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HomeMy WebLinkAboutInformation Report 01-02001 City 0,0 PICKERING INFORMATION REPORT NO. 01-02 FOR PUBLIC INFORMATION MEETING OF JANUARY 17, 2002 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 01 Request for Council Authorization to Develop Lands by Land Severance Norvallev Homes Ltd. Part of Lot 5. Plan 282 1827 Pine Grove Avenue (rear portion) (Rockwood Drive. north,of Prohill Street) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION the subject lands are located north and west of the recently approved Norvalley Plan of Subdivision 18T-98007 that is currently under construction on Prohill Street and the new portion of Rockwood Drive (see Attachment =I for the location map); the subject property was recently severed from a property fronting Pine Grove Avenue (1827 Pine Grove Avenue): the subject lands occupy an area of approximately 0.535 hectares: the subject lands are generally level and currently vacant. except for vegetation; the subject lands are situated to the east of deep lots occupied by detached dwellings fronting Pine Grove Avenue and immediately west of a block of land set aside for the northerly extension of Rockwood Drive. 2.0 APPLICANT'S PROPOSAL the applicant proposes to develop the subject lands with detached dwellings on 5 lots with minimum frontages of 15 metres. minimum lot areas of 460 square metres, minimum side yards of 1.2 metres, minimum front yards of 6.0 metres. minimum rear yards of 7.5 metres and maximum lot coverage of 33°.0 of the lot areas; the proposed lots are to have lot depths of approximately 5S metres: the proposed lots are intended to front a new proposed northerly extension of Rockwood Drive. north of Prohill Street: the applicant proposes to create the new lots by land severances. rather than a draft plan of subdivision: severance applications were submitted recently to the Region of Durham Land Division Committee to create 5 lots on the subject lands (Applications LD 10.'02 to LD 13/02 see Attachment =_'): Planning & Development staff comments on the severance applications will be provided to the Regional Land Division Committee once Pickering Council considers the request to permit creation of the lots by the severance process; new homes would be constructed on all of the proposed lots. 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Regional Official Plan - designates the site as "Living Area" where lands are to he used predominantly for housing purposes: (1(1 Information Report No. 01-02 Page 2 3.2 Pickering Official Plan designates the site "Urban Residential — Low Density Area", located within the Highbush Neighbourhood; this designation perrnits residential uses at a net residential density up to and including 30 dwellings per net hectare; this development proposes a net site density of approximately 11.7 units per net hectare, which is within the permitted density range; the Official Plan also contains a policy that development shall maximize the efficiency of existing infrastructure and minimize the consumption of vacant land by adding residential units within the South Pickering Urban Area; - the Official Plan contains policy 15.26 - Land Severance that provides that City Council shall: (h) limit the creation of lots by land severance to a maximum of three,._ except where a is demonstrated to Council's satisfaction that a plan of subdivision is neither appropriate nor necessary, in which case Council may authorize development to proceed by land severance, and, (c) may, when authorizing .0 development to proceed by land division, require the owner to enter into one or more agreements respecting matters that normally would have been covered by a subdivision agreement. - the site is within the Highbush Neighbourhood, and is subject to neighbourhood policies. Those policies include: • a proposed road connection of the northern part of Rock \\ood Drive to the southern part of Rockwood Drive; • provision of a new local road connection between Woodview and Pine Grove Avenues through the review of development proposals and in consultation with land owners; • that development in this area be compatible with the character of existing development and significant vegetation be preserved. The character to be considered includes low lot coverage, existing lotting pattern, style and siting of dwellings and significant mature vegetation; • New dwellings and lots fronting new internal streets are to create density and lot frontage gradients with development fronting the existing older roads by use of buffering between the new and existing development, careful establishment of lot lines and siting of new dwellings to reflect existing building setbacks and yard depths and to protect significant vegetation. - all new lots created by this application are to have minimum lot frontages of approximately 15 metres, and minimum lot depths of approximately 58 metres; this proposal will permit the further extension of Rockwood Drive to connect to the northerly portion of Rockwood Drive in the future at such time as similar back -lot infill development proceeds in the area to the north; 3.3 Zoning By-law 3036 - the site is zoned "R4" — One -Family Detached Dwelling Fourth Density Zone" in By-law 3036; - this zoning permits detached dwellings on lots with minimum frontages of 15 metres and minimum lot areas of 460 square metres; amendment to the standard provisions for front yard depth and side yard width of the "R4" zoning is required in order to permit this proposal. Table 1, at the end of this Information Report, shows the standard "R4" provisions and the applicant's proposal for zoning of these lands. 4.0 RESULTS OF CIRCULATION Information Report No. 01-02 Page :a (lila 4.1 Resident Comments - No written comments have been received to date. 4.2 Aeencv Comments - No agency comments have been received to date. 4.3 Staff Comments 4.3.1 Council Authorization for the Creation of Five Lots by Land Severance the applicant has requested Pickering Council's authorization of the creation of five lots for detached dwellings on the subject lands through the land severance process; staff will consider the appropriateness of creation of five lots by the severance process rather than through a subdivision for recommendation to Council; consideration will be given to suitable conditions. for Council consideration, to be included in Pickering's comments to the Regional Land Division Committee on the proposed severances; - matters to be the subject of such conditions are anticipated to include, among other matters: o dedication of lands for the construction of an extension of Rockwood Drive; o a temporary cul-de-sac at the northern end of the extension of Rockwood Drive; o appropriate set -backs fir buildings fronting on the cud -de -sac road bulb addressed through an architectural control statement: and. o other such matters that may be appropriate: options for a suitable location for a possible east -west connection between Pine Grove and Woodview Avenues were reviewed through previous severance applications on Pine Grove Avenue; - an east -west road connection will not be pursued through this rezoning application; 4.3.2 Revised Zoning Standards - the proposed variations from the "R4" zoning standards for front yards and side yards will be evaluated to consider resultant compatibility with the area: 4.3.3 Technical Matters a tree inventory and preliminary preservation plan. along with a preliminary grading plan, will be required prior to preparation of a Planning & Development comments on the severance applications; location of existing buildings and structures on the subject lands must be identified by the applicant prior to preparation of Planning & Development comments on the proposed severance applications: 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 he 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 on the proposed rezoning, you must provide comments to the Cite before Council adopts any by-law for this proposal; there are no provisions for appeal of C'ouncil's decision to authorize the creation of lots by the severance process rather than as an application for approval of a plan of subdivision; - if you wish to be notified of Council's decision regarding this proposal, you must request such in writing to the City Clerk. 0 4 Information Report No. 01-02 Page 4 6.0 OTHER INFORMATION 6.1 Appendix I lists the comments received on this proposal at the time that this Information Report was written; 6.2 Information Received - full-scale copies of the applicant's submitted plan are available for viewing at the offices of the City of Pickering Planning & Development Department; 6.3 Site Landowners - the applicant indicates that ownership of the subject lands will be transferred from Mike and Isabella Di Prisco to Norvalley Homes Ltd. shortly; 1 Steve Gaunt, MCIP, RPP Planner 11 SG/j f Copy: Director, Planning & Development Lynda Taylor, MCIP, RPP Manager, Current Operations G5 TABLE 1 R4 Zoning Standards Applicant's Proposal LOT FRONTAGE 15 metres 15 metres LOT AREA 460 square metres 46U square metres MINIMUM SIDE YARDS 1.5 metres (one side) 1.2 metres (each side) 2.4 metres (other side) MINIMUM FRONT YARDS 7.5 metres 6.0 metres MAXIMUM -1 LOT COVERAGE 33"„ >>°u 006 APPENDIX I TO INFORIM'IATION REPORT NO. 01-02 COMMENTING RESIDENTS AND LANDOWNERS (I) None received to date; COMMENTING AGENCIES (1) None received to date;. 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(1 IL a I I -1 I I 1--J-J City of Pickering Planning & Development Department PROPERTY DESCRIPTION PT. OF LOT 5, PLAN 282; PTS. 6 & 8, 40R-6842; PTS. 10 & 11, 408-16978 w ..1\ N APPLICANT NORVALLEY HOMES LTD. DATE JAN. 8, 2002 ' DRAWN 13Y IB APPLICATION No. A 20/01 SCALE 1:7500 i CHECKED BY SG FOR DEPARTMENT USE ONLY PN -10 PA- ATTACHMENT it TO 008 - -T ' � | | /| ! ! • ! • '1- ||' It I r ,_ 1827 PINE GROVE AVE. 5 4 i | \| _I| I. | City of Pickering Planning & Development Department APPLICANTS PROPOSED LAND SEVERANCES