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HomeMy WebLinkAboutInformation Report 08-14NNW Cart o� Information Report to Planning & Development Committee :�=. '-�--1 •ice� �.-'� PICKERING Report Number: 08-14 Date: July 7, 2014 From: Catherine Rose Chief Planner Subject: Zoning By-law Amendment A 5/14 Marshall Homes (Copperfield) Ltd. 1283 Wharf Street Lot 20, Plan M-89 1. Purpose of this Report The purpose of this report is to provide preliminary information on a Zoning By-law Amendment application, submitted by Marshall Homes (Copperfield) Ltd., to permit the development of four townhouse units. 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 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 completion of a comprehensive evaluation of the proposal. 2. Property Location and Description • the subject property is located on the south side of Wharf Street, west of Liverpool Road and east of Frenchman's Bay within the Bay Ridges Neighbourhood (see Location Map, Attachment#1) • the subject property has an area of approximately 0.09 of a hectare, a lot frontage of approximately 35.0 metres along Wharf Street and a lot depth of approximately 27.0 metres • the property supports an existing single-detached dwelling, which is proposed to be demolished • surrounding land uses include existing residential uses consisting of single detached dwellings immediately to the west and to the north, across Wharf Street; a common element townhouse development to the east, and the Port Restaurant immediately to the south 1 Information Report No. 08-14 Page 2 3. Applicant's Proposal • the application proposes to rezone the subject property to an appropriate residential zone category to construct four, 3-storey townhouse units (see Submitted Plan and Submitted Concept Building Elevation, Attachments #2 and #3) • the units will be approximately 12.0 metres in height to accommodate an internal elevator and the rooftop stairwell enclosure • proposed lot frontages will range between 7.0 metres for internal units to 11.6 metres for end units • a minimum of two parking spaces will be provided for each dwelling, one space within a private garage and the other on the driveway • three of the four units will have a single car garage with a double car garage for the most easterly unit • a 2.8 metre high acoustical fence is proposed along the southerly property line to mitigate noise levels generated by the roof top mechanical units on the Port Restaurant, the loading area associated with the Port Restaurant and the marine travel lift to the south • the subject property is the whole of a lot on a registered plan of subdivision and the new lots will be created through lifting part lot control 4. Policy Framework 4.1 Region of Durham Official Plan • the Regional Official Plan designates the subject property as "Waterfront Places" • lands within this designation shall be developed as focal points along the Lake Ontario waterfront having a mix of uses, integrated with the Greenlands System, such as residential, commercial, marina, recreational, tourist, and cultural and community facilities • the built form should vary, and be developed in a manner that is sensitive to the interface with the natural environment, as detailed in area municipal official plans 4.2 Pickering Official Plan • the subject property is designated as "Open Space System — Marina Area" within the Bay Ridges Neighbourhood • this designation permits, amongst other uses, marina supportive uses; restaurants; limited retail uses; and limited residential uses in conjunction with marinas and yachts clubs • the Bay Ridges Neighbourhood policies recognize that the area generally situated north of the Lake Ontario shoreline on either side of Liverpool Road up to Commerce Street exhibits a unique mix of built and natural attributes and establishes the area as the "Liverpool Road Waterfront Node" • policies in the Plan supports a variety of permissible uses that strengthen and complement the existing marina use in the area • the proposal complies with the policies and provisions of the Official Plan 2 Information Report No. 08-14 Page 3 • 4.3 Council adopted Liverpool Road Waterfront Node Development Guidelines • the Liverpool Road Waterfront Node Development Guidelines provide design objectives for the neighbourhood • the intent of the Guidelines is to ensure that development does not adversely impact the functioning marina use and the aquatic environment of Frenchman's Bay and its shorelines • the subject property is located within the "Marina Mixed Use Area"; limited residential uses are permissible subject to the marina uses remaining • design consideration for new development should reflect the Great Lakes Nautical Village theme by incorporating design details, such as balconies, decks, front porches, wider doorways, street level access, awnings and window boxes • the proposal will be assessed against the Liverpool Road Waterfront Node Development Guidelines during the further processing of the application 4.4 Zoning By-law 2511 • the subject property is currently zoned (H)03B —Waterfront Recreation within Zoning By-law 2511, as amended, which currently permits marina and recreational uses • the applicant has requested to rezone the subject property to permit freehold townhouses with site specific performance standards for setbacks, building height, parking and other appropriate zoning provisions as required • an amendment to the zoning by-law is required to implement the applicant's proposal to develop the subject land for residential uses 5. Comments 5.1 Resident Comments • none received in response to the circulation to date 5.2 Agency Comments Region of Durham • the Region has no concerns with the submitted Noise Impact Study, prepared by YCA Engineering Ltd., dated April 17, 2014 • the Region requires a Record of Site Condition (RSC) compliant Phase One Environmental Site Assessment to assess potential site contamination issues on the subject property and are requesting that a Holding provision be placed on the subject lands until such time as the RSC compliant Phase One ESA has been submitted to the satisfaction of the Region of Durham 3 Information Report No. 08-14 Page 4 Region of Durham • the Region requires the applicant to provide (continued) a reliance letter and a copy of their Certificate of Insurance to the Region with the Phase One report • municipal water supply and sanitary sewerage are available to the subject lands Durham District School • no objection to the approval of the Zoning Board Amendment Application Toronto and Region • no objections to the approval of the Zoning Conservation Authority Amendment Application 5.2 City Departments Comments Engineering & • no objections to the approval of the Zoning Public Works Amendment Application • the owner will be required to enter into a Development Agreement with the City to address such matters as, but not limited to, road restoration, service connections, stormwater management, lot grading and drainage, boulevard tree planning, utilities, noise attenuation fencing, securities, and cost sharing 6. Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: • ensuring the architectural design and siting of the proposed townhouse block conforms with the design details of the Liverpool Road Waterfront Node Development Guidelines • considering an amendment to the Guidelines to recognize this new residential development • ensuring appropriate performance standards are implemented in the amending zoning by-law to be compatible with the character of the existing surrounding neighbourhood • reviewing the appropriateness of the proposed 2.8 metre high acoustical fence along the south property line, including exploring alternative noise abatement measures to reduce the overall height of the acoustical fence • considering the use of a holding zone provisions in the implementing zoning by-law to address the following matters: o the submission of a Record of Site Condition compliant Phase One Environmental Site Assessment to the satisfaction of the Region of Durham 4 o entering into a Development Agreement with the City Information Report No. 08-14 Page 5 • ensuring the proposed development contains appropriate sustainable development components such as Low Impact Development measures • the City Development Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies and public 7. 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 Rationale • Functional Servicing Report • Noise Assessment Report • Phase 1 Environmental Site Assessment • Draft Reference Plan • Building Elevation Plan • Concept Building Elevation Plan 8. Procedural Information • 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 10. Owner/Applicant Information • the owner of the property is Marshall Homes (Copperfield) Ltd. and is represented by Brian Moss &Associates Ltd. Attachments 1. Location Map 2. Submitted Plan 3. Submitted Concept Building Elevation 5 Information Report No. 08-14 Page 6 Prepared By: Approved/Endorsed By: ZAN Lalita Paray, MCIP, RPP Catherine Rose, M P RPP Planner I ( Chief Planner a, A/N-1 Nilesh Su ', MCIP; RPP Manger, Development Review & Urban Design LP:jf Attachments Date of Report: June 12, 2014 Copy: Director, City Development 6 Attachment# ! to • Information Report# n2-/el- . E - �� I _I_ 05,7" ' - OLD ORCHARD AVENUE ° . i ' Mill in < do,/E I Q I o \1 ; j '� II 11II > L` I MONICA COOK Be :' o ( • b� LUNA CRT. I I II BROWNING AVE. I 'I I I 1 1 1 ` LLrHH u -- w — I I I I I , FOXGLOVE AVENUE BA ILONA PARK I _ s, T I W I VIII �,. 1 I HOLY L 1 I "'T'R p I ROAD REDEEMER zo SHEARER 9`�I F z I SEPARATE I LANE WATERP��NT i hi SCHOOL � ST-17 I I I DRIVE n �� I 1 I SOMMERCE I j z \ STREET I- `\ o a PARK 1 COMMERCE STREET ° COMMERCE STREET i PRO!. .S-S. 11. fI ( I z CO I c N FRENCH,,N"S J z BAY .T o '_z ( BROADVIEW STREET • PARK o '_n —i I , 1 t ANNLAND STREET . Ilik 41101 FRENCHMAN'S BAY ` � I 1 1 1 I STREET P WHARF SUBJECT -� 4 PROPERTY 1��=� j O iiri No II —J 1 � ° w J-DIII7b Nikili . LAKE ONTARIO Location Map cilf° FILE No:A 05/14 ='- k APPLICANT: Marshall Homes (Coppefield) Ltd. Nterlaii1a- PROPERTY DESCRIPTION:1283 Wharf Street (Lot 20, Plan M-89) City Development DATE:Apr.25.,zatia Department Dip Saa p 72072 e A PEAnt o% 'M p eee r sw ll eirip' eAll rv'g at7 Cn No Su,wpn p "r''''. I SCALE 1:5.000 I P14-3 E 7 Attachment# c2 to informp.i4r— Renort#_c:$ / . . . - .4. E cv a) c • D -) Ili I- . o kr- /4 1........... 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