HomeMy WebLinkAboutPLN 12-17 Report to
PICKER 1 N G Planning & Development Committee
Report Number: PLN 12-17
Date: June 5, 2017
From: Kyle Bentley
Director, City Development & CBO
Subject: Zoning By-law Amendment Application A 14/11
BanCan Homes Inc.
Part of Lot 10, Plan 509, Part 3, 40R-2509
(1954 Valley Farm Road)
Recommendation:
1. That Zoning By-law Amendment Application A 14/11, submitted by BanCan
Homes Inc., to facilitate a residential development consisting of 4 freehold
townhouses fronting Valley Farm Road on lands being Part of Lot 10, Plan 509,
Part 3, 40R-2509, be endorsed subject to the provisions contained in Appendix Ito
Report PLN 12-17, and that staff be authorized to finalize and forward the
implementing Zoning By-law Amendment to Council for enactment.
Executive Summary: BanCan Homes Inc., has submitted an application for a Zoning
By-law Amendment to permit 4 townhouse units on the lands located at the southwest
corner of Valley Farm Road and Fieldlight Boulevard (see Location Map, Attachment#1).
The applicant's original proposal was for 5 freehold townhouse units fronting onto
Fieldlight Boulevard (see Original Concept Plan, Attachment#2).
In response to technical concerns identified by City staff, and comments from the public,
the applicant made a number of improvements to their proposal (see Revised Concept
Plan, Attachment#5). The key revisions include: reducing the number of townhouses
from 5 units to 4 units; fronting the townhouse units onto Valley Farm Road; providing
vehicular and pedestrian access from Valley Farm Road; and reducing the building
height from 11.0 metres to 9.0 metres by redesigning the townhouses to a modern flat
roof design. The applicant will be required to submit applications for Land Division to
the Region of Durham to create 4 lots.
Staff supports the revisions to the original proposal. Re-orientating the townhouse units
to front onto Valley Farm Road, providing the vehicular and pedestrian access from
Valley Farm Road, and ensuring that the proposed zoning standards are similar to the
existing zoning standards in the community will ensure that the proposed townhouse
units will be compatible with existing residential properties.
Accordingly, staff recommends that the Zoning By-law Amendment Application A 14/11
be endorsed, subject to the provisions contained in Appendix Ito this report, and that
the final implementing zoning by-law amendment be finalized and forwarded to Council
for enactment.
Report PLN 12-17 June 5, 2017
Subject: BanCan Homes Inc. (A 14/11) Page 2
Financial Implications: No direct costs to the City area anticipated as a result of the
recommendation of this report.
1. Background
1.1 Property Description
The subject property is located at the southwest corner of Valley Farm Road and
Fieldlight Boulevard within the Liverpool Neighbourhood (see Location Map,
Attachment #1). The subject property has an area of approximately 0.105 of a
hectare with approximately 27 metres of frontage along Valley Farm Road and
37 metres of frontage along Fieldlight Boulevard.
The subject property is currently occupied by a single storey detached dwelling
and a detached garage fronting onto Valley Farm Road. Surrounding land uses
include detached dwellings to the north across Fieldlight Boulevard, and to the
west and south on abutting lots. To the east, across Valley Farm Road, is the
Village Retirement Centre. The 'T' intersection at Fieldlight Boulevard and
Valley Farm Road is signalized with a pedestrian crossing.
1.2 Applicant's Proposal
The applicant proposes to rezone the subject property to facilitate a freehold
townhouse development. The original proposal consisted of 5 townhouse units
having minimum lot frontages along Fieldlight Boulevard ranging between
6.1 metres and 8.6 metres. The townhouses were three storeys in height with an
overall building height of approximately 11.0 metres. Vehicle and pedestrian
access to each townhouse unit was proposed from Fieldlight Boulevard. Parking
was proposed at 2 spaces per unit (1 space in the garage and 1 space on the
driveway). Minimum rear yard setbacks of 6.7 metres were proposed
(see Original Concept Plan; Original Concept Elevation — Front and Rear
Elevations; and Original Concept Elevation — West and East Elevations
Attachments #2, #3 and #4).
Based on concerns identified by area residents and City staff regarding, among
other matters, the compatibility of the proposal with existing abutting
residential development, and the appropriateness of driveway entrances onto
Fieldlight Boulevard, the applicant has made a number of revisions to the original
proposal. The following are the revisions to the original concept plan (see
Revised Concept Plan and Applicant's Preliminary Elevations, Attachments #5
and #6):
• reduced the total number of townhouses from 5 units to 4 units
• reoriented the townhouse units from Fieldlight Boulevard to front onto
Valley Farm Road
• reoriented the vehicular and pedestrian accesses from Fieldlight Boulevard to
Valley Farm Road
Report PLN 12-17 June 5, 2017
Subject: BanCan Homes Inc. (A 14/11) Page 3
• redesigned the townhouses to a modern flat roof design as opposed to a
traditional dormer peaked roof design
• revised the minimum lot frontages from a range of 6.1 metres to 8.6 metres
to a range of 5.8 metres to 8.6 metres
• increased the minimum rear yard setback from 6.7 metres to 11.8 metres
• decreased the minimum front yard setback from 7.2 metres to 6.1 metres
The revised proposal retains the provision of parking at 2 spaces per unit
(1 space in the garage and 1 space on the driveway).
To facilitate the proposal, the applicant will be submitting applications for
Land Division to the Region of Durham to create a total of 4 townhouse lots.
2. Comments Received
2.1 April 2, 2012, Statutory Public Meeting; September 26, 2012, Open House;
January 17, 2017, Open House and Written Submissions
The Public Information Meeting was held on April 2, 2012 at which 14 households
attended the meeting and voiced their comments regarding the original proposal
consisting of 5 townhouse units fronting onto Fieldlight Boulevard. Key
comments and concerns identified were insufficient building setbacks;
inappropriate density and building height; loss of trees and privacy; increase in
traffic; impacts on existing storm drainage patterns; and a suggestion that the
proposed units front onto Valley Farm Road. Furthermore, the residents also
commented that the proposed three-storey units do not fit with the aesthetics of
the area, and that high density will decrease property values. On April 2, 2012, a
petition was received with 77 signature indicating opposition to the proposal.
An Open House meeting hosted by the applicant was held on September 26, 2012.
At this Open House, the applicant presented an interim revised proposal to the
area residents. The proposal consisted of 5 two-storey townhouse units
reoriented to front onto Valley Farm Road. Vehicular access was proposed via a
private driveway from Fieldlight Boulevard to access the garages located at the
rear of the townhouse units. Private amenity decks were proposed above the
garages. Parking was proposed to be provided at 2 spaces per unit (2 spaces in
the garage). A total of 9 households were represented at this meeting. Key
concerns and comments included that the proposed setbacks remain insufficient,
building heights remain inappropriate for the neighbourhood, the private amenity
decks above the garages further reduced privacy, visitor parking is not provided,
and the private easements over the private driveway required to facilitate access
from Fieldlight Boulevard would be difficult to implement.
In January 2017, an Open House meeting was hosted by City Development to
present a further revised concept plan to the area residents. The revised plan
illustrated 4 three-storey freehold townhouse units fronting onto Valley Farm
Road. Vehicular and pedestrian access is from Valley Farm Road.
Report PLN 12-17 June 5, 2017
Subject: BanCan Homes Inc. (A 14/11) Page 4
A total of 5 households were represented at this meeting. The following is a
summary of key concerns and comments:
• abutting property owners to the west were not aware of the development
proposal at the time of purchasing their property in 2016 as the original
development notice sign was not noticeable
• concerned about the lack of privacy for abutting residents
• concerned that there is no visitor parking
• concerned that the development will create congestion at the Fieldlight
Boulevard and Valley Farm Road intersection and be unsafe for residents
using the crosswalk and bus stop
• concerned about the removal of trees along Fieldlight Boulevard
• suggested that a semi-attached dwelling would be better suited for the subject
property and the neighbourhood
• commented that the lot is too small to accommodate 4 townhouse units, and
that 3 townhouse units would be supported
• concerned regarding overflow parking onto Fieldlight Boulevard and
increased traffic
• commented that the proposed three-storey units do not conform to the
existing building heights within the surrounding neighbourhood development
2.2 City Departments & Agency Comments
2.2.1 Region of Durham
• the Regional Official Plan designates the subject lands as "Living Areas",
which shall be used predominately for housing purposes and shall be
developed in a compact form through higher order densities and by
intensifying and redeveloping existing areas, particularly along arterial roads
• the Phase 1 Environmental Site Assessment, prepared by Canada
Engineering Services, concludes that the site is appropriate for the proposed
development; the Region requires a Reliance Letter and Certificate of
Insurance be submitted in support of the application
• the submitted Noise Control Feasibility Study requires that the townhouse
units be equipped with central air conditioning systems and appropriate noise
warning clauses be implemented through a development agreement with the
City of Pickering and/or a Land Titles Agreement to the satisfaction of the
Region of Durham
• the proposed infill development implements the intensification policies of the
Regional Official Plan
2.2.2 City of Pickering Engineering Services Department
• no objection to the proposal
• the proposed 3.0 metre wide road widening across the Valley Farm Road
frontage is acceptable
Report PLN 12-17 June 5, 2017
Subject: BanCan Homes Inc. (A 14/11) Page 5
• matters with respect to grading and drainage, tree preservation and
protection, fencing details and requirements, and stormwater management
details will be further reviewed at detailed design through the Land Division
process
3. Planning Analysis
3.1 The proposal conforms to the density provisions of the Pickering Official Plan
The Pickering Official Plan designates the subject property as
"Urban Residential — Medium Density Areas" within the Liverpool Neighbourhood.
Lands within this designation are intended primarily for housing at a
net residential density range between 30 and up to and including
80 units per net hectare.
Following the conveyance of a 3.0 metre wide road widening along Valley Farm Road
to the City, the land area will be reduced to 0.097 of a hectare. The proposed
development will result in a density of 41.2 units per net hectare, which is within
the permissible density range.
3.2 Revisions to the proposal address various concerns identified by area
residents and achieves compatibility with the surrounding community
Area residents identified a number of concerns with respect to building height and
setbacks; number of residential units; privacy concerns; and reorienting the
dwellings to front onto Valley Farm Road in order to maintain the current
streetscape.
The lands along the west side of Valley Farm Road south of Fieldlight and most
of the lands along the east side of Valley Farm Road are designated as Medium
Density Residential. These lands are within a transition area and are anticipated
to be further intensified in the long-term. The applicant has revised the proposal
to address a number of concerns raised by the community and comments
provided by the City and agencies by ensuring that the building height and
setbacks are generally in keeping with the existing zoning provisions in the area,
but also further intensifying the subject lands in accordance with the City's Official
Plan policies.
The revised concept plan reduced the total number of townhouse units from
5 units to 4 units and reoriented the townhouse units from Fieldlight Boulevard to
front onto Valley Farm Road. The larger lots resulting from the reduced number
of units will allow for zoning performance standards that are generally consistent
with existing standards in the community in order to ensure that the proposed
building height and setbacks are in keeping with the general character of the
neighbourhood and adverse impacts on adjacent lots are minimized. With the
reorientation of the lots to Valley Farm Road, the applicant is proposing minimum
rear yard setback of 11.0 metres, whereas the minimum rear yard setback
requirement is typically 7.5 metres.
Report PLN 12-17 June 5, 2017
Subject: BanCan Homes Inc. (A 14/11) Page 6
The increased rear yard setback will provide for greater separation between the
proposed townhouse units and the existing dwelling to the west thereby
minimizing concerns related to privacy and overlook. Also proposed is a
minimum south side yard setback of 1.8 metres and a minimum flankage yard
setback of 2.7 metres, which is generally similar to the existing zoning.
As noted earlier, the applicant is now proposing a modern townhouse design with
a flat roof as opposed to a traditional dormer peaked roof design. The redesign
of the townhouses will assist in reducing the overall height of the proposed
townhouse building, from approximately 11.0 metres to 9.0 metres.
The changes implemented by the applicant will ensure that the proposed
townhouse development will be compatible with the existing development in the
immediate area.
3.3 Technical matters will be addressed as conditions of land division approval
and through a development agreement with the City
Area residents also raised concerns regarding impact on the existing storm
drainage patterns and additional traffic impacts as a result of this development.
Detailed grading plans will be required as a condition of final approval. These
plans will be reviewed by City staff to ensure compliance with City standards.
The required detailed grading plan for the development will ensure that drainage
from the development will not impact adjacent properties. Engineering Services
has also advised that the proposed development and the location of the
proposed driveways will not have any operational impacts on Valley Farm Road
or the intersection of Valley Farm Road and Fieldlight Boulevard.
3.4 Development matters related to the City will be addressed through
conditions of Land Division
If Council approves this rezoning application to facilitate the future creation of
four lots for townhouse units, the City will have the opportunity to provide
comments and recommend conditions of severance to the Region of Durham
Land Division Committee to address development/technical matters such as, but
not limited to:
• preparing a tree inventory and protection/removal plan, which includes an
appropriate compensation plan for the removal of significant vegetation
• removing the existing dwelling
• preparing a preliminary lot grading and drainage plans
• proposed driveway locations and driveway widths
• paying cash-in-lieu of conveying land for park purposes
• preparing a construction management plan
• requiring the applicant to prepare pre-condition surveys of abutting homes
Report PLN 12-17 June 5, 2017
Subject: BanCan Homes Inc. (A 14/11) Page 7
• entering into a Development Agreement with the City to address any offsite
works such as, but not limited to: road restoration; service connections;
boulevard restoration; boulevard tree planting; driveway locations and
entrances; and construction management and erosion and sediment control
3.5 Zoning by-law be finalized and forwarded to Council for enactment
The applicant is requesting to rezone the subject lands from a "R3" Third Density
Residential Zone to an appropriate residential zone category to facilitate the
proposal. Staff supports the rezoning application, and recommends that a site
specific implement by-law, containing the standard attached as Appendix Ito this
Report, be finalize and brought before Council for enactment.
3.6 Applicant's Comments •
The applicant has been advised of the recommendations of this report.
Appendix
Appendix I Recommended Zoning By-law Provisions for Zoning By-law Amendment
Application A 14/11
Attachments
1. Location Map
2. Original Concept Plan
3. Original Concept Elevation — Front and Rear Elevations
4. Original Concept Elevation —West and East Elevations
5. Revised Concept Plan
6. Preliminary Elevation — Front
7. Preliminary Elevation — Rear
Report PLN 12-17 June 5, 2017
Subject: BanCan Homes Inc. (A 14/11) Page 8
Prepared By: Approved/Endorsed By:
(het.;
Deborah Wylie, MCIP, RPP Catherine Rose, MCI , PP
Principal lanner— Development Review Chief Planner
Nilesh urti, MCIP, RPP Kyle Bentley, P. Eng.
Manager, Development Review & Urban Design Director, City Development & CBO
DW:so
Recommended for the consideration
of Pickering City Council
Tony Prevedel, P. Eng.
Chief Administrative Officer
Appendix Ito
Report PLN 12-17
Recommended Zoning By-law Provisions for
Zoning By-law Amendment Application A 14/11
That the implementing zoning by-law permits the establishment of townhouse dwellings in
accordance with the following:
A. General Provisions
1. Permitted Use - Townhouse Dwellings
2. Maximum Number of Dwelling Units: 4
3. Minimum lot area - 185 metres
4. Minimum lot frontage - 5.8 metres
5. Minimum front yard depth - 6.0 metres
6. Minimum interior side yard width (south side yard width) - minimum interior side
yard width of 1.8 metres on one side and on the side where dwellings on
adjacent lots are attached, no side yard is required
7. Minimum flankage side yard width (north side yard width) - 2.7 metres
8. Minimum rear yard depth - 11.0 metres
9. Maximum building height- 9.5 metres
10. Minimum one private garage per lot attached to the main building, any vehicular
entrance of which shall be located not less than 6.0 metres from the front lot line
11. Maximum width of driveway- 3.7 metres
12. Projections such as window sills, chimney breasts, fireplaces, belt courses,
cornices, pilasters, eaves, eave troughs and other similar architectural features
may be permitted in any required yard, provided that no such feature projects into
the required yard more than 0.6 metres
13. A porch, uncovered deck or balcony not exceeding 1.5 metres in height above
established grade may encroach a maximum of 2.0 metres into the required
minimum front, rear and flankage yards
14. Stairs to a porch or uncovered deck may encroach to within 0.3 metres of the
front lot line or flankage lot line, and to within 0.6 metres of a side lot line
15. A bay, box or bow window; with or without foundation, having a maximum width
of 4.0 metres may encroach into any required yard to a maximum of 0.6 metres
16. Air conditioners are permitted on a lot provided they are located in the rear yard
or side yard or on a balcony or roof, provided that such air conditioning units shall
not be located any closer that 0.6 metres to a side lot line and shall not be
located on any easement in favour of the City
17. A balcony located above the first floor projecting or inset in the rear wall of a
building are prohibited
18. Minimum 2.0 parking spaces per dwelling unit
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PICKERING APPLICANT: BanCan Homes Inc.
PROPERTY DESCRIPTION: Part of Lot 10, Plan 509, Part 3, 40R-2509
City Development (1954 Valley Farm Road)
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C4°i FILE No: A 14/11
PICKERING APPLICANT: BanCan Homes Inc.
City Development PROPERTY DESCRIPTION:Part of Lot 10, Plan 509, Part 3, 40R-2509
Department (1954 Valley Farm Road) .
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING DATE: may 18,2017
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5 4 FILE No: A 14/11
PICKERING APPLICANT: BanCan Homes Inc.
City Development PROPERTY DESCRIPTION:Part of Lot 10, Plan 509, Part 3, 40R-2509
Department (1954 Valley Farm Road)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEW NG AT THE CITY OF PICKERING DATE: May 18,2017
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U4 oI FILE No: A 14/11
PICKERING APPLICANT: BanCan Homes Inc.
PROPERTY DESCRIPTION: Part of Lot 10, Plan 509, Part 3, 40R-2509
City Development (1954 Valley Farm Road)
Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT. DATE:May 17,2017
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