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HomeMy WebLinkAboutInformation Report 23-01INFORMATION REPORT NO. 23-01 FOR PUBLIC INFORMATION MEETING OF August 9, 2001 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O.1990; chapter P.13 001 SUBJECT: Zoning By-law Amendment Application A 08/01 E. Williamson South Part of Lot 32, Concession 1 (East side of Altona Road, north of Sheppard Avenue) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION the applicant's total land holdings are located on the east side of Altona Road, north of Sheppard Avenue; the total holdings are 4.541 hectares in size and have 74.01 metres of frontage on the east side of Altona Road (see location map — Attachment #1); only the west part of the applicant's property is subject of this application; the subject lands comprise a total land area of 0.607 of a hectare; one detached home, a detached garage and two accessory buildings exist on the subject lands; surrounding the subject lands are: the valley of the Petticoat Creek and vacant lands to the north and east; residential uses to the south and west. 2.0 APPLICANT'S PROPOSAL the applicant proposes to rezone, the subject lands fronting Altona Road, from "A" - Agricultural Zone to "R4" - Detached Dwelling Residential Zone to permit the establishment of 15.0 -metre lot frontages with the intent to establish four additional detached residential dwellings and to recognize the existing detached dwelling (see applicants submitted plan - Attachment #2); the applicant is proposing to establish two shared driveways which are to serve the four additional units with the intent to limit the number of access points onto Altona Road; - it is anticipated that the two accessory buildings located are to be demolished; the applicant has requested that Council authorize the creation of the additional lots through the land severance process rather than by draft plan of subdivision; the applicant has submitted applications to the Durham Land Division Committee (LD 102/01 to 106/01) which have been tabled pending the outcome of Zoning By-law Amendment Application A 08/01. 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Regional Official Plan the Durham Regional Official Plan designates the subject lands as Living Area; the applicant's proposal complies with this designation; 3.2 Pickering Official Plan Schedule I of the Pickering Official Plan - Land Use Structure, identifies the lands subject of this application as being located within an Urban Residential Areas - Low Density Area which permits residential development up to and including 30 units per hectare; 002 Information Report No. 23-01 Page 2 - the applicant is proposing 5 dwellings on 0.607 of a hectare, resulting in a net residential density of 8.2; the applicant's proposal complies with the density provision; section 15.25(b) of Pickering's Official Plan requires any ownership of land that is capable of being divided into more than three additional lots to be developed by a plan of subdivision, except where it is demonstrated to Council's satisfaction that a plan of subdivision is neither appropriate nor necessary; where these circumstances exist, Council may authorize the development to proceed by land severance; the applicant's total land holdings are capable of being divided into more than three additional lots, and therefore permission is required from Council to allow any development of these lands to proceed through the land severance process; the remainder of the owner's lands is designated Open Space System — Natural Areas along Petticoat Creek and Urban Residential Area — Medium Density Area to the east of the creek; section 14.4 of the Pickering Official Plan states that the exact boundary of the open space system shall be determined in consultation with the Conservation Authority, and considering the results of any required Environmental Report; Schedule II - Transportation Network to the Official Plan designates Altona Road as a Type B Arterial road which indicates that Altona Road is designed to accommodate traffic at moderate speeds, provide some access restrictions and have a right-of-way of 30 to 36 metres; Schedule III - Resource Management to the Official Plan designates the lands surrounding Petticoat Creek as an Environmentally Significant Area and a Shorelines and Stream Corridor; section 15.9 of the Pickering Official Plan states that City Council shall for "major" development, and may for "minor" development, require the submission and approval of an Environmental Report as part of the consideration of a development application within 50 metres of an Open Space - Natural Area, Environmentally Significant Area, or Shoreline and Stream Corridor designations; - Schedule III also identifies the subject lands as lying within the Altona Forest Policy Area; sections 10.18 and 15.29 of the Official Plan provide guidance on development applications including the requirement to consult with the Toronto and Region Conservation Authority, and the possible requirement for the submission of an Environmental Report, a Stormwater Management Report, and a Construction Management Report; section 11.12(d), Highbush Neighbourhood Policies, of the Official Plan requires new development to have regard for the Rouge Park Management Plan; 3.3 Zoning By-law Zoning By-law 3036 identifies the lands subject of this application as being designated "A" - Agricultural Zone, which requires a minimum lot frontage of 60 metres and a minimum lot area of 0.8 hectares; - an amendment to the by-law is required to allow the applicant's proposal to proceed; the remainder of the owner's lands is designated as "A" - Agricultural and "G" - Greenbelt. 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments - no written resident comments have been received to date; 4.2 Agency Comments - no written agency comments have been received to date; 4.3 Staff Comments in evaluating the merits of this application, staff's review will include the following: - a comparison between the proposed lot frontage, and the range of existing lot frontages in the neighbourhood; an assessment of the compatibility of the proposed development with the existing built form; 003 Page 3 Information Report No. 23-01 an assessment of the impacts that additional access points may have on the traffic of Altona Road; the need for a road widening adjacent to Altona Road; although the applicant, City staff, and TRCA staff have staked the top -of -bank prior to submission of the application, the proximity of the existing dwelling to the top -of -bank is of concern; thus, it must be determined whether it is appropriate to recognize the existing dwelling in its current location, or have it remain lawful non -conforming; while this application appears to be "minor", staff must determine the need for the applicant to submit an Environmental Report; and the review of such Report if required; whether the proposed development has had regard for the Rouge Park Management Plan; a determination of when, and if, the lands designated Open Space System - Natural Area should be conveyed to a public agency as a condition of this application or through the draft plan of subdivision that is anticipated for the remaining lands; an assessment of the need for the applicant to submit a stormwater management plan, a construction management and/or an edge management plan, and the review of such studies and plans if required; the appropriateness of the applicant's request to proceed by land severance. 5.0 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 Recommendation 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 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 the applicant has submitted a slope stability report and an archaelogical assessment report in support of the application; full scale copies of the applicant's submitted plan are available for viewing at the offices of the City of Pickering Planning & Development Department. JTB/ph Copy: Director, Planning & Development Lynda Taylor Manager, Current Operations nr)6 ArrACHMENT#_a_'ro INFORMATION REPORT# rA3-- 01 APPLICANT'S PROPOSED SEVERENCES E. WILLIAMSON A 8/01