HomeMy WebLinkAboutPD 17-10
Cary Report to
Planning & Development
-P J <ERENG Committee
Report Number: PD 17-10
Date: June 7, 2010
From: Neil Carroll
Director, Planning & Development
Subject: Zoning By-law Amendment Application A 3/10
Cosima Daniell
1979 Woodview Avenue
(North Part of Lot 18, Plan 329)
City of Pickering
Recommendation:
1. That Report PD 17-10 of the Director, Planning & Development be received;
2. That Zoning By-law Amendment Application A 3/10 submitted by Gary Daniell on
behalf of Cosima Daniell, to permit four residential lots and conservation uses on
lands being the North Part of Lot 18, Plan 329 be approved;
3. That the draft zoning by-law to implement Zoning By-law Amendment Application
A 3/10, as set out in Appendix I to Report PD 17-10, be forwarded to City Council
for enactment; and
4. Further, that the proposed conditions of approval for the future land severance
application for 1979 Woodview Avenue (North Part of Lot 18, Plan 329) as set out
in Appendix II to Report PD 17-10 be endorsed.
Executive Summary: The applicant proposes to amend the existing "A" - Agriculture
Zone to permit the creation of four lots for detached dwellings with minimum lot
frontages of 15.0 metres on the east side of Woodview Avenue just south of Finch
Avenue (see Location Map and Applicant's Submitted Plan, Attachments #1 & #2). The
proposal, if approved, will facilitate the transfer of a portion of the Townline Provincially
Significant Wetland Complex, and associated buffer lands that is partially located on
the subject lands, into public ownership (see Proposed Lotting Plan, Attachment #3).
The applicant's proposal would realize an infill opportunity in a manner that is
compatible with the surrounding land uses. The proposal is in keeping with the
developing Woodview Avenue streetscape and complies with the intent of the Pickering
Official Plan and the Rouge Park Neighbourhood Plan.
The City's requirements respecting the development of the lands will be addressed
through conditions applied to future land severance applications.
I
Report PD 17-10 June 7, 2010
S#Ject: Cosima Daniell A 3/10 Page 2 16
The draft by-law accompanying this report amends the existing zoning for the
developable portion of the subject lands to a zoning similar to that currently applicable
to abutting properties. The "S1-14" zone category would allow detached dwellings on
the proposed new lots and establish appropriate performance standards. An open
space zoning category would be applied to the Townline Provincially Significant
Wetland Complex and buffer.
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed recommendation.
Sustainability Implications: Staffs review of the proposal indicated that it does not
achieve Level 1 of the City's Sustainable Development Guidelines. However, due to
the infill nature of the project and the need to respect the character of the existing
neighbourhood there is limited opportunity to achieve Level 1. The proposal does
increase the sustainability of the neighbourhood by adding additional density to the
area, taking advantage of existing infrastructure within the City's urban area, and
introducing greater control over the conservation of an existing wetland complex by
bringing it into public ownership.
Further opportunities exist for the builder to consider sustainable options during the
building design and construciton process. The applicant may not necessarily be the
builder.
Background:
1.0 Introduction
Cosima Daniell proposes to redevelop the subject property to permit the
construction of four detached houses fronting onto Woodview Avenue. A vacant
bungalow currently occupies the site. The bungalow will be removed to permit
the construction of the proposed houses.
The site includes lands that contain a portion of the Townline Provincially
Significant Wetland Complex. A Scoped Phase 1 Environmental Impact Study
has been submitted in support of the application.
If the rezoning is approved the owner will apply to the Regional Land Division
Committee for permission to create three additional lots.
2.0 Comments Received
2.1 At the April 6, 2010 Public Information Meeting
(see text of Information Report & Meeting Minutes, Attachments #4 & #5)
No members of the public attended the public information meeting.
Report PD 17-10 June 7, 2010
Subject: Cosima Daniell A 3/10 Page 3
X17
2.2 Written Public Submissions on the application
Correspondence from Michael Fearon of 620 Westney Road - Greenwood
(received on March 29, 2010) indicating concern that the proposed new building
lots may infringe on the wetland complex (see Attachment #6).
2.3 City Department and Agency Comments
Toronto and Region - the Scoped Environmental Impact Study (EIS)
Conservation Authority submitted in support of the application is
satisfactory
- the Wetland Complex and the varying width buffer
must be zoned within a single environmental/open
space zone category (see Attachment #7)
Region of Durham - the property is designated "Living Area"
Planning Department - the southern and eastern portions of the property
are identified as Key Natural Heritage and
Hydrologic Features
- a Stage 1 and 2 Archaeological Assessment report
is recommended to be conducted
- a Phase 1 Environmental Site Assessment is
recommended to be conducted
- a noise impact study is recommended to be
conducted
- servicing is available from the existing municipal
water supply system and sanitary sewer system on
Woodview Avenue
- the proposal does not present any significant
Durham Region Transit or transportation impacts
(see Attachment #8)
Development Control - a development agreement is required to secure all
City requirements, financial and otherwise through
the land severance process
No other agency that provided comment has any objection to the subject
applications.
3.0 Discussion:
3.1 Minimum Lot Frontages of 15.0 metres for Detached Dwellings in this
Neighbourhood are Compatible with the Community and the Rouge Park
Neighbourhood Development Guidelines
The Council adopted Rouge Park Neighbourhood Development Guidelines
which provides guidance on neighbourhood development at a more detailed
level than the Pickering Official Plan, including recommendations on minimum lot
areas and lot frontages.
Report PD 17-10 June 7, 2010
Suhiect: Cosima Daniell A 3/10 Page 4 118
Lot frontages of 15.0 metres are now common to the developed areas of the
Rouge Park Neighbourhood. The proposal meets the requirements of the
Neighbourhood Guidelines and the Environmental Master Servicing Plan.
3.2 Staff have satisfied Michael Fearon's concerns regarding the wetland complex
Staff have been in contact with Michael Fearon and have provided him with
information on the legislated requirements for development of lands involving
identified natural heritage features. Michael Fearon is satisfied that the wetland
complex will be protected through its transfer together with an environmental
buffer to a public authority.
3.3 Municipal Water and Sanitary Services are Available
Four water service, sanitary sewer and storm sewer connections were installed
to the proposed subject properties at the time of the reconstruction and
urbanization of Woodview Avenue.
3.4 By-law to Implement the Staff Recommended Plan
The attached draft by-law and schedule included as Appendix I to this Report,
includes special provisions for the most southerly proposed lot (Lot 4) on the
subject lands. The wetland complex is located closer to Woodview Avenue at
this point in the plan, creating a shallow lot condition due to the buffer area which
is added to the wetland complex. Staff recommend that the rear yard depth
provision for this lot be reduced to 6.0 metres (from 7.5 metres), the front yard
depth be reduced to 4.0 metres (from 4.5 metres), and the maximum lot
coverage be increased to 40 percent (from 38 percent) to permit a house of a
size that will be compatible with the neighbourhood.
Staff note that the new house on the proposed southern lot may be minimally
closer to the street line than the other houses along this section of Woodview
Avenue. A similar condition of a reduced front yard depth exists on a few lots
located just north of Pine Grove Road . A positive effect of the potentially
reduced front yard depth of the house face would be the provision of visual relief
from what otherwise might become an overly regimented streetscape pattern in
this part of Woodview Avenue.
The other lots in the plan would have zone provisions applied to them identical to
the existing lots to the north.
An Open Space Hazard Lands zone is proposed for the wetland complex and
associated buffer. The proposed lots would not extend into the wetland complex
buffer.
Report PD 17-10 June 7, 2010
Subject: Cosima Daniell A 3/10 Page 5
119
3.5 City's Interests to be Addressed Through Conditions of Land Severance
The City's requirements for developing the subject lands will be addressed
through conditions of the future land severance applications. Among other
conditions; the owner will be required to enter into an appropriate development
agreement with the City to address matters typically included in subdivision
agreements such as, but not limited to, reserves, storm sewer servicing, grading,
drainage, architectural design, noise attenuation, tree preservation and
boulevard tree planting, driveway aprons, utilities, fencing, parkland dedication,
contribution to the Rouge Park Neighbourhood Study, securities, insurance, and
downstream cost sharing. The required agreement will be a condition of land
severance.
The proposed conditions of approval for, the future severance application are
outlined in Appendix II of this report.
The owner will also be required to convey the wetland and associated buffer
lands to a public authority as part of the land severance process.
Phase I Environmental Site Assessment
Due to the identification of a large number of motor vehicles on a property
directly adjacent to the subject property, the Region recommends that a Phase I
Environmental Site Assessment be conducted. This report may be prepared and
submitted to the Region of Durham for review and approval as part of the land
severance approval process.
Archaeological Potential
The subject site appears to be less than 300 metres from Petticoat Creek. The
site is therefore identified as having archaeological potential. A Stage 1 and 2
Archaeological Assessment report is recommended to be conducted. The report
may be prepared and submitted to the Region of Durham for review and
approval as part of the land severance approval process.
Noise Impact Study
Due to the property's proximity to Finch Avenue, a noise impact study is
recommended to address noise impacts from road traffic. This report may be
prepared and.submitted to the Region of Durham for review and approval as part
of the land severance approval process.
Tree Preservation & Sediment and Erosion Control
Prior to any development occurring on-site, the following requirements must be
implemented:
1. a sediment and erosion control plan shall be prepared for the site
preparation, construction and post-construction phases;
2. varying wetland buffers for the four lots shall be established for
conveyance to a public authority;
Report PD 17-10 June 7, 2010
Subject: Cosima Daniell A 3/10 Page 612 0
3. a tree preservation plan shall be submitted to and approved by the City
identifying trees to be preserved in the development process;
4. no tree removal or grading activity shall occur in the wetland complex or
associated buffer;
5. a silt and snow fence shall be installed along the buffer line prior to
commencement of any site preparation activities;
6. grading is to be designed to meet existing grades at the buffer line;
7. drainage patterns adjacent to the buffer lands shall be maintained to avoid
a change in soil moisture resulting from the concentration/redirection of
flows.
These recommendations are partially derived from Section 7.0 of the applicant's
Environmental Report, prepared by Niblett Environmental Associated Inc., dated
December 2009.
Architectural Design
Prior to the issuance of any building permits, the owner will be required to
prepare a report to the satisfaction of the Director, Planning & Development,
outlining siting and architectural design objectives for the proposed development
that includes streetscape/architectural guidelines. These guidelines will include
the restriction of garage projections, and lot elevation treatments.
4.0 Applicant's Comments
The owner is aware of the recommendations of this Report.
Appendices:
Appendix I Draft Zoning By-law Amendment and Schedule
Appendix II Conditions of Approval for Proposed Land Severance
Attachments:
1. Location Map
2. Applicant's Submitted Plan
3. Proposed Lotting Plan
4. Text of Information Report
5. Minutes from April 6, 2010 Statutory Public Meeting
6. Resident Comment - Michael Fearon
7. Agency Comments - TRCA Comments
8. Agency Comments - Durham Region Planning Department Comments
Report PD 17-10 June 7, 2010
Subject: Cosima Daniell A 3/10 Page 7 .
121
Prepared By: Approved/Endorsed By:
Isa James! MCIP, RPP N C r I, IP, RPP
Plann_Al tDirector, anning & Development
Ross Pym, MCI IV, RPP
(Acting) Manager, Development Review
IJ:RP:ld
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City C cil
X !lr ~
T o as J. ui R., CM
Chief Administrative Officer
Appendix I to
Report Number PD 17-10
122
Draft Zoning By-law
Amendment Application A 3/10
123 The Corporation of the City of Pickering
By-la
VA
Being a by-law to amend Restricted Area (Zoning) By-law 3036,
as amended by By-law 6537/05, to implement the Official Plan
of the City of Pickering in the Region of Durham, North Part of
Lot 18, Plan 329, City of Pickering. (A 3/10)
Whereas the Council of The Corporation of the City of Pickering deems it desirable to
permit the development of detached residential dwellings on lots with minimum
frontages of 15.0 metres, on the subject lands being North Part of Lot 18, Plan 329, in
the City of Pickering;
And whereas an amendment to By-law 3036, as amended, is therefore deemed
necessary;
Now therefore the Council of The Corporation of the City of Pickering hereby enacts as
follows:
1. Schedule Amendment
Schedule "I" to By-law 6537/05, is hereby amended by adding the North Part of
Lot 18, Plan 329 and by changing the current "A" zoning category to "S1-14" and
"OS-HL".
2. Text Amendment
(1) Section 2. - Area Restricted of By-law 6537/05 is hereby amended by
adding the North Part of Lot 18 to the zone and zoning category "OS-HL"
as follows: _
The provisions of this By-law shall apply to those lands in Lot 16 and the
North Part of Lot 18, Plan 329 in the City of Pickering, categorized "S1-14"
and "OS-HL" on Schedule "I" attached to this By-law.
(2) Section 5. - Provisions of By-law 6537/05 is hereby amended by adding
subclause 5.(1)(b)(x) Exception as follows:
(x) Exception
Despite the zone requirements within Clause 5.(1) (b) of this By-law,
a minimum 4.0 metre front yard depth, a minimum 6.0 metre rear
yard depth, and a maximum lot coverage of 40 percent may be
permitted on the most south-lying lot in the North Part of Lot 18, Plan
329 located within the "S1-14" zone shown as the hatched area on
Schedule "I" to this by-law.
By-law No. xxxx/10 Page 2
(3) A new Section 6. - Provisions is added and existing Sections 6. and 7. 2 4
are accordingly re-numbered as follows:
6. Provisions
1 Uses Permitted ("OS-HL")
No person shall within the lands designated "OS-HL" on
Schedule "I" attached hereto use any lot or erect, alter or use
any building or structure for any purpose except the following:
(a) preservation and conservation of the natural
environment, soil and wildlife;
(b) resource management;
(c) pedestrian trails and walkways;
(2) Zone Requirements ("OS-HL" Zone)
(a) No buildings or structures shall be permitted to be
erected, nor shall the placing or removal of fill be
permitted, except where buildings or structures are used
only for purposes of flood and erosion control, resource
management, or pedestrian trail and walkway purposes.
3. By-law 3036
By-law 3036, as amended by By-law 6537/05 is hereby further amended only to
the extent necessary to give effect to the provisions of this By-law as set out in
Sections 1 and 2 above. Definitions and subject matter not specifically dealt with
in this By-law shall be governed by the relevant provisions of By-law 3036, as
amended.
4. 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 21st day of June, 2010.
David Ryan, M
Debbie Shields, City Clerk
125
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SCHEDULE I TO BY-LAW 6 5.3 7 0 5 "
AMENDED BY BYBY' 11 O
PASSED THIS
DAY OF J u n e 2005
SI
MAYOR VKArl
SIGNED
CLERK
Appendix II to
Report Number PD 17;~M 6
Draft Conditions of Approval for Proposed Land Severance
Amendment Application A 3/10
127
Recommended Conditions of Approval for Proposed Land Severance for lands
being the North Part of Lot 18, Plan 329
The City of Pickering's requirements for the approval of future land severance
applications for the North Part of Lot 18, Plan 329 be subject to the following conditions
of approval being fulfilled to the satisfaction of the City's Director, Planning &
Development, prior to the final clearance of the severances:
1. Submission of a reference plan.
2. That the owner enter into a development agreement with the City to address
matters typically included in subdivision agreements such as, but not limited to,
reserves, storm sewer servicing, grading, drainage, architectural design, noise
attenuation, tree preservation and boulevard tree planting, driveway aprons,
utilities, fencing, parkland dedication, contribution to the Rouge Park
Neighbourhood Study, securities, insurance, and downstream cost sharing.
3. The owner will also be required to convey the wetland and associated buffer
lands to a public authority as part of the land severance process.
4. The owner prepare a report outlining siting and architectural design objectives for
the proposed development.
5. Prior to any development occurring on-site, the following requirements must be
implemented:
1. a sediment and erosion control plan shall be prepared for the site
preparation, construction and post-construction phases;
2. varying wetland buffers for the four lots shall be established for conveyance
to a public authority;
3. a tree preservation plan shall be submitted to and approved by the City
identifying trees to be preserved in the development process;
4. no tree removal or grading activity shall occur in the wetland complex or
associated buffer;
5. a silt and snow fence shall be installed along the buffer line prior to
commencement of any site preparation activities;
6. grading is to be designed to meet existing grades at the buffer line;
7. drainage patterns adjacent to the buffer lands shall be maintained to avoid a
change in soil moisture resulting from the concentration/redirection of flows.
ATTACHMENT TO
REPORT # PD 1-7-10
128
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PROPERTY DESCRIPTION Plan 329, North Part of Lot 18 07\
OWNER C. Daniel DATE FEB. 18, 2010 DRAWN BY JB
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A 03/10
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May 3 2010
ATTACHMENT # 14TO
REPORT # ID---!- -1 Information Report
3 f'tq 00 Report Number: 05-10 _
PICKERING For Public Information Meeting of,
1 V Date: April 6, 2010
In Accordance with the Public Meeting Requirements
of the Planning Act, R.S.O. 1990, chapter P.13
Subject: Zoning By-law Amendment Application A 03/10
Cosima Daniell
1979 Woodview Avenue
(North Part of Lot 18, Plan 329)
City of Pickering
1.0 Property Location and Description
- the subject property is located on the east side of Woodview Avenue, south of
the intersection of Woodview Avenue and Finch Avenue (see Location Map,
Attachment #1);
- the subject property is approximately 0.65 hectare in area;
- a vacant, detached bungalow is currently located on the site;
- a portion of the Townline Provincially Significant Wetland is located on the
south-eastern portion of the lot;
- the wetland also occupies lands to the east and southeast of the subject
property;
- detached houses on lots with varying frontages and depths are located to the
north, west and south.
2.0 Applicant's Proposal
the applicant has requested to amend the zoning by-law to permit four lots
with-a minimum lot frontage of 15.0 metres; (see Applicant's Submitted Plan,
Attachment #2);
the existing detached dwelling will be demolished prior to the redevelopment
of the land;
the applicant has. not submitted land severance applications to the Durham
Region Land Division Committee.
3.0 Official Plan and Zoning
3.1 Durham Regional Official Plan
the Durham Regional Official Plan designates the majority of the subject
property as "Living Areas"; lands in this designation are to be used
predominantly for housing purposes;
ATTACHMENT TO
Information Report-No. 05-10 REPORT # Pa Page 2
1. 32
the provincially significant wetland located on the subject property is
designated "Major Open Space Areas"; the predominant use of lands
designated in the "Major Open Space Areas" is for conservation and
agricultural uses;
the proposal appears to conform to the Durham Region Official Plan;
3.2 Pickering Official Plan
- the City of Pickering Official Plan designates the subject property as "Urban
Residential - Low Density Areas" and "Open Space System - Natural Areas"
within the Rouge Park Neighbourhood;
- "Urban Residential - Low Density Areas" are intended primarily for housing
purposes, while lands within the designation "Open Space System - Natural
Areas" are to be primarily used for conservation, environmental protection,
restoration, education, passive recreation, and similar uses; .
- the Official Plan states that in, order to protect and enhance the character of
'established neighbourhoods such matters as building height, yard setback, lot
coverage, access to sunlight, parking provisions and traffic implications
should be considered;
- the City has adopted the Rouge Park Neighbourhood Development
Guidelines (RPNDG) that apply to the subject lands (see Section 3.3);
- the proposal appears to conform with the policies of the Official Plan;
3.3 Rouge Park Neighbourhood Development Guidelines (RPNDG)
- in the RPNDG the Townline Provincially Significant Wetland are located on
and adjacent to the subject property;
- the development proposed is located on lands delineated as the developable
areas shown on the tertiary plan included in the Guidelines;
- the Guidelines state that where appropriate, the conveyance of significant
environmental features and their buffers to the City or other public agency
may be required as a condition of development approval;
- the Rouge Park Neighbourhood Environmental Master Servicing Plan
(EMSP), being a companion document to the RPNDG, has been endorsed by
City Council;
- the EMSP outlines specific issues that are to be evaluated in the preparation
of environmental reports submitted in support of proposed development in the
area;
- the EMSP identifies the provincially significant wetland on and adjacent to the
subject property as having woodland and open pools for breeding
amphibians, fish habitat, riparian corridor and potential for area-sensitive
breeding birds;
- the EMSP identifies potential negative impacts of residential development on
the quality of the natural area;
- the EMSP recommends that buffers between the features and the
developable area be in public ownership and building setbacks be privately
owned;
i
ATTACHMENT # TO
Information Report No. 05-10 REPORT # PO_ 7-I Page 3
133
3.4 Zoning By-law 3036
- the subject property is zoned "A" - Agricultural Zone;
- the current agricultural zoning uses and related performance standards are
now considered inappropriate for this area as it has transitioned into a
residential neighbourhood;
- an amendment to the existing zoning by-law is required to allow for land
severances creating four lots with a minimum lot frontage of 15.0 metres and
neighbourhood-appropriate setbacks, coverage and building heights.
4.0 Results of Circulation
4.1 Resident Comments
- none received to date;
4.2 Agency Comments
none received to date;
4.3 City Department Comments
- none received to date;
4.4 Staff Comments
- in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
• the applicant's submitted plan does not include the buffer distances
recommended by the Scoped Environmental Impact Study; the limits of
the buffer must be identified on the plan;
• the Scoped Environmental Impact Study states that the buffer lands can
be included in the rear yard setbacks of the proposed lots whereas the
buffers must be conveyed into public ownership along with the provincially
significant wetland;
• the buffer widths proposed in the Scoped Environmental Impact Study
must be reviewed and determined to be appropriate by the Toronto and
Region Conservation Authority (TRCA) or be revised to meet TRCA's
requirements;
• determination that the proposal meets the requirements of the
Neighbourhood Guidelines and the Environmental Master Servicing Plan;
• determination of an appropriate zone category including minimum
setbacks, and maximum coverage and height provisions to ensure that the
resultant development will be in keeping with the character of the
neighbourhood;
• consideration of comments from neighbouring residents;
• evaluation of the vegetation that may be lost through the redevelopment of
the lands; and
• evaluation of the application in terms of its level of sustainable
development components.
ATTACHMENT #~TO
Information Report No. 05-10 REPORT # PD l7-ID Page 4
134
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 to a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Council or a Committee of Council;
- any member of the public who wishes to reserve the option to appeal
Council's decision, must provide comments to the City before Council adopts
any by-law for this proposal;
- any member of the public who wishes to be notified of Council's decision
regarding this proposal, must request such in writing to the City Clerk.
6.0 Other Information
6.1 Appendix No.
- - list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the applications at the time of writing
this report;
6.2 Information Received
copies of the plans and studies listed below are available for viewing at the
offices of the City of Pickering Planning & Development Department;
• Lotting Plan
• Planning Justification Letter prepared by applicant
• Sustainable Development Statement prepared by applicant
• Scoped Environmental Impact Study, dated December 2009, prepared by
Niblett Environmental Associates Inc.
6.3 Company Principal
- the owner of the subject property is Cosima Daniell;
- the applicant is Gary Daniell.
ORIGINAL SIGN M Bl ORIGINAL SIGNM B
Isa James Ross Pym, MCIP, RPP
Planner II (Acting) Manager, Development Review
IJ:jf
Attachments
Copy: Director, Planning & Development
ATTACHMENT TO
REPOPI # PD ~~-III
Appendix No. I to
135 Information Report No. 05-10
Commenting Residents and Landowners
(1) none received to date
Commenting Agencies
(1) none received to date
Commenting City Departments
(1) none received to date
i
ATTACHMENT #-,'-)TO
REPORT # PR_ Q-10 Excerpts from 136
City dfi Planning & Development
i~
Committee Meeting Minutes
Tuesday, April 6, 2010
7:30 pm - Council Chambers
Chair: Councillor Pickles
(II) PART `A' INFORMATION REPORTS
2. Zoning By-law Amendment Application A 03/10
Cosima Daniell
1979 Woodview Avenue
North Part of Lot 18, Plan 329
City of Pickering
A public information meeting was held under the Planning Act, for the purpose of
informing the public with respect to the above noted application.
Ross Pym, (Acting) Manager, Development Review gave an outline of the
requirements for a Statutory Meeting under the Planning Act. He also noted that
if a person or public body does not make oral or written submissions to the City
before the 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.
Isa James, Planner II, gave an overview of zoning amendment application A
03/10.
No members of the public were in attendance at the public information meeting
to speak in support or opposition to the application.
i
1
ATTACHP,4ENT # TO
1 3 7 REPGRy # PD 13_10
From: Mike Fearon [mailto:mfearon@media-vision.ca] '
Sent: March 29, 2010 5:43 PM
To: James, Isa
Subject: A 03/10
Importance: High
Good afternoon.
I am responding to the info I received in the mail about the proposed zoning amendment.
To whom it may concern; I find it apprehensible that a detailed development would even be
considered by The City, when the aforementioned infringes into MINISTRY OF NATURAL RESOURCES
noted wetlands.
With what we all know about the absolute necessity of wetlands, how could this application even be
considered?
Is the city Of Pickering not aware that wetlands are no longer swamps, and that every last one that
remains, deserves preservation?
If the construction on these 4 lots forges ahead, please MAKE SURE that the Wetland areas they
contained are not disturbed in any way, shape or form.
Please respond.
Michael Fearon.
3620 Westney Road
Greenwood
Ontario.
Office: 416-298-3407 Direct
Long Distance: 877-667-7377
Cell: 416 525 8209
Fax: 416-298-1797
ATTACHIUENT # 7
To
TORONTO AND REGION, REPORT # PD I - I o 138
onservation
for The Living City
April 21, 2010 CFN 43477.02
DELIVERED BY HAND AND EMAIL (iiames(-cityofpickering.com)
Ms. Isa James
City of Pickering
1 The Esplanade
Pickering ON L1V 6K7
Dear Ms. James:
Re: Zoning By-law Amendment Application A 03110
North Part of Lot 18, Plan 329 on lands municipally known as 1979 Woodvie.w Ave.
(Cosima Daniell and Gary Daniell)
Staff at the Toronto and Region Conservation Authority (TRCA) have now had an opportunity to review the
application captioned above. In the past we have participated in previous on-site staking- exercises and
pre-consultation meetings with respect to the subject.lands. Our review of the application has focused
upon the presence of the Provincially Significant Townline Swamp Wetland Complex on the subject lands
and potential adverse environmental impacts to the wetland complex associated with the proposed
amendment application. A Scoped Environmental Impact Study (EIS), prepared by Niblett Environmental
Associates Inc., dated December 2009 has been prepared in support of the application and is satisfactory
to TRCA staff:
Purpose of the Application
We understand that the purpose of the application is to amend the existing zoning designation of "A" -
Agriculture established by Zoning By-law 3036 to permit four 15 metre wide residential lots. The
amendment is required in order to facilitate a future land division. application.
Zoning Designation for Environmental Buffer Areas
The EIS recommends that environmental buffers to the wetland be established with widths that vary from
5 to 30 metres. We are satisfied with this recommendation, however we request that the buffer lands be
designated within an appropriate zoning designation to implement the Open Space System - Natural
Areas designation in the Pickering Official Plan.
In addition, the proposed lots should not extend into the recommended environmental buffer areas. As
part of a the future land division application, TRCA staff will request that the environmental buffer areas
and wetland be contained within a single environmental block.
Recommendation
Subject to the placement of the environmental buffer areas within an environmental/open space zoning
designation, we have no objection to the application.
Yours truly,
Chris Jones, MC , ~RPP
Senior Planner, Planning and Development
Extension 5718
cc: Steve Heuchert, TRCA (via email only: sheuchert@trca.on.ca)
F:\Home\Public\Development Services\Durham Region\Pickering\1979 Woodview_1.wpd
Member of Conservation Ontario
R~5 Shoreham Drive, Downsview, Ontario M3xN 1S4 (416) 661-6600 FAX 661-6898 www.trca.on.ca
ATTACHMENT #__8_T0 r
139 REPOR1 # PD- I
1 r ~l
D
May 7, 2010 ~
2010
CIIT F PICKS Y NG
. iaLJINE fit t-. Dc!VELOPIUI'-NF
1.r TN1ENT
Isa James, Planner II
Planning & Development Department
City of Pickering
The Regional One The Esplanade
Municipality Pickering ON L1V 6K7
of Durham
Planning Department Dear Ms. James:
605 ROSSLAND ROAD E Re: Zoning Amendment Application A03/10
4T" FLOOR Applicant: Cosima Daniell
PO BOX 623
WHITBY ON Li N 6A3 Location: 1979 Woodview Avenue
CANADA Lot 34, Concession 1
905-668-7711 Municipality: City of Pickering
Fax: 905-666-6208
Email: planning@durham.ca
The Regional Municipality of Durham (The Region) has reviewed the above noted
www.durham.ca application and offers the following comments for your consideration.
A.L. Georgieff, MCIP, RPP
Commissioner of Planning The purpose of this application is to amend the zoning by-law on the subject lands
to permit four lots with a minimum lot frontage of 15 metres. The subject property is
currently zoned W- Agricultural Zone.
Regional Official Plan
The subject property is currently designated 'Living Area' in the Durham Regional
Official Plan (ROP). Living Areas are to be used predominantly for housing
purposes.
The southern and eastern portions of the subject property are identified as Key
Natural Heritage and Hydrologic Features on Schedule 'B' Map B1d of the ROP.
A scoped Environmental Impact Study (EIS), dated December 2009, was submitted
on behalf of this application by Niblett Environmental Associates, which
recommended buffer widths of five (5) and thirty (30) metres between the proposed
lots and the wetland. Please have regard to the forthcoming comments by the
Toronto and Region Conservation Authority concerning this EIS.
Provincial Interests and Delegated Review Responsibilities
Site Contamination
Although the site screening questionnaire submitted by the applicant did not
indicate any site contamination on this or adjacent sites, April 2008
orthophotography of the area illustrates that there are a large number of
automobiles on an adjacent site to the northeast of the subject property with the
civic address of 169 Finch Avenue, Pickering. A Phase I Environmental Site
"Assessment (ESA) is recommended to be conducted.
"Service Excellence
for, our Cor»niUnities"
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ATTACHMENT # g TO O
REPORT # PD~Q
Page 2
Archaeological Potential
Archaeological potential has been identified as the subject site appears to be less
than 300 metres from Petticoat Creek. A Stage 1 and 2 Archaeological Assessment
report is recommended to be conducted.
Road Noise
The subject property is within 300 metres of Finch Avenue, which is designated a
Type 'C' arterial road and as such, we recommend that a noise impact study be
conducted.
Regional Services
Municipal water supply and sanitary sewer have been provided for under a
previous development immediately north of the subject property. Any
requirements of the Region concerning the provision of Regional services
associated with the development of this property, financial and otherwise, will be
addressed at the time of the Land Division application.
Durham Region Transit & Transportation
The proposal does not present any. significant Durham Region. Transit or
transportation impacts.
Please contact me at 905.668.4113 ext. 2571 should you have any questions or
require additional information.
Yours truly,
A
K
f'rWVannitha Chanthavong, MCIP, RPP
Planner
Current Planning
:dp
cc: Regional Works Department - Pete Castellan
I