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HomeMy WebLinkAboutInformation Report 12-19DICKERING oo/ Information Report to Planning & Development Committee Report Number: 12-19 Date: June 17, 2019 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 03/19 Joshani Homes Ltd. Part Lot 72, Plan 418; and now Part 2, 40R-30097 (southerly end of Dunn Crescent) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding an application for Zoning By-law Amendment, submitted by Joshani Homes Ltd. to permit an infill residential development. 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. The 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 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 lands are located at the south end of Dunn Crescent, east of Rosebank Road, and south of Nomad Road within the Rosebank Neighbourhood (see Location Map, Attachment #1). The subject lands have an area of approximately 2,000 square metres with approximately 14 metres of frontage along Dunn Crescent. The property is currently vacant with existing mature vegetation along the east property line. Surrounding land uses to the north, south and west include low density residential development consisting of detached dwellings. To the east, across the Canadian National Railway (CNR) corridor, is the Petticoat Creek Conservation Area (see Air Photo Map, Attachment #2). In April 2018, the Region of Durham Land Division Committee approved a Land Division Application (LD 089/17) allowing the subject lands to be severed from the abutting lands to the west (375 Rosebank Road) being the retained parcel. 3. Applicant's Proposed Amendments The applicant has submitted a rezoning application to permit an infill residential development consisting of four semi-detached dwelling units fronting onto the future southerly extension of Dunn Crescent (see submitted Conceptual Site Plan, Attachment #3). Information Report No. 12-19 Page 2 The proposed lot frontages will range between 10.9 metres and 12.4 metres, and lot areas will range between 332 square metres and 446 square metres. The dwellings will be 2 -storeys and will have an approximate building height of 8.2 metres from established grade to the mid -point of the peaked roof (see submitted Conceptual Building Elevations, Attachments #4 and #5). Two parking spaces will be provided for each dwelling: one space within a private garage; and the other on the driveway. Dunn Crescent is proposed to be extended approximately 22.9 metres south terminating at a turning circle at the south end of the subject property, and will have a right-of-way width of 20.0 metres. The arborist report has identified a total of 16 trees on the subject lands. Two trees are proposed to be removed due to the siting of the proposed dwelling units. A third tree has been identified to be removed due to its hazardous condition. The applicant is proposing to plant up to 8 additional trees within the development limits as compensation for the removal of 3 trees. The applicant is proposing to create the new residential lots through the land severance process with the Region of Durham Land Division Committee. 4. Policy Framework 4.1 Durham Region Official Plan The Region of Durham Official Plan (ROP) designates the subject lands as "Living Areas". The "Living Areas" designation shall be used predominately for housing purposes. The plan also states that lands within the Living Areas designation shall be developed in compact form through higher densities and by intensifying and redeveloping existing areas. The applicant's proposal conforms to the policies and provisions of the ROP. 4.2 Pickering Official Plan The lands are within the Rosebank Neighbourhood and are designated "Urban Residential Areas — Low Density Area", which provides for housing and related uses. This designation permits a density of up to and including 30 units per net hectare. The proposal has a density of approximately 27 units per net hectare. The Official Plan states that in establishing performance standards, regard shall be had to 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. The Official Plan also states that where new development is proposed within an existing neighbourhood or established area, City Council shall encourage building design that reinforces and complements existing built patterns such as form, massing, height proportion, position relative to the street, and building area to site ratio. Details of the application will be assessed against the policies and provisions of the Official Plan during the further processing of the applications. Information Report No. 12-19 Page 3 4.3 Rosebank Neighbourhood Development Guidelines The subject lands are situated within Design Precinct No. 3 of the Rosebank Neighbouhood Development Guidelines. Residential development within this precinct shall be limited to single detached and semi-detached dwellings.. All new lots created within this precinct for semi-detached dwellings shall have minimum lot frontages of approximately 10.5 metres and minimum lot depths of approximately 30 metres. The proposed lot dimensions appear to comply with the minimum lot frontage and lot depth requirements of the Rosebank Neighbourhood Development Guidelines 4.4 Zoning By-law 2511, as amended The subject lands are zoned Fourth Density Zone — "R4" within Zoning By-law 2511, as amended, which permits a single detached dwelling. As noted in Section 3 of this report, the applicant is seeking a site-specific zoning by-law amendment to permit semi-detached dwelling units. The properties immediately north of the subject lands are currently zoned "SD -B", which permits semi-detached dwelling attached below grade residential uses, and "S", which permits detached dwellings (see Zoning Map, Attachment #6). The applicant is requesting similar zoning performance standards as those of the SD -B zone category (see Zoning Provisions Comparison Chart, Attachment #7). 5. Comments Received 5.1 Residents Comments As of the writing of this report, no comments have been received from the public. 5.2 Agency Comments 5.2.1 Region of Durham — Planning Department As of the writing of this report, no comments have been received from the Region of Durham Planning and Economic Development Department. 5.2.2 Metrolinx As of the writing of this report, no comments have been received from Metrolinx. 5.3 City Departments Comments 5.3.1 Engineering Services As of the writing of this report, no comments have been received from Engineering Services. Information Report No. 12-19 Page 4 6. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and others identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant prior to a final recommendation report to Planning & Development Committee: • ensuring conformity with the City's Official Plans and the Rosebank Neighbourhood policies, and the Neighbourhood Development Guidelines • ensuring that the proposal satisfies Metrolinx's requirements with respect to minimum building setback requirements from the CNR corridor, safety berm/barrier requirements along the east property line, and additional noise and vibration analysis • ensuring appropriate zoning performance standards are implemented to facilitate dwelling designs that are in keeping with the character of the surrounding residential community • reviewing preliminary grading and drainage details to ensure adjacent properties are not impacted • ensuring that appropriate compensation (financial and/or replacement planting) is provided for the removal of the existing vegetation • further issues may be identified following receipt and review of comments from the circulated departments, agencies and public The City Development Department will conclude its positon 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 online viewing at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: • Planning Rationale Report, prepared by R.W. Bruynson Inc., dated January 9, 2019 • Conceptual Site Plan, prepared by R.W. Bruynson, dated January 8, 2019 • Conceptual Floor Plan and Elevations, prepared by Cornerstone Drafting and Design, dated February 26, 2018 • Construction Management Plan, prepared by Counterpoint Engineering, dated March 29, 2019 • Preliminary Grading Plan, prepared by Counterpoint Engineering, dated March 29, 2019 • Site Screening Questionnaire, received on February 20, 2019 • Arborist Report, prepared by DreamWorks Tree Services, dated March 31, 2019 • Functional Servicing Report, prepared by Counterpoint Engineering, dated January 9, 2019 • Geotechnical Investigation Report, prepared by Soil Engineers Ltd., dated March 2019 • Report on the Stage 1-2 Archaeological Assessment, prepared by This Land Archaeology Inc., dated October 10, 2017 • Ministry of Tourism, Culture, and Sport Letter, dated November 16, 2017 • Noise & Vibration Feasibility Study, prepared by Aerocoustics Engineering Ltd., dated April 17, 2018 Information Report No. 12-19 Page 5 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 or makes a decision on the Draft Plan of Subdivision • 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 property is Joshani Homes Ltd. and is represented by R. W. Bruynson Inc. Attachments 1. Location Map 2. Air Photo Map 3. Submitted Conceptual Site Plan 4. Submitted Conceptual Building Elevations — Front and Rear Elevations 5. Submitted Conceptual Building Elevations — Side Elevations 6. Zoning Map 7. Zoning Provisions Comparison Chart Prepared By: Felix Chau Planner I I' Nilesh Suri, MCIP, RPP Manager, Development Review & Urban Design FC:NS:Id Date of Report: May 29, 2019 Approved/Endorsed By:.,, dlOP -670,e Catherine Rose, MCIP, RPP Chief Planner Attachment #__to Information Report # 0-1. 0. 0 Staghorn Road 0 0 U a) Rougemount Drive Moorelands Crescent 111111 = Houston n — Court Cowan Circle 011 Gillmoss r Road .411. ,C�tOn °u/ti c Nomad Road c _ Subject Lands O' 0.11 i Rodd Avenue 1 della 1' sra Vtuae.n11 1 C44 Location Map File: A 03/19 PICKERING City Development Department Applicant: Joshani Homes Ltd. Property Description: Pt Lot 72, Plan 418, now Part 2, 40R-30097 Dunn Crescent) Date: Apr. 15, 2019 C he Corporation of the City ofFiche nngProduced pnpad) under license from, 0 Queens Printer, OntanoMmakyofNatural Resources. Affrights rese lye d.0 Her Maksty the Queen In Right of Canada, Department of Hatual Resources. AA rights reserved.; OTeranet Enterprises Inc. and its auppikrs all tights reserved.;® Munkipal ProperlyAssessment Corporatbn and is supp§ers all rights reserved; SCALE. 1.5,1) 0 THIS IS NOT ARAN OF SURVEY. Attachment#_s2._to is -1 Information Report# • Miorei rift . Cres ec i I' .Ili. 141 i }. ,;•!. ] is fir' .I ,.ly�� ' Nomad Road,, co/ PICKERING City Development Department Air Photo Map File: A 03/19 Applicant: Joshani Homes Ltd. Property Description: Pt Lot 72, Plan 418, now Part 2, 40R-30097 Dunn Crescent moors •ono tyo e ng'ro e• (in part) ua uta ¢sources. AAllrights reserved.© Her meow the Queen In Rlptit of Canada, Department of Natural Resources. Al rights reserved.;; S Teranet Enlerpdses Inc. and Its supplies ell rights reserved.; e> Municipal Properly Assessment Carporalbn and is suppliers ell rlghls reserved.; Date: Ma . 13, 2019 SCALE: 1:5,000 THIS IS HOT A PLAN OF SURVEY. L:\Planning\Corel\Pla nning1Apps1A\2018 LOT 1 REGISTERED LOT 22 1 BLOCK 24 40M-1366 i , PLANci 'z �I m.e rme. -- � T� C'C Board Fwrn Bardr 47' 7T nrP.e smncr ➢ DG 9E EMYDCTAG ED Sc Q-. k PROP E STIOLLEY BLOCK 2 EX. 2 STOREY. RESIDENCE { BLDG ARCA I E c nu .75 'n Lar nasn BEE :D w LO g 111 c)BL Lyrory ehMnna u I s vrmeL Q VnNn PREP.. STORE, g 11 LEAK. MLA NS s9/n5�-„Rb�� ,>a Uaennn Lors � \ �\ : 5twri 4 Lm oxen a .. ... °�Iirq,, • ... 1111M1117C 11 T rx a at _ VALBOUT R- r, LOT73 Submitted Conceptual Site Plan 64 4 File No: A 03/19 PICKERING Applicant: Joshani Homes Ltd. Property Description: Pt Lot 72, Plan 418, now Part 2, 40R-30097 City Development (Dunn Crescent) Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May 13, 2019 L:\Planning\Corel\Pla nning1Apps1A\2018 Attachment # to [infom,ation Re ©rt# ttivlyt OF ii;tF -11 lyl Y E:..1M,i ii j jIF '' '4i =11:11:-;\ r --i i I "t. SX'AN) F 1101111111 ,..,.,7t.011„1,11,1,0 I1-,I1 Epp 11111111.}- Front Iclevations MUM I LE_ ;11 !r= 111! t1111i11111I =IIII11 1111[, _IIID} �Ih1t1111_I lIIIIII-I l -- --- f li quirt -1 r. i-111111! �iII1IIIlI—/111111f1111111W11111 1111111 IIIOtlilll InulI111111- jun IIIIIIIIIIIIIIIII Iu1111111111111IIIWI IIIIIIIIi`. ' a>i •• 0fI0 ala 0 ®®0 AICs i1M— 0 =MIN 0 n. 'i �: 1 ___ 1 -— = �& .. _— lit - --- - ,.r ....... -�- ammo __ `. n -� .. -x. iiimmmiiMNNNNI i_3 I r 1 Rear Elevations � 1 # -I 1 1 .11',':1.. Gip PICKERING City Development Department Submitted Conceptual Building Elevations File No: A 03/19 Applicant: Joshani Homes Ltd. Property Description: Pt Lot 72, Plan 418, now Part 2, 40R-30097 (Dunn Crescent) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May 22, 2019 L:\PIan ning\Corel\Pla nning'Apps\A\2019 Attachment - toga _1 Information Report`_ Tri' Cr PATE TCP 0" ! NJCN3 CV 11X' 0" NX;A= GLVID 95," A w+wmwonw rs _ ss _saz__ssa_a (rt' C 909'LAB ;'15-_C/l.TICA Left Side Elevation 4.11151h11111 1=1 r 'DE { Right Side Elevation PICKERING City Development Department Submitted Conceptual Building Elevations File No: A 03/19 Applicant: Joshani Homes Ltd. Property Description: Pt Lot 72, Plan 418, now Part 2, 40R-30097 (Dunn Crescent) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May 22, 2019 L:\Planning\Co re I\Planning \Apps \ A \2019 Attachment # (' to_fi d h/formation Report# R4 R3 R3 R3 R4 R4 R3 0 0 m 0 Staghorn Road = S2-16 =MI 0 1111 ENNIO= CD NUNN M 'aNUM ac Rougemount Drive i L : � G o. AVM. - t4r, 44. Ir A�uriinr► R4 R4 turn** 01 "cc?: m a 0) R3 0 O O iSD.B S /ands Cres SD -B 7 / D -B SD -B Houston Court 1\MIT\ R3 IS° -BI S4:9 Cowan Circle .... owL Rig�� Gillmoss Road //,,t0 •1 Q' S 0 I1 SD -B SD -B Nomad Rnad "jSD=BVow, / a 0'1111u1 0 OS S4-14 R4 eella V; • 11 R(RH) R3 0 Subject Lands 02 R4 Rodd Avenue� R4-10 R4=10 R4-10 I 141 miaow' OS -HL R4 R4-10 R3 -4 02 city Zoning Map File: A 03/19 06 PICKERING City Development Department Applicant: Joshani Homes Ltd. Property Description: Pt Lot 72, Plan 418, now Part 2, 40R-30097 Dunn Crescent) Date: May. 28, 2019 a he Corporation of the City ofPCkenngProduced Onpert) under license from. ® Queens PnMer,OntanoMa1 Cy of Natural Resources. 011rights reserved.gh Her Majesty the Queen In Right of Canada, Department of Natural Resources. AD lights reserved.; t Teranet Enterpnses Inc. and ds supplkrs all rights reserved.;® MunIclpai Property Assessment Corporation end is suppliers allrights reserved; SCALE: 1:5,000 THIS IS NOT A PLAN OF SURVEY. Zoning Provisions Comparison Chart Provision Proposed Zoning Standard — A 03/19 Existing "R4" Zone Standards Existing "SD -B" Zone Standards Existing "S" Zone Standards Permitted Uses Semi-detached dwelling Detached dwelling Semi-detached dwelling attached below grade Detached dwelling Lot Area (min) 320 square metres 460 square metres 320 square metres 450 square metres Lot Frontage (min) 10.5 metres 15.0 metres 10.5 metres 15.0 metres Front yard (min) 6.0 metres 7.5 metres 6.0 metres 6.0 metres Interior Side Yard (min) 1.1 metres, except that in the case of an interior side yard between a pair of attached single dwelling the minimum shall be 0.0 metres 1.5 metres, other side 2.4 metres except as provided in Section 5.19 (d) 1.5 metres, except that in the case of an interior side yard between a pair of attached single dwellings the minimum shall be 0.9 metres 1.5 metres one side, 1.2 metres other side Flankage Yard (min) 4.0 metres n/a 4.0 metres 4.0 metres Rear Yard (min) 7.5 metres 7.5 metres 7.5 metres 7.5 metres Lot Coverage (max) 35 percent 33 percent 35 percent 35 percent Building Height (max) 9.0 metres 9.0 metres 12.0 metres 12.0 metres