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
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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
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INFORMATION COMPILED FROM APPLICANT'S PROPOSED PLAN
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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.