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HomeMy WebLinkAboutInformation Report 03-10z," r IMP - M Information Report Report Number: 03-10 For Public Information Meeting of Date: March 1, 2010 In Accordance with the Public Meeting Requirements of the Planning Act, R.S.O. 1990, chapter P.13 Subject: Zoning By-law Amendment Application A 20/09 M. Gonsalves 531 Rougemount Drive (Part of Lot 44, Plan 350) City of Pickering 1.0 Property Location and.Description - the subject property is located on the east side of R;ougemount Drive, north of the intersection of Rougemount Drive and Pine Ridge Road (see Location Map, Attachment #1); - the subject property is currently zoned "R3" — Third.Density Residential Zone, which allows for a minimum lot frontage of 18.0 metres; - the subject property has an area of approximately 0.25 hectare, a lot frontage of 30.48 metres and currently supports a detached dwelling with an attached. garage; the land uses surrounding the subject property are detached residential with various lot frontages. 2.0 Applicant's Proposal the applicant has requested to amend the existing zoning from "R3"— Third Density Residential Zone (minimum lot frontage 18.0 metres) to "R4" — Fourth Density Residential Zone to allow for the creation of two lots with a minimum lot frontage of 15.0 metres, and to allow for the future development of two new detached dwellings (see Applicant's Submitted Plan, Attachment #2); the existing detach dwelling will be demolished to allow for the future development; the applicant has not submitted a land severance application to the Durham Region Land Division Committee. , 3.0 Official Plan and Zoning 3.1 Durham Regional Official Plan the Durham Regional.Official Plan designates the subject property as "Urban Areas — Living Area"; lands in this designation shall be used predominantly for housing purposes; in the General Policies for "Urban Areas — Living Areas", the Plan indicates that the areas shall be comprised of communities; each community shall Information Report No. 03-10 Page 2 19 incorporate the widest possible variety of housing types, sizes and tenure to provide living accommodations that address various socioeconomic factors; the proposal appears to conform to the Durham Region Official Plan; 3.2 Pickering Official Plan - the City of Pickering Official Plan designates the subject property as "Urban Residential — Low Density Area' within the Rosebank Neighbourhood; lands with this designation are intended primarily for housing; - policies for the'Rosebank Neighbourhood restrict lands west of Rosebank Road to the development and infilling of single detached dwellings having a net residential density of 17 units per net hectare (the net residential density . proposed by applicant is approximately 8 units per net hectare); - to protect and enhance the character of established neighbourhoods, the Official Plan identifies that such matters as building height, yard setback, lot coverage, access to sunlight, parking provisions and traffic implications should be considered; the proposal appears to conform with the policies of the Official Plan; 3.3 Compendium Document to the Official Plan (Rosebank Neighbourhood Development Guidelines) - the subject property is.situated within Design Precinct No. 1 of the 'Rosebank Neighbourhood Development Guidelines"; - residential development shall be limited to the provision of single detached dwelling only; - new lots created in this precinct area shall have a minimum lot frontage of approximately 15.0 metres and minimum lot depths ranging between approximately 33 metres and 60 metres unless the character of the area is such that a smaller lot frontage or smaller lot depth is desirable; the . application proposes lots with 15.2 metres frontage and 82 metres depth; 3.4 Zoning By-law 2511 the subject property is zoned "R3" — Third Density Residential Zone; the "R3" zoning permits a detached dwelling on a residential lot with a minimum lot frontage of 18.0 metres and a minimum lot area of 550 square metres;. an amendment to the existing zoning by-law is required to allow for a land severance resulting with the creation of two lots with a minimum lot frontage of 15.0 metres.. Information Report No. 03-10 4.0 Results of Circulation 4.1 Resident Comments Page 3 as of the writing of this Report, one comment has been received; a . neighbouring resident had concern with the change of zoning resulting to an increase in density from the current low density zoning; 4.2 Agency Comments Toronto and Region Conservation Authority (TRCA) • no objections as the subject property is not within a TRCA "Regulated Area" or within any other areas of TRCA intent; 4.3 City Department Comments Development Control no comments or concerns; 4.4 Staff Comments. in reviewing the application to date, the following matters have been identifiec by staff for further review and consideration: while the density of the proposed development and proposed lot frontages and depths meet the minimum requirements stated in the policies of Pickering Official Plan and the Rosebank Neighbourhood Development Guidelines, staff will evaluate whether the proposed 15.0 metre lot frontages and resultant development will maintain the character of the neighbourhood; • in examining whether the proposed development will maintain the character of the area, staff will undertake a review of the range of existing lot frontages, setbacks and defining characteristics in the Rosebank Neighbourhood to identify the appropriateness of the proposed future development of two new detached dwellings; • staff will evaluate whether the proposed development and land severances will result in a precedent for the neighbouring properties of similar frontages and depths, and whether the cumulative effect of additional severances would significantly alter the character of the area; • the applicant is requesting the "R4" zoning standards; however, the "R4" zone is an older category of zoning and it does not have the same level control as current by-laws for newer residential areas; staff will evaluate the adequacy of the "R4'; zoning in determining whether additional zoning controls are required (such as but not limited to restricting garage projections or restricting building height) to ensure that development is compatible and in character with the surrounding area; • currently the driveway and rear yard are bordered with mature trees planted as landscaping; staff will examine the placement of the new detached dwellings and the opportunities of preserving and retaining existing trees. Information Report No. 03-10 Page 4 21 6.0 Procedural Information - written comments regarding this proposal should be directed to the Planning & Development Department; - oral comments may be made at the Public Information Meeting; - all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; - if you wish to reserve the option to appeal Council's decision, you must provide comments to the City before Council adopts any by-law for this proposal; - if you wish to be notified of Council's decision regarding this proposal, you must request such in writing to the City Clerk. 6.0 Other Information 6.1 Appendix No. I - list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing report; 6.2 Information Received - copies of the plans and studies listed below are available for viewing at the offices of the City of Pickering Planning & Development Department: Conclusions summarized here are for information purposes only. Further review and staff/agency comment are still required; Planning Justification Letter (comments required from City and Region) • applicant is seeking to conform with the existing character of the current neighbourhood; Sustainable Development Report (comments required from City and Region) • applicant indicates that any future proposed development to be built on the subject property will use new building materials that are more energy. efficient than the current dwelling on the property and that mature trees will be preserved and/or replaced with new trees if removal is necessary due to the proposed development. Information Report No. 03-10 6.3 Company Principal the applicant advises that the owner of the subject property is Michelle Gonsalves All Mila Yeung Planner I MY:ld Attachments Copy: Director, Planning & Development' Page 5 Catherine Rose, MCIP, RPP Manager, Policy Appendix No. I to Information Report No. 03=10 23 Commenting Residents and Landowners (1) Michael and Sheila Wallace Commenting Agencies (1) Toronto Region Conservation Authority Commenting City Departments (1) Development Control ATTACHMENTO—L70 24 k�1 N\GN�p! @oluv Qv vonomv x to City of. Pickering Planning & Development Department PROPERTY DESCRIPTION PLAN 350, PART LOT 44 w OWNER M. GONSALVES DATE. DEC. 21, 2009 DRAWN BY JB FILE No. A20/09 SCALE 1:5000 CHECKED BY RP N evT v IvEnle,pn a G itv p�i.rv. NI el I.l. Rae rvvtl. PN -2 e 2003 vNp/C onEpl pl�e,.... v.P . flvfene0. Not p ! Survv . ATTACWA'ENT#? 2 1O INFORMATION COMPILED FROM APPLICANTS SUBMITTED PLAN - M. QONSLAVES A 20108 ws MAP WAS PFW:/CEO 9Y WE CrrV O! P/CM(AI PLWNWG 3 OCYIt ,mr 0rpA mrHr. ,wroreMAraM & summr smxas O[CFN 21. 209 25 26 ATTACHMENT# 3. TO fP:ru'z?:�cszai'3«��cs�cT# Mila From: Roberts, Linda Sent: February -11-10 3:07 PM To: Yeung, Mila Subject: FW: zoning bylaw amendment. application A 20/09 Forwarding for your information FEB 1 1 2010 CITY OF: ICKRING PLANNNG & OEVFLOPMENT p$PApTMENT From: Shields, Debbie Sent: February 11, 2010 2:20 PM To: Roberts, Linda Subject: FW: zoning bylaw amendment application A 20/09 Please circulate to Planning. From: mwallace.productions@sympatico.ca [mailto:mwallace.productions@sympatico.ca] Sent: February 11, 2010 10:45 AM To: Shields, Debbie Subject: zoning bylaw amendment application A 20/09 Please do not allow a change to the current zoning.We have resided for 37 years on the adjoining property and appreciate very much the low density of this zoning. Yours sincerely, Michael and Sheila Wallace 527 Rougemount Drive Pickering On L1W 2C1