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HomeMy WebLinkAboutInformation Report PD 01-13 (',t,, Information Report to w= =�' ' = Planning & Development Committee �_w__ � PI KERING Report Number: 01-13 Date: February 4, 2013 From: Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Subject: Zoning Amendment Application A 8/12 Craig Marshall 1897 Woodview Avenue 1. Purpose of this Report A zoning by-law amendment application has been submitted by Craig Marshall to permit a total of fourteen lots for future residential development on lands municipally known as 1897 Woodview Avenue. 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 proposal. Planning & Development Committee will hear public delegations on the application, ask questions of clarification and identify any planning matters. This report is to be received and no decision is to be 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 property is located north of Pine Grove Avenue and east of • Woodview Avenue (see Location Map —Attachment#1) and is approximately 0.52 hectares in size • a detached dwelling is presently situated on the westerly portion of the property fronting Woodview Avenue • land division applications made in 2010 and 2011 were previously approved by the Region of Durham Land Division Committee to sever the westerly portion of the subject lands, containing the existing detached dwellings, while retaining the easterly portion of the subject lands intended to be developed for future residential lots • these applications have lapsed and a new land division application to sever the westerly portion of the subject lands was submitted on January 2, 2013 • established residential subdivisions surround the subject lands comprising of detached and semi-detached dwellings with the exception of the lands at the northeast quadrant of Pine Grove Avenue and Woodview Avenue, which consist of large residential lots containing detached dwellings Information Report No. 01-13 Page 2 • there is existing mature vegetation on the property, centrally clustered and located along the north, west and south property lines with open spaces throughout the site 3. Applicant's Proposal • the applicant is proposing to rezone the easterly portion of the subject lands from a Rural Agricultural Zone to various residential zones (S3, S4 and SD-A) (see Excerpt from Zoning By-law 3036 —Attachment#2) to facilitate the development of fourteen lots, consisting of eight lots for detached dwellings having frontage on Sandhurst Crescent, four lots for detached dwellings and one lot for two semi-detached dwellings have frontage on Nordane Drive (see Concept Plan —Attachment#3) • the applicant is proposing the following lot frontages and lot areas: Zoning Standard Proposed Lots along Proposed Lots along Nordane Drive Sandhurst Crescent Use Proposed detached dwellings detached dwelling semi-detached dwelling Lot Frontage 12.5 m — 15.3 m 12.2 m — 14.4 m 7.5 m Lot Area 397 sq. m — 359 sq. m — 317 sq. m — 490 sq. m 600 sq. m 370 sq. m • the proposal eliminates the extension of Nordane Drive to Sandhurst Crescent, as shown on the Highbush Neighbourhood Plan within the City's Official Plan (see Official Plan Excerpt—Attachment#4) • in order to facilitate the development, the applicant is proposing to combine the subject lands with seven existing part lots along Sandhurst Crescent and three part lots along Nordane Drive to create fully buildable lots • the proposal also entails the applicant to acquire a portion of the existing Nordane Drive road allowance along Sandhurst Crescent from the City • the applicant is also requesting Council's authorization to create the proposed lot through land severance instead of through a plan of subdivision, since more than three new lots are intended to be created • land division applications for the proposed eight residential lots along Sandhurst Crescent were submitted to the Region of Durham on January 2, 2013 for consideration • City staff have requested that these application be tabled until the zoning by-law amendment has been considered by Council and has granted authorization to permit the division of the subject lands through land division rather than by draft plan of subdivision Information Report No. 01-13 Page 3 4. Policy Framework 4.1 Durham Regional Official Plan • the Regional Plan designates the subject property as "Living Area" and shall be used predominantly for housing and related uses • the plan states that "Living Areas" shall be developed in compact form through higher density and by intensifying and redeveloping existing areas • portions of the subject lands are identified as containing a "Key Natural Heritage Feature" requiring that any proposal for development or site alteration shall demonstrate that there will be no negative effects on key natural heritage features or their functions • the applicant's proposal will be assessed against the policies and provisions of the Durham Regional Official Plan 4.2 Pickering Official Plan • the subject lands are within the Highbush Neighbourhood and are designated "Urban Residential — Low Density Areas" which provides for housing and related uses and activities • the Official Plan states that in establishing performance standards regard shall be had for 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 • Low Density Areas permit a density of up to 30 units per net hectare; the proposed fourteen residential lots would have a net residential density of approximately 27 units per net hectare • with regard to the density provision, where neighbourhood character and/or environmental constraints warrant, net residential densities should be restricted to less than the maximums • the application will be assessed against the policies and provisions of the Pickering Official Plan during further processing of the applications • Section 15.26 (b) states that City Council shall limit the creation of lots for residential purposes by land severance to a maximum of three, and require that an ownership of land capable of being divided into more than three additional lots be developed by a plan of subdivision, except where it is demonstrated to Council's satisfaction that a plan of subdivision is neither appropriate nor necessary in which case Council may authorize the development to proceed by land severance 4.3 Zoning By-law 3036 • the property is currently zoned "A" — Rural Agricultural Zone under Restricted Area Zoning By-law 3036, as amended which permits a detached dwelling • an amendment to the zoning by-law is required to implement the applicant's proposal to develop the subject land for residential uses Information Report No. 01-13 Page 4 • • the applicant has requested that the Residential Zone categories of the lands surrounding the subject property be applied to the subject lands • Appendix 1 to this Report summarizes the current zoning provisions of the S3, S4 and SD-A zones (see Zone Requirements 3036-Attachment#5) 5. Comments Received • the application was circulated to internal departments and external agencies for comment on January 4, 2013 • the notice of public meeting was mailed to all property owners within 150 metres of the subject lands on January 11, 2013 5.1 Resident Comments • none received in response to the circulation to date 5.2 Agency Comments • none received in response to the circulation to date 5.3 City Departments Comments • to date the following comments have been received from internal departments: Engineering & • development of lots fronting onto Public Works Sandhurst Crescent and Nordane Drive, as proposed on plans submitted, would require the portion of Nordane Drive dedicated with plan 40M-1892 to be stopped up and closed • the applicant would need to enter into a Development Agreement with the City to address removal of the existing road and installation of curb, sidewalk, boulevard, additional storm services, revisions to the road configuration and related road restoration along with all other matters related to development of the adjacent lands. The agreement would also address all matters related to the development of the proposed lots/blocks fronting onto Sandhurst Crescent and Nordane Drive • Information Report No. 01-13 Page 5 6. City Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: • ensuring the proposal conforms with the City's Official Plan including the Highbush Neighbourhood policies • ensuring that the proposed development is compatible with the character of the existing surrounding neighbourhood • ensuring the proposal addresses appropriate lotting pattern, yard setbacks, building height, lot coverage and lot frontage and area • assessing the merit in the deletion of the Nordane Drive extension to Sandhurst Crescent • reviewing the appropriateness of a land severance process for the creation of residential lots and identifying appropriate conditions of approval including the requirement of a development agreement • • ensuring that the proposed development contains appropriate sustainable development components • ensuring compliance of submitted studies/plans with City standards • ensuring that required technical submissions and reports meet City standards • ensuring consistency with the City's urban design objectives • 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 7. Other Information • None at this time 8. Information Received Full scale copies of the plans and studies listed below are available for viewing at the offices of the City of Pickering, City Development Department: • Planning Justification Report • Tree Inventory Report 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 the Public Information 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 Information Report No. 01-13 Page 6 • 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 10. Owner/Applicant Information • the owner of the subject lands is Craig Marshall, represented by Brian Moss, Brian Moss &Associates Ltd. • Attachments 1. Location Map 2. Excerpt from Zoning By-law 3036 3. Concept Plan 4. Excerpt from Pickering Official Plan — Map 20 Neighbourhood 10: Highbush 5. Appendix I - Zone Requirements By-law 3036 Prepared by: . 4 / Meliss Mark am, MCIP, RPP Nilesh Surti, MCIP, RPP Principal Planner— Manager, Development Review& Development Review Urban Design MM:jf Attachments Date of Report: January 18, 2013 Copy: Director, City Development (Acting) Chief Planner Attachment#_1_to Information Report# o�"f3 Z C �'0o°� IIIIIIIl Li o ^\�1 � -o S. git1I$L. CL/ �. ,,uR� 11111*t ,�_ Z suaJECr � � o C PROPERTY ,, v ��,= , =�_ E! // I 111ll1 / ,_ . !��' iI ■&= __t,:; \_ _ z w SANDHURST _�°i�i;i�i�i�i;i.i�i�i.i.i�i.i;i3i� RF� PINE GROVE P III iv 11. ..._.�� IIIIIillllllll CRESCENT o �'` mim mow . n I!illIiiiuiuii �■ �o_� ��w_ 111111111111 ►� PINE w GROVE AVENUE , 1 ,■ IIIIIInnpv� MIN lib MOSSBROOK=L ■ _M - w__ _�_ TRANQUIL CRT.j 11, ,w ° --�mow III MOM U_I MO MEM= [ 1 MIMI 1211.111WF ■Q -� ■ 111111 =_ . L III • �� 0 � :01111111 i- 11/�_,.... • ?_= WESTCREEK DRIVE _ _ ■ ALLEYVIE a MN NIM o ; PROHILL ST. == . PARK III 0 w °"" —_ z ram=p �_ z=`,I"11111, BUTTERNUT CRT.�� 0 rJ�T RNU H _∎ =�m�` STREET I I !Lm,I.,,l I Q -- �� ° I ■■■r.■■ >— City of Pickering City Development Department PROPERTY DESCRIPTION Plan 329,Pt.Lt.24&Plan 40M-1700, BIk 45,Pt. Blk.44,40R-17588 PART 2,3,&4 OWNER C. Marshall DATE Dec. 31,2012 DRAWN BY JB FILE No. LD 033/13 to LD 041/13 SCALE 1:5000 CHECKED BY MM N ago sources• Teronet Enterprises Inc. and Its suppliers. All rights Reserved. Not a pion of survey. PN-10 2012 MPAC and its suppliers. All rights Reserved. Not a plan of Survey. Attachment#. to Information Report# 0/-/3 o vie • 1000 p�'S- 0 4 R3 m - A (nc, 111 olk W SA W S1 S3 IIIQ z _ SD-A _ u) S4 S3 c� W S 1 10 M. 111.11lll111 0 0 V.10'•'•'•=•=•'•='=•WN =•'=Z=�AtI;•+'Z=•'•+==�;•,N∎ SUBJECT :;:;:;:;:; i ■ �.❖.PROPERTY**********-•-•• ..................... 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I LEGEND SYMBOLS NEIGHBOURHOOD um IN—■ NEW ROAD CONNECTIONS (PROPOSED) MIMI BOUNDARY DETAILED REVIEW AREA ITI PARK I ` ADOPTED DEVELOPMENT GUIDELINES SCHOOL LANDS FOR WHICH COUNCIL HAS 16 PUBLIC ELEMENTARY 1 (REFER TO COMPENDIUM DOCUMENT) SEPARATE ELEMENTARY I PI SCHOOL CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT ,�SErPTEMBER. 2009 tt:PgAL .L%o tl :=Or a�.0 Car OETl'o�"-L.i:«E NOTE: LAND USE DESIGNATIONS OTHER SCHEDULES AND THE TEST. - APPEAR ON SCHEDULE I . PICKERING OFFICIAL PLAN EDITION 6: Chapter Eleven—Urban Neighbourhoods 189 Attachment# 5 to Information Report# /9/-/3 Appendix 1- Zone Requirements By-law 3036 Zone Requirements Existing Zoning S3 S4 SD-A Uses Permitted detached dwelling detached dwelling semi-detached dwelling Lot Area (min) 350 sq. m. 300 sq. m. 225 sq. m. Lot Frontage (min) 12 m 10 m 7.5 m Front Yard Depth (min) 4.5 m 4.5 m 4.5 m Interior Side Yard Width (min) 1.2 m and 1.2 m 1.2 m and 0.6 m 1.2 m or 1.8 m and 0 m Rear Yard Depth (min) 7.5 m 7.5 m 7.5 m Lot Coverage (max) 38 % 38 % 40 % Building Height (max) 12 m 12 m 12 m Parking Requirements (min) 1 private garage 1 private garage 1 private garage per per lot attached to per lot attached to lot attached to the the main building, the main building, main building, not not less than 6.0 m not less than 6.0 m less than 6.0 m from from the front lot from the front lot the front lot line line line Special Regulations min. distance min. distance •min. distance between buildings between buildings between buildings on adjacent lots on adjacent lots on adjacent lots shall not be less shall not be less shall not be less than 1.8 m than 1.2 m than 1.2 m •Semi-Detached dwellings erected in an "SD-A" Zone shall be attached above grade by a common wall •No part of any attached private garage shall extend more than 2.4 m beyond any part of the front wall