The URL can be used to link to this page

Home My WebLink AboutPD 15-12 city o,g = Report To Planning & Development Committee PICKERING Report Number: PD 15-12 3 2 Date: September 4; 2012 From: Neil Carroll Director, Planning & Development Subject: Request for Council's Permission to Develop Lands through Land Severance Highglen Homes 558-562 Rosebank Road (Part Lot 94, Plan 350, Part 3, Plan 40R-7465) City of Pickering Recommendation: That the request made by Highglen Homes, to permit the division of the subject lands being Part Lot 94, Plan 350, Part 3, Plan 40R-7465 (municipally known as 558-562 Rosebank Road) through land severance rather than by draft plan of subdivision, be approved. Executive Summary: Highglen Homes proposes to redevelop and sever the former "Fernie House" property into eight separate lots for detached dwellings (see Location Map and Applicant's Submitted Plan —Attachments #1 and #2). Highglen Homes is requesting authorization from Council to create a total of seven new lots through the land severance process, whereas the Pickering Official Plan generally limits the number of new lots that can be created by land severance to a maximum of three. The Pickering Official Plan requires that a property capable of being divided into more than three additional lots to be developed by a plan of subdivision, unless Council is satisfied that a subdivision plan is neither appropriate or necessary. Staff has reviewed the request and has concluded that a draft plan of subdivision is not required. The proposed lots would front on existing streets (Rosebank Road and Dahlia Crescent), and comply with the existing zoning requirements. No new roads are proposed, and all other matters can be dealt with through conditions of approval for the land severance applications. It is recommended that Council authorize the request to create the lots through the land severance process. • Report PD 15-12 September 4, 2012 Subject: Request for Council's Permission to Develop Lands through Land Severance Page 2 33 Financial Implications: No direct costs to the City are anticipated as a result of this authorization to develop by land severance. 1.0 Discussion: 1.1 The former "Fernie House" property is proposed for redevelopment The subject property is located south of Toynevale Road between Rosebank Road to its east, and Dahlia Crescent to its west (see Location Map —Attachment #1). The property has a frontage and area of approximately 61 metres and 0.4 of a hectare respectively. The property currently supports a building that operated as a group home, known as Fernie House. This building is intended to be demolished. Surrounding land uses include residential to the north, south and west, and the Rosebank Public School to the east. Highglen Homes has conditionally purchased the subject property with the intention of redeveloping it through land division to create a total of eight residential lots. Four lots are intended to front onto Rosebank Road, and the other four are intended to front onto Dahlia Crescent (see Applicant's Submitted Plan —Attachment #2). 1.2 The proposed lots comply with the existing "R4" zoning The applicant has submitted seven land division applications to the Region of Durham Land Division Committee (Land Division file numbers LD 076/12 to LD 082/12). The lots are proposed to have minimum frontages and areas of 15.2 metres and 520 square metres respectively. The existing "R4" zone permits a minimum lot frontage and lot area of 15.0 metres and 460 square metres respectively. The applicant's proposal complies with the existing zoning requirements. 1.3 Council's approval is required to permit the new lots to be created through land severance The Pickering Official Plan requires that land capable of being divided into more than three additional lots be developed by a draft plan of subdivision rather than through severance, except where it is demonstrated to Council's satisfaction that a subdivision plan is neither appropriate nor necessary. The subject property is capable of being divided into more than three additional lots. However, with the lots fronting onto existing roads, and municipal services already existing, only a development agreement is required to address remaining development matters. Report PD 15-12 September 4, 2012 Subject: Request for Council's Permission to Develop Lands 3 4 through Land Severance Page 3 Based on the above, the Planning & Development Department is satisfied that the proposed development is appropriate to be created through the land severance process. 1.4 Staffs comments on the land division applications will address the City's requirements The land severance applications were deferred by the Region of Durham Land Division Committee at staffs request on July 16, 2012, providing the opportunity for Council's consideration of this report. Should Council concur with the staff recommendation, staffs comments to the Region will include conditions addressing such matters as: • requirement for development agreement • right-of-way jog elimination/road widening/conveyance of Dahlia Crescent • installation of servicing connections • tree preservation (where practical) and enhancement • lot grading and drainage • cash-in-lieu of parkland dedication taken as if the property was being developed by draft plan of subdivision (five percent) • securities and insurance, and • authorization to proceed by land severance Attachments: 1. Location Map 2. Applicant's Submitted Plan Report PD 15-12 September 4, 2012 Subject: Request for Council's Permission to Develop Lands 3 5 through Land Severance Page 4 Prepared By: Approved/Endorsed By: Mu ' � _Ii EieiJC9a Ay a ood, MCI , RPP Neil Cary��r�1 , RPP r II Director, Planning & Development Catherine Rose, MCIP, RPP Manager, Policy AY:CR:jf Copy: Chief Administrative Officer Recommended for the consideration of Pickering Council "i i . 23 j 22:4Z Tony Prevedel, P.Eng. Chief Administrative Officer • ATTACHMENT#. I TO REPORT#PD /S-/a. RO PD 411 ' K\ GSI°\ a X01 w �\G��P� J...'''',/------ / GRPN\TE r / 1- Am 0 0! ....._._____..----- 4ir 7-Nt _z_ 0_\ O \, t O o 1 1< 2 I FRONTIER r • COL R- '1 1 . Q — Zi _ 2 ,U TOYNEVALE ROAD ••> I♦i •0 Z RICK w / II 0 ■ w — SUBJEC HULL IN PROPER I z •i':•i i••• II – •...• ■z COURTI ,,., Z %%%%%i• I .. > w MEMORIAL 112 ,c N ••i DRIVE CC Q 1▪O _ ,S CIRCLE It 0 o ,,, to --- 0 til < Tij rji . 0\14. Ili AM • .------..3 'M J CO ic O CO RT / .7( I _ H �� o MAITLAND DRIVE o Nora F- ,'` z�� z 'S T O.-id �- _ a ii, :- ! o ZI 111 I� 1 11 STAGHORN (� ROAD COWAN CIRCLE o LL- � 1 \V IT 7 i City of Pickering Planning & Development Department PROPERTY DESCRIPTION Plan 350, Pt. Lot 94,40R-7456,Part 3 OWNER Ferule House DATE June 18,2012 DRAWN BY JB FILE No. LD 076/12-LD 082/12 SCALE 1:5,000 CHECKED BY AY N ata Sources: Teranet Enterprise. Inc. and It. supplie Re.ervedht Note ae plan of tSurvall n of .ur„e,.. PN-1 '- 2012 MPAC and Its suppliers. All rrll ATTACHMENT#a`—TO REPORT#PD is-�a 3 7 Information Compiled from Applicant's Submitted Plan Request for Council's Permission by Land Severance Fernie House _ t 18 -- . ._.. - IE E '`in SEVERED 6 SEVERED N ZLci W 34.1m 34.1m I E SEVERED N SEVERED < N O U Q 34.1m J �_ SEVERED z SEVERED EXISTING J m r DWELLING • 34.1 m LLI O BE ----- CO J DEMOLISHED ' 0 I c., SEVERED c., • .—,-- �n ■ I �. `- _. u -- - .RETAINED, 1 34.1m SIB -- — I Required road widening to remove jog within the road allowance. This map was produced by The City Of Pickering Planning&Development Department, Planning Information Services Division Mapping And Design,June 21,2012.