HomeMy WebLinkAboutPD 08-12
eih, 110 Report to
Planning & Development Committee
PICKERING Report Number: PD 08-12
4 Date: April 2, 2012
From: Neil Carroll
Director, Planning & Development
Subject: Zoning By-law Amendment Application A 16/11
Fonke Holdings Corporation
1565 Greenmount Street
(Block 76, Plan 40M-1512, Part 1, 40R-15611)
City of Pickering
Recommendation:
1. That Report PD 08-12 of the Director, Planning & Development be received;
2. That Zoning By-law Amendment Application A 16/11 submitted by Fonke
Holdings Inc. to permit residential uses on lands being Block 76, Plan 40M-1512,
Part 1, 40R-15611, City of Pickering be, approved; and
3. Further, that the draft zoning by-law to implement Zoning By-law Amendment
Application A16/11, as set out in Appendix 1. to Report PD 08-12, be finalized and
forwarded to City Council for enactment.
Executive Summary: The application proposes to amend the existing commercial
zoning on the subject lands to permit detached, semi-detached and/or townhouse
dwellings. The property is located at the southeast corner of Valley Farm Road and
Greenmount Street (see Location Map, Attachment #1). The individual lots are
intended to be created through the land severance process.
The proposed zoning is consistent with the Pickering Official Plan. If approved, the
applicant will be required to fulfill various conditions of land severance including
entering into a development agreement with the City to address various development
matters. The staff recommended zoning provides flexibility to enable the development of
3 detached dwellings, 4 semi-detached dwellings, or 4 townhouse dwellings (see Staff
Recommended Development Options, Attachment #2). The applicant's request to
allow detached dwellings on lots with 7.3 metres frontage is not supported (see
Applicant's Submitted Plan, Attachment #3).
It is recommended that this application be approved and the draft zoning by-law
amendment attached as Appendix I be finalized and forwarded to Council for
enactment.
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed recommendation.
Report PD 08-12 April 2, 2012
Subject: Fonke Holdings Corporation (A 16/11) Page 2
15
1.0 Background:
The subject property has a lot area of approximately 0.145 hectares with
frontage on Valley Farm Road and Greenmount Street (see Location Map,
Attachment #1). Surrounding uses include detached dwellings to the north and
south, townhouse dwellings to the east and open space to the west across
Valley Farm Road.
The property is currently vacant and was originally part of a larger commercial
block intended to be developed for local commercial uses. In 1993, the east
portion of the commercial block was rezoned and developed as a townhouse
development consisting of two blocks containing a total of 7 townhouse dwelling
units.
2.0 Comments Received:
2.1 At the September 6, 2011 Public Information Meeting
(see Meeting Minutes, Attachment #4)
No members of the public spoke with respect to this application.
2.2 Agency Comments
Durham Region Planning noise abatement measures and warning clauses
Department as per the applicant's submitted Environmental
Noise Impact Study shall be implemented through
a development agreement with the City of
Pickering
• sanitary sewer and water service connections are
available
• any service connections not utilized shall be
disconnected at the applicant's cost
• requirements for Regional servicing, financial or
otherwise associated with the development will be
addressed through a subsequent development
application as a condition of severance (see
Attachment #5)
Development Control the applicant will be required to enter into a
Division Development Agreement with the City to address
all development matters such as, but not limited
to offsite works, service connections, lot grading
and drainage, architectural control, and
associated financial matters
• a Construction Management Plan will be required
• no on-site works prior to approval of works is
permitted without a permit
Report PD 08-12 April 2, 2012
Subject: Fonke Holdings Corporation (A 16/11) Page 3
i
16 Development Control • a Geotechnical Report, grading and drainage
Division (continued) plan, and draft reference plan will be required
• the zoning by-law for this property should restrict
the amount of front yard hard surface (see
Attachment #6)
3.0 Discussion:
3.1 The proposed development with revisions recommended by Staff, is
consistent with both the Official Plan and the character of the street
The City's Official Plan designates the subject property as Urban Residential -
Low Density Area, which permits a maximum density of 30 units per net hectare.
A maximum of 4 lots may be created on the property within this density limit.
Staff recommends a zoning that provides flexibility to develop the land for
3 detached dwellings, 4 semi-detached dwellings, or 4 townhouse dwellings, with
minimum lot frontages of 9.0 metres, 7.0 metres, and 6.0 metres respectively
(see Staff Recommended Development Options, Attachment #2). This form of
development is consistent with the character of existing homes on Greenmount
Street. Single detached dwellings currently exist on the north side of
Greenmount Street on 12.0 metre frontage lots, and townhouses abut the
subject property to the east on 6.0 metre frontage lots.
The applicant's proposal to develop 4 detached dwellings on lots having 7.3 metre
frontage, with side yard widths of 0.47 and 0.91 metres is not consistent or
compatible with the surrounding area (see Applicant's Submitted Plan,
Attachment #3). Such reduced development standards provide very limited
design opportunity and would be out of character with existing development in
the immediate area.
The recommended draft zoning by-law also includes provisions restricting the
size of driveway widths in relation to lot frontage. This provision is intended to
limit the amount of hard surface vehicles can occupy on a property (see
Appendix I, Draft Zoning By-law).
The applicant has reviewed staff's development options and is aware of the
recommendation.
3.2 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 pertaining to the conversion of an existing commercial
property for residential uses only, there is limited opportunity to achieve Level 1.
The proposed development has the potential to be developed at the high end of
the permitted density range and will utilize existing services along Greenmount
Street.
Report PD 08-12 April 2, 2012
Subject: Fonke Holdings Corporation (A 16/11) Page 4
17
Further opportunities exist for the applicant to implement additional sustainable
options through future building permit and development processes.
3.3 All development matters will be addressed through the Land Division
application process
Through the land division process the owner will be required to enter into a
Development Agreement with the City to address offsite works, lot grading and
service connections. The owner will also be required to repeal the existing Site
Plan Agreement and amend both the existing Subdivision and Development
Agreements to reflect an increase in dwelling units over that initially anticipated
for Plan of Subdivision 40M-1512.
Additional development matters such as, but not limited to, a construction
management plan, noise attenuation, a revised architectural design statement,
cost sharing and a geotechnical report.will also be dealt with through the land
division application process or through standard City procedures.
3.4 By-law to be forwarded to Council
The lands are currently zoned "C4-4 - General Commercial". The draft zoning
by-law attached as Appendix I to this report replaces the "C44' zone with'a
"S-SD-SA-4" residential zone which permits up to 3 detached dwellings, or
4 semi-detached or townhouse dwellings.
It is recommended that the draft by-law be finalized and forwarded to Council.
4.0 Applicant's Comments
The applicant is aware of the recommendations of this report.
Appendix:
Appendix I Draft Implementing Zoning By-law
Attachments:
1. Location Map
2. Staff Recommended Development Options
3. Applicant's Submitted Plan
4. Public Meeting Minutes
5. Agency Comments - Durham Region
6. City Department Comments - Development Control Division
i
Report PD 08-12 April 2, 2012
Subject: Fonke Holdings Corporation (A 16/11) Page 5
Prepared By: Approved/Endorsed By:
Ashley Ye od, MCIP, PP Neil Carr CIP, RPP
nne Director, Planning & Development
c}~10
Ross Pym, MCI O/, RPP
Principal Planner - Development Review
AY:ld
Recommended for the consideration
of Pickering City Cou cil
cr.L . Z-0 Zo12,
Tony Prevedel, P.Eng.
Chief Administrative Officer
Appendix I to _
Report PD 08-12
19
Draft Implementing Zoning By-law
Amendment Application A 16/11
20
The Corporation of t ity of Pickering
B I 00. XXXX/12
Being a By-law to amend Restricted Area (Zoning) By-law 3036, as
amended by Zoning By-law 4377/94, to implement the Official Plan of the
City of Pickering District Planning Area, Region of Durham in Block 76,
Plan 40M-1512, Part 1, Plan 40R-15611, in the City of Pickering (A 16/11).
Whereas the Council of The Corporation of the City of Pickering deems it desirable to
permit the development on the subject lands,, being Block 76, Plan 40M-1512, Part 1,
Plan 40R-15611 in the City of Pickering;
And whereas an amendment to By-law 3036 as amended by Zoning By-law 4377/94, 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 4377/94 is hereby amended by changing the current "C44'
zoning designation to "S-SD-SA-4" as shown on Schedule "I" attached hereto.
2. Text Amendment
2.1 Section 4. Definitions of By-law 4377/94, is hereby amended by renumbering
and re-alphabetizing this subsection in order to delete the following definitions:
(1) Business Office
(2) Dry-Cleaning Establishment - Type B
(5) Laundromat
(7) Neighbourhood Store
(8) Personal Service Shop
(10) Professional Office
and add the following definitions:
(1) (a) "Dwelling, Single or Single Detached or Detached Dwelling" shall
mean a dwelling containing one dwelling unit and uses accessory
thereto which is freestanding from other main structures;
By-law No. XXXX/12 Page 2
A
Z1
"Dwelling, Semi-Detached or Semi-Detached Dwelling" shall mean
one of a pair of detached dwellings, such dwellings being attached
above grade by a common wall which extends from the base of the
foundation to the roof line and for a horizontal distance of not less
than 6.0 metres;
2.2 Clause 5(1) is hereby repealed and replaced with the following clause:
5. Provisions
(1) (a) Uses Permitted ("S-SD-SA-4" Zone)
No person shall within the lands designated ("S-SD-SA-4) on
Schedule "I" attached hereto, use any lot or erect, alter or use
any building or structure for any purpose except the following:
(i) detached dwelling;
(ii) semi-detached dwelling;
(iii) single=attached dwelling;
(b) Zone Requirements ("S-SD-SA-4" Zone)
No person shall within the lands designated "S-SD-SA-4" on
Schedule "I" attached hereto use any lot or erect, alter or use
any building except in accordance with the following provisions:
(i) Lot Area (minimum)
A detached dwellings 400 square metres
B semi-detached dwellings 320 square metres
C single attached dwellings 270 square metres
(ii) Lot Frontage (minimum)
A detached dwellings 9.0 metres
B semi-detached dwellings 7.0 metres
C single attached dwellings 6.0 metres
(iii) Front Yard Depth. 4.5 metres (minimum)
7.5 metres (maximum)
(iv) Interior Side Yard. Width (minimum)
A detached dwellings 1.2 metres on one side,
0.6 metres on the other side
Page 3
By-law No. XXXX/12
22 B semi-detached dwellings
1.2 metres except that:
(1) where dwellings on abutting lots share a common
wall, no interior side yard shall be required adjacent
to that wall on either lot;
(II) where dwellings on abutting lots share a common
wall and one of those dwellings has an extension, if
that common wall extends along the common
interior side lot line, no interior side yard shall be
required adjacent to the extension of that wall on the
lot upon which that dwelling is located;
(III) where dwellings on abutting lots share a common wall
and one of those dwellings has an extension of that
common wall that does not extend along the common
interior side lot line, the following shall apply:
minimum of 0.6 metre interior side yard shall be
provided adjacent to the extension of that wall on the
lot upon which that dwelling is located;
C single attached dwellings
1.8 metres except that:
(1) where dwellings on abutting lots share a common
wall, no interior side yard shall be required adjacent
to that wall on either lot;
(11) where dwellings on abutting lots share a common
wall and one of those dwellings has an extension, if
that common wall extends along the common
interior side lot line, no interior side yard shall be
required adjacent to the extension of that wall on the
lot upon which that dwelling is located;
(III) where dwellings on abutting lots share a common wall
and one of those dwellings has an extension of that
common wall that does not extend along the common
interior side lot line, the following shall apply:
minimum 1.2 metre interior side yard shall be
provided adjacent to the extension of that wall on
the lot upon which that dwelling is located if an
abutting side yard is not provided on the other lot or;
By-law No. XXXX/12 Page 4
23
PT minimum of 0.6 metre interior side yard shall be
RA provided adjacent to the extension of that wall on the
lot upon which that dwelling is located if an abutting
interior side yard is provided on the other lot;
(v) Flankage Side Yard Width (minimum) 2.4 metres
(vi) Rear Yard Depth (minimum) 7.5 metres
(vii) Building Height (maximum) 9.0 metres
(viii) Driveway Width (maximum)
A detached dwellings 55 percent
of the lot frontage
B semi-detached dwellings 50 percent
of the lot frontage
C single attached dwellings 50 percent
of the lot frontage
(ix) Parking Requirements (minimum)
two parking spaces per dwelling unit, with a minimum of
one parking space provided within an attached garage
and the other parking space in a driveway;
(x) Garage Requirements (minimum)
A one private garage with a single car garage door per
lot and if attached to the main building, the vehicular
entrance of which shall be located not less than 6.0
metres from any side lot line immediately adjoining a
street or abutting on a reserve on the opposite side of
which is a street;
B no part of any attached garage, whether or not such
garage has a second storey, shall extend more than
2.0 metres beyond the wall containing the main
entrance to the dwelling unit;
C where the main entrance to the dwelling unit fronts a
flankage side yard, no part of any attached garage,
whether or not such garage has a second storey, shall
extend more than 2.0 metres beyond the wall
containing the footprint of the dwelling unit;
By-law No. XXXX/12 Page 5
24
(xi) Garage Parking Size (minimum)
each parking space within a private garage shall have a
minimum width of 2.9 metres and a minimum depth of
6.0 metres provided, however, that the width may include
one interior step and the depth may include two interior
steps;
(xii) Special Regulations
A no more than 4 dwelling units shall be permitted within
the area designated as "S-SD-SA-4" on Schedule "I"
attached hereto;
B the horizontal distance between buildings on adjacent
lots shall not be less than 1.8 metres;
C despite Section 5.18(e) of Zoning By-law 3036, the
total lot coverage of all accessory buildings shall not
exceed 20 square metres;
3. By-law 3036
By-law 3036 as amended by By-law 4377/94 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.
4. Effective Date
This By-law shall come into force in-accordance with the provisions of the
Planning Act.
By-law read a first, second, and third time and finally passed thi ay of XXXXX,
2012.
OKI,
David Ryan, Mayor
ORA
Debbie Shields, City Clerk
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City of Pickering Planning & Development Department
PROPERTY DESCRIPTION Block 76, Plan 40M-1512, Plan 40R-15611, Part 1 07\
OWNER Fonke Holdings Corporation DATE Oct. 27, 2011 DRAWN BY JB
FILE No. A 16/11 SCALE 1:5,000 CHECKED BY AY H
a a ourees:
T-not Enterprise. Inc. d its eupplNA=' right, Reserved. Not a plan of eurve,.. PN-13
2003 MPAO and its su Iiers. All ri ht, rved. Not a Ian of Surva .
STAFF RECOMMENDEDATTACHMENT# a To
DEVELOPMENT OPTIONS 27
A16/1 1 GREENMOUNT STREET
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DETACHED DWELLINGS - 3 LOTS iiF
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SEMI-DETACHED DWELLINGS - 4 LOTS L
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GREENMOUNT STREET
6.0mw 6.0m Mln -Mn 6.Om MN
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SINGLE ATTACHED (TOWNHOMES) cc
DWELLINGS - 4 LOTS w
6.0m Minimum Frontage
Prepared by the City of Pickering Planning & Development Department - March 14, 2012
ATTACHMENT # TO
2 8 REPORT # PD /a
Information Compiled from Applicant's Submitted Plan -
Fonke Holdings Corporation
A 16/11
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ATTACHMENT #~TO
REPORT # PD 0 _/9 . Excerpts from
C-itq Joint Planning & Development and ` 9
Executive Committee
PI Meeting Minutes
Monday, December 5, 2011
7:30 pm - Council Chambers
Chair: Councillor Ashe
(II) Part `A' - Information Reports
1. Zoning Amendment Application A 16/11
Fonke Holdings Corporation
1565 Greenmount Street
(Part of Block 76, Plan 40M-1512) City of Pickering
A public information meeting was held under the Planning Act, for the purpose of
informing the public with respect to the above noted application.
Ashely Yearwood, Planner I, provided an overview of zoning by-law amendment
application A 16/11.
Jonathan Benczkowski, Sol-Arch. Limited, appeared before the Committee on behalf
of the applicant in support of the application. He stated the proposed amendment to
replace the commercial zone with residential resulted from a lack of market for
commercial zone in this area at the present time.
No members of the public spoke in support or opposition to the application.
1
_ a
ATTACHMENT # 5 TO
30 REPORT # PD 08- is
November 21, 2011
Ashley Yearwood
Planner 1
Planning & Development Department RECEIVED
City of Pickering
Lei 0 One The Esplanade
Pickering, ON L1V 6K7 NOV 2 2011
CITY OF PICKERING
PLANNING & DEVELOPMENT
Dear Mr. Yearwood DEPARTMENT
The Regional
Municipality
of Durham Re: Zoning Amendment Application A 16/11
Planning and Economic Applicant: Fonke Holdings Corporation.
Development Department Location: 1565 Greenmount Street
Planning . Division Block 75, Plan 40M-1512, Plan 40R-15611
Municipality: City of Pickering
605 ROSSLAND RD. E.
14TH FLOOR The Region has reviewed the above noted application and offers the
'O BOX 623
WHITBY ON L1N 6A3 following comments for your consideration.
CANADA
905-668-7711
1-800-372-1102 The purpose of this application is to rezone the property to permit four
Fax: 905-666-6208 detached dwellings.
Email: plan ning@durham.ca
www.durham.ca Regional. Official Plan
A.L. Georgieff, MCIP, RPP .
Commissioner of Planning The lands subject to this application is designated „Living Areas„ In the
and Economic Development Durham Regional Official Plan (ROP). Living Areas shall be used
predominately for housing purposes. This proposal adds additional
residential units within an. existing residential area and is permitted within
the Living Areas designation of the ROP.
Provincial Policies & Delegated Review Responsibilities
This application has been screened in accordance with the terms of the
provincial plan review responsibilities.
Growth Plan for the Greater Golden Horseshoe (GPGGH)
The subject lands are within the "Built-up Area" of the GPGGH. The
GPGGH includes policies to direct development to settlement areas, and
provides direction for intensification targets within the Built-up Area. This
application generally conforms to the GPGGH.
Potential Site Contamination
A signed site screening questionnaire has been submitted as part of the
application indicating no potential for site contamination.
"SeAce Ezceiience
for our 60"M-M-Uhities" 1
a 100% Post Consumer
ATTACHMENT # S TO 3 1
REPORI # PD 00-1a
Potential Noise Impacts
The subject lands are located adjacent to Valley Farm Road, a Type 'C'
arterial roadway. In support of the application the applicant has submitted an
Environmental Noise Impact Study, dated October 6,- 2011, by D.G. Biddle_&
Associates. The noise abatement measures and warning clauses as
identified in the study shall be implemented through a site plan / development
agreement with the City of Pickering.
Regional Servicing
Sanitary sewer connections and water service connections were installed in
2003 for this property. Any connections that will not be utilized shall be .
disconnected with the full cost being borne by the applicant. Any
requirements of the Region of Durham associated with the development of
this property concerning the provision of Regional services, financial or
otherwise, will be addressed at the time of a subsequent development
application.
Please do not hesitate to contact the undersigned should you have any
questions or comments.
Yours truly,
Brad Anderson, MCIP, RPP
Planner
cc: Regional Works Department - Pete Castellan
Durham Region Transit Department - Martin Ward
2
Z n . , ATTACHMENT # 6 TO
32-- REPORT # PQ
PICKERNG
Memo
To: Ashley Yearwood
Planner I November 28, 2011
From: Robert Starr
Manager, Development Control
Copy: Coordinator, Development Approvals
Subject: Zoning By-law Amendment Application A16/11
Fonk
e Holdings Corporation
1565 Greenmount Street
(Block 76, Plan 40M-1512, Part 1, Plan 40R-15611)
City of Pickering
We have reviewed the documents submitted in support of the Zoning B -law Ame
Application and provide the following comments: y ndment
General Comments .
1. The applicant will be required to enter into a Development Agreement with the City to
address any offsite works, service connections, road restoration, driveway aprons,
boulevard trees, lot grading and drainage, boulevard works, utility installation and/or
relocation, security, insurance, cost sharing, etc.
2. A Construction Management Plan will be required, that addresses such items as road
cleaning, mud/dust control, sedimentation and erosion control, hours of work, vehicle
parking, equipment and material storage, a spill response plan, etc.
3. The City of Pickering's Fill & Topsoil By-law prohibits soil disturbance removal
importation to the site unless a permit has been issued. No on-site works prior to a o a
r
of works is permitted without a permit. A copy of the By-law and Permit Application is
l
attached and should be forwarded to the applicant.
4. A Geotechnical Report will be required. The report should comment on the permeability
existing soils as it relates to any proposed infiltration measures for stormw ter
management.
5. A grading and drainage plan will be required which indicates that redevelo ment of
can be completed without adversely affecting the nei hbourin p the site
9 g properties.
6. A Draft 40R Plan will be required to be submitted to the City for approval.
ATTACHMENT#_ TO
REPORT # PQ 7J
7. An Erosion & Sediment Control Plan which clearly shows how the applicant will ensure that
no silt will leave the site. The. Erosion & Sediment Control Guidelines for Urban
Construction should be consulted when preparing this plan.
8. The proposed zoning of this property should restrict the amount of front yard hard surface.
'I
. i
Fonke Holdings Corporation Page 2
Zoning By-law Amendment Application A16/11