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Home My WebLink AboutPD 30-03 Ciú¡ o~ REPORT TO COMMITTEE OF THE WHOLE Report Number: PO 30-03 Date: July 4, 2003 From: Neil Carroll Director, Planning & Development Subject: Zoning By-law Amendment Application A 5/03 Glen Harper 1905 Valley Farm Road North Part of Lot 20, Concession 1 City of Pickering Recommendation: 1. 2. 3. That Zoning By-law Amendment Application A 5/03, be APPROVED subject to conditions outlined in Appendix I to Report No. 30-03, to amend the existing zoning of the subject lands to a 'SA-11' zone in order to permit the development of five townhouse dwelling units on the lands being the North Part of Lot 20, Concession 1, City of Pickering. That the amending zoning by-law to implement Zoning By-law Amendment Application A 5/03, as set out in Appendix II to Report Number PO 30-03 be FORWARDED to City Council for enactment. That the request made by Glen Harper to permit the division of the subject lands, 1905 Valley Farm Road, being the North Part of Lot 20, Concession 1, City of Pickering to create a total of five residential building lots through land severance, rather than by draft plan of subdivision, be APPROVED. Executive Summary: The applicant proposes to amend the existing zoning of the subject property to permit the development of five townhouse dwellings on lots with minimum lot frontages of 5 metres fronting onto Valley Farm Road (see Location Map and Applicant's Submitted Site Plan, Attachments #1 and #2). Approval of this application will establish a zoning for the subject property which is identical to the zoning for the existing townhouse development located one lot north of the subject lands. The applicant is also proposing that the design and character of the future townhouse development be identical to those already constructed along Valley Farm Road. The proposed development is considered to compatible with the surrounding neighbourhood and conforms to the Pickering Official Plan. It is recommended that the application be approved, and the draft by-law be forwarded to Council for enactment. Report PO 30-03 July 4, 2003 Subject: Zoning By-law Amendment Application A 5/03 Page 2 The applicant's request to divide the subject lands by means of land severance is also considered appropriate and recommended for approval. Financial Implications: proposed development. No direct costs to the City are anticipated as a result of the Background: 1.0 Comments Received 1.1 At the May 15th, 2003 Information Meeting (see text of Information Report and Meeting Minutes, Attachments #3 and #4) - no one spoke for or against the application. 1.2 Following Information Meeting - no resident comments have been received. 1.3 Agency Circulation: The Regional Municipality of Durham no objection a Noise Study will be required through the related land division process. Veridian Connections no objection 2.0 Discussion: 2.1 The subject lands are to be zoned the same 'SA-11' zoning as the recently approved townhouse development on the east side of Valley Farm Road. It is recommended that the subject lands be zoned the same 'SA-11' zoning as the existing townhouse development located on the east side of Valley Farm Road, just one lot north of the subject lands. This zoning would permit the development of lots with minimum lot frontages of five (5) metres and minimum lot areas of 180 square metres. The applicant's submitted plan is provided for reference (see Attachment #2). Zoning By-law Amendment Application A 03/02, submitted by Sean Regan, was previously approved by City Council in May of 2002, to allow for the development five townhouse dwellings, one lot north of the subject lands. Report PO 30-03 July 4, 2003 Subject: Zoning By-law Amendment Application A 5/03 Page 3 Zoning the subject property a zoning category that is identical to that recently approved for the abutting townhouse development addresses compatibility of the development with the abutting lands, and helps to establish and maintain a design and character for the area. In order to ensure that the subject property is developed in harmony with the existing townhouse development, all conditions regarding the development of the lands will be similar to those applied in the zoning by-law amendment application A 3/02. 2.2 The proposed development is compatible with surrounding development. The proposed development of the subject property is to be similar to the townhouse development recently constructed on Valley Farm Road. All units are to front onto Valley Farm Road with only two (2) driveways accessing the road. A proposed right-of-way is to be established across the front of all the townhouse dwelling units in order to provide street access to all the units. The proposed elevations of the townhouses are identical to those recently built along Valley Farm Road. The design has been reviewed by City staff, and is considered to be acceptable and compatible with the surrounding development. However, the number of risers proposed for the front stairs of each dwelling unit must be reduced in order to reflect the maximum five riser limit established for the existing townhouse development. A formal architectural statement will be required to be submitted for approval by the City. The subject lands are to be developed in compliance with the density requirement of the Official Plan. The property is designated as 'Urban Residential - Medium Density' in the Pickering Official Plan. This designation establishes a density range over 30 and up to and including 80 dwelling units per net hectare. The proposed gross density of the subject lands is 33.3 units per hectare (a road widening has already been taken from the subject lands). The proposed use for five townhouses is considered to be more in line with the Official Plan designation than the existing detached dwelling use. Given that there is a mix of residential uses in the immediate neighbourhood, the proposed development is considered compatible and appropriate for the area. 2.3 All matters of development can be dealt with through the land severance process rather than plan of subdivision. The applicant has requested that the proposed five lots be developed through the land severance process. Section 15.26(b) of the Pickering Official Plan states that City Council shall limit the creation of lots for residential purposes by land severance to a maximum of three, and require that an ownership of land capable of being divided into more than three additional lots 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 in which case Council may authorize the development to proceed by land severance. Report PO 30-03 July 4, 2003 Subject: Zoning By-law Amendment Application A 5/03 Page 4 The subject lands are capable of being divided into more than three additional lots, and therefore permission is required from Council to allow the future development of these lands to proceed through the land severance process. The applicant's proposal for five residential lots does not warrant the requirement for development by plan of subdivision. The City's interests can be appropriately addressed and protected through the subject rezoning application and conditions of land severance approval, as outlined in Appendix No. I to this report. 3.0 Applicant's Comments The applicant is aware of the contents of this report. Appendices: Appendix I: Conditions of Approval Appendix II: Draft Implementing By-law Attachments: 1. Location Map 2. Applicant's Submitted Site Plan 3. Information Report 4. Minutes from Public Information Meeting Subject: Zoning By-law Amendment Application A 5/03 July 4, 2003 91 Page 5 Report PD 30-03 Prepared By: Approved I Endorsed By: eÛA 1 (1 Pl~/\ ~ Carla Pierini Planner I -== ( v-..~;:;:'~ Lynda T , MCIP, RPP Manager, Developrñe CXP:jf Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering City Council ., APPENDIX I TO REPORT NUMBER PD 30-03 RECOMMENDED CONDITIONS OF APPROVAL FOR ZONING BY-LAW AMENDMENT APPLICATION A 5/03 1. That the subject lands be rezoned from a "R-3" zone in Zoning By-law 3036, as amended, to a "SA-11" zone, to permit development of single attached dwellings on lots with minimum frontages of 5 metres. 2. That the following conditions be included in comments to the Land Division Committee regarding any future land severance applications; a) That the owner enter into an appropriate development agreement with and to the satisfaction of the City of Pickering, prior to the City's release of any clearance of land division conditions, that will address, among other matters; noise attenuation, servicing, construction management plan, fencing, easements, road restoration, road cleaning, grading and drainage, boulevard tree planting, driveway location and paving, stormwater management, parkland contribution, required securities to safeguard the City and satisfying the City financially, including the payments required to satisfy the Development Charges Act. b) That the owner submit to the City of Pickering an appropriate siting and architectural design statement and that the owner agrees to implement the recommendations of the siting and architectural design statement in the required development agreement. c) That the owner satisfy the Region of Durham and the City of Pickering regarding the approval of a noise study recommending noise control features. APPENDIX II TO REPORT NUMBER PD 30-03 DRAFT BY-LAW ZONING BY-LAW AMENDMENT APPLICATION A 5/03 BY-lAW NO. Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended by By-law 5985/02, to implement the Official Plan of the City of Pickering Dístrict Planning Area, Region of Durham in North Part of lot 20, Concession 1, in the City of Pickering. (A 05/03) WHEREAS the Council of the Corporation of the City of Pickering deems it desirable to rezone the subject lands, being North Part of lot 20, Concession 1, for the development of five townhouse dwelling units; AND WHEREAS an amendment to By-law 3036, as amended by By-law 5985/02, is therefore deemed necessary; NOW THEREFORE THE COUNCil OF THE CORPORATION OF THE CITY OF PICKERING HEREBY ENACTS AS FOllOWS: 1. SCHEDULE "I" AMENDMENT Schedule "I" to By-law 5985/02 is hereby amended by including the lands known as North Part of lot 20, Concession 1, in the City of Pickering, as shown designated SA-11 on Schedule "I" to this by-law. 2. BY-LAW 5985/02 By-law 5985/02 is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as set out in Schedule I attached hereto. Definitions and subject matter not specifically dealt with in this By-law shall be governed by the relevant provisions of By-law 3036, as amended by By-law 5985/02. EFFECTIVE DATE 3. This By-law shall take effect from the day of passing hereof subject to the approval of the Ontario Municipal Board, if required. BY-LAW read a first, second, and third time and finally passed this of , 2003. day PARTS 1, 4 AND 5, 40R-11306 PARTS 2 AND 3, 40R-11306 o~ t} () ~'f l' N SCHEDULE I TO BY-LAW PASSED THIS DAY OF 2003 CLERK f ~~ MAYOR ATTACHMENT I I TO REPORT I PO 3 0 .-. 0 ~ AVENUE FINCH ::u 0 » 0 ~ >-II]LANE lJ... 0... W 0... (/) 0 0 0... 0:: BOULEVARD ßØ ROSEFIELD ROAD a « 0 0:: ~ 0:: LE 0:::: 0 0 0:::: 0:::: 0 U 0 0:::: 0 >- I Planning & Development Department PROPERTY DESCRIPTION NORTH PART LOT 20, CONCESSION 1 l' OWNER GLEN HARPER APPLICATION No. A 05/03 DATE APRIL 15, 2003 DRAWN BY JB SCALE 1 :5000 CHECKED BY CP FOR DEPARTMENT USE ONLY PN-12 PA- ATTACHMENT I REPORT' PO ;J. TO 30-03 INFORMATION COMPILED FROM APPLICANT'S PROPOSED PLAN AO5/2003 4 'JS~y ;:~ 1 BRICK, 1.1 ~~ O""1JJNa ~~ r/ I~ ~""O'o""""" ~1 ""'-:'-';i-"""<JJJ.<"t.(,J 1-"1f ' Iii, '-~ ~ r r ~ ï1 ~ ~ ;0 0 ~ \ , II \ \ \I I \ II \ \ ~I\ \ \ II I \ 1\ \ \ ,Ie \ \ ' \111 ~ \' , II ì' < 'II 1 \~..I- II ,hll. \ 1\ II \",: ffj ~ 1/, ?"".øØ?"" \, :yi ",,?""V ;.ø"" , "" /.??"" '?'.? ' ...ø ?",'" <""$0"" ,p",,"" #,1: ...?? , ,.,- /. +"""" , ?+? ?+ If ~, ~i I \ ~' j,' 1 \ II i ì ').\ II \ \ ~{:.+'" II \ \ rP$~+ ~} I \",¡,+? , I " II' ' II ' ,~ 1\ -0 r I ~ 1\, ,II~ ,III \I II II~ II IP' " .,ø'" , , NOTE: THIS IS A CONCEPTUAL SITE PLAN, ELEVATIONS ARE TO BE MODIFIED TO REFLECT A MAXIMUM OF 5 RISERS b ~~ ~~, ~~ ~~ ~~ ," ~~ z~ ~I ~~ ~~ ~~ ~~ ~~ ~~ ~~ ~~ 1~. .~ ~/¡ § I ~ THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING AND DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN SECTION, APRIL 17, 2003, ATTACHMENT , 3 . TO REPORT # PD 31) - 0 3 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; Information Report No. 12-03 ATTACHMENT,;3 TO REPORT I PO 30 .. () 3 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 Pickerina 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" 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 Zonina 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 4.0 4.1 4.2 4.3 5.0 ATTACHMENT #- 3 TO REPORT # PO :-30 () 3 Page 3 a zoning by-law amendment is required for the subject property to allow the development of 5 townhouses on lots with minimum lot frontages of 5 meters fronting onto Valley Farm Road. RESULTS OF CIRCULATION Resident Comments none received to date; Agency Comments none received to date; 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. 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. Information Report No. 12-03 ATTACHMENT# 3 TO REPORT # PO 30" D 3 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. ORIGINAL SIGNED BY ORIGINAL SIGNED BY Carla Pierini Planner I Lynda Taylor, MCIP, RPP Manager, Development Review CXP:jf Attachments Copy: Director, Planning & Development Excerpts from Statutory Public Information Meeting ATTACHMENT (I If TO Thursday, May 15, 2003 REPORT # PO .30'- D 3 7:00 P.M. The Manager, Development Review, provided an overview of the requirements of the Planning Act and the Ontario Municipal Board respecting this meeting and matters under consideration there at. (II) ZONING BY-LAW AMENDMENT APPLICATION A 05/03 GLEN HARPER 1905 VALLEY FARM ROAD (NORTH PART OF LOT 20, CONCESSION 1) 1. Lynda Taylor, Manager, Development Review, provided an explanation of the application, as outlined in Information Report #12-03. 2. Glen Harper, Applicant, advised that this is a joint venture and that the proposed building will be exactly as the one being built at this time. - 1 -