HomeMy WebLinkAboutPD 14-06
179
REPORT TO
EXECUTIVE COMMITTEE
Report Number: PO 14-06
Date: February 27,2006
From:
Neil Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 24/05
Deleo Homes Inc.
Sparrow Circle (at Altona Road)
(Block 17, Plan 40M-1827)
City of Pickering
Recommendation:
1. That Zoning By-law Amendment Application A 24/05 be APPROVED to permit a
freehold townhouse, common element road condominium development on lands
being Block 17, Plan 40M-1827, City of Pickering, submitted by Deleo Homes Inc.
2. That the amending zoning by-law to implement Zoning By-law Amendment
Application A 24/05, as set out in Appendix I to Report PO 14-06 be
FORWARDED to City Council for enactment.
Executive Summary: The subject property is located at the southeast corner of
Altona Road and Sparrow Circle, and partially abutting the cul-de-sac of Chickadee
Court (see Location Map, Attachment #1). The subject property is surrounded by
residential development and a stormwater management pond to the south.
The applicant proposes to build a 25-unit freehold townhouse, common element road
condominium (see Applicant's Submitted Plan, Attachment #2). The existing zoning
permits a townhouse development; however, a change from traditional condominium
townhouses to freehold common element road condominium townhouses requires
technical revisions to the by-law to allow individual lots to front onto a private road. The
proposal represents appropriate development that is compatible with the surrounding
land uses and the existing neighbourhood. It is recommended that this application be
approved and the draft by-law be forwarded to Council for enactment.
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed development.
180
Report PO 14-06
Date: February 27,2006
Subject: Deleo Homes Inc. (A 24/05)
Page 2
Background:
1.0 Comments Received
1.1 At the October 20, 2005 Information Meeting
(see text of Information Report and Meeting Minutes, Attachments #3 & #4)
nearby residents expressed concerns about noise, potential overflow of
on-street parking onto Chickadee Court, and the proposed road connection to
Chickadee Court;
1.2 Following the Information Meeting
the City received a petition (dated November 17, 2005) signed by eight
Chickadee Court residents opposing road connection from Chickadee Court
to the proposed development (see Resident's Petition to the Proposed Road
Connection, Attachment #5);
1.3 City Department and Agency Comments
Fire Services
- an emergency access is recommended either
onto Chickadee Court (preferable optiol')) or
onto Altona Road (see Attachment #6);
- no objection; however, a full vehicular access
to Chickadee Court is not favorable (see
Attachment #7); an emergency access can be
considered provided it is feasible in terms of
the proper maintenance and the installation of
no-parking zone at the cul-de-sac of
Chickadee Court (see Attachment #8);
no objections;
- no objections, but a service upgrade may be
needed (see Attachment #9);
no objections (see Attachment #10);
Municipal Property and
Engineering
Development Control
Veridian Connections
Toronto And Region
Conservation Authority
Regional Municipality of
Durham
Enbridge
no objections (see Attachement #11) and is
supportive of the revised noise study (see
Attachement #12);
- does not support an emergency access to
Altona Road (see Attachement #13);
no objections, but requests the applicant
contact them to discuss technical issues (see
Attachment #14).
181
Report PO 14-06
Date: February 27,2006
Subject: Deleo Homes Inc. (A 24/05)
Page 3
Discussion
2.1 The proposed residential use on a common element road is in conformity
with the Official Plan, in keeping with the intent of the Zoning By-law, and
compatible with surrounding development
The Pickering Official Plan and the existing zoning allows for a 25-unit townhouse
development on the subject lands. The subject property is surrounded by
residential development and the proposal is considered compatible with the
exiting neighbourhood. A rezoning is required due to a change from traditional
condominium townhouses to freehold common element road condominium
townhouses.
2.2 Residents' request to prohibit vehicular connection to Chickadee Court is
supported and will be addressed through the Site Plan Review Process
The matter of vehicular access from the proposed development to Chickadee
Court is a site plan matter, rather than a matter of zoning. However, considering
the high level of concern voiced by area residents respecting this matter, staff
considers it appropriate to deal with this issue in this report. A road connection
from the proposed private road to Chickadee Court is not required for the orderly
development of this area. City Municipal Property & Engineering staff also does
not support a connection from the proposed private road to Chickadee Court (see
Attachment #7) due to issues related to shortcutting and trespassing. It is
recommended that the proposed vehicular connection to Chickadee Court be
eliminated.
2.3 A pedestrian walkway and emergency vehicle access to Chickadee Court
will be required
Through the site plan review process, a pedestrian walkway will be required from
this site to Chickadee Court to facilitate pedestrian movement through the
neighbourhood.
The Region of Durham does not support the provision of an emergency vehicular
access from the subject property to Altona Road. An emergency access will be
required to Chickadee Court in order to properly address the concerns expressed
by Fire Services. The design of this access will be reviewed in conjunction with
the pedestrian walkway during the site plan review process, and will prohibit the
free flow of vehicles.
2.4 The proposed unit parking is sufficient and visitor parking standards will
be added to the by-law
... Sr
1 I
Report PO 14-06
Date: February 27, 2006
Subject: Delco Homes Inc. (A 24/05)
Page 4
Proposed supply of parkinq spaces is sufficient
The proposed two parking spaces per unit (one in the garage and one on the
driveway) meet the parking requirement in the existing by-law. In addition, the
applicant proposes a total of seven visitor parking spaces, beyond the
requirement of the existing by-law (current zoning does not require visitor
parking). The proposed supply of on-site parking spaces exceeds the current by-
law requirement and is considered sufficient.
Visitor parkinq requirements to be added to the by-law
Visitor parking is not required in the existing by-law for multiple-dwelling
residential uses. It is recommended that visitor parking requirements be added
to the by-law through this rezoning request.
The provision of visitor parking spaces should address area residents' concerns.
Should overflow parking be experienced on abutting streets, the situation may be
addressed through by-law enforcement.
2.5 Zoning standards will be implemented in the zoning by-law to facilitate the
proposed development
A change from traditional condominium townhouses to freehold common element
road condominium townhouses requires revisions to the zoning by-law to allow
for individual lots to front onto a private road. It is recommended that a new by-
law subsection containing the performance standards for common element road
condominium multiple dwelling - horizontal development be added to the zoning
by-law. The recommended performance standards are similar to those currently
used for other townhouse developments in the City (see Draft By-law, Appendix I).
2.6 Development issues can be properly addressed through the site plan
approval and building permit process
Desiqn
Design issues, such as articulation of the front facade of buildings facing Altona
Road, perimeter landscaping elements, fencing, sidewalks, and the design of
emergency breakaway barrier will be addressed through the site plan review
process.
Noise control measures
The City and the Region have reviewed the submitted noise study, and both find
the proposed noise control measures acceptable. The recommendations of the
noise study will be implemented through the site plan review and building permit
processes.
..8"
.1 ,)
Report PO 14-06
Date: February 27,2006
Subject: Delco Homes Inc. (A 24/05)
Page 5
2.7 The amending by-law to be forwarded to Council
The attached draft by-law, included as Appendix I to this report, implements
staff's recommendation to approve the requested 25-unit freehold townhouse
common element road condominium development. It is recommended that the
attached draft by-law be forwarded to Council for enactment.
3.0 Applicant's Comments
The applicant concurs with the recommendations contained in this report.
APPENDIX:
Appendix I: Draft By-law
18·~
Report PD 14-06
Date: February 27, 2006
Subject: Delco Homes Inc. (A 24/05)
Page 6
Attachments:
1. Location Map
2. Applicant's Submitted Plan
3. Text of Information Report No. 21-05
4. Minutes from Statutory Public Meeting on October 20,2005
5. Resident's Petition to the Proposed Road Connection
6. Comments received from Fire Services
7. Comments received from MP&E through Site Plan Circulation
8. Comments received from MP&E on Emergency Access
9. Comments received from the Veridian Connections
10. Comments received from the Toronto Region Conservation Authority
11. Comments received from the Region of Durham
12. Comments received from the Region of Durham on the Revised Noise Study
13. Comments received from Regional Traffic Staff on Emergency Access
14. Comments received from Enbridge
Prepared By:
Approved I Endorsed By:
if Mr~
~~~~~e~~' 1
Neil Carro , RPP
Director, Planning & Development
Copy: Chief Administrative Officer
APPENDIX I TO
REPORT PD 14-06
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 24/05
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188
F PICKERING
BY-LAW
pP:;;':I '
Being a By-law to amend Res .. ted Area (Zoning) By-law 3036, as
amended by By-law 4645/95, to implement the Official Plan of the City of
Pickering, Region of Durham in Block 17, Plan 1827, in the City of
Pickering. (A 24/05)
WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to
rezone the subject property, being Block 17 Plan 1827, in order to permit the
development of freehold townhouse, common element road condominium;
AND WHEREAS an amendment to By-law 3036, as amended by By-law 4645/95, is
therefore deemed necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
1. TEXT AMENDMENTS
(1) Section 6 PROVISIONS ("RM/MU" Zone), Subsection (2) Zone Requirements,
Clause (h) PARKING REQUIREMENTS, Subclause A - is hereby amended
by deleting this Subclause and replacing it with the following:
A multiple dwelling - horizontal:
(i) there shall be provided and maintained on the lot one private
garage per dwelling unit attached to the main building and located
not less than 6.0 metres from the front lot line or not less than 6.0
metres from any side lot line immediately adjoining a street or
abutting a reserve on the opposite side of which is a street;
(ii) visitor parking (minimum):
0.3 space per dwelling unit
(2) Section 6 PROVISIONS ("RM/MU" Zone) is hereby amended by adding a
new Subsection (3) as follows:
(3) Zone Requirements ("RM/MU" Zone)
No person shall within the lands designated "RM/MU" on Schedule I
attached hereto use any lot or erect, alter or use any building for
multiple dwelling - horizontal use that fronts onto a private road, except
in accordance with the following provisions:
(a) Lot Area (minimum):
(b) Lot Frontage (minimum):
(c) Front Yard Depth (minimum):
(d) Rear Yard Depth (minimum):
(e) Interior Side Yard Width (minimum):
(f) Lot Coverage (maximum):
140 square metres
6.0 metres
6.0 metres
4.0 metres
0.6 metres
53 percent
-2 -
(g) Building Height (maximum):
(h) Building Setbacks:
A Despite Section 5.22(4) of By-law 3036 and Clause 6(2)(c) of
this By-law, no building, part of a building, or structure shall be
erected outside the building envelope shown on Schedule I
attached hereto, except for steps, uncovered platforms, or
landscaping features not exceeding 1.5 metres in height;
187
12 metres
B No building or structure shall be erected on the lands unless a
minimum of 50% of the building elevation of the side of that
building or structure adjacent to Altona Road is located within
the build-to-zone shown on Schedule I attached hereto;
C For the purpose of determining the percentage of building
elevation to be located within any build-to-zone, the 'building
elevation' shall mean the linear distance measured between
lines drawn perpendicularly to the build-to-zone at each end of
a building elevation of a building or structure;
(i) Dwelling Unit Requirements:
A A minimum gross floor area - residential of 100 square metres
per dwelling unit;
B Maximum one dwelling unit per lot;
U) Parking:
A There shall be provided and maintained on the lot one private
garage per dwelling unit attached to the main building and
located not less than 6.0 metres from the front lot line or not
less than 6.0 metres from any side lot line immediately
adjoining a street or abutting a reserve on the opposite side of
which is a street;
B Despite Paragraph 6(2)(h)A(ii) of this By-law, 0.25 visitor
parking space shall be provided per dwelling unit;
C Section 5.21.2(b) of By-law 3036, as amended shall not apply;
o All visitor parking areas not located within a parking structure
shall be set back a minimum of 3.0 metres from all lot lines,
except where a lot line separates the "RM/MU" zone from a
"OS-SWM" zone, in which case the parking setback may be
reduced to 1.5 metres;
E Despite Section 5.21.2(g) of By-law 3036, as amended, all
parking areas shall be paved;
.. 8",·
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1.1
-3 -
(k) Accessory Structure: In addition to Section
5.18 of By-law 3036, no accessory structure is allowed in the built-
to-zone shown on Schedule I attached hereto;
(I) Separation Distance: The horizontal distance
between blocks of multiple dwelling - horizontal shall be a
minimum of 3.0 metres;
(m) Despite Section 5.6 of Bylaw 3036 and Clause 4(11 )(a) of this By-
law, the requirement for frontage on a public street shall be
satisfied by establishing frontage on a common elements
condominium street.
2. BY-LAW 3036
By-law 3036, as amended by By-law 4645/95 is hereby further amended only to
the extent necessary to give effect to the provisions of this By-law as set out in
Section 1 above. Definitions and subject matters not specifically dealt with in this
By-law shall be governed by the relevant provisions of By-law 3036, as amended.
3. 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
,2006.
day of
David Ryan, Mayor #'ø1
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City of Pickering Planning & Development Department
PROPERTY DESCRIPTION PLAN 40M-1827, BlK 17 l'
OWNER DElCO HOMES INC. DATE SEPT. 26, 2005 DRAWN BY JB
FILE No. A 24/05 SCALE 1 :5000 CHECKED BY JV
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Teronel Enterprises Inc. cnd its 3~F~liers. All rights Reserved. Not 0 pion of flurvey.
2005 MPAC and its suppliers. All r¡ ht5 Reserved. Not 0 pion of Survey.
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INFORMATION COMPILED FROM APPLICANT'S
SUBMITTED PLAN
A 24/05
DELCO HOMES INC.
SPARROW CIRCLE
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CHICKADEE COURT
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THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING &
DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES
DIVISION MAPPING AND DESIGN, SEPTEMBER 20, 2005.
.CI. TO
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INFORMATION REPORT NO. 21-05
FOR PUBLIC INFORMATION MEETING OF
October 20, 2005
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 24/05
Deleo Homes Inc.
Sparrow Circle (at Altona Road)
(Block 17, Plan 40M-1827)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the subject property is approximately 0.61 hectares in size, located at the
southeast corner of Altona Road and Sparrow Circle, and backing onto
Chickadee Court (see Attachment #1 - Location Map);
- the subject land is bounded by Altona Road to the west, Sparrow Circle to the
north, a storm water management pond to the south, and residential
developments to the east;
- the subject property is currently vacant, covered with grass and a few trees.
2.0 APPLICANT'S PROPOSAL
- the applicant desires to build a 25-unit freehold townhouse, common element
condominium development on the subject property;
- the current zoning on the subject property permits, among other uses, a
townhouse development. However, the current By-law (see Attachment # 3 -
Zoning By-law 4645/95) was approved with specific standards to facilitate the
development of traditional townhouses, as opposed to the proposed freehold
common element condominium townhouses. Therefore, the applicant
proposes to make technical amendments to the current By-law to allow each
townhouse unit to front onto a private condominium road instead of a public
road (see Attachment #2 - Applicant's Submitted Site Plan);
41 9.·"'\
1-
Information Report No. 21-05
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Page 2
- the proposed 25-unit freehold townhouses are grouped into five blocks;
each unit is of minimum width of 6.0 metres and there will be two parking
spaces provided on each lot, one space in the private garage, one space on
the driveway in front of the unit;
- the subject land is proposed to have site access from Sparrow Circle (primary
access) and Chickadee Court (secondary access), and no access is
proposed from Altona Road;
- the proposed private internal road(s), visitor parking area(s), and possibly
some perimeter landscaping elements will constitute the common element
condominium;
the applicant has submitted a Phase I Environmental Site Assessment and a
Detailed Noise Control Study as the supporting reports for this application;
the applicant has not yet but will need to make associated site plan
application and condominium plan application to the City for approvals.
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham ReQional Official Plan
the Durham Regional Official Plan identifies the subject land as being within
an 'Urban Areas - Living Area' designation, where development is intended to
be predominately for housing purposes;
- the applicant's proposal appears to conform to this designation;
3.2 PickerinQ Official Plan
- the subject property is designated "Urban Residential Areas - Medium Density
Areas" within the Highbush Neighbourhood;
the permitted density for this designation is over 30 and up to and including
80 dwellings per net hectare;
- the west portion of the subject lands along Altona Road falls within the
boundary of Shorelines and Stream Corridors identified on the Resource
Management Schedule;
- Altona Road is under Regional jurisdiction and is a Type B Arlerial Road,
which is designed to carry moderate volumes of traffic at moderate speeds
and have some access restrictions;
both Sparrow Circle and Chickadee Court are designated Local Road, such
roads are to provide access to individual properties and carry local traffic;
- the applicant's proposal (approximately 41 dwellings per net hectare)
conforms to the applicable Official Plan policies;
Information Report No. 21-05
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Page 3
193
3.3 ZoninQ Bv-Iaw 3036
- the subject property is currently zoned "RM/MU" - Multiple Residential/Mixed
Use Zone by Zoning By-law 3036, as amended by By-law 4645/95
(see Attachment #3);
- this zoning allows a variety of commercial and residential uses, including
multiple dwelling - horizontal use (e.g. townhouses) on the subject property;
- the Zoning By-law requires each lot to have frontage on an opened public
street, which would facilitate a development of traditional townhouses, as
opposed to the proposed common element condominium townhouses;
a change from traditional townhouses to freehold common element
condominium townhouses requires revisions to several zoning performance
standards (e.g. minimum lot size, minimum lot frontage, maximum coverage),
and some new standards (e.g. yard setbacks for individual lot) would need to
be added to facilitate the freehold tenure;
- the proposed use conforms to the zoning, but amendments to the By-law are
required to allow individual lot to front onto a private road and to address
other technical issues.
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
no resident comments have been received to date;
4.2 AQencv Comments
no agency comments have been received to date;
4.3 Staff Comments
in reviewing the application to date, planning staff has identified the following
matters for further review and considerations:
· ensuring that the functioning of the site is compatible and sensitive to
surrounding lands, especially regarding site access, gradingldrainage,
traffic, parking, and streetscape;
· examining the proposed development and any zoning non-compliances
that require technical amendments to the zoning by-law;
· assessing the limited opportunities for tree preservation;
- this Department will conclude its position on this application after it has
reviewed and assessed the above-noted comments, and any comments
received from the circulated departments, agencies and the public.
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Information Report No. 21-05
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Page 4
5.0 PROCEDURAL INFORMATION
- written comments regarding this proposal should be directed to the Planning
& Development Department;
- oral comments may be made at the Public Information Meeting;
all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Councilor a Committee of Council;
if you wish to reserve the option to appeal Council's decision, you must
provide comments to the City before Council adopts any by-law for this
proposal;
if you wish to be notified of Council's decision regarding this proposal, you
must request such in writing to the City Clerk.
6.0 OTHER INFORMATION
6.1 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;
6.2 Information Received
- full scale copies of the applicant's submitted plan and reports are available for
viewing at the offices of the City of Pickering Planning & Development
Department, including:
· a survey of the subject property, prepared by Reid J. Wilson Surveying
Ltd., dated June 17, 2005, which shows the topography and the
location of the trees;
· a plan titled "Site Layout With Ground Floor", prepared by Suu-dda
Patkar Architectural Corporation, last dated August 18, 2005;
· Phase I Environmental Site Assessment, prepared by Forward
Engineering & Associates Inc., dated August 9, 2005;
· Detailed Noise Control Study, prepared by SS Wilson Associates,
dated September 13, 2005.
the need for additional information will be determined through the review and
circulation of the applicant's current proposal;
Information Report No. 21-05
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Page 5
6.3 Property Principal
_ the owner of the subject lands is Deleo Homes Inc. (Tony Egi), and the agent
is Bob Martindale.
ORIGINAL SIGNED BY
ORIGINAL SIGNED BY
Joyce Yeh
Planner I
Lynda Taylor, MCIP, RPP
Manager, Development Review
JY:ld
Attachments
Copy: Director, Planning & Development
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REPCJRl # PD /¿¡-ob
19:6
APPENDIX NO. I TO
INFORMATION REPORT NO. 21-05
COMMENTING RESIDENTS AND LANDOWNERS
(1 ) none received to date
COMMENTING AGENCIES
(1 ) none received to date
COMMENTING CITY DEPARTMENTS
(1 ) none received to date
ATTACHMENT ,I..J. TO 4J f) i""ì
REPORl # PD 14-of 1 \J (
Statutory Public Information Meeting
Pursuant to the Planning Act
Minutes
Thursday, October 20, 2005
7:00 P.M.
PRESENT:
STAFF:
Lynda Taylor
Geoff Romanowski
Joyce Yeh
Debbie Watrous
- Manager, Development Review
- Planner 1\
- Planner I
- Committee Coordinator
The Manager, Development Review, provided an overview of the requirements of the
Planning Act and the Ontario Municipal Board respecting this meeting and matters
under consideration there at.
(II) ZONING BY-LAW AMENDMENT APPLICATION A 24/05
DELCO HOMES INC.
SPARROW CIRCLE (AT ALTONA ROAD)
(BLOCK 17, PLAN 40M-1827)
(CITY OF PICKERING)
1. Joyce Yeh, Planner I, provided an overview of property location,
applicant's proposal and City's Official Plan policies pertaining to this site,
as outlined in Information Report #21/05.
2. Bob Martindale, Martindale Planning Services, agent for the applicant,
advised of his presence to answer questions. He further advised that the
architect for Deleo Homes Inc. was present and the owner would be along
shortly.
3. Walter Dawyd, 363 Chickadee Court, questioned the number of units
proposed, the number of visitor's parking spaces available and the type of
fencing to be used.
4. The architect for Deleo Homes Inc. advised that the fence would be made
of wood and there are seven extra parking spaces planned for overflow
parking.
5. Lynda Taylor, Manager, Development Review, advised that visitor's
parking is not required for a common element condominium development
- 1 -
ATTACHMENT I I..J TO
REPORT I PD 14, cK.:
Statutory Public Information Meeting
Pursuant to the Planning Act
Minutes
Thursday, October 20, 2005
7:00 P.M.
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but that an extra seven spots are being proposed to assist with overflow
parking from the units.
6. Donna Walsh, 344 Chickadee Court, questioned how a proposal to access
a court can be considered when notice was not given to the court
residents.
7. Mike Stocks, 359 Chickadee Court, advised that he purchased a home on
a court with no knowledge that there were plans to open this court to
provide access from another development.
8. Joyce Yeh, Planner I, provided the delegates with the following
information:
a) two parking spots per unit is the standard in Pickering
b) a traffic technician will undergo a traffic study
c) the access is required as a secondary road for emergency vehicles to
exit
d) fire services and traffic staff from both the Region and the City will
review the possibility of access to Altona Road rather than Chickadee
Court
9. Adam Svendsen, 340 Chickadee Court, stated that the number of parking
spaces provided within this development will not be enough for the
planned townhouse units.
10. Lynda Taylor, Manager, Development Review, concurred that parking is
an issue and will be reviewed.
11. Bob Martindale, Martindale Planning Services, stated that the Fire
Department advised that a second access is required for the emergency
vehicles to exit and, therefore, Chickadee Court was proposed as the
secondary access.
(III) ADJOURNMENT
The meeting adjourned at 7:30 pm.
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REPORT' PC ILf-Ö~
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199
November 17,2005
1-1r. 1. Keating
355 Chickadee Crt.
Pickering, On. Ll V 6Y4
Ms. Debi Bentley
City Clerk, Pickering,
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Ms. Joyce Yeh
Planner 1
Pickering Civic Complex,
One The Esplanade
Pickering, Ontario, Ll V 6K7
Re: Application By Deleo Homes Inc. to build 25 town homes at Sparrow
Circle & AItona Rd. Block 17, Plan 40M-1827, City of Pickering.
We tbe undersigned residents oftbe subject area are opposed to a
cbange to Cbickadee Court that would provide roadl traffic access to
the proposed new townhouse development. Further we feel it would
ne~atively impact the existing homeowners.
Also we are requesting that we be notified in writing of any future
meetings or changes to the existing neighbourhood incl!Lc!.!ºgJh~~_ _._~__<.
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Name:
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Signature
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Signature
,Ie Meeting Notice
Planning Act
Requirements
Date of this Notice
Fire Department
comments
Dated:
~x..J{eatli
Pire Prevention Officer
Picf¿çring Pire Services
6
ATTACHMENT I .._ TO
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Page 2
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If you wish to reserve the option to appeal a decision of the
City of Pickering, you must provide oral comments at the
public meeting, or written comments to the City before
Council adopts any zoning by-law for this proposal.
September 28th, 2005
The Pickering Fire Service has no objectionable comments
with respect to the applicants proposal, however provides
the following comments with respect to emergency vehicle
access.
Understanding that the site will consist of 25 townhouses
with access off of Sparrow Circle onto to a private road, we
are requesting the following considerations.
Option "A" - that an additional emergency vehicle access
be provided fromloff of Altona Road to the south west
portion of the private roadway serving the proposed
townhouse complex. The access route would have to be
constructed in accordance with municipal requirements and
have a minimum width of six (6) meters. The access route
can be designed with a rolled curb and breakaway barrier.
Option "B" - that an additional emergency vehicle access
be provide from/off of Chickadee Circle and the private
roadway serving the townhouse complex. The access
route would have to be constructed in accordance with the
municipal requirements and have a minimum width of six
(6) meters. The access route can be designed with a rolled
curb and breakaway barrier. As illustrated on the drawing
parking would have to prohibited for a distance of not less
than three meters on either side of the access routed in
accordance with municipal parking by-laws.
The Pickering Fire Service reserves the opportunity to
provide further comment(s) at the subdivision/condominium
site plan stage.
Tuesday, October 11, 2005
,
ATTACHMEtI.IT #_ ~ _TO
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INFORMATION COMPILED FROM APPLICANT'S
SUBMITTED PLAN
A 24/05
DELCO HOMES INC.
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SPARROW CIRCLE
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OPTION A
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6.0m BARRIER
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OPTION B
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. 3 METRE
, ..::: ~~~~'NG CHICKADEE COURT
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THIS MAP WAS PROOUCE~' BY THE CITY OF PICKERING PLANNING &
DE'/EcOPMENT DEPARH1ENT PLANNING INFORMATION SERVICES
D \JISION MAPPINr~ A~n r¡kc::lf"".' ,",'-I'~-r,......,",~~ __ _
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20'3
OPERATIONS & EMERGENCY SERVICES DEPARTMENT
MUNICIPAL PROPERTY & ENGINEERING DIVISION
MEMORANDUM
January 4, 2006
;~
To:
Hena Kabir
Planner II - Site Planning
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From:
Richard Holborn, P. Eng.
Division Head, Municipal Property & Engineering
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PL)·\¡\~N;NQi-3,; DE\/ELCPrilEJ-f,1'"
DE? :~~R"nvìENT
Subject:
Site Plan Application S 12/05
Delco Homes Inc.
PLAN 40M1827 BLK 17
(Sparrow Circle)
City of Pickering
The Municipal Property & Engineering Division has reviewed the above noted
site plan application submission circulated November 30, 2005 and provide the
following comments.
1. The entrance to the complex from the end of Chickadee Court cannot
be supported. The issues related to shortcutting and trespassing out
weigh the benefit of the access. The entrance from Sparrow Circle can
be supported as well as an emergency only access from Altona Road
subject to Region of Durham approval.
2. The internal radius is at an acute angle which will cause problems with
traffic movement, snow plowing and site lines. Revise to a minimum
radius of 7.5m.
3. The internal sidewalk should be moved to the south side to prevent a
driveway crossing and to serve a large number of units.
4. The sidewalk through the entrance at Sparrow Circle is to be removed
and replaced with 180mm thick concrete as per City of Pickering
Standard P-610.
5. Insulation is required where the storm sewer cover is less than 1.5m.
6. The location of the storm sewer along the east boundary should be
reconsidered. Even by utilizing trench boxes it will be difficult to install
the pipe so close to the property line at that depth. There is potential
20tiS12-05
ATT J'.CHMHrr II _.~':'2, ..
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January 4, 2006
Page 2
for damage to the existing houses due to vibration from the equipment.
Also, the consultant needs to ensure existing foundations are not
compromised from the excavation.
7. Revise the restoration note off of Altona Road to read work completed
by Region of Durham forces, not City of Pickering forces.
8. The 1.0m section of sidewalk on Chickadee is to be removed by the
contractor and not City of Pickering forces.
9. All trees to be removed within the boulevard are to be replaced with
60mm diameter of same species in an approved location.
10. Noise attenuation fencing details should be stamped and certified by a
Professional Engineer.
11. Ensure proposed landscaping surrounding the seating area at Sparrow
Circle and at playground, will permit surveillance from the street.
12. A plant list required for review.
13. Ensure underground services will not prohibit tree planting as shown
on the landscape plans, especially along the east boundary line.
14. The benefit of a pedestrian connection from Chickadee Court, through
the site to Altona Road needs to be assessed and approved by
Planning.
15. The radius of the entrance curbs on Sparrow Circle are to conform to
the City's standards.
16. The internal storm sewer seems undersized. The connection is
450mm diameter, but the site is designed with 250mm and 300mm
diameter sewers. A stormwater management report with design
calculations must be submitted. The internal driveways are designed
with centerline double catch basin manholes and only two inlets for the
entire site. This seems inadequate, and reverse grade (V shape)
driveways can be problematic, and are not recommended.
17. Access to the private children's play area, adjacent to Block S requires
the residents to leave the site and enter via Chickadee Court. The
area will not be private if the general public can use it.
18. Consideration should be given to install decorative wrought iron
fencing around the west edge of the Chickadee Court road allowance.
S 12-05
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January 4, 2006
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Page 3
19. Is fencing proposed around the landscaped area In the northwest
corner or is it open to the public.
RH:ko
, Municipal Property & Engineering
Copy: Director, Operations & Emergency Services
Supervisor, Capital Works & Engineering
Supervisor, Development Control
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From:
Sent:
To:
Subject:
Holborn, Richard
January 12, 2006 3:42 PM
Yeh, Joyce
RE: Emergency Vehicle Access @ Altona Road
I understand what Rex is saying and it's probably quite valid. Having control is
preferable.
No Parking works when it's enforced and that can be challenging but do-able.
We do remove snow from turning circles as a fill in service after major snow falls, so
this would have to be a priority street.
I would still need traffic and Operations to hammer out the details and feasibility, and
would need to see the design suggested by the developer. If a design can be put together
and sent to me, traffic and operations can meet on site and determine maintenance
requirements as well as no parking zones.
Richard
-----Original Message-----
From: Yeh, Joyce
Sent: Thursday, January 12, 2006 2:45 PM
'~o: Holborn, Richard
3ubject: FW: Emergency Vehicle Access @ Altona Road
Hi Richard,
Happy New Year!
Thank you for your comments on emergency access issues.
In addition to the comments received from the Region, our Fire Services (Rex Heath) has
expressed his preference of having the emergency access at Chickadee Court because it is
a municipal road and the City can make sure of the proper maintenance of it, as opposed
to Altona Road which we have no control over at all. As illustrated on the drawing that
Rex has provided us with, parking would have to be prohibited for a distance of at least
three metres on either side of the access route (emergency access), in accordance with
municipal parking by-laws. A municipal parking by-law has to be passed and "no-parking"
signs have to be installed at the proper location on the Chickadee Court.
As to the snow pile in the winter.....I don't know whether this is something that we have
control over and can be overcome?
How difficult would it be to remove the snow from the centre of the Court?
~ould you suggest me to contact Steve Forsey for this matter?
oyce
ps. if it is necessary, I will contact the Region again to challenge their comment.
-----Original Message-----
From: Kabir, Hena
Sent: January 11, 2006 12:40 PM
To: Yeh, Joyce
Subject: FW: Emergency Vehicle Access @ Altona Road
hey Joyce,
this is Richards response to the emergency access .. now tell me what am I to do with
this ...
thanks for pinpointing Richards comment to me ..
hena
> -----Original Message-----
> From: Halborn, Richard
> Sent: January 11, 2006 12:34 PM
> To: Kabir, Hena
1
ATIj\CHMEN T 1,[
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OCT 6 )!lUI'~
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CITY OF p'
PLANNING & o~~~~~tiv¡~~
DEPARTMENT
~
VERIDIAN
CONNF.CTI(,)N$
DEVELOPMENT APPLICATION REVIEW
~ PROJECT NAME:
Deleo Home~ Inc.
1
ADDRESS/PLAN:
Sparrow Circle - B]òçk 17. Plan 40M-1827
~ MUNICIPALITY:
Pkke:dng
REF NO.:
.A 24/05
SUBMISSION DATE:
September 29, 2005
1. Electric SeIVice is available on the road allowancc(s) to\\c!ùng this property.
Servicing will be: from Spmow Circle.
2. An ext.ension of the Corporation's underground plant is re:CJuired on rile road aUow-ance in order to se.tVice this
project.
3. The applicant mU5t pro\i1dt: accommodation 011 site for the Corporation':; trao5former($).
4. fndividllal me~er.ing for each \u'lÍt is required.
5. The: AppUr.:ant. mUSt provide a concrete encased looped undergtoiIDd d1.l.ct. system from a supply point(s) ar.
Sparrow Circle to a transformer 10catíf)O(~) on rhe property.
6. The Applicant must pay the Cotpor,\tion's costs to supply and imtaU unt:ietgtound seMce cables along thl:. tOIHe
of 5. above.
7. The following stand,ird fixt:d fee com will apply:
Scrvict: ConntCÛcln Fee $130.00 per unit.
8. The Applicant must. make dircct application fO the Cotporation to oùtain $pedfic apptoval of the: cb:trical
service arrangements and ¡:elal:ed work for tlùs project. The applicant is cautioned that tende.¡:s, cOllttacts, or work
iniriated prior to obtaining specific approv¡¡l wiU be subject to change.
9. A Construction Agrcemenr must be signed w1th the Corpfm\l:.Îoll ill order to obtain $t:rvicing for this site. Legal
çc)$I:S will be charged to the Applicant.
10. A Multi-Tenant Agrcemt:nt rnl\st be entered into and may be registered on title a~ pnrt of the servicing
teql1irements. Legal c05t5 for rhis will be charged to t.ht: Applicant.
11. .All work from tht: p~blic road allowancc to t.he sê:¡:v'Ìce entrance and t.he meteting arrangcmt:nts must comply
with the Corporation's rt:q¡¡j¡:emel'lts Rnd specifications.
12. The Applic1l.nt will be required to g¡:,mt to the Corporation ii sr.,tndatd occ\lpation casement, registered on citle,
for high voltage: cable, low voltage cabk and/ or transformr;r.
13, P1ior w ()Þ~<linillg a buílding petmit, the: Applicant shall, by agteement, confirm Hcceptance ~)f the terms and
conditíons of providil1g electrical service.
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14. Whw: cranes or material handling equipment or workers must work in proxhniry ro ~i$ting overhead wires,
with the capability of contact or coming within the limit.a of ~pproach, the developer/builder shall pay all costs
fOf tht: tc:mpor;IlY !elocation, butial, or pNt.tct~on of the: wircs, or other action deemed necessåry by Vt:ridian t.(1
provide for worker safet.y and the SC:CI.U:ity of the electrical sysrem.
IS. Landscaping, specifically r.:ees/$h¡;ubs/other shot¡ld be relocated away from the Corporation's transfonner W
avoid ¡nt.erft:rc:ncc: with equipment access.
16. Veridian Connecri0115 has 110 objection to the proposed development.. :Please: fOtw'~rd a copy of first submission
civil design so that Veridi¡ln Cònnc:ctions may prepare an electrical design and an Offer to Service. Elecrrical
cIra\1lÍngs :m: rc:quírcd (6) months prior to electrical servicing date.
17. All of the ab( vr;: !:()flditions of service arc subject to Ontario Energy Board (OEB) rt\!es, regtÜacions and/or
approval.
Tecluùcal Representative:
Telephone:: 905-427-9870
Fted Rain¡nge~
Ext. 3255
it
Pl'/df
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Page 2 of 2 .. .
V~ridian Conneccions Pc:"elopment Appl1cat.lon Revtew
Form #ECQ002
Rev. Date - July 21,2005
CTORONTO AND REG/ONt:Y--
'i? onserva Ion
for The living City
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OCT 2 ß 2005
October 21 , 2005
crfY OF p!Ca(EAING
PLANNING AND
DEVELOPMENT DEPARTMENT
7
BY FAX AND MAIL
Ms. .Joyce Yeh, Planner I
City of Pickering
Pickering Civic Centre
One The Esplanade
Pickering, Ontario
L 1 V 6K7
Dear Ms. Yeh:
R~: Zoning By-law Amendment Appiication A/24/05
Deleo Homes Inc.
Sparrow Circle, Block 17, Plan 40M-1827
City of Pickering
Please note that the Toronto and Region Conservation Authority (TRCA) is in receipt of the above-referenced
zoning by-law amendment application. Staff at the TRCA has reviewed the application and offers the
following comments.
Background
The subject property is within an approved plan of subdivision (Plan 40M-1827), located on Block 17, west
of Chickadee Circle, on the east side of Altona Road, south of Finch Avenue in the City of Pickering. It is our
understanding that the applicant wishes to amend zoning by-law 3036, as amended, to permit the
townhouses, approved in Block 17, to front onto a private road.
Comments
TRCA staff defer a detailed technical review of the stormwater management for the proposed development
to the City of Pickering. However, we request written confirmation from the City, upon completion of their
review, indicating whether the City is satisfied that the proposed stormwater management plan for the
proposed development is in accordance with the overall SWM scheme set out in the Block Plan.
Recommendations
In light of the above, the TRCA has no objections to the zoning by-law amendment application, subject to
tne above-referenced issue ceing addressed.
We trust that these comments are of assistance. If you have any additional questions, please contact Susan
Robertson, Planning technician at extension 5370.
flW/sr
C\Susan\A24-05 SparrowCircle CofP 10-21-05.wpd
5 Shoreham Drive, Downsview, Ontario M3N 154 (416) 661-6600 FAX 661-6898 www.trca.oll.ca
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The Regional
Municipality
of Durham
Planning Department
605 ROSSLAND ROAD E
4TH FLOOR
PO BOX 623
WHITBY ON L 1 N 6A3
CANADA
·)05-668-7711
Fax: 905-666-6208
E-mail: planning@
region.durham.on.ca
www.region.durham:on.ca
A.L. Georgieff, MCIP, RPP
Commissioner of Planning
October 26, 2005
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Joyce Yeh, Planner I
Pickering Civic Complex
One The Esplande
Pickering, Ontario
L 1V 6K7
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Dear Ms Yeh:
Re: Zoning Amendment Application A24J05
Applicant: Delco Homes Incorporated
Location: Block 17, 40M-1827
Southeast corner of Altona Road and Sparrow Circle
Municipality: City of Pickering
This application has been reviewed and the following comments are offered.
The purpose of this application is to amend the existing zoning of the subject property
to permit townhouses to front onto a private road.
Reç¡ional Official Plan
The lands subject to this application are designated "Living Area" in the Durham
Regional Official Plan. Living Areas are to be used predominantly for housing .
purposes. The proposed use may be permitted in the Living Area.
Provincial Policies & Deleç¡ated Review Responsibilities
This application has been screened in accordance with the terms of the provincial
plan review responsibilities. A Detailed Noise Study prepared by SS Wilson
Associates Incorporated provides calculations and recommendations that appear to
meet the requirements of the Region of Durham and the Guidlines of the Ministry of
the Environment. The agreement for this development should contain the necessary
provisions to ensure implementation of the noise attenuation measures and warning
clauses as recommended in the report.
A Phase 1 Environmental Site Assessment, prepared by Forward Engineering and
Associates Incorporated, indicates that there are no environmental concerns identified
at the subject site.
ReÇJional Services
Municipal water supply and sanitary sewer services are available to the site.
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ArlAGH¡VinH ff._..ll 211
:¡£ìX'RT 1/ Po I tJ - c,{
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If you have any questions or require further information, please do not hesitate to
contact me.
Q~~w{
Dwayne Campbel/, Planner
Current Operations Branch
cc: Peter Castel/an, Regional Works Department
N :lpimldclZoningICommentsIPickeringIA24-0S .doc
The Regional
Municipality
of Durham
·Planning Department
605 ROSSLAND ROAD E
4TH FLOOR
PO BOX 623
WHITBY ON L 1 N 6A3
CANADA
905-668-7711
Fax: 905-666-6208
E-mail: planning@
region.durham.on.ca
www.region.durham.on.ca
A.L. Georgieff, MCIP, RPP
Commissioner of Planning
t!)l:.~.
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Joyce Yeh, Planner I ---.-.-.."""..,."
Pickering Civic Complex
One The Esplande
Pickering, Ontario
L 1V 6K7
Dear Ms Yeh:
Re: Zoning Amendment Application A24/05
Applicant: Delco Homes Incorporated
Location: Block 17, 40M-1827
Southeast corner of Altona Road and Sparrow Circle
Proposal: To permit townhouses to front onto a private road
Municipality: City of Pickering
The Region has reviewed the revised noise study for the above-noted application and
the following comments are offered.
As the subject property is adjacent to Altona a Road, a Detailed Noise Control Study
was prepared by SS Wilson Associates (Report W A05-041, Revision 1) to identify any
potential impacts on the proposal, including noise mitigation and warning clauses.
The noise study suggests a 2.2 metre high sound barrier flanking and along the rear
of the proposed Block S- Unit 10. No noise control measures are recommended
along the Altona Road frontage as the Outdoor Living Areas are situated at the front
of the units. The study also suggests appropriate warning clauses regarding the
outdoor and indoor sound levels from noise sources.
The study provides calculations and recommendations that would appear to meet the
requirements of the Region of Durham and the Guidelines of the Ministry of the
Environment. The City of Pickering should ensure that the agreement for this
development contains the necessary provisions to ensure the implementation of the
noise attenuation measures and warning clauses as recommended in the report.
If you have any questions or require further information, please do not hesitate to·
contact me.
flmtJwV(
Dwayne Campbell, Planner
Current Planning
cc: Peter Castellan, Regional Works Department
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Yeh,Joyce
From:
Sent:
To:
Subject:
Jeff Almeida [Jeff.Almeida@region.durham.on.ca]
January 6, 2006 10:38 AM
Yeh, Joyce
Emergency Vehicle Access @ Altona Road
Hi Joyce,
Further to our discussion, the Region is not in support of an emergency
access to Altona Road for the Delta Homes development at the corner of
Altona Road and Sparrow Circle. Primary access is from Sparrow Circle
and an emergency access can be provided from Chickadee Court.
Should you require any further assistance, please feel free to contact
me.
Thanks,
Jeff Almeida
Transportation Infrastructure
Works Department
The Regional Municipality of Durham
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ENBRIDGE
ENBRIDGE GAS DISTRIBUTION INC.
500 Consumers Road
North York ON M2J 1 P8
October 25, 2005
Mailing Address
P.O. Box 650
Scarborough ON M1 K SE3
JOYCE YEH
CITY OF PICKERING
PICKERING CIVIC COMPLEX
ONE THE ESPLANADE
PICKERING ON L1V 6K7
Dear Sirs:
RE: FILE: A 24/05 - ZONING BY LAW AMENDMENT APPLICATION
DELCO HOMES
Enbridge Gas Distribution has no objections to the development as proposed.
However, should the applicant consider the use of natural gas for this
development, Enbridge requests the developer contact us at their earliest
convenience to discuss installation and clearance requirements for service and
metering facilities.
Please note that, while Enbridge has no objection to the proposed development,
a potential conflict does exist with our gas main circling Chickadee Court.
Please submit a drawing for markup before proceeding with any construction.
Yours truly,
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L8ándy Wilton
Manager, Network Analysis
Distribution Planning
(416) 758-7966
(416) 758-4374 - FAX
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