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HomeMy WebLinkAboutPD 11-11 cis, Report to Planning & Development Committee I KERIN Report Number: PD 11-11 Date: April 11; 2011 97 From: Neil Carroll Director, Planning & Development Subject: Zoning By-law Amendment Application A 8/10 P. Albanese 1448 Rougemount Drive Part of Lot 16, Plan 228 City of Pickering Recommendation: 1. That Report PD 11-11 of the Director, Planning & Development be received; 2. That Zoning By-law Amendment Application A 8/10 submitted by Pietro Albanese to amend the zoning of the subject property to an "R4" - Fourth Density Residential zone to permit the creation of two lots with minimum frontage of 15.0 metres on lands being Part of Lot 16, Plan 228, City of Pickering be approved; and 3. Further, that the draft zoning by-law to implement Zoning By-law Amendment Application A 8/10, as set out in Appendix I to Report PD 11-11, be forwarded to City Council for enactment. Executive Summary: The application proposes to amend the existing "R3" Residential zoning which requires a minimum lot frontage of 18.0 metres to an "R4" Residential zoning in order to facilitate a future severance application to create two residential lots with a minimum lot frontage of 15.0 metres on Rougemount Drive. The subject property currently supports a detached dwelling (see Location Map and Applicant's Submitted Plan, Attachments #1 & #2). The recommended zoning for this application will establish performance standards for the subject lands which will permit the development of two lots that are compatible with the surrounding neighbourhood and conform to the Pickering Official Plan. The proposed by-law contains requirements that will allow the development of one additional detached dwelling with appropriate performance standards to ensure compatibility of any future development. It is recommended that this application be approved and the draft by-law amendment be forwarded to Council for enactment. i Report PD 11-11 April 11, 2011 Suub* ct: Zoning By-law Amendment Application (A 8/10) Page 2 ' $ Financial Implications: No direct costs to the City are anticipated as a result of the proposed recommendation. Sustainability Implications: Staff's review of the application against the City's Draft Sustainable Development Guidelines resulted in a score below the Level 1 standard. Given the small scope of the application and the infill nature of the project, there is limited opportunity to achieve a Level 1. The proposed development will take advantage of the existing infrastructure and services within the City's urban area. The applicant intends to preserve and/or relocate existing vegetation on the property to the greatest extent possible, and to undertake remedial planting. Further opportunities exist for the builder to consider sustainable options in the construction process. 1.0 Background: The application proposes to amend the existing "R3" Residential zoning which requires a minimum lot frontage of 18.0 metres to an "R4" Residential zoning in order to facilitate a future severance application to create two residential lots with a minimum lot frontage of 15.0 metres on Rougemount Drive. The southerly portion of the subject property currently supports a detached dwelling, which is intended to remain. 2.0 Comments Received: Following the release of the Information Report, a letter was received from a neighbouring resident who expressed concerns with the character of the proposed dwelling, and potential decreased property values caused by the proposed development (see Attachment #5). 2.1 At the January 4 2011 Public Information Meeting (see text of Information Report and Meeting Minutes, Attachments #3 & #4) No members of the public spoke in respect to this application. 2.2 Following the Public Information Meeting No letters were submitted by the public in respect to this application. 2.3 Agency Comments Durham Region - there are no matters of provincial interest Planning Department applicable to this application - municipal water and sanitary sewer services are available to the subject property Report PD 11-11 April 11, 2011 Subject: Zoning By-law Amendment Application (A 8/10) Page 3 99 Durham Region - proposal does not present any significant Planning Department Durham Region Transit or transportation impacts (continued) (see Attachment #6) Engineering Services - extensive traffic calming measures are imposed Division on this section of'Rougemount Drive - heavy auto and pedestrian traffic from Elizabeth B. Phin Public School is anticipated during the morning and afternoon peak hours - the existing north driveway access intended to service the new lot is surrounded by dense vegetation which may be an issue of pedestrian safety; proper sight lines should be maintained (see Attachment #7) Veridian Connections - no objection 3.0 Discussion: 3.1 The proposed development is appropriate and compatible with existing development The proposed 15.0 metre lots are generally consistent with the development pattern along the northerly portion of Rougemount Drive. Lot frontages in the area range from approximately 15 metres to 38 metres (see Lot Frontages on Rougemount Drive - Attachment #8). Most of the 15 metre lots throughout the neighbourhood are either existing lots of record or have been created through land division and rezoning applications. Staff recommends that an "R4" Zone consistent with previously approved "R4" zones along Rougemount Drive be implemented. These zones contain performance standards that resulted from the Rougemount Drive North Study in 1988 including a minimum front yard depth of 15.0 metres, maximum dwelling height of 9.0 metres, accessory structure provisions and maximum garage projection of 2.0 metres (see Appendix 1). Notwithstanding these provisions, the existing variance for the existing dwelling on the southerly lot, which is to be retained, is recommended to be reflected in the zoning by-law. This variance recognizes a minimum front yard depth of 13.0 metres to the existing building and 12.0 metres to uncovered front steps. The applicant has requested a 1.2 metre north side yard width and a 1.8 metre south side yard width for the proposed northerly severed parcel, whereas the standard side yard width for "R4" zoning is 1.5 metres on both sides (where a garage is attached to the dwelling). The purpose of the enlarged southerly side yard width is to provide easier access into the rear yard. This request is not supported as a side yard width greater than 1.5 metres can be achieved through the appropriate design of the future dwelling without creating a new side yard standard for the "R4" zone. Report PD 11-11 April 11, 2011 I Subject: Zoning By-law Amendment Application (A 8/10) Page 4 100 With respect to the concern from a neighbouring resident about the new dwellings not fitting in with the character of the area, the proposed zoning provisions will ensure the building envelope of the new building on the northerly lot is consistent with neighbouring lots. Additional design elements, not regulated by the zoning by-law, can be included in the revised Architectural Design Statement. 3.2 All Development matters will be addressed during the Land Division Application process An acceptable Architectural Design Statement, a Tree Inventory & Preservation Plan, and Preliminary Grading Plan will be required at the Land Division stage. Any additional development matters will also be dealt with through the land division application process or through standard City procedures To address comments made by Engineering Services (see Attachment #7), it is recommended that any existing vegetation on the proposed northerly lot that negatively impacts proper sight lines and safe pedestrian movement be removed and opportunities for replacement elsewhere on the property be investigated. This matter will also be addressed through the Land Division Application process. 3.3 By-law to be forwarded to Council The draft zoning by-law attached as Appendix I to this report implements staff's recommendation to approve the zoning amendment application. It is recommended that the draft by-law be finalized and forwarded to Council. 4.0 Applicant's Comments The proper ty owner concurs with the recommendations of this Report. Appendix: Appendix I Draft I mplementing Zoning By-law Attachments: 1. Location Map 2. Applicant's Submitted Plan 3. Information Report 4. Public Meeting Minutes 5. Public Comments - Dan Raue 6. Agency Comments - Durham Region 7. City Department Comments - Engineering Services Division 8. Lot Frontages on Rougemount Drive Report PD 11-11 April 11, 2011 Subject: Zoning By-law Amendment Application (A 8/10) Page 5 101 Prepared By: Approved/Endorsed By: Ashley Ye tood!_'~ Neil Carr' , , RPP Planner I Director, P Wing & Development IhA W Marg Wouters, MCIP, RPP Manager, Development Review & Urban Design AY:jf Copy: Chief Administrative Officer Recommended for the consideration of Pickering C' Council x.22,201/ Tony Prevedel, P. Eng Chief Administrative Officer Appendix I to 1 0 2 Report PD 11-11 Draft Implementing Zoning By-law Amendment Application A 8/10 The Corporation of the City of Pickering 103 By-Law No. XXXX/11 Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended, to implement the Official Plan of the City of Pickering, Region of Durham in Part of Lot 16, Plan 228, in the City of Pickering. (A 8/10) Whereas the Council of The Corporation of the City of Pickering deems it desirable to rezone the subject property, being Part of Lot 16, Plan 228, in order to permit the creation of two lots for detached dwellings; And whereas an amendment to By-law 3036, as amended, is therefore deemed necessary; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: j 1. Schedule "I" Amendment Schedule "I" to By-law 3036 as amended by By-law 2912/88 is hereby amended by changing the current 'R3' zoning designation to 'R4' as shown on Schedule "I" attached hereto. 2. Text Amendment Section 10 - Residential Detached Dwelling Zone - R4 is hereby amended by adding the following subsection after subsection 10.3.6(i): .10.3.6(i)A Part of Lot 16, Plan 228 Despite the obstruction of yards requirement of 5.7(b) and front yard requirement of 10.3.6(i), the minimum front yard requirement to the southerly building existing at the time of the passing of the by-law shall be 13.0 metres and the existing uncovered platform attached to the southerly existing building may project a maximum of 1.0 metre into the front yard. 3. By-Law 3036 By-law 3036 is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as set out in Section 1 and 2 above. Definitions and subject matters not specifically dealt with in this By-law shall be governed by the relevant provisions of By-law 3036, as amended. Page 2 By-law No. XXXX/11 ff IF W AF 104 4. Effective Date 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 day of , 2011. A David Ryan, o . Debbie Shields, City Clerk ROUGEMOUNT DRIVE 05 I I I I _ I I - I I I I I I I I I L____=_ I I I I I I I I I I I I I I I I I I I I • I I i I I ~ I D I 131.1m z PART OF LOT 16, PLAN 228 0 cl) ~W R4 I ~ I ry I I I ------T ----------L-------- L SCHEDULE I TO BY-LAW PASSED THIS DAY OF 2011 MAYOR P, "Aj CLERK ATTACHMENT#.__ ~ ____TO 106 REPORT# PD..! > TWYN RIVERS DRIVE SHEPPARD AVENUE O ST MONICA S <O SEPARATE SCHOOL ° ARDSON STREET y Cy T G sy STREET EH N OUR 0 vo ° ELIZABETH a B. PHIN STOVER CRESCENT 0 PUBLIC w SCHOOL J Q ~ ° w Q FIDDLERS F 7 DRIVE ° TOMLINSON CRT O W c O51 a STREET A or z M z O ° w o DRIVE a o TT7 C) 0 09l ~~oo PETTICOAT C m O p RARY A v M UNI FY ROUGE HILL VALLEY GATE BROOKRIDGE GP~F O,n CHURCH /LF w OF THE a NAZARENE PO SO z ~O F 3:. 2 ~ K~NGS~ ON Q City of Pickering Planning & Development Department PROPERTY DESCRIPTION Part Lot 16, Plan 228 w OWNER P. Albanese DATE Nov 19, 2010 DRAWN BY JB FILE No. A08/10 SCALE 1:5,000 CHECKED BY AY N pier ee lrcE nterprises Inc. and its suppliers. All rrghln Reserved. Not p pleas of --ey. PN-5 2005 MPAC and Its suppliers. All rignls Reserved. Nol p plan p( Survey. ATTACHMENT#~TO EN REPORT# PQ- n~ d o cZ ROUGEMOUNT DRIVE 00 107 om f f~ I ~ U N (L P {I_: {SC} y ~E 111 ~ C ILLI ~I o. ~ 'yI ~ ~ Z sr m a Z ¢II O~ _ LJ J L ao~~ .Orel BfT . N N 4SIZI - lCMd C ( g W C z 'Q x E a zn 4. f 0 a v, , a_ a E w< f ~aa CL r o o: w ~4 g ti o ~E E c/); o OI 0 P'(~ I tip.*J1 I I T s I i. I • a. I $ I b I Ojai 5.Om ~'9b'0£ ~ M.OL,44.9TN nmwmmu ~3 TO R PORT#RD Information Report Report Number: 03-11 ' For Public Information Meeting of PICKERING Date: January 4, 2011 In Accordance with the Public Meeting Requirements of the Planning Act, R.S.O. 1990, chapter P.13 Subject: Zoning Amendment Application A 8/10 P. Albanese 1448 Rougemount Drive (Part of Lot 16, Plan 228) City of Pickering 1.0 Property Location and Description • the subject property is located on the west side of Rougemount Drive, north of Kingston Road (see Location Map - Attachment #1) • the property has a frontage of 30.5 metres, a depth of 137 metres and a total lot area of approximately 0.4 hectares • the property is currently occupied by a one-storey detached bungalow with a detached garage (see Applicant's Submitted Plan - Attachment #2) • to the north, south and east of the property are detached dwellings on lots with frontages ranging from approximately 15 metres to 30 metres; an elementary public school (Elizabeth B. Phin) abuts the property to the west 2.0 Applicant's Proposal the applicant is proposing to amend the existing zoning from an "R3" - Third Density Residential Zone to an "R4" - Fourth Density Residential Zone • the applicant is also proposing to amend the standard "R4" side yard setbacks from 1.5 metres on both sides to 1.2 metres on one side and 1.8 metres on the other • if the proposed zoning is approved, the applicant intends to file an application with the Region of Durham to sever the subject property into two lots with minimum lot frontages of 15.0 metres • a new detached dwelling is proposed to be constructed on the northerly lot, while the existing dwelling is proposed to be retained on the southerly lot 3.0 Official Plan and Zoning 3.1 Durham Regional Official Plan • the Regional Plan designates the subject lands "Living Areas" • these areas are intended to be predominantly used for housing purposes, and may include limited office, retail and personal service uses • the applicant's proposal appears to comply with the intent of the Regional Plan I ATTACHMENT# ~ TO Information Report No. 03-11 REPORT# PD_ //-/Z Page 2 9 3.2 Pickering Official Plan • the Pickering Official Plan designates the subject lands "Urban Residential - Low Density Areas" within the Rougemount Neighbourhood • permissible uses include residential uses, and limited office and retail uses serving the area • the applicant's proposal to create an additional lot will result in a net residential density of approximately 5 units per net hectare, which is within the density range (less than 30 units per net hectare) for "Low Density Areas" • the Rougemount Neighbourhood policies state that in established areas along Rougemount Drive, Council shall encourage and where possible require that new development be compatible with the character of existing development • Rougemount Drive is designated as a collector road which generally provides access to individual properties, local, collector and arterial roads 3.3 Zoning By-law 3036, as amended by By-law 2912/88 • the subject property is zoned "R3"- Third Density Residential Zone which permits a detached dwelling on a residential lot with a minimum lot frontage of 18.0 metres and a minimum lot area of 550 square metres the current zoning also contains specific performance standards (approved through By-law 2912/88) which came out of the Rougemount Drive North Study; the performance standards are intended to recognize and preserve the character of Rougemount Drive north of Kingston Road and relate to front yard setbacks, building height, and garage projections • an amendment to the existing zoning by-law is required to allow for the future severance of the subject property into two lots with minimum lot frontages of 15.0 metres, minimum lot areas of 460 square metres, and reduced side yard setbacks 4.0 Results of Circulation 4.1 Resident Comments • none received to date 4.2 Agency Comments • none received to date ATTACHMENT#-:2-TO Information Report No. 03-11 REPORU PD Z 1Z Page 3 1 4.3 Staff Comments • in reviewing the application to date, the following matters have been identified by staff for further review and consideration: • compatibility of the proposed 15.0 metre lots and revised side yard setbacks with the character of existing development. • regard for the performance standards of By-law 2912/88 • protection of existing vegetation on the future severed and retained parcels, as well as on adjoining properties • the impacts if any, on a proposed second driveway access onto Rougemount Drive 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 • any member of the public who wishes to reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law for this proposal • any member of the public who wishes to be notified of Council's decision regarding this proposal must request such in writing to the City Clerk 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 • in addition to the full scale copies of the Applicant's Submitted Plan, the following documents are available for viewing at the offices of the City of Pickering Planning & Development Department: • Site Grading Plan • Planning Rationale & Sustainability Report ATTACHMENT 3 Information Report No. 03-11 REPORT# PO Page 4 6.3 Company Principal • the owner of the subject property is Pietro Albanese • the authorized agent is Franco Lobozzo OJUGINAL SIGNED BY ORIGINAL. SIGNED BY Ashley Yearwood Marg Wouters, MCIP, RPP Planner I Manager, Development Review & Urban Design AY:Id Attachments Copy: Director, Planning & Development ATTACHMENT# -3 TO REPORT# PO Z-' 112 Appendix No. I to Information Report No. 03-11 Commenting Residents and Landowners (1) none received to date Commenting Agencies (1) none received to date Commenting City Departments (1) none received to date ATTACHMENT# ~ TO Excerpts from City o¢~ _ REPOW PD Planning & Development Committee Meeting Minutes PKIKE Tuesday', January 4, 2011113 7:30 pm - Council Chambers Chair: Councillor Ashe (II) Part`A' Information Reports Marg Wouters, Manager, Development Review & Urban Design gave an outline of the requirements for a Statutory Meeting under the Planning Act. She outlined the notification process procedures and also noted that if a person or public body does not make oral or written submissions to the City before the by-law is passed, that person or public body are not entitled to appeal the decision of City Council to the Ontario Municipal Board, and may not be entitled to be added as a party to the hearing unless, in the opinion of the Board, there are reasonable grounds to do so. 3. Zoning Amendment Application A 8/10 P. Albanese 1448 Rougemount Drive (Part of Lot 16, Plan 228) City of Pickerinq A public information meeting was held under the Planning Act, for the purpose of informing the public with respect to the above noted application. Ashley Yearwood, Planner I gave an overview of zoning amendment application A 8/10. Franco Lobozzo future owner of the proposed new dwelling to be constructed on the severed property appeared before the Committee on behalf of the applicant in support of the application and to answer any questions. A question and answer period ensued with additional information being requested on lot sizes in the neighbourhood and the intended siting of the new dwelling proposed for the severed property. No members of the public appeared in support or opposition to the application. i 1 ATTADHMENT# S --Td 14 REPORT# PD Z1 Z Yearwood, Ashley From: Dan [draue@sympatico.ca] Sent: December 24, 2010 11:34 AM To: Yearwood, Ashley Cc: Isabelle Subject: 1448 Rougemount Zoning Amendment Application - A 08/10 Ms. Yearwood - I wish to register an objection to the zoning amendment application re 1448 Rougemount. Subdividing the lot would create a lot size that is far below the average for this street; a street which is well known for its esthetic appeal. The current dwelling, which is still under construction, is situated at the edge of the lot which seems to suggest an almost devious intent to try and compel the city to divide the lot. The very long and narrow configuration of the house is more commercial than residential in its form and is dramatically at odds with the character of the neighborhood. To add a second one on a reduced size lot would be extremely offensive and could only serve'to reduce the appeal of the street. and the value of existing properties. Given the care and attention that existing residents have historically displayed in their renovation and building efforts, I hope that you will disallow the requested amendment. Respectfully, I would very much appreciate your response on this matter. Thank you in advance for considering my comments. Sincerely, Dan Raue 1459 Rougemount Drive 1 ATTACHMENT#___. TO REPORT# PO January 6, 2011 115 s Ashley Yearwood, Planner Planning & Development Department The Regional City of Pickering Municipality One The Esplanade of Durham Pickering, ON L1V 6K7 Planning Department Dear Mr. Yearwood: 605 ROSSLAND ROAD E 4T" FLOOR Po BOX 623 Re: Zoning Amendment Application A08/10 WHITBY ON LiN 6A3 Applicant: Pietro Albanese/Franco Lobozzo CANADA 905-668-7711 Location: 1448 Rougemount Drive Fax: 905-666-6208 Part Lot 16, Plan 228 Email: planning@durham.ca Municipality: City of Pickering www.durham.ca A.L. Georgieff, MCIP,.RPP The Regional Municipality of Durham (The Region) has reviewed the above Commissioner of Planning noted application and offers the following comments for your consideration. The purpose of this application is to amend the zoning by-law on the subject lands to permit the creation of two residential lots with a minimum lot frontage of 15.0 metres. The subject property is currently zoned 'R3' - Third Density Residential Zone. Regional Official Plan The subject property is designated 'Living Area' in the Durham Regional Official Plan (ROP). Living Areas are to be used predominantly for housing purposes. Provincial Interests and Delegated Review Responsibilities There are no matters of provincial plan interest applicable to this application. Regional Services Municipal water supply and sanitary sewer services are available to.the subject property. Any requirements of the Region concerning the provision of Regional services associated with the development of this property, financial and otherwise, will be addressed at the time of the Land Division application. I "Service Excellence fc- _ Communities" 100% Post Consumer ATTAcHmENT# _T0 REPORY# PD-~ . 11 Page 2 Durham Region Transit & Transportation The proposal does not present any significant Durham Region Transit or transportation impacts. Please contact David Perkins at 905.668.4113 ext. 2571 should you have any questions or require additional information. Yours tr ly, -9~U`-rvannitha Chanthavong, MCIP, RPP Planner . Current. Planning .dp cc: Regional Works Department -.Pete Castellan I Clty o~ ATTACHMENT# Tp 17 REM# PD / L / ICI I I PICKERING Memo To: Ashley Yearwood January 13, 2011 Planner I From: Dhaval Pandya Coordinator, Transportation Engineering Copy: Division Head, Engineering Services Division (Acting) Supervisor, Engineering & capital Works Subject: Zoning By-law Amendment Application A 08/10 & A09/10 1448 Rougemount Drive & 1975 Guild Road City of Pickering Please be advised that Transportation Engineering staff has reviewed the plans submitted by the proponents and conducted site visit of the proposed developments. Our comments related to the impacts of proposed driveway accesses for both applications include the following: • 1448 Rougemount. Drive: Rougemount Drive is a north-south two lane collector road with posted speed limit of 40 kmph. Extensive traffic calming measures are imposed on this section of the road. Additionally, proposed property is in the vicinity of the public school. Due to its close proximity to the school, heavy auto and pedestrian traffic is anticipated during morning and afternoon peak hours. The proposed 2nd (north) driveway access is surrounded by dense vegetation and therefore there may be an issue of pedestrian safety. Proper sight lines should always be maintained for the safe and efficient pedestrian movement. • 1975 Guild Road: Guild Road is a north-south two lane local road with posted speed limit of 40 kmph. The available traffic data suggest that the traffic volume on this section of the road is very low therefore proposed 2nd (South) driveway will not have significant impact on traffic safety and operation. Trusting that above is satisfactory, should you have any questions/concerns please do not hesitate to contact me. ATTACHMENT#- REPORT# PD 0 STREET < 10 y 15 t5 17 17 l5 38 21 21 15 15 29 34 STREET to ~I E N 30 30 30 ru OUR N N N o ELIZABETH a B. PHIN R .SCENT o-?' PUBLIC J SCHOOL ti Q o Q T w~ FIDDLERS SU JECT Q ~ IVE LL_ P E. C) TOMLINSON CRT. to cu cu O Q `l 11 N Q STREET !n Z ~ MM N Q N ^ Z ,O O N:~Eti J- I ~ I ~ ~ F__ LLJ DRIVE Q N N 0e N N Q l1 In Q O O ~ (7 OO M O E tv O U ru ROUGE HILL N ti LEY GATE BROOKRIDGE G m CHURCH LF N w City of Pickering Planning & Development Department LOT FRONTAGES ON ROUGEMOUNT DRIVE (in metres). OWNER P. Albanese DATE Nov 19, 2010 DRAWN BY .1B FILE No. A 08/10 SCALE NTS CHECKED BY AY eoTeronel oEnterpriaea In<. ontl its auppliera. All riphta Reserved. Not a plan o/ survey. PN-5 0 2005 M.AC and its su pliers. All ri hta Reaervetl. Not a Ian o/ Surve .