking and development plan that has been designed to address and resolve any current concerns (see Attachment #2). Staff has reviewed the three-phase scenario and has determined that the proposal is appropriate subject to alterations through the site plan approval process to ensure its success. The proposal, in addition to providing an adequate number of parking spaces to satisfy City requirements for appropriate forms of development, also includes a formalized student drop-off and pick-up zone. The neighbouring business situated at 1 Evelyn Avenue expressed concern regarding the current queuing of vehicles on Evelyn Avenue that are waiting for children before and after school hours. The conceptual development plan will allow for cars to load and unload passengers on-site without overflowing onto Evelyn Avenue. During peak flow periods the remainder of the parking area will be sufficient to handle any overflow issues. Further, staff anticipates that traffic entering and leaving the site in the first two phases will be directed toward Kingston Road. At the completion of the three-phase development it is acknowledged that there will be an increase of vehicular movement on Evelyn Avenue. Given that this is a short street that will only service the subject site and one other business, it is anticipated that the traffic generated will not be of a level that would be considered unacceptable. As indicated in the comments provided by Development Control, Kingston Road as part of the Site Plan Application process as each phase is developed, sidewalks will be introduced at City's expense. 1.32 Report PD 37-03 Subject: Montessori Learning Centre (A 14/03) Date: September 26, 2003 Page 7 APPENDIX: Appendix I: Draft By-law Attachments: 2. 3. 4. 5. 6. 7. 8. 9. 10. Location Map Conceptual Development Plans - Phase 1,2 & 3 Existing Permitted Uses & Zoning Information Meeting Report Information Meeting Minutes Veridian Connections Comment Region of Durham Comment Region of Durham Comment, revised Development Control - Robert Starr Comment 1000683 Ontario Limited Comment Prepared By: Mike Duff Planner II Approved / Endorsed By: Neil Ca rr01~..~Pyl~PP Director, Pl~n~ & Development Lynda Taylor, MC~'"~P Manager, Development Review MD:Id Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering City~ Council "//"'"". ,~/ Th6m~s J. Quinn~'hief/~ministrati~~ 133 APPENDIX I TO REPORT NUMBER PD 37-03 DRAFT BY-LAW ZONING BY-LAW AMENDMENT APPLICATION A 14/03 134 THE CORPORATION OF THE CITY OF PICKERING Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended, to implement the Official Plan of the City of Pickering District Planning Area, Region of Durham in Part of Lot 17, 18 & 19, Plan 230, City of Picketing. (A 14/03) WHEREAS the Council of the Corporation of the City of Picketing passed By-law 2497/87 & 5150/97, amending By-law 3036, to permit the development of restricted light industrial uses and mixed uses on the subject lands, being Part of Lots 17,'18 & 19, Plan 230, in the City of Picketing; AND WHEREAS the Council of the Corporation of the City of Pickering now deems it desirable to further amend By-law 3036, by replacing By-laws 2497/87 & 5150/97, to permit a mix of institutional, commercial, personal service, office, and residential uses on the subject lands, being Part of Lots 17 & 18, Plan 230, in the City of Pickering; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF PICKERING HEREBY ENACTS AS FOLLOWS: 1. SCHEDULE I & II Schedule I & II attached to this By-law with notations and references shown thereon is hereby declared to be part of this By-law. AREA RESTRICTED The provisions of this By-law shall apply to those lands in Part of Lots 17, 18 & 19, Plan 230, in the City of Pickering, designated "MU-17" on Schedule I attached to this By-law. GENERAL PROVISIONS No building, land or part thereof shall hereafter be used, occupied, erected, moved or structurally altered except in conformity with the provisions of this By-law. DEFINITIONS In this (1) (2) (3) (4) By-law, "Build-to-Zone" shall mean an area of land within which all or par[ of a building or buildings are to be located; "Business Office" shall mean a building or part of a building in which the management or direction of business, a public or private agency, a brokerage or a labour or fraternal organization is carded on and which may include a telegraph office, a data processing establishment, a newspaper publishing office, the premises of a real estate or insurance agent, or a radio or television broadcasting station and related studios Or theaters, but shall not include a retail store; "Commercial Club" shall mean an athletic or recreational club operated for gain or profit and having public or private membership; "Commercial Recreation Establishment" shall mean a commercial establishment in which indoor recreational facilities such as bowling alleys, miniature golf courses, roller skating rinks, squash courts, swimming pools and other similar indoor recreational facilities are provided and operated for gain or profit, and which may include an arena or stadium, but shall not include a place of amusement or entertainment as defined herein; (5) ¢~~(6) (7) (8) (9) -2- "Commercial School" shall mean a school which is operated for gain or profit and may include the studio of a dancing teacher or music teacher, an art school, a golf school or any other such school operated for gain or profit, but shall not include any other school defined herein; "Custom Workshop" shall mean a building or part of a building in which is carried on, at small scale, the custom assembly, development or production of articles for distribution or sale, or the activities of a trade, craft, or guild, which may include furniture upholstering, but shall not include heavy industrial or manufacturing activities; "Day Nursery" shall mean tands and premises duly licensed pursuant to the provisions of the Day Nurseries Act, or any successor thereto, for use as a facility for the daytime care of children; "Dry Cleanin,q Depot" shall mean a building or part of a building used for the purpose of receiving articles, goods, or fabrics to be subjected to dry cleaning and related processes elsewhere, and of distributing articles, goods or fabrics which have been subjected to any such processes; i'Duplicating Shop" shall mean a building or part of a building where such items as letters, plans, pictures and documents are reproduced by Photostatting, blueprinting, or other similar methods; 135 (lO) (a) "Dwellin.q" shall mean a building or part of a building containing one or more dwelling units, but does not include a mobile home or trailer; (b) "Dwellinq Unit" shall mean one or more habitable rooms occupied or capable of being occupied as a single, independent, and separate housekeeping unit containing a separate kitchen and sanitary facilities; (11) (12) (13) (14) (c) "Multiple Dweliinq-Vertical" shall mean a building containing three or more dwelling units attached horizontally and vertically by an above grade wall or walls, or an above grade floor or floors or both; "Financial Institution" shall mean a building or part of a building in which money is deposited, kept, lent ,or exchanged; "Functional Floor Level" shall mean an enclosed building storey containing an area of at least 50% of the building's ground floor area, and a ceiling height suitable for the intended use; "Funeral Home" shall mean a building or part of a building where funerals are conducted and shall be limited to such facilities as chapels, visitation rooms, administrative offices, rooms for the preparation of the deceased, display rooms for the storage of caskets, and garages for hearses and other equipment, but shall not include a single detached dwelling; "Gross Leasable Floor Area" shall mean the aggregate of the floor areas of all storeys above or below established grade, designed for owner or tenant occupancy"or exclusive use only, but excluding storage areas below established grade; (15) (a) "Lot" shall mean an area of land fronting on a street which is used or intended to be used as the site of a building, or group of buildings, as the case may be, together with any accessory buildings or structures, or a public park or open space area, regardless of whether or not such lot constitutes the whole of a lot or block on a registered plan of subdivision; (b) "Lot Coverage" shall mean the percentage of lot area covered by all buildings on the lot; 136 (16) -3- (c) "Lot Frontage" shall mean the width of a lot between the side lot lines measured along a line parallel to and 7.5 metres distant from the front lot line; "Personal Service Shop" shall mean an establishment in which a personal service is performed and which may include a barber shop, a beauty salon, a shoe repair shop, a tailor or a dressmaking shop or a photographic studio, but shall not include a body rub padour as defined in section 224 (9)(b) of the Municipal Act, R.S.O. 1990, Chapter M.45, as amended from time-to-time, or any successor thereto; (17) "Place of Assembly" shall mean a building or part of a building in which facilities are provided for civic, educational, political, recreational, religious or social meeting purposes and may include facilities for entertainment purposes such as musical and theatrical performances, but shall not include a place of amusement or entertainment; (18) "Pdvate Club" shall mean an athletic, recreational or social club, and includes the premises of a fraternal organization, but shall not include an adult entertainment parlour as defined herein or a body rub parlour as defined in section 224 (9)(b) of the Municipal Act, R.S.O. 1990, Chapter M.45, as amended form time-to-time, or any successor thereto; (19) "Private Non-Residential School" shall mean a school which is maintained for educational or religious purposes but shall not include any other school defined herein; (2O) "Private Residential School" shall mean a school which is maintained for educational or religious purposes and which includes accessory residential facilities but shall not include any other school defined herein; (21) "Professional Office" shall mean a building or part of a building in which medical, legal or other professional service is performed or consultation given, and which may include a clinic, the offices of an architect, a chartered accountant, and engineer, a lawyer or a physician, but shall not include a body rub parlour as defined in section 224 (9)(b) of The Municipal Act, R.S.O. 1990, Chapter M.45, as amended from time-to-time, or any successor thereto; (22) "Public Club" shall mean an athletic, recreational or social club not operated for gain or profit and having public membership, but shall not include an adult entertainment padour as defined herein or a body rub parlour as defined in section 224 (9)(b) of the Municipal Act, R.S.O. 1990, Chapter M.45, as amended from time-to-time, or any successor thereto; (23) "Public School" shall mean, (a) a school under the jurisdiction of a Board of Education which Board is continued or established pursuant to the Education Act, R.S.O. 1990, c. E.2, or any successor thereto; (24) (25) (b) a college of applied arts and technology continued or established pursuant to the Ministry of Colleges and Universities Act, R.S.O. 1990, c.M.19, or any successor thereto; and (c) a university eligible to receive provincial funding pursuant to the Ministry of Colleges and Universities Act, R.S.O. 1990, c.M.19, or any successor thereto; "Rental Establishment" shall mean a building or part of a building in which goods, wares, merchandise, substances; articles or things are offered or kept to offer for rent directly to the public; "Restaurant - Type E" shall mean a building or part of a building where food is prepared or offered or kept for retail sale to the public for immediate consumption in the building or elsewhere on the premises; (26) -4- "Retail Store" shall mean a building or part of a building in which goods, wares, merchandise, substances, articles or things are stored, kept and offered for retail sale to the public; '¥eterinarv Clinic" shall mean a building or part of a building providing the services of a veterinarian, and facilities for the medical treatment, examination, surgery,, diagnosis, grooming, general health care, and observation of domestic animals and birds, but shall not include boarding or lodging. 137 5. PROVISIONS (1) Uses Permitted ("MU-17" Zone) No person shall within the lands zoned "MU-17" on Schedule I attached to this By-law use any lot or erect, alter or use any building or structure for any purpose except the following: (a) administrative office (b) antique sales and/or craft shop (c) athletic club and/or fitness establishment (d) business office (e) commercial club (f) commercial recreation establishment (g) commercial school (h) custom workshop (i) day nursery (j) dry cleaning depot (k) duplicating shop (I) financial institution (m) funeral home (n) medical or dental clinic (o) personal service shop (p) place of assembly (q) private club (r) private non-residential school (s) professional office (t) public club (u) public school (v) residential - Multiple Dwelling -Vertical (w) rental establishment (x) restaurant - type E (y) retail store (z) veterinary clinic (2) Zone Requirements ("MU-17" Zone) No person shall within the lands zoned "MU-17" on Schedule I attached to this By-law use any lot or erect, alter or use any building except in accordance with the following provisions: (a) BUILDING RESTRICTIONS: (i) Building Location and Setbacks: A Buildings and struc[ures shall comply with the maximum building envelope illustrated on Schedule II attached hereto; B The build-to-zone illustrated on Schedule II attached hereto shall have located within it a building or buildings, or part of a building or buildings, which must occupy the minimum percentage of the length of the build-to-zone indicated on each area being A, B or C as shown on Schedule II; C Despite B above no building shall required within the build-to-zone if such land is used for parking only; 138 D -5- Notwithstanding clause A above, in the event that the rear lot line changes from the location of the line illustrated on Schedule I attached to this By-law, there shall remain a minimum rear yard building setback of 14.0 metres from the rear lot line; Notwithstanding clause B above, a deck, patio, or any building addition having a gross floor area less than 10 square metres, .shall not be considered to be a building or part of a building for the purpose of satisfying the requirements of that clause, only; (ii) Building Height: A Within the Build-to-Zone- minimum 6.5 metres; B Within the Build-to-Zone- maximum 7.5 metres;' C D Within the building envelope- maximum18.0 metres; Despite A & B above development within the Build-to-Zone on Area 'A' on Schedule II shall have a minimum height of 6.5 metres and maximum of 14.0 metres. (b) PARKING REQUIREMENTS: (i) For a day nursery school or private school there shall be provided and maintained a minimum of 4 parking spaces per 100 square metres of floor area exclusive of the floor areas associated with an auditorium/gymnasium, main entrances, foyers or other common element areas not associated with classrooms; (ii) For an athletic club and or / fitness establishment, private / public club there shall be provided and maintained a minimum of 8 parking spaces for every 100 square metres of gross leasable floor area; (iii) For each dwelling unit there shall be provided and maintained a minimum of 1.5 parking spaces for each dwelling unit; (iv) For a funeral home there shall be provided and maintained the greater of ten parking spaces or one parking space for each 200 square metres of gross floor area; (v) For all other uses, there shall be provided and maintained on the lands a minimum of 5.5 parking spaces for every 100 square metres of gross leasable floor area or part thereof; (vi) Notwithstanding clauses 5.21.2(g) and 5.21.2(k) of By-law 3036, as amended, all entrance and exits to parking areas and all parking areas shall be surfaced with brick, asphalt, or concrete, or any combination thereof. (c) SPECIAL REGULATIONS: (i) All uses, other than parking and outdoor play areas, shall take place entirely within enclosed buildings or structures with no outside storage or display; (ii) All development existing on the date of passing of this byqaw, on Part of Lot 19, Plan 230 shall be deemed to comply with the provisions of By-law 3036, as amended; -6- The minimum and maximum net residential density permitted on lands on Schedule I attached to this By-law shall be over 30 and up to and including 140 dwelling units per hectare; (iv) Section 5.22 (1) shall not apply to the lands designed MU-17 on Schedule I attached hereto. BY-LAW 3036 By-law 3036, as amended, is hereby further amended by replacing By-law 2497/87 and 5150/97 to give effect to the provisions of this By-law as it applies to the area set out in Schedule I attached to this By-law. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 3036, as amended. 7. EFFECTIVE DATE This By-law shall take effect from the day of passing hereof subject to the approval of the Ontario Municipal Board, if required. 139 READ A FIRST, SECOND, A, ND THIRD TIME AND PASSED THIS of ,2003. day Wayne Arthurs~ Bruce Taylor, Clerk 140 MU-17 PLAN 230 PT LOT 17 & PT LOT 18 PLAN 230 PT LOT 17 PLAN 250 Pt LOT ~7 RP 40R-~2151 PART 1 PLAN 230 PT LOT 17 RP 40R-16160 PART 2 SCHEDULE 7' TO BY-LAW PASSED THIS DAY OF 2003 MAYOR CLERK B A / / / / / / / C 141. 4O% .% ---- BUILDING ENVELOPE ~ BUILD-TO-ZONE LANDS AFFECTED BY THIS BY-LAW SCHEDULE Tr TO BY-LAW. PASSED THIS DAY OF 20O3 MAYO R CLERK 142 ATTACHMENT ~ ,, [ TO REPORT # PD , 37~ 05 CRT. ROAD ¸EY GATE B HILL 409 NGSTON 17 KINGSTON KINGST ROAE EVELYN AVE. SUBJECT PRC ~ONTIER ..J -- TOYNEVALE ROAD City of Pickering Planning & Development Department PROPERTY DESCRIPTION PLAN 230 PART LOTS 17, 18 & 19 OWNER MONTESSORI LEARNING CENTRE (750985 ONTARIO INC.) DATE JULY 2, 2003 DRAWN BY JB APPLICATION No. A 14/03 SCALE 1:5000 CHECKED BY GR FOR DEPARTMENT USE ONLY PN-5 PA- ATTACHMENT t ~ ,,,TO REPORT # PD 37- 0 S 143 -~?~ · · · · · CONCEPTUAL DEVELOPMENT PLAN - PHASE ONE Montessori Learning Centre ATTACHMENT#~TO Kingston Road - City of Pickering REPORT # PD_ ,.~ 7 -o ~ % EVELYN AVENUE MONTESSORI LEARNING CENTRE II CITY OF P]CK~ RING HAS E 1 CONCEPTUAL DEVELOPMENT PLAN - PHASE TWO MONTESSORI LEARNING CENTRE ATTACHMENT#_ 2- __TO KINGSTON ROAD- CITY OF PICKERING REPORT # LEARNING CENTRE ~¥~= ~,~,~. PHASE 145 CONCEPTUAL DEVELOPMENT PLAN - PHASE THREE KINGSTON ROAD-EVELYN AVENUE ATTAOHME~T #~T0 REPOR'/' ~ PD~ EVELYN AVENUE ll MONTESSORI LEARNING CENTRE :~ CITY OF PICK ERING PART ONE - INTRODUCTION AT'rACHMEN'[ # ~. ,TO REPORT # PD ~ ~?-(DL5 page 7 I I I I I I I I t I I ! 1.4 Contextual Setting (cont'd) .J!. 4 To the north-east of the site, north of Kingston Road and to the east of the Rougemount Co-operative, there are two residential dwellings which are setback from the Kingston Road corridor on relatively large lots, municipal addresses of 422 and 428 Kingston Road. A third dwelling, municipal address of 440 Kingston Road, is occupied by Treco Real Estate and serves as the sales office for Glen Rouge Homes. Further to the east are the valley lands associated with Petticoat Creek and the new Petticoat Creek Library and Community Centre. The Law Offices of Wakefield, M adger and Hawke are located adjacent the south-easterly corner of the intersection of Kingston Road and Evelyn Avenue, to the east of the lands affected by this application. Immediately to the east of the Law Office is the ravine associated with Petticoat Creek which drains to the south under the Freeway. As is apparent from the pattern of land use and development, the uses present in the vicinity of the lands affected bythis application include a relatively broad range of both residential and non-residential uses and activities, inclusive of institutional, commercial and industrial uses. The anlysis indicates that this is a transitional area in which lower density residential and other non-conforming land uses are gradually being displaced and/or adopted by commercial and/or higher density residential uses consistent with the objectives of the approved Official Plan for the City of Pickering. It follows, therefore, that the pattern of land use and development in this area is evolving over time and is, to a a larger degree, dependent upon continued investment by the private sector. 1.5 Conceptual Development Plan With assembly of the three properties, municipal addresses of 401,409 and 417 Kingston Road, our client proceeded with the preparation of a conceptual plan which promotes a comprehensive approach to the future use and development of the lands situated to the south of Kingston Road, west of Evelyn Avenue, inclusive of the two remnant parcels under the ownership of the Province of Ontario. The conceptual development plan promotes the mainstreet concept expressed in the City of Pickering Official Plan through the introduction of buildings within the streetscape and the creation well ~lefine focal points of interest and activity within the community. Given the significant capital costs associated with the acquisition of lands and the construction / demolition of existing structures and related works and site services, it is proposed that redevelopment of the lands be phased over the next five to ten years consistent with market demands and growth related pressures. An overview of each phase of the redevelopment proposal is provided below. Conceptual drawings of each phase are provided at Tab 5 to this submission. ! ! Land Use Planning Assessment Montessori Learning Centre McDermott & Associates Limited June, 2003 148 PART ONE - INTRODUCTION /¢TTACHMENT # ~-- F~EPORT # PD 37 -C)~ .TO page 8 1.5 Conceptual Development Plan (cont'd) i i i i i i i I i Phase One The initial phase leading to the redevelopment of the property involved the acquisition of 417 Kingston Road and conversion of the former McWilliams residence to allow the use of the structure for classrooms and/or offices. It will further be necessary to provide additional off-street parking in the front and rear yards of the former McWilliams property to facilitate current operations. The works proposed to the former McWilliams residence and exterior areas will be of an interim nature to minimize disruption during construction of an addition to the primary facility located at 401 Kingston Road. Upon completion of the renovations and related site works, the Montessori Learning Center will proceed to finalize the plans for a three storey addition to the existing structure located at 401 Kingston Road. The addition would provide for the introduction of a three storey structure adjacent the frontage of Kingston Road. Conceptual elevation drawings prepared by Alien & Sherriff, the architects retained by the Montessori Learning Centre, are attached hereto at Tab 6. The proposed addition, having a gross floor area of approximately 1,247 square metres, will provide an auditorium/gymnasium and main entrance foyer having a height of 5 metres with the second and third storey classrooms resulting in an overall height of approximately 12.2 metres. Given the grade of the lands relative to Kingston Road, the addition will appear to be a two and one-half storey structure adjacent the more westerly property line. In proceeding with the addition, the Montessori Learning Centre proposes a minimum setback of 3 metres adjacentthe front lot, line consistent with the build-to-zones established in other areas along the Kingston Road corridor. In an effort to create a focal point of interest and downtown or mainstreet environment, the proposed addition includes a bell tower on the north-east corner of the structure. The tower will represent a significant architectural element within the streetscape and symbolize the educational function of the building. It is further proposed that the roof line of the addition will be similar to that of the Rougemount Co-operative located opposite the Montessori Learning Centre, adjaceht the northerly limits of Kingston Road. With construction of the addition to 401 Kingston Road, the Montessori Learning Centre will endeavour to negotiate the purchase and/or lease of the land locked parcel of land owned by the Province of Ontario to the rear of 401 Kingston Road. This area will be maintained by the Montessori Learning Centre to provide 16 off-street parking spaces which will be primarily utilized by Staff to accommodate long term parking events during construction of this addition. To ensure provision of adequate off-street parking during Phase One, the Montessori Learning Centre is attempting to enter a lease with the Province to provide for the establishment of a temporary off-street parking area on the surplus lands, address 4 Evelyn Avenue. It is anticipated that this area will facilitate an additional 16 off-street parking spaces on a temporary basis during construction of the addition to 401 Kingston Road. Land Use Planning Assessment Montessori Learning Centre McDermott & Associates Limited June, 2003 1 I PART ONE - INTRODUCTION ATTACHMENT#_ ~- TO REPORT # PD_-.~7 -O~ 149 page 9 I I 1 I I I 1.5 Conceptual Development Plan (cont'd) Phase Two The second phase of redevelopment will involve demolition of the former Shortreed residence and removal of the modular classroom facility located at 409 Kingston Road. Upon removal of the existing structures, the entrance from Kingston Road will be reconfigured and a well defined off- street parking area will be constructed which will include a short term lay-by parking area adjacent the easterly facade of the structure. Concurrent with the construction of the new off-street parking area in 2005, the outdoor playground will be regraded to provide for outdoor activities and playfields. The site improvements proposed during Phase Two will be undertaken to facilitate the ultimate redevelopment of the lands situated adjacent the south-west corner of the intersection of Kingston Road and Evelyn Avenue. Ultimately, it is proposed that internal driveways will provide access to a shared use parking facility. Provision of such facilities will accommodate special events in the evening hours at the school. ! ! ! ! ! ! ! ! Phase Three The third phase provides for the demolition of the former McWilliams residence and construction of a business and/or professional office complex adjacent the south-west corner of the intersection of Kingston Road and Evelyn Avenue. The future division of tee lands to facilitate construction of Phase 3 is dependent upon successful negotiations with the Province of Ontario in relation to the purchase of the remnant parcel adjacent the northerly limits of Evelyn Avenue. Based upon our discussions with the Ministry of Transportation, the remnant parcel of land is designated as a controlled access highway. To facilitate sale of the lands, the Ministry advises that it will first be necessary to obtain an Order in Council to remove the controlled access designi~tion. Subsequently, it will be necessary for the Ministry to initiate a process whereby the lanas are declared surplus and offered for sale in accordance with the normal practices and procedures of the Province. Ministry Staff advisethat removal of the controlled access designation is atime consuming process which will only be initiated upon receipt of a formal request from our client or other person or agency. Consequently, it is unreasonable for the Montessori Learning Centre to proceed with the filing of such a request until By-law No. 3036 is amended to facilitate the ultimate redevelopment of the lands as illustrated on the Conceptual Plan. Land Use Planning Assessment Montessori Learning Centre McDermott & Associates Limited June, 2003 150 PART ONE - INTRODUCTION ATTACHMENT #. ,~- TO' REPORT # PD_ .~ '? - 0 .~ page10 I I ! 1 I l I ! ! ! ! 1.5 Conceptual Development Plan (cont'd) In summary, the need to provide for the phased redevelopment of the lands is, in part, a function of the significant capital investment required over a period of several years, and, the need to minimize the disruption of business activities throughout each phase of redevelopment. It is anticipated that Phase One, which involves the construction of the proposed addition to the school, will commence in the Spring or early Summer of 2004 and that the new facility will require 9 to 12 months to complete. Phase Two would therefore be completed during the following summer with all site works completed by the Fall of 2005. Phase Three is dependent upon the acquisition of the lands from the Province and the co- ordination of redevelopment efforts with the City and the Region. By allowing development to proceed in a phased manner, the City will realize the long term vision for this area during the next ten to fifteen years consistent with the continued growth and development of Pickering. Land Use Planning Assessment Montessori Learning Centre McDermott & Associates Limited June, 2003 ATTACHMENT #_ ~ TO REPORT # PD ~ 7- 0.5 151. Existing Uses "M1-8/S C-27" "M U-8" "MI -8" - Business Office; - Business Office; -Light manufacturing - Financial Institution; - Commercial Club plant - Furniture or Major Appliance Store; - Commercial Recreation -warehouse - Home Improvement Centre; Establishment; Light Machinery and Equipment - Commercial School; Supplier; - Custom Workshop; - Professional Office; - Day Nursery; - Rental Establishment; - Dry Cleaning Depot; - Restaurant - Type A; - Duplicating Shop; - Commercial Recreation Establishment; - Dwelling Unit; - Dry Cleaning Establishment (non- - Financial Institution; venting); - Funeral Home; - Food Preparation Plant; - Personal Service Shop; - Garden Centre; - Place of Assembly; - Place of Assembly; - Private Club; - Scientific, Medical, or Research - Private Non-Residential Laboratory; School; - Vehicle Repair Shop; - Professional Office; - Vehicle Sales or Rental - Public Club; Establishment; - Public School; ~ Private Non-Residential School; - Rental Establishment; - Day Nursery; - Restaurant - Type A; - Retail Store; - Veterinary Clinic; CURRENT ZONING OF SUBJECT PROPERTIES M1-8 By-law 3036 MU-8 By-law 5150/97 M1-8 (SC-27) By-law 2497~87 P/CA63/98 - applies to properties zoned M1-8 (SC-27) & MU-8 152 ATI'ACHMENT REPORT # PD__ INFORMATION REPORT NO. 18-03 FOR PUBLIC INFORMATION MEETING OF August 7, 2003 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Zoning By-law Amendment Application A 14/03 Montessori Learning Centre (750985 Ontario Ltd.) 401,409, 417 Kingston Road & 4 Evelyn Avenue Part of Lot 31, B.F.C. 3 (Part of Lots 17,18 and 19, Plan 230) (southwest corner of Kingston Road & Evelyn Avenue) City of Pickering 1.0 2.0 PROPERTY LOCATION AND DESCRIPTION - the subject properties combined, are approximately 0.64 hectares in size, and are located at the south-west corner of Evelyn Avenue and Kingston Road · (see Attachment #1 - Location Map); the subject properties currently support a Montessori Learning Centre and a single detached house; - Wakefeild, Mager, & Hawke, Law Office is located to the east, and Allison Auto Wreckers to the west; - Highway 401 to the south, and to the north is Rougemount Co-operative Housing and the Rougemount Centre. APPLICANTS PROPOSAL - the applicant proposes to amend the zoning of 3 separate parcels and combine them under one new comprehensive zone category to permit a vadety of Office, Commercial, Institutional, and Residential Uses; development of these lands is proposed to be phased over the next 5 to 10 years (see Attachment #2- Phase 1 to 3 - Applicants Development Plan); - this development will promote concepts and policies expressed within the City of Pickering Official Plan. Information Report No. 18-03 ATTACHMENT # ~.--_~TO REPORT # PD ~'7- 0.~ Page 2 3.0 3.1 3.2 3.3 3.4 OFFICIAL PLAN AND ZONING Durham Reqional Official Plan 153 the Durham Regional Official Plan identifies the subject lands as being designated "Special Policy Area - A (Pickering)"; this designations goal is. to maximize the areas highway exposure as a main street and gateway to the Region; intensify development in a manner that will not adversely affect similar development within the Main Central Areas of the City of Pickering; the applicants proposal appears to comply with this designation; Pickerinq Official Plan the subject property is designated "Mixed Use Areas - Mixed Corridor" within the Rougemount Neighbourhood; this designation permits a wide range of residential, retailing of goods and services, offices, restaurants, community, cultural and recreational uses; Schedule II of the Pickering Official Plan- "Transportation Systems" designates Kingston Road as a Type B - Arterial Road and Evelyn Avenue as a Local Road; Rou.qemount Neiqhbourhood - encourage and where possible require new development to be compatible with the character of existing development; - require new development to have regard for the Rouge Park Management Plan; Kingston Road Corridor Guidelines - Rouqemount Village Rougemount Village will support a pedestrian friendly mainstreet of an evolving "urban village" that serves the neighbourhoods north and south of the 401; a mix of landuses, pedestrian friendly uses and Iow rise building shall generally be encouraged; village character streetscape elements should be established, including wide sidewalks, comfortable sitting areas, pedestrian scale street lights, signage, banners planting, and special pavement treatments; 154 Information Report No. 18~03 ATTACHMENT ~. L/ TO REPOR'[# PQ 37-03 Page 3 3.5 Zoninc~ By-law 3036 the subject properties are currently zoned "M1-8/SC-27" - Storage & Light Manufacturing / Special Commercial by By-law 3036/00, as amended by By-law 2497/87 & "MU-8" - Mixed Use by By-law 3036/00 as amended by By-law 5150/97; the current zoning by-laws permit the following uses: Existing Uses "M1-81SC.27" - Business Office; - Financial Institution; - Furniture or Major Appliance Store; - Home Improvement Centre; - Light Machinery and Equipment Supplier; - Professional Office; - Rental Estab!ishment; - Restaurant - Type A; Commercial Recreation Establishment; Dry Cleaning Establishment (non-venting); Food Preparation Plant; Garden Centre; Place of Assembly; Scientific, Medical, or Research Laboratory; Vehicle Repair Shop; Vehicle Sales or Rental Establishment; Private Non-Residential School; Day Nursery; "MU-8" - Business Office; - Commercial Club - Commercial Recreation Establishment; - Commercial School; - Custom Workshop; - Day Nursery; - Dry Cleaning Depot; - Duplicating Shop; - Dwelling Unit; - Financial Institution; - Funeral Home; - Personal Service Shop; - Place of Assembly; - Private Club; - Private Non-Residential School; - Professional Office; - Public Club; - Public School; - Rental Establishment; - Restaurant - Type A; - Retail Store; - Veterinary Clinic; CURRENT ZONING OF SUBJECT PROPERTIES Information Report No. 18-03 ATTACHMENT ~_ ~ TO REPORT # PD__ Page 4 4.0 4.1 4.2 RESULTS OF CIRCULATION Resident Comments - no resident comments have been received to date; Agencv Comments 155 4.3 - no agency comments have been received to date; Staff Comments - in reviewing the application to-date, the following matters have been identified by staff for further review and consideration: the compatibility of the proposed development with the existing built fo~m and neighbourhood; examine the types of uses, and determine whether any need to be modified or eliminated to ensure that they are compatible with each other and the surrounding area; Parkinq Zone examination of minimum parking standards for the site/zone to determine if the site will function given the number of uses permitted on site; Requirements · review zoning requirements with regard to present and future development of the properties to ensure orderly development in a phased manner; · determine if a build-to-zone or a building envelope is required to implement the Kingston Road Corridor (Rougemount Village) Design Guidelines; · evaluate building heights and building coverage options for present and future uses; Special Regulations · examination of the minimum and maximum net densities permitted in the area for residential purposes; · examination of gross leaseable floor areas for all uses proposed for the site; · examination of the floor space index; · examination of future access points from Kingston Road to the subject properties; 156 Information Report No. 18-03 ATTACHMENT #~TO REPORT# PD 3-'/-b~ Page 5 Kin.qston Road Corridor Guidelines - Rouqemount Villaqc · ensure that all guidelines within the Kingston Road Corridor Guidelines - Rougemount Village are being considered; · the intent of the guidelines are to. create a pedestrian friendly mainstreet of an evolving "urban village" that serves the neighbourhoods north and south of the 401; · support a mix of land uses, pedestrian friendly uses and Iow rise building shall generally be encouraged; · village character streetscape elements should be established, including wide sidewalks, comfortable sitting areas, pedestrian scale street lights, signage, banners planting, and special pavement treatments; this Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies and the public. 5.0 6.0 6.1 PROCEDURAL INFORMATION written comments regarding this proposal should be directed to the Planning & Development Department; oral comments may be made at the Public Information .Meeting; all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; if you wish to reserve the option to appeal Council's decision, you must provide comments to the City .before Council adopts any by-law for this proposal; if you wish to be notified of Council's decision regarding this proposal, you must request such in writing to the City Clerk. OTHER INFORMATION AI3~3endix No. I list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing report; Information Report No. 18-03 ATTACH~.4Ek~T RE?ORT # pD ~? Page 6 6.2 '6.3 i~nformation Received - 157 - full scale copies of the Applicants submitted plan are available for viewing at the offices of the City of Pickering Planning & Development Department; Land Use Planning .Assessment prepared by McDermott & Associates Limited is available for Viewing at the offices of the City of Pickering Planning & Development Department; _Property Principal~ - the principal of 401 Kingston Road is Cesaroni Holdings; - the principal of 409 Kingston Road is David and Eleanor Shortreed; the principal of 417 Kingston Road is Roderick M°Williams; - the principal of 4 Evelyn Avenue is the Ministry of Transportation. ;e~-f R/~a'~owski I Planner I GXR:Id Attachments Copy: Director, Planning & Development Lynda Taylor, M~P, RPP Manager, Development Review 158 ATI'ACHMENT #~TO REPOR1 # PD ~ 7 - 0 ~ APPENDIX NO. I TO INFORMATION REPORT NO. 18-03 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date; COMMENTING AGENCIES (1) none received to date; COMMENTING CITY DEPARTMENTS (1) none received to date;  ... P, EPQR'r # P0--.57-O~, . ~'. . .... = atutory -uvi c ,ri,urination Meeting Thursday, August 7, 2003 7:00 P.M. PRESENT: 159 STAFF: C. Rose -Manager, Policy G. Romanowski - Planner I M. Duff - Planner II A. Greentree - Supervisor, Legislative Services The Manager, Policy, provided an overview of the requirements of the Planning Act and the Ontario Municipal Board respecting this meeting and matters under consideration there at. (I) ZONING BY-LAW AMENDMENT APPLICATION A 13/03 HOME HARDWARE 477 - 481 KINGSTON RD. PART 1 OF LOT 3, B.F.C. 3 (PART OF LOT 1, 2, 3, 4, 9, PLAN 230) Geoff Romanowski, Planner !, provided an explanation of the application, as outlined in Information Report #17-03. Evelyn Besker, representing the applicant, advised that Home Hardware has listed the subject property for sale and believes that the proposed uses in the application would be consistent with the desired uses of a prospective purchaser. (11) ZONING BY-LAW AMENDMENT APPLICATION A 14103 MONTESSORI LEARNING CENTRE (750985 ONTARIO LTD.) 401,409, 417 KINGSTON ROAD & 4 EVELYN AVENUE PART OF LOT 31, B.FPART OF LOTS 17, 18 AND 19, PLAN 230 (SOUTHWEST CORNER OF KINGSTON ROAD AND EVELYN AVENUE) Geoff Romanowski, Planning Technician, provided an explanation of the application, as outlined in Information Report #18-03. John McDermott, McDermott & Associates, representing the applicant, gave a presentation of the proposed project. He reported that although the City has stated that the application is respecting three properties, there are in fact five properties, which may be affected by the project. The Province of Ontado currently owns the two additional properties, and Mr. McDermott noted that these two properties are not necessary for the applicant to achieve their goal. Mr. ATTACHMENT ,~EPORT # PD_ ~2.-.D,~ ,, . . tatuto m o at on Meeting Thursday, August 7, 2003 7:00 P.M. McDermott clarified the existing uses and proposed uses for 401,409 and 417 Kingston Road. Mr. McDermott further stated that the applicant believes that they are bringing forth a coordinated proposal which would be cost effective for the applicant and positive for the community, assist in promoting a well-defined mixed use area, and is consistent with 18.2.1 Special Policy Area (Pickering) of the Region of Durham Official Plan. Significant parking studies have been conducted and documented and the applicant is confident that there will be adequate parking at the conclusion of the project, but they are looking to the City for their cooperation during construction, especially during the first phase. The applicant is anxious to move forth with this project and requested staff to endeavour to report to Council in September. (111) ADJOURNMENT The meeting adjourned at 8:05 p.m. PROJECT NAME: ATTACHMENT~_ ~ .... TO REPORT # PD -O~ VERIDIAN CONNECTIONS DEVELOPMENT APPLICATION REVIEW CITY OF PICKERING - Montessofi Leamlng Ceatm 161 ADDRESS/PLAN: - 401/409/417 KINGSTON ~ & 4 EVELYN AVE, MUNICIPALITY: PICKEKING lIEF. NO.: A 14/03 SUBMISSION DATE: JULY 15, 2003 The existing service to this site may be inadequate. Details regarding a service upgrade can be obtained from om: o£fices. Othe=. VeaSd~n Connections has no objection with the Zoniag Amertdment of this property. Technical Kepmseutative 7- Don Barnett Telephone 427-9870 Fart.. 3253 /MF 152 August 22, 2003 Geoff Romanowski, Planner I Planning & Development Department One'the ESplanade. Pickering, Ontario L1V 6K7 ~U6 "2.'6 2003 QIT¥.OF PICKER ' ~' · JNG The. Regional Municipality of Durham Planning Departmen'~ 1615 DUNDAS ST. E. 4TM FLOOR, LANGi TOWER WEST BUILDING PO BOX 623 WH ITBY ON L1N 6A3 ;ANADA ,-~,905-728-7731 Fax: 905-436-6612 · Email: planning@ region.durham.on.ca www.region.durham.on.ca A,L, Georfllefl, MClP, RPP Commissioner of Planning 'Dear Mr. Romanowski: Re: Zoning Amendment Application A 14/03 Applicant: Montessori Learning Centre' Location: 'Part of Lot 31, Broken Front .Concession Municipality: Cityof Pickering' We have reviewed this application and the following comments are offered with respect to'the Durham Regional Official Plan, the proposed method, of servicing, and the delegated provincial plan review responsibi ities, The application proposes to rezone the subject 'propertY to permit, a variety of office, commercial, institutional', and .residential-uses. Durham Reqional Officia Plan The subject lands are designated "Special Policy Area A" in the'DUrham Regional Official Plan. This:area contains a mixture of residential, retail, personal .service and industrial .uSes.. The policy of the Regional Plan is to maximize the area's highWay exposure as. a mainstreet and gateway to the Region. Development is to.be intensified in a manner that will. not adversely affect similar development inthe City's Main. Central Area. The proposal is permitted by the policies of the Durham .Regional Official Plan. Municipal Servicinq Municipal water supply' is available to the subject property from an exiSting 500 mm watermain on Kingston Road. Any and all water supply works to be constructed in the public right-of-way.Will:be constructed bythe..Region at' the applicant's expense.. The applicant will also be responsible 'for the. cost to 'disconnect. any unused or abandoned water service connections:fronting .the subject property along Kingston Road' and Evelyn Avenue. - " S,er~icb 'Excellence fo~p¢fi:C'~m ~unity ,, Sanitary sewer service is available from an existing 600 mm sanitary sewer on Kingston Road. Any.and all sanitary sewer works to be constructed in the public right-of-way will be constructed by the Region at the applicant's expense. The applicant will also be responsible for the cost to disc°nnect any unused or abandoned sanitary sewer 'service connections fronting the sUbject propertYalongKingston Road.and Evelyn Avenue. 100%' Post 3onsumer ,Transportation - ATTACHMENT d.~TO REPORT ~' PD: 3'7- ~·. 163. Page 2 ~.. A traffic study will b.e reqUired .to assess traffic impacts caused by development. This study will'identify and confirm the need to formalize a centre'left-turn land on Kingston Roadto serviCe the development and possible restricting direct access onto Kingston .Road to right-turn movements on y. '.The .Region will require, a minimum'18 metre right-of-way from centrelineon.Kingston ROad along the frontage of the site. Pro.vincial Plan· Review Responsibilities The appliCation has been screened in' accordance with the provincial Plan review responsibilities; The. subject lands' are located in prOximity, to both Highway 401 ,' which is 'a.designated freeway, and Kingston ROad, which is designated a TyPe-B arterial road in:the Durham Regional Official'Plan.. A noise study will be required prior to the de. Velopmentof the lands for residential purposes. The subject lands 'are .also located in proximity tO an automobile wrecking business. An adequate separation, distance between thisbusinessand any future residential useon the subject lands sho.ulct be ensured to eliminate any potential.land use conflict. The apPlicant should also demonstrate that the subject lands are free .from any contamination prior t° any development. No 'further provinCial interests are 'affected by the proposal. If you .have' any questions or require additional information, 'please call m e. Yours truly,. 'Ray Davies, Planner Current OPerations Branch cc. Jeff Almeida, Durham Region Works Department R:',.t raini n gVd~.o ping~pickeri n g a14--03.doc ,." ':'" .'§ ',~i~ "'::~z ' '"'..' ' ~f i' ' ' . .... '.': .' "' ep~ bei-l.di 003 ...~.*.,,.,'.,.' · . ..... . , ' ..... ~:t",. '.. 6_4'.."'::'.:';.." .' :. ; " ' i. i',: :v....;' ' .~,,~o~,~.¢.~o,. ,3.?..--o3 ".." .. "' .-.: .... ,:.... ". :."-Ci~fP ~ -.,....:' ' · " " "'" ': icke'?in .'". '.''' "" '. '",'.' ~,~u ~ . "- ' ...',... ". '".'Pla'nnJn ev~lop nt Cepartment .'.'..' ... .' ::. .., .'.'. .. Pick ring Civi Compl6× ' " ..... ' e . c:: '.,...' ..... -' ":.'.? · :.. "0.~:,~' .'T~ ~'~P.~'~,~.d .... ' "" "' ' ' "'" ...... ' '"" ' · ~ ~' ':" " '" : " i ' '": ' ' :."Pi k~ring; 'O~t~:rio ;','. : ',i ": ~ ' :'"'i" ".'L;IV" "' :'"'" .' " ' "" "' . ...':. ..... :.... 6K7 . · ' ' ' .'"' .'." '.. ' ','.'. .. . ; : · . . ... : ..'. .. . . . . ..... . .~ ... . '. .:' : ,...... .. .. : . ., '~.~ R,~,,~.., .., Atte. ntior~: -'Mike. Daft,:.P. lafi e .......' ....:. · ... , .:.: .... .. ...... ..... ..:. :.' ~,i~i~.'t~ ....' n r:': .... '" ":""" ': ""'" " · ofDurham.' . ' '. .1 .':.. :'. .' : . 'i.';' ' '.'. "".." · '. ':..' . .'.' .' ', ~:.: .Zoning ~y:iaw'Am;~ t A¢¢i;at-ionl;~.~'.475'~... -.?'.: ....: .... '"' " · ' · .. , .. . . ' ndm'en · .Works. Departmeni' Appiic 'fi Le ' (7,50'98:5 i'0,1L.'td ) ' ' '" · .. , , ,' . ....'. aht::Mb'nte~{i0 amJng Centre Ontar ., ,' "' , · '"' ' ' P..a~ 8f b0t. 3~ O'n BF.C ' 105 CONSUMERS I~I~E': .... ' "".' .... · ~: C~ricessi' 3 ... . . ..~ ~' ... ...... . .:'. . .,..P~"so'x6~a ':." ':" '.' '. City i~f"P,'i eri~ .:., . .,...,.'.- . ., .: WHrm~' ON. t-~'sA3 .... . ' ' "- "-' . ' . , . CAN~i~DA . ... .,OUi'File~ RZ':9/0:~/P. ": ' ' ., '. ' ;:. :, ', '" · .' '.."'.' ' . : .... . · ~ :"'.'.' . . . .; .. . . ' . . · .' . . 90~:-66~-772i' . '-.. . .. ...,: .. .:' .. '"' ' ... , "' "."'" ' '.. '.'FaX;.gl:)5~68-2~51 ' '" ' : '" ' := ":" ' ""' "' " ' ' ' · .'.:' ...... · ',. .. . ,, ...... , . ..,".' "', .' .... :r ". . ' ' ' ;?", ~1:..' ,.. ,' . ~o~,¢~,o,.d,,h,m,o,.o, ' ~'h~. R~gi~'~'al.. ~0r~s.;D~ipaitm.eh~ 'h~'s'r~. 0.8jed~.ion ;~b.:tfie fu rtl~e~'pmCessing' ". '".'" :' .'... ".' '.: ~b~¢~,.~,,~.o,:~ . of the' above' .nOte~l'.Zonin'g amebd'rnent::application'~'aS any,.' servii~in¢.:'an'd/oi:.'. :....."' .: · . ..... "... "transportation issdes.'noteid ini0ur"pre.~,ibu~ 80m~ent~ were.to be'd:ealt.wiih '. · '~". ~'~:~]~.r~:~;~~ ::,.. ~t the. timB'0f~'S'it.~''pi:an' ~p:itiJi~ti~i~:... '. : '- .'.' .-'.......'"".'..'.." './.,,.... '...," '... '.....:: ..:..."'. ":....{ .....W,.e.'t.rust this.'is..sdfficie'r!t' t~..'rfl~t.'~oUr,' ~:.e~dS.' ' ' "':,:.;:' ::' .," ..';' "". '."i '.' '..'. :" '! ..','... .i "...":'{-' '.:.-... :'~':..":.': :.:-':' ".'¥o',.,i~'~.i~.;.: .'. ,' ..' .':' '.' .'... {...: '"., :,. :...'.. '.,....: :.,., .... .... ~ .... '.. i ,:....' '.:..' ....'. :' '.'.-.i ' ",...'.:. · '... "'.. ~ .'....! .:.,.: .....: .... ..... ,,............: .... .... : ... . ..........,...~... .... '"..' '"".'"i:"'i"} "'"}.';':'..':.'.: 'Dev~l°p~neht.APprova"ls:'~'!~,ision;'..'..' '..i:"..'..' :' "..:..;' ].'..'.'.."., ,}.' .', .{' '::,""'i" .."' . :.,~;~=..;, ... :.,:: ,. :.:- . :'.",....:...,.......:,.:,....... :.. .. . .'..... .'..'....." .......' ...:~~;;,,.....,......, ,.,. ........-..... ~........:.....................:-...... .:.............. .:." :..i:.:':" :'..'. '. :: '"..' :."-'. '":' :.:...':":. :"' '"" I-O'd LL:LL 800~ 9L des L?_,LL899~OB~'xe4 ATTAOHIVIENT #__~ .......... TO PLANNING & DEVELOPMENT DEPARTMENT MEMORANDUM 165 September 8, 2003 To: From: Subject: Michael Duff Planner II Robert Starr Supervisor, Development Control S14/98 - Montessori Learning Centre Conceptual Development of Future Works Kingston Road/Evelyn Ave. City of Pickering We have reviewed the conceptual designs for the above-noted development and provide the following comments: PHASE1 1) Details must be provided on retaining the stormwater drainage from the interim parking areas on Evelyn Ave. A granular parking area would not be acceptable. Mud tracking onto Evelyn Ave. and Kingston Road would create a continual maintenance problem. An alternative surface could be explored during the approval process. 2) Completing the sidewalk on Kingston Road is an important City initiative. We anticipate requiring it completed across this frontage with any additional development. A future relocation of the Kingston Road frontage may warrant a delay in the sidewalk extension. ATTACHMENT #~TO Montessori Learning Centre 814/98 REPORT,f' PD_ .~7-0~ ..... Conceptual Development of Future Works September 8, 2003 Page 2 PHASE 2 1) Relocation of the Kingston Road entrance may need to be reassessed. The proposed location would require additional lane extensions and curb tapers as was required with the initial entrance. The proximity to Evelyn AVe. may not permit it, pending Region of Durham review. There appears to be a large hydro pole and a ditch inlet catchbasin that would require relocation for this entrance. There would be an additional cost to close the existing entrance. A sidewalk on Kingston Road to Evelyn Ave. would be required with this Phase. Again, the surface drainage and proposed surface on the parking areas on Evelyn Ave. would need to be addressed. 2) 3) PHASE 3 1) 2) 3) The entrance on Evelyn Ave. will be determined depending on existing conditions and limit of the existing portion of Evelyn Ave. We require sufficient distance south of the entrance to provide for snow storage. This proposal, as indicated, may require extending Evelyn Ave. further south or moving the entrance further north. Drainage and stormwater management will need to be addressed for this site. Our comments from Phase 2 proposal regarding the KingSton Road entrance remain for this proposal. RS:bg mike - S1498 ~ Montessori - conceptual development of future wo~*ks Robert Starr , ,~HMEI~T# /'O TO OlKrY OF P~OKERING REPOFIT ~ PD~ / 000683 xt, L[RK'S 5os-s2,7 FAX: (~05) ~09-5~70 1 Evelyn Avenue, Picketing, Ontario RECEIVED August 26, 2003 Clerk's D~rtment Cor~ion of the City of Pickering 1 The Esplanade Pickering, Ontario Llv 6k7 SEP I 0 2003 CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT SEP 8 - 2003 CITY OF PICKERING, Dear Sir/Madam: Re: Zoning By-law Amendment Application A 14/03 - Montessori Learning Centre (750985 Ontario Ltd.) 401, 409, 417 Kingston Road & 4 Evelyn Avenue, City of Pickering We are in receipt of the proposed development plan and would express the following concerns: The plans seem to channel all the traffic from both the Montessori school and the proposed commercial development onto Evelyn Avenue. As you are aware, Evelyn Avenue is a very short avenue, being cut off by the 401. As you are also aware, the office parking for 1 Evelyn'Avenue is parallel to the property. As we have seen from the current access to the Montessori schools, there is a substantial amount of traffic dropping children off in the morning and picking them up in the afternoon, which, if channelled through Evelyn Avenue, would have the effect of blocking access to the parking spaces for 1 Evelyn Avenue. We would anticipate that stream of traffic, especially since a fair number of the cars would be attempting to make a left to proceed westbound on Kingston Road, would take a substantial amount of time to complete that turn, especially during rush hour on Highway 2, thereby further exasperating access to the parking spots for the clientele of 168 our office. As such, we would ask to have further input into the development, so that it does not affect us in such economic manner, Yours very t~~ BRIAN R Pre s ident ",3 BRH/ec