The URL can be used to link to this page

Home My WebLink AboutPD 14-08 --1 ,- -~ ~,-- ~ , ~ -. ~"-- '( 'J-' Cit'l 01 56 REPORT TO PLANNING & DEVELOPMENT COMMITTEE Report Number: PO 14-08 Date: April 7, 2008 From: Neil Carroll Director, Planning & Development Subject: Draft Plan of Subdivision Application SP-2002-04 Zoning By-law Amendment Application A 23/02 Anthony DeBruin Part of Lots 5, 6 & 10, and Lots 7, 8 & 9, Plan 820 & Part of Lot 49, Plan 1041 City of Pickering Recommendation: 1. That Draft Plan of Subdivision Application SP-2002-04 submitted by Anthony DeBruin, on lands being Part of Lots 5, 6 & 10, and Lots 7, 8 & 9, Plan 820, and Part of Lot 49, Plan 1041, City of Pickering, to permit the development of a plan of subdivision, be approved, subject to the conditions outlined in Appendix I to Report PO 14-08, and; 2. Further, that Zoning By-law Amendment Application A 23/02 submitted by Anthony DeBruin, on lands being Part of Lots 5, 6 & 10, and Lots 7, 8 & 9, Plan 820, and Part of Lot 49, Plan 1041, City of Pickering, to establish performance standards to permit the development of a plan of subdivision for detached dwelling units, be approved generally as outlined in the draft by-law attached as Appendix II to Report PO 14-08. Executive Summary: The applicant proposes to develop a draft plan of subdivision consisting of 25 lots for detached dwelling units. The plan introduced a new internal road which will eventually connect to Wingarden Crescent. It is recommended that the applications be approved, and that the draft by-law include provisions which implement the Dunbarton Neighbourhood Development & Design Guidelines. It is further recommended that the draft by-law be forwarded to City Council for enactment upon submission of a Draft 40M Plan to the Planning & Development Department which clearly identifies the property boundaries of the proposed subdivision. Report PO 14-08 Date: April 7, 2008 Subject: Draft Plan of Subdivision SP-2002-04 & Zoning Amendment Application A 23/02 Page 2 r 7 ,) , Several supplementary information meetings, including a resident working group meeting, were held for this application. At the resident working group meeting held on March 6, 2008, consensus was achieved to include certain conditions of approval to address specific concerns of the residents. The recommended applications propose development that is compatible with the surrounding land uses and the lotting pattern is consistent with existing residential development in the Dunbarton Neighbourhood. The recommended development is considered appropriate as it implements the Official Plan. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development, however, staff time will be required to monitor traffic movements following construction of the new road serving the proposed residential development. Sustainability Implications: This development proposal is an infill project that provides for residential intensification, makes efficient use of vacant lands, and takes advantage of existing infrastructure within the City's urban residential area. It is located in close proximity to public transit, and provides for connectivity to facilitate future infill development of the abutting lands to the north. The proposal further assists in the diversion of growth pressures away from non-urban designated lands. Background: 1.0 Introduction Anthony DeBruin submitted applications for approval of a draft plan of subdivision and an amendment to the zoning by-law in order to implement a proposed draft plan of subdivision on the subject lands (see Location Map, Attachment #1). The original draft plan of subdivision proposed the creation of up to 27 lots for detached dwellings (see Attachment #2, Original Draft Plan), however, the comments contained within this report pertain to a revised draft plan that would create up to 25 lots for detached dwellings. Four lots provide frontages of 15.0 metres and the remaining twenty-one lots provide frontages ranging between 12.5 and 13.5 metres. The draft plan proposes the creation of one new municipal street, being the southerly extension of Wingarden Crescent. All of the dwelling units will front onto a municipal street. The applicant's revised draft plan of subdivision and Staff's recommended plan is provided for reference (see Attachment #3). --"fli ~- UI~--", Report PO 14-08 Date: April 7, 2008 Subject: Draft Plan of Subdivision SP-2002-04 & 5 8 Zoning Amendment Application A 23/02 Page 3 2.0 Comments Received 2.1 At the February 20, 2003, Public Information Meeting Twelve area residents attended the meeting to voice their concern with issues related to the number of dwellings being proposed, consistency between the proposal and the Dunbarton Guidelines, drainage, increased vehicular traffic and suggested that Council consider how the development fits into the overall neighbourhood (see text of Information Report and Meeting Minutes, Attachments #4 and #5). The Ward Councillor recommended that an informal working group be arranged and directed staff to call a community meeting with the applicant to deal with concerns. 2.2 Additional meetings held following the Statutory Public Information Meeting Limited progress occurred on the subject applications between the period of the February 20, 2003 Statutory Public Information Meeting and May 1, 2007. Due to the length of time of inactivity on the applications, Planning & Development staff held a supplemental information meeting to advise the surrounding area residents on the progress of the applicant's proposal. Supplemental Information Meeting Held At the July 23, 2007, Supplemental Information Meeting, (see text of Supplemental Information Report and Meeting Minutes, Attachments #6 and #7) several area residents attended in objection to the proposed applications stating their concerns with increased traffic volumes, density and that some of the information or studies submitted were outdated. A number of written submissions in opposition to the subject applications were also submitted at this meeting. Community Meeting Held Following the Supplemental Information Meeting, the Ward Councillors organized a Community Information Meeting on February 5, 2008 to further update the residents of the progress of the applications. Nick Lazaridis of Louisville Homes attended and advised that he had entered into an agreement with Anthony DeBruin to purchase the subject lands. He advised he provided the City with updated traffic analysis information indicating that the intersection location of the proposed street with Goldenridge Road will function appropriately and staff concur with the findings of the updated report. He further noted that preliminary grading information requested by the Planning & Development Department was submitted for review. Report PO 14-08 Date: April 7, 2008 Subject: Draft Plan of Subdivision SP-2002-04 & Zoning Amendment Application A 23/02 Page 4 59 The information demonstrates that the proposed development of these lands would not adversely impact adjacent properties and that Lots 10 to 16 can be developed as proposed while maintaining the City of Pickering's lot grading criteria and without excessive use of retaining walls or structures. Several area residents in attendance repeated their dissatisfaction with the lack of involvement in the planning process on these applications, traffic, construction management and the design of the proposed dwellings. Maurice Brenner, Community Advocate, recommended that traffic calming measures for Fairport Road and the intersection of the proposed street and Goldenridge Road be considered and implemented prior to any draft plan approval. Grant Morris of Grant Morris Associates attended on behalf of three property owners to the north of the proposed development expressing his objection to the proposed road pattern. Mr. Morris suggested that the road pattern proposed by the application differed from the conceptual proposed road connections illustrated in the Official Plan policies for the Dunbarton Neighbourhood and the Dunbarton Neighbourhood Development Guidelines (see Attachment #8). It was recommended that an informal working group, comprised of area residents and staff, be created to better address the various issues that were raised since the applications were submitted. Resident Working Group Meeting Held A resident meeting was held on March 6, 2008 to discuss the following issues raised by the Resident Working Group: consideration of a coordinated approach for development of all lands on the west side of Fairport Road including consistent design, interconnectivity of roadways and optimum traffic movement; ensuring that infill development in the neighbourhood conforms to potential future traffic calming plans; determining whether a portion of the required development charges can be earmarked/isolated for neighbourhood improvements including urban design improvements, traffic movement, park improvements; determining whether a tot lot or parkette could be integrated centrally into the development to serve all infill development on the West side of Fairport Road; demonstration of how a dwelling would be sited on the proposed flankage lot facing Fairport Road; grading plans demonstrating that drainage is managed on site without adversely impacting abutting property owners; "i' - ~'l>tt ~ ....... {'-tt '-';i", Report PO 14-08 Date: April 7,2008 Subject: Draft Plan of Subdivision SP-2002-04 & , .. . 6 croning Amendment Application A 23/02 Page 5 requiring fencing adjacent to abutting properties and wooden fencing and landscaping along the south lot line of the development abutting Welrus Street; confirmation that Welrus Street can be used for temporary construction access; submission of a Tree Preservation Plan which maintains mature trees and replaces mature trees with similar ones where removal is required to facilitate the proposed subdivision; confirmation that the Dunbarton Neighbourhood Design Guidelines will be followed. A cooperative approach of addressing these matters occurred and compromises were achieved. Staff recommend that certain conditions of approval are required to address some specific matters while others were resolved. The details of staffs response to these issues are found in Section 3.0 of this report. 2.3 Agency Comments Region of Durham Planning Department 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 #9); reviewed Noise Impact Study prepared by HGC Engineering Ltd., and found it to be generally acceptable; request that the Subdivision Agreement include provisions that will implement recommendations of the Noise Impact Study (see Attachment #10); Toronto and Region Conservation Authority the property is not located within the Authority's Fill Regulated Area; with exception to a limited amount of mature trees on the site for wildlife use, the site is not very well connected to other natural features and does not appear to be very high in quality; Report PO 14-08 Date: April 7, 2008 Subject: Draft Plan of Subdivision SP-2002-04 & Zoning Amendment Application A 23/02 Page 6 61 Toronto and Region Conservation Authority ( continued) should forward a Stormwater Management Report to the TRCA for review; a preliminary analysis fee payment remains outstanding (see Attachment #11); CN Rail owner is required to insert a warning clause in all development agreements, offers to purchase, agreements of Purchase and Sale and in a Noise Impact Statement (see Attachment #12); Durham District School Board approximately 14 pupils could be generated by the proposed subdivision; no objections; Durham Catholic District School Board projected student yield is 4 students; no objections; 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. 2.4 City Departments Development Control Servicing and Stormwater Management Report is required to address quality, quantity and erosion controls for this site and future upstream drainage; preliminary Grading Plan required that confirms Lots 11 to 17 can be developed as proposed maintaining City of Pickering lot grading criteria and without excessive use of retaining walls or structures (Note: since this comment was made, a preliminary grading plan was received which demonstrates Lots 10 to 16 can be developed without excessive use of retaining walls or structures); Geotechnical and Noise Attenuation Reports required; Sediment and Erosion Control Plan required; Report PO 14-08 Date: April 7, 2008 Subject: 62 Draft Plan of Subdivision SP-2002-04 & Zoning Amendment Application A 23/02 Page 7 Development Control (continued) Construction Management Plan required; applicant is required to enter into a Subdivision Agreement with the City that addresses, but is not limited to, roads, sidewalks, servicing, lot grading, fencing, tree planting, street lighting, utilities, stormwater management, construction management, cost sharing, cost recovery, financial obligations, securities, insurance, etc (see Attachment #13); Municipal Property & Engineering - Traffic Report prepared by Cansult has been reviewed and the proposed intersection meets the mInimum requirements for spacing and site distance (see Attachment #14); cash-in-lieu of Parkland required; Stormwater Management Report required (see Attachment #15); 3.0 Discussion The Proposed Density/Number of Dwelling Units is Appropriate The subject property is designated Urban Residential Area - Low Density Area in the Pickering Official Plan, which establishes a density range of up to and including 30 dwellings per net hectare. Based on the proposed 25 lots for detached dwellings and a site area of 1.2 hectares, the density for this development is 20.8 dwelling units per net hectare. The recommended applications comply with the Official Plan and represent an appropriate density of development for the subject lands. The Proposed Lot Frontages and Road Pattern are Compatible with the Dunbarton Neighbourhood Development & Design Guidelines The frontages for the lots fronting the proposed internal road range between 12.0 metres and 15.0 metres which complies with the development standards outlined in the Dunbarton Neighbourhood Development & Design Guidelines. The lot frontage for the flankage lot that fronts Fairport Road is proposed to be 13.5 metres. The Guidelines establish that a minimum lot frontage 15.0 metres is required for all new lots facing existing roads. As this lot is a corner lot where the functional frontage would be provided on the future street, staff consider the reduced frontage for one flankage lot to be acceptable without requiring an amendment to the Guidelines. Report PO 14-08 Date: April 7, 2008 Subject: Draft Plan of Subdivision SP-2002-04 & Zoning Amendment Application A 23/02 Page 8 6,3 The resident working group expressed concerned with frontage on Fairport Road. However upon the applicant providing a site layout identifying access from the internal street, the residents were satisfied with the reduced frontage. The maps and schedules of the Official Plan and Compendium Document are conceptual and are provided for information purposes to assist the user to better understand the goals and objectives of the Plan. The Dunbarton Neighbourhood Map (see Attachment #16) in the Official Plan and the Concept Plan (see Attachment #17) within the Dunbarton Neighbourhood Development & Design Guidelines illustrate a future extension of Wingarden Crescent and Shademaster Drive southward to ultimately connect to Fairport Road. The intent of the illustrations is to ensure that a future connection of these roads is achieved. Based on a request by staff, the applicant submitted a conceptual plan to address how the road pattern would meet the intent of the Guidelines. Although the road pattern for the draft plan differs slightly from the road pattern shown in the Neighbourhood Plan, it does not prevent the extension of Wingarden Crescent or Shademaster Drive southward, and therefore does not affect the ability of the landowners to the north in developing their properties (see Attachment #18). Further, due to grading constraints, the proposed location of the north westerly portion of the future street proposed by the applicant would minimize the use of retaining walls or structures throughout that portion of the development. Consideration was given to a more westerly alignment of the north leg of the future street, to locate it further west along the rear yards of existing lots fronting Spruce Hill Road. However this option would require use of retaining walls and is not recommended by staff. Traffic Calming Plan for Fairport Road has not been Approved Resident concern has been voiced over traffic matters related to Fairport Road, including a request for traffic calming. Any traffic calming plan for Fairport Road would need to be reviewed and approved by Council prior to implementation. Staff are aware that a resident group has been organized in the Dunbarton Neighbourhood to investigate traffic calming measures, however, there are no current Council adopted/approved traffic calming measures for Fairport Road. Should Council establish a need to incorporate such elements in the future, Municipal Property & Engineering advise that no additional lands would be required from the applicant at the intersection of the proposed future street with Fairport Road. Condition 2.3.16 of the Recommended Conditions for Approval for Draft Plan of Subdivision SP-2002-04 requires the applicant to satisfy the City financially and otherwise for a contribution to the cost of installation of future neighbourhood traffic related improvements should such measures be approved by Council prior to registration of the draft plan. <~t'r1'_p '1(R;-.~ '- ~I~ y'.-- Report PO 14-08 Date: April 7, 2008 Subject: Draft Plan of Subdivision SP-2002-04 & Zoning Amendment Application A 23/02 I I, 64 Page 9 Future Development Charges collected on this proposed plan of subdivision cannot be isolated for neighbourhood improvements The residentworking group recommended that development charges be isolated for improvement for this neighbourhood. Development charges collected at the building permit stage for the proposed plan of subdivision cannot be earmarked or isolated for specific neighbourhood improvements such as urban design improvements, traffic movement or park improvements. The Development Charge allocation is based on the recommendations from a Development Charge Study coordinated by the City's Finance Department. The Development Charge Study is prepared with input from the Planning & Development Department and other City Departments. Only projects listed in the Development Charge Study receive financial allocation. Development charges allow for the recovery of costs for services attributable to growth. Where the development of the land would increase the need for municipal services, the development charges allow the City to recover costs incurred as a result of this specific development. The integration of Tot lot or parkette not supported by staff The resident working group recommended the introduction of a tot lot. The Dunbarton Community Plan identifies a tot lot at Bonita Drive/Fairport Road and this tot lot has been constructed. Based on the size of the proposed subdivision and location of other existing larger parks in the surrounding area, introduction of a tot lot or parkette development area is not recommended by Municipal Property & Engineering Division. Preliminary Grading Plans demonstrate appropriate' storm water management measures Based on a preliminary grading plan reviewed by staff, site drainage can be appropriately managed without adversely impacting abutting property owners and minimizing the use of retaining walls, in accordance with the City of Pickering's Lot Grading Criteria. Prior to any development occurring on these lands, the applicant will be required to submit a formal grading and control plan to the satisfaction of the Director, Planning & Development (see Recommended Conditions 2.3.2). Report PO 14-08 Date: April 7, 2008 Subject: Draft Plan of Subdivision SP-2002-04 & Zoning Amendment Application A 23/02 Page 10 ~ r:-) '..- ~ Tree Preservation Plan Not Required The resident working group request a tree preservation plan. A tree inventory plan prepared by Owen Brother was reviewed by staff in February 2006. Based on the analysis of the findings, the majority of the trees that exist on this property are 30 year old White Ash and Manitoba Maple species. The majority of these trees are considered re-growth. With the exception of a limited amount of mature trees on the site for wildlife use, the site is not very well connected to other natural features and does not appear to be very high in quality. Although it may be beneficial to preserve some vegetation along the perimeter of this development for marketing purposes, a tree preservation plan is not warranted at this time. Based on discussions between the applicant and the resident working group at the meeting held March 6, 2008, the applicant has agreed to preserve any mature vegetation on the property, where possible. Applicant agrees to install wood privacy fencing abutting 1794 Fairport Road The applicant has agreed to install a wood privacy fence where the proposed subdivision abuts the rear and south lot lines of the property located at 1794 Fairport Road (see Attachment #3). 3.1 Technical Matters Fencing of the Site is Required Proposed residential lots will be required to be fenced where they abut Welrus Street and Lot 1 of the plan must be fenced in accordance with the recommendations of the Noise Impact Study (see Attachment #3). At the resident working group meeting, the area residents requested that the applicant and staff consider a landscapin~J treatment for Welrus Street similar to the Coughlin Homes-Pine Creek 1 development. Due to grading constraints and a smaller boulevard width, adjacent to Walrus Road, it is not practical to consider the same landscaping treatment for the north side of Welrus Street. However, it is recommended that a combination of landscaping and architectural board fencing be provided adjacent to Welrus Street. A landscape plan will be required to address fence details and planting details adjacent to Welrus Street (see Recommended Condition 2.3.10). ~_." ....~. " ~~ Report PD 14-08 Date: April 7, 2008 Subject: Draft Plan of Subdivision SP-2002-04 & Zoning Amendment Application A 23/02 66 Page 11 Welrus Street to be used for Temporary Construction Access Based on the existing grades along Welrus Street, temporary construction access on this street can be provided approximately 50 metres west of the centerline of the Fairport Road right-of-way. The exact location of the temporary construction access will be determined through a required Construction Management Plan (see Recommended Condition 2.3.6). Existing Traffic Control (Stop Sign) at the intersection of Welrus Street and Fairport Road to remain Municipal Property and Engineering staff advise that relocating the All-Way Stop controls further north to a new four way intersection of the future internal street, Goldenridge Road and Fairport Road is not warranted at this time, however it would assist current residents of Goldenridge Road and future residents of the new internal street with easier access to Fairport Road. Traffic controls will be monitored following completion of the subdivision. Subdivision Agreement will be required to Address Development A subdivision agreement between the City and the owner of the lands will be required as a condition of approval 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. Cash-in-Lieu of Parkland As there are no park blocks required within the draft plan, the City will require cash-in lieu from the subdivider in order to satisfy Section 42(1) of the Planning Act. Amending Zoning By-law The draft amending zoning by-law provided in Appendix II incorporates the development standards established in the Dunbarton Neighbourhood Development & Design Guidelines and maintains building setbacks consistent with recent subdivision standards in the Dunbarton Neighbourhood. The applicant requests special consideration for the proposed flankage lot facing Fairport Road. A minimum lot frontage of 13.5 metres and a minimum front yard depth of 6.0 metres is proposed for the flankage lot, whereas the Development Guidelines establish a minimum lot frontage of 15.0 metres and a minimum front yard depth of 7.5 metres on existing roads. The amending zoning by-law incorporates this special consideration for the single flankage lot. Report PO 14-08 Date: ADril 7, 2008 Subject: Draft Plan of Subdivision SP-2002-04 & Zoning Amendment Application A 23/02 Page 12 67 The draft amending zoning by-law proposes a minimum lot frontage requirement of 12.0 metres for all lots fronting the future internal road, in accordance with the Development Guidelines, however, the staff recommended plan indicates that the proposed lot frontages would range between 12.5 metres and 15.0 metres. The draft amending by-law will not be forwarded to City Council until conditions of Draft Approval have been issued and the applicant submits a draft 40M Plan to establish the exact boundaries of the draft plan and establish frontages in accordance with the recommended plan. 4.0 Applicant's Comments The applicant has been advised of the recommendations of this report and supports the staff recommendation. APPENDICES: APPENDIX I: APPENDIX II: Recommended Conditions of Approval for SP-2002-04 Draft Implementing Zoning By-law for A 23/02 Attachments: 1. Location Map 2. Original Draft Plan of Subdivision 3. Revised Draft Plan of Subdivision 4. Text of Information Report - February 20, 2003 5. Minutes from February 20, 2003, Statutory Public Information Meeting 6. Text of Supplementary Information Meeting - July 23, 2007 7. Minutes from July 23, 2007 Council Meeting 8. Correspondence and proposed Concept Plan from Grant Morris Associates Ltd. 9. Agency Comments - Region of Durham Planning Department (March 12,2003) 10. Agency Comments - Region of Durham Planning Department (April 20, 2004) 11. Agency Comments - TRCA 12. Agency Comments - CN Rail 13. City Department Comment - Development Control 14. City Department Comment -- Municipal Property & Engineering (December 18, 2007) 15. City Department Comment - Municipal Property & Engineering (June 19, 2003) 16. Dunbarton Neighbourhood Map 17. Dunbarton Neighbourhood Development Guidelines Chart and Concept Plan 18. Applicant's Conceptual Road Pattern 1"'1 '.. .- ~ Report PO 14-08 Date: April 7, 2008 6f) Draft Plan of Subdivision SP-2002-04 & Zoning Amendment Application A 23/02 Page 13 Subject: Prepared By: Approved/Endorsed By: ~~-"-- " ;,1 /" ) , .<;~~{/ .,/'eP";l <.' ~.., /.:-..~... ......~ .-;. ....' ."// ;'::;;.;' I ~. . ..<-.(y(y{f~ ,. Neii Car' J"1CI8(~PP Director, Planning & Development RC:ld Copy: Chief Administrative Officer Recommended for the consideration of Pickering City/Council .-.;:::< // APPENDIX I TO REPORT PO 14-08 RECOMMENDED CONDITIONS OF APPROVAL FOR DRAFT PLAN OF SUBDIVISION SP-2002-04 -q 6/ 7 J RECOMMENDED CONDITIONS OF APPROVAL FOR i l_ DRAFT PLAN OF SUBDIVISION SP-2002-04 1.0 GENERAL CONDITIONS 1.1 That this recommendation apply to the draft plan prepared by Politis Engineering Ltd., dated December 2007, on lands being Part of Lots 5, 6 and 10, and all of Lots 7, 8, and 9, Plan 820, and Part Lot.49, Plan 1041 City of Pickering, to permit the development of 25 detached dwellings on the subject lands. 2.0 PRIOR TO THE REGISTRATION OF THE PLAN: 2.1 That the owners submit a Draft 40M-Plan to be approved by the City's Planning & Development Department; 2.2 That the implementing by-law for Zoning By-law Amendment Application A 23/02 become final and binding; 2.3 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: 2.3.1 Storm Drainaqe (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; 2.3.2 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; (c) satisfaction of the Director, Planning & Development Department respecting the submission and approval of an Archaeological Assessment; 2.3.3 Road Allowances (a) satisfaction of the Director, Planning & Development Department respecting construction of roads with curbs, storm sewers, sidewalks and boulevard designs; - 2 - (b) Street A shall be named "\Ningarden Crescent" and signage to be 7 1 provided to the satisfaction of Municipal Property & Engineering Division; 2.3.4 Construction / Installation of City V'/orks & 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; 2.3.5 Dedications / Transfers I Conveyances (a) that the owner convey to the City, at no costs: (i) any easements as required; and; (ii) any reserves as required by the City; (b) 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; 2.3.6 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) insurance 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; (vii) details of the temporary construction access to be located on Welrus Street; ......._^_. .. - 3 - ',72 I 'I t 2.3.8 Development Charqes (a) satisfaction of the City financially with respect to the Development Charges Act. 2.3.9 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; (b) satisfaction of the City with respect to the disposition of future development blocks and acquisition of abutting severed parcels prior to draft plan registration; 2.3.10 Fencinq (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) the owner agrees to submit a Landscape Fencing Plan, with respect to the provision of a fence and landscaping adjacent to Welrus Street, to the satisfaction of the Director, Planning & Development Department; (c) the owner agrees to install a wood privacy fence where the subject lands abut the south and west lot lines of 1794 Fairport Road; 2.3.11 Street Tree Plantinq (a) the submission of a street tree planting plan to the satisfaction of the City; 2.3.12 Desiqn Planninq (a) satisfy the Director, Planning & Development respecting a report outlining siting and architectural design objectives for the development, and the submission of site plans and architectural drawings identifying how each unit meets the objectives of the report, prior to the issuance of any building permit for the construction of a residential unit on the lands; (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; - 4 - (c) that the owner satisfy the City respecting the provIsion of appropriate aesthetic details and design of all boundary fencing and noise attenuation fencing; 7' , ,) 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 to the satisfaction of the Region of Durham, and the City of Pickering; 2.3.14 Enqineerinq Drawinqs (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 Aqencies (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; (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 Contribution to Neiqhbourhood Traffic Improvements (a) That the subdivider satisfy the City respecting appropriate financial arrangements for the contribution to the cost of installation of future neighbourhood traffic related improvements at the intersection of the Goldenridge and the new street for this plan of subdivision, if such improvements are requested and approved by the City; 2.3.17 Parkland Dedication (a) that the subdivider provide to the City cash-in-Iieu of parkland dedications, to the satisfaction of the Director, Planning & Development, in order to satisfy Section 42(1) of the Planning Act. ,"{'""~n"-:-"~- -:'"1 ".~ 74 APPENDIX II TO REPORT PO 14-08 DRAFT BY-LAW ZONING BY-LAW AMENDMENT APPLICATION A 23/02 .f THE CORPORATION OF THE;;CITY OF PICKERING ,~'\c' ~)'\~) ,. i . .,,' I ,\'1!~,',);''..\' BY-[AWNO. J . ...,} . ,Y' Being a By-law to amend Restricted Area Zoning By-law 3036, to implement the Official Plan of the City of Pickering, Region of Durham, Part of Lots 5, 6 & 10, and all of Lots 7, 8, & 9, Plan 820 and Part of Lot 49, Plan 1041 , in the City of Pickering. (A 23/02) 7 c., , oJ WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to implement draft plan of subdivision S-P-2002-04 to permit 25 detached dwelling lots on the subject lands, Part of Lots 5, 6 & 10, and all of Lots 7, 8, & 9, Plan 820 and Part of Lot 49, Plan 1041, in the City of Pickering; AND WHEREAS an amendment to By-law 3036, is therefore deemed necessary; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF PICKERING HEREBY ENACTS AS FOLLOWS: 1. SCHEDULE I Schedule I attached to this By-law with notations and references shown thereon is hereby declared to be part of this By-law, 2, AREA RESTRICTED The provisions of this By-law shall apply to those lands in the City of Pickering, designated "S2-15" on Schedule I attached to this By-law, 3, 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. 4. DEFINITIONS In this By-law, (1) (a) "Dwellin~:f' shall mean a building or part of a building containing one or more dwelling units, but does not include a mobile home or trailer; (b) "Dwellinq Unit" shall mean one or more habitable rooms occupied or capable of being occupied as a single, independent and separate housekeeping unit containing a separate kitchen and sanitary facilities; ; t. f.....j (2) (3) (4) (5) 'j-"";Mlf:iT, - 2 - ,",' >'~ '~c) "Dwellinq, Detached or Detached Dwellinq" shall mean a single dwelling which is freestanding, separate and detached from other main buildings or structures; (a) "Floor Area - Residential" shall mean the area of the floor surface contained within the outside walls of a storey or part of a storey; (b) "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 a 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 Frontaqe" 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; (a) "Private Garaqe" 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) "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; (b) "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; (c) "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; (d) "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; - 3 - '7 ~7 ! / "Rear Yard Deoth" 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; (f) "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; (g) "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) "Flankaqe 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) "Flankaqe 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; U) "Interior Side Yard" shall mean a side yard other than a flankage side yard. 5. PROVISIONS (1 ) (a) Uses Permitted ("S2-15" Zone) No person shall, within the lands zoned "S2-15" on Schedule I attached to this By-law, use any lot or erect, alter or use any building or structure for any purpose except the following: (i) detached dwelling residential use (b) Zone Requirements ("S2-15" Zone) No person shall within the lands designated "S2-15" 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): 350 square metres; (ii) Lot Frontage (minimum): 12.0 metres; (iii) Front Yard Depth (minimum): 6.0 metres for lots fronting Fairport Road, 4.5 metres for all other lots; -~ t ('rat - 4 - (iv) Rear Yard Depth (minimum): 7.5 metres; (v) Side Yard Width (minimum): 1.2 metres on one side and 0.6 metres on the other side; (vi) Flankage Side Yard Width 2.7 metres; (minimum): (vii) Building Height (maximum): 9.0 metres; (viii) Garage Requirements 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; (ix) Garage Projection (maximum): 3.0 metres beyond the wall containing the main entrance to the dwelling unit; (x) Uncovered steps and platform 1.5 metres for any uncovered projection into rear yard steps and platform not exceeding (maximum) 2.0 metres in height; (2) (a) Uses Permitted ("R4" Zone) (i) detached dwelling use subject to the provisions of Section 1 0 for By-law 3036; 6. MODEL HOMES (1) Despite the provIsions of Clause 6.1 of By-law 3036, a maximum of 3 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 to this By-law prior to the division of those lands by registration of a plan of subdivision; (2) For the purposes of this By-law, "Model Home" shall mean a dwelling unit which is not used for residential purposes, but which is used exclusively for sales, display, and marketing purposes pursuant to an agreement with the City of Pickering. - 5 - '7 0. '... ./ 7. BY-LAW 3036 By-law 3036, is hereby 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 matter 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 _ day 2008. Dave Ryan, Mayor '. .\ " '] '.~' 'l /! Debi A. Wilcox,Clerk :;len' ]" - r '-,' o <( o a: I i -----------~--------~ I 80 i ----------,----------;-------------------------------------------- I I I I _________J 1 I I : L____________________________________________ ----------1 I I I 1------------------------------------------------- ---------~ I I I I I I I _________~ f I I : i---------------------------------------------- _________J I I I I I I I _________J I I I I I I I ---------J-----------r------------------------------------------------- I I ---------------------~ I I ~ ~ I W U :J a: 0- U1 ----------T I I I I I I __________J 34.3 o ::j ~ ------------------- ;:j 22.6 / / / / / I , / \ \ ", \ \ ,/ , \ '.( \ \ \ '" , \ \" \ \ v" , \\ 1 __- ---L-...,---~--r-~ _-- I /~- I / I " // I _"",-- ,'/// r-- :>/ // ~~~/~/l------- ~ I / L------- JRT -----_~ , ~------- " I I \ .....,'..... L------- I \ ' f I \ '1 I \ I .I .4 .. 82-15 0 .... 1JO.5 'A' 137.8 82-15 '71 WELRUS STREET o <( o 0:: I I I I I ------------------------t----------------------- I I ~----------------------- I I I r----------------------- I I I ------------------------~-II--------------------- I I -1 -1 I w U :J n:: 0- (J) i,'j l' N ,2J":C\ SCHEDULE I TO 13,YtMVV l\ 'i~\-c'r1 ,ft };\ :"\ PASSED THIS>i.\..il;S\ if;';) DAY OF'.~ ..)A u, 2008 .. ..; ~ 1'1li! j~ii!riliG o <( o 0:: f- n:: o 0- n:: <{ LL ---r--r I I I I I I I I I I GOLDENRIDGI ROAD I I I I I I __1__-.1_ ':'~"'~'j'~'i /; p 1 TO fJl --(4.. b"?~ ..-._~~...._., 8 1 ST~c)UDS -!II Iii -~\\i II II: lii- -- ~,.. ".\'--' c~,. \ -- ~ 'U;cF~~E'JI \'~;;'L)j\~li' i I.__ I ! I I r:iR!vt1I i ir _L ~,.:.\\E i~h f-- ~.jn ~ ~= ,~ ---j ~ c I--L______ i ~ _~____ i -----I t-- c;; ~ ,---- L.J I . . L- 1-------.__ , }.._----" ,- 3: ~ - ' CJ -i ~--! ~ ~-_L --y-- en , "--- L-~ IT:;: 1-------_, L-.- < 'i ' , I~f ~~_ ~ f-___:l~\: r r~~' I- 1----- ___L_ ---~ I~v ~\~-,./'\./ L. t;~ \../ 1 ,__ I '\ \ I Mml i I f.... 18\\~ , Iv ~I ! II r-- y, '\ 'I i\ \ ~--- I. -_L_ r\ \ ~-- ~~- EROW PL f------ II I '- I-- I -0 -- <t i =~ I = -"== If---=' -- I--_ I I_ _'\ I I ~ f--+- ;=- IJ1o'tl.m,n .....u-f I f-- I I I t jl II ,-- --+-~ I~~II Ii -l-~ 11TI i I ~-= IJ ~=}, V w I ..\s, GOLDE~J'\'DGE I '\.: f~ :==>- J^CCUELlNE '?" r -------\ \. - I V! --- -- 0 ----. ( -- ~ I- f7A~ ~ r:: --------F.~---=--= c--- --- -i~ - --==- 8 ~ n_ / /:. <(- I _------- -- ------=--_ - -I- / ./ ~ ()~ r-' -____ _ __ ____ ____ _. Z -- -- , T--'"l() ,m SPR""/-- ITIDIDT g- .- -.S:'; It] =ts ,J~UZ.J=~_-_-_~ ~.~g~- .1.=iJ-= illl!L~;>j___. -~~~~=( IF - Wtlli~~---__= ~ -=L_~ f]7J2"~ -~ilJ I ~ !1!11TIll1 O.".R 1._. -----.'$J1. ... ._~;N[W'lON -_ . liUillillI[QJJillJIOlJIl]J-rr-TJ;~~f-- i ~rrr~ Af':lL '-.~cI. Av,~-,~::::I__ ~ r,;:'t:~1\J J::.... ....._1 I City of Pickering Planning l~1. Dt1VOlopment Department ~.' I--~--------_.------------------- - -----------------.--- ------ ~ PflOPERlY DESCRIPTiON P'lI.FiT OF LOT 5, C, l!~ m, ANi) u:rn:i 7, 0, ik [I, PV"-.I\j EtZtl .~ ~ .,~i OV'lNER A. UEBRUii~ ET. jr,.L .3". ATE -;iu~~.'"ii. 2I)~l{DRAwN Bv JB 1\ , FILE No. SP :lOOHJ4; A 'J'3/w" SCALE 1 :mi{!O J= CHECKED BY Be I", io~urces:' - -. Tl"Iranot ErllorprllllOlll Inc. and It. t1UFcPI16r3. All rlghtc RC'l!HHvad. Not 0 plan of llIurvoy. PN...7 200~ MPAc:. an~_~l:'~~:;~"d~~~~~~>1l>C-.a..~~-nv.l:r._~~~~;;;~;~~,np.~;;.;~~~..1 I_ I -!-.~-- ; i I ; I .1,11,---- Iii I , I I i "I'! I I r i ~ I I '.-'- o <t ~~ f--- I I I _. \ I -- \ " -"-,--- 1_ 1___ -~- ~ I :> L; ..J CL o <t o --_. c::: D.. <t i\:l 2Z 23 24 Z5 26 g: ~l 0 27 <( GOLDEN RIDGE 0 ROAD 0: STREET 'A' JO 9 8 6 5 " " I- 0: 0 0.. WELRUS STREET 0: <( LL r iI"1" t" "',-" 1/ 2 Tn '____.,1,.; .', .. \ I') ,__._L'i.::.f1B._".__ 82 INFORMATION COMPILED FROM APPLICANTS SUBMITTED PLAN - SP 2002-04; A23/02 ORIGINAL 27 LOT PROPOSAL ADDITIONAL LANDS SUBJECT TO A23/02 (PART OF LOT 49, PLAN 1041, PART 4, 40R-17802) j ~ l ~ fUTUR[ STREET LANDS SUBJECT TO SP 2002-04 & A23/02 (PART OF LOTS 5, 6 & 10 AND LOTS 7, 8 & 9, PLAN 820) 1 pt-~ l' THIS MAP WAS PRODUCED BY THE CITY OF PICKERING, PLANNING & DEVELOPMENT DEPARTMENT, INFORMATION & SUPPORT SERVICES, JUNE 29, 2007. 3~ tJ i. 'W ,-, ". '" "-""~Z5 ' ., /11"0"":' "'.-_'," .",..-,.'::7~,"."~.,";...,,~:<,........,,~.,.,,,~~ INFORMATION COMPILED FROM APPLICANTS SUBMITTED PLAN - SP 2002-04; A23/02 APPLICANTS REVISED 25 LOT PROPOSAL & STAFF RECOMMENDED PLAN ADDITIONAL LA~DS SUBJ~~\ TO A23/02 \ (PART OF LOT 49. PLAN 1041, PfT 4. 40R-17802) i \ " \ \ \ f I I I I I I I I I I I / / / .... \ \ \ \ \ \ i --------------_/ \ \ _______m____oooom.~1 "- ~ "" .00-007--.00-00--- VINGARDEN CRESCENT - 13.5 13.5 13.5 13.5 13.5 13.5 13.5 1].5 8 '" 7 co 6 5 '" 4 '" ]00 2 ~ .... 1'i ~ ~ <0; f'i f'i 1'i '" USTIC FENC WELRUS STREET ",""'H",,""" :::.-- er= TO SP 20 2-04 & A23/ (PART OF LOTS 5, 6 & 10 AND LOTS 7, 6 & 9. PLAN 820) n ~ o ,... -l I 25 40.5 A=7.18-ii , , ---j- 1 1 , , " ,I I ------- ~ 1 1 , 1 1 1 , 1 ~ 1 , , 1 THIS MAP WAS PRODUCED BY THE CITY OF PICKERING. PLANNING &0 DEVFWPMENT DEPARTMENT, INFORMATION & SUPPORT SERVICES, JANUARY 24, 2008, " ~' y- -r "~',r If L/, 'T'f'" ;Jr, '~/-Zl~r7;7'" '/ ! -;.." ..,.,.,.~ ,_,"", _,___.~.:..;t..,;;:_'.~r~_"__~;'''''''' 84 INFORMATION REPORT NO. 04-03 FOR PUBLIC INFORMATION MEETING OF February 20, 2003 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Draft Plan of Subdivision SP-2002-04 Zoning By-law Amendment Application A 23/02 Anthony DeBruin et al West side of Fairport Road, north of Welrus Street (Part of Lots 5, 6 and 10, Lots 7, 8 and 9, Plan 820) (Part of Lot 49, Plan 1041, Part 4, 40R17802) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the subject lands are comprised of 5 lots, located on the west side of Fairport Road, north of Welrus Street; - a property location map is provided for reference (see Attachment #1); - existing detached residential dwellings surround the subject lands. 2.0 APPLICANT'S PROPOSAL - the applicant proposes to establish 27 detached dwellings on lots with minimum lot frontages ranging from 12 metres to 15 metres fronting onto one new public street with access from Fairport Road; - the applicant's proposed subdivision plan is provided for reference (see Attachment #2); - the majority of the proposed lots on "Street A" as labelled on the applicant's submitted plan are proposed to provide lot frontages of approximately 12 metres, lot depths of approximately 30 metres and lot areas of approximately 360 square metres; - the proposed zoning by-law amendment would permit the 27 detached dwellings to be constructed, and would establish specific zoning standards for that development to adhere to; Information Report No. 04-03 11 l'i ~C"3. Page 2 Q 5 u ~ in addition, the proposed zoning by-law amendment would rezone the irregular shaped parcel (known as Part of Lot 49, Plan 1041, Part 4, 40R17802) located immediately to the west of the proposed draft plan for future residential development. 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Regional Official Plan identifies the subject lands as being within a "Living Area", where development is intended to be predominantly for housing purposes; the proposal appears to conform to this designation; 3.2 Pickering Official Plan identifies the subject lands as being located within an "Urban Residential - Low Density Area" within the Dunbarton Neighbourhood; permissible uses within this designation include residential uses; the Plan establishes a density range for residential development within this designation of up to 30 units per net hectare; the proposed development would provide a net site density of approximately 23 units per hectare (based on the proposed 27 lots being developed on approximately 1.186 hectares of land); the applicant's proposal conforms to the policies of the Plan; 3.3 Dunbarton Neighbourhood Design Guidelines the Dunbarton Neighbourhood Development and Design Guidelines, which are Council adopted policies intended to guide new development in the area in a manner which is compatible with the existing neighbourhood, state that, on new internal roads, only detached dwellings be permitted with minimum lot frontages of 12 metres, and on existing roads, only detached dwellings be permitted with minimum lot frontages of 15 metres; the Dunbarton Neighbourhood Development and Design Guidelines indicate that new developments shall maintain building setbacks consistent with recent subdivision standards such as front yard depths of 4.5 metres, side yards widths of 1.2 metres and 0.6 metres; the guidelines provide additional information with respect to new development and the proposed road patterns for the Dunbarton Neighbourhood; the applicant is proposing an amendment to the future road pattern in the Dunbarton Neighbourhood by providing an Flccess point to Fairport Road in a location further south than was contemplatec / the guidelines; C'_. ,J "y- "-'~' iJ"Jt""" T-''tr'n- <f-''it--'j-'''-'' --,,-,,! ~'jn-lli-t--.. W"ii....~-t ']''1 t''' -II .~.. .. ..'. r:'j'-,- Information Report No. 04-03 ,II /I(-Cb Page 3 86 3.4 Zonin~ By-law 3036, as amended the lands subject to Draft Plan of Subdivision SP-2002-04 are currently zoned "R3" - Detached Dwelling Residential Zone, by Zoning By-law 3036, as amended; the existing zoning permits detached dwellings with minimum lot frontages of 18 metres and minimum lot areas of 550 square metres; an amendment to the zoning by-law is required to allow the development of 27 detached dwelling units on lots with minimum lot frontages ranging from 12 metres to 15 metres; the irregular shaped parcel (known as Part of Lot 49, Plan 1041, Part 4, 40R 17802) located immediately to the west of the proposed draft plan is currently zoned "R4" - Detached Dwelling Residential Zone, by Zoning By- law 3036, as amended; the existing zoning permits detached dwellings with minimum lot frontages of 15 metres and minimum lot areas of 460 square metres. 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments no resident comments have been received to-date; 4.2 A~ency Comments no agency comments have been received to-date; 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 existing residential development; · ensuring that the proposed internal road, placement of future development blocks, and lotting pattern does not prejudice the future development of other lots (overall development scheme) within the Dunbarton Neighbourhood; . ensuring that the proposed internal road alignment and access from Fairport Road will function appropriately for this site and future developments on Fairport Road; and that the future road connections to the north (Wingarden Crescent and Shademaster Drive) are not compromised; · ensuring that all lots fronting onto Fairport Road have a minimum lot frontage of 15 metres as per the Dunbarton Neighbourhood Development and Design Guidelines; Information Report No. 04-03 Lj Iq-(,f Page 4 87 \. I · identifying the applicant's intent for the future development of the irregular shaped parcel (known as Part of Lot 49, Plan 1041, Part 4, 40R 17802) located immediately to the west of the proposed draft plan of subdivision; · a preliminary grading plan must be submitted and reviewed to identify potential grading issues, and the appropriate treatment of the rear yards of the lots that will abut \Nelrus Street; and · reviewing supporting technical submissions and reports to ensure that adequate information is provided, and that technical requirements are met. 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 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 does not make oral submissions at the public meeting or make written submissions to the City of Pickering before the application is considered, the Ontario Municipal Board may dismiss all or part of the appeal; if a person or public body that files a notice of appeal of a decision of the City of Pickering in respect of the zoning by-law amendment does not make oral submission at the public meeting, or make a written submission to the City of Pickering before the zoning by-law is passed, the Ontario Municipal Board may disrniss 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 befor~ Council adopts any by-law for this proposal. 6.0 OTHER INFORMATION 6.1 Appendices Appendix I - list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing this report; ,"-'" "~- -, rr"'M:M.l.rr"fj"""J _- -'''~r""'''-(i-' Information Report No. 04-03 I; FI-tH Page 5 () K 0,-, 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; - the City of Pickering is in receipt of the following reports, which contain the following technical information for the draft plan of subdivision SP-2002-04: . a 'Planning Analysis: Proposed Subdivision at 1792 Fairport Road' report, prepared by Robert A. Martindale, MCIP, RPP, Principal of Martindale Planning Services, and dated September 17,2002; . a 'Permanent Access Road onto Fairport Road' review, prepared by George H. Horning, P. Eng., Vice President of Cansult: Engineers and Project Managers, and dated October 10, 2002; - the need for additional information and/or addendums to these reports will be determined through the review and circulation of the applicant's current proposal. 6.3 Company Principal Mr. Robert A. Martindale, of Martindale Planning Services, IS the agent working on behalf of Anthony DeBruin et al. ORIGINAL SIGNED BY ORIGINAL SIGNED nv Perry Korouyenis Planning Technician Lynda Taylor, MCIP, RPP Manager, Development Review PK:jf Attachments Copy: Director, Planning & Development Department 'I /10B APPENDIX I TO INFORMATION REPORT 04-03 ~9 <. . COMMENTING RESIDENTS AND LANDOWNERS (1) none to date COMMENTING AGENCIES (1) none to date COMMENTING CITY DEPARTMENTS (1) Planning & Development Department ,~~"""<.'" ~'- 'T t""""f" ,-'", ~1iI!1 ' LiLij o~ , i,:, .", ;;~ Exceqts frem r:-. .._) iLl' Lif; Statutory Public Information ~ileeting Thursday, February 20, 2003 7:00 P.M. 90 ,Ill - 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. (VI) DRAFT PLAN OF SUBDiVISION SP 2002-04 ZONING BY-LAW AMENDMENT APPLICATION A 23/02 ANTHONY DEBRUIN ET AL WEST SIDE OF FAIRPORT ROAD, NORTH OF WELRUS STREET (PART OF LOTS 5, 6 AND 10, LOTS 7, 8 AND 9; PLAN 820) (PART OF LOT 49, PLAN 104LPART 4, 40R17802) 1. Perry Korouyenis, Planning Technician, provided an explanation of the application, as outlined in Information Report #04-03. 2. Bob Martindale, representing applicant, advised that he was present to answer any questions. 3. Judy Stapleton, 1834 Shadybrook Dr, questioned the total number of homes within the two Marshall Homes applications. She was advised that 56 homes were planned. 4. Joe Calata, 1775 Spruce Hill Road, questioned what the plans are for the north east corner of Welrus Street and Spruce Hill Road. The applicant advised that it is doubtful that a house can be built on that corner. 5. F{obert Hopkins, 1803 Spruce Hill Road, questioned the grading plans and the placement of the sidewalk on Welrus Street. He stated his concern that Spruce Hill Road would be used as another alternate for traffic. 6. Mel D'Mello, 1794 Fairport Road, stated his concern with the dead-end street advising that the Dunbarton Guidelines state that there shall be no dead-end streets. He questioned the rights of the residents and suggested a review of the wetlands. 7. Barry Hayward, 1792 Spruce Hill F\oad, advised that he concurs with pmvious comments and suggested that Council consider the overall package not one parcel at a time. - 1 - j-;" .,., ,,-:'" Excerpt; from 11.1 - Statutory Public Informatjon Meeting Thursday, February 20) 2003 7;00 P.M. 91 8. Glen Groff, 175'1 Spruce Hill Road, qL~estioned if the future road is to service future development or the present application only. 9. Heidi Groff, 1751 Spruce Hill Road, stated that the traffic on Fairport Road is already heavy and the planned developments will add to congestion. She stated that she believes the neighbourhood is being compromised and that the development should have 50' lots. She questioned why developers are allowed to patchwork Fairport Road after it is newly paved and are not responsible to leave it as found. She further questioned if more lights are planned to deal with increased traffic. ,.'. : 10. Lynda Taylor, Manager, Development Review, advised that a Traffic Study has been requested. 11. Greg McMaster, 1807 Spruce Hill Road, stated his concern with increased traffic, density, safety due to no sidewalks, and drainage due to steep grade of Welrus Street. 12. Petra Baiden, 816 Kates Lane, stated her displeasure with the leveling of the land. 13. Carol Kaake, 1746 Ada Crt., stated her concern with drainage. She questioned if the environmental aspects have been considered and if Council have a say in the size of lots. 14. Catherine Allen, 1794 Fairport Road, questioned the responsibility of the developer if damage occurs to their property and what recourse they have. She stated her concern WiUl the construction work and lack of fencing, the speed of traffic and possible increase of speed limit. 15. Lynda Taylor, Manager, Development Review, advised that the developer is responsible for one year after assumption but that assumption meJY not occur for a number of years. 16. Councillor Brenner advised of the slim chance of the speed on Fairpoli Road being increClsed. 17. Muriel Arbuckle, 1724 Ada Crt., stated her lov8 of the area and concern with increased traffic. - 2 - i 'f u" m'('iiI :.) :=:<cerpts from Statutory Public In'formation Meeting ILj-DB Thursday, February 20, 2003 7:00 P.M. 18. Bob Martindale, representing applicant, advised that he will do his best to resolve issues with staff and also that everything will be done to save the trees. 19. 'QgIM~ill.9DE3r.el1l1er"',$ugg(3.$J$ci;a tr~iDfQrm~r.WorkiQg,.ge9U p,ge';a rra.n,ged .ar1a , ~., ":-;: ,:,''''''''''\i_''- ,>:" <"'f-" ..\:, <', " :_':.' ~:> ,,:-,---,"'" . 'i':,.-,:_' :~" ~"~-'-'~"'''-'_ '"~I'_.-::-",,,,-: .-." , '/":" ii,; .:,-,-,:- ,c':',',: ::"-f.':,' -''' .' _.'-'_') i_,_'_':" ':: :1->':"",",- ",-.",:.,,; '-"'~,"f-~" ,:"-,.,,, :':~- :", '-1 :~ re~tea(:staffJo,'calla'C.9fnmu rilty' meeting "with 'a ppl ica nta ridsta Ff to. 0 eal..with' " n' ;~~~':"S;;;~H'" ".,..,," ..... ' ',', . " Cc;-rn ;' .' -." - - ;.~. " ':,:'. >, .... ,. 20. Lynda Taylor, Manager, Development Review, will organize a meeting to deal with concerns. - 3 - ~, . ILl -(:f!, Citlj .,# " ".\ ~1 v INFORMATION REPORT NO. 07-07 FOR SUPPLEMENTARY INFORMATION MEETING OF July 23, 2007 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Draft Plan of Subdivision Application S-P-2002-04 & Zoning Amendment Application A 23/02 Anthony DeBruin 1796 Fairport Road Lots 7, 8 & 9, Part of Lots 5, 6 & 10, Plan 820 City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the property is located on the northwest corner of Fairport Road at Welrus Street; a property location map is provided for reference (see Attachment #1); - the site is currently vacant; single detached residential dwellings surround the subject lands to the north, south, east and west. 2.0 BACKGROUND - the required Statutory Public Information Meeting took place on February 20, 2003 regarding the applicant's request to change the zoning on the subject property to implement a proposed draft plan of subdivision application to permit 27 detached dwelling units; at the Public Meeting, several area residents attended and expressed concerns regarding the traffic impacts, lot sizes and drainage; limited activity occurred on the applicant's proposal following the Public Meeting in 2003; - the applications were recently re-activated by the owner. 3.0 PURPOSE OF SUPPLEMENTARY INFORMATION MEETING following re-activation of the applications, staff recommended, and the Ward Councillors concurred with a need to update the community on the status of the applications through re-circulation of the application and a Public Meeting process; -rr ".,f:ili.-......-........ ,'" 0" ~ ji,(jl Y" Information Report No. 07-07 b /4.'of' Page 2 ,.' 9 4 the Planning & Development Department has now received the requested preliminary grading information from the applicant which adequately demonstrates that the proposed lots can be developed in a manner which maintains the City's lot grading criteria without the use of excessive retaining walls or structures, and supports the proposed road configuration and lot depths proposed by the applicant; a Noise Impact Study prepared by HGC Engineering was reviewed by the Region of Durham Planning Department in 2004 and found to be acceptable subject to the implementation of the recommendations outlined in the Study; the study determined that the majority of the proposed lots would be subject to noise emissions which fall within the acceptable limits of the Ministry of Environment (MOE) guidelines; a Traffic Impact Study prepared by Cansult Limited was submitted to assess the operation of the proposed intersection of the new connecting road at Fairport Road; the conclusions derived from the study were that Fairport Road will have adequate capacity and a good level of service to accommodate traffic generated by the proposed development without extensive remedial measures; 3.1 Durham Regional Official Plan designates the subject lands as Urban Area - Living Area; establishes that the designated Living Area shall be used predominantly for housing purposes; the proposed use appears to conform to this designation; 3.2 Pickering Official Plan designates the subject lands as Urban Residential- Low Density Area within the Dunbarton Neighbourhood; permissible uses within this designation include residential uses; this designation establishes a density range for residential development of up to 30 units per net hectare; the applicant's proposal would provide a net site density of approximately 23 units per net hectare (based on the proposed 27 lots being developed on 1.2 hectares of land) (see Attachment #2); the applicant's proposal conforms to the policies of the Official Plan; 3.3 Dunbarton Neighbourhood Design Guidelines the lands are subject to the Dunbarton Neighbourhood Development and Design Guidelines; these guidelines, which are Council adopted policies intended to guide new development in the area in a manner which is compatible with the existing neighbourhood, state that, on new internal roads, only detached dwellings be permitted with minimum lot frontages of 12 metres, and on existing roads, only detached dwellings be permitted with minimum lot frontages of 15 metres; I nformation Report No. 07-07 1.-, \1- fl.-foef], Page 3 95 the Dunbar:on Neighbourhood Development and Design Guidelines indicate that new developments shall maintain building setbacks consistent with recent subd:\fision standards SUC'l as front yard depths of 4.5 metres, side yards width~:; of 1.2 metres and O.b metres; the guidelin3s provide additional information with respect to new development and the proposed road patterns for the Dunbarton Neighbourhood; the applicant is proposing an amendment to the future road pattern in the Dunbarton Neighbourhood by providing an access point to Fairport Road in a location further south than was contemplated by the guidelines (see Attachment #3); 3.4 Zoning By~law 3036 the subject lands are currently zoned "R3" - Detached Dwelling Zone, by Zoning By-law 3036; permits detached dwellings having minimum lot frontages of 18.0 metres and minimum lot areas of 550 square metres; a zoning by-law amendment is required to implement the applicant's proposed development of 27 detached units on lots with minimum frontages ranging from 12.0 metres to 15.0 metres on the property. 4.0 Staff Comments the Planning & Development Department will conclude its position on the application and its design after it has received and assessed comments from the circulated departments, agencies and public. 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 Information Received full scale copies of the Applicant's submitted plans are available for viewing at the offices of the City of Pickering Planning & Development Department; the City of Pickering has received a preliminary grading plan, a Noise Impact Study and a Traffic Impact Study on the proposed application; the need for additional information will be determined through the review and circulation of the applicant's current proposal; .-,#1" -- "~' ~. 'iif .~ r-.t'. illl , .~'-. - -n,'H.... .f-~t;tt""'"OI.:-J.jI.JlIi: Information Report No. 07-07 lP /'t- Page 4 96 6.1 Company Principal - the owner of the subject property is Anthony DeBruin. ~ ORIGINAL SIGNED ny ORIGINAL SIONED BY Rick Cefaratti Planner II Lynda Taylor, MCIP, RPP Manager, Development Review RC:ld Attachments Copy: Director, Planning & Development ~; ILf -00 APPENDIX NO. I TO INFORMATION REPORT NO. 07-07 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) none received to date COMMENTING CITY DEPARTMENTS (1) none received to date Q '7 .~ / 9B Ciilf O~ 7 /Lj-Ci[0 Excerpts from the Council Meeting Minutes Monday, July 23, 2007 7:30 PM Council Chambers (III) COMMITTEE REPORTS 2. INFORMATION REPORT NO. 07-07 SUBJECT: Draft Plan of Subdivision Application S-P-2002-04 & Zoning Amendment Application A 23/02 Anthony Debruin 1796 Fairport Road Lots 7, 8 & 9, Part of Lots 5, 6 & 10, Plan 820 City of Pickerinq A public information meeting was held under the Planning Act, for the purpose of informing the public with respect to an application submitted by Anthony Debruin for property municipally known as 1796 Fairport Road. Ross Pym, Principal Planner - Development Review gave an outline of the requirements for a Statutory Meeting under the Planning Act. He noted that if a person or public body does not make oral or written submissions to the City before a by-law is passed that person or public body are not entitled to appeal the decision of City Council to the Ontario Municipal Board, and may not be entitled to be added as a party to the hearing unless, in the opinion of the Board, there are reasonable grounds to do so. Rick Cefaratti, Planner provided a brief overview of Zoning Amendment Application A 23/02. Anthony DeBruin, the applicant, appeared before Council in support of the application and to answer questions that may arise. M. D'Mello, 1794 Fairport Road, appeared before Council in opposition to the application. He noted that at the last meeting the residents were told there would be an informal meeting with the applicant before the application came back to Council. Mr. O'Mello requested clarification on how many units would be built because he thought in the last report it was supposed to be 56 units. He also noted that studies would have to be redone because they would be too old. Tom Hunt, 1670 Goldenridge Road, noted that Goldenridge was a difficult street to get out of at this time and felt that if another street came off of it getting onto Fairport Road would be a nightmare. 1 7 J 1-1 - c.~~, (., Excerpts from the Council Meeting Minutes (~ q ./ j Monday, July 23, 2007 7:30 PM Council Chambers Edward Kudjerski, 1661 Goldenridge Road, also stated he was concerned with traffic trying to get out onto Fairport Road. He also questioned whether there would be sidewalks and signalization for the development. Pam Bendell, 1803 Spruce Hill Road, stated her concerns with tree preservation in the area and she also noted her concerns with what would happen to the wildlife. Ms. Bendell noted that the area had a speeding problem and traffic was already very heavy. E. Racioppa, 1668 Goldenridge Road, stated that he would like to see the street come out onto Welrus Street. G. McMaster, 1807 Spruce Hill Road, stated that he also thought there would be an informal meeting before this report came back to Council. He stated that the development in this area needed to be right and well planned because the rest of the area would take its lead from what happen on this site. He noted that roads had to be right, that the area needed sidewalks and that the whole track of land needed to be looked at with a long term approach being envisioned. Lorraine Bouvier-Germain, 1676 Goldenridge Road, appeared before Council and stated that since she has lived in the area she has seen a 100% increase in the volume of traffic and noted her concerns with the application adding to this problem. She stated that she did not want to see the development empty onto Fairport Road and noted her concern for the safety of children in the area. Kathleen Squissato, 1807 Fairport Road, also noted her concerns with the volume of traffic and the new street coming out onto Fairport Road. She stated that traffic was heavy and there was a lot of speeding. A number of written submissions in opposition to the subject application were submitted to the City Clerk for the official record. 2 cs /'-/-- Cy) gnm/ fPJ(H,iJ f,f//JJ~~J Uikl TOWN PLANNING · ARBITRATION · LAND MANAGEMENT · INDUSTRIAL DEVELOPMENT I " 1 00 CANADA · USA. CARRIBBEAN GST NQ R1304-7754 File No. GR.55 2008 02 05 r~"=' ~;;,:~">'~""ji,i'",."",wc"J I ~"= ,1 'il 1! ,. C-cp 'I 8 2"0(' M ~ L.t.J U"j U'{) ~ .' CITY OF PI(~KEF1ING I [_~Ei:~~~~~rgE~.~~~,~:=J Mrs. Lynda Taylor Manager Planning Department City of Pickering One the Esplanade Pickering, ON L 1 V 6K7 Re: The Underdeveloped Lands on the West Side of Fairport Road Between Welrus Road and Wingarden Crescent and Proposed DeBruin/Lazaridis Concept Plan Dear Mrs. Taylor: 1.0 Introduction: About two years ago, I met with Bob Starr of the City to discuss the proposed DeBruin Plan of Subdivision (Bruin) just north of Welrus Road. At the time of my enquiry, I noted that the draft plan did not provide for the proper continuation of Shade Master Drive. In addition, the location of Wingarden Crescent did not allow for the efficient future development of 1796 and 1798 Fairport Road. Further, I spoke to the owner of the subdivision requesting a meeting. He advised that his plan of subdivision was approved by the City and that Staff was awaiting the Landscape Plan and the Grading Plan. He indicated that he would get back to me for a meeting. This meeting never materialized. I also spoke with you and was advised that the plan was not approved since there were a number of issues which still had to be addressed. I expressed my concern about the inadequacy of the draft plan particularly the lack of providing for the proper future development of the adjacent lands to the north which affected my clients' properties. SPECIALIZED PLANNIG & DEVELOPMENT CONSULTING SERVICES 397 Sheppart- Ave.. Pickering. Ontario. Canada L 1V 1E6. Tel: Office/Fax (905) 420-3990 · Email: grantmorris@rogers.com ?,,(. .. ~7j,;''-' ?-- ~rrs. Lynda Taylor, Manager ~ ,j /7~DB 1 0 1 At that time I discussed a concept plan which I had prepared. Upon my request, you took my name and assured me that I would be noti tied of any future meetings called to discuss the Bruin Plan of Subdivision. I understand that subsequent to my meeting with you, the City held a meeting to discuss the Bruin Subdivision. I received no notification of that meeting. I did, hmvever, received notification for the meeting on February 5t\ 2008. You should be aware that none olmy clients received notice of this meeting. Upon receipt of this notice, r attended the office of the City's Planning Department to review the latest Bruin proposal. I was surprised to see a concept plan prepared by the developers which is contrary with the concept plan contained in the City's Official Plan. This developers' plan provides for two east-west roads which negatively affect my clients' properties. Nick Lazaridis and Tim Politis, the author of this Concept Plan, were both advised of my concerns. At the public meeting of February 5t\ 2008, a new Concept Plan was tabled. This shows the removal of the proposed east-west road from my client's property at 1822 Fairport road. This plan, however, does not provide for the continuation of Shade Master Drive in the vicinity of proposed Lot 22 of the Bruin/Lazaridis subdivision. 2.0 Plannin!! Instruments: 2.1 The Regional Official Plan designates the lands in this area as "Living Area". This designation allows for residential development. This provides guidance for the local Official Plan to refine the type of residential development best suited for the area. 2.2 The City of Pickering Official Plan, approved October 1997, designates the subject area as Low Density Residential on Schedule 1. These lands are underdeveloped lands within the Dunbarton neighbourhood. Map 17, Neighbourhood 7: Dunbarton and the Neighbourhood Development Guidelines and Concept Plan provide for the following: The upgrading of Fairport Road and Stroud's Lane to full urban standards and the presence of a large number of deep lots has resulted in opportunities for infill development within this area. To ensure development occurs in {/ manner that is appealing, orderly and consistent with the character of the neighbourhood, new development proposals must comply with the development and design guidelines described in the 2 Mrs. Lynda Taylor, Manager o () Iii- elf!; 1 02 accompanying chart and must be generally consistent with the attached Neighhourhood concept Plan. This neighbourhood plan makes provision for the future road layout for the lands in the area. Notably, it proposes two north-south roads in the area with two east- west roads being provided, one in the vicinity of the Bruin property while the other already exists as Wingarden Crescent. The property owners in the area were made aware of these proposed roads as part of the approval of the new Official Plan which sought to recognize the future development of one of the few remaining underdeveloped lands in this area of the City. About two years ago, my company was invited to provide planning consulting services to three of the nine owners in the area. As a result, I met with eight of the owners in the area. They were asked the following questions: 1) Are you interested in developing your property 2) Are you interested in selling your property for development 3) Are you interested in becoming involved with the preparation of a detailed coordinated plan for the area 4) Do you intend to keep your land in its present form. 3.1 1796 Fairport Road: This is an absentee owner who has not responded to date. 3.2 1798 Fairport Road: These owners are my clients. They indicated that they were happy with their property but would sell same and buy a piece of property in the rural area for the keeping of horses. To sell their property, they would have to get a high price for same. 3.3 1804 Fairport Road: The owner was in a nursing home and the property is being looked after by his son who has a trucking business on the property. The son was approached by a developer in the area about selling their property. The son has had past difficulties 3 Mrs. Lynda Taylor, Manager f; i4 - Ce 1 03 with the City's By-law Enforcement Officers. Neither the son nor the father has any interest in selling any part of the property but the son wishes to be left alone to carry on his trucking business. There is, however, a possibility that the westerly part of the property, in the vicinity of the extension ofvVingarden Crescent, could be made available for development. 3.4 1808 Fairport RoatfJ. The owners of this property indicated that they were approached by a developer about selling their property, but the offer infuriated them. They indicated that someday the property will be sold for the right price but they were not interested at that time in developing or selling any part of their property. 3.5 1812 Fairport Road: These owners are my clients. They have been approached by a developer in the area on several occasions. They have repeatedly informed the developer and his agents that they have no desire to sell the property. Their intent is to develop and build on the property themselves. They have a young son who is currently completing a course in Architectural technology. They will be developing and building themselves. Until Shade Master Drive and Wingarden Crescent are extended, they propose to construct two 3200 sq-foot houses fronting on Fairport Road. They will shortly be applying to the Region Land Division committee for consent. 3.6 1814 Fairport Road: These owners, the Lazaridis family, are developers/builders, who also own land backing onto the houses along Spruce Hill. To develop these lands they must await the extension of Wingarden Crescent. Because of the hold out of the owner of 1828 Fairport Road and others, it is anyone's guess when these lands will be available for development. 3.7 1816 Fairport Road: These owners were approached by a developer about selling their property. They are happy with their property and treasure the value of their land. I believe that an offer to sell is possible but will be difficult. I suspect that they can be persuaded to sell off part of their back lands for a high price. 4 Mrs. Lynda Taylor, Manager 1 U 4 3.8 1822 Fairport RoatJ:.. B jL/-tt: These owners are my clients. They were also approached by a developer about selling their property. They approached me some two years ago about developing a townhouse complex on their property. After consultation with Staff and the politicians, I indicated that it would be an uphill battle which would be opposed by the politicians, Staff and the property owners in the area. Such a proposal I was not interested in supporting as their consultant. They are interested in maxinlizing on their investment and intend to develop and build themselves. Because of the hold out of the owners to the north, in the interim, they intend to constnlct two houses fronting on Fairport Road. They will shortly be applying to the Region of Durham Land Division Committee for consent. They are strongly opposed to any north-south road on their property. 3.9 1828 Fairport Road: These owners are not interested in development at this time. They see the land as a nest egg for their grandchildren. They indicated that they are prepared to sell the road portion of Wingard en Crescent through their property for about $60,000 with services and service connections for three future lots fronting on this road at the developer's expense. Such an offer does make economic sense, particularly since the owners do not intend to contribute any money for this part of the development. With respect to the extension of Shade Master Drive, they take the position that this proposed road is too close to their existing house and they do not support this road extension. Unless there is a change of heart, I do not anticipate any road extension through this property in the near future. 4.0 Bruin/Lazaridis Draft Plan and Concept Plan: I am advised by the Planner for the City, who has carriage of this file, that this concept plan is merely the developers' concept for the area and it means nothing. Notwithstanding this, from my experience, matters which are not challenged have a way of gaining inconspicuous acceptance. Good land use planning dictates that any development proposal for the Bruin property must take into account the overall development of the area. This is particularly crucial since no provision has been made for the proper future extension of Shade Master Drive which is clearly shown on the Dunbarton Neighbourhood Plan which went through the proper planning process and which 5 l'v[rs. Lynda Taylor, Manager B /q -ce '1 0 [" I ,) provides for each of the nine owners to develop their respective properties sometime in the future. The proposal to connect Shade Ivfaster Drive through 1804 Fairport Road to 'vVingarden Crescent are both uneconomic and do not make efficient use of the land. In fact, it is difficult to understand why the affected propeliy owners would accede to the construction of this road connection at this location. Having said this, common sense dictates that this part of Shade Ivlaster Drive will never be built. This concept plan presupposes that all the lands in the area are owned by one person and fails to take into account the property owners' future intentions. While I have no qualTel with the Bruin/Lazaridis right to develop their property, it is my position that this Bruin/Lazaridis Plan does not provide for the orderly development or proper coordination of the lands to the north and is contrary to the intent of the Dunbarton Neighbourhood Plan. Further, any changes to the Dunbarton Neighbourhood Plan should be circulated to the property owners in the area. To do otherwise would be a blatant denial of natural justice. 5.0 Our Proposed Concept Plan: (See Schedule A attached) After taking into account the existing development in the area, the intentions of the existing property owners, the future services in the area and the directions of the Dunbarton Neighbourhood Plan as contained in the City's Official Plan, I submit that any concept Plan prepared for this area must recognize the existing ownership patterns in the area and must provide a fair opportunity of these property owners to develop their lands at a time of their choosing. Any plan for this area which fails to recognize this will have the effect of developing some properties at the expense of others and would have a lesser chance of succeeding. Further, any decision of the municipalities to alter the approved Concept Plan for the Dunbarton Neighbourhood should be circulated to the property owners in the area for review and comment. 6.0 Action Required to Satisfy Mv Clients' Concerns: To satisfy the concerns I have expressed above, a road connection should be left in the vicinity of proposed Lot 22 of the Bruin/Lazaridis subdivision. Wingarden Crescent in the south-west comer of the Bruin/Lazaridis property in the vicinity of proposed Lots 17, 18, 19 & 20, should be shifted ,vestward to provide sufficient land to allow 1796 and 1798 Fairport Road to develop future lots having minimum 6 -~'.' , Mrs. Lynda Taylor, Manager C.J, L/ / LI -Ce 1 06 lot depths of 30 metres (100 feet). These changes will allow the Bruin/Lazaridis subdivision to proceed without delay. 7.0 Fairport Road Observation:. I was surprised to hear the concerns expressed about Fairport Road. Fairport Road is not a residential street but a major collector road in the city and must be left alone to perform that function. I sincerely hope that the resident who spoke about traffic calming was not referring to this to be placed on Fairport Road. While I have no desire to enter into the traffic debate, any attempt to reduce Fairport Road to a residential street and to introduce traffic calming on that street will certainly arouse me from my slumber. Yours very truly, ~m\ ~~orris Planning Consultant Attachment c.c. Mayor Dave Ryan Councillor Bonnie Littley, Regional Councillor Ward 1 Councillor Jennifer O'Connell, City Councillor Ward 1 Owner of 1798 Fairport Road Owner of 1812 Fairport Road Owner of 1822 Fairport Road 7 / \ ~ \ // "... '\." ....-1-------------------------'---- " ,,\. ('_- I ----, /'<'" ", \____,_______,----: 1 1-------------------------, / " ',: I I I /~ , " J I I " " " :>-, I I I I / "', "... // ...,: I I! .( , ,~{, I J 1 / , " / I I I 1 1 //, ,,/ \ I I I J /', " // I I I r-J-----"";.---- y/ I I 1 __~__L-__L__ I ' I \ I I ~~ ............... f- W w I~ (f) ::> e::: ....J w 3 1796 I 1798 1804 WINGARGEN I 1 I I I I I I I I I I 1 1 I I 1 I I ! 1 MAS!TER I DRIVE CRESCENT SHADE I J 1 I 1 1 I I 1 I I I 1 I 1 I 1 I I 1 1 I 1 -'- , I I I , , , 1----, : I I I I 1 ! I I I I I I I I I I 1828 I I I I I I L I 1808 18112 1814 IBI6 IBI22 FAIRPORT ROAD '!II I 1 1 I 1 1-- ~.~ ~~ I ('1 ~ SCHEDlJIE- A CONCEPTUAL PLAN SCALE; i: 500 GR{\N1 MORRIS ASSOCiATES LTD FEBRUARY 5, 2008 ~ c:J '-.J The Regional Municipality of Durham Planning Department c; IL/-DE: :""'~ ,l""~ 1,'1 :n '1"" ;~; .'1 ':' -f'F.:Jf"":>.."'c1'\ .). ~i,;l -F ~ '-,~} ;Ii .-.'i ;i!.I:.&! ,{bJ. ~Li\n "j 7 ,,(,-,,', .j.~ LULL.) rvlr. N. Carroll Director of Planning Planning Department City of Pickering 1 The Esplanade Pickering, Ont. . L 1 V 6K7 CiTY OF PICKEi:;1iNG PLI1.NNING & CEVELCPIVIENT DEPARTMENT Dear Mr. Carroll: 1615 DUNDAS ST. E. 4TH FLOOR, LANG TOWER Re: WEST BUILDING' P,O, BOX 623 WHITBY, ON L 1 N 6A3 , (905) 728-7731 FAX: (905) 436-6612 ' , \I\^Nw,regionA1J.rha[l1~Qn,ca A.L. Georgieff, Me/p, RPP Commissioner of Planning Regional Review of an Application for Plan of Subdivision File No.: S-P-2002-04 , Cross Ref.: Zoning By-law Amendment Application A01/02 Applicant:" Anthony Debruin et al Location: Part Lot 27, Concession 1 Municipality: City of Pickering This application has been reviewed by the Region and the following comments are offered with respect to the Durham Regional Official Plan, Provincial policies, and the proposed method of servicing. Official Plan Conformity The subject property is located within the "Living Area" de,signation in the Durham Regional Official Plan. The predominant use of land within the Living 'Area designation is for residential purposes. The proposed plan of subdivision would appear to conform to the Plan. Provincial Interests and Delegated Review Responsibilities Potential noise imp'acts may be present due to the proximity of Fairport Road. In this regard, a Noise Impact StudyshoulQ be subl1}itted to address noise impact from Fairport Fload in accordance with Provincial criteria and Regianalpolicy. There are no other provincial interests or delegated review responsibilities applicable to this application. MUhiciQal Watgr SY.QQlY..and .~,!l)lt9ry $ewer Service Municipal water supply can be provided tathe subject dev'elopment from an existing 300mm. diameter watermain on Fairport Road. Sanitary sewer service is available and can be provided by connecting to an existing 375 mm. sanitary sewer on Fairport Road. "SERVICE EXCELLENCE for ollrCOMJIUNITY" @ '100% Post Consumer q ;ll - ( Regiona! records reveal tl;at th8 subject property is presently serviced bY_1 (J 9 four 1 9 mm. domestic warer service connections and four 100 mm. I sanitary service connections. Any service connections that are to be abandoned must be disconnected or plugged at full expense to the owner. Based on tile foregoing, the fiegion has no objection to draft approval of this plan. The attached conditions of approval are to be satisfied prior to clearance by the Region for registration of this plan. Please call Richard Szarek, Planner, if you should have any questions. Yours truly, "'--.., ~;3t; ,,"-..~....~ "' .--- 'l/~ . . '. ~ ~ . ~V\ 1m Blair, M.C.I.P., R.P.P. Director, Current Operations Branch Attach: Conditions of Draft Approval cc: Anthony Debruin et al Martindale Planning Services Regional Works Department N :\pi m \rs\s-p-2002 -04com ments .doc i . ."t 9 / '-I -Cf? Attachment to letter dated: March 10, 2003 1 1 0 Re: Plan of Subdivision S-P-2002n04 Anthony Debruin Et AI City of Pickering Region of Durham Conditions of Draft Approval 1. The Owner shall prepare the final plan on the basis of the approved draft plan of subdivision prepared by H.F. Grander Co. Ltd., identified as Project No. 6244, dated October 9, 2002, which illustrates 27 lots for single detached dwellings, blocks to be developed in conjunction with adjacent lands, a roadway, a road widening, and 0.3m. reserves. 2. The Owner shall hame any road allowances included within this plan to the satisfaction of the Regional Municipality of Durham. 3. The Owner shall grant to the Region, any easements required to provide Regional services for this development and these easements shall be in locations and of such widths as determined by the Region. 4. The Owner shall submit plans showing any proposed phasing to the Region for review and approval, if this plan is to be developed through more than one registration. 5. The Owner shall provide for the extension of such sanitary sewer and water supply facilities which are external to, as well as within, the limits of this plan that are required to service this plan. In addition, the Owner shall provide for the extension of sanitary sewer and water supply facilities within the limits of the plan which are required to service other developments external to this plan. Such sanitary sewer and water facilities are to be designed and constructed according to the standards and requirements of the Regional Municipality of Durham. All arrangements, financial and otherwise, for said extensions, are to be made to the satisfaction of the Regional Municipality of Durham, and are to be completed prior to final approval. 6. Prior to entering into a subdivision agreement, the Regional Municipality of Durham shall be satisfied that adequate water pollution control plant and water supply plant capacities are available for the proposed subdivision. 7. The Owner shall satisfy all requirements, financial and otherwise, of the Regional Municipality of Durham. This shall include, among others, the execution of a subdivision agreement between the Owner and the Region concerning the provision and installation of sanitary sewers, water supply, roads and other regional services. 1 Ili -{;'(3 o i 2 111 I I 8. The O'vvner shail submit to the Regiona! ~'llunicipality of Durham for review and approval, a noise report prepared by an acoLlstic engineer, based on projected traffic \/ciumes 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 final approval of the plan. H :\2-4\s-p-2002-04 conditions The Regional Municipality of Durham Planning Department 1615 DUNDAS ST. E. 4'" FLOOR, LANG TOWER WEST BUILDING PO BOX 623 WHITBY ON L 1 N 6A3 CANADA 905-728-7731 Fax: 905-436-6612 Email: planning@ region.durham.on.ca www.region.durham.on.ca .L. Georgieff, MCIP, RPP Commissioner of Planning "Service Excellence for our Communities" IT" (.J iLf-[f. 'RECEiVED April 16, 2004 'I 1 2 . - "r"\1 j j~;, P \-< '2 0 L) .J':' Y at: P1CKER1NG err ,~ & DE"cLCPtvlENT LANl\'\N\;I v'_ P I II DEPARTMEi'fT Ms. Sheeba Paul HGC Engineering 2000 Argentia Road, Plaza 1, Suite 203 Mississauga, Ontario L5N 1 P7 Dear Ms. Paul: Re: Draft Plan of Subdivision File Number: Owner: . Location: Municipality: S-P-2002-04 Anthony Debruin et al Part of Lot 27, Concession 1 City of Pickering We have reviewed the Noise Impact Study conducted by HGC Engineering Ltd. dated March 18, 2004 and find it generally to be acceptable. The analytical techniques are consistent with the Ministry of Environment recommended procedures for the analysis of noise impact. The calculations and resulting recommendations, however, remain the sole responsibility of the consultant. The barrier, along the rear and side of Lot 1 as shown in the noise study, would adequately attenuate sound levels from Fairport Road. Appropriate warning clauses are recommended to make future occupants aware of the potential noise situation in the Outdoor Living Areas for the affected units. The report also indicates that certain dwelling units abutting and in proximity to Fairport Road are to be equipped with a forced air heating system sized to accommodate central air conditioning, In this regard, an appropriate warning clause is recommended. Prior to final approval for this plan of subdivision, we would appreciate receiving a copy of the City of Pickering Subdivision Agreement, which should include provisions that will implement the recommendations of the Noise Impact Study. Please do not hesitate to contact me if you have any questions. Yours truly, 'llJ ~ Richard Szarek Planner Current Operations Branch cc: City of Pickering Planning Department r:\rs\noise58.let @ 100% Post Consumer iConseFvifiWn for The Living City /1 I Lf -LB (-\ I--;=; ,~:::, ~ .... ~ ,,", ri")lp II'" ,-" '\ i ,- r-" i,!.,. ,J.,! ~ ..(~; I:..: i \/, ',I I!~UJJII'-'..I !-J ~ - ...' '-:::l U' J-) - ! Iii: '\:)iJ'J"'1"n') J ' Li 1",,j' ,.~ i n. 1;.. j -.L Uu..,J C1TY O,F PJCX;::!:}J"'J-' aj~""~"" ....'llIU r l;,;"~i"NO, C;,frUiJi,:J 11 3 April 15, 2C03. CFN BY FAX AND MAIL "j Mr. Perry Korouyenis Planning and Development Department City of Pickering Pickering Civic Complex One The Esplanade Pickering, ON L 1 V 6K7 OTY erf::", L'c::~~~,;~~~;J:~\;~~ Fi_,:'\"'ij';l;\L:~;:__":"".,.."",,,,~,' . , , ~__ ,- i\_'ii:~i.r;- Dear ivlr. Korouyenis: Re: Draft Plan of Subdivision Application SP 2002-04 Zoning By-law Amendment Application A 23/02 1792 Fairport Road West Side of Fairport Road and North of Welrus Street City of Pickering, Durham Region (Anthony DeBruin) This letter follows receipt of the above subdivision and zoning by-law amendment applications for 1792 Fairport Road (Lot 27, Concession 1), in the City of Pickering, Durham Region on January 22,2003. Staff at the Toronto and Region Conservation Authority (TF1CA) have had an opportunity to review the above applications and offer the following comments: The proposed subdivision application would create 29 residential lots on a site approximately 1.186 ha (2.93 acree;) insize. The subject property is not located within the Authority's Fill Regulated Area or witllin the RCSc:lllal Storm Floodplain. As such, a permit under Ontario Regulation 158 (Fill, Construction and Alteration to Waterways) will not be required. However, the submitted subdivision application included a planning analysis that indicated that the subject property was heavily wooded. An ecologist from the TriCA conducted a recent site walk of the property and notes the following: The site consists of a nUfnbe~ of upla;,d and lowland wooded stands and also includes a small cattail marsh in the centre of the block. The stand at the west end of the parcel is con,prised of old field upland vegetation that probably began regenerating approximately 30-40 years ago and consists of species including sugar maple, poplar, and buckthorn. E:ast of this stand, there is what likely was an old plantation consisting of similarly aged white pine, scot's pine and spruce, Further to the east, the topography becomes flatter and less well-drained, whidl has encouraged the pro/ifer.ation of cattails and this area may provide seasonal habitat for a small variety of marsh wildlife. Also, associated with this topographic depression is an ephemeral swamp consisting of a number of mature to very mature (> al)out 60 cm DOH) decadent trees that wil/likely provide fairly good habitat for cavity.nesting birds and rnarnmals in 5-1 0 years, S,lme incidrmtal signs of wildlife includin~J rabbit scat and an abandoned muskrat den was observed. There was also sOllle evidence of disturbance typical in woodlots adjacent to residential clevelopment, including dumping and the ricsence of invasive species. This site is small, not very well connected to other natural features and does not appear to be very Iligh in quality. Also, our records do not indicate the presence of any species of concern or species at risk. However there may be some opportunities for wildlife Lise of the site given the presence of sOllle mature trees. There may be additional benefits provided by the lowland areas in terms of flood attenuation and water purification, which cannot be properly explored without a detailed study, This site does also contribute to overall natural O"",...E:,\E' RS\K~\iiJl:JQZ\PldbJ Lc\ LZ~2J' ilirp() 'tCg rDJ]SJ,lJJ~,Y;'PJj",.,m, ~','"'"_ _"."""" "....." ',OJ", ...__.~.."...m-_,'c,"_,'-.~'"'' ",".,. .- 5 ShorehJnl Drive, Downsview, Ontario M3N 1 S1 (416) 661-6600 FAX 66'1-6898 www.trca,on,ca ..'..-.....".,'@" ~~ II /'f .--D6 1 1 4 Perry :-<orouyenis - 2 - April 15, 2003. cover and the City may wish to consider designating this parcel cf land as parkland/cpen space. Furtherrr.ore, the TRCA would encourage the applicant to address the issue of Stormwater Management on the site and specifically look at water quality and quantity. This report should be forNarded to the TRCA for review. At this time, the TRCA would be prepared to discuss options that will result in the protection of the entire, or parts thereof, of the woodlot on the subject property and would be prepared to meet with Pickering and the applicant in promotion of the same. Finally, by way of this letter, the TRCA asks that a new cheque be issued for the preliminary analysis of this subdivision application. We apologize for any inconvenience this may cause. We trust the above comments are of assistance. Should you have any questions, please do not hesitate to contact Kevin Huang at extension 5307 or the undersigned. Yours truly, ,.If, "'J // I /"'-->[-i ) - . A ~ R u sse I WRtte' ----- Senior Planner Development Services Extension 5306 /KH c.c.: Kevin Huang, TRCA F:\PRS\Kevin307\Public\ 1792 Fairport Cornrnonts.wpd I ILI-cB Canadian National Rililway Properties 1!1C:. Proprif~t~5 fll!rroviaires du Canadien Nationai inc. 277 ':"cnt jtre~t ,Vest Froor 3 Toronll, Ontario MSV 2X7 2ij, ('.,le ~rontour;;! a' ~lage T~rQnto (Ontario) M5V 2.~7 -1 1 5 I I CN la!~p'or~: (415) 2 ii.6361 Faclm:lil: (415) 217.6743 relechone: (4' 6) 2 i 7-395' reieccpieu'; (4~ 6) 217-6743 VIA FAX: 905-420-7648 14 March 2003 Your File: SP-2002-04 and A 23/02 Our file: TZ-4500-P.02 Mr. Perry Korouyenis, Planning Technician Planning and Development Department City of Pickering One The Esplanade Pickering ON L 1 V 6K7 if;:} '$',"" C" i(': ~ '1J ~';",: [) rilf:. J\k:",H U ~""" MAR 1 4 2003 CITY OF PICKER1t1G Dear Mr. Korouyeni.s: PLANNING & DEVELOPMc.NT DEPARTMENT Re: Proposed Draft Plan of Subdivision ",nd Zoning By-Law Amendment _,__West side of Fairport Road, north of Welrus Stre~t - Anthony DeBruin et al We have reviewed your letter dated 20 January 2003, regarding the above noted application and request that the following comment be included as a draft condition, to be cleared by eN: 1. The Owner is required to insert the following warning clause in all development agreements, offers to purchase, agreements of purchase arid Sale or Lease and include in a Noise Impact Statement: IIWarning: Canadian National RClilway (ornpqny or its assigns or successors in Interest has or havG a right-af-way within 300 metres from the land the subject hereof. There may be alterations to or expansions of the ri;'lil facilities on such right- of-way in th~ future including the possibility that the railway or its assigns or successors as afol'Gsaid may expand its operations, which expansion may affect the living environment of the residents in the vicinity, notwithstanding the inclusion of ,my noise and vibration qttenutlting m(~asure$ in the design of the development and individual dwelling(s). eNR will not be responsible for any complaints or c1airr'lS arising frorn use of such facilities and/or operations on, over or under the afol'esaid rig ht-of-way," In addition, v..;e recClrnmend that the Owner engaSIG a ccnst.J!tant to lwdertqke an analysis of noise and provide abaternent measures necessary to achieve the maxil'f1urn levellirnits set by the Ministry of Environment We WOl.lid appr'8ciatl:! tht~ opportunity to review the draft conditions prior to Clppmval, and ultimately, we n'qu8st rcceivin9 a copy (rr the Approvcld Draft Conditions and notice of the Amendment being approved. Should you have any "further CjlJestions, pleaso do not hesitate to contact the undersigned (1t (416) 2-1'1-696'1. Yours truly, " :d' 6 <--. ~ -."....~_..~r-- (-~.. / . <;:,;?)COr'::""'" ) t:f'~:':"'''---'<. " . ~(~-5 -,.(' Gecrff Woods, B,t.S. Development Review Coot'dinator A whul!y ownod subsldl;::y of (~nodlon N~tlon<ll nallw~y COMp"ny I Uno fili " I(J on proprl616 exclusive de I. Comp"9rtle rips chemins de fAr nntionJux du C"nJdJ I " -,::) j 9'c>8 '11 6 PLAN~I!NG & DEVELOPivlENT DEPARTfvlEi'lT I\JEI\10Rt..NDUM March 26, 2003 To: Perry Korouyenis Planning Technician From: Robert Starr Supervisor, Development Control Subject: Draft Plan of Subdivision SP-2002-04 Zoning By-law Amendment Application A23/02 Anthony DeBruin et al. (West side of Fairport Road, North of Welrus Street) City of Pickering We have reviewed the above-noted application and provide the following comments: 1) A Servicing and Stormwater Management Report will be required for this development. It will need to address quality, quantity and erosion controls for this site and future upstream drainage. The drainage for this site and upstream areas drain to the Amberlea Watercourse. As this watercourse is experiencing excessive erosion problems downstream, this development will be required to implement and/or contribute to a stormwater strategy or project that will address these matters and/or requirements of the on-going studies related to this watercourse. 2) A Preliminary Grading and Drainage FJlan should be submitted that can confirm that development of Lots 11 to 17 can be developed as proposed maintainino City of Pickerino lot grading critel'ia and without excessive use of retaining walls or structures. (Lot 11 --. existinu ~Jrades front: to back exceed 4 metres) (Lot 16 -. existing grades front to back exceed 5 metres) This should be submitted for review prior to establishing road c()nfi~~uration and lot depth. 3ubject: Je3ruin at ai./SP-2C'J2-C4 J~~.') /L;. _(.,c' ,/ (-) 1\larcn 25, 20C3 Page 2 1 '1 7 3) A detailed plan should be required that can confirm whether it is feasible to develop Block 32. Servicing, grading/drainage and access issues will need to be addressed. 4) If Lots 16 and 17 require the additional lands to the rear to be developed, then these lots should be indicated as future development blocks until the land is acquired. 5) Access to Block 33 for maintenance purposes will need to be addressed if conveyance to adjoining lands is not concurrent with registration of this development. 6) Fencing will be required along the rear of Lots 1 to 12, inclusive... details to be determined during engineering review or dependant on the noise attenuation requirements. 7) A Noise Attenuation Report will be required. It should address Fairport Road and noise from Welrus Street, considering the existing road grade as compared to the lower rear yard activity area. (Lots 5 to 12) 8) We anticipate Street "A" will be named Wingarden Crescent as it appears it will eventually connect to that street which is existing in Plan 40M-1936. 9) Although final engineering may dictate sidewalk location, we anticipate it to be located on the south and west side of Street "A". 10) A temporary turninD circle will need to be constructed fronting Lots 17 t019 and Block 34. It will nem) to be constructed to permanent standards and cldditional lands may be required for road allowance until the road is continued in the future. 11) Additional details are required that will indicate the existing lands that will be used to forrn the future development of Block 34 and ensure the remaining lands are sustainable. 12) A Geotechnical F<.eport will bD required for this site. 13) A SedilTlent and E:rosion Control Plan will be required and must address the rnaintc-mance and inspection. 14) A Construction IVlanauement F)lan will be required that addmssos all phasc,:ls of the con~;tructioll and devellopmant of this site. .,.' '-.!Ii-~' .... . , ~---J:iii-H.- r Y" T SutJc:t: DeBr..in et aI./S?-2C02-,A 1 1 g /~ ;' Lf- cf.:; ~I 1 '-, - ...... '-", .....r". JV.arcn LO, .~LU~ Page 3 15) A Tree Preservation Plan is required and must be completed in conjunction with the detailed engineering. 16) A Boulevard Tree Planting Plan is required. 17) Approval and installation of utilities must be coordinated with the detailed engineering plans. 18) The development of this site will require the developer/owner to enter into a Subdivision Agreement with the City that addresses, but is not limited to, roads, sidewalks, servicing, lot grading, fencing, tree planting, street lighting, utilities, stormwater management, construction management, cost sharing, cost recovery, financial obligations, securities, insurance, etc. 19) Pregrading on this site should not be permitted without approvals as required by the City and/or other agencies. The City of Pickering has recently passed a Fill/Topsoil Regulation By-law. The attached copy should be forwarded to the applicant. ~.. F~obert Starr RS:bg J:\ADMIN\PAR\OCBSTAR~\memos\perry. de Druln,doc Attachment Copy: Coordinator, Development Approvals Technician, Development Approvals ILl l'i-ofj OPERATiONS & EJ\:lERGENCY Sc,::ZV;CES DE:)AP,T\1ENT fVlUNiCIPP.,L PROPERTY & ENGIN:::ER:rJG DIVISleN '1 1 q i\1 E rvl 0 RAN D U 0,1 December 18, 2007 Jo;.i":'~> il.J (i" 1 C\ ) 'i' 7 ~ . - ,~,~,.J/ O'"~ To: Rick Cefaratti Planner II GlTY () cRj~K, PLP)H,1:>,:C5. ~':"~~_~i r:.L()?;\J1E~fr CE.?,~j;T;\!=j\lT From: Richard Holborn, p, Eng. Division Head, Municipal Property & Engineering Subject: Draft Plan of Subdivision SP-2002-04 Zoning By-law Amendment Application A23/02 Anthony Debruin et al (West side of Fairport Road, north of Welrus Street) City of Pickering The Municipal Property & Engineering Division is in receipt of and has reviewed the supplemental traffic information dated November 1, 2007 provided by UMA Engineering Ltd. This Division provides the following comments. 1. The information and values as quoted in paragraph 1 reflect staff studies completed as recent as fall 2007 and the conclusions drawn seem reasonable and appropriate. 2. Although municipal studies indicate unfactored daily vehicular volumes on Fairport Road (Dunbarton Street to Welrus Avenue) of 7988, well in excess of the data quoted in the original report and the above correspondence, the existing volumes are still within the theoretical operational parameters of the TAC functional guidelines for Type C arterial streets. 3. Staff calculations indicate that the existing I\II-Way Stop controls at the intersection of Welrus Street at Fairport I=\oad are unwarranted. Currently, Welrus Street generates a two hOLlr peak period with double di~Jit volumes (105 and 132 vehicles, I-9am) with the daily balance ranging from 40 to 60 vehicles. Municipal warrants' require a sustained !ninilllum hourly vehicular volume of 140. 4. Relocating the All-Way Stop controls further north to the /lew 4 way intersection (as mentioned ill paragraph 2 of UMA's lettcr) cun be accommodated but it to woulc1most likely not be warranted, although it may assist C;olderlr'idge F\oad and Fail'port Development residents with easier access/entry onto Fairport Road. Upon completioll of the subdivision, this will be considered. ,"'u-: IrJi:r~-I!i;- , Piar. of Subcivision SP-2 j02-i~4 ILl /LI-De Jecemcer18, 2CC 7 1 20 Page 2 5. The intersection spacing of 58 m from vVelrus Street is 2 m less than the minimum acceptable spacing, but is acceptable to the City. This situation is better than a 2 m jog at the intersecLon with Goldenridge Road. 6. Lot 27 is to have driveway access to Street A only and not Fairport Road, in order to protect for a future all way stop at the intersection. H:nw 1:ISITEPLANISP2002-04 A23-02.doc /;/ / Lj-C> B <1 2 '1 Clj=c:,~/~.TiO!\~:S 3... Ej\lt:j~C; CJ\J e'Y -3 =:<'./lC,::S =~=j:;I~,i::'; -;\;1'=. i ~. i'vIUj\jICIPAL PRJPERTY & ENG!!'iEERING DIViSiON 1 22 rvl E .'vl 0 RD.,i'J 0 U iVl 'C=' /'::J /t/-cb June 19, 2003 To: Perry Korouyenis Planning Technician From: Richard Holborn, P. Eng. Division Head, Municipal Property & Engineering Subject: Draft Plan of Subdivision SP-2002-04 Zoning By-law Amendment Application A23/02 Anthony Debruin et al (West side of Fairport Road, north of Welrus Street) City of Pickering The Municipal Property & Engineering Division is in receipt of the above noted application. This Division provides the following comments. 1. Waste collection services provided by the City cannot be accommodated unless a temporary turning circle is provided at the terminus of Street "A". This is to be addressed through the draft plan of subdivision. 2. Consideration should be given to the requirement for traffic calming measures in this plan. 3. The traffic report prepared by Gansult has been reviewed. The new intersection meets the minimum requirements for spacing and site distance, and is being designed such that there is no offset with the east leg (Marshall Homes). The design must be able to accommodate either an all way stop or traffic control signals, as well as all utilities. 4. The future lot to be created from Block 32 must have access on Spruce Hill Road and not Welrus Street. Similarly, lot 17 must have access onto Street "AJJ only. 5. Cash in lieu of Parkland will be required. 6. A storm water management report will be requir'ed. ../".... .._.......~...~ i) / ._......... j .1 ..~--~",,"-~" .,/ ~ : \;/ i/ ~ ) ",/ I) '1/ i .,~~. - ,/ /; ~-:v )f!~:!1:fI(th(j i :/;uc::==:::::> _ Ri.~hard Hal b(jtTl , P. Eng. F~H:ds I! I Copy: Director, Operations & Emergen~.-<~ervices Supervisor, Development Control J: \S ITEPLAN\S P2002- 04_ A23-02 .dod un-03 ,/ t-' / Lf~ofj 1\L\P 17 NEIGHBOURIIOOD 7: DUNB.ARION '123 ~ooO "<o.~~:J r~o O<e "":1 I L .""K~;~"'''''''," NEW ROAD C:ONNt~CTIOI'JS (PROPOSt~D) r;:1j(~;j1~ NEIGH80URJ-IOOD BOUNDAHY SYlvlBOLS ~~ COMI~UNITY CfcNTRE LEGEND DETAILED REVIEW AREA b ,,:~'~~~ PLACE OF WOFcSHIP [~ PARI( LANDS f-OR WHICH COUNCIL HAS ADOPTE:D DEVELOPMENT GUIDEUhJES (REFER TO COMPEI'JDIUM DOCUMEl-JT) J L!!TI r:!] pnOPOSED PARK PUBLIC ELErdENTAf~Y SCHOOL @D ~~~MU [--17(-;'0 ~''', ~~ ./1 [EJ [Ill] r4~l l~ CEMETL:RY .../'v- KINGSTON ROAD COfmlDOR DEVELOPMENT GUIDEUI'J,-S (REFER TO COMf'ENDIUM DOCUMCNT) PEDESTRIAN{BICYClE CONNEClION (Pf<OPOSED S~::PARATE ELEMFNTAf\'Y SCHOOL ("m_'~~ fj SEPAF<ATC SEC(Jr..JD^r~Y SCHOOL S[NIOf~ CENH~E F.:lUOUC SECONDARY SCHOOL 1'lf<CHAll .11,(;. ~7{"~ HISTorn::: ViLlAGe lA'NN BOWLING SWIMMING POOL ClTY OF PIC~,[Rn\olr. PLANNING &: DEVELOPMEHr OEPAf\lM[NT DECEMBER, 200~:) ~';:~I~L "j.~~f):\~~~ ~~~ ~~ ~~~t~C~h1 :lcg:J0~2ll~I~t(~~/I~GIHE OlMErt SCHEDULES A.ND HIE leXl. G--------~------------J NOTE: LAND USE DESIGNMIOI,S ^Pf'[N~ ON SCHEDUI E I ,._~_.____.________p,,___'W___'._________'_"';:;-':=;:::::=::.::=-:.:;;:::;:.:.-.=:=:::=~.--=::;=-_-=-~ Plrl:'f'k'I"Ir.: nr-nrlAI PI AN FnlTln"IS" r:hnntp.I' ,ceVfm - Urban Neiahbourhoods 17[3 DUNBARTON NEIGHBOURHOOD DEVELOPMENT & DESIGN GUIDELINES --::. Existing Roads. New Internal Roads Neighbourhood Park Dunbarton Creek General Guidelines . permit only detached · permit only detached · locate on east side of . establ ish natural buffer . establish maximum dwellings dwellings Fairport Road, south of adjacent to the creek dwelling height of 9.0 Bonita Ave, as generally metres (calculated from . require minimum lot . require minimum lot shown on the . consider establishing the average grade at front frontages of 15.0 metres, frontages of 12.0 metres neighbourhood concept pedestrian/bicycle paths, of dwelling) except: plan connected to other paths · consideration will be in neighbourhood (to be · minimize garage 0 on Dunbarton Rd., given to minimum 10.0 . ensure at least 0.5 hectare explored through the projections from front wall where minimum metre lot frontages at the In area review of development of dwellings to ensure frontages may be 12.0 ends of cul-de-sac and appl ications) high quality residential metres; and other significant street . provide opportunity to streetscapes curvatures expand to incorporate . encourage continued 0 on Fairport Rd. north lands at the southeast "renaturalization" of the · permit detached garages in of the creek, where . maintain building setbacks corner of Fairport Road creek valley side or rear yards where minimum frontages consistent with recent and Bonita Ave. appropriate may be 13.5 metres subdivision standards (with larger than (front yard minimums of . integrate with the open · provide sidewalks on at minimum frontages 4.5 metres; side yard space corridor least one side of each encouraged in the minimums of 0.6/1.2 surrounding Dunbarton street vicinity of Bonita Ave.) metres) Creek · on Fairpol1 Road south of . encourage new roads to · consider establishing · discourage reverse frontage lots, except the creek, maintain larger connect with existing pedestrian/bicycle paths, where necessary due to lot depths (approximately streets to minimize dead connected to other paths grading constraints or for 40 metres), and larger ends, in locations as in neighbourhood other technical reasons building setbacks (front generally shown on yard 7.5 metres; side yards neighbourhood concept · encourage preservation 1.5 metres; flankage yard plan and planting of trees 4.5 metres) r-v -+::>- ............... -t......... ~, \Y.) j / /4 - cfj r::/-< FINCH ~J!Tr~nl" ~.l1&'~lJ ' 1- \ ~';^p'i:r<J ol,te=l ~, '. < U\ 1] ~;~ ! filll'l r'~.i . _ :!;i"A i ' I r".1 -~L I ~ III~~\::. ~~^ 1== I- PWUC"'" 'L. .ll"'/l ~ L ~~h:i-' mij' .~Il'I-Iii- :;y <,-- -".I " - 11 _ - ~ ' : iRtMiD :: - ~ HffinW~7IB ~ -i - 1'=~ t::mHlIID = P-- ->..;: - IT ~ t== -~ ~~ ~ 1-1 ~~~ ":.'I 0 i~ ~~~~:>..r ~ I,- ~-:-- ~~\Xt-b1~: 1 7Y ~~ 1= I-- 1'- _ t= t= 1-- [r,1f- -- J;:;f':: III!I I-- 1= -=i 1_-== -- l= !! ~ ) ~ Rj ~:i :=L t;: S:\=== ~ """'....... ~ -- 1=== ~t:= """ ft! ~ ~ r-- ~ &\-==; .X~~~~ ~Ej.-~ --~. ~~~SL~~===i~ rlpU: 1l\1~ .f l~ - 1- ;-..... ~.l~r~ ; ~~~~.~~~f ~~~~ -D[,~=- I~= :ll HUlliJllilJIJ:::1 p: 1J. Q:L1:~.-=- F- f= =~ ~);; ., - >_ J:L =7c _ 1.:1' ~~~IIII.~;JI/. ~~~~ I'-<\TlT[1TIT1TTTO ,\1 i I' ~;:: a< - ~~ :'!i, ,~ ~ ~- ~~ Im1\i~ mlUlJd~ >v II ]It ~ ~' .~ ~ i== r9 ~ I-- DUI,OARTON ~jEIGIIBOUrlHOOD DeVELOPMENT & DCSIGN GUIDELli,ES. NUGHOOURHCOD CONCfTT f'lJ\N !11;';;~.;rn ~6~c.t'..L ()[5IC~ PRECINCT f"~!,~ CONC(PTUAl.. ROAD f'ATTfRr..: [~ PAIr!{ ~ t~~~~:\~i~~ ru~~:~r F~l(:~~~"~:I~"I\) Ej3 oru. SPACE/VALLl~' LANDS ~~~.. WJ...l.I:W/.Y {;Ir.. Dr PICK(RH.G PI.J"-INlrlG !./',ID DE\,"ELOF'tAEh'T [l[Pl. tJ2000 Nol.: Tht! roor! paltlltrn lllufl.lroha;l fJn lho.:. pIon IE conC:17ptuol. Mirl0r ~<:,~Dn. can C1C~_~ilh~~~.-!..:,~_':.'~~,:___~~~r~~.~_~~~~~~~a;_~~.!'~~~ pion ._________________._.____ """'.."'-"."'_~,~_"""""""'_.._.__"'_....,~.,~..",..,...._..........^"""'_.no<>-....~.,.,.,.,~"_~'-_'_',..~""''''_...-..__.-.......-"=___...-"__.......,.~"-.......,._.._''"'....'''__..A_.._...._..._,...'''.._'''~..."..'"'..,-~r"""_...--n"""""'"....... ' 1 2 5 ,-J ~.~ /8 / L./ -(;6' INFORMATION COMPILED FROM APPLICANTS SUBMITTED PLAN - CONCEPTUAL ROAD PATTERN SP 2002-04; A23/02 1 26 -----1 II I I I I I I I I I I I I I FY' \ UNI)..... o C3 TO SP 2005-02 ~ a: fnO^t:T ::r\\~ '/ CRESCENT z w o t'~ ~~ w > ~ o ~ Cf) <l:: ~ w o <l:: I Cf) I I Z ....J 0 ....J i= () I w ~ 0 I () I z I W I 0 I ~ I (9 I Z , I--- :::; , 0 w f/) 0 a.. 0 a.. AJDIT'UI\.IA' J\NDS SUBJECT'" TO A23/ 2 (P 'T "" I nT 'Q no ^', . ," n WT 4 40R-17802) \ \ w o ::> a: (L Cf) LINE " l<v' ~ , , \/ /~ z o i= () w z '(5 I() '0:: :W 'f/) '<l:: :;2; '!:!:! <l:: I f/) o w ~ a.. o 0:: a.. 1\ \ ' \ ' \ ' \ ' \ I --------------_/ I , , , , I I I /' -' \ ~~ \ f~UfiO" , "~" \ \\\\ '~ .\ : ,~\~_..,,'.\ ~ ~~_. .~. ~". /\~'7.. I ,~,{ '/11. · . '. ! " \/ / / ~ II' I ilL l"UfiO 28 ...at ' ! WELRUS STREET -.-. 11 r-n-n--n----n~6-0fp~2~~~~o~~-f-----------------------------------ii i I I ~_u~ o <l:: o a: f- a: o (L a: <i: LL \ : j ~OLDENF /'~ 1 & A23/02 (PART OF LOTS 5, 6 & 10 AND LOTS 7, B & 9, PLAN 820) THIS MAP WAS PRODUCeD BY THe CITY OF PICKeRING, PLANNING &- DeVeLOPMeNT DePARTMeNT, INFORMATION &- SUPPORT SeRVICeS. JANUARY 24. 2008.