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HomeMy WebLinkAboutInformation Report 02-14 cliff 00 A Information Report to Planning & Development Committee PI KERING Report Number: 02-14 Date: March 3, 2014 From: Catherine Rose Chief Planner Subject: Zoning By-law Amendment Application A 9/13 Draft Plan of Subdivision Application SP-2013-05 Louisville Homes Ltd. 1814 and 1816 Fairport Road 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for a Draft Plan of Subdivision and a Zoning By-law Amendment, submitted by Louisville Homes Ltd., to develop 27 lots for detached dwellings, 8 future blocks for detached dwellings and the southerly extension of Wingarden Crescent and Shade Master Drive. 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 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 on the west side of Fairport Road south of Strouds Lane and north of Welrus Street within the Dunbarton Neighbourhood (see Location Map, Attachment#1) • the subject lands comprise 2 properties which have a combined area of approximately 2.35 hectares with approximately 45.8 metres of frontage along Fairport Road, approximately 18.0 metres of frontage along each of Wingarden Crescent and Shade Master Drive • the site currently supports 2 two-storey detached dwellings fronting on Fairport Road, which are proposed to be demolished • land uses surrounding the subject lands include low density residential consisting of detached dwellings 1 Information Report No.02-14 Page 2 3. Applicant's Proposal • the draft plan of subdivision proposes a total of 27 lots for detached dwellings, 8 future blocks for detached dwellings and the southerly extension of Wingarden Crescent and Shade Master Drive (see Submitted Plan, Attachment#2) • proposed lots fronting Fairport Road will have lot frontages of 15.2 metres and 15.4 metres • proposed lots fronting the extension of Wingarden Crescent and Shade Master Drive will have lot frontages ranging between 12.2 metres and 14.7 metres • of the 8 future blocks, 6 blocks will require a further extension of Wingarden Crescent and the remaining 2 blocks are required by the Fire Department to access the subdivision until such time as the lands to the south are developed (see Future Development Plan, Attachment#3) 4. Policy Framework 4.1 Pickering Official Plan • the subject lands are designated "Urban Residential — Low Density Areas", in the Official Plan, which provides for housing and related uses and activities • Low Density Areas permit a density of up to 30 units per net hectare; the proposal for 27 lots and 8 future blocks would have a net residential density of approximately 14.9 units per net.hectare • to protect and enhance the character of established neighbourhoods the Pickering Official Plan identifies that such matters as building height, yard setbacks, lot coverage, access to sunlight, parking provisions and traffic implications should be considered • in the established new residential areas between Spruce Hill Road and Appleview Road, including Fairport Road, the Dunbarton Neigbourhood Policies encourages, where possible, new development to be compatible with the character of the existing development • Schedule II —Transportation Systems designates Fairport Road as a "Type C Arterial Road", which typically requires a right-of-way width of 26.0 to 30.0 metres • the proposal appears to comply with the policies of the Official Plan; details of the applications will be assessed against the policies and provisions of the Official Plan during further processing of the applications 4.2 Dunbarton Neighbourhood Development Guidelines • the Dunbarton Neighbourhood Development Guidelines establish development and design guidelines to ensure new development occurs in a manner that is appealing, orderly and consistent with the character of the neighbourhood • • the proposed extension of Wingarden Crescent and Shade Master Drive is consistent with the conceptual road pattern as illustrated in the Dunbarton Neighbourhood Guidelines (see Dunbarton Neighbourhood Development & Design Guidelines— Neighbourhood Concept Plan, Attachment#4) 2 Information Report No.02-14 Page 3 • the urban design objectives for proposed development area are as follows: o permit only detached dwellings along existing and new internal roads o require a minimum lot frontage of 15.0 metres for lots along Fairport Road, south of the creek, and a minimum lot frontage of 12.0 metres along the extension of Shade Master Drive and Wingarden Crescent, o along Fairport Road, south of the creek, maintain larger lot depths (approximately 40.0 metres), and larger building setbacks (front yard 7.5 metres; side yards 1.5 metres; flankage yard 4.5 metres) o along the extension of Shade Master Drive and Wingarden Crescent, maintain building setbacks consistent with recent subdivision standards (front yard minimums of 4.5 metres; side yard minimums of 0.6/1.2 metres) o establish maximum dwelling height of 9.0 metres o encourage new roads to connect with existing streets o minimize garage projections o discourage reverse frontage lots, and o encourage preservation and planting of trees • details of the applications will be assessed against the provisions of the. Dunbarton Neighbourhood Development Guidelines during further processing of these applications 4.3 Zoning By-law 3036 • the subject lands are currently zoned "R3" —Single Residential Third Density Zone within Zoning By-law 3036, as amended, which permits detached dwellings on lots with a minimum lot frontage of 18.0 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 has requested that the subject lands be rezoned to a single zone category with the following development standards: o minimum lot frontage of 12.0 metres o minimum lot area of 350 square metres o minimum front yard depth of 6.0 metres for lots along Fairport Road, and 4.5 metres for all other lots o minimum side yards widths of 1.2 metres on one side and 0.6 metres on the other o minimum flankage side yard width of 2.7 metres o minimum rear yard setback of 7.5 metres o maximum building height of 12.0 metres • the requested development standards (lot frontage and building setbacks) for the proposed lots along the extension of Shade Master Drive and Wingarden Crescent are consistent with the Dunbarton Neighborhood Development Guidelines, except for building height • the requested development standards (lot frontage, building setbacks and building height) for the proposed 3 lots along Fairport Road do not comply with the Dunbarton Neighborhood Development Guidelines 3 Information Report No.02-14 Page 4 5. Comments Received 5.1 Resident Comments • written correspondence has been received from an area resident identifying the following key concerns: o compatibility of the proposed development with the existing neighbourhood with respect to built form, street connectivity, and size and scale of the proposed dwellings o having lot frontages of less than 15 metres o preservation of existing trees and planting of new trees o potential for piecemeal development and the maintenance of the future blocks o mitigating impacts related to on-site construction activity 5.2 Agency Comments Durham Region Planning • subject lands are designated "Living Areas" in and Development the Regional Official Plan (ROP), which shall Department be used predominately for housing purposes • Schedule 'B' Map `Bid' of the ROP also identifies Key Natural Heritage Features on the subject lands • TRCA has determined that the wooded area is not considered a significant woodland • municipal water supply and sanitary sewage capacity are available to service the proposed development' • sanitary sewer and municipal water supply are available to the subject lands from Wingarden Crescent and Shade Master Drive • the proposed lots fronting Fairport Road can be serviced by the existing connections • the proposed development will not have a significant impact on Regional transportation or transit interests • the Region has advised that the proposal complies with the policies of the Regional Official Plan and has no objection to the applications • the Region has advised that the above-noted matters can be addressed through condition of draft approval, and has provided its conditions of draft approval Toronto and Region • no objections to the approval of the Conservation Authority applications 4 Information Report No.02-14 Page 5 Durham District School • approximately 14 elementary pupils could be Board generated by the proposed development • it is intended that any pupils generated by this development will be accommodated within existing school facilities • the Durham District School Board has no objection to the approval of the applications Durham Catholic District • approximately 4 students could be generated School Board from this development and will attend St. Elizabeth Seaton Catholic School • the Durham Catholic District School Board has no objection to the approval of this proposal 5.3 City Departments Comments Engineering & Public Works • no significant concerns with respect to the proposal at this time • the submitted Functional Servicing and Stormwater Management Report, Traffic Impact Study, Construction Management Plan and Phase 1 Environmental Site Assessment have been reviewed and technical comments have been provided to the applicant to be addressed to staffs satisfaction 6. Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: • review the proposed development standards (lot frontage lot area, building setbacks, lot coverage and building height) to ensure that the lotting pattern and the scale and size of the dwellings are consistent with the character of the established neighbourhood and comply with the Dunbarton Neighbourhood Guidelines • review the appropriateness of combining future Blocks 28 to 33 as one block to be divided through part lot control once Wingarden Crescent is extended further south to avoid the creation of land locked parcels • review the appropriateness of using an (H) holding symbol in the implementing by-law for the proposed future blocks until the lands to the south are developed • consider amending the Dunbarton Neighbourhood Development & Design Guidelines— Neighbourhood Concept Plan to illustrate the future conceptual road pattern for the lands south of the subject property 5 • Information Report No.02-14 Page 6 7.0 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: • Draft Plan of Subdivision • Planning Rationale with Urban Design Brief and Sustainable Development Report • Traffic Impact Study • Phase 1 Environmental Site Assessment • Environmental Noise Assessment • Functional Servicing and Stormwater Management Report • Construction Management Plan 8. Procedural Information 8.1 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 • 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 9. Owner/Applicant Information • the owner of the subject lands is Nick Lazaridis of Louisville Homes Attachments 1. Location Map 2. Submitted Plan 3. Future Development Plan 4. Dunbarton Neighbourhood Concept Plan 6 Information Report No.02-14 Page 7 Prepared By: Approved/Endorsed By: • Amy Emm, MCIP, RPP Catherine Rose, MCIP, RPP Planner II Chief Planner Nilesh urti, CIP, RPP Manager, Development Review & Urban Design AE:Id Attachments Date of Report: February 13, 2014 Copy: Director, City Development • 7 Attachment#s/ to Information g 'eoort#� 02-/1' ROAD ■■ - __■III■■ 1111111 '.� l w W■III in TI � CRESCENT N unionQ - Q 1!I I_ 1Mill ���111111�m 8 S o_., ��t} — m_IIII �,11. MIN Imo 2:dm.�__. iiIIi ' E!Jj) •�I„`.w_� __ES ,_ _ __ VOYAGER q�E �___ "'„ ' „�� _ BONITA AVENUE —� F I_u)== MEW:° Iii 'BOMTA s —= 1 30■ == _=_�- PARK — I �z� _ 1 0�'1" II o m_ ►,,, 11Pj 1.., z �lllll_ 01 STROUDS LANE J ==- ) , , 11IIIIi ' `. _ WINGARDEN CRESCENT – IIIIII EL_ all ■ EROW PL. _ W�_ • 11111 E Q _ �■ • II O■■O 0 ME Sz 1111 cc ■■_ , cf OK MIN ME I__ SLA SUBJECT MI NS — D _ U _ - 0:: ill /TE — __� W--w■• OOL _ _� a�_�m• m _ ;L !ii�� �1y �',.g 1 7 _w „""'.F I,� BEN CRESCENT GOLDENRIDGE =,, ._ JACQUELINE , ,// , p I al _� ,�\ 11"1", I WELRUS STREET a o __ _�_ ;granr#20, �' GoJ ,• —Q�I■ INI 4 Location Map Cifq FILE No:SP-2013-05 and A09/13 l �mm, . APPLICANT: Louisville Homes Ltd. W CS T'S a 0 IvZi PROPERTY DESCRI PTION:1814 and 1816 Fairport Road City Development Pt. Lt. 11, Lots 24, 25, 26, 27, and 28, RP 819 DATE: Feb.7,2014 Department Data Sources: rpr rights SCALE 1:5,000 PN-7 ,I4 Tera ou Ente ieea Inc.Ins. and Its euppliern. All ri hb Reaervetl. Not a plan at Survey. 2013 MPAC and Its suppliers. All rights Reserved. Not a plan of Survey. 8 1 1 Attachment#_:.___2 to • n inforroption ,enort#...62. -- 1-.. - o STROUDS LANE a b 15.5 15.5 15.5 15.2 15.5 16.4 15.5 15.5 15.5 15.5 15.5 155 15.5 15.5 / 15.0 -N, 04 Z.-n Lr) b 04 i"..-n • in b .... _ _ Cl ui 0 cu t1) 12.0 t% 12.0 12.0 12.0 12.0 12.0 12.0 12.0 124 12.0 12.0 12.0 12.0 12.0 15.0 b o (5' WINGARDEN CRESCENT a in cz, b SI 12.0 12.0 12.0 12.0 ..\ 12,5 12.0 12.0 12.0 12.0 12.0 15.4\ _ 12.5 ru cu CC .n. . Cu .--. Po D Li_i 1- < Zi Cil c, < :6 a cu ru ru 0 cu r... Li1 ° iri 1Y -, a c, LLI > , cu P. ru 6 14 a 1 •u-• IN 0.1 < C) CO a 2 i (i) Cu 0 6 Cu c Cu a c? C') 1.2 b in 6 ■D ei in LOT 22 al cu I Lni -.. .zr 40-nrEtstinalr- co. cu DR R- ■4 LOT 21 LOT 7 :2 11-1 04 co c1 C,.. - (-) D EANDMSIC in CU rn Lf) SUBIVISION Nj LOT o, -uurr L..- el LOT 20 8 - ,...-1 n - D al .4). co, co LOT 19 LOT 9 cc: 0, 1Y co LOT 23 cm a .1 0, LOT 18 0? LOT 10 itom_ DC 2Am EASEMEW EAsEmE cii i .5m EASEMENP CY Cl_ cu LOT 24 _ Di og esi - e* LOT 17 cq LOT 11 co h_S.Om EASEMEN3,1,__. i..1-1 Cl) N LOT 25 tsi co tr! 4 LOT 6 LOT 3 .c5 Lc) V- cd LOT I8 LOT 12 in , esi (xi LOT 26 , ; LOT 15 LOT 13 " Zt LOT 6 LOT 2 .- . --, LOT 27 isvi , %A 4 :I _ •-! \, 1 , BLOCK 34 BLOCK 35 " I i :V: LOT 4 LOT 1 0 .- ..., BLOCK 28 • c.n cv b_ 6.0m TEMP. sumwmkm BLOCK ACCESS ROAD- -ULU 03 ,..0 29 " cr+ na . .- Cu _ -i BLOCK 30 ..0 r H ... _ - BLOCK 31 cm csi _ 0 , o5 cr. _ BLOCK 32 Z 4. .-' rn 0 0 BLOCK 33 :14 CL_ _ 04 II bu9 Lr) _ - in _ • LL co c.n =_ .I _ . 6 Submitted Plan Citi ei A FILE No:SP-2013-05 and A09/13 --=-----11[31:- -_-__,- APPLICANT: Louisville Homes Ltd. liCali 10 NOE PROPERTY DESCRIPTION:1814 and 1816 Fairport Road City Development Pt. Lt. 11, Lots 24, 25, 26, 27, and 28, RP 819 DATE: Feb.7,2014 Department Cato Sources: e Teronet Enterprise. Inc. and its suppliers. All rights Reserved. Not o plan of survey. SCALE NTS PN-7 0 2013 MPAC and its euppliers. All rights Reserved. Not a plan of Survey. . 9 Attachment 3 to . Informati r t,nrt# OZ/`� • 6 I 1 1 1 I I I I I 1 1 1 1 I 1 1 1 t1.1 I I I I I 1 I I I I I I I iii 1 1 d ___1__1__'-r__L__1___ __J___'--_Lr_L__1__1____ W 1 a I C CC I 0 I- Z I W Q 0 I • _ CO I 1, p I 1 I 1 Q I = I I 5 f I I- — ,... 22 7 „e I I ,.v. „o.21 8 i ---- i I na. 20 9 ,.v. c« 1 1 1 1 ❑ , � i ..n 19 10 ,a.. "" I. I ❑ 23 .a.. 18 if ,a.. 3 b� 26 : : : 14 ,„„, ,a. 5 1 ,''. t O ■ 27 ' ..a. 4 i un .. r,TITMS 74"241 i fx 1 r4 :/ --------- I r . r�- --- -1 JJ I � • I t I 1 1 LA A, ytrwis,ORM i 1 \ \� 1 I-- -'-----� `�\ --H-T-------1 \ N _ _ ` -i --LT I I- 1 / ; , ,' \\\ ,- �� BLOCKS 28 33 +II ,'� /k,�, ,,'\\ BLOCKS 34 & 35 N Future Development Plan City 4 FILE No: SP-2013-05 and A09/13 —'�� APPLICANT: Louisville Homes Ltd. PROPERTY DESCRIPTION: 1814 and 1816 Fairport Road City Development Department Pt. 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Minor miZICations ear occur without further amendment to this development plan 11