HomeMy WebLinkAboutPD 36-05 REPORT TO
EXECUTIVE COMMITTEE
Report Number: PD 36-05
Date: August 29, 2005
From:
Nell Carroll
Director, Planning & Development
Subject:
Draft Plan of Subdivision Application S-P-2002-06
Zoning By-law Amendment Application A 27/02
Silver Lane Estates Inc. on behalf of E. Williamson
Part of Lot 32, Concession 1
City of Pickering
Recommendation:
That Draft Plan of Subdivision Application S-P-2002-06 submitted by Silver Lane
Estates Inc. on behalf of E. Williamson, on lands being Part of Lot 32,
Concession t, City of Pickering, to permit the development of a plan of
subdivision, be APPROVED, subject to the conditions outlined in Appendix I to
Report PD 36-05.
That Zoning By-law Amendment Application A 27/02 submitted by Silver Lane
Estates Inc. on behalf of E. Williamson, on lands being Part of Lot 32,
Concession 1, City of Pickering, to establish performance standards to permit the
development of a plan of subdivision for semi-detached and townhouse dwelling
units, be APPROVED.
That the amending zoning by-law, to implement Zoning By-law Amendment
Application A 27/02, as set out in Appendix II to Report PD 36-05, be
FORWARDED to City Council for enactment.
That in accordance with Section 34(17) of the Planning Act and notwithstanding
that the rezoning proposed in the public meeting notice, public meeting report
and at the public meeting differs to some degree from that presented in the
Information Report No. 07-03 presented at the February 20, 2003 Public
Information Meeting, such difference are not substantial enough to require further
notice and another public meeting.
Executive Summary: The applicant proposes to develop a draft plan of subdivision
consisting of 53 dwelling units (6 semi-detached dwellings and 47 street townhouse
dwellings). The semi-detached lots will front onto Treetop Way, while the townhouse
lots will front onto a new municipal street being the extension of Calvington Drive. The
draft plan also proposes the creation of blocks for open space and stormwater
purposes. The applicant proposes to amend the current zoning to allow the proposed
dwelling units with appropriate performance standards, to permit the implementation of
the draft plan.
Report PD 36-05
Subject: Draft Plan of Subdivision S-P-2002-06
Date: August 29, 2005
Page 2
The proposed lotting fabric of all street townhouses on both sides of the extension of
Calvington Drive will result in minimal opportunity for on-street parking due to the
spacing of driveways. Off-street parking opportunity will also be at s premium. This
lack of sufficient parking opportunity needs to be addressed. In order to provide
additional curb space for on-street parking, the spacing between driveways needs to be
increased. To accommodate this, the type of dwelling unit on the draft plan may have to
change. The introduction of single detached and/or semi-detached dwellings in addition
to street townhouses would provide greater ability to increase opportunity for both
on-street and off-street parking.
Therefore it is recommended that a flexible zoning be applied to the blocks within this
plan of subdivision that allows detached, semi-detached, and townhouse housing forms.
Prior to the formal issuance of draft plan conditions of approval a revised plan shall be
required to be submitted to the satisfaction of the Director, Planning & Development that
incorporates a mix of dwelling types that achieves improved on-street and off-street
vehicle accommodation.
The recommended applications propose development that is considered compatible
with the surrounding land uses and provides a mix of housing units. The recommended
development is considered appropriate as it implements the Official Plan.
Financial Implications:
proposed development.
No direct costs to the City are anticipated as a result of the
Background:
1.0 Introduction
Silver Lane Estates Inc. on behalf of E. Williamson have submitted applications
for approval of a draft plan of subdivision and an amendment to the
zoning by-law in order to implement the proposed draft plan on the subject lands
(see Location Map, Attachment #1). The original draft plan of subdivision was
proposed to create lots for detached dwellings and semi-detached dwellings
along with blocks for open space and stormwater management purposes
(see Attachment #2). The draft plan proposes the creation of one new municipal
street, being the extension of Calvington Drive. All of the dwelling units will front
onto a municipal street.
Since the public meeting the applicant has submitted a revised draft plan of
subdivision. The revised draft plan of subdivision continues to propose the same
street pattern with the changes being related to the type of dwelling units and to
the configuration of the open space blocks. Changes include an increase in the
number of dwelling units, the elimination of detached dwellings and the
introduction of townhouse dwelling units. The applicant has also added
additional lands to the draft plan of subdivision. These additional lands are
proposed to support the stormwater pond and open space blocks. The
applicant's revised development plan is provided for reference (see Attachment #3).
Report PD 36-05
Subject: Draft Plan of Subdivision S-P-2002-06
Date: August 29, 2005
Page 3
1.1
2.0
2.1
Additional Lands Added to the Development
The applicant has added additional land to the development along the southern
boundary of the original draft plan. The additional lands are proposed to be used
for a stormwater management facility and for open space purposes. Since these
lands have been added following the Statutory Pubic Information Meeting, they
can not be included in the recommended amending zoning by-law as these lands
have not been the subject of a formal public meeting. The consideration for
amending the zoning for these lands must first be the subject of a public meeting
that has had the required circulation of notification of the public meeting. Similarly
the application for approval of the draft plan approval cannot consider these
additional lands as no public meeting was held on them. Given that these
additional lands are intended to be dedicated to public authorities this can occur
as part of the conditions of approval for the subdivision.
The following chart outlines the proposed development detail:
Details of the Applications
Total area of draft plan
Residential area
Future residential development
blocks
Open space blocks
Stormwater pond block
Municipal street
Detached dwellings
Semi-detached dwellings
Townhouse dwellings
Total dwelling units
Density
Original Plan Revised Plan
(see Attachment #2) (see Attachment #3)
3.94 ha -- 5.47 ha
1.26ha -- 1.14ha
0.20 ha -- 0.21 ha
- 1.78 ha
- 0.12 ha
- 0.45 ha
- 30
- 10
- 0
- 40
- 32 units/ha
-- 2.92 ha
-- 0.74 ha
-- 0.45 ha
-- 0
-- 6
-- 47
-- 53
-- 46 units/ha
Comments Received
At the February 20, 2003, Public Information Meeting
One abutting property owner appeared at the meeting to voice their concern with
issues related to functional servicing, stormwater management, storm sewers
and property access (see text of Information Report and Meeting Minutes,
Attachments fi4 and #5).
Report PD 36-05 Date: August 29, 2005
Subject: Draft Plan of Subdivision S-P-2002-06
Page 4
2.2 Agency Comments
Region of Durham
-The proposal is permitted by the policies of the Durham Region Official Plan;
- Municipal water supply and sanitary sewer service
can be provided;
The applications have been screened in accordance
with Provincial Interests and Delegated Review and
there is no concern with the applications;
-The Region has no objection to the applications and has provided condition of approval
(see Attachment #6);
Toronto and Region
Conservation AuthOrity
No objections to the applications subject to the
applicant fulfilling certain conditions of approval and
concluding certain technical design matters
(see Attachment #7);
No other agency that provided any comments has any objection to the subject
applications. Certain technical issues and requirements related to the proposed
use of the site can be addressed during the subdivision approval process, if this
application is approved.
2.3 City Departments
Development Control
Has provided detailed comments on the submitted
material noting that certain technical matters will
have to be addressed during the detailed design if
this application is approved (see Attachment #-8);
Municipal Property &
Engineering
- Cash in-lieu of parkland dedication is required.
-Certain technical design matters will need to be
advanced during the detailed design if the
applications are approved;
- Open space blocks are to be conveyed to a public
authority (see Attachment #9);
3.0 Discussion
The Proposed Density/Number of Dwelling Units is Appropriate
The developable portion of the subject property is designated Urban Residential
Area - Medium Density Area in the Pickering Official Plan. Lands designated
Urban Residential Area - Medium Density Area permits, amongst others, a
variety of residential uses including semi-detached dwellings and townhouses
dwelling units.
Report PD 36-05
Subject: Draft Plan of Subdivision S-P-2002-06
Date: August 29, 2005
Page 5
The Pickering Official Plan establishes a density range of over 30 and up to and
including 80 dwelling units per hectare for development within an Urban
Residential Area - Medium Density Area. Development proposed by the
applicant reflects a density of 46 units per hectare. The introduction of a variety
of housing types, as recommended by staff to improve vehicle parking
accommodation, will reduce the overall density for the subdivision but still fall
within the required density range.
The recommended applications comply with the Official Plan and represent
appropriate development for the subject lands.
Vehicle Parking
A moderate increase in housing units is brought about by the introduction of a
townhouse housing form on Calvington Drive on the applicant's revised plan.
Temporary on-street vehicle parking will be very limited. Special consideration
must be given to house design, house siting, and sidewalk placement to
maximize off-street parking opportunity. A specific condition of approval has
been included in Appendix I (Recommended Conditions of Approval) to address
this matter. It is noted that any freehold development at the medium density
scale will bring vehicle parking challenges. By introducing flexible zoning that
allows either detached, semi-detached or townhouse housing forms on blocks in
the plan, additional opportunity will be provided to help maximize on-street and
off-street parking. The draft plan should be revised, prior to the issuance of
formal Conditions of Approval, to incorporate other dwelling types that will
improve opportunity for on-street and off-street parking.
Natural Open Space Lands being Conveyed to Public Authority
Lands that are designated Open Space Systems - Natural Area are intended to
be used primarily for conservation, environmental protection, restoration,
education passive recreation and similar uses. The land that are part of the
subdivision that are designated Open Space Systems - Natural Area are
proposed to be conveyed to a public authority and used for natural area and for
stormwater management. This complies with the intent of the City of Pickering
Official Plan.
Townhouses are Compatible with Existing Neighbourhood
The proposed form of residential land use complies with the Official Plan. The
proposed townhouses and semi-detached dwellings are compatible with the
surrounding forms of residential dwellings which is a mix of detached,
semi-detached and townhouse dwelling units. The introduction of a greater mix
of dwelling types on the extension of Calvington Drive will further improve the mix
of dwelling types.
Report PD 36-05
Subject: Draft Plan of Subdivision S-P-2002-06
Date: August 29, 2005
Page 6
3.1
The issue of urban design is an important consideration that must be addressed.
This matter deals with massing and design of the buildings. While detailed
building designs have not been undertaken (which is common for this stage of
the development process) the applicant will be required to prepare an
architectural design statement. If this application is approved, it will be a
requirement that the buildings facing a public view be designed with a high order
of urban design. The proposed development is considered compatible with the
surrounding land uses.
Technical Matters
Fencing of the Site is Required
The subject draft plan will require the residential lands to be fenced were they
abut open space lands. Fencing of the entire open space blocks will be
considered during the detail design phase.
Prior to the installation of the permanent fence, a temporary construction fence
will be erected and maintained. Conditions of Approval recommended in
Appendix I to this Report include provisions to ensure that both temporary and
permanent fencing will be installed as per approved plans.
Subdivision Agreement will be required to Address Development
A future subdivision agreement between the City and the owner of the lands will
be required to ensure that all matters of interest to the City are protected. This
required agreement, and several other development implementation matters, are
incorporated into the recommended conditions of approval for this application
and are found in Appendix I to this Report.
The subdivision agreement will specifically address the requirement for the
conveyance of the land for the stormwater management block that is located
outside of the proposed draft approved plan of subdivision and for the applicant
to be responsible for the construction of the stormwater facility.
Cash-in-Lieu of Parkland
As no park blocks form part of the draft plan, the City will accept cash-in lieu from
the subdivider in order to satisfy Section 42(1 ) of the Planning Act.
Edge Management/Open Space Restoration
An edge management plan will be required where the residential development
abuts open space lands. As part of the detailed design for the subdivision the
owner will be required to prepare an edge management plan to the City's
satisfaction. The edge management plan may result in planting of appropriate
species and the removal of dead or declining trees.
Report PD 36-05 Date: August 29, 2005
Subject: Draft Plan of Subdivision S-P-2002-06
Page 7
Amending Zoning By-law
The amending zoning by-law that is being recommended only covers the lands
that were subject to the original application. The revised application incorporates
additional land that has not been the subject of a formal public meeting.
Therefore the rezoning of these lands cannot be considered until the required
public meeting has occurred. A draft of the implementing zoning by-law is
attached as Appendix II and is recommended for adoption by Council.
The applicant has requested special consideration in the amending zoning
by-law for some of the proposed dwelling units. The reduced standards relate to
rear yard depths and side yard widths, both interior and flanking side yards. The
applicant has requested a reduced rear yard depth of approximately 5.5 metres
for numerous dwelling units whereas the City's general standard is 7.5 metre rear
yard depth. For one specific lot the minimum rear yard depth of 2.0 metres has
been requested. The requests are a result of the lotting fabric of the draft plan
that does not proposes traditional rectangle shaped lot.
For the semi-detached lots proposed to front onto Treetop Way, the zoning should
be the same as the zoning for the existing semi-detached lots on Treetop Way.
Further, the zoning for Blocks 12, 13 and 14, should match the zoning that
presently applies to the abutting blocks of lands that will be merged to form
building lots. The performance standards for these future lots should be
consistent.
The recommended zoning incorporates provisions that allow flexibility to
incorporate detached and semi-detached dwelling types in addition to
townhouses. This will help to resolve the issue of lack of on-street parking. By
recommending this flexible multi-residential zone the subdivision can be revised
and finalized without further modifications to the zoning by-law.
The applicant requests a special reduced rear yard depth provision for specific
townhouse units. The City's standard rear yard depth is 7.5 metres. This is the
standard that has been established in the neighbourhood. Special consideration
is requested for two proposed lots that have irregular configurations and
therefore require special building designs. The applicant should demonstrate
that all possible house designs have been explored for these lots prior to any
special zoning being granted. This information has not been presented,
therefore staff are recommending the standard rear yard depth. If issues remain
following the completion of a full investigation of house design, then
consideration can be given to these unique situations through an application to
the Committee of Adjustment.
Report PD 36-05
Subject: Draft Plan of Subdivision S-P-2002-06
Date:
August29,2005
Page 8
4.0
Formal Conditions of Draft Plan of Subdivision
Prior to the issuance of the formal conditions of draft plan of subdivision the
owner shall submit a revised draft plan of subdivision that addresses the issues
identified in this report.
The revised draft plan of subdivision should incorporate some alternative
dwelling types that address the issue of lack of on-street parking. The revised
draft plan of subdivision should also consider the lotting fabric in order to
overcome the irregular lots that resulted in difficult house sittings in terms of
zoning by-law compliance.
Applicant's Comments
The applicant has been advised of the recommendations of this report. The
applicant prefers to receive approval of the revised draft plan of subdivision as
submitted by them (6 semi-detached dwellings and 47 street townhouse
dwellings).
APPENDICES:
APPENDIX I:
APPENDIX I1:
Recommended Conditions of Approval for S-P-2001-02
Draft Implementing Zoning By-law for A 27/02
Attachments:
2.
3.
4.
5.
6.
7.
8.
9.
Location Map
Original Draft Plan of Subdivision
Revised Draft Plan of Subdivision
Text of Information Meeting Report
Minutes from November 20, 2003, Statutory Public Information Meeting
Agency Comments - Region of Durham Planning Department
Agency Comments - TRCA
City Department Comment- Development Control
City Department Comment - Municipal Property & Engineering
Report PD 36-05
Subject: Draft Plan of Subdivision S-P-2002-06
Date: August 29, 2005
Page 9
Prepared By:
Ross Pym, MCIP, RP~///'
Principal Planner- Development Review
Approved / Endorsed By:
Nell O"~rroll,~~
Development
Director, Planning-'&
Lynda Taylor, MCIP, RPP
Manager, Development Review
RP:Id
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City//Cou. pr~ ~ ",~-" ,~
Tho~a~ J~- euir~, Chi~f~dmin~
APPENDIX I TO
REPORT NUMBER PD 36-05
RECOMMENDED CONDITIONS OF APPROVAL FOR
DRAFT PLAN OF SUBDIVISION S-P-2002-06
RECOMMENDED CONDITIONS OF APPROVAL FOR
DRAFT PLAN OF SUBDIVISION S-P-2002-06
1.0
1.1
2.0
2.1
2.2
2.3
2.3.1
2.3.2
GENERAL CONDITIONS
That this recommendation apply to the draft plan prepared by Humphries
Planning Group Inc. Ltd., dated March 9, 2004 which is to be revised in
accordance with the comments contained in Report PD 36-06 for Draft Plan of
Subdivision Application S-P-2002-06 submitted by Silver Lane Estates Inc. on
behalf of E. Williamson, on lands being Part of Lot 32, Concession 1, City of
Pickering, to permit the development of semi-detached dwellings, townhouse
dwelling units, future development blocks, open space blocks and a new
municipal street, as red-lined to remove the southern portion of Block 16 and
the southern portion of Block 18.
PRIOR TO THE REGISTRATION OF THE PLAN:
That the owners submit a Draft 40M-Plan to be approved by the City's
Planning & Development Department;
That the implementing by-law for Zoning By-law Amendment Application A 27/02
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 Drainage
(a)
satisfaction of the Director, Planning & Development Department
respecting a stormwater drainage and management system to service all
the lands in the subdivision, and any provisions regarding easements;
(b) satisfaction of the Director, Planning & Development Department for
contributions for down stream stormwater management;
Grading Control and Soils
(a) satisfaction of the Director, Planning & Development Department
respecting submission and approval of a grading and control plan;
(b) satisfaction of the Director, Planning & Development Department
respecting the submission and approval of a geotechnical soils analysis;
-2-
2.3.3
2.3.4
2.3.5
2.3.6
Road Allowances
(a)
satisfaction of the Director, Planning & Development Department
respecting construction of roads with curbs, storm sewers, sidewalks and
boulevard designs;
Sidewalks
(a)
that the owner construct a sidewalk along the west, south and east sides of
Calvington Drive, to the satisfaction of the Director, Planning &
Development Department;
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;
(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) that the owner convey to the City, at no costs:
(i) Block 16;
(ii)Land for the proposed stormwater facility
Plan 40R-11901
(iii) any easements as required; and;
(iv) any reserves as required by the City;
being part of Part 4,
(b)
that the owner convey those lands shown on the draft plan as Block 18 that is
outside of the draft approved plan of subdivision to a public authority in a
condition acceptable to the public authority for open space purpose;
(c)
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;
-3-
2.3.7
2.3.8
2.3.9
2.3.10
2.3.11
Construction Manaqement Plan
(a) that the owner make satisfactory arrangements with the City respecting a
construction management plan, such Plan to contain, among other things:
(i) details of erosion and sedimentation controls during all phases of
construction and provide maintenance requirements to maintain
these controls;
(ii) 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;
(iii) 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;
(iv) the provision of mud and dust control on all roads within and adjacent
to the site;
(v) type and timing of construction fencing;
(vi) location of construction trailers;
Development Charges
(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
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 fence where
Blocks 4, 5, 6, 7, 8, 9, and 15 abut an open space block or the stormwater
management facility block, to the satisfaction of the Director, Planning &
Development Department;
Street Tree Planting
(a) the submission of a street tree planting plan to the satisfaction of the City;
-4-
2.3.12 .Design Planning
(a)
the satisfaction of the Director, Planning & Development Department
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;
(b)
the report outlining siting and architectural design objectives for the
development must address building envelopes, building designs, siting,
and streetscapes as well as garage designs, locations, massing, width,
and projection from the main dwelling;
(c)
that the owner satisfy the City respecting the provision of appropriate
aesthetic details and design of all boundary fencing and noise attenuation
fencing;
(d) that the owner satisfy the City respecting a plan which maximizes the
accommodation of both on-street and off-street vehicle parking;
2.3.13 Noise Attenuation
(a)
that the owner 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;
2.3.14 En,qineerinq 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, sidewalks, lot grading, streetlights, fencing and tree
planting, and financially-secure such works;
(b) that the engineering plans be coordinated with the architectural design
objectives;
2.3.15 Other Approval Agencies
(a) that the subdivider satisfy all the requirements of the Region of Durham;
(b) that the subdivider satisfy all the requirements of the Toronto and Region
Conservation Authority; and,
-5-
(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;
2.3.16 Parkland Dedication
(a)
that the subdivider provide to the City cash-in-lieu of parkland dedications,
to the satisfaction of the Director, Planning & Development, in order to
satisfy Section 42(1) of the Planning Act.
APPENDIX II TO
REPORT PD 36-05
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 27~0?
Being a By-law to amend Restricted Area (Zoning) By-law 3036, as
amended, to implement the Official Plan of the City of Pickering, Region of
Durham for Part Lot 32 Concession 1, in the City of Pickering.
(S-P-2002-06 & A 27/02)
WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to
permit the development of a range of dwelling types and open space lands on the
subject lands being Part of Lot 32, Concession 1, in the City of Pickering;
AND WHEREAS an amendment to Byqaw 3036, as amended, is therefore deemed
necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
SCHEDULE I
Schedule I attached hereto 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 Lot 32,
Concession 1, designated "S-5", "SD-7", "SA-8", and "OS-HL" on Schedule I
attached hereto.
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 By-law,
(1) (a)
(b) ,
(c)
(d)
"Dwellinq" shall mean a building or part of a building containing one or
more dwelling units, but does not include a mobile home or trailer;
"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;
"Dwelling, Single or Sin,qle Dwellin,q" shall mean a single dwelling
containing one dwelling unit and uses accessory hereto;
"Dwellinq, Detached or Detached Dwellinq" shall mean a single
dwelling which is freestanding, separate, and detached from other
main buildings or structures;
(e)
"Multiple Dwellinq-Horizontal" shall mean a building containing three or
more dwelling units attached horizontally, not vertically by an above
grade wall or walls;
(h)
(3) (a)
(4)
(5)
(6)
(b)
-2-
"Multiple Dwelling-Vertical" shall mean a building containing three or
more dwelling units attached vertically, by an above grade wall or
walls, or an above grade floor or floors, or both;
"Dwellin.q, Semi-Detached or Semi-Detached Dwelling" shall mean one
of a pair of single dwellings, such dwellings being attached above
grade by a common wall which extends from the base of the
foundation to the roof line and for a horizontal distance of not less than
6.0 metres;
"Dwelling, Single Attached" shall mean one group of not less than
three single adjacent units, attached together horizontally by an above
grade common wall;
"Floor Area - Residential" shall mean the area of the floor surface
contained within the outside walls of a storey or part of a storey;
"Gross Floor Area - Residential" shall mean the aggregate of the floor
areas of all storeys of a building or structure, or part thereof as the
case may be, other than a private garage, an attic, or a cellar;
(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 Coveraqe" shall mean the percentage of lot area covered by all
buildings on the lot;
(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;
"Private Garage" shall mean an enclosed or partially enclosed structure
for the storage of one or more vehicles, in which structure no business or
service is conducted for profit or otherwise;
(a)
(b)
(c)
(d)
(e)
"Yard" shall mean an area of land which is appurtenant to and located
on the same lot as a building or structure and is open, uncovered, and
unoccupied above ground except for such accessory buildings,
structures, or other uses as are specifically permitted thereon;
"Front Yard" shall mean a yard extending across the full width of a lot
between the front lot line of the lot and the nearest wall of the nearest
main building or structure on the lot;
"Front Yard Depth" shall mean the shortest horizontal dimension of a
front yard of a lot between the front lot line and the nearest wall of the
nearest main building or structure on the lot;
"Rear Yard" shall mean a yard extending across the full width of a lot
between the rear lot line of the lot, or where there is no rear lot line, the
junction point of the side lot lines, and the nearest wall of the nearest
main building or structure on the lot;
i'Rear Yard Depth" shall mean the shortest horizontal dimension of a
rear yard of a lot between the rear lot line of the lot, or where there is
no rear lot line, the junction point of the side lot lines, and the nearest
wall of the nearest main building or structure on the lot;
-3-
"Side Yard" shall mean a yard of a lot extending from the front yard to
the rear yard, and from the side lot line to the nearest wall of the
nearest main building or structure on the lot;
"Side Yard Width" shall mean the shortest horizontal dimension of a
side yard of a lot between the side lot line and the nearest wall of the
nearest main building or structure on the lot;
(h) "Flanka.qe Side Yard" shall mean a side yard immediately adjoining a
street or abutting on a reserve on the opposite side of which is a street;
(i) "Flanka.qe Side Yard Width" shall mean the shortest horizontal
dimension of a flankage side yard of a lot between the lot line adjoining
a street or abutting on a reserve on the opposite side of which is a
street, and the nearest wall of the nearest main building or structure on
the lot;
fi) "Interior Side Yard" shall mean a side yard other than a flankage side
yard.
5. PROVISIONS
(1) (a) Uses Permitted ("S5" Zone)
No person shall within the lands designated "S5" on Schedule
attached hereto, use any lot or erect, alter, or use any building or
structure for any purpose except the following:
(i) detached dwelling;
(b) Zone Requirements ("S5" Zone)
No person shall within the lands designated "S5" on Schedule I
attached hereto, use any lot or erect, alter, or use any building except
in accordance with the following provisions:
(i) Lot Area (minimum): 250 square metres;
(ii) Lot Frontage 9.0 metres;
(minimum):
(iii) Front Yard Depth 4.5 metres;
(minimum):
(iv) Rear Yard Depth 7.5 metres;
(minimum):
(v) Side Yard Width 1.2 metres on one side and 0.6 metres on
(minimum): the other side;
(vi) Flankage Side Yard 2.7 metres;
Width (minimum):
(vii) Building Height 12.0 metres;
(maximum):
(viii) Lot coverage 38 percent;
(maximum):
(ix) Gross floor area per 100 square metres;
dwelling unit
(minimum):
-4-
(x) Garage
~~uirements:
~ (xi) Garage Projection
(maximum):
(xii) Uncovered steps and
platform projection
into rear yard
(maximum):
(xiii) Minimum building
separation:
minimum one private garage per lot
attached to the main building and
vehicular entrance of which shall be
located not less than 6.0 metres from the
front lot line and not less than 6.0 metres
from any side lot line immediately
adjoining or abutting on a reserve on the
opposite side of the street;
2.5 metres beyond the wall containing
the main entrance to the dwelling unit;
1.5 metres for any uncovered steps and
platform not exceeding 2.0 metres in
height;
the horizontal distance between
buildings on adjacent lots shall be a
minimum of 1.2 metres;
(2) (a) Uses Permitted ("SD-7" Zone)
No person shall within the lands designated "SD-7" on Schedule I
attached hereto, use any lot or erect, alter, or use any building or
structure for any purpose except the following:
(i) semi-detached dwelling;
(b) Zone Requirements ("SD-7" Zone)
No person shall within the lands designated "SD-7" on Schedule I
attached hereto, use any lot or erect, alter, or use any building except
in accordance with the following provisions:
(i) Lot Area (minimum): 205 square metres;
(ii) Lot Frontage 7.0 metres;
(minimum):
(iii) Front Yard Depth 4.5 metres;
(minimum):
(iv) Rear Yard Depth 7.5 metres;
(minimum):
(v) Side Yard Width
(minimum):
(vi) Flankage Side Yard
Width (minimum):
1.2 metres on one side; and,
on the side where dwellings on adjacent
lots are attached, no side yard is
required, provided any wall other than
the common wall that is on the side of
the lot upon which the dwellings are
attached, or a direct extension thereof,
shall be set back from the lot line
separating such lots as follows;
1.2 metres measured perpendicularly to
such side lot line if no side yard is
provided on the abutting lot; or
0.6 metres measured perpendicularly to
such side lot line if a side yard is
provided on the abutting lot;
2.7 metres;
-5-
(vii)
Building Height
(maximum):
Lot coverage
(maximum):
Gross floor area per
dwelling unit
(minimum):
Garage
Requirements:
(xi) Garage Projection
(maximum):
(xii) Uncovered steps and
platform projection
into rear yard
(maximum):
12.0 metres;
50 percent;
100 square metres;
minimum one private garage per lot
attached to the main building and
vehicular entrance of which shall be
located not less than 6.0 metres from
the front lot line and not less than 6.0
metres from any side lot line
immediately adjoining or abutting on a
reserve on the opposite side of the
street;
2.5 metres beyond the wall containing
the main entrance to the dwelling unit;
1.5 metres for any uncovered steps and
platform not exceeding 2.0 metres in
height.
(3) (a) Uses Permitted ("SA-S" Zone)
No person shall within the lands designated "SA-8" on Schedule I
attached hereto, use any lot or erect, alter, or use any building or
structure for any purpose except the following:
(i) single attached dwelling;
(b) Zone Requirements ("SA-8" Zone)
No person shall within the lands designated "SA-8" on Schedule I
attached hereto, use any lot or erect, alter, or use any building except
in accordance with the following provisions:
(i) Lot Area (minimum): 180 square metres;
(ii) Lot Frontage 6.0 metres;
(minimum):
(iii) Front Yard Depth 4.5 metres;
(minimum):
(iv) Rear Yard Depth 7.5 metres;
(minimum):
(v) Side Yard Width
(minimum):
1.2 metres except that no interior side
yard shall be provided on the side
where dwellings on adjacent lots are
attached together, so long as every wall
on such side which is not part of a
common wall extending along the side
lot line separating such lots, or is not a
direct extension thereof, shall be
setback from the side lot line separating
such lots as follows:
1.2 metres measured perpendicularly to
such side lot line if no side yard is
provided on the abutting lot; or
0.6 metres measured perpendicularly to
such side lot line if a side yard is
provided on the abutting lot;
-6-
i)
(x)
Flankage Side Yard
Width (minimum):
Building Height
(maximum):
Lot coverage
(maximum):
Gross floor area per
dwelling unit
(minimum):
Garage
Requirements:
(xi) Garage Projection
(maximum):
(xii) Uncovered steps and
platform projection
into rear yard
(maximum):
2.7 metres;
12.0 metres;
50 percent;
100 square metres;
minimum one private garage per lot
attached to the main building and
vehicular entrance of which shall be
located not less than 6.0 metres from
the front lot line and not less than 6.0
metres from any side lot line
immediately adjoining or abutting on a
reserve on the opposite side of the
street;
2.5 metres beyond the wall containing
the main entrance to the dwelling unit;
1.5 metres for any uncovered steps and
platform not exceeding 2.0 metres in
height.
(4) (a) Uses Permitted ("OS-HL" Zone)
No person shall within the lands designated "OS-HL" on Schedule I
attached hereto use any lot or erect, alter or use any building or
structure for any purpose except the following:
(i) preservation and conservation of the natural environment, soil
and wildlife;
(ii) resource management;
(b) Zone Requirements ("OS-HL" Zone)
No buildings or structures shall be permitted to be erected, nor shall
the placing or removal of fill be permitted, except where buildings or
structures are used only for purposes of flood and erosion control,
resource management, or pedestrian trail and walkway purposes.
MODEL HOMES
Despite the provisions of clause 6.1 of By-law 3036, a maximum of 6 Model
Homes, together with not fewer than two parking spaces per Model Home, may
be constructed on the lands set out in Schedule I attached hereto prior to division
of those lands by registration of a plan of subdivision or condominium.
For the purposes of this By-law, "Model Home" shall mean a dwelling unit used
exclusively for sales display and for marketing purposes pursuant to an
agreement with the City of Pickering, and not used for residential purposes.
-7-
7. BY-LAW
By-law 3036, as amended, is hereby further amended only to the extent
necessary to give effect to the provisions of this By-law as it applies to the area
set out in Schedule I attached hereto. Definitions and subject matters not
specifically dealt with in this By-law shall be governed by relevant provisions of
By-law 3036, as amended.
8. EFFECTIVE DATE
This By-law shall come into force in accordance with the provisions of the
Planning Act.
BY-LAW read a first, second, and third time and finally passed this
,2005.
day of
David Ryan,
Debi A. Bef City Clerk
STROUDS
OS-HL
PARTS 1 & 2. 40R-16854
SCHEDULE I TO BY_LAV~ .~,~~(d~_~kf
PASSED THIS
DAY OF 2
MAYOR
CLERK
ATTACHMENT d, ,TO
REPORT t PD~
PIN~.
GROVE
WOODSME~E
CRESCENT
CHARNWOOO
TRANQUIL
SUBJECT
PROPERTY
STREET $~
WATERFORD GATE
FOXWOOD
FOXWOOD
~ON STr EE-F
C.N.R.
SHEPPARD
31NEVIEW LANE I
AUTUMN .~S.
AVENUE
STREET
.EFORD ROUGEMOUNT DRIVE
STOVER C~ES.
City of Pickering Planning & Development Department
PROPERTY DESCRIPTION PART OF LOT 32, CON. 1
OWNER EDWARD WILLIAMSON DATE DEC. 23, 2002 DRAWN BY JB "~//~
FILE No. SP 2002-06; A27/02 SCALE 1:7500 CHECKED BY EB
FOR DEPARTMENT USE ONLY PN-10 PA-
INFORMATION COMPILED FROM APPLICANTS
SUBMi"i' lED PLAN -
SP 2002-06; A27/02
ORIGINAL SUBMITTED PLAN
LANE
OPEN SPACE
BLOCK 47
(1769 ho - 4,37 oc)
on :~
BLOCK 39
BLOCK 40
Fut,DeYel Swm
Open Spa
BLOCK 4
ut. Devel/Bwr
THISMAP ~/AS PRODUCED ~Y TI~E CITY OF PICKER/A/G,
PLANNING & DEVELOPMENT DEPAPTMENL
FEBrUArY 5, 2DO J,
ATTACHMENT d',, ~'~ TO
REPORT d' PD ~- O...~
INFORMATION COMPILED FROM APPLICANTS
SUBMITTED PLAN -
SP 2002-06; A27/02
REVISED SUBMITTED PLAN
149.6
BLOCK 17
:RA NB Y
85 8
CALVINGTON DRIVE
BLOCK 16
rills MAP WAS PRODUCED BY [HE Cfi"Y OF PICKER/NC,
PLANNING ~ DEVELOPMENr DEPAR?MEN~,
INFORMAtiON & SUPPORF SERVICES,
AUGUS? 17. 2004.
r?ASHMEI~T #_ J-~ TO
INFORMATION REPORT NO. 07-03
FOR PUBLIC INFORMATION MEETING OF
February 20th, 2003
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Draft Plan of Subdivision Application SP-2002-06
Zoning By-law Amendment Application A 27/02
Edward Williamson
East of AItona Road and south of Stroud's Lane
Part of Lots 32, Concession 1
City of Pickering
1.0
2.0
PROPERTY LOCATION AND DESCRIPTION
the subject property is located on the east side of Altona Road at
Stroud's Lane, north of Sheppard Avenue and south of Finch Avenue (see
location sketch, Attachment #1).
APPLICANT'S PROPOSAL
- the applicant proposes a Draft Plan of Subdivision on the subject lands,
consisting of a total of 40 dwelling units (see Attachment #2);
- the proposal is considered medium-density;
- the applicant also proposes to change the zoning on the subject lands to
establish specific zoning standards to implement the proposed Draft Plan;
- the Draft Plan of Subdivision consists of the following:
Dwelling Units
Lots 1 - 30 Single detached - 9.0 metre frontages 30 units
Lots 31 - 35 Semi-detached - 14.7 metre frontages 10 units
Total Dwelling Units 40 units
Information Report No. 07-03
ATTACHMENT
REPORT # PD,,
TO
Page 2
3.0
3.1
3.2
Area of Lot / Block
Lots I - 35
Blocks 36 - 38
Blocks 39 & 40
Blocks 41 - 45
Blocks 46 & 47
Block 48
Roads
Residential
Future Residential
Future Development
Future Dev't / Stormwater Pond
Open Space
Open Space / Stormwater Pond
18.5 metre Right-of-way
Total Area
1.260 ha
0.107 ha
0.059 ha
0.149 ha
1.788 ha
0.124 ha
0.454 ha
3.941 ha
Total Units
Total Residential Area
Net Residential Density
40 units
1.26 ha
32 units / ha
OFFICIAL PLAN AND ZONING
Durham Re.qional Official Plan
the subject lands are designated "Living Area", "Major Open Space", and
"Environmentally Sensitive Area";
lands within the "Living Area" designation are intended to be predominantly
for housing purposes;
lands within the "Major Open Space" designation are intended to be
predominantly for conservation, recreation, and reforestation;
when considering development applications within or adjacent to lands
designated "Environmentally Sensitive Area", the cumulative impact on the
environment should be taken into account;
the proposal appears to conform to the Durham Region Official Plan;
Pickerin.q Official Plan
- the subject property is designated as "Urban Residential- Medium Density"
and "Open Space - Natural Area" in the City of Pickering Official Plan;
- lands within the "Urban Residential - Medium Density" designation are
intended to be used primarily for residential uses;
- the "Urban Residential- Medium Density" designation requires a minimum
net residential density of 30 units per hectare;
- the proposed development would provide a net residential density of
approximately 32 units per hectare (40 units on 1.26 hectares - 32 u/ha);
- lands within the "Open Space - Natural Area" designation are intended to be
used primarily for conservation, environmental protection, restoration,
education passive recreation and similar uses;
the proposal conforms to the City of Pickering Official Plan;
Information Report No. 07-03
Page 3
3.3
3.4
4.0
4.1
4.2
Hi.qhbush Nei.qhbourhood
the subject lands are located within the "Highbush Neighbourhood";
new development is to have regard for the Rouge Park Management Plan;
- Map 20 of the Pickering Official Plan identifies (proposed) new road
connections in the vicinity of the subject lands (see Attachment #3);
- the proposed Draft Plan of Subdivision would implement the proposed new
road connections;
ZoninR By-law 3036
the subject lands are currently zoned 'A' - Agricultural; 'G' - Greenbelt -
Conservation Zone; 'OS-HL' - Open Space Hazard Land, by Zoning By-law
3036, as amended;
the existing zoning does not permit residential uses;
- an amendment to the zoning by-law is required to implement the proposed
Draft Plan of Subdivision application.
RESULTS OF CIRCULATION (See Attachments #4 - #7)
Resident Comments
- no resident comments have been received to-date;
A.qency Comments
No Objections or Concerns:
Enbridge Pipelines Inc.;
Le Conseil Scolaire Catholique de District Centre-Sud;
Enbridge Gas (subject to standard conditions of draft approval);
Durham District School Board
4.3
Staff Comments
in reviewing the application to-date, the following matters have been identified
by staff for further review and consideration:
· ensuring that the proposed development is compatible with, and sensitive
to, surrounding land uses:
o medium density residential to the north (40M-2119);
o open space to the south;
o residential and open space to the east; and
o residential to the west;
· ensuring a coordinated approach to development with the Registered Plan
(40M-2119) to the north of the subject lands;
· stormwater management, flood control and grading requirements; and
Information Report No. 07-03
5.0
6.0
6.1
6.2
· reviewing supporting technical submissions and reports to ensure that
adequate information is provided, and that technical requirements are met.
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
report;
Information Received
full scale copies of the Applicant's submitted plan are available for viewing at
the offices of the City of Pickering Planning & Development Department: · Draft Plan of Subdivision;
· Environmental Report, prepared by Niblett Environmental
Associates Inc.; and
· Phase I / Phase II Environmental Site Assessment, prepared by
Soil-Eng Limited;
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. 07-03
Page 5
6.3
Company Principal
the applicant, Edward Thomas Williamson, is the owner of the subject lands;
the applicant has authorized Kevin Tunney, (Tunney Planning Inc.) to act as
agent for the Subdivision and Rezoning applications.
ORIGINAL
ORIGINAL SIGNED BY
Ed Belsey
Planner II - Development Review
EB:jf
Attachments
Lynda Taylor, MCIP, RPP
Manager- Development Review
Copy: Director, Planning & Development
REPORT
APPENDIX NO. I TO
INFORMATION REPORT NO. 07-03
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(2)
(3)
(4)
Enbridge Pipelines Inc.
Le Conseil Scolaire Catholique de District Centre-Sud
Enbridge Gas
Durham District School Board
COMMENTING CITY DEPARTMENTS
(1) none received to date
Excerpts from
Statutory Public Information Meeting
Thursday, February 20, 2003
7:00 P.M.
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.
(11)
DRAFT PLAN OF SUBDIVISION APPLICATION SP-2002-06
ZONING BY-LAW AMENDMENT APPLICATION A 27/02
EDWARD WILLIAMSON
EAST OF ALTONA ROAD AND SOUTH OF STROUD'S LANE
PART OF LOT 32, CONCESSION 1
Lynda Taylor, Manager, Development Review, provided an explanation of the
application, as outlined in Information Report #07-03.
Kevin Tunney, representing applicant, thanked staff for their report and advised
of their desire to work with staff and to bring this application before Council in a
timely manner.
George Karakokkinos, representing Rondev Homes, stated the need for a
completed Functional Servicing Report and his concerns with respect to land
access, storm sewer development and storm water facilities.
Kevin Tunney, representing applicant, stated their 'willingness to work with
abutting owner to resolve issues.
The Regional
Municipality
of Durham
Planning Department
1615 DUNDAS ST. E.
4TM FLOOR, LANG TOWER
WEST BUILDING
PO BOX 623
WHITBY ON L1N 6A3
'ANADA
J05-728-7731
Fax: 905-436-6612
Email: planning@
region.durham.on.ca
www.region .durham .on.ca
A.L. Georgieff, MCIP, RPP
Commissioner of Planning
November 16, 2004
Neil Carroll, Director
Planning & Development Department
Pickering Civic Complex
One the Esplanade
Pickering ON
L1V 6K7
ECEiVED
2004
CITY OF PiCKERING'
PLANNING & DEVELOPMENT
DEPARTMENT
Dear Mr. Carroll:
Re:
Regional Review of a Revised Application for Plan of
Subdivision
File No.: S-P-2002-06 (R1)
Cross Ref: A27/02
Applicant: Edward Thomas Williamson
Location: South Part of Lot 32, Concession 1
Municipality: Cityof Pickering
The Region has reviewed the revised applications and our comments in
a letter dated March 18, 2003, remain applicable.
The Region has no objection to draft approval of this Plan. The attached
conditions of approval shall be complied with prior to clearance by the
Region for.registration of this plan.
In addition to sending the Region copies of the draft-approved plan and
conditions of approval, at such time as the draft approval is in effect,
please e-mail a digital copy of the conditions of draft approval to the
planner responsible for the file.
Please call Ray Davies, Planner, if you have any questions.
"Service Excellence
for our Communities"
Yours truly,
,Jim Blair, M.C.I.P., R.P.P.
Director, Current Operations Branch
Copies:
Edward Thomas Williamson
Humphries Planning Group Inc.
Regional Works Department
100 ~ Post Consumer
Attachment to letter dated November 16, 2004
Re: Plan of Subdivision S-P-2002-06 (R1)
Edward Thomas Williamson
City of Pickering
Region of Durham Conditions of Draft Approval
o
The Owner shall prepare the final plan on the basis of the approved draft plan of
subdivision prepared by Humphries Planning Group Inc., identified as file number
0303, dated March 9, 2004, which illustrates 3 lots for semi-detached dwellings,
8 blocks for townhouses, 4 future development blocks, a storm water
management pond block, 2 open space blocks, and roads.
The Owner shall name road allowances included within this plan to the
satisfaction of the Regional Municipality of Durham and the City of Pickering.
The Owner shall obtain and grant to the Region, all 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 and shall be granted
with the execution of the subdivision agreement.
The Owner shall submit plans showing any proposed phasing to the Region and
the City of Pickering for review and approval, if this plan is to be developed by
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 subdivision.
Such sanitary sewer and water supply 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 to the satisfaction of the Regional Municipality of Durham
and are to be completed prior to. the release of the final approval of this plan.
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 to 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
page 2
provision and installation of sanitary sewers, water supply, roads and' other
Regional services.
The Owner shall submit to the Regional Municipality of Durham for review and
approval, a noise report prepared by an acoustic engineer, based on projected
traffic volumes prOvided by the Region's Planning Department, recommending
any necessary noise attenuation measures. The Owner shall provide the Region
with a copy of the subdivision agreement containing such provisions prior to the
fina approval of the plan.
o
Prior to final approval, the proponent shall 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 requirements.
10.
Prior to final approval, the Owner is required to submit a signed Record of Site
Condition (RSC) to the Regional MuniciPality of Durham, the City of Pickering,
and the Ministry of Environment (MOE). This RSC must be to the satisfaction of
the Region, including an Acknowledgement of Receipt of the RSC by the MOE.
Ol SerVO [!01
June 17, 2005 JUN 2 8 7.005
By Fax and Mail CITY OF PICKERING
PICKERING, ONTARIO
Mr. Ross Pym
City of Pickering
Pickering Civic Centre
One The Esplanade
Pickering, Ontario
L1V 6K7
CFN 34017
RECEIVED
JUN 2 9 2005
CiTY OF PIOKERING
PLANNING & DEVELOPMENT
DEPARTMENT
Dear Mr. Pym:
Re:
Draft Plan of Subdivision SP-2002-06
Altona Road and Strouds Lane
City of Pickering
(Silver Lane Estates-Formerly Williamson)
We acknowledge receipt of a Water Balance Analysis prepared by Soil Eng and provided on May
17th, 2005. We note that the comments on the Water Balance Analysis, although significant, do not
impact the layout of the draft plan. Given this, we also provide conditions of draft approval but by
way of this letter, request that the applicant work with TRCA staff to resolve the outstanding water
balance issues as follows.
Please be advised that the proposed development across the study area is about 47 %
(2.55 ha, table 4 on page 5) with average impervious cover about 74% (the same table, column 4 -
% Impervious). This means that about 35% of the entire parcel of land will be impervious surfaces
at the post-development scenario. Therefore, this parcel of land will be losing about 35% of existing
infiltration. However, the report states that in the "worst case" scenario (Scenario 1, Section 4.3)
3.0 % groundwater recharge will be lost. Staff disagree with this assumption as the percentage of
imperviousness is straightly related to groundwater infiltration percentage loss. In other words
development will decrease the post-development infiltration based on an extension of impervious
surfaces. Therefore, the post-development groundwater recharge loss should be reassessed.
More hydrogeological data would be required to assess a level of this connection (baseflow
,~,~,~,~,.,~o,.~.,. ,..,., ..,~,,,o,o. ~,., ,...,-.~ T~.~ ' m~.,, ~.vn,:r,,, that "' ,~'~'"'" ,~o'~',,~'~ from -ro~.,o
'~,-r- ......... O,~ u'"'"" ........ '-"""-'~/ ....~ apphca,qt :,o* ~ '~; ~ ......... ,~ ............
3 Water Balance - Existing Conditions estimate pre-development infiltration component as 141
mm/year, which is not completely adequate for this type of soils. Please confirm with the MOE
guidelines infiltration for fine sand and recalculate pre-development and post-development Water
Balances.
The applicant must provide mitigative measurements, which will be able to eliminate any potential
groundwater infiltration loss. Disconnection of roof leaders from sewer system, soakaway pits,
infiltration trenches should be considered as mitigative practices that will promote and maintain
groundwater infiltration at post-development scenario. TRCA staff agrees with the consultants that a
"third pipe" facility may not be feasible for this type of surficial stratigraphy.
Staff note that given the conditions observed across the site (soils underlain the entire parcel
consist of sandy silt with K equal to 10-5 m/s, and existing groundwater table is about 4-6 meters
below the ground surface, which creates just most preferable conditions for groundwater natural
F:\Home\Public\Development Services\Durham Region\Pickering\34017.wpd ... /contld ........
5 Shoreham Drive, Downsview, Ontario M3N 1S4 (416) 661-6600 FAX 661-6898 www. trca.on.ca ~
Ross Pym - 2 - June 14, 2005
infiltration) there is potential to promote post-development infiltration and meet pre-development
rate requirements. We request that these measures be incorporated into the design of the
subdivision.
We note that perhaps only about 50% of roof leaders may be actually connected to grassed swales
due to a final grading. However this adjustment should be used for further post-development Water
Balance recalculations. In addition, direct connection between the stream flow rates and
groundwater infiltration across the site should be reconsidered.
Stormwater Mana.qement Strategy and Facility Design
The report indicates that the proposed SWM pond will provide water quality and erosion control. An
emergency overflow from the pond must be provided to convey the proposed inflows. Major
system flows should be conveyed around the SWM facility via a safe outlet from the site to the
watercourse.
The applicant must provide justification for the 35% impervious value used to size the SWM facility.
Figure 8 indicates that a reversed slope pipe as the outlet structure. Further details on the outlet
structure (i.e. cross-section drawings, plunge pool calculations) can be provided at the permitting
stage.
As indicated in previous comments, the applicant must confirm the groundwater elevation at the
proposed pond location and submit borehole information for review. Please note that the borehole
should be drilled to the pond bottom depth, at a minimum.
Notwithstanding the above issues to be addressed, we provide conditions of draft approval as
follows:
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:
...... o s ...... d~,,g drainage
plans ,,~,..,,~ ....
,,o, ,~,,, ~ how this drainage system ,;,,il~ tie
systems, i.e., 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.
N.B.: It is recommended that the developer or his consultant contact the Authority prior to
the preparing the above report to clarify the specific requirements of this
development.
F:\Home\Public\Development Services\Durham Region\Pickering\34017.wpd /cont'd...
Ross Pym
- 3 - June 14, 2005
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 Blocks 16, 17 and 18.
o
That Blocks 16, 17 and 18 the open space blocks, be placed in the appropriate designation
that would have the effect of limiting the placement of fill, the removal of vegetation or
regrading other than required for stormwater management and/or erosion control purposes.
That the applicant finalize the water balance requirements for the subject lands to the
satisfaction of the Toronto and Region Conservation Authority and prior to the issuance of
building permits for the subject development.
5. 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 reports, as required in the above noted
conditions.
(B)
to obtain a permit under Ontario Regulation 158 for the works described in
Condition 1 above.
(c)
prior to the initiation of any grading or construction in the site, to erect a temporary
snow fence or other suitable barrier between the open space lands and the
proposed development area to the satisfaction of the Toronto and Region
Conservation Authority. This barrier shall remain in place until all grading and
construction on the site are completed.
(E)
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.
That the applicant provide a copy of the signed subdivision agreement to the Toronto and
Region Conservation Authority.
We trust that this is satisfactory. If you have any questions please contact the undersigned at ext.
5306.
Yours t{ut,~, /
Russel White
Senior Planner
Development Services
Extension 5306
CC:
Rosemary Humphries, Humphries Planning
Region of Durham Planning Department
F:\Home\Public\Development Services\Durham Region\Pickering\34017.wpd
PLANNING & DEVELOPMENT DEPARTMENT
MEMORANDUM
November 16, 2004
To: Mike Duff
Planner II
From:
Subject:
Robert Starr
Supervisor, Development Control
Draft Plan of Subdivision - SP-2002-06 (R1)
Zoning By-law Amendment Application A27/02
Edward Williamson
Part of Lot 32, Concession 1
City of Pickering
We have reviewed the above noted application and provide the following
comments:
The owner will be required to enter into a Subdivision Agreement to satisfy
requirements for provision of engineering drawings for City of Pickering
services, roads, storm sewers, sidewalks, street lighting, fencing, lot
grading, tree planting, utilities, etc., as well, the Agreement will need to
address downstream cost sharing and financial obligations with respect to
securities for services to be installed and maintained, all to the satisfaction
of the City of Pickering.
2. Cost sharing for the implementation of the Proposed Stormwater
Management Pond is to be addressed in the Subdivision Agreement.
3. Coordinated development of the blocks between this Plan and Plan 40M-
2119 must be addressed in the Subdivision Agreement.
4. A Geotechnical Report for the site, internal of the Slope Stability Report
submitted previously, will be required.
5. The Functional Servicing Report should detail the Stormwater
Management Pond Outfall and the conveyance to Petticoat Creek.
6. The Functional Servicing Report will need to address proposed grading on
Block 4. At present, a grade difference of 4.0+ metres is indicated.
Edward Williamson
Zoninq By-law Amendment Application A27/02
November 16, 2004
Paqe 2
The Functional Servicing Report will need to address the walkway grade
of 5% proposed adjacent to rear walkout lots. Retaining walls may be
required on either side of the walkway to accommodate this grade.
8. Any earthworks proposed on this site prior to execution of a Subdivision
Agreement will require a Fill/Topsoil Disturbance Permit.
o
A 1.8m black vinyl chain link fence as per City of Pickering standards is
required along rear and flankage lots adjacent to open space and where
lots abut the Stormwater Management facility and/or walkways.
A requirement for the installation of boundary fencing prior to any site
works should be addressed.
Should there be any questions regarding these comments please contact the
undersigned or Paal Helgesen at 905-420-4617.
Robert Starr
RS:ph
Attachment
I:\Draft Plan of Subdivision-Condo\SP-2002-06 - Williamson Proper~y - Calvington Dr\Draft Plan Application
Copy: Coordinator, Development Approvals
Development Control Inspector (L. Calvelli)
OPERATIONS & EMERGENCY SERVICES DEPARTMENT
MUNICIPAL PROPERTY & ENGINEERING DIVISION
November 15, 2004
To: Mike Duff
Planner II
From:
Subject:
MEMORANDUM
? 2004
CITY OF: PICKERIN
PLA NNI,.,N~G~&. _D_EVELOPNIE~N?
~A~TMENT
Richard Holborn
Division Head, Municipal Property & Engineering
Draft Plan of Subdivision SP-2002-06
Zoning By-Law Amendment Application A 27/02
Edward Williamson
Pad of Lot 32, Concession 1
Calvington Drive
The Municipal Property & Engineering Division has completed a review of the
above noted draft plan of subdivision and zoning by-law amendment applications
as well as the following supporting documentation:
Environmental Report, September 2004, Niblett Environmental Ass. Inc.
Functional Servicing and Stormwater Management Report, September 2004,
David Schaeffer Engineering Ltd.
The following comments are provided for your consideration:
1. Require confirmation that Block 17 and Block 18 will be conveyed to City
of Pickering or TRCA.
The Servicing Report refers to Clarington Drive and should be changed to
Calvington Drive. The report also indicates in Section 5.2 that the minor
storm is released into Rosebank Tributary, but preliminary design
indicates an outfall that will connect across Part 4, Plan 40R-10744 to
Petticoat Creek.
3. The functional design for the pond does not correspond to the
recommendations in the report, specifically 5:1 side slopes recommended
Draft Plan of Subdivision SP2002-06
November 15, 2004
Page 2
but typically 3:1 side slopes in Figure 8. This may affect the size of Block
16.
The section of Block 16, between Block 6 and Block 7, as minor/major
storm water route and pond access will not be aesthetically pleasing to the
streetscape, and would be best suited along either west of Block 5 or east
of Block 7.
5. Cash in lieu of parkland dedication is required.
6. The subdivision agreement and engineering drawings are to reflect
requirements for fencing and municipal road design.
RH:ko
j~ion Head,/Municipal Property Engineering
Copy: Technician, Construction & Design
Supervisor, Engineering & Capital Works