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HomeMy WebLinkAboutPublic Information Report PD 04-12 City Information Report i Report Number: 04-12 For Public Information Meeting of PICKERING Date: April 2, 2012 01 In Accordance with the Public Meeting Requirements of the Planning Act, R.S.O. 1990, chapter PA3 Subject: Zoning Amendment Application A 14/11 BanCan Homes Inc. 1954 Valley Farm Road (Part of Lot 10, Plan 509, Part 3, 40R-2509) City of Pickering 1.0 Property Location and Description • the subject property is located on the southwest corner of Valley Farm Road and Fieldlight Boulevard (see Location Map, Attachment #1) • the property has a lot area of approximately 1,050 square metres • the site currently supports a detached dwelling and detached garage fronting onto Valley Farm Road • residential uses surround the subject property, being detached dwellings to the south, west and north on the opposite side of Fieldlight Boulevard and the Village Retirement Centre located on the opposite side of Valley Farm Road 2.0 Applicant's Proposal • the applicant is proposing to amend the zoning for the property to permit the development of townhouse dwelling units • the design is for a townhouse block containing 5 street townhouse units having a minimum lot frontages of 6.0 metres fronting Fieldlight Boulevard (see Applicant's Submitted Plan, Attachment #2) • the applicant is also requesting Councils authorization to create the, lots through land severance, instead of through a plan of subdivision, since more than 3 new lots are intended to be created 3.0 Official Plan and Zoning 3.1 Durham Regional Official Plan • the Regional Plan designates the subject property Living Areas which are to be used predominantly for housing purposes • the proposal appears to comply with the Regional Official Plan policies Information Report No. 04/12 Page 2 02 3.2 Pickering Official Plan • the lands are designated "Urban Residential - Medium Density Areas" in the Pickering Official Plan which provides for housing and related uses and activities including townhouse dwelling units • the density range for Medium Density Areas is between 30 and up to and including 80 units per net hectare; the proposed 5 townhouse lots will have a net residential density of approximately 48 units per net hectare • Valley Farm Road is designated as a Type C Arterial Road; Fieldlight Boulevard is designated as a Collector Road • the subject property is within the Liverpool Neighbourhood of the Official Plan; no development guidelines have been prepared for this neighbourhood • the subject application will be assessed against the policies and provisions of the Pickering Official Plan during the further processing of the application 3.3 Zoning By-law 3036 • the property is currently zoned "R3" - Third Density Residential Zone under Restricted Area Zoning By-law. 3036 • the existing zoning only permits detached dwellings on lots with a minimum lot frontage of 18 metres and a minimum lot area of 550 square metres • an amendment to the zoning by-law is required to implement the applicant's proposal • the applicant proposes to amend the by-law by replacing the existing residential zone with a multi-residential zone permitting single attached dwellings (townhouses) that would permit 5 dwelling units with minimum lot frontages of 6.0 metres 4.0 Results of Circulation 4.1 Resident Comments • none received in response to the circulation to date 4.2 Agency Comments Durham Region Planning and . the proposal would conform with the Living Area Economic Development designation and would generally conform to the Department Growth Plan for the Greater Golden Horseshoe • a Regional Reliance Letter and Certificate of Insurance is required in support of the application • if the application is approved certain technical matters will be required including but not limited to an-addendum to the Noise Control Feasibility Study that is based on Regional Traffic Forecasts; noise abatement measures should be implemented through a development agreement Information Report No., 04/12 Page 3 03 Durham Region Planning and the applicant is required to provide a concrete pad, Economic Development bus shelter and sidewalk connection at the existing Department (continued) bus stop in front of the subject property at Fieldlight Boulevard (see Attachment #3) 4.3 Department Comments Engineering Services Valley Farm Road is currently designated as a Type C Arterial; a 3.0 metre widening is required to be dedicated to the City • a 5.0 metre corner rounding is required to be dedicated to the City (at the intersection of Valley Farm Road and Fieldlight Boulevard) • the proposed driveway on the most easterly lot is problematic in that it cannot intersect the existing curb radius, nor can it pass through the required corner rounding • the applicant is required to replace the existing concrete sidewalk on Valley Farm Road and construct a new sidewalk along Fieldlight Boulevard according to City standards (see Attachment #4) 4.4 Staff Comments • in reviewing the application to date, the following matters have been identified by staff for further review and consideration: • evaluating the appropriateness of a townhouse block consisting of 5 dwelling units and whether the units and driveway entrances should front either Valley Farm Road or Fieldlight Boulevard • ensuring the proposal is compatible and sensitive to surrounding development • ensuring the proposal does not prevent future redevelopment opportunities for the abutting property immediately to the south (1950 Valley Farm Road) • reviewing the potential impact of the requested road widening and corner rounding on the townhouse proposal • ensuring the proposal addresses appropriate site layout, urban and landscaping design, lotting, building setbacks, and noise attenuation features • reviewing the proposed sustainable development components • ensuring the submitted studies/plans are in compliance with City standards • reviewing the appropriateness of a land severance process for the creation of 4 additional lots • identifying appropriate conditions of approval including the requirement for a development agreement Information Report No. 04/12 Page 4 04 5.0 Procedural Information • written comments regarding this proposal should be directed to the Planning & Development Department • oral comments may be made at the Public Information Meeting • all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council • any member of the public who wishes to reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law for this proposal • any member of the public who wishes to be notified of Council's decision regarding this proposal must request such in writing to the City Clerk • . if a person or public body that files an appeal of a decision of the City of Pickering in respect of the proposed zoning by-law amendment does not make oral submission at the public meeting, or make written submissions to the City of Pickering before the proposed zoning by-law amendment is approved or refused, the Ontario Municipal Board may dismiss the appeal 6.0 Other Information 6.1 Information Received • in addition to the full scale copies of the applicant's submitted plan, the following documents are available for viewing at the offices of the City of Pickering Planning & Development Department: • Sustainability/Planning Rationale proposal • Noise Control Feasibility Study • Phase 1 Environmental Site Assessment • Functional Servicing Report & Stormwater Management Report 6.2 Company Principal • the owner of the property is BanCan Homes Inc. • the applicant is Sean Baradaran ~=Z Ashley Yearw o CIP, RPP Ross Pym, MCIP, FWP Planner II Principal Planner - Development Review A Attachment Copy: Director, Planning & Development Attachment #..~_to Information Reoort# D~ -1,4 05 0 0 0 U B d SUBJECT PROPERTY GROVE GLENGROVE PUBLIC SCHOOL RK lY 0 0 City of Pickering Planning & Development Department PROPERTY DESCRIPTION Part Lot 10, Plan 509, Part 3, 40R-2509 OWNER BanCan Homes Inc. DATE Feb. 17, 2012 DRAWN BY JB FILE No. A 14/11 SCALE 1:5,000 CHECKED BY RP H a a reee• 2012 t Enterprle It. In,; and It. pPllers. All rl9hte Reserved. Not a Plan of -ey. PN-5 2012 MPAC and Its • Ilea. All rl hts Reserved. Not a Ian of Surve . Attachment # Z to 06 Information Reoort.# 04 - I a Information Compiled from Applicant's Submitted Plan A 14/11 BanCan Homes Inc. FIELDLIGHT BLVD. a,. CK' 44 Fib_ _ y...x7 12i f) .IY YI ati>~.- Yet 6.1 m . 6.1 m 8 ~m ss Iv"1C*n ~ 1o-~~~J :6 1 Nr~( ~ o if 1-,:~-• 1 O e j lq I i IOC O 4 1I i 'S II a % i f ~j C I ~l il9 i53Y C I L N t i i . k, 3.1 Ml UNITE UNITD UNITC UNITB UNITA I I ~I~MS 1-2m Of I9 1 I (I W I l ' I ItO, ^ R4'y'~ ''+,p(( ry t3 t'. ~t 1 ICF i0 , ( ~.k SS Ck ~I. o - 1 a Ifs 37.7m +V This map was produced by The City Of Pickering Planning & Development Department, Planning Information Services Division Mapping And Design, Oct. 17, 2011. Attachment # a to Information Reoort # Information Compiled from Applicant's Submitted Plan A 14/11 BanCan Homes Inc. UNITA UNIT B UNIT C UNIT D UNIT E caai~ K /m ;4m < n r ~y, rN rvk v~ rt r rd r N~ i _ `N'y t n Nrrr r d• ofr `,c. la" I I T I 711 .e.,: I:II II IIiII I: L"ds C l t~?~_e^.w~^w 'S ~lul~`~ .~~I OP J , r A 7 ~ r C Gam? ~ H I I i : FRONT ELEVATION (NORTH) I UNIT E UNIT D UNIT C UNIT B UNITA I E M VlvYd : I. Y TUN I I . ~ I I ~ 1: i Il 1 illi II II i rl~I l M,u l I i I I 4._ I I I REAR ELEVATION (SOUTH) This map was produced by The City Of Pickering Planning & Development Department, 'Planning Information Services Division Mapping And Design, Oct. 17, 2011. i 0 8 Attachment # a tok V , Information Report # o Information Compiled from Applicant's Submitted Plan A 14/11 BanCan Homes Inc. ~"~i Rr'Fae~St~~ „`•rrY'~` Y niP `rv ~ ~ y1`f rWf VR':Yx r'4WA tF~~c ~r W" CH~=`Y r Y rt'ihvfi`Fh PR4 ~ l+!4,„"h'A'Y~r Y~~}A"tt 5 f~': !7 ~ 4 J4=9, .+7Nf V~'t"^ JMrtF~ l.f'mV"`ti W Mr4 t'S rp iY~..~{7~.~r-kJ~.~'~ ht .f~ rt V +-5' R ~ M+~'t -4 A4 4 '+`W G'tY}Y i '+Y' r`~ Y i i t YI f r T R-4r V. nr MP ir'4 +"+5 !'4thf`+iY ~YN ~i n'H~r+t.ii .Y' t`N M Y~f "r 1 ih r1~ ~t''~rMP 1 rF..4 'A 3+-r ri' 4 ~ N" VY+. 14M AYr~i`r'-4 T 4 1 h f Y~ ~ ,~A~.`M,Y ~:CA ,,yy 44~. ~w f. '4'!MA` ~~:q, tf 4~. MYt40.ATh'i'..Y ~ l~Yi4 -i'~1 A^V I,4 hI4j 4r Y"""" YrN'-_.L. W...,"_"~ v ^'Y- _..c..,'•""" Yt i .,r,t- +R'-+r~r M vt r krrr:Na 'i* tip ' ~ L 1 3 it%f/t I r j~ I _ 777 r t ~ ~U II1~~1 it l.llt►`, SIDE ELEVATION (WEST) SIDE ELEVATION (EAST) 1V' This map was produced by The City Of Pickering Planning 8 Development Department, Planning Information Services Division Mapping And Design, Oct. 17, 2011. Attachment #-,3-to n o Information ReDort # 0+ /c;2 March 9, 2012 Ashley Yearwood C Ex ' E. - Planner I • Planning & Development Department MAR f I City of Pickeringo3ro PING N"s`3 a cx Df il.=t..0 i-'M, ENT One The Esplanade C~ -4 OF ENT Pickering, ON L1V 6K7 f3t~✓y~tT„riE The Regional Municipality Dear Mr. Yearwood of Durham Planning and Economic Re: Zoning Amendment Application A 14111 Development Department Applicant: BanCan Homes Inc. Planning Division Location: 1954 Valley Farm Road 605 ROSSLAND RD. E. Part of Lot 10, Plan 509, Part 3, 40R-2509 4TH FLOOR Municipality,, City of Pickering '0 BOX 623 WHITBY ON L1 N 6A3 CANADA The Region has reviewed the above noted application and offers the 905-668-7711 following comments for your consideration. 1-800-372-1102 Fax: 905-666-6208 Email: planning@durham.ca The purpose of this application is to rezone the property to permit the www.durham.ca development of a 5 unit freehold townhouse block. A.L. Georgieff, MCIP, RPP Regional Official Plan Commissioner of Planning and Economic Development The subject lands are currently designated "Living Areas" in the Durham Regional Official Plan (ROP). Living Areas shall be used predominately for housing purposes. This proposal. will result in additional residential units within an existing residential area and is permitted within the Living Areas designation of the ROP. Provincial Policies & Delegated Review Responsibilities This application has been screened in accordance with the terms of the provincial plan review responsibilities. Growth Plan for the Greater Golden Horseshoe (GPGGH) The subject lands are within the "Built-up Area" of the GPGGH. The GPGGH includes policies to direct development to settlement areas, and provides direction for intensification targets within the Built-up Area. This application generally conforms to the GPGGH. Potential Site Contamination A Phase 1 Environmental Site Assessment prepared by Canada y Engineering Services Inc. has been submitted in support of the application. "Setiic~ EYceltence foo 'CommUhities" 100% Post Consumer 1 Attachment#=to Information Report # by - / The report concludes that the site is clean with no evidence of contamination on the property. The Region requires that a Regional Reliance Letter and Certificate of Insurance be submitted (templates attached). Potential Noise Impacts The subject lands are located within proximity to Valley Farm Road, a Type `C' arterial roadway. In support of the application the applicant has submitted a Noise Control Feasibility Study, dated August 15, 2011, by SS Wilson and Associates. It is noted that the report is not based on current Regional Traffic Forecasts. The Region is currently awaiting the submission of an addendum report which incorporates the current Regional Traffic Forecasts. The Regional Planning and Economic Development Department will require that the noise abatement measures as outlined in the addendum report be implemented through a site plan/development agreement with the City of Pickering. Durham Region Transit Durham Region Transit (DRT) currently provides route 121 service eastbound on Fieldlight Boulevard, with a bus stop located on the south side of Fieldlight, 20 metres west of Valley Farm Road. DRT requests that the applicant be required to provide a concrete pad and shelter at this bus stop as well as a sidewalk connection to the existing sidewalk on the west side of Valley Farm as part of the development of the subject lands. Regional Servicing Municipal sanitary and water services are available to the subject property from the existing municipal services on Fieldlight Boulevard. Any requirements of the Regional. Municipality of Durham Works Department concerning the provision of Regional services, financial or otherwise, will be addressed at the time of a subsequent development application. Regional Health Department The Region of Durham Health Department has no objections to the application provided the development is on full municipal services. 2 'Attachment #-1-to Please do not hesitate to contact the undersigned should you have any questions or comments. Yours truly, Brad Anderson, MCIP, RPP Planner cc: Regional Works Department - Pete Castellan Durham Region Transit Department - Martin Ward Durham Region Health Department - Paul Davis Attachments: Sample Reliance Letter Certificate of Insurance 3 2 Attachment # ~ to Information 9eoort# 04/-/off 04 r~(p Memo To: Ashley Yearwood March 13, 2012 Planner II From: Darrell Selsky Supervisor, Engineering & Capital Works Copy: Director, Planning & Development Division Head, Engineering Services Manager, Development Control Manager, Policy Principal Planner - Development Review Subject: Support material for Zoning Amendment Application A 14/11 BanCan Homes Inc. 1954 Valley Farm Road (Part of Lot 10, Plan 509, Part 3, 40R-2509) City of Pickering The Development Review Team (comprised of staff representing both Engineering Services and Operations) has reviewed the information provided in support of the above noted application, and provide the following comments. General Comments 1. Valley Farm Road is designated as a Type C Arterial in the City's Official Plan, and requires a right-of-way width of 26 metres. In this area, Valley Farm Road has a current right-of-way width of 20.0 metres. The City requires a 3.0 metre widening along the east limit of the property to be dedicated to the City as public road allowance. 2. A 5.0 metre corner rounding is required (at the intersection of Valley Farm Road and Fieldlight Boulevard) to be dedicated to the City as part of the application. Please revise drawings accordingly. 3. The proposed Lot (Part 5) is problematic. The proposed driveway cannot intersect the existing curb radius, nor can it pass through the 5.0 metre corner rounding (not yet shown). Please evaluate the feasibility of Lot 5. 4. On the west side of Valley Farm Road there is an existing 1.5 metre wide concrete sidewalk. The applicant is required to remove the existing concrete sidewalk and replace it in the standard location, 0.9 metres off the property line, with a 2% finished grade to curb line, from the intersection with Fieldlight Boulevard to the south limit of the property. Attachment # to Information 9pnort# 641-12 13 5. Currently there is no sidewalk on the south side of Fieldlight Boulevard fronting the site. The applicant is required to provide a 1.5 metre wide concrete sidewalk in the standard location, 0.9 metres off the property line, with a 2% finished grade to curb line across the frontage of the property. Landscape Comments 1. No comments at this time. Traffic Comments 1. No comments at this time. Stormwater Management Comments 1. Separate stormwater management comments to be forwarded by the Coordinator, Water Resources. SB:cc March 13, 2012 Page 2 A 14/11, 1954 Valley Farm Road