HomeMy WebLinkAboutPD 01-05PICKERING
REPORT TO
EXECUTIVE COMMITTEE
Report Number: PD 01-05
Date: January 6, 2005
From:
Neil Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 26/03
Sean Regan Developments
1603 Finch Avenue
(Part of Lot 20, Concession 1)
City of Pickering
Recommendation:
That Zoning By-law Amendment Application A 26/03, be REFUSED to permit the
establishment of two three-storey apartment blocks, each containing six residential
units, submitted by Sean Regan on behalf of Sean Regan Developments, on the
lands being Part of Lot 20, Concession 1 (1603 Finch Avenue), City of Pickering.
Executive Summary: The applicant requests a change to the zoning by-law to
permit the establishment of two three-storey apartment blocks, each containing
six residential units (for a total of 12 units). The subject property is located on the south
side of Finch Avenue, west of Guild Road and directly east of the hydro corridor
(see Location Map, Applicant's Submitted Plan, Attachments #1 & #2).
It is recommended that the application be refused, as it represents over development of
the site and is not compatible with the neighbourhood.
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed development.
Background:
1.0 Comments Received
1.1 At the May 16, 2002 Public Information Meeting
(see text of Information Report, Attachment #3 - no comments received at the
Meeting)
1.2 Comments Received From Agencies
The Durham District School Board - no objections.
Report PD 01-05
Subject: Sean Regan
(A 26/03)
Date: January 6, 2005
Page 2
2.0
2.1
Veridian Connections - no concerns.
Region of Durham
The proposal conforms to the policies of the Durham Region Official Plan.
A road widening along the Finch Avenue frontage will be required to provide
for a right-of-way width of 18 metres from centerline. Further details at site
plan stage.
A noise study is required to address the impact of road noise on the proposed
residential units.
Discussion
Housing form and density is consistent with Official Plan Designation,
though inappropriate for the size and configuration of the subject site.
The subject property is within the "Urban Residential Area - Medium Density
Area" designation of the Village East Neighbourhood. This designation permits
medium density residential development at a density of over 30 and up to and
including 80 dwellings per net hectare. When applied to this property this results
in a range of 7 to 18 units. The proposal is consistent with this designation at
12 units, or approximately 50 units per net hectare.
The subject site, however, is a unique shape, and tapers into a long narrow
"strip" of land behind several lots fronting Guild Road (see Location Map,
Attachment #1). Although this long narrow "strip" of land within the site is not
useable for building or parking it does constitute lot area and is included in
determining the unit density range permitted under the Official Plan. Technically
the proposed 12 unit development falls within the density range permitted by the
Official Plan, however, the actual useable land area results in the units being
sited on only a portion of the site. This confinement of the development to a
portion of the site results in several site functioning difficulties.
The narrow proportions of this site, and the undevelopable long narrow "strip"
create a challenge for development that is within the range for medium density,
and that is functional and appropriate for the neighbourhood.
Although the Official Plan sets the unit density range within which development
may occur, it is the review of a Zoning By-law Amendment that determines the
density, within that range, that is most appropriate. Due to the irregular
configuration of the site, staff do not believe it is possible to appropriately develop
this site within the Official Plan's designated density.
Staff have considered alternative development options and it appears that the
site may be able to support one block of six units. Staff discussed this alternative
with the applicant, however, the applicant continues to pursue the original
submission. Six units would fall short of the Official Plan requirements whereby
seven units would be the minimum number of units permissible. However,
Section 14.1(f)(ii) of the Official Plan permits Council to consider a minor
deviation from the Official Plan densities if lower than required.
Report PD 01-05 Date: January 6, 2005
Subject: Sean Regan (A26/03)
Page 3
The applicant's current design represents over-development of the site and does
not allow for adequate vehicle flow, safe pedestrian movements or proper site
functioning.
Development within the medium density range may only be possible on this site if
additional land is acquired to achieve a more functional lot configuration. Not
every parcel of land designated for medium density development is capable of
being developed independently. A comprehensive redevelopment involving
additional properties is required.
Area residents and City staff have expressed concerns regarding the safe
functioning of the site and the compatibility of the proposed development with the
neighbourhood.
It was requested at the Statutory Information Meeting that a resident working
group be established to consider the proposed land use. Following the
Information Meeting, staff worked with the applicant, however were unable to
bring the proposal to a level that warranted detail review by a resident working
group. Consequently such a meeting was not held. Prior to the January 24th
meeting date, residents who made comment on the application will be notified of
staff's recommendation for refusal.
2.2
Although constrained, the site has future development potential and staff
are willing to work with the applicant if additional land is acquired or an
acceptable alternative design is achieved.
Ideally, this site would be best suited for development at a time when additional
property could be acquired and an appropriate form of medium density could be
achieved. Staff acknowledges that the applicant has approached adjoining
landowners to purchase additional land area, but to date has been unsuccessful.
Density, by itself, does not control housing form. Protection and enhancement of
the character of existing neighbourhoods must also be considered. If additional
designs and/or additional land is acquired Planning & Development staff will
continue to review alternatives and discuss options with the land owner/applicant.
2.3 Applicant's Comments
The applicant is aware of the staff recommendation for refusal of the application.
The applicant advised that he is unable to attend the January 24, 2005 Executive
Committee meeting, however, his agent Dermot James Walsh will attend on his
behalf.
Report PD 01-05
Subject: Sean Regan (A26/03)
Date: January 6, 2005
Page 4
Attachments:
2.
3.
4.
5.
Location Map
Applicant's Submitted Plan
Text of Information Report
Region of Durham Comments
Veridian Corporation Comments
Prepared By:
Approved / Endorsed By:
Neil Carroll, IV{C×IF'R_PP__
Director, Ptacrfiing & Development
Lynda/Taylor, I~lP, RPP
Manager, Development Review
MD:jf
Attachments
Copy: Chief Administrative Officer
(Acting) Chief Administrative Officer
pRi~ rr~ nmg~
Thomas J. Quir
n.Q~J~te~atio n of
~ministrative Officer
ATTACHMENT #_ / TO
REPOR'[ ~ PD~
/
FINCH '- AVENUE
City of Pickering
Planning & Development Department
PROPERTY DESCRIPTION CONCESSION 1, LOT 20
OWNER S, REGAN DATE MAR. 9, 2004 DRAWN BY JB
FiLE No. A 26/03 SCALE 1:5000 CHECKED BY MD
FOR DEPARTMENT USE ONLY PN-9 PA-
A'rrACHME~ ~ TO
PEPORI' J PD ~/-
FINCH AVENUE
O.6..
13.06
F'IN~I AVENU q~l
ATTACHMENT #_ ,[3 TO
PICKERING
INFORMATION REPORT NO. 05-04
FOR PUBLIC INFORMATION MEETING OF
April 15, 2004
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 26/03
Sean Regan Developments
1603 Finch Avenue
(Part of Lot 20, Concession 1)
City of Pickering
1,0
2.0
PROPERTY LOCATION AND DESCRIPTION
1603 Finch Avenue is located on the south side of Finch Avenue, west of
Guild Road (see Attachment #1);
the hydro corridor abuts the subject property on the west side;
existing residential properties back on to 1603 Finch Avenue from Guild Road;
currently existing on the site is a single detached residence.
APPLICANT'S PROPOSAL
the applicant proposes to amend the existing "R3" - Residential zoning that
requires 18 metre lot frontages, to a zoning that would permit two, three
storey apartment blocks each containing six residential units;
an internal driveway enters the site from Finch Avenue and provides parking
for residents and visitors;
the proposed development has a density of approximately 50 dwelling units
per net hectare (see Attachment #2).
Information Report No. 05-04
ATTACHIVIENT
q[i:-'OR'i # ,°D ,~".,/
Page 2
3.0
3.1
3.2
3.3
4.0
4.1
OFFICIAL PLAN AND ZONING
Durham Reqional Official Plan
identifies the property as being within the 'Living Area' designation;
'Living Areas' should be developed to incorporate the widest possible variety
of housing types, sizes and to provide living accommodations that address
various socio-economic factors;
'Living Areas' shall be developed in compact form through higher densities
and by intensifying and redeveloping existing areas, particularly along arterial
roads;
Pickerin.q Official Plan
identifies the subject property as being designated an 'Urban Residential Area
- Medium Density Area' within the Village East Neighbourhood;
this designation permits medium density residential development at a density
of over 30 and up to and including 80 dwellings per net hectare (the proposal
is for approximately 50 units per net hectare);
Zoninq By-law 3036 ('R3' - Detached Dwellings)
the subject property is currently zoned "R3" - Detached Dwellings by
By-law 3036;
this zoning permits detached dwellings only with a minimum of 550 square
metres lot area and lot frontage minimum of 18 metres.
RESULTS OF CIRCULATION
at the time of writing this report no comments or concerns have been received
by residents, City departments or external circulation;
Staff Comments
- in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
· impact of change from existing Iow-density development to the Official
Plan designated medium density. This will include reviewing appropriate
setbacks, height and privacy issues;
· provision of adequate resident and visitor parking within the site
boundaries;
· internal vehicular flow;
· the current draft site plan design appears to represent an over
development. The proposed buildings have a footprint that are too large
for the site and do not take the provision of appropriate on-site vehicular
flow and parking into account;
· potential for future use of the rear section of the subject site.
Information Report No. 05-04
Page 3
5.0
6.0
6.1
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.
OTHER INFORMATION
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:
· site plan drawing;
· elevation drawing.
ORIGINAL SIGNED BY
Mike Duff
Planner II
MD:Id
Attachments
ORIGINAL SIGNED BY
Lynda Taylor, MCIP, RPP
Manager- Development Review
Copy: Director, Planning & Development
The Regional
Municipality
of Durham
Plan qing Department
16t5 DUNDAS ST. E.
4TM FLOOR, LANG TOWER
WEST BUILDING
PO BOX 623
.... ~/HITBY ON L1N 6A3
;ANADA
905-728-7731
A'rlACHMENT #~/~z TO
REPORI # PD ~q/- 0 ~
May 14, 2004
Mike Duff, Planner II
City of Pickering
Planning & Development Department
One the Esplanade
Pickering, Ontario
L1V 6K7
Dear Mr. Duff:
Re:
Zoning Amendment Application A 26/03
Applicant: Sean Regan Developments
Location: Part of Lot 20, Concession 1
Municipality: City of Pickering
Fax: 905-436-6612
Email: planning@
region.durham.on.ca
www. region.durham .on ,ca
A.L. Georgieff, MOIP, RPP
Commissioner of Planning
We have reviewed this application and the following comments are
offered with respect to the Durham Regional Official Plan, the proposed
method of servicing, and the delegated provincial plan review
responsibilities.
The application proposes to rezone the subject property to permit the
development of two apartment blocks each containing six residential
Units. The proposed development would achieve a density of
approximately 50 dwelling units per net hectare. Driveway access to the
development woUld be provided from Finch Avenue.
Durham Reqional Official Plan
The subject lands are designated "Living Area'" in the Durham Regional
Official Plan. Lands within this designation are to be developed to:
· incorporate the widest possible variety of housing types, sizes and
tenure;
· provide living accommodations addressing various socio-
economic factors; and
· provide a compact form through higher densities and by
intensifying and redeveloping existing areas, particularly along
arterial . roads.
The proposed amendment conforms to the policies of the Durham
.Regional Official Plan.
"Service Ex~'~ltence
for ou/' Communities"
100% Post Consumer
R~,~'OR1 ~ PD.._dZ_/i~c.~<'
Page 2
Municipal Servicinq
Municipal water supply and sanitary sewer service are available to the
subject lands.
Transportation
A road widening along the Finch Avenue frontage will be required to
provide for a right-of-way width of 18 metres from centerline. Additional
comments respecting the proposed access will be provided upon the
submission of a detailed site plan.
Provincial Pian Review Responsibilities
The application has been screened in acCordance with the provincial
plan review responsibilities. The subject lands front onto Finch Avenue,
which is designated as a Type,B arterial road in the Durham Regional
Official Plan. A Noise Study should be completed to address the impact
of road noise on the proposed residential units..No further provincial
interests are affected by the proposal.
If you have any questions or require additional information, please call
me.
Yours truly,
Ray Davies, Planner
Plan Implementation
Current Operations Branch
cc. Pete Castellan, Durham Region Works Department
R:\rd~.onin g~pickedng a28-03.doc
ATTACHMENT#~ TO
REPOR~ # PD_ ~ /
VERIDIAN CONNECTIONS
DEVELOPMENT APPLICATION REVIEW
PROJECT NAME: Senn Regan Developments
~L;,U",iNING & DEVELOPMENT
OEPAF~TMF. NT
REF. NO.: A 26/03 SUBMISSION DATE: March 26.2004
11.
12.
Electric Service is availal>l¢ on the road allo~wance touclfing rlfis property.
Servicing will be from the north side of Finch Avenue,
The applicant must plrovidc accmmnodation on site for thc Corporation's transfomaer(s).
· outdoor padmount in a 5m X 6m clear area
A separate room(s) with outside access is required to aecommoda,e the Corpo~rafion's meters.
Individual m:tc.dng for each milt is requi,ed.
The Applicant must provide a concrete encased underground duet system from a supply point on d~e north
side of Finch Avenue to a trans£o~mer location on the property.
The Appli.cant must pay the Corporation's costs to supply and install undel:ground service cables along the
route of 5. above.
E~timared range of co~ts -To be determined.
The following standard fixed fee cost~ will apply (all figures are approximate):
Service Connection Fcc $130.00 per unit
The Applicant must make direct application to the Corporation m obtain ~pecific approval of the electrical
service arrangements and related work fo, this project Tl~e applicant is cautiom~'d that tende,~, contract~, or
work initiated p~ior to obtaining specific approval will be subiect to change.
A Servicing Agreement mus~ be signed with thc Corporation in order to obtain servicing for this site.
A Multi-Tenant Agreement must be on,e-ted ~to and may bc registered on tide as parr of the servicing
rccluircmcnts. Legal costs for r. his ,~l be cha~gcd to thc Apphcant,
All work 'fi:om th,- public road allowmce to the service entrance and the mptefir, g a~r~ngpmcmts must comply
with the Corporation's requirements and specifications.
The Applic~u[ will be ~equited to grant to thc Corporation a standard occupation easement, regismred on title,
for pmary access.
?R--22-2004 THU 10:53 tim Ffi× NO, P, 03
Page 2
'9~iLIDLAN CONNWCTIONS
DExv~--LOPMENT APPLICATION I:LE VIEW
13.
Prio~ to obtaLrfing a builcliug permit, the Applicant shall, by agreement, confirm acceptance of the terms and
condidmas of providing electrical ser~qc:,
14.
Where czanes or material handling equipment or workers must work in proximity ro existing overhead wires,
with the capability o£ cor~tact or con-mag wit\in the lJ. mits of app,:oath, the developez/builder shall pay ail cost~
for the tempo~arf relocation, bud-al, o~ protection of the w~res~ or other action deemed necessa~/by Vefidian to
provide for worker safe~? ~nd the secuv2ty of the electrical system,
15.
Landsca?iug, specifically trees, shrubs, and/or ofl~e.t should be reJocated away fr, ora the Cotpotation's
transformer to avoid interfe.rence with equipment access, Lopsided appearance of trees from trimming may
result.
16.
i7,
18,
W'gl nor attend uchcduled City of Pick:flag DART Meeting for, finis development.
Other:
· Further building der. ails a~e .required before final meter[ag and transformer requirements can be made,
Verid/an Connections has no objection to the proposed development. Please t:orwa~d a copy of first
submission dv/l dedgn .so that Yeridian Comaection~ may prepare an elee~cal design mad an Offer ro Semce,
19, All of the above conditions of service arc subject to Ontario Energy Boazd (OEP) appsoval.
Techn/cal Rep,esentative - Dave Bell
Telephone 427-9870 Ext, 3233
F;\Wonl Documun~a\gmqdi;n~\l(n~.qn0~:fin$ & Con~trucr. ion\Devd~lamenr. Appllaal'im~ gev,c~kP~:k~fin~\~d]04.\$ean R~,m Deve!opment~. 164:13 l~ind~ Av=,~uu. doe
Rev, Date: November 1, 1999