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HomeMy WebLinkAboutApril 6, 2021 Planning & Development Committee Meeting Agenda April 6, 2021 Electronic Meeting – 7:00 pm Chair: Councillor Brenner Due to COVID-19 and the Premier’s Emergency Orders to limit gatherings and maintain physical distancing, the City of Pickering continues to hold electronic Council and Committee Meetings. Members of the public may observe the meeting proceedings by viewing the livestream. A recording of the meeting will also be available on the City’s website following the meeting. Page 1. Roll Call 2. Disclosure of Interest 3. Statutory Public Meetings Statutory Public Meetings are held to receive input and feedback on certain types of planning applications. Due to the need to hold electronic meetings during the COVID-19 pandemic, members of the public who wish to address the Planning & Development Committee for any matters listed under Statutory Public Meetings may do so via an audio connection into the electronic meeting. To register as a delegate, visit www.pickering.ca/delegation and complete the on-line del egation form or email clerks@pickering.ca by 12:00 noon on the business day prior to the meeting. Please ensure that you provide the telephone number you wish to be called at so that you can be connected via audio when it is your turn to make a delegation. Please be advised that your name and address will appear in the public record and will be posted on the City’s website as part of the meeting minutes. 3.1 Information Report No. 07-21 1 Revised Zoning By-law Amendment Application A 12/17 (R) Draft Plan o f Subdivision SP-2020-03 Draft Plan of Condominium CP-2020-03 Brock Dersan Developments Inc. Southwest corner of Brock Road and Dersan Street (2540 and 2550 B rock Road) 3.2 Information Report No. 08-21 19 Zoning By-law Amendment Application A 04/21 City Initiated Amendment to Seaton Zoning By-law 7364/14 Corner Rounding Zoning Provisions For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca Planning & Development Committee Meeting Agenda April 6, 2021 Electronic Meeting – 7:00 pm Chair: Councillor Brenner 4. Delegations Due to COVID-19 and the Premier’s Emergency Orders to limit gatherings and maintain physical distancing, members of the public looking to provide a verbal delegation to Members of the Planning & Development Committee for any matters listed under Planning and Development Reports, may do so via an audio connection into the electronic meeting. To register as a delegate, visit www.pickering.ca/delegation, and complete the on -line d elegation form or email clerks@pickering.ca. Persons who wish to speak to an item that is on the agenda must register by 12:00 noon on the last business day before the meeting. All delegations for items not listed on the agenda shall register ten (10) days prior to the meeting date. The list of delegates who have registered to speak will be called upon one by one by the Chair and invited to join the meeting via audio connection. A maximum of 10 minutes shall be allotted for each delegation. Please ensure you provide the phone number that you wish to be contacted on. Please be advised that your name and address will appear in the public record and will be posted on the City’s website as part of the meeting minutes. 4.1 Martin Lavoie Re: Report PLN 17-21 Draft Plan of Subdivision Application SP-2019-03 Draft Plan of Condominium Application CP-2019-04 Zoning By-law Amendment Application A 13/19 10046043 Canada Inc. & C. Wang Lots 14, 29 and 30, Part of Lots 22 to 26 Plan 818, Part 4 of 40R-29018, Part 1 of 40R-29545, Part 2 of 40R-30489 and Part 1 of 40R-30492 (1950 and 1952 Fairport Road) 5. Planning & Development Reports 5.1 Director, Corporate Services & City Solicitor, Report LEG 04-21 23 Orchard Ridge (Pickering) G.P. Inc. – Plan of Subdivision 40M-2536 - Final Assumption of Plan of Subdivision - Lots 1 to 51, Blocks 52 and 53, Plan 40M-2536 Recommendation: For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca 1. That Cliffview Road within Plan 40M-2536 be assumed for public use; 2. That works and services required by the Subdivision Agreement within Plan 40M-2536, which are constructed, installed or located on lands dedicated to, or owned by the City, or on lands lying immediately adjacent thereto, including lands that are subject to easements transferred to the City, be accepted and assumed for maintenance; 3. That Orchard Ridge (Pickering) G.P. Inc. be released from the provisions of the Subdivision Agreement and any amendments thereto relating to Plan 40M-2536; and, 4. That the appropriate City of Pickering officials be authorized to take the actions necessary to implement the recommendations in this report. 5.2 Director, City Development & CBO, Report PLN 16-21 26 Draft Plan o f Subdivision Application SP-2015-03 (R) Zoning By-law Amendment Application A 05/15 (R) Seaton TFPM Inc. Part Lots 17 to 19, Concession 4, Part Lots 17 to 21, Concession 5 Seaton Community Recommendation: 1. That Draft Plan of Subdivision Application SP-2015-03 (R), submitted by Seaton TFPM Inc. on lands being Part Lots 17 to 19, Concession 4, Part Lots 17 to 21, Concession 5, to establish a residential plan of subdivision on the Phase 1A lands consisting of 246 detached dwellings, 92 street townhouses and 15 rear lane townhouses for a total of 353 dwelling units, as shown on Attachment #3 to Report PLN 16-21, and the implementing conditions of approval, as set out in Appendix I, be endorsed; and, 2. That Zoning By-law Amendment Application A 05/15 (R), submitted by Seaton TFPM Inc., to implement Phase 1A of Draft Plan of Subdivision SP-2015-03(R) on lands being Part Lots 17 to 19, Concession 4, Part Lots 17 to 21, Concession 5, be endorsed subject to the provisions contained in Appendix II to Report PLN 16- Planning & Development Committee Meeting Agenda April 6, 2021 Electronic Meeting – 7:00 pm Chair: Councillor Brenner For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca Planning & Development Committee Meeting Agenda April 6, 2021 Electronic Meeting – 7:00 pm Chair: Councillor Brenner 21, and that staff be authorized to finalize and forward an implementing Zoning By-law to Council for enactment. 5.3 Director, City Development & CBO, Report PLN 17-21 60 Draft Plan o f Subdivision Application SP-2019-03 Draft Plan of Condominium Application CP-2019-04 Zoning By-law Amendment Application A 13/19 10046043 Canada Inc. & C. Wang Lots 14, 29 and 30, Part of Lots 22 to 26 Plan 818, Part 4 of 40R-29018, Part 1 of 40R-29545, Part 2 of 40R-30489 and Part 1 of 40R-30492 (1950 and 1952 Fairport Road) Recommendation: 1. That Zoning By-law Amendment Application A 13/19, submitted by 10046043 Canada Inc. and C. Wang, to facilitate a residential common element condominium development consisting o f 27 detached dwellings and 3 lots for detached dwellings fronting Fairport Road, on lands located on the west side of Fairport Road, south of Taplin Drive, be approved and that the draft Zoning By-law Amendment as set out in Appendix I to Report PLN 17-21 be finalized and forwarded to Council; and, 2. That Draft Plan of Subdivision Application SP-2019-03, submitted by 10046043 Canada Inc. and C. Wang, to establish 3 lots for detached dwellings fronting Fairport Road, a single development block to permit a residential common element condominium, an open space block, a road widening, and 2 blocks for future development, as shown on Attachment #4 to Report PLN 17-21, and the implementing conditions of approval, as set out in Appendix II, be endorsed. 5.5 Director, City Development & CBO, Report PLN 18-21 101 Zoning By-law Amendment Application A 03/21 City Initiated Part of Lot 18, Concession 9 S, Part of Lot 2, Plan 12 (5015 Brock Road) Recommendation: For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca Planning & Development Committee Meeting Agenda April 6, 2021 Electronic Meeting – 7:00 pm Chair: Councillor Brenner For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca That City Initiated Zoning By-law Amendment Application A 03/21 to amend By-law 3037, as amended by By-law 6640/06, to zone lands municipally known as 5015 Brock Road from “Oak Ridges Moraine – General Commercial (ORM-C2)” Zone to “ORM-C2-1” Zone restoring the residential use rights of a maximum of 4 dwelling units, be endorsed, and that the draft Zoning By-law Amendment as set out in Appendix I to Report PLN18-21 be finalized and forwarded to Council. 5.6 Director, City Development & CBO, Report PLN 19-21 110 Official Plan Amendment OPA 20-005/P Zoning By-law Amendment Application A 09/20 Mattamy (Seaton) Limited Part of Lots 25 and 26, Concession 3, Now Parts 1 and 2, 40R-24268 and Part of Lot 3, 40R-29614 (1034 Reflection Place) - REVISED Recommendation: 1. That Official Plan Amendment Application OPA 20-005/P, submitted by Mattamy (Seaton) Limited, to reduce the minimum net residential density from 203 to 70 units per net hectare for the lands located on the southwest corner of Taunton Road and Sapphire Drive to allow a residential condominium development to be approved, and that the draft by-law to adopt Amendment 42 to the Pickering Official Plan as set out in Appendix I to Report PLN 19-21 be forwarded to Council for enactment; and, 2. That Zoning By-law Amendment Application A 09/20, submitted by Mattamy (Seaton) Limited, to permit a residential condominium development, be approved, and that the draft Zoning By-law Amendment as set out in Appendix II to Report PLN 19-21 be forwarded to Council. 6. Other Business 7. Adjournment Information Report to Planning & Development Committee Report Number: 07-21 Date: April 6, 2021 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Revised Zoning By-law Amendment Application A 12/17 (R) Draft Plan of Subdivision SP-2020-03 Draft Plan of Condominium CP-2020-03 Brock Dersan Developments Inc. Southwest corner of Brock Road and Dersan Street (2540 and 2550 Brock Road) 1.Purpose of this Report The purpose of this report is to provide preliminary information regarding a revised application for Zoning By-law Amendment, and new applications for Draft Plan of Subdivision and Draft Plan of Condominium, submitted by Brock Dersan Developments Inc., to facilitate a residential condominium development. This report contains general information on the applicable Official Plan and other related policies and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the revised proposal. The Planning & Development Committee will hear public delegations on the applications, ask questions of clarification and identify any planning issues. This report is for information and no decision on these applications are being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2.Property Location and Description The subject lands are located at the southwest corner of Brock Road and Dersan Street within the Duffin Heights Neighbourhood (see Location Map, Attachment #1). The subject lands comprise 3 properties, having a combined area of approximately 2.56 hectares, with approximately 143 metres of frontage along Brock Road, approximately 195 metres of frontage along Dersan Street and approximately 153 metres of frontage along Four Seasons Lane. The northwest corner of the subject property includes a hydro easement in favour of Hydro One. The site is currently occupied by a temporary sales office trailer, and the remaining lands are vacant with clusters of trees on the westerly portion of the subject lands that are proposed to be removed to accommodate the development (see Air Photo Map, Attachment #2). Surrounding land uses include: North: Across Dersan Street, a 4-storey medical office building (Jerry Coughlan Health & Wellness Centre) is currently under construction; an existing municipal pumping station and further north is the Devi Mandir. - 1 - Information Report No. 07-21 Page 2 East: Across Brock Road, Duffin Meadows Cemetery. South: A residential condominium development currently under construction by Madison Homes consisting of stacked and traditional townhouse units. West: Across Four Seasons Lane, lands are currently vacant; a zoning by-law amendment and draft plan of subdivision approval were approved by the Local Planning Appeal Tribunal (LPAT) for a residential condominium development, submitted by 9004827 Canada Inc. (Stonepay), consisting of stacked and back-to-back townhouse units, a village green and stormwater management pond. Site Plan approval has been issued for Phase 1, which is located south of Palmers Sawmill Road. 3. Background In 2017, Brock Dersan Developments Inc. applied for a zoning by-law amendment to facilitate a phased residential condominium development consisting of 411 units. The proposal included 2 apartment buildings having building heights of 12 and 14-storeys and containing a total of 176 apartment units; 224 back-to-back stacked townhouse units; and 11 townhouse units. The applicant proposed to utilize the Bonus Zoning provisions of the City’s Official Plan to increase the maximum permitted density beyond what is allowed by the Official Plan, from 140 units per net hectare to 162 units per net hectare, in exchange for the provision of a community benefit under Section 37 of the Planning Act. A Statutory Public meeting was held on May 7, 2018. No residents expressed concerns with the proposal at the meeting. The following is a list of key concerns/comments that were raised by the Committee: • encouraged the applicant to provide a variety of housing types, including affordable and accessible units and unit types that are designed for seniors; • requested that buildings be designed to ensure a maximum amount of sunlight is provided to the outdoor amenity areas; and • requested that the proposed Four Seasons Lane vehicular access be coordinated with the new street west of the development and that a four-way stop sign be installed to allow for safe pedestrian access to the future village green located west of the subject lands. In response to comments received from City departments, external agencies and the Planning & Development Committee, the applicant revised their proposal in April 2019 (see Previous Conceptual Site Plan (2019), Attachment #3, and Previous Conceptual Rendering (2019), Figure 1 on the next page). The revisions included: • reducing the total number of units from 411 units to 394 units; • increasing the total number of apartment units from 179 units to 194 units, and increasing the heights of the building from 12 and 14-storeys to 14 and 16-storeys; • reducing the number of back-to-back stacked townhouse units from 224 units to 156 units; • increasing traditional townhouse units from 11 units to 14 units; and • introducing 30 stacked townhouse units. - 2 - Information Report No. 07-21 Page 3 Figure 1: Previous Conceptual Rendering (2019) 4. Applicant’s Revised Proposal On November 23, 2020, the applicant submitted a revised zoning by-law amendment application accompanied by a new application for a draft plan of subdivision and draft plan of condominium application to facilitate a residential condominium development containing a total of 204 townhouse units (see Submitted Conceptual Site Plan (2020), Attachment #4 and Figure 2 below). The applicant has advised that given the changes in the market conditions, the original proposal was not feasible, and therefore a revised proposal was submitted. This revised proposal no longer includes a request to utilize the Bonus Zoning provisions of the City’s Official Plan to increase the maximum permitted density beyond what is allowed by the Official Plan, in exchange for the provision of a community benefit under Section 37 of the Planning Act. The revised proposal, as shown in Figure 2 below, includes: • 68 back-to-back stacked townhouse units (4-storeys in height) located within Blocks 1 and 2 fronting Brock Road; • 16 traditional townhouse units (3-storeys in height) located within Blocks 3 and 4 fronting an internal private condominium road and abutting the approved development to the south currently under construction by Madison Homes; • 55 rear lane townhouse units (3-storeys in height) located within Blocks 5, 6, 7, 8, 13 and 14 fronting Dersan Street, Four Seasons Lane and the internal private condominium road; and • 65 stacked townhouse units (3-storeys in height) located within Blocks 9, 10, 11 and 12 fronting an interior walkway. - 3 - Information Report No. 07-21 Page 4 See Attachment #5 for sample building elevations for the various building types. Vehicular access to the development is proposed from Dersan Street and Four Seasons Lane. The driveway access from Four Seasons Lane has been designed to align with the future road located west of the lands, which is planned to serve the Stonepay development, including the future village green. Figure 2: Submitted Conceptual Site Plan (2020) The applicant has designed the development to allow for municipal waste collection (curbside waste collection) for the traditional, rear lane and stacked townhouse units. It is proposed that the back-to-back stacked townhouse units (Blocks 1 and 2) will have private garbage collection using a molok system. - 4 - Information Report No. 07-21 Page 5 In support of the proposal, the applicant is requesting the following resident parking ratios: Housing Type Proposed Parking Ratio and Location Number of Units Minimum Number of Resident Parking Spaces proposed Back-to-back Stacked Townhouses Blocks 1 and 2 1.0 parking space per unit located within the underground parking structure 68 68 parking spaces Townhouses (Traditional) Blocks 3 and 4 2.0 parking spaces per unit located in an interior garage and the driveway 16 32 parking spaces Townhouses (Rear lane) Blocks 5, 6, 7, 8, 13 and 14 2.0 parking spaces per unit both spaces located within an interior garage and driveway parking proposed 55 110 parking spaces Stacked Townhouses Blocks 9, 10, 11 and 12 2.0 parking spaces per unit both located in an interior garage (additional parking spaces are proposed to be located on the driveway of some of the stacked townhouse units where the length of the driveway permits) 65 65 parking spaces Total Minimum Resident Parking Spaces Proposed 275 parking spaces Surface visitor parking spaces are provided throughout the site and within the portion of the property constrained by a Hydro One easement located at the northwest corner of the site. The applicant is proposing a visitor parking ratio of a minimum of 0.2 parking spaces per unit for a minimum of 41 visitor parking spaces. The conceptual plan identifies a total of 49 visitor spaces. Illustrated on Figure 2 above is a 643 square metres central outdoor private amenity area located between Blocks 11 and 12. This space is connected to an internal pedestrian pathway network that connects to Brock Road, Dersan Street and Four Seasons Lane. Also, the application is proposing a 433 square metres landscaped gateway entry feature at the intersection of Brock Road and Dersan Street. The applicant has also submitted applications for a draft plan of subdivision and a draft plan of condominium. The draft plan of subdivision is to create 3 blocks and has been prepared to generally reflect the composition of the condominium structure (see Submitted Draft Plan of Subdivision, Attachment #6). The proposed development will consist of multiple condominium corporations. The tenure within Blocks 1 and 2 will be a standard condominium and the tenure within Block 3 will be a common element condominium. It is contemplated that the private roads, outdoor amenity areas, internal walkways, community mailboxes, water meter room, and visitor parking areas will be contained within the common element - 5 - Information Report No. 07-21 Page 6 (Block 3). Reciprocal easements will be established by providing access over these elements for the standard condominiums to Dersan Street and Four Seasons Lane. A mutual use and cost-sharing arrangement will be established for all the condominiums to ensure an equitable arrangement regarding the use, long-term care, and maintenance of the common elements (see Submitted Draft Plan of Condominium, Attachment #7). Further applications for a draft plan of condominium (standard condominiums) will be submitted at a later date specifically for the back-to-back stacked townhouses and stacked townhouses within Blocks 1 and 2 of the draft plan of subdivision. The development will be subject to site plan approval. 5. Policy Framework 5.1 Durham Regional Official Plan The subject lands are designated as “Living Areas” with a “Regional Corridor” overlay in the Durham Regional Official Plan. Lands within this designation are predominately intended for housing purposes. In addition, limited office development and limited retailing of goods and services, in appropriate locations, as components of mixed-use developments, are permitted. In the consideration of development proposals, regard shall be had to achieving a compact urban form, including intensive residential, office, retail and service, and mixed uses along arterial roads, in conjunction with present and potential transit facilities. Regional Corridors shall be planned and developed in accordance with the underlying land use designation, as higher-density mixed-use areas, supporting higher-order transit services and pedestrian-oriented design. Regional Corridors are intended to support an overall, long-term density target of at least 60 residential units per gross hectare and a floor space index of 2.5, with a wide variety of building forms, generally mid-rise in height, with some higher buildings, as detailed in municipal official plans. 5.2 Pickering Official Plan The subject lands are located within the Duffin Heights Neighbourhood and are designated “Mixed Use Areas – Mixed Corridors”. Mixed Use Areas are recognized as lands that have or are intended to have the widest variety of uses and highest levels of activity in the City. The Mixed Corridors designation is intended primarily for residential, retail, community, cultural and recreational uses at a scale serving the community. Minimum and maximum residential densities are established for Mixed Corridors. The permitted density range for lands within this designation is over 30 units and up to and including 140 units per net hectare and a maximum Floor Space Index (FSI) of up to and including 2.5 FSI. The proposed townhouse development is consistent with the permissions for residential uses within the Mixed Corridor designation, and the proposed density of 79.7 units per hectare and 1.05 FSI conforms to the provisions of the City’s Official Plan. - 6 - Information Report No. 07-21 Page 7 5.3 Duffin Heights Neighbourhood Policies Policies for the Mixed Use Areas – Mixed Corridors designation in this neighbourhood require the following: • new development to provide a strong and identifiable urban image by establishing buildings closer to the street, providing safe and convenient pedestrian access and requiring all buildings to be multi-storey; • require higher intensity multi-unit housing forms on lands adjacent to Brock Road and restrict grade related residential development to lands adjacent to collector or local roads; and • the development of future roads adjacent to the Mixed Corridor designation on both sides of Brock Road to provide alternative access and potential transit routes. The subject lands are located at the intersection of Brock Road and Dersan Street, which has been identified as a Focal Point within the Duffin Heights Neighbourhood. Development within Focal Points is to contribute to the prominence of the intersection by requiring: • initial development on each property to occur at the corner of the intersection; • the inclusion of appropriate provisions in the implementing zoning by-law to address such matters as the location and extent of build-to-zones, mix of permitted uses, and required building articulation; • the use of other site development features such as building design, building material, architectural features or structures, landscaping, public art and public realm enhancements such as squares or landscaped seating areas to help achieve focal point prominence; and • all buildings to be a minimum of 3 functional storeys with 4-storey massing. The Duffin Heights Neighbourhood Policies also require landowners to: • submit a Functional Servicing and Stormwater Management Report that demonstrates how the proposal is consistent with the Duffin Heights Environmental Servicing Plan to the satisfaction of the Region, City and the Toronto and Region Conservation Authority; and • become a party to the cost-sharing agreement for Duffin Heights or receive an acknowledgement from the Trustee of the Duffin Heights Landowners Group Inc. that the benefitting landowner has made satisfactory arrangements to pay its proportion of the shared development cost. The applications will be assessed against the Duffin Heights Neighbourhood policies and provisions of the Pickering Official Plan during the further processing of the applications. 5.4 Duffin Heights Neighbourhood Development Guidelines The Duffin Heights Neighbourhood Development Guidelines intend to further the objectives of the Official Plan and to achieve the following design objectives for the neighbourhood: • to create a streetscape that is attractive, safe and encourages social interaction within the neighbourhood; • to establish a central focus to the neighbourhood which is safe, lively and attractive; and • to provide a diversity of uses to support neighbourhood and City functions. - 7 - Information Report No. 07-21 Page 8 The subject lands are delineated as Brock Road Streetscape on the Tertiary Plan, which encourages higher density, mid-rise and mixed-use buildings with a high level of architectural quality. The Tertiary Plan also identifies the intersection of Brock Road and Dersan Street as a focal point that will require special design considerations through the use of appropriate building heights, massing, architectural features and landscaping to establish a prominent image at these intersections. The guidelines for lands within the Brock Road Streetscape include the following requirements: • properties fronting Brock Road shall be required to provide a built form across a minimum of 60 percent of the lot frontage; • all primary frontages of buildings shall front Brock Road and provide pedestrian access directly to the sidewalk and multi-use trail along Brock Road; and • large walls visible from Brock Road shall be articulated through various treatments such as offsets in massing; blank façades will not be permitted facing Brock Road or any street. The application will be assessed against the Duffin Heights Neighbourhood Guidelines during the further processing of the application. 5.5 Zoning By-law 3037 The subject lands are currently zoned “A” – Rural Agricultural Zone within Zoning By-law 3037, as amended, which permits a detached dwelling, home occupation, agricultural and related uses, recreational and limited institutional uses. The applicant is requesting to rezone the subject lands to appropriate zone categories with site-specific performance standards to facilitate the proposal. 6. Comments Received 6.1 Resident Comments At the time of writing this report, no comments or concerns have been received. 6.2 Agency Comments At the time of writing this report, no comments have been received from the Region of Durham – Planning & Economic Development Department. 6.2.1 Toronto and Region Conservation Authority (TRCA) • TRCA has no objection to the approval of the development; • conditions of draft plan of subdivision approval have been submitted; and • TRCA advises that detailed comments can be addressed at the detailed design stage. 6.2.2 Hydro One Networks Inc. (Hydro One) • the development proposal is abutting and encroaching onto Hydro One high voltage transmission corridor; and • Hydro One has no comments or concerns at this time. - 8 - Information Report No. 07-21 Page 9 6.3 City Department Comments 6.3.1 Engineering Services Department • no comments received at the time of writing this report. 7. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and others identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant before a final recommendation report to Planning & Development Committee: • ensure conformity with the City’s Official Plan and Duffin Heights Neighbourhood policies; • ensure the proposal addresses the goals and objectives of the Duffin Heights Neighbourhood Development Guidelines with respect to building siting and setbacks, building heights and massing, architectural features and materials, landscaping, outdoor open space, and pedestrian connectivity within and external to the site; • ensure the gateway entry feature design at the southwest corner of Brock Road and Dersan Street achieves the City’s urban design objective to create a prominent image at this intersection; • review the proposed resident and visitor parking standards to ensure sufficient parking is provided to support the proposal; • ensure the vehicle entrance location from Dersan Street does not conflict with the approved Dersan Street vehicular access for the Jerry Coughlan Health & Wellness Centre; • explore options to provide municipal garbage collection for the entire development, including the stacked back-to-back townhouse units (Blocks 1 and 2); • evaluate the design of the pedestrian connections within the site and to the transit locations to ensure a barrier-free path of travel; • require that the outdoor amenity area (private park) be enlarged to provide for a greater outdoor amenity space for the future residents of the development; • review the building setbacks along Brock Road, Dersan Street and Four Seasons Lane, the setbacks between the stacked townhouse units and the interface between the townhouses located on the southerly limits of the subject lands (Blocks 3 and 4) and the development to the south; • review building setbacks and the height of the ground floors from established grade along Brock Road, Four Seasons Lane and Dersan Street to reduce the number of risers to the principal entrances, and provide space for enhanced landscaping; • ensure the preliminary grades, municipal services and utilities, vehicle access locations and construction timelines of future roads and other infrastructure are coordinated with abutting landowners to the west and south; • explore opportunities for the development to include affordable or rental units; and • ensure the applicant becomes a party to the cost-sharing agreement for Duffin Heights or receives an acknowledgement from the Trustee of the Duffin Heights Landowners Group Inc., that the benefitting landowner has made satisfactory arrangements to pay its proportions of the shared development cost. - 9 - Information Report No. 07-21 Page 10 Further issues may be identified following receipt and review of comments from the circulated departments, agencies and public. The City Development Department will conclude its position on the applications after it has received and assessed comments from the circulated department, agencies and public. 8. Information Received Copies of the plans and studies submitted for the revised application listed below are available for viewing on the City’s website at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: • Planning Justification Report, prepared by Evans Planning Inc., dated November 2020; • Sustainability Development Report, prepared by Evans Planning Inc., dated November 2020; • Stage 1 & 2 Archaeological Assessment, prepared by Archaeologist Inc. dated February 13, 2017; • Environmental Impact Study Addendum Letter, prepared by Beacon Environmental Limited, dated October 8, 2020; • Hydrogeological Impact Assessment, prepared by PGL Environmental Consultants, dated November 20, 2020; • Traffic Assessment Addendum, prepared by GHD, dated November 9, 2020; • Noise and Vibration Impact Study, prepared by J.E. Coulter Associates Limited, dated November 2, 2020; • Geotechnical Investigation, prepared by V.A Wood Associates Limited, dated June 2016; • Phase 1 ESA, prepared by Toronto Inspection Ltd., dated October 1, 2020; • Water Balance Study prepared by PGL Environmental Consultants, dated November 20, 2020; • Functional Serving and Stormwater Management Report, prepared by Stantec Consulting Limited, dated November 20, 2020; and • Arborist Report Addendum, prepared by Adesso Design Inc., dated November 13, 2020. 9. Procedural Information 9.1 General • written comments regarding this proposal should be directed to the City Development Department; • oral comments may be made at an Electronic Statutory Public Meeting; • all comments received will be noted and used as input to a Planning Report prepared by the City 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; and • 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. - 10 - Information Report No. 07-21 Page 11 10.Owner/Applicant Information The owner of this property is Brock Dersan Developments Inc. and represented by Evans Planning Inc. Attachments 1.Location Map 2.Air Photo Map 3. Previous Conceptual Site Plan (2019) 4.Submitted Conceptual Site Plan (2020) 5. Sample Building Elevations 6.Submitted Draft Plan of Subdivision 7.Submitted Draft Plan of Condominium Prepared By: Original Signed By Cristina Celebre, MCIP, RPP Principal Planner, Strategic Initiatives CC:ld Date of Report: March 16, 2021 Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner - 11 - Attachment #1 to Information Report 07-21 Tillings RoadPureSpringsBoulevardBronzedal eStre et W illiam Jack son Drive Hayden Lane LiatrisDriveBrock RoadFourSeasonsLanePalmer's Sawmill Road Dersan Street CreeksidePark 1:4,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile:Applicant:Property Description: A 12/17 (R), SP-2020-03 and CP-2020-03 THIS IS NOT A PLAN OF SURVEY. Date: Mar. 12, 2021 ¯EBrock Dersan Developments Inc.Part of Lot 19, Con 3, Part 1, 40R-27836, Parts 1 and 2, 40R-27837,Part 1, 40R-27838 and Part 1, 40R-2583 (2540 and 2550 Brock Road) SubjectLands L:\PLANNING\01-MapFiles\SP\2020\SP-2020-03, CP-2020-03 Brock Dersan Inc\SP-2020-03_LocationMap.mxd Shining Star Chase Moonbeam GlenCastlegate Crossing- 12 - Attachment #2 to Information Report 07-21 Adirondack Chase Misthollow Drive Castlegate CrossingPureSpringsBoule vard Shining Star Chase Generra MewsBruny Avenue Winville Road Edgecroft Drive Elmsley Drive Scenic Lane Drive Moonbeam GlenTillings RoadWilliam Jackson DriveTeak MewsPenny LaneLegian MewsFour S easons La n e Kalmar Avenue Hayden Lane Palmer's Sawmill Road Liatris Drive Dersan Street Brock Road1:5,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Air Photo MapFile:Applicant:Property Description: A 12/17 (R), SP-2020-03 and CP-2020-03Brock Dersan Developments Inc.Part of Lot 19, Con 3, Part 1, 40R-27836, Parts 1 and 2, 40R-27837, THIS IS NOT A PLAN OF SURVEY. Date: Mar. 12, 2021 SubjectLandsE Part 1, 40R-27838 and Part 1, 40R-2583 (2540 and 2550 Brock Road) L:\PLANNING\01-MapFiles\SP\2020\SP-2020-03, CP-2020-03 Brock Dersan Inc\SP-2020-03_AirPhoto.mxd ¯ - 13 - Attachment #3 to Information Report 07-21 L:\Planning\01-MapFiles\SP\2020 Mar. 15, 2021DATE: Applicant: Property Description: File No: Previous Conceptual Site Plan (2019) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 12/17 (R), SP-2020-03 and CP-2020-03 Brock Dersan Developments Inc. Part of Lot 19, Con 3, Part 1, 40R-27836, Parts 1 and 2, 40R-27837, Part 1, 40R-27838 and Part 1, 40R-2583 (2540 and 2550 Brock Road) Condominium B 14 Storeys Condominium A 16 Storeys - 14 - Attachment #4 to Information Report 07-21 L:\Planning\01-MapFiles\SP\2020 March 16, 2021DATE: Applicant: Property Description: File No: Submitted Conceptual Site Plan (2020) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 12/17 (R), SP-2020-03 and CP-2020-03 Brock Dersan Developments Inc. Part of Lot 19, Con 3, Part 1, 40R-27836, Parts 1 and 2, 40R-27837, Part 1, 40R-27838 and Part 1, 40R-2583 (2540 and 2550 Brock Road) N Vehicular Access from Four Seasons Lane Vehicular Access from Dersan Street Visitor Parking Access to Underground Parking Garage Outdoor Amenity Area Gateway Landscape Entry Feature Visitor Parking located within Hydro One easement - 15 - Attachment #5 to Information Report 07-21 L:\Planning\01-MapFiles\SP\2020 March 15, 2021DATE: Applicant: Property Description: File No: Sample Building Elevations FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 12/17 (R), SP-2020-03 and CP-2020-03 Brock Dersan Developments Inc. Part of Lot 19, Con 3, Part 1, 40R-27836, Parts 1 and 2, 40R-27837, Part 1, 40R-27838 and Part 1, 40R-2583 (2540 and 2550 Brock Road) - 16 - Attachment #6 to Information Report 07-21 L:\Planning\01-MapFiles\SP\2020 DATE: Applicant: Property Description: File No: Submitted Draft Plan of Subdivision FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 12/17 (R), SP-2020-03 and CP-2020-03 Brock Dersan Developments Inc. Part of Lot 19, Con. 3, Part 1, 40R-27836, Parts 1 and 2, 40R-27837, Part 1, 40R-27838 and Part 1, 40R-2583 (2540 and 2550 Brock Road) March 15, 2021- 17 - Attachment #7 to Information Report 07-21 L:\Planning\01-MapFiles\SP\2020 DATE: Applicant: Property Description: File No: Submitted Draft Plan of Condominium FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 12/17 (R), SP-2020-03 and CP-2020-03 Brock Dersan Developments Inc. Part of Lot 19, Con. 3, Part 1, 40R-27836, Parts 1 and 2, 40R-27837, Part 1, 40R-27838 and Part 1, 40R-2583 (2540 and 2550 Brock Road) March 15, 2021- 18 - Information Report to Planning & Development Committee Report Number: 08-21 Date: April 6, 2021 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 04/21 City Initiated Amendment to Seaton Zoning By-law 7364/14 Corner Rounding Zoning Provisions 1.Purpose of this Report The purpose of this report is to provide preliminary information regarding an application for Zoning By-law Amendment, initiated by the City, to include Corner Rounding zoning provisions within Seaton Zoning By-law 7364/14. This report contains background information on the proposed amendment. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. Planning & Development Committee will hear public delegations on the applications, ask questions of clarification, and identify any planning issues. This report is for information and no decision on this application is being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon review of the comments received and revisions to the amendment if necessary. 2.What is a corner rounding? A corner rounding is defined as a lot line of a corner lot at the intersection of two street lines, including private street lines, in the form of an arc, which joins the front lot line to the flankage or side lot line, and joins the rear lot line to the flankage or side lot line (see Figures 1 & 2 below). Figure 1 and 2: Examples of a Corner Rounding - 19 - Information Report 08-21 Page 2 The purpose of a corner rounding is to ensure obstructions such as gardens, plants or fences on privately owned property do not impede the view of pedestrians, motorists and cyclists at the intersection of two street lines. The City may require a conveyance of lands for a corner rounding for road dedication purposes, to prevent sightline obstructions to ensure safe pedestrian and vehicular movement. A corner rounding provision establishes a smaller building setback requirement for a corner lot, to the front, side or rear lot lines (see Figure 3 below). For example, where a by-law requires a minimum front yard setback of 4.5 metres, on a corner lot, the minimum setback to a corner rounding at the front of the lot may be 3.9 metres. Figure 3: Example of Reduced Setback to Corner Rounding 3. Why is this zoning amendment coming forward now? A corner rounding definition and provisions were omitted from Seaton Zoning By-law 7364/14 when it was approved by the Ontario Municipal Board in 2014. Corner rounding provisions that are now typically included in site-specific amending by-laws do not exist in the Seaton By-law. As the Seaton Area continues to be developed, staff have noticed an influx in the submission of minor variance applications to address the setback of proposed dwellings from a corner rounding on a corner lot. 4. What is the proposed zoning amendment? Staff propose to amend Section 10.0 – Definitions of Seaton Zoning By-law 7364/14 to include a definition of a corner rounding, and Section 2.0 – General Regulation to include corner rounding provisions. 5. What lands are affected by the proposed amendment? The proposed amendment will apply to all lands within the boundaries of Seaton Zoning By-law 7364/14. However, the proposed corner rounding provisions will apply only to corner lots with a corner rounding. - 20 - Information Report 08-21 Page 3 6. Who has been notified of this Statutory Public Meeting to consider the proposed amendment? In addition to notifying the standard departments and agencies, notice of this Statutory Public Meeting was placed on the Community Page in the March 11, 2021 and March 25, 2021 editions of the News Advertiser. Notice was emailed to the Group Manager of the Seaton Landowners Group on February 25, 2021, for further circulation to the members of the group. The notice was also posted on the City’s website. 7. What comments have been received to date? 7.1 Public Comments As of writing this report, no comments have been received from the public. 7.2 Agency Comments As of writing this report, no comments have been received from external agencies. 7.3 City Department Comments Fire Services • Fire Services requires a 12.0 metre centerline radius for all corners. 8. What are the next steps? Planning staff will prepare a draft zoning by-law amendment that includes a corner rounding definition and provisions. The draft zoning by-law amendment will be circulated to the standard departments and agencies, all interested parties and with the Group Manager of the Seaton Landowners Group for further circulation to the members of the group, for their review and comment. At such time as input from the public, agencies and departments have been received and assessed by Planning staff, a recommendation report will be brought forward to the Planning & Development Committee for consideration. 9. Procedural Information • written comments regarding this proposal should be directed to the City Development Department; • oral comments may be made at the Electronic Statutory Public Meeting; • all comments received will be noted and used as input to a Recommendation Report prepared by the City 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; and • 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. - 21 - Information Report 08-21 Page 4 10.Owner/Applicant Information The City is the applicant. Prepared By: Original Signed By Isabel Lima Planner I IL:DW:ld Date of Report: March 17, 2021 Original Signed By Deborah Wylie, MCIP, RPP Manager, Zoning & Administration Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner - 22 - Report to Planning & Development Committee Report Number: LEG 04-21 Date: April 6, 2021 From: Paul Bigioni Director, Corporate Services & City Solicitor Subject: Orchard Ridge (Pickering) G.P. Inc. – Plan of Subdivision 40M-2536 -Final Assumption of Plan of Subdivision -Lots 1 to 51, Blocks 52 and 53, Plan 40M-2536 -File: 40M-2536 Recommendation: 1.That Cliffview Road within Plan 40M-2536 be assumed for public use; 2.That works and services required by the Subdivision Agreement within Plan 40M-2536, which are constructed, installed or located on lands dedicated to, or owned by the City, or on lands lying immediately adjacent thereto, including lands that are subject to easements transferred to the City, be accepted and assumed for maintenance; 3.That Orchard Ridge (Pickering) G.P. Inc. be released from the provisions of the Subdivision Agreement and any amendments thereto relating to Plan 40M-2536; and 4.That the appropriate City of Pickering officials be authorized to take the actions necessary to implement the recommendations in this report. Executive Summary: The City entered into a Subdivision Agreement with the above-noted developer for the development of the lands within Plan 40M-2536. As all works and services within these plans have been completed to the satisfaction of City staff, it is appropriate to finalize the assumption of these lands, works and services. Financial Implications: Not applicable. Discussion: The City entered into a Subdivision Agreement with the above-noted developer for the development of the lands within Plan 40M-2536. As the developer has now completed all of the works and services to the satisfaction of City staff, it is appropriate to: (a) assume the roads, works and services within Plan 40M-2536; and (b) release Orchard Ridge (Pickering) G.P. Inc. from the provisions of the Subdivision Agreement with the City and any amendments related thereto, as it relates to Lots 1 to 51, Blocks 52 and 53, Plan 40M-2536. - 23 - LEG 04-21 April 6, 2021 Subject: Final Assumption of Plan of Subdivision 40M-2536 Page 2 Attachments: 1.Location Map – 40M-2536 Prepared By: Approved/Endorsed By: Chantelle Adair Paul Bigioni Law Clerk Director Corporate Services & City Solicitor PB:ca Recommended for the consideration of Pickering City Council Marisa Carpino, M.A. Chief Administrative Officer Recommendation approved: Chief Administrative Officer per: Director, City Development & CBO per: Director, Community Services per: Director, Corporate Services & City Solicitor per: Director, Engineering Services per: Director, Finance & Treasurer per: City Clerk per: Original Signed By:Original Signed By: Original Signed By: Original Signed Original Signed Original Signed Original Signed Original Signed Original Signed Original Signed - 24 - Whites RoadEyerDriveHil l vi ewCr esce nt Victory DriveMarksbury RoadWest Shore BoulevardP ark C r e sce nt Vi ct orCourtBria n Cou r tCreekview CircleDow nla nd Drive Oklahoma Drive Car melloCo urtTulloStreet Surf Avenue Petticoa tLane AbingdonCourt Sandcastle Court Marksbur yRoadCre e kvie w Circ l e HillcrestRoa d Broa dgre e n S treet Stone bridge Lan eCliffview Roa d LookoutPoint Park CliffviewPark 1:5,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile:Applicant:Property Description: 40M-2536Orchard Ridge (Pickering) GP Inc.Lots 1-51, Blocks 52 & 53, 40M-2536 THIS IS NOT A PLAN OF SURVEY. Date: Jan. 28, 2021 Lots 1 to 51, Blocks 52 and 53,40M-2536 RosebankReservoir L:\PLANNING\01-MapFiles\Legal\SubdivisionCompletion\SubCompletion_40M2536.mxd ELake Ontario Attachment #1 to Report #LEG 04-21 - 25 - Report to Planning & Development Committee Report Number: PLN 16-21 Date: April 6, 2021 From: Kyle Bentley Director, City Development & CBO Subject: Draft Plan of Subdivision Application SP-2015-03 (R) Zoning By-law Amendment Application A 05/15 (R) Seaton TFPM Inc. Part Lots 17 to 19, Concession 4, Part Lots 17 to 21, Concession 5 Seaton Community Recommendation: 1.That Draft Plan of Subdivision Application SP-2015-03 (R), submitted by Seaton TFPM Inc. on lands being Part Lots 17 to 19, Concession 4, Part Lots 17 to 21, Concession 5, to establish a residential plan of subdivision on the Phase 1A lands consisting of 246 detached dwellings, 92 street townhouses and 15 rear lane townhouses for a total of 353 dwelling units, as shown on Attachment #3 to Report PLN 16-21, and the implementing conditions of approval, as set out in Appendix I, be endorsed; and 2.That Zoning By-law Amendment Application A 05/15 (R), submitted by Seaton TFPM Inc., to implement Phase 1A of Draft Plan of Subdivision SP-2015-03(R) on lands being Part Lots 17 to 19, Concession 4, Part Lots 17 to 21, Concession 5, be endorsed subject to the provisions contained in Appendix II to Report PLN 16-21, and that staff be authorized to finalize and forward an implementing Zoning By-law to Council for enactment. Executive Summary: The subject lands are located in Seaton Neighbourhood 20: Thompson’s Corner (see Location Map, Attachment #1). While Draft Plan of Subdivision SP-2015-03 (R) represents all the developable land in Neighbourhood 20: Thompson’s Corner, this report and recommendations are for the Phase 1A lands only of the draft plan of subdivision. Consideration for the remainder of the draft plan will be the subject of a future recommendation report (see Neighbourhood 20: Thompson’s Corner Neighbourhood Plan, Attachment #2). Seaton TFPM Inc. have submitted applications for a Draft Plan of Subdivision and Zoning By-law Amendment to facilitate Phase 1A of a residential subdivision development. The Phase 1A lands are located west of Sideline 16 and south of the Fifth Concession Road. The Phase 1A lands includes 246 detached dwellings, 92 street townhouses and 15 rear lane townhouses for a total of 353 dwelling, two village green blocks and new municipal streets (see Applicant’s Submitted Plan, Attachment #3). The proposed Phase 1A lands of the draft plan of subdivision are appropriate and conform to the Central Pickering Development Plan, the Pickering Official Plan, and the Thompson’s Corners Neighbourhood policies. The approval to the Phase 1A lands of the draft plan does not prejudice the consideration of the balance of the draft plan of subdivision. The applicant is still working through numerous technical matters prior to the consideration of the balance of the subdivision. - 26 - Report PLN 16-21 April 6, 2021 Subject: Seaton TFPM Inc. (SP-2015-03 (R) and A 05/15 (R)) Page 2 Accordingly, staff recommend that Council approve the Draft Plan of Subdivision Application SP-2015-03 (R), Phase 1A and endorse the implementing conditions of approval, as set out in Appendix I. It is also recommended that Zoning By-law Amendment Application A 05/15 (R) be approved and Council endorse the implementing zoning provisions, as set out in Appendix II and authorize staff to finalize and forward an implementing Zoning By-law to Council for enactment. Financial Implications: No direct costs to the City are anticipated as a result of the recommendations of this report. 1. Background 1.1 Property Description In 2015, the Ontario Infrastructure and Land Corporation (OILC) submitted the original applications for zoning by-law amendment and draft plan of subdivision. A Statutory Public Meeting was held on October 5, 2015, for the applications. In 2018, OILC sold the subject lands to Seaton TFPM Inc., who revised the applications and are now requesting consideration of the first phase of development of the subdivision. The subject lands to this report, being the Phase 1A lands of SP-2015-03 (R), are located west of Sideline 16 and south of the Fifth Concession Road (see Location Map, Attachment #1). The subject lands have an area of approximately 15.3 hectares with approximately 679 metres of frontage along Sideline 16, and approximately 94 metres of frontage along the Fifth Concession Road. Surrounding the subject lands to the south and west are lands owned by the Province designated Seaton Natural Heritage System. To the east, in the Town of Ajax are open space lands. On the north side of the Fifth Concession Road are lands owned by the Region of Durham that are proposed for an EMS station. A parcel of land right at the south-west corner of the intersection of the Fifth Concession Road and Sideline 16 is a pioneer cemetery, which is located in the Town of Ajax. 1.2 Applicant’s Proposal The applicant has submitted applications for a Draft Plan of Subdivision and an implementing Zoning By-law Amendment to facilitate a residential development within the Seaton Community. The Draft Plan of Subdivision, as shown on Attachment #3, illustrates 246 lots for detached dwellings, 92 street townhouses (generally paralleling Sideline 16) and 15 rear lane townhouses in the northern portion of the lands. Two village greens are also proposed within the subdivision. - 27 - Report PLN 16-21 April 6, 2021 Subject: Seaton TFPM Inc. (SP-2015-03 (R) and A 05/15 (R)) Page 3 2. Comments Received 2.1 Statutory Public Meeting of October 5, 2015 A Statutory Pubic Meeting was held on October 5, 2015 on the original application. It is noted that this Statutory Pubic Meeting considered 5 separate draft plans of subdivision and related zoning amendment applications that were submitted by OILC at the same meeting. The majority of comments provided related to the other four OILC draft plans of subdivisions that were being considered at that same meeting. 2.2 Statutory Public Meeting of March 2, 2020 A second Statutory Pubic Meeting was held on March 2, 2020 that dealt with only Draft Plan of Subdivision SP-2015-13. No members of the public who attended the meeting voiced comments regarding the proposed applications. Since the Statutory Pubic Meeting, comments have been received related to traffic concerns on Mulberry Lane, which is 1.6 kilometers west of the subject lands, and are matters related to the development of Draft Approved Plan of Subdivision SP-2009-11. 2.3 City Departments & Agency Comments 2.3.1 City of Pickering Engineering Services Department • no objection to the proposal for Phase 1A only; and • matters concerning detailed grading and drainage, stormwater management, construction management/erosion and sediment control, site servicing, detailed right-of-way design, utility locations, easements, tree compensation, fencing details, and-street tree planting will be further reviewed through conditions of draft plan of subdivision approval. 2.3.2 Region of Durham • the Region has no objection to the zoning by-law amendment and draft approval of the Phase 1A lands of the plan of subdivision subject to the Conditions of Draft Approval provided by the Region; • the proposal is consistent with the Provincial Policy Statement; • the proposed development conforms to the Growth Plan by supporting compact communities and efficiently using existing infrastructure; • the proposed applications conforms to the Durham Region Official Plan and the Central Pickering Development Plan; • sanitary sewer and municipal water supply will be made available with the extension of services; and • the Region will require the applicant to address matters such as, but not exclusive to, noise mitigation, archaeological potential, Environmental Site Assessment and Record of Site Condition, traffic and transit infrastructure during the further processing of the application. - 28 - Report PLN 16-21 April 6, 2021 Subject: Seaton TFPM Inc. (SP-2015-03 (R) and A 05/15 (R)) Page 4 2.3.3 Toronto Region Conservation Authority (TRCA) • no objections to the approval of the zoning by-law amendment of the Phase 1A lands of the draft plan of subdivision subject to conditions of approval; and • technical matters can be addressed through the implementation of the conditions of approval. 2.3.4 Town of Ajax • has requested that the design of Sideline 16 address the Towns design requirements in terms of street tree planting, right-of-way width, intersection design, stormwater management, street lighting; and • that the future stormwater management facility for this subdivision accommodate stormwater from the cemetery and that the cemetery be appropriately buffered. 2.3.5 Durham Catholic District School Board • no objections to the proposal; and • the students generated by the proposed development can be accommodated by existing school facilities. 2.3.6 Durham District School Board • no objections to the proposal; and • the students generated by the proposed development can be accommodated by existing school facilities. 2.3.7 Other Agencies • no other agency that provided comments on the applications expressed any concern with the proposed land use; and • detailed design matters can be addressed in the fulfillment of the conditions of approval. 3. Planning Analysis 3.1 The draft plan of subdivision conforms to the Central Pickering Development Plan, the Pickering Official Plan and is consistent with the policies for the Thompson’s Corners Neighbourhood The subject applications are in conformity with the policies and provisions of the Central Pickering Development Plan (CPDP), the Pickering Official Plan, and the Thompson’s Corners Neighbourhood Plan. The draft plan of subdivision addresses matters such as land use, density, natural heritage preservation, sustainable development, servicing, and urban design in accordance with the policy documents. - 29 - Report PLN 16-21 April 6, 2021 Subject: Seaton TFPM Inc. (SP-2015-03 (R) and A 05/15 (R)) Page 5 The CPDP sets out the principles and goals that outline the general development vision for the overall Seaton Urban Area, including the integration of new sustainable urban development while ensuring the protection, maintenance and enhancement of the natural heritage system. The objectives and policies of the CPDP are designed to achieve the vision of Seaton. The subject applications generally conform to the intent of the CPDP. The subject lands are within the Seaton Urban Area of the Pickering Official Plan. The Official Plan contains policies governing various land use designations, such as Residential Areas and Open Space System, both of which are located in the draft plan of subdivision. The Official Plan establishes various polices for such matters as density, intensity of land use and sustainability. The subject applications generally conform to the Pickering Official Plan. 3.2 The Phase 1A Subdivision Complies with the Seaton Sustainable Place-Making Guidelines The Seaton Sustainable Place-Making Guidelines address the urban design guidelines contained within the CPDP and expands upon the key design elements such as setting out minimum standards and benchmarks for plans of subdivision and site plans, and list the range of matters that are to be addressed in the development of the lands. The Guidelines also provide direction on the design of the public realm, built form and green infrastructure and buildings. The subdivision has been designed in accordance with the Guidelines and addresses the subdivision urban design requirements. Further design matters will be expanded upon in the required architectural control guidelines that will be required as a condition of draft plan approval. 3.3 Sideline 16 Reconstruction The applicant will be responsible for the reconstruction of Sideline 16 in the vicinity of the subdivision. As Sideline 16 is a boundary road next to the subdivision, the design will have to address both the City of Pickering and the Town of Ajax’s design requirements. The Town of Ajax has requested that the applicant plant 100 street trees along Sideline 16, being 1 tree for each dwelling unit that faces Sideline 16. 3.4 Consideration for the Remainder of the Draft Plan will be subject to a future Report The lands beyond the Phase 1A lands will be the subject of a future report. Technical matters such as stormwater management, grading and servicing are still being addressed by the applicant. Certain proposed land use matters are being reviewed and have not yet been finalized. Further, the consideration for density transfer from Draft Plan of Subdivision SP-2009-13 in the Lamoreaux Neighbourhood must be approved and in force prior to finalizing certain land uses. The density transfer is being considered through recommended Official Plan Amendment 42 to the Pickering Official Plan in the context of Report PLN 19-21 for Mattamy (Seaton) Ltd. - 30 - Report PLN 16-21 April 6, 2021 Subject: Seaton TFPM Inc. (SP-2015-03 (R) and A 05/15 (R)) Page 6 3.5 Special Considerations for Development Next to the Pioneer Cemetery will be Included The subject draft plan abuts the Pioneer Cemetery located at the southwest corner of the intersection of Sideline 16 and Fifth Concession Road. This parcel of land is located within the Town of Ajax. As with any longstanding cemetery, special considerations are required for abutting development. The draft plan proposes to establish a buffer block on the west side and a servicing/walkway block on the south side of the of the cemetery. 3.6 A construction management plan will be implemented to minimize the impact of construction activities The impacts of the subdivision construction on the area resident will require specific staging to ensure properties are not isolated by road closure to reconstruct both the Fifth Concession Road and Sideline 16. The Recommended Conditions of Approval (see Appendix I) require that the applicants prepare and submit a Construction Management Plan to the satisfaction of the City’s Engineering Services, which addresses a variety of mitigation measures to be implemented during the construction process to minimize any noise, dust or traffic impacts. 3.7 Zoning By-law Amendment The subject lands are zoned “A” – Rural Agricultural Zone under Restricted Area Zoning By-law 3037, as amended, which currently permits a detached dwelling, home occupation, and various agricultural and related uses. Amendments are recommended to delete all of the subject Phase 1A lands from Zoning By-law 3037 and to add these lands to the new Seaton Zoning By-law 7364/14 in order to facilitate the implementation of the draft plans of subdivision. The existing performance standards of Seaton Zoning By-law 7364/14 for detached dwellings, street townhouses and rear lane townhouses will be applied to the proposed draft plan of subdivision. 3.8 Technical matters will be addressed as conditions of subdivision approval To ensure appropriate development, the City, Region TRCA and agency requirements have been provided as conditions of approval for the subdivision application. Technical matters to be further addressed include, but not limited to: • architectural treatment; • road design; • noise attenuation measures; • construction management/erosion and sediment control; • stormwater management; • on-site grading and drainage; • site servicing; • fencing; • street tree planting and tree compensation; and • parkland contribution. - 31 - Report PLN 16-21 April 6, 2021 Subject: Seaton TFPM Inc. (SP-2015-03 (R) and A 05/15 (R)) Page 7 The draft conditions of approval set out in Appendix I to this Report address these and other matters. It is recommended that Council endorse these conditions. 4.Conclusion Staff support the applications for Phase 1A lands for draft plan of subdivision and rezoning. The proposed subdivision design is in keeping with lotting fabric of the Pickering Official Plan. The recommended zoning by-law provides for consistent development performance standards throughout the Seaton Community. Staff recommend that Council approve the Draft Plan of Subdivision and Zoning By-law Amendment applications, subject to conditions of approval as set out in Appendix I, and recommended zoning by-law provisions as set out in Appendix II. 5.Applicant’s Comments The applicants have been advised of and support the recommendations of this report. Appendices Appendix I Recommended Draft Plan Conditions for Draft Plan of Subdivision SP-2015-03 (R) Appendix II Recommended Zoning By-law Amendment for Zoning By-law Amendment A 05/15 (R) Attachments 1.Location Map 2.Neighbourhood 20: Thompson’s Corner Neighbourhood Plan 3. Applicant’s Submitted Plan - 32 - Report PLN 16-21 April 6, 2021 Subject: Seaton TFPM Inc. (SP-2015-03 (R) and A 05/15 (R)) Page 8 Prepared By: Original Signed By Ross Pym Principal Planner, Strategic Initiatives Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO RP:CR:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 33 - Appendix I to Report PLN 16-21 Recommended Draft Plan Conditions for Draft Plan of Subdivision SP-2015-03 (R) - 34 - Recommended Conditions of Draft Approval Plan of Subdivision: SP-2015-03 (R) Part Lots 17 to 19, Concession 4, Part Lots 19 to 21, Concession 5 Seaton TFPM Inc. City of Pickering Section A – General 1. The Owner shall prepare the final plan generally on the basis of the draft plan of subdivision prepared by Korsiak Urban Planning, revised and dated February 17, 2021, which illustrates 25 blocks for 246 detached dwelling units, 4 blocks for 92 townhouse dwelling units, 2 blocks for 15 rear lane townhouses, 2 village green blocks, a servicing/walkway block, a buffer block, roadways and road widening blocks. 2. Prior to final approval of this plan for registration, the Director, City Development for the City of Pickering shall be advised in writing by: (i) The Region of Durham how Conditions A-1, and all conditions in Section B have been satisfied. (ii) The Toronto and Region Conservation Authority how all conditions in Section D have been satisfied. (iii) The Durham District School Board how all conditions in Section E have been satisfied. Section B – Region of Durham 1. The Owner shall prepare the final plan on the basis of the approved draft plans of subdivision (Part B) prepared by Korsiak Urban Planning, dated February 17, 2021, which illustrates 25 blocks for 246 detached dwelling units, 4 blocks for 92 townhouse dwelling units, 2 blocks for 15 rear lane townhouses, 2 village green blocks, a servicing/walkway block, a buffer block, roadways and road widening blocks. 2. The Owner shall name road allowances included in this draft plan to the satisfaction of the Regional Municipality of Durham and the City of Pickering. 3. The Owner shall submit plans showing the proposed phasing to the Regional Municipality of Durham for review and approval if this subdivision is to be developed by more than one registration. 4. The Owner shall agree in the area municipal subdivision agreement to implement the recommended noise control measures and warning clauses of the study titled, “Environmental Noise Assessment”, prepared by YCA Engineering Ltd., dated September 2020. The Owner shall agree in the subdivision agreement to implement the recommended noise control measures and warning clauses. The agreement shall contain a full and complete reference to the noise study (i.e., author, title, date and any revisions/addenda) and shall include any required noise control measures and warning clauses recommended in the study. Draft - 35 - Recommended Conditions of Draft Plan Approval SP-2015-03 (R) Page 2 5. Prior to final approval, the proponent shall submit the Stage 1, 2 and 3 Archaeological Assessments to the Ministry of Heritage, Sport, Tourism, and Culture Industries (MHSTCI). No demolition, grading or other soil disturbance shall take place on the subject property prior to a letter of clearance from MHSTCI being received by the Regional Municipality of Durham. 6. Prior to final approval, the Owner shall update the Phase Two Environmental Site Assessment study and any additional studies in accordance with the Region of Durham’s Site Contamination Protocol, up to and including a Record of Site Condition. 7. 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. 8. The Owner shall provide for the extension of such sanitary sewer and water supply facilities which are external to, as well as within, the limits of this plan that are required to service this plan. In addition, the Owner shall provide for the extension of sanitary sewer and water supply facilities within the limits of the plan which are required to service other developments external to this subdivision. Such sanitary sewer and water supply facilities are to be designed and constructed according to the standards and requirements of the Regional Municipality of Durham. All arrangements, financial and otherwise, for said extensions are to be made to the satisfaction of the Regional Municipality of Durham, and are to be completed prior to final approval of this plan. 9. The owner shall revise the draft plan as necessary to the satisfaction of the Region to accommodate any unforeseen technical issues which arise during the review of the final engineering drawings. Required revisions may include reducing the number of residential building lots or blocks, or reconfiguring the roads, lots, or blocks to the Region's satisfaction. 10. For the area in Phase 1A, prior to entering into a subdivision agreement, the Regional Municipality of Durham and the Trustee of the Regional Front Ending Agreement shall be satisfied that adequate water pollution control plant and water supply plant capacities are available to the proposed subdivision. 11. For the area in Phase 2, prior to entering into a subdivision agreement, the Regional Municipality of Durham shall be satisfied that adequate water pollution control plant and water supply plant capacities are available to the proposed subdivision. 12. The Owner shall satisfy all requirements, financial and otherwise, of the Regional Municipality of Durham. This shall include, among other matters, 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 services. 13. That the Owner conveys sufficient road allowance to provide a minimum of 36.0 m for existing Whitevale Road. 14. That the Owner conveys a widening across Block 79 at the southwest corner of Brock Road and Whitevale Road. The required conveyance varies in width, measuring 24.50 metres from the original centerline of right of way at the west limit of Block 69 easterly to a point where it intersects with the existing streetline where it measures 23.30 metres from the original centerline of right of way. - 36 - Recommended Conditions of Draft Plan Approval SP-2015-03 (R) Page 3 15. The Owner conveys a sight triangle of 15.0 metres x 15.0 metres at the intersection of Whitevale Road and Brock Road. 16. The Owner conveys a sight triangle of 15.0 metres x 15.0 metres and a minimum side road width of 20 metres at the intersection of Street ‘2’/Street ‘15’ and Brock Road and Street ‘10/Street ‘14’ and Brock Road. 17. The Owner conveys a sight triangle of 10.0 metres x 15.0 metres at the northeast quadrant and a 5 metres x 5 metres at the southeast quadrant at the intersection of Brock Road and Street ‘16’. 18. The Owner conveys a sight triangle of 10.0 metres x 15.0 metres at the southwest quadrant and a 5.0 metres x 5.0 metres at the northwest quadrant at the intersection of Brock Road and Elsa Storry Avenue. Section C – City of Pickering Financial 1. That the draft plan not receive final approval and registration unless the City of Pickering is satisfied that the Financial Impacts Agreement dated October 29, 2013, is in full force and effect and all conditions precedent set out in Article 2 of the said Agreement have been fulfilled or waived. Subdivision Agreement 2. That the Owner enters 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 all of the City’s conditions of approval as issued by the City of Pickering. 3. The Owner hereby covenants and agrees that this agreement shall be deemed by the parties hereto and their successors and assigns, to constitute “other applicable law” within the meaning of the Building Code Act, S.O. 1992, c23, as amended, or any successor or replacement legislation and the City’s Chief Building Official shall not be required to issue, and the Owner hereby covenants and agrees not to request the issuance of, any building permit with respect to the Owners lands or part thereof until such time as the Owner has, in the unfettered opinion of the City, fully complied with all such provisions of the agreement as are capable of compliance prior to construction of dwellings. This provision may be pleaded as an estoppels in any court application brought by the Owners to compel issuance of a building permit. Zoning 4. That the implementing by-law for Zoning By-law Amendment Application A 05/15 (R) become final and binding. Street Name 5. That street names and signage to be provided to the satisfaction of the City of Pickering. - 37 - Recommended Conditions of Draft Plan Approval SP-2015-03 (R) Page 4 Development Charges 6. That the Owner satisfy the City financially with respect to the Development Charges Act. 7. That the Owner agrees to submit progress reports for any DC reimbursable items identified through DC credits in a form satisfactory to the City of Pickering. Further, the Owner agrees to abide by the City’s requirements for matters dealing with DC credits. Phasing and Development Coordination 8. That if this subdivision is to be developed by more than one registration, the Owner will be required to submit a plan showing the proposed phasing, all to the satisfaction of the City. 9. That the Owner satisfy the City with respect to the disposition of future development blocks and acquisition of abutting part lots prior to draft plan registration. 10. That the Owner satisfy 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. Architectural Control Guidelines 11. That the Owner, prior to the preparation of the subdivision agreement, shall engage a control architect, to the satisfaction of the Director, City Development Department, who will prepare streetscape/architectural control guidelines to the City’s satisfaction, approval all models offered for sale and certify that all building permit plans comply with the City’s approved guidelines. 12. That the Owner ensure that the engineering plans be coordinated with the streetscape/architectural control guidelines and further that the engineering plans coordinate the driveway, street hardware and street trees to ensure that conflicts do not exist, asphalt is minimized and all objectives of the streetscape/architectural control guidelines can be achieved. 13. That the Owner satisfy the City that the streetscape/architectural control guidelines contain appropriate design elements for development in proximity to heritage lots, that includes landscaping, house siting and design standards that have regard to compatible building types, colours and material palettes while having regard for modern building designs, techniques and materials. 14. That the Owner satisfy the City that the streetscape/architectural control guidelines contain appropriate design elements for townhouse dwelling units less than 5.0 metres wide that include special emphasis on sitting, massing and façade designs that is coordinated on an individual and block basis. Variation between units should be incorporated that includes a variety of architectural elements such as entry porch, dormers, material detailing and window treatment. Parks and Village Greens 15. That the Owner convey to the City of Pickering the village green blocks (Blocks 32 and 33) at no cost and in a physical condition acceptable to the City for parkland dedications, to the satisfaction of the Director, Engineering Services, in order to satisfy Section 42(1) of the Planning Act. - 38 - Recommended Conditions of Draft Plan Approval SP-2015-03 (R) Page 5 16. That the Owner satisfy, to the satisfaction of the City of Pickering, that the Seaton Master Parks Agreement has been entered into and executed that establishes the requirements and process for parkland dedication in accordance with the Planning Act for the Seaton Neighbourhoods. 17. That prior to the City accepting any park or village green block, the Owner shall submit a facility fit plan with full grading information that demonstrates the park or village green block will function to the satisfaction of the City of Pickering , and where a park block abuts an elementary school site, the facility fit plan shall include: (i) consultation with the relevant school board, with regard for the objective/principles for the Seaton Master School/Park Joint Use Program, and (ii) identify proposed grading on the abutting school site to ensure the park and school site can function as a unit. 18. That the Owner shall pay for the cost of the City preparing a Seaton Master School/Park Joint Use Program (to a maximum of $20,000.00) to be prepared in consultation with the Durham School Boards, that will establish the principle for design, maintenance, and user responsibilities, and shall include but not be limited to: (i) design and construction of shared play fields, (ii) demarcate of areas of the park that will be for the exclusive use of the school during the weekdays (iii) maintenance of the shared fields and facilities, (iv) hours of operation and time of exclusive use, (v) location of joint accesses, (vi) the principles of joint-use agreement, and (vii) snow clearance of on-street parking and lay-by areas. Second Access 19. That the Owner satisfy the City with respect to providing two accesses that intersects with an existing street and is open to public traffic. 20. That the Owner construct a temporary secondary emergency access at no cost to the City for this draft plan if the two accesses referred to in Condition 19 have not been completed. The temporary access must be in a location and be designed to the satisfaction of the City. Fencing 21. That the Owner satisfy the City with respect to the provision of temporary and/or silt fencing around the entire perimeter of the subject lands during construction, prior to the commencement of any works. 22. That the Owner agrees to install a fence next to the school, park, village greens, trail heads and walkway block to the satisfaction of the City of Pickering. 23. That the Owner agrees to install a1.5 metre high black vinyl coated chain link fence where the lots abut a stormwater management block and a 1.2 metre high black vinyl coated chain link fence where lots are within 40 metres (30 metre buffer plus 10 metres) of a significant wetland feature within the NHS , in accordance with an environmental study or report, and as generally shown on the “NHS Fencing Plan” to be prepared by Bird and Hale Limited which is to be completed to the satisfaction of the City of Pickering. - 39 - Recommended Conditions of Draft Plan Approval SP-2015-03 (R) Page 6 24. That the Owner agrees to install a fence adjacent to or backing onto lands having conflicting land uses, such as, commercial or recreational. 25. The owner install a 1.8m high security fence as per City of Pickering Standards around the perimeter of the Stormwater Management (SWM) facility to the satisfaction of the City of Pickering. Should the SWM facility require expansion due to additional lands draining to it, the owner shall arrange for additional fence to be installed. 26. That the Owner satisfy the City respecting the provision of appropriate aesthetic details and design of all boundary fencing and noise attenuation fencing in locations recommended by the approved noise study for the subdivision. 27. That the Owner provide a fixed payment satisfactory to the City to provide for the long term maintenance and repairs of items such as enhancements to fences, entrance feature walls, medians that exceed the City’s normal standards and which are requested by the subdivider. Noise 28. That the Owner satisfy the requirements of the Ministry of the Environment Conservation and Parks regarding the approval of a noise study recommending noise control features to the satisfaction of the Region of Durham, and the City of Pickering. 29. That the Owner agrees in the subdivision agreement to implement noise control measures and warning clauses as recommended in the noise report as approved by the City of Pickering. Archaeology Monitor 30. That the Owner submits an archaeology monitor report, preferably of First Nations’ ancestry, if available, for any significant mitigative excavation activities, on known pre-contact archaeological sites. The purpose of this monitor would be to work co-operatively with the applicant’s licensed professional archaeologist in order to report back on the results of the mitigative excavation activities to interested First Nations to the satisfaction of the City of Pickering. Construction Management Plan 31. 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 as per the Erosion & Sediment Control Guideline for Urban Construction; (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; and (vii) details of the temporary construction access. - 40 - Recommended Conditions of Draft Plan Approval SP-2015-03 (R) Page 7 Landscaping 32. That the Owner agrees to submit a Subdivision Landscape and Fencing Plan, with respect to the provision of fencing and landscaping for the draft plan of subdivision, to the satisfaction of the Director, Engineering Services. Such Plan shall include a 1.5 metre black vinyl chain link fence in all required locations, and the location and design of all wood or acoustic fencing required by the plan of subdivision. 33. That the Owner submits a street tree planting plan to the satisfaction of the City. 34. That the Owner plant a minimum of 100 street trees along the west side of Sideline 16. The intent is to provide one tree per dwelling unit that faces onto Sideline 16. If the boulevard space is not sufficient in size to accommodate the 100 street trees, the outstanding balance of street trees shall be compensated with further cash-in-lieu payment of $500.00 per tree. This specific cash-in-lieu for Sideline 16 boulevard trees shall be paid to the Town of Ajax. 35. That the Owner satisfy the Director, Engineering Services with the submission of a tree preservation plan which will illustrate the protection of trees and other natural features where appropriate, with specific attention to preservation in all pubic open spaces within the draft plan of subdivision prior to the approval of a preliminary grading plan. This tree preservation plan shall also be required for all development areas that abut Whitevale Road west of Sideline 22. Engineering Plans 36. 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. 37. That the Owner revise the draft plan, as necessary to the satisfaction of the City to accommodate any unforeseen technical engineering issues which arise during the review of the final engineering drawings. Required revisions may include reducing the number of residential building lots or reconfiguring the roads or lots to the City’s satisfaction. 38. That the Owner satisfy the City of Pickering for contributions for development review and inspection fees. Easement 39. That the Owner convey to the City, at no costs: any easements as required; and, any reserves as required by the City. 40. That the Owner 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. 41. That the Owner arrange at no costs to the City any easements required on third party lands for servicing and such easements shall be in a location as determined by the City and/or the Region and are to be granted upon request at any time after the draft approval. 42. That the Owner satisfy to the satisfaction of the Director, Engineering Services any required easement for works, facilities or use rights that are required by the City of Pickering. - 41 - Recommended Conditions of Draft Plan Approval SP-2015-03 (R) Page 8 Stormwater 43. That the Owner satisfy the Director, Engineering Services respecting a stormwater drainage and management system to service all the lands in the subdivision, and any provisions regarding easements. 44. That the Owner satisfy the Director, Engineering Services for contributions for downstream stormwater management in accordance with the approved Neighbourhood Functional Servicing and Stormwater Report. 45. That the Owner satisfy the Director, Engineering Services for design and implementation of diversion of stormwater from off-site lands as proposed in an approved Neighbourhood Functional Servicing and Stormwater Report. 46. An access road for maintenance purposes will be required for all stormwater management facilities and if required for LID measures and the associated outfall for this draft plan. Access road to be as per the City's Stormwater Management Design Guidelines. 47. The Owner shall obtain all required easement or conveyance of lands required for all stormwater management facilities, LID measures and the associated outfall to the satisfaction of the City of Pickering prior to registration of the plan of subdivision. 48. That the Owner agrees that no stormwater management pond will be built and/or preliminarily graded until all permits and/or approvals are received from the City, TRCA, MNRF and/or MECP, as necessary. 49. That the Owner agrees that all stormwater management facilities and LID Measures will be designed to be consistent with the City of Pickering Stormwater Management Design Guidelines and TRCA’s Low Impact Development Stormwater Management Planning and Design Guidelines (2013 standards). Grading 50. That the Owner satisfy the Director, Engineering Services respecting submission and approval of a grading control plan. 51. That the Owner satisfy the Director, Engineering Services respecting the submission and approval of a geotechnical soils analysis. 52. That the Owner satisfy the Director, Engineering Services respecting the authorization from abutting land owners for all off-site grading. 53. That the Owner submits to the City a Landform Conservation Study, for any subdivision abutting Whitevale Road between the Whitevale Hamlet and Sideline 22, if required, to the satisfaction of the City of Pickering to demonstrate to the extent practical the topography of the draft plan of subdivision. Services 54. That the Owner satisfy the Director, Engineering Services respecting construction of roads with curbs, storm sewers, sidewalks and boulevard designs through the submission and approval of a site servicing plan. - 42 - Recommended Conditions of Draft Plan Approval SP-2015-03 (R) Page 9 55.That the Owner satisfy the City respecting arrangements for the provision of all services required by the City. 56.That the Owner satisfy the appropriate authorities respecting arrangements for the provision of underground wiring, street lighting, cable television, natural gas and other similar services. 57.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. Other Approvals 58.That any approvals which are required from the Region of Durham, the Toronto and Region Conservation Authority, Ministry of Natural Resources and Forestry, Ministry of Environment Conservation and Parks or any utility 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. MESPA & NFSSR 59.That the Owner satisfy the City of Pickering regarding all matters required by the final Seaton Master Environmental Servicing Plan Amendment, including but not limited to the funding of all restoration projects as recommended in the final Seaton Master Environmental Servicing Plan Amendment and any recommendation of the studies and their supporting reports. 60.The subdivision agreement will provide that road crossings of the NHS shall be in accordance with municipal standards and the final MESPA and NFSSRs. Any restoration of the NHS will be limited to areas disturbed by development construction activities. 61.That the Owner be required to submit a Functional Servicing and Stormwater Report (FSSR) to the City of Pickering that is consistent with the final approved MESPA and the previously submitted Neighbourhood Functional Servicing and Stormwater Report (NFSSR), especially as it relates to the servicing and stormwater management issues within and between Neighbourhoods that will ensure that the separate FSSR’s will combine to form a complete NFSSR as required, to the satisfaction of the City of Pickering. 62.That the Owner shall agree to implement all water balance/infiltration measures identified in the approved NFSSR. Traffic – Roads 63.That the owner satisfy the City of Pickering respecting the submission of, approval of, and implementation program for the results of, the Hamlet of Whitevale Traffic Impact and Management Study, as generally referred to in Section 11.74(c) of the Pickering Official Plan. The City of Pickering will undertake a community consultation program on the recommendations of the study prior to the City’s approval and implementation of any of the studies recommendations. - 43 - Recommended Conditions of Draft Plan Approval SP-2015-03 (R) Page 10 64.That the Owner agrees in the subdivision agreement to the requirement for the establishment of a public advisory committee composed of representatives from the owner, the Region of Durham, the City of Pickering, and the Whitevale and District Residents' Association. This committee will meet regularly during construction, and once per year during the monitoring period described in the Hamlet of Whitevale Transportation Mitigation Study, to review the effectiveness of traffic mitigation measures and provide any recommendations to the City. 65.That the Owner agrees in the subdivision agreement to include warning clauses (to be included in all agreements of purchase and sale) advising that Whitevale Road will be closed to vehicular traffic immediately east of the Hamlet of Whitevale as shown in the draft Hamlet of Whitevale Transportation Mitigation Study dated August 2013. 66.That the Owner of all draft plans that abut Whitevale Road, west of Sideline 24, shall submit a traffic calming strategy to the satisfaction of the City of Pickering. 67.That the Owner reconstruct and urbanize, at their cost, Sideline 16 from the Fifth Concession Road to the southern limit of in the subdivision to the satisfaction of the City of Pickering. 68.That the Owner satisfy the City of Pickering respecting the submission of, approval of, and implementation program for the results of, a Traffic Sensitivity Analysis as required by Section 11.25 of the Pickering Official Plan, and shall include: a Traffic Impact Study; an intersection control plan; a traffic signal implementation program; a Traffic Management Implementation Plan; a transportation planning exercise; a Transportation Demand Management Plan; and, a Parking Management Plan. 69.That the Owner satisfy the City of Pickering that appropriate arrangements have been established for the installation of traffic control signals, including all costs, in a time frame acceptable to the City of Pickering, which may include installation of signals in advance of warrants. 70.That the Owner shall install a temporary turning circle or other alternatives approved by the City of Pickering whenever a road is to be continued in future developments. 71.That the Owner shall agree that any road connection that traverses the NHS must be acquired, constructed and dedicated as part of the development and be addressed in the subdivision agreement and the design shall maintain, to the extent practical, where not precluded by grading or other servicing constraints, the rural cross section of the historic concession roads. 72.That the Owner satisfy the City of Pickering respecting the submission of a future transportation study as required by Section 11.74(b) of the Pickering Official Plan and the Owner acknowledge and agree that any lands that are outside the Phase I lands identified in the Stage Servicing and Implementation Strategy shall be subject to a holding zoning provision. 73.That the Owner satisfy the City of Pickering respecting the submission of a transportation study where direct access is proposed along any Type “C” Arterial Road or a Collector Road. - 44 - Recommended Conditions of Draft Plan Approval SP-2015-03 (R) Page 11 Closed Roads 74. That the Owner make appropriate arrangements for the conveyance of any City owned surplus closed road allowances, including the preparation of all required survey works, to the satisfaction of the City of Pickering. Model Homes 75. That the Owner enter into a model home agreement with the City, if applicable for this draft plan. All model homes must satisfy all requirements of the architectural control guidelines for the subdivision. Trail Heads 76. That the Owner construct to the satisfaction of the City of Pickering trail heads within or abutting the draft plan and described as within or west of Block 32, within or west of Block 33, west of Street 20,all to the satisfaction of the City of Pickering. Further Owner construct a trail connecting the above noted trail heads to the satisfaction of the City of Pickering. This will including all responsibilities for obtaining the necessary easements for the trail located in the Seaton Natural Heritage System. Fire 77. That the Owner agrees that no building permit shall be approved on any land within the subdivision until adequate services are available including adequate water pressure to the satisfaction of the City’s Fire Services Division. Building permits for infrastructure projects may be exempt from this requirement. 78. That the Owner provide a fire break plan and other fire prevention measures to the satisfaction of the City of Pickering. Development Block 79. That the Owner satisfy the City of Pickering with respect to a program or undertaking for the disposition of future development block and acquisition of abutting part lots prior to registration. This may require properties merging on title and that no building permit shall be requested until any land assembling has been completed to the satisfaction of the City of Pickering. Canada Post 80. That the Owner satisfy the City of Pickering, through the approval of a Utility Coordination Plan for the location of a Community Mailbox, in consultation with Canada Post, and incorporate in the City’s subdivision agreement the provision of a Community Mailbox information including technical specifications, notifications and financial terms. 81. That the Owner agree to determine and provide a suitable temporary Community Mailbox location, if required, to the satisfaction of the City of Pickering. - 45 - Recommended Conditions of Draft Plan Approval SP-2015-03 (R) Page 12 Heritage Lots 82. That the draft plan be appropriately revised surrounding any abutting heritage lot as identified on the Neighbourhood Plan, to the satisfaction of the City of Pickering, to ensure a proper relationship between the heritage property and the new development. This revision may include a modification to the lotting and/or road pattern and may result in a different dwelling form and loss of lots. 83. That the applicant submits a Pre-Condition Survey for any abutting residential dwelling or any listed/designated heritage structure that is located within 30 metres of the limit of development of the draft plan. The findings of the study and survey must be prepared by a qualified professional and should be undertaken prior to any earthwork or construction next to the subject property and, where an owner of the abutting residential dwelling or any listed/designated heritage structure that is located within 30 metres of the limit of development of the draft plan refuses to allow entry into the dwelling, this condition will be deemed to have been satisfied. Place-Making Guidelines 84. That the Owner shall ensure all development is consistent with the City of Pickering’s Sustainable Place-Making Guidelines, including but not limited to, all public lands to the satisfaction of the City of Pickering. Plan Revisions 85. The Owner acknowledge and agree that the draft plan of subdivision and associated conditions of approval may require revisions, to the satisfaction of the City of Pickering to implement or integrate any recommendation resulting from studies required as conditions of approval. 86. That the Owner revise the draft plan, as necessary to the satisfaction of the City to accommodate any unforeseen technical engineering issues which arise during the review of the final engineering drawings. Required revisions may include reducing the number of residential building lots or reconfiguring the roads or lots to the City’s satisfaction. 87. That the Owner agree to implement the requirements of all studies that are required by the City of Pickering for the development of this draft plan of subdivision to the satisfaction of the City of Pickering. Timing 88. That the owner, agree in the subdivision agreement that it will not commence any construction works (including site servicing, topsoil stripping and grading) on the subject property until the front ending agreement contemplated by the Region of Durham Condition 11 has been executed for the plan. Endangered Species Act 89. That the owner satisfy the Endangered Species Act prior to any site alteration and the City be provided by the Owner with confirmation from the Ministry of Natural Resources and Forestry of their approval. - 46 - Recommended Conditions of Draft Plan Approval SP-2015-03 (R) Page 13 Staged Servicing and Implementation Strategy 90. Prior to final approval, the Seaton Landowners shall confirm that the total number of units for Phase 1 does not exceed 9,800 single-detached equivalent units, to the satisfaction of the City of Pickering, Durham Region, and York Region. For all plans of subdivision, and condominium within the Phase 2 area, or any phase beyond Phase 1, the Holding (H) Zone provisions of Section 36 of the Ontario Planning Act shall be used in order to ensure that final plan approval and development of these lands does not occur until such time as the Holding (H) symbol is removed in accordance with the provisions of the Ontario Planning Act. The Zoning Bylaw shall specify the terms under which Council may consider the removal of the Holding (H) symbol. Said terms shall include a minimum of the following: (i) The completion of a transportation study identifying the need, and if warranted, the extent and timing of additional transportation improvements, external to the Seaton Community and Durham Region that may be required to support development beyond the first phase as outlined in the Staged Servicing and Implementation Strategy. The transportation study is to be undertaken by the landowners in consultation with the City of Pickering, Durham Region, City of Toronto and York Region and shall be in accordance with Policy 11.74(b) of the Pickering Official Plan, as amended by Pickering Official Plan Amendment 22. (ii) The City is satisfied that the transportation improvements identified in the transportation study referred to in (i) above as required to support the development of the subsequent phase to be released from the H - holding provision will be provided in accordance with the timing recommended by the transportation study, and that satisfactory arrangements are in place for the funding of those transportation improvements. Agreement Clauses 91. The subdivision agreement between the Owner and the City of Pickering shall contain, among other matters, the following provisions: 92. That the Owner agrees to include provisions whereby all offers of purchase and sale shall include information that satisfies Subsection 59(4) of the Development Charges Act, 1997. 93. That the Owner submit, to the satisfaction of the City, an M-plan showing the lotting for the detached dwellings that demonstrates conformity with the designation provisions of the City of Pickering Official Plan. 94. That the Owner agrees to implement those noise control measures recommended in the noise report required in Condition 28. 95. That the Owner agrees to implement the requirements of the TRCA’s conditions of approval in the City’s subdivision agreement in wording acceptable to the City of Pickering in consultation with TRCA. 96. That the Owner agrees to design and implement on-site erosion and sediment control. 97. That the Owner agrees to maintain all stormwater management and erosion and sedimentation control structures operating and in good repair during the construction period, in a manner satisfactory to the City of Pickering, in consultation with TRCA and/or MNRF. - 47 - Recommended Conditions of Draft Plan Approval SP-2015-03 (R) Page 14 98. That the Owner agrees to commit to provide appropriate information to all perspective buyers of lots adjacent to the publicly owned natural heritage system through all agreements for purchase and sale, sales information, and community maps to ensure that the land owners are well informed that private use and/or access to the open space blocks shall not be permitted, and reflect the intent of the following: “The open space adjacent to the subject property is considered to be part of the publicly owned natural heritage system and will be maintained for environmental protection, and public use purposes. Please note that uses such as private picnics, barbeque or garden areas; and/or the dumping of refuse (e.g., grass/garden clippings household compostable goods, garbage etc.) are not permitted on these lands. In addition, access to the valley corridor such as private rear yard gates and/or ladders are prohibited.” “Stormwater Management Facilities and the Natural Heritage System are intended to be naturalized/kept in a natural state. As such, the publicly owned natural heritage system may not receive routine maintenance such as grass and weed cutting.” 99. That the Owner agrees to include provisions whereby all offers of purchase and sale shall include information that for all dwelling units with a single car garage that the City’s by-laws require two parking spaces for the dwelling which have been provided, one in the garage and one in the driveway and that the City’s by-law restricts the width of the driveway to a maximum size width which does not allow two cars parked side by side. Section D – Toronto and Region Conservation Authority 1. That prior to the installation of servicing and prior to the registration of Phase 1A of this Draft Plan of Subdivision, the owner shall submit the following to TRCA’s satisfaction. Nothing in this condition prohibits the construction of regional infrastructure. a. Pre-consultation and an agreed-upon approach for any studies, reports or strategies requested by the TRCA in these conditions to the satisfaction of the TRCA where specified prior to the preparation of these studies, reports or strategies. b. A signed agreement with an environmental monitoring professional certified by CISEC, which has the effect of ensuring that all environmental controls including stormwater management and ESC controls identified in the Erosion and Sediment Control Report and Plans for the subdivision, will be monitored and, if necessary, immediately corrected. c. Detailed plans illustrating the topsoil stripping and replacement proposal including, but not limited to, the locations, staging and methodology, to ensure the soils will be appropriate for use in the LID Strategy referred to in Condition No. 2(b)(iv). d. A revised Scoped Environmental Impact Study for Phase 1A. e. An Erosion and Sediment Control Report and Plans consistent with the Erosion and Sediment Control Guideline for Urban Construction (Greater Golden Horseshoe Area Conservation Authorities, 2007, as amended), that includes proposed measures for controlling or minimizing erosion and siltation on-site. and/or in downstream areas during and after topsoil stripping, grading, the installation of infrastructure and construction of any structures. In addition the ESC Report and Plans shall include temporary feature based water balance measures including water quality treatment that will be implemented in the interim until the final LID Strategy is operational. Such ESC - 48 - Recommended Conditions of Draft Plan Approval SP-2015-03 (R) Page 15 Report and Plans must be consistent with the principles outlined in the FSSR and will be coordinated with the ESC Plans for subdivisions within the surrounding development context. f. Detailed plans and studies associated with the SWMF outfalls including geomorphology, erosion protection, grading, and restoration/compensation. 2. That prior to the initiation of the installation of servicing and prior to the registration of the affected phase of this Draft Plan of Subdivision, the Owner shall prepare and submit the following to TRCA satisfaction: a. A five (5) year monitoring program for Wetland U9 and a properly secured Letter of Credit provided for in the subdivision agreement. b. A detailed engineering submission to include: i. A description of the storm drainage system (quantity, quality and erosion control) for the proposed development; ii. Plans illustrating how this drainage system will tie into surrounding drainage systems (i.e., how external flows will be accommodated, the design capacity of the receiving system); iii. Appropriate stormwater management techniques which may be required to control minor and major flows; iv. Implementation of the Low Impact Development Strategy identified in the Low Impact Development Strategies section of the FSSR and the Minutes of the Meeting held at the City of Pickering dated June 24, 2013; v. Updated storage and release rate requirements for stormwater management facilities to reflect changes in drainage patterns and impervious rates, as per the revised Duffins Creek Hydrology Update (DCHU); vi. Plans and designs illustrating how the feature-based water balance targets and objectives for the natural features (i.e., forest, wetlands, headwater drainage features) identified in the approved FSSR will be achieved, including an update of the existing analysis as required. The designs shall include flexibility for adaptive management to respond to monitoring results and any interim strategies required; vii. Detailed designs of infrastructure crossings in the Natural Heritage System to avoid, minimize and mitigate impacts to natural features and their functions; viii. Detailed designs of stormwater management ponds, LID facilities and site design based on subsurface groundwater and geotechnical investigations; ix. Where required, evaluation of the need for groundwater dewatering during construction, including but not limited to details for its disposal, potential impacts to natural features due to groundwater withdrawal, mitigation and any permitting requirements; x. Grading plans for the subject lands to include plans and details regarding areas where grading is proposed in the Natural Heritage System, including how the works will be minimized in accordance with the policies in OPA 22; xi. Plans illustrating how the design of SWM facilities considers LID design features; and - 49 - Recommended Conditions of Draft Plan Approval SP-2015-03 (R) Page 16 xii. The location, description and details of all outlets and other facilities or works which may require permits from the TRCA pursuant to the Development, Interference with Wetlands and Alterations to Shorelines and Watercourses Regulation (Ontario Regulation 166/06). c. A comprehensive mitigation and or compensation plan for any encroachment into the Seaton Natural Heritage System including, but not limited to, stormwater outfall and associated LID infrastructure to be located within the Seaton Natural Heritage System. d. A comprehensive Planting Plan for the SWMF, disturbed areas or LIDs within the Seaton Natural Heritage System consistent with TRCA’s SWM Pond Planting Guidelines, or as amended. e. A Trails Impact Study that addresses trails, trailheads, and passive spaces within the Seaton Natural Heritage System where proposed as part of Phase 1A. 3. That the owner agrees in the subdivision agreement, in wording acceptable to the TRCA: a. To carry out, or cause to be carried out, to the satisfaction of the TRCA, the recommendations of the reports and details of the plans referenced in Conditions 1 and 2; b. To implement erosion, sediment and topsoil management consistent with the Erosion Sediment and Topsoil Management Control Plans at all times; c. To install and maintain all stormwater management and erosion and sedimentation control structures operating and in good repair during the construction period, in a manner satisfactory to the TRCA; d. To obtain all necessary permits from the TRCA pursuant to the Development, Interference with Wetlands and Alterations to Shorelines and Watercourses Regulation (Ontario Regulation 166/06), as amended, to the satisfaction of the TRCA; e. To provide the Owner’s percent contribution to the aquatic habitat compensation plan identified in MESP, Section F2.1, if required; f. To erect a permanent fence to City of Pickering satisfaction along the property line of the residential lots and, where appropriate, along roads where they abut the Seaton Natural Heritage System; g. To ensure that a restrictive covenant is placed over the rear yards of all lots created adjacent to the Seaton Natural Heritage System. The restrictive covenant shall have the effect of prohibiting: 1) the removal of fences along the lot line of all subject development lots; and 2) the installation of gates or other access through the fences along the lot line of all development lots; h. To implement a landowner education program which includes preparing a “Landowner Information and Natural Stewardship Guide” to the satisfaction of the Director City Development and the Director, Culture and Recreation for inclusion in all Offers of Purchase and Sale of all Units. This guide shall describe the value and importance of the natural Heritage System, the impact landowner activities can have on natural areas, and steps which can be taken to minimize such impact in order to assist in protection of the Natural Heritage System. The guide shall address such activities, where applicable, as: - 50 - Recommended Conditions of Draft Plan Approval SP-2015-03 (R) Page 17 i. Refuse/yard waste/composting; ii. Fertilizer, herbicides and pesticide use as it relates to the hydrogeological features and functions of the site; iii. Identification and protection of natural areas, vegetation preservation zones, rehabilitation areas and landscape buffer plantings; iv. Access and trail use discouraging vegetation trampling; v. Domestic pet impacts and controls; vi. Invasive plant spreading; vii. Promoting planting of native species; viii. Proper swimming pool management techniques; ix. Impacts of noise and lighting including directing lighting away from wooded and natural areas and setting with motion detectors to minimize constant lighting; x. Protection of soil and vegetation on natural areas; xi. the ecological role of stormwater treatment facilities; and xii. The importance of choosing sustainable technologies and maintaining the required LID facilities. 4. That a copy of the fully executed subdivision agreement be provided to the TRCA by the owner, when available, in order to expedite the clearance of conditions of draft plan approval. Section E – Durham District School Board 1. That the following “Notice to Parents” be inserted in all agreements of purchase and sale between the Owner and all prospective homebuyers. “Students from this development may have to attend existing schools. Although a school site has been reserved within this plan of subdivision, a school may not be constructed for some time, if at all, and then only if the Ministry of Education authorizes funding and construction of this required school.” 2. That the Owner agrees to post the standard Durham District School Board approved “Notice to Parents” in all sales presentation centers. The “Notice to Parents” reads as follows: “Students from this development may have to attend existing schools. Although a school site has been reserved within this community, a school may not be constructed for some time, if at all, and then only if the Ministry of Education authorizes funding and construction of this required school.” Section G – Notes to Draft Approval 1. As the Owner of the proposed subdivision, it is your responsibility to satisfy all conditions of draft approval in an expeditious manner. The conditions of draft approval will be reviewed periodically and may be amended at any time prior to final approval. The Planning Act provides that draft approval, may be withdrawn at any time prior to final approval. 2. All plans of subdivision must be registered in the Land Titles system within the Regional Municipality of Durham. - 51 - Recommended Conditions of Draft Plan Approval SP-2015-03 (R) Page 18 3. Where agencies' requirements are required to be included in the City of Pickering subdivision agreement, a copy of the agreement should be sent to the agencies in order to facilitate their clearance of conditions for final approval of this plan. The addresses and telephone numbers of these agencies are: (i) Commissioner of Planning and Economic Development, Planning and Economic Development Department, Regional Municipality of Durham, 605 Rossland Road East P.O. Box 623, Whitby, Ontario L1N 6A3 905.668.7711. (ii) The Toronto and Region Conservation Authority, Development Planning and Regulation, 101 Exchange Avenue, Vaughan, Ontario, L4K 5R6, 416.661.6600. (iii) Durham District School Board, Facilities Services, 400 Taunton Road East, Whitby, Ontario, L1R 2K6 - 52 - Appendix II to Report PLN 16-21 Recommended Zoning By-law Provisions for Zoning By-law Amendment A 05/15 (R) - 53 - The Corporation of the City of Pickering By-law No. XXXX/21 Being a By-law to amend Restricted Area (Zoning) By-law 7364/14, to implement the Official Plan of the City of Pickering, Region of Durham, for land at Part Lots 17 to 19, Concession 4, Part Lots 19 to 21, Concession 5, City of Pickering (A 05/15 (R)) Whereas the Council of The Corporation of the City of Pickering received an application to rezone portions of the subject lands being Part Lots 17 to 19, Concession 4, Part Lots 19 to 21, Concession 5, in the City of Pickering to permit the implementation of a draft plan of subdivision; and And whereas an amendment to Zoning By-law 7364/14, is deemed necessary to permit the requested revisions; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedule I Schedule I attached hereto with notations and references shown thereon are hereby declared to be part of this By-law. 2. Area Restricted The provisions of this By-law shall apply to those lands in Part Lots 17 to 19, Concession 4, Part Lots 19 to 21, Concession 5, in the City of Pickering, designated “LD1, LD1-T, OS,” on Schedule I attached hereto. 3. General Provisions No building, structure, 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. By-law 3037 The provisions of By-law 3037 of the City of Pickering, and the associated amendments, are repealed in the areas that are covered by this By-law as shown on Schedule I to this By-law. 5. By-law 7364/14 By-law 7364/14, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedule I to this By-law. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 7364/14. Draft - 54 - By-law No. XXXX/21 Page 2 6. Effective Date This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XX day of XXXX, 2021. ___________________________________ David Ryan, Mayor ___________________________________ Susan Cassel, City Clerk Draft Draft - 55 - Fifth Concession Road Sideline 16OSLD1-TLD1-T OS LD1 OS Clerk Mayor Schedule I to By-LawPassed ThisDay of i NXXXX/21XXrd XXXX 2021 68.0m 68.0m 135.2m 97.6m211.3m165.1m133.3m150.6m63.6m57.3m63.6m82.0m 29.0m 50.7m64.6m 27.0m 82.7m 71.5m 736.0m678.2m51.8m 73.4m 53.8m- 56 - Attachment #1 to Report #PLN 16-21 BrockRoadHighway 40 7 ElsaStorryAvenue © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location Map - Phase 1AFile:SP-2015-03 & A05/15 Date: Mar. 03, 2021 ¯ESubject Lands(Phase 1A) L:\PLANNING\01-MapFiles\SP\2015\SP-2015-03 & A0515\SP2015-03 A0515_LocationMap.mxd 1:12,000 SCALE:THIS IS NOT A PLAN OF SURVEY. Property Description:Part of Lot 17, Concession 4; Now Part 1 of 40R-29370Applicant:Seaton TPFM Inc - 57 - Attachment #2 to Report #PLN 16-21 Neighbourhood 20: Thompson's Corners - 58 - Attachment #3 to Report #PLN 16-21 Submitted Plan - Phase 1A City Development Department March 3, 2021FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2015-03 (R) & A05/15 (R) Property Description: DATE: File No: Part of Lot 17, Concession 4; Now Part 1 of 40R-29370 L:\Planning\01-MapFiles\SP\2015 Applicant: Seaton TPFM Inc N Phase 1A Subject Lands - 59 - Report to Planning & Development Committee Report Number: PLN 17-21 Date: April 6, 2021 From: Kyle Bentley Director, City Development & CBO Subject: Draft Plan of Subdivision Application SP-2019-03 Draft Plan of Condominium Application CP-2019-04 Zoning By-law Amendment Application A 13/19 10046043 Canada Inc. & C. Wang Lots 14, 29 and 30, Part of Lots 22 to 26 Plan 818, Part 4 of 40R-29018, Part 1 of 40R-29545, Part 2 of 40R-30489 and Part 1 of 40R-30492 (1950 and 1952 Fairport Road) Recommendation: 1.That Zoning By-law Amendment Application A 13/19, submitted by 10046043 Canada Inc. and C. Wang, to facilitate a residential common element condominium development consisting of 27 detached dwellings and 3 lots for detached dwellings fronting Fairport Road, on lands located on the west side of Fairport Road, south of Taplin Drive, be approved and that the draft Zoning By-law Amendment as set out in Appendix I to Report PLN 17-21 be finalized and forwarded to Council; and 2.That Draft Plan of Subdivision Application SP-2019-03, submitted by 10046043 Canada Inc. and C. Wang, to establish 3 lots for detached dwellings fronting Fairport Road, a single development block to permit a residential common element condominium, an open space block, a road widening, and 2 blocks for future development, as shown on Attachment #4 to Report PLN 17-21, and the implementing conditions of approval, as set out in Appendix II, be endorsed. Executive Summary: 10046043 Canada Inc. and C. Wang have submitted applications for Zoning By-law Amendment, Draft Plan of Subdivision, and Draft Plan of Condominium to facilitate a residential infill development located on the west side of Fairport Road, south of Taplin Drive (see Location Map and Air Photo Map, Attachments #1 and #2). The infill development consists of 3 freehold lots for detached dwellings, and a common element condominium development consisting of 27 detached dwellings (see Submitted Conceptual Plan, Attachment #3; Submitted Draft Plan of Subdivision, Attachment #4; and Submitted Draft Plan of Condominium, Attachment #5). Following the Statutory Public Meeting on January 13, 2020, the applicants have revised the conceptual site plan to address concerns raised by the City and the area residents including revising the development standards for the 3 lots along Fairport Road based on the recommendations of the Infill and Replacement Housing Study; increasing the number of visitor parking spaces from 7 to 12 parking spaces; identifying the snow storage areas; increasing the private road width to 6.5 metres to accommodate two-way traffic; correcting the location of Dunbarton Creek; and ensuring all drainage that flows to this site is accommodated. - 60 - Report PLN 17-21 April 6, 2021 Subject: 10046043 Canada Inc. & C. Wang Page 2 The proposal represents a logical and orderly development that is in keeping with the built form within the immediate area and is compatible with the established housing forms within this neighbourhood. The proposal is consistent with Provincial Plans and conforms to the Durham Regional Official Plan. Furthermore, the development is consistent with the City’s Official Plan and the Dunbarton Neighbourhood policies and also addresses the applicable urban design requirements as outlined in the Dunbarton Neighbourhood Development Guidelines. Accordingly, staff recommends that Council approve Zoning By-law Amendment Application A 13/19, and Draft Plan of Subdivision Application SP-2019-03 and the related conditions of approval. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. 1. Background 1.1 Property Description The subject lands comprise 2 properties located on the west side of Fairport Road, south of Taplin Drive, having a combined area of approximately 2.42 hectares with approximately 40 metres of frontage along Fairport Road and 3.0 metres of frontage along Taplin Drive (see Location Map, Attachment #1). The subject lands currently contain 2 detached dwellings that are proposed to be demolished. The westerly portion of the subject lands are environmentally sensitive lands forming part of the Dunbarton Creek valley lands. Surrounding land uses include (see Air Photo Map, Attachment #2): North: Immediately to the north are existing detached dwellings fronting onto Taplin Drive. East and South: Immediately to the east and south are detached dwellings fronting onto Fairport Road. West: To the west is the Dunbarton Creek and associated valley lands and significant woodlands. Further west are detached dwellings fronting onto the east side of Spruce Hill Road. 1.2 Applicant’s Proposal The applicants have submitted applications for Zoning By-law Amendment, Draft Plan of Subdivision, and Draft Plan of Condominium to facilitate a common element condominium consisting of 27 detached dwellings and 3 freehold lots for detached dwelling (see Submitted Conceptual Plan, Attachment #3). - 61 - Report PLN 17-21 April 6, 2021 Subject: 10046043 Canada Inc. & C. Wang Page 3 The table below summarizes the various blocks/lots to be created through the draft plan of subdivision and their proposed uses (see Submitted Draft Plan of Subdivision, Attachment #4): Lot/Block Number Land Area Proposed Use Lots 1, 2 and 3 0.14 hectares 3 freehold lots for detached dwellings fronting Fairport Road Block 4 1.52 hectares Common element condominium development block Block 5 0.73 hectares Dunbarton Creek and associated valley lands and buffer to be conveyed to the City of Pickering and rezoned to an appropriate open space zone category. Block 6 and 7 0.03 hectares Blocks of land to be conveyed to the neighbouring properties or remain vacant, under the same ownership. Block 8 0.003 hectares Road widening Total 2.423 hectares The 3 freehold lots for detached dwellings fronting Fairport Road (Lots 1 to 3) will each have a minimum lot area of 430 square metres and a minimum lot frontage of 13.5 metres. A common element condominium development consisting of 27 detached dwellings fronting an internal private road proposed within Block 4. The common element features include: the community mailbox; the private outdoor amenity space; the water meter room; visitor parking areas; the private road; and, the internal pedestrian walkway (see Submitted Draft Plan of Condominium, Attachment #5). The parcels of tied lands (POTLs) will have a minimum lot area of 350 square metres and a minimum lot frontage of 12.0 metres. All of the detached dwellings are proposed to be 9.0 metres (2-storeys) in height. Vehicular access to the internal private road will be provided through a full-movement access from the west side of Fairport Road. A 1.5 metre wide pedestrian walkway is proposed along one side of the private road. Residential parking is provided at a ratio of 2 parking spaces per dwelling unit. Visitor parking for the common element condominium development is provided at a rate of 0.25 parking spaces per unit. Through collaboration between City staff and the applicants, the following changes have been made to the proposal: • increased the number of visitor parking spaces from 7 spaces to 12 spaces; • increased the width of the private road from 6.0 metres to 6.5 metres to ensure conformity with City standards; • updated all studies and drawing to illustrate the corrected location of Dunbarton Creek; • revised the Functional Servicing Report to include the drainage pipe located at 1966 Fairport Road that travels across 1952 Fairport Road to 1954 Fairport Road to ensure existing drainage patterns are accommodated; - 62 - Report PLN 17-21 April 6, 2021 Subject: 10046043 Canada Inc. & C. Wang Page 4 •revised the zoning performance standards for the 3 lots along Fairport Road to be consistent with the recommendations of the Infill and Replacement Housing Study (reduced lot coverage, increased front yard setback, and increased side yard setbacks); and •identif ied the snow storage areas. Except for the 3 lots fronting Fairport Road, the development will be subject to site plan approval. 2.Comments Received 2.1 Public Open House, Statutory Public Meeting and Written Comments On November 21, 2019, a Public Open House meeting was hosted by the City Development Department to inform area residents about the development proposal. Approximately 55 people attended the public open house. Subsequently, the Statutory Public Meeting was held on January 13, 2020, where 10 people attended the Public Meeting. In addition, the City has received 16 written comments. The following is a list of key comments and concerns expressed by the area residents at the meetings, and in written submissions: •concerned that the proposal will result in a negative impact on the existing natural features, species, and current water drainage patterns; •commented that several trees were previously removed and the proposal will remove additional trees; •concerned that the development will further increase traffic congestion along Fairport Road; •commented that there is an insufficient number of visitor parking spaces provided for the common element condominium development; •commented that the subject lands have contaminated soil and requested clarification that these lands will be remediated before the proposed development proceeding; and •requested clarification regarding the accurate location of the creek and associated buffers. Detailed responses to the various comments and concerns received are listed above are included in Attachment #6 to this report. 2.2 City Departments & Agency Comments 2.2.1 Region of Durham •no objection to the proposed development as it is consistent with the Provincial Policy Statement conforms with the Growth Plan and conforms with the Regional Official Plan; and •the Region’s conditions of draft approval must be complied with prior to clearance by the Region for registration, including mandatory air conditioning and noise warning clauses, and filing a Record of Site Condition with the Ministry of the Environment, Conservation and Parks. - 63 - Report PLN 17-21 April 6, 2021 Subject: 10046043 Canada Inc. & C. Wang Page 5 2.2.2 Engineering Services Department • no objections to the proposed applications for Draft Plan of Subdivision, Draft Plan of Condominium and Zoning By-law Amendment; and • the owner shall satisfy all requirements, financial and otherwise of the City of Pickering including, among other matters, the execution of a subdivision agreement and a site plan agreement between the owner and the City concerning the provision and installation of services, grading drainage, utilities, tree compensation, construction management, cash-in-lieu of parkland, noise attenuation, landscaping and any other matters. 2.2.3 Toronto and Region Conservation Authority • staff are satisfied with the development limits and therefore have no objection to the approval of the application for Zoning By-law Amendment; • no objections to the proposed applications for Draft Plan of Subdivision and Draft Plan of Condominium subject to TRCA’s recommended conditions of approval; • TRCA staff have reviewed the proposed buffers from Dunbarton Creek and the associated hazardous lands and will require planting of native species within the proposed buffer; and • technical matters related to grading, drainage, servicing, erosion and sediment control, and buffer planting will be addressed through the site plan approval process. 2.2.4 Durham District School Board • no objections to the proposal; and • students generated from this development will attend existing neighbourhood schools. 2.2.5 Durham Catholic District School Board • no objections to the proposal; and • students generated from this development will attend Father Fenelon Catholic Elementary School and St. Mary Catholic Secondary School. 3. Planning Analysis 3.1 The proposal is consistent with the Provincial Policy Statement and Growth Plan The Provincial Policy Statement 2020 (PPS) provides provincial policy direction on land use planning. The PPS provides for appropriate development while protecting resources of provincial interest, public health and safety, and the quality of the natural and built environment. The PPS supports improved land use planning and management, which contributes to a more effective and efficient land-use planning system. The PPS indicates that healthy, livable and safe communities are to be sustained by, among other matters, promoting efficient development and land use patterns and accommodating an appropriate range and mix of residential. The PPS also supports the maintenance, restoration or where possible, improved linkages between natural heritage - 64 - Report PLN 17-21 April 6, 2021 Subject: 10046043 Canada Inc. & C. Wang Page 6 features and hydrological features. The proposed development promotes modest residential intensification and provides appropriate density where existing infrastructure and public service facilities are available while protecting and restoring Dunbarton Creek and the associated valleylands. The proposed development is consistent with the PPS policies that encourage the efficient use of land, infrastructure and planned public service facilities while protecting the Natural Heritage System. The proposed development is consistent with the PPS. A Place to Grow: The Growth Plan for the Greater Golden Horseshoe, 2020 sets out a planning vision for growth throughout the Greater Golden Horseshoe. The subject lands are located within the “built-up area" of the City of Pickering. The proposed development provides for a compact form of development that conforms to the Plan. 3.2 The proposed development falls within the permitted density within the Official Plan The subject lands are located within the Dunbarton Neighbourhood and are designated as “Urban Residential Areas – Low Density Areas” and “Open Space System – Natural Areas” in the Pickering Official Plan. “Low Density Areas” primarily provide for residential or related uses at a maximum net residential density of up to and including 30 units per net hectare. The proposal will result in a net residential density of approximately 18 units per net hectare, which falls within the permitted density range. 3.3 The proposed lotting fabric and recommended zone standards will ensure the proposed dwellings will be in keeping with the established neighbourhood and the Dunbarton Neighbourhood Guidelines The Official Plan states that in establishing performance standards, regard shall be had to protecting and enhancing the character of established neighbourhoods by considering matters such as building height, yard setbacks, lot coverage, access to sunlight, parking provisions and traffic implications. The Official Plan also states that where new development is proposed within an existing neighbourhood or established area, City Council shall encourage building design that reinforces and complements existing built patterns such as form, massing, height proportion, position relative to the street, and building area to site ratio. The policies for the Dunbarton Neighbourhood also state that in the established residential area between Spruce Hill Road and Appleview Road, including Fairport Road and Dunbarton Road, development should be encouraged and where possible, required to be compatible with the character of the existing neighbourhood. In addition to the Official Plan policies and the Dunbarton Neighbourhood policies, there are development guidelines to ensure redevelopment is consistent with the existing neighbourhood (the Dunbarton Neighbourhood Guidelines). The Guidelines state that lots along Fairport Road, north of Dunbarton Creek, can only be developed for detached dwellings with minimum lot frontages of 13.5 metres. For development proposed on new internal roads, the guidelines state that only detached dwellings are permitted on lots with a minimum frontage of 12.0 metres and with consistent building setbacks with recent subdivision standards (front yard minimums of 4.5 metres and side yard minimums of 0.6/1.2 metres). The Guidelines also encourage new roads to connect with existing streets to minimize dead ends. Other Guidelines that apply to new detached dwellings within the Dunbarton Neighbourhood include: - 65 - Report PLN 17-21 April 6, 2021 Subject: 10046043 Canada Inc. & C. Wang Page 7 • establish maximum dwelling height of 9.0 metres; • minimize garage projections from the front wall of dwellings to ensure high-quality residential streetscapes; • permit detached garages in the side or rear yards where appropriate; • provide sidewalks on at least one side of each street; • discourage reverse frontage lots, except where necessary due to grading constraints or for other technical reasons; and • encourage preservation and planting of trees. The proposed zoning standards have been reviewed against the existing zoning provisions and the Dunbarton Neighbourhood Development Guidelines to ensure the massing, height and scale of the proposed built form complements the existing built form of the neighbourhood. Attachment #7 to this report includes a table comparing the proposed and existing zoning standards. The proposed lot frontages and recommended zoning standards for the 3 lots along Fairport Road are consistent with the Dunbarton Development Guidelines and will result in detached dwellings that maintain a consistent streetscape along Fairport Road. The common element condominium portion of the development consisting of 27 lots for detached dwellings is consistent with the development guidelines for the Dunbarton Neighbourhood. The proposed lots meet the minimum lot frontage requirement of 12.0 metres and the recommended zoning standards are consistent with other recent residential development within the neighbourhood, including a minimum front yard setback of 4.5 metres and minimum side yards of 0.6 and 1.2 metres. Since the 27 lots front onto an internal private road and have no frontage along Fairport Road, the proposed development will not impact the established streetscape or pattern of development along Fairport Road. Staff are of the planning opinion that the proposed common element condominium will complement the existing development within the Dunbarton Neighbourhood. Through the site plan approval process, staff will continue to work with the applicant to further review the detailed urban design and architectural matters in accordance with the Dunbarton Neighbourhood Development Guidelines including: detailed building location and siting; internal pedestrian circulation and connections; architectural design and materials; and the location of community mailboxes, water meter room, hydro transformers, gas meters and other utilities. 3.4 The proposal is consistent with the recommendations of the Infill and Replacement Housing Study On September 28, 2020, Council endorsed the recommendations of the Infill and Replacement Housing in Established Neighbourhoods Study (the Infill Study). The Infill Study recommendations provided direction on the future evolution of the City’s identified established neighbourhood precincts (Neighbourhood Precincts) so that neighbourhood precinct character is properly considered through the development and building approval processes for infill and replacement housing. Also at that meeting, Council adopted Urban Design Guidelines for Infill and Replacement Housing in Established Neighbourhood Precincts to support and enhance neighbourhood precinct characteristics and to assist staff, developers and the public to evaluate and prepare development or redevelopment applications. - 66 - Report PLN 17-21 April 6, 2021 Subject: 10046043 Canada Inc. & C. Wang Page 8 Since Council’s endorsement, staff has initiated an Official Plan Amendment and Zoning By-law Amendment to implement the recommendations of the Infill Study. A Statutory Public Meeting was held on January 4, 2021. The Information Report included a draft amendment to the Pickering Official Plan and draft Zoning By-law Amendments (the “draft Infill By-law”). One of the proposed policies states that when considering an application for development of Infill or Replacement Dwellings within an Established Neighbourhood Precinct, Council shall require the development to fit in, complement and be compatible with the character of the Established Neighbourhood Precinct. The Urban Design Guidelines are intended to assist in reinforcing the sense of character of the proposed Established Neighbourhood Precinct by addressing compatibility of new homes with adjacent, existing houses, as well as the streetscape. The Urban Design Guidelines specifically relate to the elements of built form, streetscape and neighbourhood composition. Through the site plan approval process, staff will review the proposed residential common element development against these guidelines. The subject lands are located within a proposed Established Neighbourhood Precinct within the Dunbarton Neighbourhood. Staff have reviewed the proposed zoning standards for the 3 lots along Fairport Road against the draft Infill by-law given that these lots have the greatest impact on the streetscape. As a result of this review, the applicant has agreed to reduce the maximum lot coverage from 38 percent to 33 percent, increased the minimum front yard depth from 4.5 metres to 7.5 metres, and increased the minimum flankage yard width from 3.4 metres to 4.5 metres. The recommended zoning performance standards for the 3 lots along Fairport Road are generally consistent with the draft Infill Zoning By-law and current zoning standards within the neighbourhood (see Existing and Proposed Zoning Standards Table, Attachment #7 and Zoning Map, Attachment #8). Staff are satisfied that the recommended zoning standards will result in a built form that fits in with the established streetscape character along Fairport Road. 3.5 The proposed development will not negatively impact the lands part of the Natural Heritage System The western portion of the subject lands are part of the Natural Heritage System containing Dunbarton Creek, associated hazardous lands, and Significant Woodlands, which are designated “Open Space System – Natural Areas” within Pickering’s Official Plan. The Official Plan requires proposed development or site alteration within these features or within 120 metres of these features to complete an Environmental Impact Study (EIS). The applicants have submitted an EIS, prepared by Beacon Environmental, dated April 2019. The Study assessed the extent of natural features (watercourse and valleylands) that are located on the south-western portion of the subject property, and the potential impacts to these features from the proposed development. Pickering’s Official Plan requires a 30 metre minimum vegetation protection zone (VPZ) from the stable top of bank and from the limits of the hazard lands. Beacon Environmental and TRCA have staked the limits of the natural feature and the required minimum VPZ, and have identified that a minimum 30 metre VPZ is required from the Creek, and a minimum - 67 - Report PLN 17-21 April 6, 2021 Subject: 10046043 Canada Inc. & C. Wang Page 9 10 metre VPZ is required from the limits of the hazard lands (which includes the top of bank, dripline, long-term stable top of slope, and floodline). The applicants propose to encroach within the dripline buffer (106 square metres) and watercourse buffer (42 square metres). The EIS provides recommended mitigation measures to ensure the proposal has no negative impacts on the natural features, which includes a 200 square metre buffer enhancement, natural feature protection (installing a fence to restrict access), edge management planting in the buffer to the natural features, and erosion and sediment controls during construction. TRCA has reviewed the EIS and agrees with the mitigation measures recommended. As a part of the detailed design stage, the proposed mitigation measures will be implemented. 3.6 Remediation of contaminated soil before conveying lands to the City Pickering’s Official Plan requires applicants to undertake investigative and restorative actions where contaminated lands are suspected. The applicants submitted a Phase One Environmental Site Assessment (ESA), prepared by Terrapex, dated July 19, 2019, which identified an area of potential concern that warranted further investigation. A Phase Two ESA was conducted to test the soil and groundwater, which concluded that remediation of both fill and native soils on the western portion of the site would be required. The Region has required the applicants to submit a Record of Site Condition indicating the lands have been remediated of any contamination before final approval of the draft plan of subdivision. Also, the City will require the applicants to remediate the lands to be conveyed to the City (Dunbarton Creek and associated valleylands) before the registration of the draft plan of subdivision. 3.7 Applicant to provide tree planting to replace trees historically removed without a permit within the City’s tree protection area In 2015, the previous landowner of 1952 Fairport Road removed a significant number of trees from the property, 20 of which were within the City of Pickering’s Tree Protection Area (By-law 6108/03). An order was issued requiring the previous landowner to rehabilitate the lands and to replant 100 trees within the TRCA screening area or in an area approved under a development agreement between the landowner and the City of Pickering. The order to comply was issued to the previous landowner and does not apply to the current owner. However, the new landowner has indicated that they will replant the 100 trees within the required buffer area. Therefore, as a condition of draft plan approval, the City will require 100 trees to be planted within the western portion of the site. 3.8 Traffic generated by this development will have minimum impact on Fairport Road In support of the proposal, a Traffic Assessment Study, prepared by Candevcon Limited, dated May 6, 2019, was submitted, which evaluated the traffic impacts generated by the proposed residential development on the existing road network and analyzed the location of the proposed vehicular access for the private condominium development from Fairport Road. - 68 - Report PLN 17-21 April 6, 2021 Subject: 10046043 Canada Inc. & C. Wang Page 10 The proposed 27 unit residential condominium development will access Fairport Road from an un-signalized intersection and is expected to generate 7 trips inbound and 22 trips outbound (29 vehicular trips) during the AM peak hour (7:30 am to 8:30 am) and 20 trips inbound and 12 trips outbound (32 vehicular trips) during the PM peak hour (4:30 pm to 5:30 pm). The generated traffic is anticipated to have minimal impacts on the Fairport Road and Glenanna Road intersection and will operate at an excellent service level for two-way stop control intersections. The proposed vehicular access to the private condominium development will operate as an un-signalized intersection with a stop sign. The consultant has indicated that the location of the proposed access is optimal as it is the furthest away from the Fairport Road and Glenanna Road intersection so that it will not interfere with the traffic operation of that existing intersection. The City’s Engineering Department has reviewed the study and agrees with the conclusions of the consultants that no further improvements to the existing road network are required to accommodate this development. 3.9 Sufficient number of parking spaces are proposed to support the development Several residents expressed concerns that the proposed number of visitor parking spaces is inadequate for this development. The City’s standard parking for the detached dwelling is 2 spaces per unit (typically 1 parking space within a private garage, and 1 parking space on the driveway). For condominium development, located outside of the City Centre, the City’s visitor parking standard is 0.25 visitor parking spaces per detached dwelling. The applicant is proposing double car garages to accommodate 2 parking spaces within the private garages, and 2 parking spaces on the driveway. The applicants have also increased the number of visitor parking spaces from 7 spaces to 12 spaces, which results in a visitor parking ratio of 0.44 visitor parking spaces per detached dwelling. Staff are satisfied that the proposed parking ratio is well above the City's requirements and sufficient to accommodate the parking requirements of this development without impact available on-street parking on nearby streets. 3.10 Technical matters will be addressed as conditions of subdivision approval and through site plan approval Detailed design issues will be dealt with through the subdivision agreement and site plan approval process. These requirements will address matters such as, but not limited to: • drainage and grading; • site servicing; • noise attenuation; • cash-in-lieu of parkland; • tree planting within the Dunbarton Creek and associated valley land buffer; • tree compensation; • requirements for Construction Management Plan; • landscaping; • resident, visitor and accessible parking spaces; • emergency vehicle access; • waste management collection; • location of community mailboxes; and • location of water meter room, hydro transformers, gas meters and other utilities. - 69 - Report PLN 17-21 April 6, 2021 Subject: 10046043 Canada Inc. & C. Wang Page 11 3.11 Draft Approval of the Draft Plan of Condominium is delegated to the Director, City Development Applications for standard and common element condominiums are delegated to the Director, City Development & CBO for final approval. No further approvals are required at this time. 3.12 Conclusion The applicant’s proposal is consistent with the City’s Official Plan and the Dunbarton Neighbourhood policies and also addresses the applicable urban design requirements as outlined in the Dunbarton Neighbourhood Development Guidelines. The applicant has worked with City staff and external agencies to address various environmental, traffic, lotting, and zoning performance requirements. The applicant is requesting to rezone the subject lands to appropriate zone categories with site-specific performance standards to facilitate the proposal. To ensure an appropriate site design, the zoning by-law will have site-specific provisions including, but not limited to, maximum building height, minimum lot frontage and area, minimum building setbacks, minimum interior garage size, and minimum number of resident and visitor parking spaces. Staff supports the rezoning application and recommends that a site-specific implementing by-law, attached as Appendix I to this Report be finalized and brought before Council for enactment. Also, it is recommended that the Conditions of Approval for Draft Plan of Subdivision attached as Appendix II to this report be endorsed by Council. 3.13 Applicant’s Comments The applicant has been advised of and concurs with the recommendations of this report. Appendices Appendix I Draft Zoning By-law for Zoning By-law Amendment Application A 13/19 Appendix II Recommended Conditions of Approval for Draft Plan of Subdivision SP-2019-03 Attachments: 1.Location Map 2.Air Photo Map 3.Submitted Conceptual Plan 4.Submitted Draft Plan of Subdivision 5.Submitted Draft Plan of Condominium 6.Responses to Resident Submissions 7.Existing and Proposed Zoning Standards Table 8.Zoning Map - 70 - Report PLN 17-21 April 6, 2021 Subject: 10046043 Canada Inc. & C. Wang Page 12 Prepared By: Original Signed By Tanjot Bal, MCIP, RPP Planner II Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO TB:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 71 - Appendix I to Report PLN 17-21 Recommended Zoning By-law Provisions for Zoning By-law Amendment A 13/19 - 72 - The Corporation of the City of Pickering By-law No.xxxx/21 Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, in Lots 14, 29 and 30, Part of Lots 22 to 26 Plan 818, Part 4 of 40R-29018, Part 1 of 40R-29545, Part 2 of 40R-30489 and Part 1 of 40R-30492, in the City of Pickering. (A 13/19) Whereas the Council of The Corporation of the City of Pickering received an application to rezone the subject lands being Lots 14, 29 and 30, Part of Lots 22 to 26 Plan 818, Part 4 of 40R-29018, Part 1 of 40R-29545, Part 2 of 40R-30489 and Part 1 of 40R-30492 in the City of Pickering to permit 3 freehold lots for detached dwellings and a common element condominium development consisting of 27 detached dwellings; 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 I Schedule I attached hereto 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 Lots 14, 29 and 30, Part of Lots 22 to 26 Plan 818, Part 4 of 40R-29018, Part 1 of 40R-29545, Part 2 of 40R-30489 and Part 1 of 40R-30492, in the City of Pickering, designated “S3-17”, “R4-23” and “OS-HL” on Schedule I to this By-law. 3. General Provisions No building, structure, 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) “Air Conditioner” means any mechanical equipment which is required for residential use and must be installed outdoors including central air conditioning units, heat pumps, heat exchange units, emergency generators and other such equipment. (2) “Balcony” means an attached covered or uncovered platform projecting from the face of an exterior wall, including above a porch, which is only directly accessible from within a building, usually surrounded by a balustrade or railing, and does not have direct exterior access to grade. Draft - 73 - By-law No. XXXX/21 Page 2 Draft (3) “Basement” means a portion of a building below the first storey. (4) “Bay, Bow, Box Window” means a window that protrudes from the main wall, usually bowed, canted, polygonal, segmental, semicircular or square sided with window on front face in plan; one or more storeys in height, which may or may not include a foundation; may or may not include a window seat; and may include a door. (5) “Condominium, Common Element” means spaces and features owned in common by all stakeholders in a condominium and may include private streets, walkways and parking and amenity areas. (6) “Deck” means a raised platform attached to the exterior wall of a building and with direct access from within a building and from grade. (7) “Grade” or “Established Grade” means, when used with reference to a building, the average elevation of the finished surface of the ground where it meets the exterior of the front of such building and when used with reference to a structure shall mean the average elevation of the finished surface of the ground immediately surrounding such structure, exclusive in both cases of any artificial embankment. (8) “Parapet Wall” means the portion of an exterior wall extending above the roof. (9) “Porch” means a roofed deck or portico structure attached to the exterior wall of a building, a basement may be located under the porch. (10) "Private Garage" means 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; (11) “Street, Private” means: (a) a right-of-way or roadway that is used by vehicles and is maintained by a condominium corporation; (b) a private road condominium, which provides access to individual freehold lots; (c) a roadway maintained by a corporation to provide vehicular and pedestrian access to parking lots and individual retail/commercial units; (d) a private right-of-way over private property, that affords access to lots abutting the private street, but is not maintained by a public body and is not a lane. (12) “Wall, Front” means a primary exterior wall of a building, not including permitted projections, which contains the primary entrance door. - 74 - By-law No. XXXX/21 Page 3 Draft (13) “Water Meter Building” means a building or structure that contains devices supplied by the Region of Durham which measures the quantity of water delivered to a property. (14) (a) "Front Yard Depth" means 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; (b) "Rear Yard Depth" means 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; (c) "Side Yard Width" means 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; (d) "Flankage Side Yard Width" means 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. 5. Provisions (1) (a) Uses Permitted (“S3-17” and “R4-23” Zone) No person shall within the lands designated “S3-17” and “R4-23” on Schedule I attached hereto, use any lot or erect, alter, or use any building or structure for any purpose except the following (i) Detached dwelling (b) Zone Requirements (“S3-17” and “R4-23” Zone) No person shall within the lands designated “S3-17” and “R4-23” on Schedule I attached hereto use any lot or erect, alter or use any building except in accordance with the following provisions: “S3-17” Zone “R4-23” Zone (i) Lot Area (minimum) 350 square metres 430 square metres (ii) Lot Frontage (minimum) 12.0 metres 13.5 metres (iii) Front Yard Depth (minimum) 4.5 metres 7.5 metres - 75 - By-law No. XXXX/21 Page 4 Draft “S3-17” Zone “R4-23” Zone (iv) Side Yard Width (minimum) 1.2 metres, and 0.6 of a metre on the other side 1.5 metres (v) Flankage Side Yard Width (minimum) 3.0 metres 4.5 metres (vi) Rear Yard Depth (minimum) 7.5 metres (vii) Building Height (maximum) 9.0 metres (viii) Lot Coverage (maximum) 38 percent 33 percent (ix) Parking Requirements (minimum) A minimum of 2 residential parking spaces per dwelling unit, one of which must be provided within an attached private garage, and 0.25 visitor parking spaces per dwelling unit A minimum of 2 residential parking spaces per dwelling unit, one of which must be provided within an attached private garage (x) Driveway Width (maximum) Maximum driveway width shall not exceed the width of the exterior walls of the private garage (xi) Garage Requirements Minimum one private garage per lot attached to the main building, the vehicular entrance of which shall be located not less than 6 metres from the front lot line (l) Interior Garage Size (minimum) Each parking space within a private garage shall have a minimum width of 3.0 metres and a minimum depth of 6.0 metres provided; however, the width may include one interior step and the depth may include two interior steps (m) Garage Projection A maximum of 1.5 metres projection beyond the wall containing the main entrance to the dwelling unit - 76 - By-law No. XXXX/21 Page 5 Draft (2) Special Provisions (“S3-17” and “R4-23” Zone) (a) Projections such as window silts, chimney breasts, fireplaces, belt courses, cornices, plasters, eaves, eave troughs and other similar architectural features may be permitted in any required yard, provided that no such feature projects into the required yard more than 0.6 of a metre or half the distance of the required yard, whichever is less; (b) Porches and associated stairs not exceeding 1.5 metres in height above established grade may encroach a maximum of 2.0 metres into the required front yard. (c) Decks and associated stairs not exceeding 1.0 metre in height above grade may encroach a maximum of 2.0 metres into the required rear yard provided they are setback 0.6 of a metre from a side lot line; (d) A bay, box or bow window, with or without foundations, having a maximum width of 4.0 metres may encroach into any required yard to a maximum of 0.6 of a metre or half the distance of the required yard, whichever is less; (e) Air conditioners are permitted on a lot provided they are located in the rear yard or side yard or on a balcony or roof. In addition, such units shall not be located any closer than 0.6 of a metre to a side lot line and shall not be located on any easement in favour of the City; (f) Despite any front yard depth, rear yard depth or flankage side yard width requirement; on a corner lot, the setback to a corner rounding at the front, rear, side or flankage of a lot shall be 2.5 metres; (g) A water meter building required by the Region of Durham for the purpose of measuring the quantity of water delivered shall be exempt from “S3-17” and “R4-23” zone use provisions and zone requirements. 6. Provisions (1) (a) Uses Permitted (“OS-HL” Zone) No person shall within the lands designated “OS-HL” on Schedule I attached hereto, use any lot or erect, alter, or use any building or structure for any purpose except the following: (i) Preservation and conservation of the natural environmental, soil and wildlife. - 77 - By-law No. XXXX/21 Page 6 Draft (b) Zone Requirements (“OS-HL” Zone) (i) 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 and/or bicycle trails. 7. By-law 3036 By-law 3036, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedule I attached hereto. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 3036, as amended. 8. Effective Date This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XX day of XXXX, 2021. ___________________________________ David Ryan, Mayor ___________________________________ Susan Cassel, City Clerk Draft Draft - 78 - Fairport RoadGlenanna Road Taplin Drive S3-17 R4-23 OS-HL 17. 9 m 1 8 . 1m27.7m29.4m 33 . 2 m36.2m45.3m Clerk Mayor Schedule I to By-LawPassed ThisDay of i NXXXX/21XXrd XXXX 202188.2m56.1m71.9m73.5m 46.1m28.9m43.2m15.2m10.3m43.2m31.9m 32.1m 64.0m 67.0m97.0m 0.3m 23.1m 29.0m - 79 - Appendix II to Report PLN 17-21 Recommended Conditions of Approval for Draft Plan of Subdivision SP-2019-03 - 80 - Recommended Conditions of Approval for Draft Plan of Subdivision SP-2019-03 General Conditions 1. That the Owner shall prepare the final plan generally on the basis of the approved draft plan of subdivision, prepared by Brian Moss & Associates Ltd., identified as Drawing Number 2821595 DP-2, revised and dated May 20, 2020, which illustrates 3 lots for detached dwellings, a condominium block for 27 single-detached dwellings, an open space block, a 3.0 metre wide road widening, and two blocks for future development. Region of Durham 2. That the Owner shall name road allowances included in this draft plan to the satisfaction of the Region of Durham and the City of Pickering. 3. That the Owner shall submit plans showing the proposed phasing to the Region of Durham and the City of Pickering for review and approval if this subdivision is to be developed by more than one registration. 4. That the Owner shall grant to the Region of Durham, 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. 5. That prior to final approval, the Owner is required to submit a Record of Site Condition (RSC) to the Region of Durham, the City of Pickering, and the Ministry of Environment, Conservation and Parks (MECP). This RSC must be to the satisfaction of the Region, including an Acknowledgement of Receipt of the RSC by the MECP. 6. That the Owner shall agree in the City of Pickering Subdivision Agreement to implement the recommendation of the report, entitled, “Environmental Noise Assessment,” prepared by YCA Engineering Ltd., dated May 2019, which specifies noise attenuation measures for the development. The measures shall be included in the Subdivision Agreement and must also contain a full and complete reference to the noise report (i.e. author, title, date and any revisions/agenda) and shall include warning clauses identified in the study. 7. That the Owner shall submit the report, entitled, “Stage 1 and 2 Archaeological Assessment of 1950 and 1952 Fairport Road,” prepared by This Land Archaeology Inc., June 25, 2018 to the Ministry of Heritage, Sport, Tourism and Culture Industries. No grading or other soil disturbance shall take place on the subject property prior to a letter of clearance from the Ministry of Heritage, Sport, Tourism and Culture Industries. 8. That the Owner shall provide for the extension of such sanitary sewer and water supply facilities which are external to, as well as within, the limits of this plan that are required to service this plan. In addition, the Owner shall provide for the extension of sanitary sewer and water supply facilities within the limits of the plan which are required to service other developments external to this subdivision. Such sanitary sewer and water supply facilities are to be designed and constructed according to the - 81 - Recommended Conditions of Approval Page 2 (SP-2019-03) – 10046043 Canada Inc. & C. Wang standards and requirements of the Region of Durham. All arrangements, financial and otherwise, for said extensions are to be made to the satisfaction of the Region of Durham, and are to be completed prior to final approval of this plan. 9. That prior to entering into a Subdivision Agreement, the Region of Durham shall be satisfied that adequate water pollution control plant and water supply plant capacities are available to the proposed development. 10. That the Owner shall satisfy all requirements, financial and otherwise, of the Region of Durham. This shall include, among other matters, 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. Subdivision Agreement 11. That the Owner enters 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 conditions outlined in this document. 40M-Plan 12. That the Owner submits a Draft 40M-Plan to the satisfaction of the City Development Department. Dedications/Transfers/Conveyances 13. That the Owner shall convey to the City, at no cost Block 5 (Open Space) and Block 8 (Road Widening). Street Names 14. That street names and signage be provided to the satisfaction of the Region of Durham and the City of Pickering. 15. That municipal addressing be assigned as per the City’s addressing By-law 7686/19. Pre-Condition Survey 16. That the Owner submits a pre-condition survey for 1952 to 1960 Fairport Road to the satisfaction of the City. The surveys must be prepared by a qualified professional and must be undertaken prior to any site works commencing. Development Charges & Development Review & Inspection Fee 17. That the Owner satisfies the City financially with respect to the Development Charges Act. 18. That the Owner satisfies the City with respect to payment for engineering review fees, residential lot grading review fee and development services inspection fees. - 82 - Recommended Conditions of Approval Page 3 (SP-2019-03) – 10046043 Canada Inc. & C. Wang Architectural Control 19. That the Owner submits preliminary model designs for sale to be reviewed and approved by the City’s Urban Design Review Consultant. The Owner will be responsible for the City’s full cost of undertaking this review. Stormwater 20. That the Owner satisfies the Director, Engineering Services, respecting the stormwater drainage and management system to service all the lands in the subdivision and any provision regarding easements. 21. That the Owner satisfies the Director, Engineering Services, for contributions for stormwater maintenance fees. 22. That the Owner satisfies the Director, Engineering Services for the design and implementation of stormwater management facilities and easements for outfall and access to the outfalls. Grading 23. That the Owner satisfies the Director, Engineering Services, respecting the submission and approval of a grading and drainage plan. 24. That the Owner satisfies the Director, Engineering Services, respecting the authorization from abutting land owners for all off-site grading. Geotechnical Investigation 25. That the Owner satisfies the Director, Engineering Services, respecting the submission and approval of a geotechnical soils analysis. Fill & Topsoil 26. That the Owner acknowledges that the City’s Fill & Topsoil Disturbance By-law prohibits vegetation or soil disturbance, vegetation or soil removal or importation to the site. No on-site works prior to the City issuing authorization to commence works is permitted. A Fill & Topsoil Permit will be required should grading works proceed prior to the execution of a Subdivision Agreement. Construction/Installation of City Works & Services 27. That the Owner satisfies the Director, Engineering Services, respecting the construction of roads with curbs, storm sewers, sidewalks and boulevard designs. 28. That the Owner satisfy the City respecting arrangements for the provision of all services required by the City. - 83 - Recommended Conditions of Approval Page 4 (SP-2019-03) – 10046043 Canada Inc. & C. Wang 29. That the Owner satisfies the appropriate authorities respecting arrangements for the provision of underground wiring, street lighting, cable television, natural gas and other similar services. 30. That the Owner agrees that the cost of any relocation, extension, alteration or extraordinary maintenance of existing services necessitated by this development shall be the responsibility of the Owner. Easements 31. That the Owner conveys, to the satisfaction of the City, at no cost, any required easement for works, facilities or user rights that are required by the City. 32. That the Owner conveys any easements to any utility provider to facilitate the installation of their services in a location(s) to the satisfaction of the City and the utility provider. 33. That the Owner arrange, at no cost to the City, any easements required on third party lands for servicing and such easements shall be in a location as determined by the City and/or the Region and are to be granted upon request any time after draft approval. 34. That the Owner submits a Draft 40R-Plan indicating the easements required for the maintenance of Block 5 (Open Space) to the satisfaction of the City. Construction Management Plan 35. That the Owner satisfies the City respecting the submission and approval of a Construction Management/Erosion & Sediment Control Plan, with such Plan to contain, among other matters: (i) details of erosion and sedimentation controls during all phases of construction and provide maintenance requirements for these controls; (ii) addressing the parking of vehicles and the storage of construction and building materials during servicing and construction, and ensuring that such locations will not impede the flow of traffic or emergency vehicles on 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; and (vii) details of the temporary construction access. - 84 - Recommended Conditions of Approval Page 5 (SP-2019-03) – 10046043 Canada Inc. & C. Wang Fencing 36. That the Owner satisfies 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. 37. That the Owner agrees to install a 1.8 metre high board-on-board wood privacy fence along the property lines, where there is adjacent existing residential lots fronting onto Taplin Road or Fairport Road, including along the rear lot line for Block 1, 2 and 3 and flankage of Block 1, to the satisfaction of the Director, Engineering Services. Landscaping 38. That the Owner submit tree planting plan, including the location of boulevard trees, to the satisfaction of the City. Tree Compensation 39. That the Owner agrees that prior to final approval of the draft plan, compensation for the loss of tree canopy will be required either through replacement planting or cash-in-lieu, to be paid to the City of Pickering. In accordance with Council Resolution #387/18, approved on January 15, 2018, tree removal compensation is to be calculated in accordance with the City of Pickering Tree Inventory, Preservation and Removal Compensation requirements. Where compensation through replanting is being considered, the Owner will be required to provide a Landscape Plan indicating the location, size and species of all trees, to the satisfaction of the Director, Engineering Services. 40. That the Owner agrees that prior to final approval of the draft plan, 100 trees be replanted as compensation for the 20 trees removed from within the City of Pickering’s Tree Protection Area (By-law 6108/03) within the Toronto and Region Conservation Authority’s screening area or in an area approved by the City. Engineering Plans 41. That the Owner ensures that the engineering plans are coordinated with the streetscape/architectural drawings and further that the engineering plans coordinate the location of driveways, street hardware and street trees to ensure that conflicts do not exist and that asphalt is minimized and all objectives of the streetscape/architectural control guidelines can be achieved. 42. That the Owner satisfies the City respecting the submission of appropriate engineering drawings that detail, among other things: City services, roads, storm sewers, sidewalks, tree planting; and financially-secure such works. 43. That the Owner ensures the engineering plans are coordinated with the architectural design objectives. - 85 - Recommended Conditions of Approval Page 6 (SP-2019-03) – 10046043 Canada Inc. & C. Wang Noise Attenuation 44. That the Owner shall agree in the subdivision agreement to implement the recommended noise control measures and warning clauses of the study entitled, “Environmental Noise Assessment,” prepared by YCA Engineering Limited, as dated May 2019. Parkland Dedication 45. That the Owner satisfies the City with respect to the payment of cash-in-lieu in accordance with the parkland dedication requirements of the Planning Act. Model Homes 46. That the Owner enters into a model home agreement with the City, if applicable for this draft plan. All model homes must satisfy all architectural requirements. Toronto and Region Conservation Authority 47. Prior to the initiation of grading, and prior to the registration of this Draft Plan of Subdivision or any phase thereof, the owner shall submit the following to The Toronto and Region Conservation Authority and the City of Pickering for review and approval: a. A detailed Stormwater Management Report to include a detailed design for the storm drainage system for the proposed development including: i. plans illustrating how this drainage system will tie into surrounding drainage systems and stormwater management techniques which may be required to control minor or major flows; ii. appropriate Low Impact Development stormwater management practice to be used to treat stormwater, to mitigate the impacts of development on the quality and quantity of ground and surface water resources as it relates to terrestrial and aquatic habitat; iii. detailed design and maintenance plans for any stormwater management facilities; iv. an Erosion and Sediment Control Report and Plan, consistent with the Erosion and Sediment Control Guideline for Urban Construction (Greater Golden Horseshoe Area Conservation Authorities, 2006), as amended; v. location and description of all outlets and other facilities which may require a permit pursuant to Ontario Regulation 166/06, as amended. b. Overall grading plans for the lands within the Draft Plan of Subdivision illustrating, among others, how all vegetation in the natural heritage system will be protected from grading and construction impacts. c. Landscaping plans for Open Space Buffer Block 5. - 86 - Recommended Conditions of Approval Page 7 (SP-2019-03) – 10046043 Canada Inc. & C. Wang 48. That the owner agrees in the subdivision agreement, in wording acceptable to the TRCA: a. To carry out, or cause to be carried out, to the satisfaction of the TRCA, the recommendations of the technical reports referenced in Condition No. 1; b. To agree to, and implement, the requirements of the TRCA's conditions in wording acceptable to the TRCA; c. To design and implement on and off-site erosion and sediment control; d. To maintain all stormwater management and erosion and sedimentation control structures operating and in good repair during the construction period, in a manner satisfactory to the TRCA; e. To obtain all necessary permits pursuant to Ontario Regulation 166/06, as amended, from the TRCA; f. To implement all water balance/infiltration measures identified in the approved SWM Report. g. To provide a letter of credit to the City of Pickering for the full cost of the landscaping identified in Condition No. 1(c). h. To install fences along the boundary of the development lots and Open Space Buffer Block 5. Canada Post 49. That the Owner agrees to include in all offers of purchase and sale, a statement that advises the prospective purchaser that mail delivery will be from a designated Community Mailbox. 50. The Owner will be responsible for notifying the purchaser of the exact Community Mailbox locations prior to the closing of any unit sale. 51. That the Owner agrees to consult with Canada Post Corporation to determine suitable location for the placement of Community Mailbox and to indicate these locations on appropriate servicing plans. 52. The Owner will provide the following for each Community Mailbox site and include these requirements on the appropriate servicing plans: • An appropriately sized sidewalk section (concrete pad) to place the Community Mailboxes on. • Any required walkway across the boulevard. • Any required curb depressions for wheelchair access. 53. The Owner further agrees to determine and provide a suitable temporary Community Mailbox location(s), which may be utilized by Canada Post until the curbs, sidewalks and final grading have been completed at the permanent Community Mailbox - 87 - Recommended Conditions of Approval Page 8 (SP-2019-03) – 10046043 Canada Inc. & C. Wang locations. This will enable Canada Post to provide mail delivery to the new homes as soon as they are occupied. 54. The Owner further agrees to provide Canada Post at least 60 days’ notice prior to the confirmed first occupancy date to allow for the community mailboxes to be ordered and installed at the prepared temporary location Other Approval Agencies 55. That any approvals which are required from the Region of Durham, Toronto and Region Conservation Authority or any utility for the development of this plan be obtained by the Owner and upon request written confirmation be provided to the City as verification of these approvals. 56. That the Owner, through the approval of the Utility Coordination Plan, is to enter into an agreement with Canada Post Corporation for the provision of a Community Mailbox(es) including technical specifications and financial terms. Plan Revisions 57. That the Owner acknowledges and agrees that the draft plan of subdivision and associated conditions of approval may require revisions to the satisfaction of the City, to implement or integrate any recommendation resulting from studies required as conditions of approval. 58. That the Owner revises the draft plan as necessary to the satisfaction of the City, to accommodate any technical engineering issues which arise during the review of the final engineering drawings. Required revisions may include revising the number of residential building lots or reconfiguring the roads or lots to the City’s satisfaction. 59. That the Owner agrees to implement the requirements of all studies that are required by the City for the development of this draft plan of subdivision to the satisfaction of the City. - 88 - Attachment #1 to Report #PLN 17-21 Glenanna Road Finch Avenue Parkside DriveNew StreetHuntsmillDriveDarwin DriveAspen Road Gablehurst CrescentFairport RoadEagleviewDriveHolbrook CourtSpruce Hill RoadRegal Crescent Taplin Drive Silver Spruce DriveErinGatePark J. McphersonPark DuncannonRavine DalewoodRavine 1:4,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile:Applicant:Property Description: SP-2019-03, CP-2019-04 & A 13/19 THIS IS NOT A PLAN OF SURVEY. Date: Jan. 20, 2021 ¯E10046043 Canada Inc & C. Wang Lots 14, 29 & 30, Part of Lots 22 to 26 Plan 818, Part 4 of 40R-29018, Part 1 of 40R-29545, Part 2 of 40R-30489 and Part 3 40R-30492 (1950 & 1952 Fairport Rd) SubjectLands L:\PLANNING\01-MapFiles\SP\2019\SP-2019-03, CP-2019-04 & A013-19 10046043 Canada Inc\SP-2019-03_LocationMap.mxd 1952 1950 - 89 - Attachment #2 to Report #PLN 17-21 Glenanna Road Finch Avenue Parkside DriveNew StreetHuntsmillDriveDarwin DriveAspen Road Gablehurst CrescentFairport RoadEagleviewDriveHolbrook CourtSpruce Hill RoadRegal Crescent Taplin Drive Silver Spruce Drive1:4,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Air Photo MapFile:Applicant: THIS IS NOT A PLAN OF SURVEY. Date: Jan. 20, 2021 SubjectLands EL:\PLANNING\01-MapFiles\SP\2019\SP-2019-03, CP-2019-04 & A013-19 10046043 Canada Inc\SP-2019-03_AirPhoto.mxd ¯ SP-2019-03, CP-2019-04 & A 13/1910046043 Canada Inc & C. Wang 1952 1950 Property Description:Lots 14, 29 & 30, Part of Lots 22 to 26 Plan 818, Part 4 of 40R-29018, Part 1 of 40R-29545, Part 2 of 40R-30489 and Part 3 40R-30492 (1950 & 1952 Fairport Rd) - 90 - Attachment #3 to Report #PLN 17-21 L:\Planning\01-MapFiles\SP\2019 March 03, 2021DATE: Applicant: Property Description: File No: Submitted Conceptual Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department SP-2019-03, CP-2019-04 & A 13/19 10046043 Canada Inc & C. Wang Lots 14, 29 & 30, Part of Lots 22 to 26 Plan 818, Part 4 of 40R-29018, Part 1 of 40R-29545, Part 2 of 40R-30489, and Part 3 40R-30492 (1950 & 1952 Fairport Rd) N Lot 1 Lot 2 Lot 3 - 91 - Attachment #4 to Report #PLN 17-21 L:\Planning\01-MapFiles\SP\2019 Jan 20, 2021DATE: Applicant: Property Description: File No: Submitted Draft Plan of Subdivision FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department SP-2019-03, CP-2019-04 & A 13/19 10046043 Canada Inc & C. Wang Lots 14, 29 & 30, Part of Lots 22 to 26 Plan 818, Part 4 of 40R-29018, Part 1 of 40R-29545, Part 2 of 40R-30489 and Part 3 of 40R-30492 (1950 & 1952 Fairport Rd) N - 92 - Attachment #5 to Report #PLN 17-21 L:\Planning\01-MapFiles\SP\2019 Jan 20, 2021DATE: Applicant: Property Description: File No: Submitted Draft Plan of Condominium FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department SP-2019-03, CP-2019-04 & A 13/19 10046043 Canada Inc & C. Wang Lots 14, 29 & 30, Part of Lots 22 to 26 Plan 818, Part 4 of 40R-29018, Part 1 of 40R-29545, Part 2 of 40R-30489 and Part 3 of 40R-30492 (1950 & 1952 Fairport Rd) N - 93 - Responses to Resident Submissions Please find responses to public submissions regarding the redevelopment of 1950 and 1952 Fairport Road below. Concern Response The drainage feature, identified in the Environmental Impact Study prepared by Beacon Environment, at the north end of the Site was not tested. The applicants have advised that during site visits completed by Alston Associates, the geotechnical division of Terrapex, the drainage feature (i.e., ditch) was not tested because it was dry. This suggested that the feature only manages water on the northern portion of the site, originating from the site or properties to the north, during storm events and snowmelts. Since the ditch only contained water intermittently and was not in the vicinity of the polycyclic aromatic hydrocarbon (PAH) impacted soil, it was not identified as a potential environmental concern and was not considered to be an area of potential environmental concern under Ontario Regulation 153/04. What will happen to the contaminated soil on the subject lands? The applicants will be required to enter into a subdivision agreement with the City. As per the Region’s draft conditions of subdivision approval, prior to registration of the subdivision, a Record of Site Condition (RSC) is required. In order to file the RSC, the applicants will be required to remediate the soil. Correct location of the Dunbarton Creek and associated setbacks The City of Pickering’s Official Plan identifies that a portion of the subject lands are part of the Natural Heritage System, comprised of key hydrological and key natural heritage features (Dunbarton Creek and associated valleylands). The Official Plan states no development is permitted within these features and if development is proposed within 120 metres of these features, an environmental report is required to determine the minimum vegetation protection zone (i.e. buffer). Although the Official Plan states the minimum VPZ for significant valleylands is 10 metres from the stable top of bank, an environmental study can determine if the minimum VPZ can be reduced without negatively affecting the Natural Heritage System. The Environmental Impact Study prepared by Beacon Environmental, identifies the Top of Bank plus the VPZ, the Dripline plus the VPZ, and the Long-Term Stable Top of Bank plus VPZ. The dripline plus VPZ identified by Beacon differs from the dripline plus VPZ identified by TRCA. TRCA has reviewed the EIS and has no concerns with Beacon’s findings. TRCA has indicated that the location of the creek would not alter the TRCA staked top of bank. Attachment #6 to Report #PLN 17-21 - 94 - Concern Response In addition, TRCA has reviewed the proposed buffer encroachment and buffer enhancement, and has no concerns with Beacon’s findings. As part of the EIS, the consultant studied the features to determine if in fact the features are part of the Natural Heritage System. Beacon has concluded a small portion of the identified Significant Woodland which extends east along the southern property limits was not staked by TRCA. This forest community is small, fragmented and is not a continuous forest. Based on this information, these trees are not part of the feature. Capacity of the infiltration structure At the detail review process, the City will review the proposed storm system to ensure the storm water storage has been sized to accommodate current and future flows. Erosion to the creek must be considered in the calculated setbacks. The Geotechnical Report assumes 8.0 metres of erosion potential of the creek and factors that into the long-term stable slope calculation. This assumption is based on in-field conditions. The TRCA has reviewed the geotechnical report and are satisfied with the findings. Drainage from existing properties flows onto 1952 Fairport Road The City has required the applicant to revise the Functional Grading Plan to show topographical information for the neighbouring properties. Using this information, the applicant must demonstrate how external flows will be accommodated in the grading, stormwater and servicing strategy. The accommodation of external flows will be required to be formalized through appropriate condominium declarations and/or easements. Proposed grading and impact on 1954 Fairport Road The City and applicant have met with the landowner of 1954 Fairport Road. The applicant has indicated that the changes in grading for 1950 and 1952 Fairport Road will not impact the current drainage patterns in the area, including the drainage for the lots along the west side of Fairport Road. Who is responsible for management of stormwater system The overall management of the storm water system will be the ongoing responsibility of the condominium corporation. Impact of the proposed development on Dunbarton Creek TRCA staff conducted sites to stake the floodline, top of bank and drip line. The consultants applied a 10 metre buffer to the drip line. TRCA has reviewed the proposed development limits and are satisfied that sufficient setbacks are proposed from the creek and associated hazardous lands. In addition, access to the creek will be restricted through the installation of a fence. - 95 - Concern Response Decreased water pressure issues All current water pressure issues and concerns should be directed to the Regional Works Department. The City’s Engineering Staff and the Region of Durham have reviewed the proposal and no concerns have been raised regarding municipal water. The proposed development will connect to existing municipal water. Existing wildlife and species at risk The Ministry of Environment, Conservation and Parks is satisfied that species at risk have been evaluated and provided for. One bat box will be installed on site. Proposed use of Block 6 and 7 (3.0 metre future development block along Taplin Drive) The applicant has indicated that these lands will be offered to adjacent landowners to be merged with their lands. If these landowners are not interested, the lands will remain vacant and owned by the current landowner. The proposed development will result in large homes with reduced rear yard amenity space and high lot coverage. A detailed analysis was conducted on the proposed development and the existing neighbourhood. There has been infill developments within the Dunbarton Neighbourhood, therefore Staff have ensured similar development standards are maintained and the development is in conformity with the neighbourhood Development Guidelines. Existing schools are capacity The proposed development was circulated to the Public and Separate School Boards. The school boards provide comments regarding the capacity of existing schools based on the number of students that would be generated by the proposal. Both school boards have indicated that they have no objections and the generated students can be accommodated within the existing schools. Historic tree removal on 1952 Fairport Road The previous landowner removed approximately 20 trees within the regulated Tree By-law Area. Therefore an order was issued to plant 100 trees. The current landowner has agreed to plant the 100 trees in the buffer areas between the valley and residential lots. The scope of this work will be determined at the site plan approval stage. The proposal cause traffic issues on Fairport Road. The traffic calculations within the submitted traffic study are wrong. The standard used to calculate the traffic generated by this proposed development derives from standards that apply to all of North America. The report is based on traffic generated during peak AM and PM conditions for single family homes. The table shows trips generated (in peak conditions) of .75 per unit (AM) and 1 per unit (PM). There are additional trips generated throughout various times during the day including ‘near’ the peak hour. - 96 - Concern Response Insufficient visitor parking spaces are provided within proposed common element development The applicant has revised the conceptual site plan to increase the number of visitor parking spaces from 7 spaces to 12 spaces, an additional 5 spaces. What is the developments contribution to the City Through the development agreement, the City will ensure the developer constructs or pays all requirements. The developer will pay cash-in-lieu (of parkland) and development charges. Noise from air conditioner units Air conditioners will be placed in locations (typically within the side or rear yard) to reduce any disturbance to existing neighbours. Construction hours The City of Pickering has a by-law to regulate noise (By-law 6834/08). The applicant will be required to abide by the By-law regarding the permitted hours of construction (prohibited between the hours of 7:00 pm and 7:00 am, all day on Sundays and statutory holidays). Wind borne dirt during construction As a condition of draft plan of subdivision approval, the City requires the applicant to prepare and submit a construction management/erosion and sediment control plan. During construction, the applicant will be required, among other matters, to control mud and dust on all roads with and adjacent to the site. Mud and dust can be controlled by washing roads to reduce dust in the community. If the applicant does not follow the approved plan, the City may hire a contractor to complete this work, at the applicants cost. Fencing along southern limits of property As a condition of subdivision approval, the applicants will be required to install fences along the boundary of the development lots and Open Space Buffer Block 5. In addition, the applicants will be required to install privacy fencing along the property lines, where there are adjacent existing residential lots. Will there be a stop sign or traffic light when existing the private road? There will be a stop sign for exiting the private road. Future redevelopment of 1942 Fairport Road The development will not create new limitations for the future development of 1942 Fairport Road. Issues during construction If there are any issues during construction, residents can contact the City’s Customer Care. Engineering Services and By-law Enforcement will review the issue and ensure the developer constructs as per the approved construction management plan and any applicable City by-laws. - 97 - Concern Response Errors in the submitted Planning Rationale Report The lot size analysis included lots on Fairport Road, Spruce Hill Drive and Taplin Drive. Upon more detailed review, it was identified that there are four lots on the south side of Taplin Drive that are 21 to 24.6 metres in width. Most other lots fall in the described range of 13.7 to 18.2 metres. Planning Staff have included the correct lot size measurements in our review. What is the proposed zone? The applicant has requested site-specific residential zone categories. Please see the attached draft site-specific Zoning By-law for the proposed development. Snow Storage and removal Snow storage locations (2) have been shown on the concept plan. Provisions will be included in the site plan agreement to ensure the future condominium corporation will be responsible to remove excess snow off site. - 98 - Attachment #7 to Report #PLN 17-21 Existing and Proposed Zoning Standards Table Provision Proposed Zoning Standard (Condo) 1815 Fairport Road Common Element Condo (S3-13 Zone in By-law 7284/13) Proposed Zoning Standard (Subdivision) Fairport Road west side R4 Zone Fairport Road east side (S2 and S4 Zone in By-law 1826/84) Use Detached dwelling Detached dwelling Detached dwelling Detached dwelling Detached dwelling Lot area (min) 350 m² 350 m² 430 m² 460 m² 400 m² Lot Frontage (min) 12.0 m 12.0 m 13.5 m 15.0 m 13.5 m Front Yard (min) 4.5 m 4.5 m 7.5 m 7.5 m 4.5 m Side Yard Width (min) 1.2 metres on one side and 0.6 metres on the other side 1.2 m one side and 0.6 m other side 1.5 m 1.5 m both sides 1.2 m both sides or 1.8 m one side and no minimum other side Rear Yard Depth (min) 7.5 m 7.5 m 7.5 m 7.5 m 7.5 m Flankage side yard (min) 3.0 m Fairport Road: 3.0 m Otherwise: 2.7 m 4.5 m n/a 2.7 m Building Height (max) 9.0 m 9.0 m for lots along Fairport and abutting any existing residential 10.0 m otherwise 9.0 m 18.0 m 12.0 m Lot Coverage (max) 38 % 38 % 33% 33% 38% Driveway Min 2 private garage located a min 6.0 m from front lot line Min 1 private garage located a min 6.0 m from front lot line Min 2 private garage located a min 6.0 m from front lot line n/a Min 1 private garage located a min 6.0 m from front lot line Right of way width of private street 7.0 m 8.5 m n/a n/a n/a Visitor parking 0.25 parking spaces per unit 0.3 parking spaces per unit n/a n/a n/a - 99 - Attachment #8 to Report #PLN 17-21 Eagleview DriveLongbowDrive RambleberryAvenueFairport RoadAppleview RoadBonita AvenueParkside DriveSpruce Hill RoadEastbank RoadCri c k e t L a n e Huntsmill DriveS t r o u d s L a n e GlenannaRoa d New StreetBrook s h ireSquareGrayabbeyCourtAspen Road HelmSt r eet Gablehurs t Cres c ent Pebble C o u rtWingarden CrescentHedgerow PlaceUnaRoadMillbank Road Heathside CrescentWood ruffCr e s c e n t HolbrookCourt Shade Master DriveVoyager Avenue Falconwood WayTaplin Drive MountcastleCres cent Silver Spruce DriveRedbirdCrescent O S - H LR4S3-7S-SDR4-1 S3-7 S3-13 S4 R4 S2 SD -AB S3 S4 S3-7 R3SD R4-12R4-9R4 S4S2S2 R3 R4 S2ES R4-9S2S-SDR4 S4 SD S4 S2S2 R3 SD S2 R3 S3-7S2 S2S4 R3 S1S2 ESS4 S4 R4-9 S 3 - 7 SDS1 S2 S4 S4S2-15 S2 S2-11 S3-7 R3 R4 S2 S2 S3-7 S1S4 S2 S1S2 S3-7 S2 R4-1 R4-8S3-7 S2 S4 S1 S1 S2 S2S4S1 ES (H)S3-7R3 R4 OS-HL S-SD S4 S4-5 R4 S2 S1 S2 R3 OS-HLS2 S4-5 S-SD S4 S2 S2 CP CP S2OS-HL S1 S3-7 S3-7 S4-9 S4R4 R4 R3 S3 S2 S4R3 S2 S3-7 R3 S3-10S3-7R4 S4NP S4 I(C)-DN S4 R3 S-SD S4 S1S4 S4 R3 S2S4-5 SD R3 S2 S4S3-7R3 R3 S3-7 S2 S1 S4 S-SD S3-7 S4S2 S4 R4 S4 S3-7S2 NP S2 S4S1 OS-HLS2S3-7 S1 R4-9 S4 S4 S2 NP R4 S2 S4S2R4R4-9 S2 S-SD S4 S1 R4-9 SD S1 OS-HL S4 SD S2-15 S2 S3-7S3-7 S2 S3-7 S2 S4 S 4 R3 1:6,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment THIS IS NOT A PLAN OF SURVEY. Date: Mar. 16, 2021 SubjectLands EZoning MapFile:Applicant:Property Description: SP-2019-03, CP-2019-04 & A 13-1910046043 Canada Inc & C. Wang This zoning map is a graphical representation of the zoning schedules and is not a plan of survey. The zoning schedules in Zoning By-Law 3036, as amended, are the official schedules. In any situation where the zoning schedules are found to differ from this map, the text of thesigned By-Law, as amended, will take precedence in the interpretation of zoning. ¯ Lots 14, 29 & 30, Part of Lots 22 to 26 Plan 818, Part 4 of 40R-29018, Part 1 of 40R-29545, Part 2 of 40R-30489 and Part 1 of 40R-30492 - 100 - Report to Planning & Development Committee Report Number: PLN 18-21 Date: April 6, 2021 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment Application A 03/21 City Initiated Part of Lot 18, Concession 9 S, Part of Lot 2, Plan 12 (5015 Brock Road) Recommendation: 1. That City Initiated Zoning By-law Amendment Application A 03/21 to amend By-law 3037, as amended by By-law 6640/06, to zone lands municipally known as 5015 Brock Road from “Oak Ridges Moraine – General Commercial (ORM-C2)” Zone to “ORM-C2-1” Zone restoring the residential use rights of a maximum of 4 dwelling units, be endorsed, and that the draft Zoning By-law Amendment as set out in Appendix I to Report PLN18-21 be finalized and forwarded to Council. Executive Summary: The subject lands are located on the east side of Brock Road, north of Central Street within the Hamlet of Claremont, municipally known as 5015 Brock Road. Currently existing on the lot is a building consisting of one and two-storeys, with a commercial unit within the one-storey portion of the building, and four dwelling units within the two-storey portion of the building. A City initiated rezoning was commenced in 2006 to amend Zoning By-law 3037, to implement the Oak Ridges Moraine Conservation Plan. Through this rezoning, 5015 Brock Road was proposed to be rezoned to “ORM-C2-1” which, in addition to various commercial uses permitted in the “ORM-C2” zone, permitted a maximum of four dwelling units. However, a mapping error was made and 5015 Brock Road was zoned “ORM-C2” on Zoning Schedule VI, permitting various commercial uses only. Amending By-law 6640/06 to implement the Oak Ridges Moraine Conservation Plan was approved by Council, with the mapping error, on March 6, 2006, and approved by the Minister of Municipal Affairs and Housing on October 22, 2009. The purpose of this report is to seek final Council approval of the City initiated amendment to Zoning By-law 3037, as amended by By-law 6640/06, to reinstate the zone designation for the subject property to that which existed with the passing of By-law 6640/06. Enactment of the recommended by-law will restore the residential use rights of a maximum of four dwelling units and the required parking provisions. It is recommended the draft by-law be finalized and forwarded to Council for enactment. Financial Implications: The recommendations of this report do not present any financial implications for the City. - 101 - Report PLN 18-21 April 6, 2021 Subject: City Initiated: 5015 Brock Road Page 2 Discussion: 1. Background 1.1 Property Description The subject lands are located on the east side of Brock Road, north of Central Street within the Hamlet of Claremont, municipally known as 5015 Brock Road (see Location Map, Attachment #1). The site contains a one and two-storey building existing on the lot, with a commercial unit within the one-storey portion of the building, and four dwelling units within the two-storey portion of the building. The current commercial unit is a hair salon. The commercial and residential uses have existed on the site for over 15 years. There are 6 parking spaces on the lot. 1.2 Background Information An application for Zoning By-law Amendment, submitted by Glenda Winterstein for 5015 Brock Road in 2001, was approved by the Ontario Municipal Board on March 27, 2006, to amend Zoning By-law 3037 to permit a maximum of four dwelling units and one commercial unit on the subject property. A City initiated rezoning was also commenced in 2006 to amend Zoning By-law 3037, to implement the Oak Ridges Moraine Conservation Plan. Through this rezoning, the subject property was proposed to be rezoned to “ORM-C2-1” which, in addition to various commercial uses permitted in the “ORM-C2” zone, permits a maximum of four dwelling units. However, a mapping error was made and the subject property was zoned “ORM-C2”, permitting various commercial uses only. Amending By-law 6640/06 to implement the Oak Ridges Moraine Conservation Plan was approved by Council, with the mapping error, on March 6, 2006, and approved by the Minister of Municipal Affairs and Housing on October 22, 2009. The City of Pickering is proposing to correct the mapping error within Zoning By law 3037, as amended by the Oak Ridges Moraine Conformity By-law 6640/06. The amendment will reinstate the zone designation for the subject property to that which existed with the passing of By-law 6640/06, restoring the residential use rights of a maximum of four dwelling units on the subject property and the required parking provisions. 1.3 Draft Implementing Zoning By-law Amendment The draft amendment, as set out in Appendix I, amends By-law 3037, as amended by By-law 6640/06, to rezone the subject property from “Oak Ridges Moraine – General Commercial (ORM-C2)” Zone to “ORM-C2-1” Zone. 2. Public Consultation and Comments 2.1 March 1, 2021 Statutory Public Meeting The application was circulated to the standard departments and agencies for review and comment on February 8, 2021. Written notice of the Statutory Public Meeting was mailed to landowners within 150 metres of the subject property. The notice was also posted on the City’s website. - 102 - Report PLN 18-21 April 6, 2021 Subject: City Initiated: 5015 Brock Road Page 3 One resident made an oral submission at the meeting. The landowner of a commercial building within the immediate area of the subject property expressed concerns with the City initiated application, as the application could set a precedent for the City to change the zoning on the landowner’s property. 2.2 Written Submissions At the time of writing this report, no written comments were received from the public. 3. Agency Comments 3.1 Region of Durham • the Region generally has no concerns with the proposed zoning by-law amendment; and • the Regional Works Department has no concern with the processing of the Zoning By-law amendment application. 4. Planning Analysis 4.1 Proposal Conforms to the Pickering Official Plan The Pickering Official Plan designates the subject property as “Oak Ridges Moraine Rural Hamlet”. Lands within this designation are predominantly residential, and contain a number of other land uses and activities, including commercial, community, cultural and recreational opportunities. Rural hamlets are the service and social centres of the surrounding rural area, and the primary focus for limited new rural growth and development (both for residential and other complementary and support facilities). The permissible uses within the Rural Hamlet designation include residential and commercial uses. 4.2 Staff Recommend an Implementing Zoning By-law Amendment be Forwarded to Council for Enactment Staff recommend the Zoning By-law Amendment, as set out in Appendix I, to amend By-law 3037, as amended by By-law 6640/06, to rezone 5015 Brock Road from “Oak Ridges Moraine – General Commercial (ORM-C2)” Zone to “ORM-C2-1” Zone, be finalized and forwarded to Council for enactment. Appendix: Appendix I Draft Implementing Zoning By-law Amendment Attachment: 1. Location Map - 103 - Prepared By: Original Signed By Isabel Lima Planner I Original Signed By Deborah Wylie, MCIP, RPP Manager, Zoning & Administration Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Report PLN 18-21 April 6, 2021 Subject: City Initiated: 5015 Brock Road Page 4 Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO IL:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 104 - Appendix I to Report PLN 18-21 Draft Implementing Zoning By-law Amendment - 105 - The Corporation of the City of Pickering By-law No. XXXX/21 Being a by-law to amend Restricted Area (Zoning) By-law 3037, as amended by By-law 6640/06 to implement the Official Plan of the City of Pickering, Region of Durham for land at Part of Lot 18, Concession 9 S, Part of Lot 2, Plan 12, in the City of Pickering. (A 03/21) Whereas the Council of The Corporation of the City of Pickering initiated an application to rezone the subject lands being Part of Lot 18, Concession 9 S, Part of Lot 2, Plan 12 in the City of Pickering to restore the residential use rights of a maximum of four dwelling units that existed prior to the passing of By-law 6640/06; And whereas an amendment to By-law 3037, as amended by By-law 6640/06, is deemed necessary to reinstate the residential use rights; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedule I Schedule I attached hereto 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 Part of Lot 18, Concession 9 S, Part of Lot 2, Plan 12, in the City of Pickering, designated “ORM-C2-1” on Schedule I attached hereto. 3. General Provisions No building, structure, 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. By-law 3037, as amended by By-law 6640/06 By-law 3037, as amended by By-law 6640/06, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedule I to this By-law. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 3037, as amended by By-law 6640/06. Draft - 106 - By-law No. XXXX/21 Page 2 Draft 5. Effective Date This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XX day of XXXX, 2021. ________________________________ David Ryan, Mayor ________________________________ Susan Cassel, City Clerk - 107 - ORM-C2-1 Dow StreetBrock RoadCentral Street Wixson StreetHenry Street Clerk Mayor Amended by By-LawPassed ThisDay of i NXXXX/21XXrd XXXX 202125.6m40.3m 40.0m 25.2mSchedule VI to By-law 6640/06 - 108 - Attachment #1 to Report #PLN 18-21   Brock Road Central Street Dow Street William Street Lane Street BarclayStreetFranklin Street Wellington Street Lorn StreetVictoria Street Livingston StreetCanso Drive ClaremontMemorial Park ClaremontPublicSchool © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources.All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.;© Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile:Applicant:Property Description: A 03/21 Date: Feb. 05, 2021 ¯ E City of PickeringPart of Lot 18 Con 9 S, Part of Lot 2 Plan 12(5015 Brock Road) SubjectLands L:\PLANNING\01-MapFiles\A\2021\A 03-21 - City of Pickering\A03_21_LocationMap.mxd 1:4,000SCALE:THIS IS NOT A PLAN OF SURVEY. - 109 - Report to Planning & Development Committee Report Number: PLN 19-21 Date: April 6, 2021 From: Kyle Bentley Director, City Development & CBO Subject: Official Plan Amendment OPA 20-005/P Zoning By-law Amendment Application A 09/20 Mattamy (Seaton) Limited Part of Lots 25 and 26, Concession 3, Now Parts 1 and 2, 40R-24268 and Part of Lot 3, 40R-29614 (1034 Reflection Place) Recommendation: 1.That Official Plan Amendment Application OPA 20-005/P, submitted by Mattamy (Seaton) Limited, to reduce the minimum net residential density from 203 to 70 units per net hectare for the lands located on the southwest corner of Taunton Road and Sapphire Drive to allow a residential condominium development to be approved, and that the draft by-law to adopt Amendment 42 to the Pickering Official Plan as set out in Appendix I to Report PLN 19-21 be forwarded to Council for enactment; and 2.That Zoning By-law Amendment Application A 09/20, submitted by Mattamy (Seaton) Limited, to permit a residential condominium development, be approved, and that the draft Zoning By-law Amendment as set out in Appendix II to Report PLN 19-21 be forwarded to Council. Executive Summary: The subject lands are located on the southwest corner of Taunton Road and Sapphire Drive within Seaton (see Location Map, Attachment #1). Mattamy (Seaton) Limited has submitted applications for an Official Plan Amendment, a Zoning By-law Amendment and Site Plan Approval to permit a residential condominium development consisting of 28 stacked back-to-back townhouse units and 50 block townhouse units accessed from an internal private road from Reflection Drive (see Original Conceptual Site Plan, Attachment #3). The applicant is proposing to amend the Lamoreaux Neighbourhood official plan policies to reduce the minimum residential density from 203 to 70 units per net hectare and to permit townhouses instead of apartment buildings. The reduction in density is proposed to be transferred from the Lamoreaux Neighbourhood to the Thompson’s Corners Neighbourhood. The applicant has worked with the City to identify appropriate Blocks for increased density in Draft Plan of Subdivision SP-2015-03 (R). Through collaboration with City staff, the applicant has made revisions to their proposal to address several technical concerns. The changes include: decreasing the number of stacked back-to-back dwelling units from 28 dwelling units to 24 dwelling units; increasing the total number of visitor RRevised - 110 - Report PLN 19-21 April 6, 2021 Subject: Mattamy (Seaton) Limited (OPA 20-005/P and A 09/20) Page 2 parking from 7 spaces to 19 spaces; relocating the garage collection area to the parking area along the westerly lot line; and increasing the outdoor amenity space (see Revised Conceptual Site Plan, Attachment #4). As a result of the proposed increase in density within the Thompson’s Corners Neighbourhood and the revisions to the proposal, staff support the proposed residential development. Accordingly, staff recommends that Council approve Official Plan Amendment Application OPA 20-005/P, and Zoning By-law Amendment Application A 09/20. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. 1.Background 1.1 Property Description The subject property is located at the southwest corner of Taunton Road and Sapphire Drive within the Seaton Neighbourhood (see Location Map, Attachment #1). The property has an area of approximately 1.05 hectares with frontages along Taunton Road, Sapphire Drive and Reflection Place. The subject property is currently occupied by temporary construction trailers for Mattamy Homes. Immediately to the west, and to the north, across Taunton Road, are lands owned by Infrastructure Ontario (IO) and are designated as Seaton Natural Heritage System within the City’s Official Plan. To the east, across Sapphire Drive, and to the south across Reflection Place, is a medium-density residential subdivision recently constructed by Mattamy Homes consisting of freehold detached and townhouse dwellings (see Air Photo Map, Attachment #2). 1.2 Applicant’s Proposal The applicant has submitted applications for Official Plan Amendment, Zoning By-law Amendment and Site Plan Approval to permit a residential condominium development within the Lamoreaux Neighbourhood in the Seaton Community. The purpose of the Official Plan Amendment is to amend the Lamoreaux Neighbourhood policies to reduce the minimum residential density on the subject lands and transfer the density to the Thompson’s Corner Neighbourhood to permit various forms of townhouses instead of apartment buildings. The intent of the Zoning By-law Amendment is to implement site-specific exceptions to the Seaton Zoning By-law 7364/14, as amended, to permit a reduced residential density, permit stacked back-to-back townhouses and block townhouses, and establish appropriate zoning standards to implement the proposal. The original conceptual site plan, as shown in Attachment #3, illustrates 50 block townhouse units (Blocks 1 to 5) and 28 stacked back-to-back townhouse units (Block 6) accessed from an internal private road from Reflection Place. Two parking spaces were proposed for each block townhouse unit, 1 space within a private garage and 1 space on - 111 - Report PLN 19-21 April 6, 2021 Subject: Mattamy (Seaton) Limited (OPA 20-005/P and A 09/20) Page 3 the driveway, but zero visitor parking spaces. Parking for the stacked back-to-back townhouse units was proposed at a rate of 1.25 parking spaces per unit for a total of 35 spaces. Visitor parking was proposed at a rate of 0.25 parking spaces per unit for a total of 7 spaces. Following the Statutory Public Meeting, the applicant has made the following refinements to the proposal to address technical comments from the City (see Revised Conceptual Site Plan, Attachment #4 and Conceptual Elevations, Attachments #5 and #6): •reduced the overall number of units within the development from 78 units to 74 units, by reducing the number of stacked back-to-back townhouse units from 28 units to 24 units; •provided visitor parking for the block townhouse units at a rate of 0.25 spaces per unit, resulting in an increase in the total number of on-site surface visitor parking spaces from 7 spaces to 19 spaces; •relocated the garage collection area, which was adjacent to the outdoor amenity area, to the parking area adjacent to the west property line; and •increased the outdoor amenity area from 40 square metres to 95 square metres. The applicant has also submitted a Site Plan Application, which is currently under review. 3.Comments Received 3.1 Statutory Public Meeting An electronic Statutory Public Meeting was held on December 7, 2020. Key comments or questions raised by members of the Planning & Development Committee at the electronic Statutory Public Meeting included: •requested a timeline as to when the proposed development will be constructed; •requested an explanation for developing the subject lands for various townhouse dwellings instead of an apartment building; •requested clarification regarding who will be responsible for maintaining the proposed sustainability features and landscaped areas; and •requested clarification on whether visitor parking is proposed along the western lot line. 3.2 City Departments & Agency Comments 3.2.1 Region of Durham •the proposal is consistent with the Provincial Policy Statement; •the proposal conforms with the Central Pickering Development Plan and the Regional Official Plan; •no objections with the proposed official plan and zoning by-law amendment applications; and •the Official Plan Amendment is exempt from Regional approval. - 112 - Report PLN 19-21 April 6, 2021 Subject: Mattamy (Seaton) Limited (OPA 20-005/P and A 09/20) Page 4 3.2.2 Engineering Services Department •no objections to the proposed official plan amendment and zoning by-law amendment applications; and •technical matters related to grading, drainage, servicing, and landscaping will be addressed through the site plan approval process. 3.2.3 Durham District School Board •no objections with the proposal; and •students generated from this development will attend existing designated schools. 3.2.4 Toronto and Region Conservation Authority •no objections with the proposed development. 4.Planning Analysis 4.1 Density transfer to the Thompson’s Corners Neighbourhood is acceptable The subject property is designated as “Mixed Use Areas – Mixed Corridors” in the City’s Official Plan. Within the Lamoreaux Neighbourhood, the subject property is further designated as “Mixed Corridor Type 2” and identified as a Gateway site. The permitted density for lands subcategorized as Mixed Corridor Type 2 is a minimum of 60 units per net hectare and a maximum of 180 units per net hectare, provided the overall density of lands within Mixed Corridors Type 1 and Type 2 designations, within each draft plan of subdivision, is no more than 140 units per net hectare. Also, lands identified as Gateway sites within the Mixed Corridor Type 2 subcategory shall be reserved for apartment buildings at or near the highest density and height permission. The Official Plan neighbourhood policies require a minimum of 470 dwelling units for the lands designated Mixed Corridor Type 1 and Mixed Corridor Type 2, located north of the pipeline, west of Sideline 24 and south of Taunton Road. To achieve this minimum density, the applicant must construct apartment buildings with 203 dwelling units. The applicant is proposing a site-specific amendment to the neighbourhood policies to permit a minimum of 74 townhouse dwellings. The original plan for the subject lands was for a mid-rise residential development consisting of 216 dwelling units. The applicant has advised that this Official Plan Amendment intends to reduce the density on this site while providing for a mid-rise residential development that achieves the vision for sustainable development within the Seaton Community. To compensate for the density shortfall within the Lamoreaux Neighbourhood, the applicant has identified 2 future blocks within the Thompson’s Corners Neighbourhood to be designated as a Gateway site that will be developed with apartment buildings at a minimum density of 170 units per net hectare and a maximum density of 250 units per hectare. Appendix I to this report proposed amendments to the policies and schedules for both the Lamoreaux Neighbourhood and Thompson’s Corners Neighbourhood. To effect the transfer of density, additional gateway sites are proposed adjacent to the pedestrian prominent street on the east side of Brock Road in Thompson’s Corners. - 113 - Report PLN 19-21 April 6, 2021 Subject: Mattamy (Seaton) Limited (OPA 20-005/P and A 09/20) Page 5 This amendment has been reflected in revisions to the central part of Draft Plan of Subdivision SP-2015-03(R), owned by Seaton TFPM Inc. Council has not considered recommendations on the main part of Draft Plan SP-2015-03 (R), but has before it in Report PLN 16-21, a recommendation for approval of Phase 1A of this Draft Plan. Phase 1A is located at the southwest corner of the Fifth Concession Road and Sideline 16 (see Draft Plan of Subdivision SP-2015-03 (R), Attachment #7). The proposed Amendment also makes some housekeeping amendments to the Thompson’s Corners Neighbourhood Schedule XII. Staff are supportive of the proposed sustainable development, which incorporates several sustainable features listed in the section below while ensuring that the built form/urban design objectives within the Seaton Community are achieved and the population targets are met through the transfer of density to the Thompson’s Corners Neighbourhood. 4.2 Proposal provides for various sustainable features and conforms with the Seaton Sustainable Place-Making Guidelines Chapter 11 of Pickering’s Official Plan includes policies that guide how to achieve sustainable development within Seaton. Further guidance on urban design and sustainability performance measures are provided within the Seaton Sustainable Place-Making Guidelines (the Guidelines). The applicant proposes to include a wide variety of innovative, sustainable features on the subject lands, which exceeds the City’s minimum requirements outlined in the Seaton Place-Making Guidelines. The proposed development achieves the enhancement Level 3 certification level of sustainability, which means the proposed development obtains at least 40 percent of their eligible enhancement points. A summary of how the proposed development conforms to the Guidelines is listed below. •proposing to invite all new homeowners to an information session to learn about the sustainable features within their homes and on the site, and proposing to include sustainability-themed signage throughout the site; •enlarging the central private park area and enhancing it with additional landscaping; •proposing an enhanced landscaped gateway entry feature with a solar sculpture, public seating (bench), planting, and pedestrian connections to Taunton Road, Sapphire Road and internally within the site; •proposing a variety of architectural styles, design elements, and materials to create a distinctive and complementary character, as well as provide visual interest; •enhancing the front entry into the dwelling units through the use of framing material, colour, porches and/or arches; •upgrading the side and rear elevations adjacent to public spaces such as a park, with materials that are consistent with those used on front elevations; •ensuring the design of the site can accommodate municipal garbage collection; •proposing maximum driveway widths of 3.0 metres; •installing solar panels within the entrance feature at Sapphire Drive and Taunton Road; •equipping all private garages with charging infrastructure for electric vehicles and constructing 2 solar car public chargers within the visitor parking stalls; - 114 - Report PLN 19-21 April 6, 2021 Subject: Mattamy (Seaton) Limited (OPA 20-005/P and A 09/20) Page 6 •proposing high albedo permeable pavers for driveways and in all parking lots to reduce stormwater runoff and reduce the heat island effect; and •directing rear yard and roof drainage to the headwater feature, located on lands immediately adjacent to the Natural Heritage lands to the west, to maintain predevelopment flows to this feature. Additional sustainable features proposed include: •geothermal heating and cooling district system to produce 100 percent clean renewable energy; •energy-efficient buildings, which includes low flow toilets and fixtures that reduce water consumption, meeting and/or exceed the Ontario Building Code Supplementary Standard SB-12; •use of low impact development best practices to promote smart planting and waste-wise landscaping; •establish urban bee enclosures, and implement bee and butterfly friendly pollinator planting; •limit construction waste and use regionally sourced materials for landscaping and use solar panels made in Canada; and •produce an educational program and pamphlets for owners with respect to the site’s sustainability features, and erect signage explaining these features. All of the above-noted sustainable features will be maintained by the condominium corporation. Through the application for Site Plan Approval, City Development staff will continue to work with the applicant to finalize the design and location of these sustainability features. 4.3 Sufficient residential and visitor parking is provided on-site The applicant’s initial submission proposed a total of 7 visitor parking spaces available to the 78 dwelling units. Staff expressed concerns that the proposed 7 visitor parking spaces were insufficient to support the entire development. Based on further discussions, the applicant has revised the conceptual site plan to increase the number of visitor parking spaces to 19 spaces available to the 74 dwelling units. Staff are satisfied that the proposed supply of visitor parking meets the City’s standard visitor parking ratio of 0.25 parking spaces per dwelling unit. 4.4 Propose municipal waste collection to be reviewed through detailed design The site is designed to ensure that the proposed development can accommodate curb-side municipal recycling and organics collections services and bi-weekly waste collection services. For the block townhouses (Blocks 1, 2, 3 and 5) waste will be collected from the internal private road and for the block townhouse (Block 4) waste will be collected within the municipal road allowance along Sapphire Drive. The applicant will be required to enter into an encroachment agreement with the City to permit the waste collection within the City’s road allowance. - 115 - Report PLN 19-21 April 6, 2021 Subject: Mattamy (Seaton) Limited (OPA 20-005/P and A 09/20) Page 7 For the stacked back-to-back townhouses (Block 6), the applicant is proposing a central waste collection area located in the outdoor parking area, along the western lot line. 4.5 Adequate amenity space provided for future residents The original conceptual site plan illustrated a 40 square metre private outdoor amenity block (private parkette), west of Block 5. As a result of relocating the waste collection area, the outdoor amenity area has been increased to 95 square metres. The enlarged outdoor amenity area will include a tot lot, seating and landscaping (trees, shrubs, perennials and grasses). The final layout and proposed play equipment will be finalized through the site plan approval process. Staff are satisfied that the size and configuration of the outdoor amenity area is adequate to service the future residents of this development. 4.6 Technical matters will be addressed through site plan approval Detailed design issues will be dealt with through the site plan approval process. These requirements will address matters such as, but not limited to: •construction management/erosion and sediment control; •stormwater management; •noise mitigation measures including noise warning clauses; •on-site grading; •site servicing; •landscaping; •payment of cash-in-lieu of parkland dedication; •architectural review; and •continue working with the Region of Durham to review minor design details to permit municipal garbage collection. 4.7 Staff support the proposed Official Plan Amendment and recommend that a zoning by-law be finalized and forwarded to Council for enactment The applicant has worked with City staff and external agencies to address the policy issues and various technical requirements. The revised proposal is consistent with the Provincial Policy Statement, and conforms with the Durham Regional Official Plan and Central Pickering Development Plan. Staff support the site-specific Official Plan Amendment OPA 20-005/P to permit a minimum residential density of 70 units per net hectare to facilitate the proposed residential condominium development. Staff recommends that the By-law adopt Amendment 42 be forwarded to Council for enactment (see Appendix I, Draft By-law to Adopt Amendment 42). Furthermore, staff support the Zoning By-law Amendment Application A 09/20 and recommends that the site-specific zoning provisions, containing the standards set out in Appendix II to this Report be finalized and brought before Council for enactment. - 116 - RRevised Report PLN 19-21 April 6, 2021 Subject: Mattamy (Seaton) Limited (OPA 20-005/P and A 09/20) Page 8 5.Applicant’s Comments The applicant has been advised of and concurs with the recommendations of this report. Appendices Appendix I Draft By-law to Adopt Amendment 42 Appendix II Draft Zoning By-law Amendment A 09/20 Attachments: 1.Location Map 2.Air Photo Map 3.Original Conceptual Site Plan 4.Revised Conceptual Site Plan 5.Conceptual Elevations – Front View 6.Conceptual Elevations – Side View 7.Draft Plan of Subdivision SP-2015-03 (R) Prepared By: Approved/Endorsed By: Original Signed By Original Signed By Tanjot Bal, MCIP, RPP Catherine Rose, MCIP, RPP Planner II Chief Planner Original Signed By Original Signed By Nilesh Surti, MCIP, RPP Kyle Bentley, P. Eng. Manager, Development Review Director, City Development & CBO & Urban Design TB:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 117 - Appendix I to Report PLN 19-21 Draft By-law to Adopt Amendment 42 to the Pickering Official Plan - 118 - The Corporation of the City of Pickering By-law No. XXXX/21 Being a By-law to adopt Amendment 42 to the Official Plan for the City of Pickering (OPA 20-005/P) Whereas pursuant to the Planning Act, R.S.O. 1990, c.p. 13, subsection 17(22) and 21(1), the Council of The Corporation of the City of Pickering may, by by-law, adopt amendments to the Official Plan for the City of Pickering; And whereas pursuant to Section 17(10) of the Planning Act, the Minister of Municipal Affairs and Housing has by order authorized Regional Council to pass a by-law to exempt proposed area municipal official plan amendments from its approval; And whereas on February 23, 2000, Regional Council passed By-law 11/2000 which allows the Region to exempt proposed area municipal official plan amendments form its approval; And whereas the Region has advised that Amendment 42 to the City of Pickering Official Plan is exempt from Regional approval; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. That Amendment 42 to the Official Plan for the City of Pickering, attached hereto as Exhibit “A”, is hereby adopted; 2. That the City Clerk is hereby authorized and directed to forward to the Regional Municipality of Durham the documentation required by Procedure: Area Municipal Official Plans and Amendments. 3. This By-law shall come into force and take effect on the day of the final passing hereof. By-law passed this XX day of XXXX, 2021. ___________________________________ David Ryan, Mayor ___________________________________ Susan Cassel, City Clerk Draft - 119 - Exhibit “A” to By-law XXXX/21 Amendment 42 to the City of Pickering Official Plan - 120 - Recommended Amen dment 42 to the Pickering Official Plan Purpose: The purpose of this amendment is to delete the Gateway Site Symbol on the lands located at the southwest corner of Taunton Road and Sapphire Drive, and to reduce the minimum density requirements for lands designated Mixed Corridor Type 1 and Type 2 within the Lamoreaux Neighbourhood to facilitate a residential townhouse condominium development containing a total of 74 units. This amendment also includes revisions to certain policies within the Thompson’s Corners Neighbourhood on lands designated Mixed Corridor Type 2 and Community Node, and identified as Gateway Sites to ensure the population and density targets are met while providing for a mix of housing forms and tenure within the Seaton Neighbourhood. Location: The site-specific amendment affects the lands located in the: i) southwest quadrant of Taunton Road West and Sapphire Drive, north of Reflection Place and east of the Natural Heritage System; and, ii) northwest corner of Brock Road and Whitevale Road/Alexander Knox; the lands on the west side of Brock Road, first intersection north of Whitevale Road; the lands on the east side of Brock Road, north and south of the Pedestrian Predominant Street, and the development block fronting Sideline 16 and the Fifth Concession Road. Basis: Through the review of Official Plan Amendment Application OPA 20-005/P, City Council is satisfied that the Official Plan Amendment facilitates a residential development containing innovative sustainable features includes geothermal heating and cooling, solar panels, charging station for electric vehicles, and permeable pavers for lands located within the Lamoreaux Neighbourhood 16. Further, the reduction in the number of residential units in Neighbourhood 16 is offset by an increase in density in the Thompson’s Corners Neighbourhood 20. The Amendment is consistent with the policies of the Provincial Policy Statement 2020 and conforms to the Growth Plan for the Greater Golden Horseshoe and the Durham Regional Official Plan. Actual The City of Pickering Official Plan is hereby amended by: Amendment: (New text is shown as underlined text, deleted text is shown as strikeout text, and retained text is shown as unchanged text.) 1. Revising Schedule VII – Neighbourhood 16: Lamoreaux Neighbourhood by deleting the Gateway Site symbol from the southwest quadrant of Taunton Road West and Sapphire Drive, north of Reflection Place and east of the Natural Heritage System as illustrated on Schedule “A” attached to this Amendment. - 121 - Recommended Amendment 42 to the Pickering Official Plan Page 2 2. Revising Schedule XII – Neighbourhood 20: Thompson’s Corners Neighbourhood Plan by deleting the Gateway Site symbol from the northwest corner of Fifth Concession Road and Brock Road and identify two new Gateway Sites on the lands on the west side of Brock Road, north of Whitevale Road, as illustrated on Schedule “B” attached to this Amendment. 3. Revising Schedule XII – Neighbourhood 20: Thompson’s Corners Neighbourhood Plan by adding two new Gateway Sites on the east side of Brock Road, north and south of the pedestrian predominant street as illustrated on Schedule “C” attached to this Amendment. 4. Revising City Policy 12.18 (j) (iii) Lamoreaux Neighbourhood Policies, in Chapter 12 – Urban Neighbourhoods, by reducing the minimum total number of units for lands designated as Mixed Corridor Type 1 and Mixed Corridor Type 2 located west of Sideline 24, north of the hydro corridor, and south of Taunton Road from 530 to 385, as follows: “(iii) the minimum total number of units in the Mixed Corridor Type 1 and Mixed Corridor Type 2 designations located west of Sideline 24, north of the hydro corridor, and south of Taunton Road shall not be less than 530 385 units;” 5. Revising City Policy 12.18 (j) (v) Lamoreaux Neighbourhood Policies, in Chapter 12 – Urban Neighbourhoods, by reducing the minimum total number of units for lands designated Mixed Corridor Type 1 and Mixed Corridor Type 2 located north of the pipeline west of Sideline 24 and south of Taunton Road from 470 to 323, as follows: “(v) the single detached dwellings in the Mixed Corridor Type 1 designation located south of the gas pipeline will not be constructed until related zoning for a detailed development proposal has been approved by the City which will establish a requirement for a minimum of 470 323 units within the Mixed Corridor Type 1 and Mixed Corridor Type 2 designations located north of the pipeline, west of Sideline 24 and south of Taunton Road; and” 6. Revising City Policy 12.22 (a) (i) (A) Thompson’s Corners Neighbourhood Policies, in Chapter 12 – Urban Neighbourhoods, by adding permission for townhomes for lands designated Low Density Area Type 1, as follows: “(A) a full range of unit types within the permitted density range for Low Density Area as per Section 11.2, but consisting predominantly of single, and semi-detached, and townhouse housing forms” 7. Revising City Policy 12.22 (d) and 12.22 (d) (i), Thompson’s Corners Neighbourhood Policies, in Chapter 12 – Urban Neighbourhoods, by permitting Gateway Sites on lands designated Mixed Corridor Type 2 and Community Node, at a higher minimum and maximum density than the underlying densities identified within Chapter 3 – Land Use Table 6: Mixed use Areas: Densities and Floor Areas by Subcategory, as follows: “(d) shall, as per Section 11.6, identify Gateway Sites within the Mixed Corridors Type 2 and Community Node, which shall: - 122 - Recommended Amendment 42 to the Pickering Official Plan Page 3 (i) be reserved for apartment buildings at or near the highest density and height permission despite the underlying densities in Mixed Corridor Type 2 and Community Node, the minimum density of 170 units per hectare and maximum density of 250 units per hectare;” Implementation: The provisions set forth in the City of Pickering Official Plan, as amended, regarding the implementation of the Plan shall apply in regard to this Amendment. Interpretation: The provisions set forth in the City of Pickering Official Plan, as amended, regarding the interpretation of the Plan shall apply in regard to this Amendment. OPA 20-005/P A 09/20 Mattamy (Seaton) Limited - 123 - City of Pickering City Development Department © February, 2021 This Map Forms Part of Edition 8 of the Pickering Ofiicial Plan and Must Be Read in Conjunction with the Other Schedules and the Text. Schedule ‘A’ to Amendment 42 Existing Schedule VIII - Neighbourhood 16: Lamoreaux Extract of Schedule VIII to the Pickering Official Plan N Delete Gateway Site Symbol Edition 8 Land Use Structure - 124 - City of Pickering City Development Department © February, 2021 This Map Forms Part of Edition 8 of the Pickering Ofiicial Plan and Must Be Read in Conjunction with the Other Schedules and the Text. Schedule ‘B’ to Amendment 42 Existing Schedule XII - Neighbourhood 20: Thompson’s Corners Extract of Schedule VIII to the Pickering Official Plan N Delete Gateway Site Symbol Add Gateway Site Symbol Edition 8 Land Use Structure - 125 - City of Pickering City Development Department © February, 2021 This Map Forms Part of Edition 8 of the Pickering Ofiicial Plan and Must Be Read in Conjunction with the Other Schedules and the Text. Schedule ‘C’ to Amendment 42 Existing Schedule XII - Neighbourhood 20: Thompson’s Corners Extract of Schedule VIII to the Pickering Official Plan NLand Use Structure Site Symbol Add Gateway Site Symbol Add Gateway Edition 8 Delete Gateway Site Symbol - 126 - Appendix II to Report PLN 19-21 Recommended Zoning By-law Provisions for Zoning By-law Amendment A 09/20 - 127 - The Corporation of the City of Pickering By-law No. XXXX/21 Being a By-law to amend Restricted Area (Zoning) By-law 7364/14, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, in Part of Lots 25 and 26, Concession 3, Now Parts 1 and 2, 40R-24268 and Part of Lot 3, 40R-29614, in the City of Pickering. (A 09/20) Whereas the Council of The Corporation of the City of Pickering received an application to rezone the subject lands being Part of Lots 25 and 26, Concession 3, Now Parts 1 and 2, 40R-24268 and Part of Lot 3, 40R-29614 in the City of Pickering to permit a residential condominium development; And whereas an amendment to By-law 7364/14, as amended, 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 hereto 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 Part of Lots 25 and 26, Concession 3, Now Parts 1 and 2, 40R-24268 and Part of Lot 3, 40R-29614, in the City of Pickering, designated “MC2” on Schedule I attached hereto. 3. General Provisions No building, structure, 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. Text Amendment Revise the first row of Exception Table 20 which establishes the Lot and Building and Structure Exceptions that apply to the Mixed Use Zones by deleting the MC3 Zone and amending the minimum number of dwelling units from 470 to 267 so it reads as follows: Draft - 128 - By-law No. XXXX/21 Page 2 Draft Table 20: Lot and Building and Structure Exceptions Zone # Address Description of Special Provision MC1 MC2 2 1 SP-2009-13, South of Taunton Road west of Sideline 24, north of the pipeline The minimum number of dwelling units: 267 units 5. Text Amendment Insert a new row after row one within Exception Table 20 which establishes the Lot and Building and Structure Exceptions that apply to the Mixed Use Zones as follows: Zone # Address Description of Special Provision MC2 1 Part of Lots 25 and 26, Concession 3, Now Parts 1 and 2, 40R- 24268 and Part of Lot 3, 40R-29614 Building, Multiple Attached means a building containing three or more dwelling units, and may contain some of the dwelling units accessed directly from the outside. Building, Block Townhouse or Block Townhouse Building means a building or structure that is vertically and/or horizontally divided into a minimum of three dwelling units, each of which has an independent entrance from grade to the front and rear of the building, and each of which are divided vertically and/or horizontally above grade by a common wall adjoining dwelling units or a private garage above grade and where all dwelling units are located on one lot and accessed from a private street, laneway or common condominium driveway. - 129 - By-law No. XXXX/21 Page 3 Draft Zone # Address Description of Special Provision Park, Private means an area of land not under the jurisdiction of a public authority that is designed or maintained for active or passive recreational purposes. Minimum number of dwelling units: 74 units. Minimum Front Yard: NR. Maximum Front Yard: 5.5 m. Minimum Rear Yard: NR. Minimum Front Landscaped Open Space: NR. Minimum Park, Private: 95 m². Maximum Building Height for Block, Townhouse Building: 16 m Section 3.5 b) and c) shall not apply. 6. By-law 7364/14 By-law 7364/14, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedule I attached hereto. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 7364/14, as amended. 7. Effective Date This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XX day of XXXX, 2021. ___________________________________ David Ryan, Mayor ___________________________________ Susan Cassel, City Clerk - 130 - MC2 Taunton Road Sapphire DriveSilk Street Reflection Place Hollow Oak MewsToffee StreetElmcreek MewsClerk Mayor Schedule I to By-LawPassed ThisDay of i NXXXX/21XXrd XXXX 2021 71.0m 69.7m156.0m148.1m 18.5m4.3m 18.1 m - 131 - Attachment #1 to Report #PLN 19-21 Taunton Road Skyridge Bouleva r d Cameo Street BurkholderDriveBelcourt Stre et Dragonfly AvenueReflection PlaceToffee StreetSapphire DriveFall Harvest CrescentSilk Street Clipper LaneMoonlightCrescent Orenda Street Foxtail Crescent 1:4,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile No:Applicant:Property Description: OPA 20-005 and A 09/20 THIS IS NOT A PLAN OF SURVEY. Date: Oct. 19, 2020 ¯ Mattamy (Seaton) Limited Part of Lots 25 and 26, Concession 3, Now Parts 1 and 2, 40R-24268 and Part of Lot 3, 40R-29614 (1034 Reflection Place) SubjectLands L:\PLANNING\01-MapFiles\OPA\2020\OPA 20-005, A 009-20 - Mattamy(Seaton) Limited\OPA 20-005 A009-20_LocationMap.mxdE - 132 - Attachment #2 to Report #PLN 19-21 BurkholderDriveCameo S t r e e t Belcourt Stre et Dragonfly AvenueReflection PlaceToffee StreetDashwood Court Fall Harvest CrescentSkyridge Boulevar d Keystone MewsSapphire DriveTaunton Road M a r a t h o n A v e n u e Silk Street Clipper Lane Elmcreek MewsHollow Oak MewsMoonlig htCrescentOrenda Street F oxtail Crescent 1:5,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Air Photo MapFile No:Applicant:Property Description: THIS IS NOT A PLAN OF SURVEY. Date: Nov. 02, 2020 SubjectLands EL:\PLANNING\01-MapFiles\OPA\2020\OPA 20-005, A 009-20 - Mattamy(Seaton) Limited\OPA 20-005P_AirPhoto.mxd ¯ OPA 20-005 and A 09/20Mattamy (Seaton) LimitedPart of Lots 25 and 26, Concession 3, Now Parts 1 and 2, 40R-24268 and Part of Lot 3, 40R-29614 (1034 Reflection Place) - 133 - Attachment #3 to Report #PLN 19-21 L:\Planning\01-MapFiles\OPA\2020 Nov 16, 2020DATE: Applicant: Property Description: File No: Original Conceptual Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 20-005/P and A 09/20 Mattamy (Seaton) Limited Part Lots 25 and 26, Concession 3, Now Parts 1 and 2, 40R-24268 and Part of Lot 3, 40R-29614 (1034 Reflection Place) Stacked Back-to-Back Townhouses Stacked Back-to-Back Townhouses Resident and Visitor Parking Garbage Collection Area Block Townhouses Visitor Parking Amenity Area - 134 - Attachment #4 to Report #PLN 19-21 L:\Planning\01-MapFiles\OPA\2020 Feb 23, 2021DATE: Applicant: Property Description: File No: Revised Conceptual Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 20-005/P and A 09/20 Mattamy (Seaton) Limited Part of Lots 25 an 26, Concession 3, Now Parts 1 and 2, 40R-24268 and Part of Lot 3, 40R-29614 (1034 Reflection Place) - 135 - Attachment #5 to Report #PLN 19-21 L:\Planning\01-MapFiles\OPA\2020 Feb 23, 2021DATE: Applicant: Property Description: File No: Conceptual Elevations – Front View FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 20-005/P and A 09/20 Mattamy (Seaton) Limited Part of Lots 25 an 26, Concession 3, Now Parts 1 and 2, 40R-24268 and Part of Lot 3, 40R-29614 (1034 Reflection Place) Block Townhouse Building Multiple Attached Building - 136 - Attachment #6 to Report #PLN 19-21 L:\Planning\01-MapFiles\OPA\2020 Feb 23, 2021DATE: Applicant: Property Description: File No: Conceptual Elevations – Side View FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 20-005/P and A 09/20 Mattamy (Seaton) Limited Part of Lots 25 an 26, Concession 3, Now Parts 1 and 2, 40R-24268 and Part of Lot 3, 40R-29614 (1034 Reflection Place) Block Townhouse Building Multiple Attached Building - 137 - Attachment #7 to Report #PLN 19-21 Draft Plan of Subdivision SP-2015-03(R) City Development Department March 3, 2021FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 20-005 and A 09/20 Property Description: DATE: File No: Part of Lots 25 and 26, Concession 3, Now Parts 1 and 2, L:\Planning\01-MapFiles\SP\2015 Applicant: Mattamy (Seaton) Limited N Phase 1A Subject Lands 40R-24268 and Part of Lot 3, 40R-29614 (1034 Reflection Place) - 138 -