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Home My WebLink AboutDecember 16, 2004Statutory Public Information Meeting Agenda Pursuant to the Planning Act Thursday, December 16, 2004 7:00 P.M. Chair: Councillor Ashe (I) 3. 4. 5. DRAFT PLAN OF SUBDIVISION APPLICATION SP-2004-05 ZONING BY-LAW AMENDMENT APPLICATION A 13/04 WELDON LANDS LTD. ON BEHALF OF THE ESTATE OF A. TYAS 542 KINGSTON ROAD BLOCK B REGISTERED PLAN 473 AND PART LOT 30, RANGE 3~ B.F.C. 1-15 Explanation of application, as outlined in Information Report #18-04 by Planning Staff. Comments from the applicant. Comments from those having an interest in the application. Response from applicant. Staff response. (11) DRAFT PLAN OF SUBDIVISION APPLICATION SP-2004-03 ROSE VALLEY HOMES 1355- 1361 ALTONA ROAD (PART OF LOT 1 & 2, PLAN 228) 16-22 Explanation of application, as outlined in Information Report #19-04 by Planning Staff. Comments from the applicant. Comments from those having an interest in the application. Response from applicant. 5. Staff response. Statutory Public Information Meeting Agenda Pursuant to the Planning Act Thursday, December 16, 2004 7:00 P.M. Chair: Councillor Ashe (111) 3. 4. 5. ZONING BY-LAW AMENDMENT APPLICATION A 15104 R. & D. INVESTMENTS INC. LOT 126, PLAN 1051 (1741 FAIRPORT ROAD) Explanation of application, as outlined in Information Report #20-04 by Planning Staff. Comments from the applicant. Comments from those having an interest in the application. Response from applicant. Staff response. 23-31 (IV) ADJOURNMENT PICKERING INFORMATION REPORT NO. 18-04 FOR PUBLIC INFORMATION MEETING OF December 16, 2004 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Draft Plan of Subdivision S-P-2004-05 Zoning By-law Amendment Application A 13/04 Weldon Lands Ltd. on behalf of the Estate of A. Tyas 542 Kingston Road Block B Registered Plan 473 and Part Lot 30, Range 3, B.F.C. City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the subject lands are located on the north side of Kingston Road west of Rosebank Road; a property location map is provided for reference (see Attachment #1); the property is currently occupied with a detached dwelling and accessory buildings; the property has an extensive lawn area surrounding the house and has a variety of mature trees; the site's topography is relatively flat with a gentle slope to the north; - the northern portion of the property abuts the Lightfoot Place road right-of-way; - the subject property benefits from a right-of-way easement over a portion of the property to the east for access purposes; - surrounding land uses are: north detached dwellings that front onto Lightfoot Place and a municipal walkway that provides access to Steep Hill Park; south on the south side of Kingston Road across from the subject property is a municipal Fire Station and the Comfort Inn Motel; east a church, the Revivaltime Tabernacle Worldwide Ministries; west - a vacant property that fronts onto Kingston Road and detached dwellings that front onto Rosebank Road; - west of the vacant property is a commercial plaza. r~ Information Report No. 18-04 00,, Page 2 2,0 3.0 3.1 APPLICANT'S PROPOSAL - Weldon Lands Ltd. on behalf of the owners, have submitted an application for approval of a draft plan of subdivision and an application to amend the zoning by-law in order to implement the proposed draft plan; - the draft plan of subdivision proposes to create one block of land only, for residential development; - on the residential block the applicant proposes to submit an application for draft plan of condominium for 42 townhouse dwelling units; it is anticipated that the condominium proposal will be a common element condominium for private internal roads, visitor parking area and possible perimeter landscaping elements; the applicant's proposed development plan is provided for reference (see Attachment #3); the development plan does not propose the creation of any new municipal streets, rather the creation of private roads/laneways; - all of the freehold townhouse dwelling units will front onto one of the private roads; - the subject land is proposed to have site access from Kingston Road via the existing right-of-way easement on the property to the east; - the following chart outlines the proposed development detail: Details of the Applications Total area of draft plan Residential block Building coverage Private roads, walkways and parking coverage Landscape open area Number of townhouse dwelling lots Net residential density Residential parking provided (2 per unit) Visitors parking provided Total parking provided -- 0.68 hectares -- 0.68 hectares -- 35 percent -- 31 percent -- 34 percent -- 42 -- 61.2 units per hectare -- 84 -- 13 -- 97 OFFICIAL PLAN AND ZONING Durham Reqional Official Plan - designates the subject lands as Living Areas; - areas designated as Living Areas are intended to be predominantly for housing purposes, including townhouses; - Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads; - Kingston Road where it abuts the draft plan is designated as a Type B Arterial Road; - the proposal appears to conform to the Durham Region Official Plan; Information Report No. 18-04 Page 30 0 ,~ 3,2 3.3 3.4 Pickerinq Official Plan the Pickering Official Plan designates the subject lands as Mixed Use Area - Mixed Corridors Area; the subject property is within the Woodlands Neighbourhood of the Official Plan; - no development guidelines have been prepared for this area of the Woodlands Neighbourhood; - the Kingston Road Corridor Development Guidelines are applicable as the subject property fronts Kingston Road; - permissible uses within Mixed Use Area - Mixed Corridors Area include, amongst others, a variety of residential uses including townhouses; - the Pickering Official Plan establishes a density range of over 30 and up to and including 140 dwelling units per hectare for development within a Mixed Use Area -Mixed Corridors Area; the Woodland Neighbourhood policy specify that despite the density range noted above, a maximum residential density of 55 units per hectare for lands located on the north side of Kingston Road that are designated Mixed Use Area and abut lands developed as Iow density development; - the proposed development provides a net density of approximately 61 units per hectare; - Schedule II of the Pickering Official Plan - Transportation Systems designates Kingston Road where it abuts the draft plan as a Type B Arterial Road; - Type B Arterial Roads are designed to carry moderate volumes of traffic at moderate to high speed and have some access restrictions; - Finch Avenue where it abuts the draft plan is designated as a local road which generally provides access to individual properties and carries local traffic; the subject applications will be assessed against the policies and provisions of the Pickering Official Plan during the further processing of the applications. Kingston Road Corridor Development Guidelines the subject lands are included in the Whites Road Corridor Precinct; guideline objectives for this area include building being closer to the street; Iow and mid-rise buildings on the north side of Kingston Road; a minimum building height of two storeys; and, consideration for pedestrian and bicycle movements; the applications will be assessed against the Kingston Road Corridor Development Guidelines during the further processing of the applications. Zoning By-law 3036 the subject lands are currently zoned "R-3" (Detached Dwelling, Third Density Zone) by Zoning By-law 3036; the existing zoning permits one detached dwelling per lot on a lot having a minimum lot area of 550 square metres and a lot frontage of 18 metres; Information Report No. 18-04 Page 4 4.0 4.1 4.2 4.3 an amendment to the zoning by-law is required to implement the applicant's proposed townhouse development; the applicant has requested an appropriate zone that would permit the proposed development. RESULTS OF CIRCULATION Resident Comments - no formal written resident comments have been received to-date. A.qencv Comments No Objections or Concerns: (see Attachments #4 - #7) Durham District School Board Enbridge Gas Canada Post Bell Staff Comments - in reviewing the application to-date, the following matters have been identified by staff for further review and consideration: · ensuring that the proposed development is compatible with, and sensitive to, surrounding land uses; · ensuring a coordinated and sensitive approach to development with the surrounding lands; · compatibility with the Kingston Road Corridor Development Guidelines; · compatibility with the Woodland Neighbourhood policies, specifically the maximum density for the property of 55 units per hectare of land; · ensuring that the proposed private streets, lotting pattern and dwelling designs maintain a high quality residential streetscape; · reviewing the appropriateness of the proposed site access by means of the right-of-way across the abutting property to the east; · ensuring adequate parking is provided on the subject property in appropriate locations; · reviewing the proposed development to ensure that adequate information is provided, that technical requirements are met and that the proposed development design does not impact on the ability of abutting properties to function in an appropriate fashion; this Department will conclude its position on the draft plan design after it has received and assessed comments from the circulated departments, agencies and public. Information Report No. 18-04 Page 5 Lr') uq ~ 5.0 6.0 6.1 6.2 PROCEDURAL INFORMATION - written comments regarding this proposal should be directed to the Planning & Development Department; - oral comments may be made at the Public Information Meeting; - all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; if you wish to be notified of Council's decision regarding either the proposed plan of subdivision or zoning by-law amendment application, you must request such in writing to the City Clerk; if a person or public body that files an appeal of a decision of the City of Pickering in respect of the proposed draft plan of subdivision and/or zoning by-law amendment, does not make oral submissions at the public meeting or make written submissions to the City of Pickering before the draft plan of subdivision application is considered for approval, or before a zoning by-law is passed, the Ontario Municipal Board may dismiss all or part of the appeal; - if you wish to reserve the option to appeal Council's decision of the proposed zoning by-law amendment application, you must provide comments to the City before Council adopts any by-law for this proposal. OTHER INFORMATION Appendix No. I list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing the report. Information Received full scale copies of the applicant's submitted plans are available for viewing at the offices of the City of Pickering Planning & Development Department including: · the draft plan of subdivision · proposed development plan the need for additional information and/or addendums to submitted reports will be determined through the review and circulation of the applicant's current proposal. Information Report No. 18-04 Page 6 6.3 Company Principal the owner, of the subject lands is the Estate of A. Tyas, who have entered into an Agreement of Purchase and Sale with Weldon Lands Ltd.; the Weldon Lands Ltd. are the authorized agents for the subdivision and rezoning applications; Richard Weldon is the principle of Weldon Lands Ltd. Ross Pym, MCIP, RPP 0/' Principal Planner- Development Review Lynda Taylor, MCIPcI~PP Manager- Development Review RP:Id Attachments Copy: Director, Planning & Development 007 APPENDIX NO. I TO INFORMATION REPORT NO. 18-04 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) Durham District School Board (2) Enbridge Gas (3) Canada Post (4) Bell COMMENTING CITY DEPARTMENTS (1) none received to date 008 ATTACHMENT#_.L.To I-~0~ ' \ ~-'-'~ ~' /X CRES. CENT CATTAIL C~ J ~ ~ J ~~ ~ STEEPLE ~ -HELL City of Pickering Planning & Development DepaAment PROPER~ DESCRIPTION BLOCK B, REGISTERED P~N 473 AND PART LOT 30, RANGE 3, B.F.C. OWNER ESTATE OF A.~AS DATE NOV. 5, 2004 DRAWN BY JB FILE No. SP 2004/05 & A 13/04 SCALE 1:5000 CHECKED BY RP FOR DEPARTMENT USE ONLY PN-6 PA- r ,~YTACHMENT #_~._TO INFORMATION COMPILED FROM APPLICANTS DRAFT PLAN OF SUBDIVISION PLAN- SP 2004-04 & A13/04 009 BLOCK B LOT 24 REO'D PLAN 473 20.§Bm N 64' 26' $0" E LOT 25 ~ r~ t~?O. IZONING : R-3J BLOCK 1 IZ°N~c: LOT 30 , RANGE 3 BROKEN FRONT CONCESSION ~ ~j REG'D PLAN 40M-1480 BLOCK 54 m~, !1 THIS MAP WAS PRODUCED BY THE CITY OF PICKERING, PLANNING & DEVELOPMENT DEPARTt~ENT, INFORMATION & SUPPORT SERVICE~ NOVEMBER 5, 2004. 010 ~"iTACHMENT# ~._~TO INFORMATION COMPILED FROM A~I-ICANT'S DEVELOPMENT PIAN SP 2004105 & A 13/04 - ESTATE OF A. TYAS 80.$0m ¥.p, .69m THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN, NOVEMBER 5, 2004. THE DURHAM DISTRICT SCHOOL BOARD Facilities Services 400 Taunton Road East Whitby, Ontario LI R 2K6 Telephone: (905) 666-5500 1-800-265-3968 Fax: (905) 666-6439 November 12, 2004 ATTACHMENT #..~..70 INFORMATION REFORT# I~,-O~_ 011 The City of Pickering Planning Department Pickering Civic Complex One The Esplanade Pickering, Ontario L1V 6K7 Attention: Mr. Ross P~n Dear Mr. Pyro, RE: Draft Plan of Subdivision SP-2004-05 Zoning By-law Amendment Application A 13/04 Weldon Lands Inc. on behalf of Estate of A. Tyas 542 Kingston Road CiTY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT Block B Registered Plan 473 and Part Lot 30, iRange 3 BFC Ci~ of Pickering Staffhas reviewed the information on tine above noted application and has the ibllowing comments... Approximately 21 elementary and 9 secondary 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 fhcility. o Under the mandate of the Durham District School Board, staffhas no objections. Yours truly, Christine Nancekivell Planner l: PROPL'~N D:xTqP[NG SI:B SF'2¢ n4-( 5 01£ ~ENBRIDGE November 16, 2004 ROSS PYM CITY OF PICKERING PICKERING CIVIC COMPLEX ONE THE ESPLANADE PICKERING ON L1V 6K7 Dear Sir/Madam: Distribution Planning 500 Consumers Road North York ON M2J 1PS RECEIVED NO~t ! 7 ZBDh NOV I 7 2004 ~ OF picKERING CITY OF PICKERING P~NNING & DEVELOPME~ ~[ RiO~RING~ ONTARIO DEPARTMENT Re.' 542 Kingston Road, Pickering Draft Plan SP-2004-05 It is requested that the follOwing conditions be included in the subdivision agreement. The owner is to co-ordinate the preparation of an overall utility distribution plan to the satisfaction of all effected authorities. Streets are to be constructed in accordance with the municipal standards. The owner shall grade all streets to final elevation prior to the installation of the gas lines, and provide the necessary field survey information required for the installation of the gas lines, all to the satisfaction of Enbridge Gas Distribution. All of the natural gas distribution system will be installed within the proposed road allowances therefore easements will not be required. truly J. Swartz Supervisor, Planning and Design 416 758-6933 JS:bs S:DistPlm~LTR2.doc 11/24/2004 11:18 4187559800 DEL/VERY PLANNING 1.860 MIDLAND AVE 2ND FL. SCARBOROUGH' ON M1P 5A1 CANADA POSI CORP. (416) Z85-5385 (T} (416) 755-9800 (~ 01 / 02 013 November 24, 2004 INFORmATiON REPORT# Ross Pyro Principal Planner Planning & Development Depar~n~nt City of Picketing 1 The Esplanade Pi. ckering On LIV 6K7 RECEIVED NOV 24 2004 CiTY OF PICKERING 'mLANNING & DEVELOPMENT DEPARTMENT Dear Mr. Pyro, RE: DRAFT PLAN OF SUBDIVISION-SP-2004-05 ZONING BY-LAW AMENDMENT-A 13/04 WELDON LANDS 1NC. ON BEHALF OF ESTATE OF A, TYAS 542 KINGSTON RD BLOCK B REGISTERED PLAN 473 AND PART LOT 30, RANGE 3, B.F.C. CITY OF PICKERING As a condition of draft approval, Canada Post requires that the owner/developer comply with the following conditions: - The owr~er/developer agrees to includ, e 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 loc~fions 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 a.ppropriately sized sidewalk section (concrete pad) as per municipal standards and to Canada Post specifications to place the Community Mailboxes on. -Any required walkway across the boulevard, as per municipal standards. DELIVERY PLANNING 1860 MIDLAND AVE 2ND FL. sc. oRovcH oN tan, 5,u CANADA POST CORP. PAGE IN~AT~O~ E~O~ (416) 755-9800 (~ 82/82 FIEC ,i VE D - 2 - NOV ?_. 4 2004. ~ {: pICKERING ~ITY O >LANNING & DE.V.E_.L~PMENT ~Any required curb depressions for wheelchair access (to Cmaada Post specifications) DEPARTM~-r~' The owner/developer further agrees to determine and provide a suitable temporary Community Mailbox locaQon(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 i.nfo.rm.atioll is sufficien.t, however, should you require further information, please contact me at the above number or mailing address. Sincerely, Debbie Greenwood Delivery Planner Bell REC ¥ED Right Of Way Floor 5, 100 Borough Drive Scarborough, Ontario M1P 4W2 Tel: 416-296-6291 Fax: 416-296-0520 NOV 9 004 CITY OF ~,~,r,,=RIN _ :.-.' ..... ,,,~ ~. DEVELOPMENT DEPARTMENT Toll-Free: 1-800-748-6284 2004-11-15 Town of Pickering Planning Department i The Esplande ?ickering, Ontario L1V 6K7 Attention: Ross Pym Dear Sir/Madam: RE: Draft Plan of Subdivision 542 Kingston Road Your File No: SP-2004-05 Bell File No: 30727 Thank you for your letter of November 5, 2004 requesting comments on the above- referenced application. A preliminary review of the draft plan has been completed and a telecommunication facility easement may be required to service these lands. The draft plan has been forwarded onto our Engineering department for detailed review and to determine Bell's specific requirements. Until additional comments are issued by Bell Canada approval of the above- referenced spptication is premature. Should you have any questions please contact Jackie Wilkinson at 416-296-6430. Yours truly ~athan Wukasch /~Manager - Right Of Way Control Centre 01G PICKERING INFORMATION REPORT NO. 19-04 FOR PUBLIC INFORMATION MEETING OF December 16, 2004 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Draft Plan of Subdivision Application - SP-2004-03 Rose Valley Homes 1355 - 1361 Altona Road (Part of Lot 1 & 2, Plan 228) City of Picketing 1.0 2.0 PROPERTY LOCATION AND DESCRIPTION the subject property of the above-noted application is approximately 0.35 hectares in size; located on the east side of Altona Road, one property south of The Church of the Nazarene (see Attachment #1 - Location Map); to the south and west is a mix of residential dwellings. APPLICANT'S PROPOSAL the applicant proposes to create one subdivision block on the subject lands (see Attachment #2 - Applicant's Submitted Draft Plan); this property is intended to be developed for future residential development; this application is of a technical nature and is to create a parcel of land that can be further legally divided in the future (through the part lot control process); an application for common element condominium will be submitted in the future to create a future internal public road. Information Report No. 19-04 017 Page 2 3.0 3.1 3.2 3.3 4.0 4.1 4.2 OFFICIAL PLAN AND ZONING Durham Reqional Official Plan the Durham Regional Official Plan identifies the subject lands as being designated Living Area, which permits development predominately for housing purposes; the applicant's proposal complies with this designation; Pickerinq Official Plan the subject property is designated Mixed Use - Mixed Corridor within the Rougemount Neighbourhood; - this designation permits residential uses, office and restaurant uses, retailing of goods and services and a mix of community, cultural and recreational uses; - residential development under this designation permits a density of over 30 and up to and including 140 units per net hectare; - the applicant's proposal for one future development block conforms to the applicable Official Plan policies; Zonin(I By-law 3036 the lands subject to Draft Plan of Subdivision SP-2004-03 are currently zoned "CO/(H)RMI" - Business Office, Professional Office and Multiple Residential with a Holding Provision, by Zoning By-law 3036, as amended by By-law 2658/88; the existing zoning permits business and professional office uses, and multiple dwelling(s) horizontal and vertical; the (H) Holding Provision requires the owner of the property to enter into agreements with the City of Pickering (development agreements) and the Region of Durham (municipal service agreement - sewer/water) for the development of the land. RESULTS OF CIRCULATION Resident Comments - no written resident comments have been received to date; A.qency Comments Comments were received from: · Le Conseil Scolaire Catholique de District Centre-Sud · Durham District School Board; all had no objection to the proposed application. 0 ~ 8 Information Report No. 19-04 Page 3 4.3 4.4 5.0 Staff Comments The Planning & Development Department considers this application to be technical in nature, therefore it is the intention of the Director, Planninq & Development to proceed with the issuance of Draft Approval pending the receipt and review of comments, to create one block of land for future development. Preliminary comments for future development No development is proposed at this time, through this application process. Following the creation of the subdivision block, any proposed development must: · ensure it is compatible with, and sensitive to, surrounding existing residential developments; · show that the existing zoning by-law can be complied with, if it cannot, a zoning amendment or a minor variance may be required; · ensure that the proposed internal road and lotting pattern provides for adequate site function; · enter into appropriate development agreements (Site Plan and Condominium Plan) with the City of Pickering, as required prior to the lifting of the (H) Holding Provision; · enter into appropriate servicing agreements with the Region of Durham, as required prior to the lifting of the (H) Holding Provision; · submit a preliminary grading plan to identify potential grading issues; · ensure that adequate information is provided through the supporting technical submissions and reports. PROCEDURAL INFORMATION written comments regarding this proposal should be directed to the Planning & Development Department; oral comments may be made at the Public Information Meeting; all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; if you wish to be notified of Council's decision regarding a the proposed draft plan of subdivision you must request such in writing to the City Clerk; if a person or public body that files an appeal of a decision of the 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 Pickering before the application is considered, the Ontario Municipal Board may dismiss all or part of the appeal. 6.0 OTHER INFORMATION Information Report No. 19-04 Page4 0!9 6.1 Appendix No. I 6.2 6.3 list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing report; Information Received full scale copies of the Applicant's submitted plan for one block is available for viewing at the offices of the City of Pickering Planning & Development Department; the City of Pickering is in receipt of the following report, which obtain technical information for the Draft Plan of Subdivision SP-2004-03: Phase I & II Environmental Site Assessment - Proposed Residential Development - 1355 Altona Road - City of Pickering, created by Soil Engineers Ltd. - May 2004 the need for additional information and/or addendums to this report will be determined through the review and circulation of the applicant's submitted draft plan; Property Owner the owner of this property is Rose Valley Homes Inc. and the agent for this application is John Perdue of Legends Consulting. p_~ll~O~ ~omanowski, CPT nnerl GXR:Id Attachments Lynda Taylor, MCIP, RPP// Manager, Development Review Copy: Director, Planning & Development 0£0 APPENDIX NO. I TO INFORMATION REPORT NO. 19-04 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) Le Conseil Scolaire Catholique de District Centre-Sud (2) Durham District School Board COMMENTING CITY DEPARTMENTS (1) Planning & Development Department ~NFO~'~^T~O~ ~PO~T#___ i~! ' Oq O,~L ~ Y L f]-II t I t t I I I I I~ [ ~ FIDDLERS I ~ /ff.. STREET ~ ~~~ I / ~_,__~ .... .... ,,. ~ ~_~__L_X~ ,~.~ ~ ' I~' N ROUGE HIL Gity oT Piokering Pl~nnin~ & DeVelopment Dep~ment P~OPE~ DE~O~IPTION PA~T O~ LOT ~ & e, P~N OWNE~ ~O~R VALL~ HO~R~ DATE OOT. 22, 2004 D~WN FILE No. ~P ~004/0~ 8OALE ~:~000 OHEOKED BY FO~ DEPARTMENT USE ONLY PN-B PA- INFORMATION COMPILED FROM APPLICANTS SUBMITTED PLAN- SP 2004-03 LOT 7, REGISTERED PLAN 228 0 ~ BLOCK 1 PART OF LOT 1, RED PLAN 228 --b DURHAM CONDOMINIUM PLAN No. 147 THIS MAP WAS PRODUCED BY THE. C/~ OF P/CAE'PING, PLANNING &r DEVELOPMENT DEPA,~TA4ENT, /NFOfE/.CAT/ON ~ SUPPOPT SEPVICE~ NOF£~BE/~ 7, 2004. 020 PICKERING INFORMATION REPORT NO. 20-04 FOR PUBLIC INFORMATION MEETING OF December 16, 2004 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 15/04 R & D Investments Inc. Lot 126, Plan 1051 (1741 Fairport Road) City of Picketing 1.0 2.0 PROPERTY LOCATION AND DESCRIPTION the property subject of the above-noted application is approximately 0.49 hectares in size; located on the east side of Fairport Road, immediately north of the CNR rail line (see Attachment #1 - Location Map); existing single detached residential homes are located to the west and north of the subject lands, APPLICANT'S PROPOSAL - the applicant proposes to amend the zoning of the property to develop 9 detached dwellings (see Attachment #2 - Applicant's Submitted Plan); - proposed lot frontages are approximately 12.0 meters and proposed lot depths of approximately 25.0 metres; - the applicant is proposing a 5.0 metre, one-way private driveway, entering from Fairport Road and exiting onto Dunbarton Road, through the northeast corner of the property; - the applicant proposes to construct a 10.0 metre wide, 3.0 metre high berm, for the purposes of providing a barrier between the CNR rail line and the proposed dwelling units; an application of condominium will be submitted in the future for the common element driveway. 02 4 Information Report No. 20-04 Page 2 3.0 3.1 3.2 3.3 3.4 OFFICIAL PLAN AND ZONING Durham Reqional Official Plan the Durham Regional Official Plan identifies the subject lands as being designated Living Area, which permits development predominately for housing purposes; the applicant's proposal complies with this designation; Pickerinq Official Plan the subject property is designated Low Density - Urban Residential within the Dunbarton Neighbourhood; this designation permits residential uses and a mix of community, cultural and recreational uses; Iow density residential development permits up to and including 30 units per net hectare; the proposed development would provide a net density of 18.3 units per net hectare; the applicant's proposal conforms to the applicable Official Plan policies; Dunbarton Neiqhbourhood Desiqn Guidelines (see Attachment #3 - Dunbarton Neighbourhood Map) new development shall be compatible with the existing neighbourhood character with regard to lot area and frontage requirements; new development shall maintain building setbacks consistent with recent subdivision standards; compliance with the Dunbarton Neighbourhood Guidelines will be considered through the review of this application; Zoning By-law 3036 the subject lands are currently zoned "R3" - Detached Dwellings Residential Zone, by Zoning By-law 3036; the existing zoning permits detached dwellings with minimum lot frontages of 18 metres and minimum lot areas of 550 square metres; an amendment to the zoning by-law is required to allow for the development of 9 detached dwelling units on lots with minimum lot frontages of 12 metres. Information Report No. 20-04 Page 3 0 4.0 4.1 4.2 4.3 RESULTS OF CIRCULATION Resident Comments - no written comments received to date; A_qencv Comments - no 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: Dunbarton Neiqhbourhood · is the proposed development compatible with, and sensitive to, surrounding existing residential developments; · does this proposal maintain the character of the Dunbarton Neighbourhood; · does the proposed internal road and lotting pattern provide for adequate site function; · the neighbourhood guidelines contemplated new internal roads to be municipally owned, 20.0 metre public right-of-way, therefore, review of the intent of the guidelines for a private (driveway) is required; · an amendment to development guidelines may be required to address common element road; · does the proposal provide opportunity to maintain a relationship to Fairport Road through building orientation; · are the Design Guidelines of the Dunbarton Neighbourhood Development being adhered to; Appropriateness, Intensification & Design · is this form of development appropriate for this location; · is it appropriate to have grade related housing facing an elevated rail line; · is intensification of this land necessary in this community; · is the living environment appropriate for this form of housing; · is the site restricted in achieving proper dwelling setbacks, right-of-way widths, amenity areas and safety from the rail line; · can the site and built form be redesigned to achieve a relationship to Fairport Road and a functional two-way right-of-way; · is the site being overdeveloped, can the number of units be reduced and designed in a different manner (e.g. wide-shallow bungalows); 0 2 ~ Information Report No. 20-04 Page 4 · could development be redesigned for duplex or quadruplex development while still meeting Iow density requirements or another non-residential use; · being at the edge of the community and a remnant parcel with constraints, could deviation of guidelines and policy occur; Other 5.0 · a preliminary grading plan must be submitted and reviewed to identify potential grading issues; · supporting technical submissions and reports must be received to ensure adequate information has been provided; · noise attenuation and vibration reports must be submitted and reviewed to assess effects on site layout, function and appropriateness; this Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies and the public. PROCEDURAL INFORMATION - written comments regarding this proposal should be directed to the Planning & Development Department; - oral comments may be made at the Public Information Meeting; - all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; - if you wish to be notified of Council's decision regarding the proposed zoning by-law amendment application, you must request such in writing to the City Clerk; if a person or public body that files a notice of appeal of a decision of the City of Pickering 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 Pickering 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. Information Report No. 20-04 Page 5 0~o 7 6.0 6.1 6.2 6.3 OTHER INFORMATION Appendix No. I list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing report; Information Received full scale copies of the Applicant's submitted plan is available for viewing at the offices of the City of Pickering Planning & Development Department; the City of Pickering is in receipt of the following reports, which obtain technical information for the Zoning By-law Amendment Application A 15/04: a Phase I - Environmental Site Assessment - 1741 Fairport Road - City of Pickering, created by Soil-Eng Limited - May 2001. a Soil Investigation Report - 1741 Fairport Road - City of Pickering, created by Soil-Eng Limited - June 2001. the need for additional information and/or addendums to this report will be determined through the review and circulation of the applicant's current proposal; Property Owner the owner of the property is R & D Investments Inc. The principals of R & D Investments Inc. are Julius DeRuyter and Hessie Rimom. The agent for this application is Julius De Ruyter from PMG Planning Consultants. GXR:jf Attachments Lynda Taylor, MCIP, RP, P' Manager, Development Review Copy: Director, Planning & Development 028 APPENDIX NO. I TO INFORMATION REPORT NO. 20-04 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) none received to date COMMENTING CITY DEPARTMENTS (1) Planning & Development Department {I~FOP, MAT{ON ~.~EFORT #~ _ ~ ~--~-~----~ ~ \ \~----ioob-------~ / - S H E P PAR D AVENUE Gitg of ~ickoring Planning & Dovolopmont Dopartmont PROPERTY DESCRiPTiON ~I:IT LOT 1~$, ~l~N '105'1 OWNER R & D INVESTMENTS DATE NOV 2, 2004 DRAWN BY JB N FILE No. A 15/04 SCALE 1:5000 CHECKED BY GR FOR DEPARTMENT USE ONLY PN-7 PA- DUNBARTON NEIGHBOURHOOD DEVELOPMENT & DESIGN GUIDELINES - N~IGHBOURHOOD CONCEPT P~N ~ 031