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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