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HomeMy WebLinkAboutInformation Report 12-03011 City a1 ICKERING INFORMATION REPORT NO. 12-03 FOR PUBLIC INFORMATION MEETING OF May 15th, 2003 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 05/03 Glen Harper 1905 Valley Farm Road (North Part of Lot 20, Concession 1) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION the subject property is located on the east side of Valley Farm Road, north of Kingston Road (see Location Map, Attachment #1); the subject property currently supports a detached dwelling that was constructed in the 1950's; the subject property has an area of 0.15 hectares (1503.7 m2); the subject lands are surrounded by detached residential dwellings to the north, west (on the opposite side of Valley Farm Road), and commercial uses to the east and south; the development of 5 townhouse units is currently under construction one lot north of the subject property. 2.0 APPLICANT'S PROPOSAL the applicant proposes to amend the zoning of the subject property to `SA -11' — Single Attached Dwelling Residential Use, to permit the development of 5 townhouse dwellings on lots with minimum lot frontages of 5 metres fronting onto Valley Farm Road; the applicant's proposed plan is provided for reference (see Attachment #2).; the dwelling unit design is to be similar to the townhouses that are currently being developed at 1911 Valley Farm Road; 012 Information Report No. 12-03 Page 2 the number of stairs at the front of each unit as shown on the applicant's submitted plan are to be revised to reflect a maximum of five (5) stairs; the proposed site plan has two (2) driveways accessing Valley Farm Road, with a proposed mutual right-of-way across the front of all the townhouse dwelling units that will provide street access to all the dwelling units; the applicant has indicated that if this application is successful, applications will be made to the Durham Region Land Division Committee to create five new lots; the applicant would require permission from City Council to create a total of five residential building lots through land severance, rather than by draft plan of subdivision. 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Regional Official Plan identifies the subject lands as being within a 'Living Area', where development is intended to be predominantly for housing purposes; the proposal appears to conform to the Durham Region Official Plan; 3.2 Pickering Official Plan identifies the subject lands as being located within an 'Urban Residential - Medium Density Area' within the Liverpool Neighbourhood; permissible uses within this designation include a variety of residential uses; the Pickering Official Plan establishes a density range over 30 and up to and including 80 dwelling units per hectare for development within an `Urban Residential — Medium Density Area', the proposed development would provide a gross density of 33.3 units per hectare (5 units / 0.15 ha); a road widening has already been taken from this property. no development guidelines have been prepared for the Liverpool Neighbourhood; Schedule II of the Pickering Official Plan — "Transportation System" designates Valley Farm Road as a Type 'C' Arterial Road; Type 'C' Arterial Roads are designated to carry lower volumes of traffic at a lower speed than a Type `B' Arterial Road, provide access to properties and generally have a right-of-way ranging from 26 to 30 metres; the applicant's proposal conforms to the policies of the Plan; 3.3 Zoning By-law 3036/00 the subject property is currently zoned "R3" — Detached Residential Dwelling Zone, by Zoning By-law 3036, as amended; the existing zoning permits a detached dwelling on a lot with a minimum lot frontage of 18 metres and a minimum lot area of 550 square metres; Information Report No. 12-03 Page 3 013 a zoning by-law amendment is required for the subject property to allow the development of 5 townhouses on Tots with minimum lot frontages of 5 meters fronting onto Valley Farm Road. 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments none received to date; 4.2 Agency Comments - none received to date; 4.3 Staff Comments In reviewing the application to date, the following matters have been identified by staff for further review and consideration: • ensuring that the proposed development is compatible with, and sensitive to, surrounding development; • ensuring that proposed townhouse elevations reflect the character and design of the townhouses currently being developed in the neighbourhood; • the impact that the proposed use / site change may have on the character of the neighbourhood. 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 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. 014 Information Report No. 12-03 Page 4 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 - a copy of the applicant's submitted plan is available for viewing at the offices of the City of Pickering Planning & Development Department. C'(L L.41 _/Y\ Carla Pierini Lynda Taylo`T mtct'tPP Planner I Manager, Development Review CXP:jf Attachments Copy: Director, Planning & Development 015 APPENDIX NO. 1 TO INFORMATION REPORT NO. 12-03 COMMENTING RESIDENTS AND LANDOWNERS (1) none to date COMMENTING AGENCIES (1) none to date COMMENTING CITY DEPARTMENTS (1) Planning & Development Department 016 ATTACHMENT# 1 TO IMFp9MAnnrm PPPOOTO A"? -0?L J FINCH AVENUE 0 Q 0 STREET 0 J w w 0 Wul,I LODGE MEM ,= IMI �_ O =Mil 0 ,III I• MEM b. MEM omm II 1.. _1111111111 ..... �� i t a_ 1 a= 8 VIII'" pIIHPI" ULEV Ct BO ARD IiiiliiIlIII" =II11111111110 ROAD ROSEFIELDMIN LANE ■ IIIIIIINER w O O Z w J ROA 0 0 cc __ INV z Fz J FINCH AVENUE ❖.00. SUBJEC PROPER 11141:1 ause00- i i aloftRaft MINN CORRIDOR City of Pickering Planning & Development Department PROPERTY DESCRIPTION NORTH PART LOT 20, CONCESS ON 1 OWNER GLEN HARPER DATE APRIL 15, 2003 DRAWN BY JB APPLICATION No. A 05/03 SCALE 1:5000 CHECKED BY CP FOR DEPARTMENT USE ONLY PN -12 PA- ATTACHMENT# - TO INFORMATION REPORT# -03 INFORMATION COMPILED FROM APPLICANT'S PROPOSED PLAN A05/2003 • 1.qj nt-� �II OR 'I(f . 1 111 If II II Il 11 1 1S 1 I �Gi ATG Go NOTE: THIS ISA CONCEPTUAL SITE PLAN, ELEVATIONS ARE TO BE MODIFIED TO REFLECTA MAXIMUM OF RISERS THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING AND DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN SECTION, APRIL 17, 2003.