HomeMy WebLinkAboutMarch 3, 2008
Planning & Development Committee
Agenda
Monday, March 3, 2008
7:30 pm
Council Chambers
Chair: Councillor Mclean
PART "A"
PLANNING INFORMATION MEETING
INFORMATION REPORT NO. 07-08
PAGES
1-19
SUBJECT: Draft Plan of Subdivision SP-2008-02
Zoning Amendment Application A 02/08
W. & N. Trapper and B. Trapper
491 Rosebank Road & 546 Gillmoss Road
(Part of Block K, L, and M Right-of-Way, Plan 418)
City of Pickerino
INFORMATION REPORT NO. 08-08
SUBJECT: Draft Plan of Condominium CP-2007-01 20-26
Middlecove Estates Inc. (Vista Homes)
526-542 Kingston Road
Part of Lot 30, Range 3, B.F.C.
Block B, Plan 473 & Part of Block 58, Plan 40M-1480
(Part 1, 40R-24000, Part 1, 40R-24936 & Part 3, 40R-25176)
City of Pickerino
PART "B"
PLANNING & DEVELOPMENT REPORTS
1. Director, Planning & Development, Report PD 07-08
Alastair Mackay Realty Inc.
Plan of Subdivision 40M-1564
27-34
Alastair Mackay Realty Inc.
Plan of Subdivision 40M-1565
Alastair Mackay Realty Inc.
Plan of Subdivision 40M-1566
Cougs Investments Limited
Plan of Subdivision 40M-1567
Final Assumption of Plans of Subdivision
Planning & Development Committee
Agenda
Monday, March 3, 2008
7:30 pm
Council Chambers
Chair: Councillor McLean
RECOMMENDA TION
1. That Report PO 07-08 of the Director, Planning & Development regarding the
Assumption of Plans of Subdivision 40M-1564, 40M-1565, 40M-1566 and
40M-1567 be received;
2. That the highway being Howell Crescent within Plan 40M-1564 be assumed for
public use;
3. That the highways being Hoover Drive and Littleford Street within Plan 40M-1565
be assumed for public use;
4. That the highway being Rouge Valley Drive within Plan 40M-1566 be assumed
for public use;
5. That the highways being Saugeen Drive and Driftwood Court within Plan
40M-1567 be assumed for public use;
6. That the services required by the Subdivision Agreements relating to Plans
40M-1564, 40M-1565, 40M-1566 and 40M-1567, which are constructed, installed
or located on lands dedicated to, or owned by the City, or on lands lying
immediately adjacent thereto, including lands that are subject to easements
transferred to the City, be accepted and assumed for maintenance; and
7. That the Subdivision Agreements and any amendments thereto relating to Plans
40M-1564, 40M-1565, 40M-1566 and 40M-1567 be released and removed from
title.
(III) ADJOURNMENT
o 1
CUI{ 01
INFORMATION REPORT NO. 07-08
FOR PUBLIC INFORMATION MEETING OF
March 3, 2008
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-2008-02
Zoning Amendment Application A 02/08
W. & N. Trapper and B. Trapper
491 Rosebank Road & 546 Gillmoss Road
(Part of Block K, L, and M Right-of-Way, Plan 418)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the subject properties are located east of Rosebank Road, west of the
Canadian National Railway right-of-way and south and east of Cowan Circle
(see Location Map, Attachment #1);
- the subject properties are currently zoned 'R3' - Third Density Residential
Zone, which allows for a minimum lot frontage of 18.0 metres;
- the subject properties consist of a combined total lot area of approximately
2.7 hectares;
- the subject properties each currently support one detached dwelling, as well
as a number of accessory buildings on both lots.
2.0 APPLICANT'S PROPOSAL
- the applicant is proposing to amend the existing 'R3' zoning to allow for the
creation of 40 detached dwellings on lots with frontages ranging from 11.0 to
13.0 metres;
- the applicant is proposing to complete the road connection of Cowan Circle
and create a cul-de-sac extending south from the proposed road connection
(see Applicant's Submitted Plan, Attachment #2);
- the proposal includes the demolition of the dwelling at 546 Gillmoss Road,
and the retention of the existing dwelling at 491 Rosebank Road;
Information Report No. 07-08
Page 2
02
the following chart outlines the development statistics for the proposed Draft
Plan of Subdivision;
Total Area (excluding the retained lot at 491 Rosebank Road)
Proposed 20 metre Road Allowance
Proposed 18 metre Road Allowance
Proposed 11 metre Detached Lots (Lots 31 - 40)
Proposed 12 metre Detached Lots (Lots 1 - 3,6 - 17,27 - 29)
Proposed 13 metre Detached Lots (Lots 4, 5, 18 - 26)
Proposed Future Development Blocks (with adjacent lands)
Net Residential Density (dwellings per net hectare)
3.0 OFFICIAL PLAN AND ZONING
2.687 ha
0.250 ha
0.200 ha
0.509 ha
1.009 ha
0.658 ha
0.061 ha
18.38
3.1 Durham Regional Official Plan
- the Regional Plan designates the subject properties Urban Areas - Living
Areas, which shall be used predominantly for housing purposes;
- the proposal appears to comply with the intent of the Durham Regional
Official Plan;
3.2 Pickering Official Plan
- the City of Pickering Official Plan designates the subject property Urban
Residential- Low Density Area within the Rosebank Neighbourhood;
- these areas are intended primarily for residential purposes having a net
residential density up to and including 30 dwellings per net hectare (the
applicant is proposing a net residential density of approximately 18 dwellings
per net hectare);
areas east of Rosebank Road and west of the CN Rail Line, permit a
maximum of approximately 50 percent of the lots proposed for residential
development to be used for semi-detached dwellings and require the
remaining lots proposed to be used for detached dwellings (the applicant is
proposing detached lots - see Attachment #3);
- the City of Pickering identifies Rosebank Road as a Collector Road which
generally provides access to individual properties, local roads, other collector
roads and to Type C arterial roads; carrying greater volumes of traffic than
local roads, including automobiles, pedestrians, bicycles and transit; and
generally have a right-of-way width ranging from 20 to 22 metres;
- the City of Pickering identifies both Cowan Circle and Gillmoss Road as Local
Roads which generally provide access to individual properties, other local
roads and collector roads, which carry local traffic and generally have a
right-of-way of up to 20.0 metres;
- the subject application will be further reviewed to determine if it complies with
the intent of the City's Official Plan;
Information Report No. 07-08
Page 3 .
03
3.3 Compendium Document to the Official Plan
the subject properties are situated within Design Precinct No. 3 of the
Rosebank Neighbourhood Development Guidelines;
the Rosebank Neighbourhood Development Guidelines limit development in
this area of the neighbourhood to detached and semi-detached dwellings;
new lots created within this precinct for detached dwellings shall have the same
minimum lot dimensions as new lots in Precinct No. 2 (which are minimum lot
frontages of approximately 15.0 metres and minimum lot depths ranging
between approximately 30.0 metres and 36.0 metres) (see Attachment #4);
the applicant is proposing detached lots ranging from 11.0 to 13.0 metres,
which does not appear to comply with the provisions set out under the
Rosebank Neighbourhood Development Guidelines;
3.4 Zoning By-law 2511
the subject properties are currently zoned 'R3' - Third Density Residential
Zone, which requires a minimum lot frontage of 18.0 metres and a minimum
lot area of 550 square metres;
the applicant requests to amend the existing zoning to permit detached lots
with frontages ranging from 11.0 to 13.0 metres which appears to be similar
to the existing character of Cowan Circle;
an amendment to the zoning by-law is required to allow for the lots on the
subject properties to be properly subdivided in order to meet the lot area and
lot frontage requirements as proposed by the applicant.
4.0 RE5UL 15 OF CIRCULA liON
4.1 Resident Comments
none received to date;
4.2 Agency Comments
Toronto and Region
Conservation Authority
comments are deferred until staff has
reviewed the following information:
a Storm Water Management Report;
an Environmental Impact Statement;
a Water Balance Analysis;
(see Attachment #5);
The Durham District School
Boa rd
no objections (see Attachment #6);
Durham Catholic District
School Board
no objections (unofficial comments - see
Attachment #7);
Information Report No. 07-08
Page 4
04
Veridian Connections
no objections;
Bell
no objections, however in the event this
application is approved, Bell requests a
number of conditions to be included as part
of the Registered Plan of Subdivision;
Enbridge Gas Distribution
Inc.
no objections;
Hydro One
no objections;
Canada Post
no objections;
4.3 Staff Comments
in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
to ensure that the proposed development complies with the policies and
development guidelines outlined in the City of Pickering Official Plan and
Compendium Document respectfully, specifically with emphasis on lot
frontage;
impact of the proposed lotting on future development opportunities south
of the existing properties;
to ensure that the proposed lots have a proper separation from the
existing CN Railway right-of-way;
to ensure that the dwelling at 491 Rosebank Road is not land-locked
and/or has sufficient lot frontage and yard setbacks (see Attachment #2);
determine if 491 Rosebank Road will require an amendment to the
existing zoning;
review the impact of development on the dwelling at 544 Gillmoss Road;
to ensure that the proposed extension of Cowan Circle satisfies the City's
Municipal Property & Engineering Division standards relating to items
such as but not limited to road design and grading;
a tree preservation plan is required;
to review the applications in terms of their level of sustainable development
components;
this application will be reviewed in conjunction with Draft Plan of Subdivision
SP-2007-01 and Zoning By-law Amendment application A 13/07 with
respect to the proposed development west of Rosebank Road in the vicinity
of Milton Road;
as a result of comments made at the February 4, 2008 Public Information
Meeting for the Milton Road application, a Traffic Impact Study will be
required to address both the Milton Road application and this application.
Information Report No. 07-08
Page 5
j' 05
the Planning & Development Department will conclude its position on the
applications after it has received and assessed comments from the circulated
departments, agencies and public, and comments received from the
February 20, 2008 resident meeting.
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;
if a person or public body that files an appeal of a decision of the Regional
Municipality of Durham in respect of the proposed plan of subdivision does
not make oral submission at the public meeting, or make written submissions
to the Regional Municipality of Durham before the proposed plan of
subdivision is approved or refused, the Ontario Municipal Board may dismiss
the appeal.
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 are available for viewing at
the offices of the City of Pickering Planning & Development Department:
Phase 1 Environmental Site Assessment;
Soils Investigation Report;
Stages 1, 2 & 3 Archaeological Study;
Feasibility Study for Municipal Servicing;
Tree Inventory Plan;
I I.
. Information Report No. 07-08
06
Page 6
6.3 Company Principal
- the owners of the subject property at 491 Rosebank Road are William and
Nadene Trapper whereas the owner of the subject property at 546 Gillmoss
Road is Babette Trapper;
- the applicant is Vijay Gupta c/o Land Pro Engineering.
Lyff::Y .
Manager, Development Review
AY:ld
Attachments
Copy: Director, Planning & Development
07
APPENDIX NO. I TO
INFORMATION REPORT NO. 07-08
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1 ) Toronto and Region Conservation Authority
(2) The Durham District School Board
(3) Durham Catholic District School Board
(4) Veridian Connections
(5) Bell
(6) Enbridge Gas Distribution Inc.
(7) Hydro One
(8) Canada Post
COMMENTING CITY DEPARTMENTS
(1) none received to date
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PROPERTY DESCRIPTION PART OF BLOCK L, M ROW, PLAN 418
OWNER W. & B TRAPPER
FILE No. SP-2008-02 & A02/08
DATE JAN. 16, 2008 DRAWN BY JB
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FULL SCALE COPIES OF THE APPLICANT,
SUBMITTEO PLAN ARE AVAIlABLE FOR VIEWING AT
THE CITY OF PICKERING PlANNING de OEVELOPMENT OEPARTMENr
THIS MAP WAS PROOUCEO BY THE CITY OF PICKERING
PlANNING d" OEVELOPMENT DEPARTMENT,
INFORMATION d" SUPPORT SERVICES.
JANUARY 17. 2008.
1 0
ATTACHMENT#~ TO
INFORrl!.ATION REPORT# 07-08
NEIGHBOURHOOD 1: ROSEBANK
N eighbourhood
Population Projection
...............................................................................................
. "
! 1996 Population ! 2,400 !
I Projected Growth I 1,000 I
I Percent Increase I 41.6 I
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CITY POUCY
Rosebank Neighbourhood Policies
Description
· Is bounded by the Rouge Ri,-er, Highway 401,
Petticoat Creek, and Lake Ontario
· Includes a portion of the Rouge Park, and most of the
Petticoat Creek Conservation Area widlin its boundaries
· Iroquois village existed near the mouth of the Rouge River
· Initial housing development occurred between 1900 and
1940; more recent subdivision activity began in the 1970s
. Consists of primarily detached dwellings on large lots; also
includes an elementary school, neighbourhood park and
seniors' apartments (on Rodd Avenue); does not contain
any neighbourhood shopping facilities
. Has environmentally sensitive areas associated with the
Rouge River, . Petticoat Creek and the Lake Ontario
Waterfront
. Is traversed from south-west to north-east by the eN. rail
line (along which GO Rail Transit service runs)
. Has two Detailed Review Areas within its boundary:
(i) residential lands north and west of the eN. rail line;
and (ii) lands in the Rodd Avenue - Bella Vista Drive area
. City Council has adopted development guidelines as
follows:
* The "Rosebank Neighbourhood Development
Guidelines" (for lands north and west of dle eN. rail
line)
11.3 City Council shall,
(a) in the established residential areas along Bella
Vista Drive, Dyson Road, Pine Ridge Road,
Rodd Avenue, Rosebank Road, Rougemount
Drive, Toynevale Road and Woodgrange
Avenue, encourage and where possible require
new development to be compatible with the
character of existing development;
(b) restrict lands west of Rosebank Road and lands
along Rodd Avenue to the development and
infilling of single detached dwellings, and
despite Table 10 of Chapter Three, establish a
maximum residential density for these lands of
17 units per net hectare;
PICKERING OFFICIAL PLAN EDITION 4: Chapter Eleven - Urban Neighbourhoods
140
ATTACHMENT#.d-TO
INFORMATIONEEPORT# D7-0S
MAP 11
NEIGHBOURHOOD 1: ROSEBANK
1 1
OI<LAHO
ROUGE: PARK
ARE:A
LEGEND
lAKE ONTARIO
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SYMBOLS
- NEIGHBOURHOOD ~
BOUNDARY PARK
.- PUBLIC ELEMENTARY @
SCHOOL PROPOSED PARK
2] SEPARATE ELEMENTARY .... PLACE
SCHOOL OF WORSHIP
[g1 COMMUNITY CENTRE [B FIREHALL
[Q LIBRARY Isel SENIOR CENTRE
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NEW ROAD CONNECTIONS (PROPOSED)
~
DETAILED REVIEW AREA
LANDS FOR WHICH COUNCIL HAS
ADOPTED DEVELOPMENT GUIDELINES
(REFER TO COMPENDIUM DOCUMENT)
CITY OF' PICKERING
PLANNING & DEVELOPMENT DEPARTMENT
DECEMBER. 2005
~:~~ w:-v:o.::~ :~~ ~~ ~~ ~::.t1~::~T=K~:OTHE
OTHEft SCHEDULES ANt) THE: TE"'.
NOTE: LAND USE DESIGNATIONS
APPEAR ON SCHEDULE I
PICKERING OFFICIAL PLAN EDITION 4: Chapter Eleven - Urban Neir nbourhoods
141
1 2
CITY POllCY
Rosebank Neighbourhood
Policies (cont'd)
ATTACHMENT#~.TO
INFO~~Mft;nON REFCI-1T# 07-08
(c) despite 11.3(a), permit the convalescent home
on the north side of Rodd Avenue;
(d) for developments east of Rosebank Road and
west of the C.N. rail line, permit a maximum of
approximately 50% of the lots proposed for
residential development to be used for
semi-detached dwellings and require the
remaining lots proposed to be used for single
detached dwellings;
(e) establish another neighbourhood park in an
appropriate location to serve development
generally west of Rosebank Road;
(f) prohibit vehicular access from the
neighbourhood to the Petticoat Creek
Conservation Area, and discourage vehicular
parking within the neighbourhood for users of
the Petticoat Creek Conservation Area;
(g) encourage the use and operation of the Lake
Ontario Waterfront Trail in a manner sensitive
to the interests of the neighbouring residents,
and provide local trail connections with the
Waterfront Trail in appropriate locations;
(h) encourage the conservation authority and other
interest groups to enhance the vegetative
linkages between Petticoat Creek Conservation
Area and the Rouge Park; and
(i) require new development to have regard for the
Rouge Park Management Plan.
PICKERING OFFICIAL PLAN EDITION 4: Chapter Eleven -- Urban Neighbourhoods
142
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1 3
Rosebank Neighbourhood
Section 11
Rosebank Neighbourhood
DEVELOPMENT GUIDELINES
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~DESICN PRECINCT No. 1
~DESICN PRECINCT No. 2
~DESIGN PRECINCT No. .3
ATTAC1~liIf.NT#~':.L.. TO D 7 08
tNFONiiJiI~JiON RE:..7C\~T# -
1 4
Rosebank Neighbourhood
Development Guidelines
The following Rosebank Neighbourhood Development Guidelines were adopted by Pickering
Council on January 22, 1996, and amended four times: No.1 on February 4, 1985; No. 2 on
October 15, 1991; No.3 on April 1 , 1992; and No.4 on October 20, 1992.
Section A 1.1
As indicated on the map, the Neighbourhood comprises three design precincts. The following
provides detailed guidelines for each of these precincts.
A 1.1.1 Design Precinct No. I
Within Precinct No. I, residential development shall be limited to the provision of single
detached dwellings only. All new lots created in this precinct shall have minimum lot frontages of
approximately 15 metres and minimum lot depths ranging between approximately 33 metres and
60 metres, unless the character of the area is such that a smaller lot frontage or smaller lot
depth is desirable.
A 1.1.2 Design Precinct No.2
Within Precinct No.2, residential development shall be limited to the provision of single
detached dwellings only. All new lots created in this precinct shall have minimum lot frontages of
approximately 15 metres and minimum lot depths ranging between approximately 30 metres and 36
metres.
A 1.1.3 Design Precinct No.3
Within Precinct No.3, residential development shall be limited to the provisions of single detached
and semi-detached dwellings. All new lots created in this precinct for semi-detached
dwellings shall have minimum lot frontages of approximately 10.5 metres and minimum lot
depths of approximately 30 metres. New lots for single detached dwellings shall have the same
minimum lot dimensions as new lots in Precinct NO.2.
ATTACHPI.ENT#5-- TO
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A.,onserva Ion
for The Living City
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February 4, 2008
CFN
BY FAX AND MAIL
~EtCE~
;c. r::P1NG
:::LOPMENT
!\1""" i'Ft.' "\IENT
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Ashley Yearwood
Planner I
City of Pickering
One the Esplanade
Pickering, ON L 1V 6K7
(~~P n j~ 2008
CiTV 0 PiCKERING
'='LAf\I>,jll,C:' &. OEVELOPMENT
DEPARTMENT
Dear Mr. Yearwood:
RE: Preliminary Comments
Draft Plan of Subdivision SP-2008-02
Zoning By-law Amendment A02/08
W & N Trapper and B. Trapper
Part of Block K, Land M, Right of Way, Plan 418
Toronto and Region Conservation Authority (TRCA) staff is in receipt of an application for a
proposed subdivision. We offer the following comments:
Background
The subject property is located at Rosebank Road and Gillmoss Road, south of Kingston Road, in
the City of Pickering. The applicant is seeking permission to build a 40 unit low density subdivision.
The subject property is not located within an Ontario Regulation 166/06 Regulated Area. However,
this property is located within an area defined as natural cover in TRCA's Terrestrial Natural
Heritage System.
Terrestrial Natural Heritage System Strategy
TRCA has identified the need to improve both the quality and quantity of terrestrial habitat. TRCA's
Terrestrial Natural Heritage System Strategy sets measurable targets for attaining a healthier natural
system by creating an expanded and targeted land base. It includes strategic direction for
stewardship and securement of the land base. a land policy framework to help achieve the target
system, and other implementation mechanisms.
An Environmental Impact Statement (EIS) will be required in order to satisfy TRCA of the impacts to
the immediate and surrounding area with respect to woodlot form and function and possible
improvements to the proposed affected area.
Storm water Management
The applicant has not provided any discussion of how the site will tie into existing or proposed
servicing, or how the design will meet SWM quality or quantity requirements. We request that the
applicant provide a detailed Stormwater Management report that meets the requirements of the
Ministry of the Environment's Stormwater Management Planning and Design Manual, 2003.
f:\home\public\developmel'lt IOervices\durham ~fdkeftn~$~Ol5~flV.cgf1l~!fr.{rdoc
5 Shoreham Drive, Downsview, Ont.ario M3N 1 S4 (416) 661-6600 FAX 661-6698 www.trca.on.c:a ~'*~
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ATTACHM1!:~~>__:?~:O 7 -~8
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.>3Ur'rJY~Pd .'.~",.j,i _\,-,",'~ '-J~ "" n,
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Mr. Yearwood
-2-
F=ebruary 4, 2008
~
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Water Balance
At a minimum, the first 5 mm of every rainfall event should be detained on-site and either
infiltrated or reused. This water can either be infiltrated or stored in cisterns and reused for
irrigation. Design appropriate measures provide supporting calculations and show them on the
site servicing plan. For additional details regarding TReA's water balance requirements, the
applicant is invited to contact Tom Dole, Water Resource Analyst, at extension 5659.
Recommendations
In light of the above, TRCA staff defers comments of the dra~ plan of subdivision application until
such time that staff has reviewed the following information:
1. A Storm Water Management report
2. An Environmental Impact Statement
3. A Water Balance Analysis
We trust that this is of assistance. Please contact me should you have any further questions.
~~
Shannon McNeill BA, BURPI
Planner I
Planning and Development
Extension 5744
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Cc: Vijay Gupta, Land-Pro Engineering (Fax 905~625-1985)
Steve Heuchert, TRCA
t\home\public\development services\durham region\pic;kerlng\rosebank-gillmoss_'.doc
THE
DURHAM
DISTRICT
SCHOOL
BOARD
Facilities SeNices
400 Taunton Road East
Whitby, Ontario
L1 R 2K6
TeJ~"''"'one: (90S) 666-5500
J -800-265-3968
Fax: (90S) 666-6439
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January 25,2008
The City of Pickering
Planning Dept., Pickering Civic Centre
One The Esplanade
Pickering, ON
LlV 6K7
Attention: Ms. Ashley Yearwood
Dear Ms. Yearwood,
RE: Draft Plan of Subdivision SP-2008-02
Zoning By-law Amendment Application A 02/08
W. & N. Trapper and B. Trapper
Part of Block K, Land M Right of Way Plan 418
(Cowan Circle)
City of Pickering
Staff has reviewed the information on the above noted application and has
the following comments...
1. Approximately 20 elementary pupils could be generated by the
above noted application.
2. It is intended that any pupils generated by the above noted plan be
accommodated within an existing school facility.
3. Under the mandate of the Durham District School Board, staff has
no objections.
Yours truly,
cJiU1CLb.-u~
Christine Nancekivell,
Planner
I: IPROPLANlDA TA IPLNGISUBISPl008-02.DOC
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January 28, 2008
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CITY O.FPjCr\E}:n;~JG
PL~Nl'J;\.G'1 OE;/ELOPiv'lENT
DEP AM T;ViENT
City of Pickering
Planning & Development Department
One The Esplanade
Pickering, ON L 1 V 6K7
Attention: Ashley Yearwood
RE: Draft Plan of Subdivision S-P-2008-02
Zoning By-law Amendment Application A 02/08
W & N Trapper and B. Trapper
Part of Block K, Land M Right of Way, Plan 418
City of Pickering
Please be advised that the above noted application will be included in the regular
Board Meeting of Tuesday, February 11, 2008. Official comments will be
forthcoming after that meeting, however, unofficial comments are "no objection".
Should you have any questions or concerns please contact me at 905-576-6707
x 2211.
Best regards,
qllf'
Anne Dobos
Assistant Planner
650 Rossland Road West, Oshawa, Ontario L 1J 7C4
Tel 905576-6150 Toll Free 1 877 482-0722
www.dcdsb.ca
Paul Pulla B. Se., B. Ed., MSe. Ed. Director of Education / Secretary / Treasurer
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PROPERTY DESCRIPTION PART OF BLOCK L, M ROW, PLAN 418
OWNER W. & B TRAPPER
FILE No. SP-2008-02 & A02/08
DATE JAN. 16, 2008 DRAWN BY JB
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INFORMATION REPORT NO. 08-08
FOR PUBLIC INFORMATION MEETING OF
March 3, 2008
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Draft Plan of Condominium CP-2007-01
Middlecove Estates Inc. (Vista Homes)
526-542 Kingston Road
Part of Lot 30, Range 3, B.F.C.
Block B, Plan 473 & Part of Block 58, Plan 40M-1480
(Part 1, 40R-24000, Part 1, 40R-24936 & Part 3, 40R-25176)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the subject lands are approximately 0.81 hectares in size, located on the
north side of Kingston Road, east of Rosebank Road (see Attachment #1 -
Location Map);
- the subject property is currently vacant and is surrounded by commercial and
residential uses;
1.1 Background
- Through Zoning Amendment application (A 07/06), City Council passed
By-law 6742/07 on March 5, 2007, to permit the development of 45 dwelling
units, including townhouses and detached dwellings on the subject lands.
2.0 APPLICANT'S PROPOSAL
- the applicant proposes to establish tenure for 45 dwelling units on the subject
lands through a common element condominium description (see Applicant's
Submitted Plan, Attachment #2);
- freehold ownership is proposed for the future dwelling units and a common
element condominium for roads and services.
Information Report No. 08-08
Page 2
21
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Reaional Official Plan
- designates this area as "Urban Areas - Living Area," where development is
intended to be predominately for housing;
- the applicant's proposal conforms with this designation;
3.2 Pickerina Official Plan
- designates the area as Mixed- Use Areas - Mixed Corridor within the Woodlands
Neighbourhood;
- the Woodland Neighbourhood policies of the Pickering Official Plan state that
despite the density range allowed for Mixed Use Area - Mixed Corridors
Areas, a maximum residential density of 55 units per hectare is required for
lands located on the north side of Kingston Road that are designated Mixed
Use Area and abut low density development;
- the applicant's proposal conforms with this land use designation and complies
with the maximum residential density limit permitted under the Pickering
Official Plan for this area;
3.3 Zonina By-law 3036
- the lands are zoned "RMM-5" - Multi-Residential Zone by Zoning By-law
3036, as amended by By-laws 6666/06 and 6742/07.
- the applicant's proposed Plan of Condominium development complies the
requirements of the "RMM-5" - Multi Residential Zone.
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
no resident comments received to date;
4.2 Aaency Comments
no agency comments received to date;
4.3 Staff Comments
4.3.1 Site Plan
a Site Plan application has been circulated proposing 15 detached dwellings
and 30 townhouse units on the subject lands (S 15/05 (R07));
Information Report No. 08-08
Page 3
22
details pertaining to site functioning and site design/layout for this
development have been addressed through the Site Plan approval process;
4.3.2 Common Element Condominium Description
the purpose of the application is essentially to establish whether the common
element condominium description is the appropriate form of tenure for this
residential development;
a common element condominium refers to a residential development where
each dwelling unit is individually owned (freehold ownership), and where
amenities or physical features are collectively owned by the unit owners as
tenants in common;
it is anticipated that a future common element condominium corporation will
be established to permit a community of individually owned homes and
maintain joint services, amenities and physical features of the development
through a common element condominium corporation;
as a condition of condominium development the owner will be required to
satisfy staff, amongst other matters, that private refuse collection will include
recycling pick-up.
No further Planning & Development Reports on this application will be forwarded
to Council. The Director, Planning & Development will make a decision on the
application after all comments from the circulated departments, agencies and
public have been received and assessed.
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 for consideration by the Director,
Planning & Development Department prior to a decision on the application;
if you wish to reserve the option to appeal the City's decision, you must
provide comments to the City before the Director, Planning & Development,
issues conditions of draft approval for the proposal;
if you wish to be notified of a decision regarding this proposal, 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 Director,
Planning & Development in respect of the proposed plan of condominium
does not make oral submission at the public meeting, or make written
submissions to the Director before the proposed plan of condominium is
approved or refused, the Ontario Municipal Board may dismiss the appeal.
Information Report No. 08-08
Page 4
23
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 are available for viewing at
the offices of the City of Pickering Planning & Development Department:
. Middlecove Estates Site Plan (S 15/05 (R07));
6.3 Company Principal
- the applicant advises that the owner is Vista Homes with Murray Koebel as
the contact person.
LY~~~ .
Manager, Development Review
RC:jf
Attachments
Copy: Director, Planning & Development
24
APPENDIX NO. I TO
INFORMATION REPORT NO. 08-08
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#...L TO
INr-Of~MATION REPORT# OR -() 5?
25
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PROPERTY DESCRIPTION BFC, RANGE 3, N PT LOT 30 & PLAN 473, BLK B
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OWNER MIDDLECOVE ESTATES INC.(VISTA HOMES)
FILE No. CP2007.01
DATE FEB 7, 2008
SCALE 1 :5000
DRAWN BY JB
CHECKED BY RC
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ID 2005 MPAC and its supplier.. All ri9hts Reserved. Not 0 pion of Survey.
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ATTACHME~:~~~~O -0 ~
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2 6 INFORMATION COMPILED FROM
APPLICANT'S PLAN
CP 2007-01
MIDDLECOVE ESTATES INC(VISTA HOMES)
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THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING &
DEVELOPMENT DEPARTMENT. PLANNING INFORMATION SERVICES
DIVISION MAPPING AND DESIGN, FEBRUARY 7, 2008.
Citq D~
REPORT TO
PLANNING & DEVELOPMENT
COMMITTEE
Report Number: PD 07-08
Date: March 3, 2008
27
From:
Neil Carroll
Director, Planning & Development
Subject:
Alastair Mackay Realty Inc.
Plan of Subdivision 40M-1564
Alastair Mackay Realty Inc.
Plan of Subdivision 40M-1565
Alastair Mackay Realty Inc.
Plan of Subdivision 40M-1566
Cougs Investments Limited
Plan of Subdivision 40M-1567
Final Assumption of Plans of Subdivision
Recommendation:
1. That Report PD 07-08 of the Director, Planning & Development regarding the
Assumption of Plans of Subdivision 40M-1564, 40M-1565, 40M-1566 and
40M-1567 be received;
2. That the highway being Howell Crescent within Plan 40M-1564 be assumed for
public use;
3. That the highways being Hoover Drive and Littleford Street within Plan 40M-1565
be assumed for public use;
4. That the highway being Rouge Valley Drive within Plan 40M-1566 be assumed
for public use;
5. That the highways being Saugeen Drive and Driftwood Court within Plan
40M-1567 be assumed for public use;
6. That the services required by the Subdivision Agreements relating to Plans
40M-1564, 40M-1565, 40M-1566 and 40M-1567, which are constructed, installed
or located on lands dedicated to, or owned by the City, or on lands lying
immediately adjacent thereto, including lands that are subject to easements
transferred to the City, be accepted and assumed for maintenance; and
Report PO 07-08
March 3, 2008
Subject: Final Assumption of Plans of Subdivision
28 40M-1564, 40M-1565, 40M-1566 and 40M-1567
Page 2
7. That the Subdivision Agreements and any amendments thereto relating to Plans
40M-1564, 40M-1565, 40M-1566 and 40M-1567 be released and removed from
title.
Executive Summary: The City entered into Subdivision Agreements with the
above-noted developers for the development of Plans 40M-1564, 40M-1565, 40M-1566
and 40M-1567. As all works and services within these plans have been completed to
the satisfaction of City staff, it is appropriate to assume the roads and services within
these plans under the jurisdiction of the City and release the developers from the
provisions of the Subdivision Agreements.
Financial Implications: There are no new financial implications to the City as a
result of this recommendation.
Sustainability Implications: The final assumption of these plans of subdivision is
an administrative process that legally concludes the City's acquisition of necessary
roads and other infrastructure. It does not directly impact the City's sustainability
initiatives.
Background: The City entered into Subdivision Agreements with the above-noted
developers for the development of Plans 40M-1564, 40M-1565, 40M-1566 and
40M-1567. As all works and services within these plans have been completed to the
satisfaction of City staff, it is appropriate to assume the roads and services within these
plans. Further, it is appropriate to release the developers from the provisions of their
respective Agreements with the City as follows:
1. Plan 40M-1564
Subdivision Agreement dated June 29, 1987 and registered as Instrument No.
L T417495;
2. Plan 40M-1565
Subdivision Agreement dated June 29, 1987 and registered as Instrument No.
L T417496;
3. Plan 40M-1566
Subdivision Agreement dated April 21, 1986 and registered as Instrument No.
LT417497;and
4. Plan 40M-1567
Subdivision Agreement dated June 6, 1988, registered as Instrument No.
LT422350 and amending Subdivision Agreements dated June 19, 1989 and
June 25, 1990, registered as Instrument Nos. L T458994/0317820 and
L T516071 respectively.
Report PO 07-08
March 3, 2008
Subject: Final Assumption of Plans of Subdivision
40M-1564, 40M-1565, 40M-1566 and 40M-1567
Page 3
29
Accordingly, it is being recommended:
1. That the highway being Howell Crescent within Plan 40M-1564 be assumed for
public use;
2. That the highways being Hoover Drive and Littleford Street within Plan 40M-1565
be assumed for public use;
3. That the highway being Rouge Valley Drive within Plan 40M-1566 be assumed
for public use;
4. That the highways being Saugeen Drive and Driftwood Court within Plan
40M-1567 be assumed for public use;
5. That the services required by the Subdivision Agreements relating to Plans
40M-1564, 40M-1565, 40M-1566 and 40M-1567, which are constructed, installed
or located on lands dedicated to, or owned by the City, or on lands lying
immediately adjacent thereto, including lands that are subject to easements
transferred to the City, be accepted and assumed for maintenance; and
6. That the Subdivision Agreements and any amendments thereto relating to Plans
40M-1564, 40M-1565, 40M-1566 and 40M-1567 be released and removed from
title.
Attachments:
1 . Location Map - Plan 40M-1564
2. Location Map - Plan 40M-1565
3. Location Map - Plan 40M-1566
4. Location Map - Plan 40M-1567
Prepared By:
Approved/Endorsed By:
,(Q.~.Q
Denise Bye, S pervisor
Property & Development Services
, CI, RPP
ing & Development
DB:bg
Attachments
Copy: Chief Administrative Officer
Report PD 07-08
March 3, 2008
Subject: Final Assumption of Plans of Subdivision
3 0 40M-1564, 40M-1565, 40M-1566 and 40M-1567
Page 4
Recommended for the COD.s1 . ation of Pickering City Council
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Thomas J. Quinn, RDMR, CMM III
Chief Administrative Officer
Recommendation approved:
Chief Administrative Officer
Director, Corporate Services & Treasurer
Director, Office of Sustainability
Director, Operations & Emergency Services
Director, Planning & Development
City Clerk
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PROPERTY DESCRIPTION 40M-1564
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FILE No. SUBDIVISION COMPLETION AND ASSUMPTION
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