Loading...
HomeMy WebLinkAboutPLN 22-13Fok Resolution #133/13 Dated November 18, 2013 Report to Cali o� ti` Planning & Development Committee PICKERING Report Number: PLN 22-13 Date: November 4, 2013 From: Thomas Melymuk Director, City Development • Subject: Zoning By-law Amendment Application A 4/13 Move Source Inc. 1454 and 1456 Altona Road Recommendation: That Zoning By-law Amendment Application A 4/13, submitted-by Move Source Inc., to amend the zoning of the subject properties to an "S2" — Single Residential Zone in order to facilitate the creation of three lots with minimum lot frontages of 15.4 metres on lands municipally known as 1454 and 1456 Altona Road be approved, and that the draft zoning by-law, as set in Appendix Ito Report PLN 22-13 be forward to City Council for enactment. Executive Summary: The applicant has submitted a Zoning By-law Amendment . Application to rezone the subject lands from "R3" —Third Density Residential Zone to an "S2" — Single Residential Zone in order to create a total of three residential lots, for detached dwellings, with minimum lot frontages of 15.4 metres fronting onto Fawndale Road (see Location Map and Applicant's Submitted Plan, Attachments #1 and #2). The subject properties are situated within an established residential neighbourhood containing detached dwellings with minimum lot frontages of 13.5 metres (see Existing Lot Frontages, Attachment#3). The subject properties each currently support a detached dwelling which are to be demolished. The recommended zoning for the subject properties will permit the creation of three residential lots that will be consistent with the provisions of the Pickering Official Plan, and in keeping with the established pattern of development within the surrounding neighbourhood. If approved, the applicant intends to submit Land Division Applications to the Region of Durham to sever the subject properties to create an additional residential lot. The proposed zoning by-law contains requirements that will include site-specific provisions to allow for the development of detached dwellings and ensure compatibility with the neighbouring properties along Fawndale Road. Report PLN 22-13 November 4, 2013 Subject: Zoning Amendment Application A 4/13 Page 2 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 properties are located on the west side of Altona Road, south of Littleford Street (see Location Map, Attachment#1). The properties have a combined lot area of approximately 0.2 of a hectare with approximately 46 metres of frontage along Altona Road and Fawndale Road. Currently the properties have access onto Altona Road, whereas residential lots immediately to the north and south have vehicular accesses onto Fawndale Road. The subject properties are situated within an established residential neighbourhood comprised of detached dwellings with minimum lot frontages of 13.5 metres (see Existing Lot Frontages, Attachment#3). Uses surrounding the subject properties include detached dwellings and an elementary public school (Elizabeth B. Phin Public School) to its east. 1.2 Applicant's Proposal The applicant is requesting Council's approval to rezone the subject properties from "R3" —Third Density Residential Zone requiring a minimum lot frontage of 18.0 metres to an "S2" — Single Residential Zone, requiring a minimum lot frontage of 13.5 metres. Should Council approve this application, the applicant intends to submit two Land Division Applications to the Region of Durham Land Division Committee to • facilitate the creation of an additional residential lot (totaling three lots) with minimum lot frontages of 15.4 metres (see Applicant's Submitted Plan, Attachment#2). The applicant also intends to demolish the existing dwelling on each lot before the additional lot is created through land division. The reduced lot frontage established through this rezoning application will allow City staff to consider the proposed severances. 2. Comments Received 2.1 At the July 2, 2013 Public Information Meeting and in written submission Two residents appeared at the meeting and expressed the following concerns: • location of vehicular access for the proposed lots, and Report PLN 22-13 November 4, 2013 Subject: Zoning Amendment Application A 4/13 Page 3 • whether the proposed detached dwellings will be compatible with the existing dwelling within the neighbourhood 2.2 City Departments & Agency Comments Region of Durham • the Region of Durham Planning Department advises that the proposal complies with the Living Areas designation policies of the Regional Official Plan • municipal water supply and sanitary sewer servicing are available to the subject lands Engineering & Public Works • no comments or concerns at this time • detailed drawings regarding grading and site servicing will be reviewed and approved through the land division process 3. Planning Analysis 3.1 The proposal meets the minimum density requirements specified in the Pickering Official Plan The Pickering Official Plan designates the subject property as "Urban Residential — Low Density Areas" within the Rougemount Neighbourhood. These areas are primarily used for housing purposes and permit a maximum net residential density of 30 units per net hectare. The applicant's proposal for three detached dwellings on the subject properties equals approximately 15 units per net hectare, which complies with the density provisions of the Official Plan. 3.2 Restricting the maximum building height will protect the character of the surrounding neighbourhood In addition to residential density, lot size and dwelling unit types, other performance standards also affect neighbourhood character. The Official Plan recognizes that the character of an established neighbourhood is reviewed through the consideration of matters such as building height, yard setbacks, lot • coverage, access to sunlight, parking provisions and traffic implications. The applicant has requested to extend the existing "S2" zone and its provisions onto the subject properties. The "S2" zone will allow the subject properties to maintain the same building setback and lot coverage requirements as properties currently zoned "S2" in the immediate neighbourhood. Report PLN 22-13 November 4, 2013 Subject: Zoning Amendment Application A 4/13 Page 4 The "S2" zone category requires a minimum lot frontage of 13.5 metres and a minimum lot area of 400 square metres, whereas the applicant proposes to create three residential lots with minimum lot frontages of 15.4 metres and minimum lot areas of 600 square metres (see Applicant's Submitted Plan, Attachment#2). The applicant's proposal will comply with the minimum "S2" zone lot frontage and area requirements. The surrounding neighbourhood consists of two storey detached dwellings with maximum building heights of approximately 9 metres. City Development staff recommends restricting the maximum building height for the subject properties to 9.0 metres. This will ensure that the proposed detached dwellings will maintain similar building heights already established within the immediate neighbourhood. Staff's recommended building height reduction will establish an appropriate built form compatible with existing residential development along Fawndale Road. 3.3 Noise attenuation fencing is required along Altona Road The Pickering Official Plan designates Altona Road as a Type-B Arterial Road. New residential lots adjacent to an arterial road require a qualified person to conduct a noise study. A noise study establishes appropriate noise abatement measures (such as, but not limited to berming, fencing and building setbacks) for the development to the satisfaction of the City of Pickering. The applicant has submitted a noise study, which was reviewed by the Region of Durham and the City of Pickering. To ensure reasonable noise levels are maintained in the rear yard, the noise study is recommending a 2.2 metre high noise attenuation fence along Altona Road to mitigate adverse noise impacts. The adjacent noise attenuation fence along Altona Road is approximately 1.8 metres in height. Through the Land Division process, City staff will continue to work with the applicant's Acoustical Engineer to investigate opportunities to reduce the height of the proposed noise attenuation fence, which may include minor alterations to the existing grade to the satisfaction of the City. As a condition of severance, the owners will also be required to enter into a noise agreement registered on-title with the City of Pickering to implement the recommendations of the noise study. 3.4 Sustainability Implications Staff's review of the application against the City's Draft Sustainable Development Guidelines resulted in a score below the Level 1 standard. Given the small scope of the application, there is limited opportunity to achieve Level 1. The proposed development will utilize existing services along Fawndale Road. Future opportunities exist for the applicant to implement additional sustainable options through future development and building permit processes. Report PLN 22-13 November 4, 2013 Subject: Zoning Amendment Application A 4/13 Page 5 3.5 Development matters related to the City will be addressed through conditions of Land Division As part of the creation of the new lots, the City will have the opportunity to provide comments and recommend conditions of severances to the Region of Durham Land Division Committee to address development matters such as, but not limited to: • the requirement of a noise agreement (to implement the recommendations of the noise report) • preliminary lot grading and drainage plans • proposed driveway locations • tree inventory, preservation and enhancement plan (to protect mature healthy trees where possible) • architectural design statement (to ensure the proposed housing designs are consistent with the neighbourhood's character) • the removal of the existing dwelling on each property, and • parkland dedication fee If approved by the Land Division Committee, the applicant will be required to satisfy the conditions noted above (amongst others) to the satisfaction of the City of Pickering. 3.6 By-law to be forwarded to Council The draft zoning by-law attached as Appendix I to this report implements staff's recommendation for approval of the application. It is recommended that the attached draft zoning by-law be finalized and forwarded to Council for enactment, should Council approve this zoning by-law amendment application. Appendix Appendix I Draft Zoning By-law and Schedule Attachments 1. Location Map 2. Applicant's Submitted Plan 3. Existing Lot Frontages Report PLN 22-13 November 4, 2013 Subject: Zoning Amendment Application A 4/13 Page 6 Prepared By: Approved/Endorsed By: I cow 1&;e11. Ashley Ye, ood, MCIP PP Cat Brine Rose, MCI , RPP Chief Planner al) rk-- AL A Nilesh Surti, MCIP, RPP Tho .s Mely k, Mo P, R Manager, Development Review & Director, City ievel;/iment Urban Design AY:jf • Recommended for the consideration of Pickering City ouncil "Ad, De' i6/ 24/3 Tony Prevedel, P.Eng. Chief Administrative Officer _. J Appendix I To Report PLN 22-13 Draft Implementing Zoning By-law Amendment Application A 4/13 DRAFT The Corporation of the City of Pickering By-law No. XXXX/13 Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended by By-laws 3304/89 and 6825/08, to implement the Official Plan of the City of Pickering, Region of Durham in Part of Lot 33, Broken Front Concession, Range 3, Parts 1 & 3, Plan 40R-18823 (A 4/13). Whereas the Council of The Corporation of the City of Pickering deems it desirable to amend the zoning of the lands, being Part of Lot 33, Broken Front Concession, Range 3, Parts 1 & 3, Plan 40R-18823 to "S2" — Single Residential Zone in the City of Pickering in order to facilitate the development of three lots for detached dwellings; And whereas it is appropriate to amend By-law 3036, as amended by By-laws 3304/89 and 6825/08, to permit such use: Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Area Restricted The provision of this By-law shall apply to those lands legally described as Part of Lot 33, Broken Front Concession, Range 3, Parts 1 & 3, Plan 40R-18823, in the City of Pickering, designated "S2" on Schedule I attached hereto. 2. Schedule I Schedule Ito By-law 3304/89, is hereby as amended by By-law 6825/08 is hereby amended by adding the lands zoned as "S2" as'shown cross-hatched on Schedule I attached thereto. 3. Text Amendment (a) Section 5.(1)(b) of Zoning By-law 3036, as amended by By-law 3304/89 is hereby amended by adding the following section after subclause (viii) A despite Subclause 5.(1)(b)(viii) above, the maximum height for all buildings shall not exceed 9.0 metres for lots shown as cross-hatched • on Schedule I attached to this by-law. By-law No. XXXX/13 DRAFT Page 2 4. By-law 3036 By-law 3036, as amended by By-laws 3304/89 and 6825/08, 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. 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 November, 2013. David Ryan, Mayor SOI) Debbie Shields, City Clerk TWYN RIVERS DRIVE N DETAIL "A" jr �.9 cid n " S2st V 158.2 co ,t- 140.5 44.7 0 T 75.0 o Q o Q Q Q v cL O S2 M S1 M S2 Y n U m J 75.0 STOVER CRESCENT w 14.0 141.7 --j S 2 '5 Q • S1 ^ z ° N Q Q 158.2 LL -- II I 1 I I I I I 1 I LOT•1 IILOT 2 'LOT 3 ILOT 4 ILOT 5 ILOT 6 ILOT 7 ILOT 8 'LOT 9 I LOT 10 I II I I I I I I I I N I I I I I 14 0' M — I1 3 012 I I M I II I I I I I I I I 47.3 . 7 N SCHEDULE I TO BY-LAW 3304/89 AMENDED BY BY- • rF 6825/08 AND XXXX/13 PASSED THIS DAY OF _...r A + 2013 MAYOR V#. 0 CLERK • ATTACHMENT#— TO REPORT# 141-A/ 2-2-/3 o .3"' 011110111 LAWSON STREET i ► . A n . A n uuIiI.nhlluIIuuIuhI J � 1 TWYN RIVERS DRIVE ST. MONICA'S 1 SEPARATE SCHOOL �1 HOWELL \ . \ , w I O ° _\ ARDSON STREET Q o / CRESCENT 1 / I STREET N .--\ bp LITTLEFORD LIE EH-•1'llrL ►v � il>•I� • ��:OUR A ■∎,-� SUBJECT °== „ _, PROPERTIES MIMI 001=1111 EN >---w in "• ELIZABETH >E J=ME o Il•a B. PHIN Q INIIIME o STOVER CRESCENT ° PUBLIC >' ==_ w SCHOOL __ a \I I -_ FIDDLERS Ct D�� LERS HOOVER DRIVE wa i ° ° :\1 1pi11111l •� , , � ,., TOML NSON CRT. / \111 Dz4_C \ ,, G�``DOLYN _ Z MEM o ,��' wrJ C 4 ,, 1 ci*iihnoiSTIRIEIET z piiiniiin 1 0 w O O _O I, a0 8 ♦ I. 0,° t ..- rill° 73\ \ • ,FG, ROUGE HIL 4 Location Map Cifri__ _ FILE No: A 4/13 w ` `l - *' APPLICANT: N. Punithasingam & P. Perera (Move Source Inc:) cS i 4 . it 7 PROPERTY DESCRIPTION:1454 & 1456 Altona Road (Part of Lot 33, City Development B.F.C, Range 3, Pts 1 &3 Plan 40R-18823) DATE:Oct 1,2013 Data Sources: C 0 Terenet Enterprises Inc. and its suppliers. All rights Reserved. Not a plan of survey. SCALE CALE 1:5,000 PN-10 0 2013 MPAC and its suppliers. All rights Reserved. Not a plan of Survey. ATTACHMENT# -2 TO REPORT# „ PL A/ a-2-)3 6.0m —. \\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\��\\17 0 T ��kl N PROPOSED o RETAINED PARCEL \.\\\� I , q 7I . E Om ( DWELLING . 15.4m 9 1: 7, _,,. 1 1 6.Om —r „\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\�s\' 0 `T w N SEVERED p cr � o°\ . PARCEL Q 1 a p W 1 PROPOSED ° \ 6 _ CC 7.4m DWELLING - \ 18.1m Z 2 0 . E OI (Q N\ 8.3m \\ q 7 // Q cr J Q 6.0m' \\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\�a\\� wx w _1 N�• L, % N ; O 0o RETAINED a 'hi " E PARCEL •E o . PROPOSED (7) 6.3m �' DWELLING - 20.7m E 6.3 : N; • • 1\ N Submitted Plan City 4 �_ FILE No: A 4/13 •°- -. I=°- - -�' APPLICANT: N. Punithasingam & R Perera (Move Source Inc.) • W COI Ci mI t4 1 01 PROPERTY DESCRIPTION: 1454 & 1456 Altona Road (Part of Lot 33, City Development g.F.C, Range 3, Pts 1 & 3 Plan 40R-18823 Department g ) DATE:Oct 1,2013 e5CRIBEw eSCRIBE r Workflow Status: eSCRIBE Approval Workflow MEETINGS;FVDLVPD Workflow Information • Initiator: Finn,Jean Documents PLO 22-13 Move Source Inc.A 4-13 Started: 10/16/2013 11:22 AM Status: Approved Last run: 10/16/2013 12:43 PM • Tasks The following tasks have been assigned to the participants in this workflow.Click a task to edit It.You can also view these tasks in the list Tasks. ,,j Assigned To Title Due Date Status Related Content Outcome Melymuk,Thomas PLN 22-13 Move Source Inc.A 4-13.doce Review 10/16/2013 Completed PLN 22-13 Move Source Inc.A 4-13 Approved Prevedel,Tony PLN 22-13 Move Source Inc.A 4-13.docx Review 10/16/2013 Completed PLN 22-13 Move Source Inc.A 4-13• Approved Workflow History The following events have occurred in this workflow. M Date Occurred Event Type Li User ID Description Outcome 10/16/2013 11:22 AM Workflow Initiated Finn,Jean eScribe Approval Started•10/16/2013 11:22 AM Task Created Melymuk,Thomas Approval Task Assigned 10/16/2013 11:29 AM Task Completed Melymuk,Thomas Document Approved • 10/16/2013 11:29 AM Task Created Prevedel,Tony Approval Task Assigned 10/16/2013 12:43 PM Task Completed Prevedel,Tony Document Approved 10/16/2013 12:43 PM Workflow Completed System Account Document was Approved • • • • • • • •