HomeMy WebLinkAboutInformation Report PD 03-13 cij Information Report to
w b ,- _� -- Planning & Development Committee
PICKERING
Report Number: 03-13
Date: February 4, 2013
From: Nilesh Surti, MCIP, RPP
Manager, Development Review & Urban Design
Subject: Revised — Draft Plan of Subdivision — SP-2012-01
Revised — Draft Plan of Condominium — CP-2012-02
Revised —Zoning By-law Amendment Application —A 3/12
2307038 Ontario Inc.
1803, 1807, 1811, 1817 and 1823 Fairport Road
1. Purpose of this Report
The purpose of this report is to provide preliminary information on the revised
applications for Draft Plan of Subdivision, Draft Plan of Condominium and Zoning
By-law Amendment submitted by 2307038 Ontario Inc., to permit a common
element condominium development consisting of 31 lots for detached dwellings
fronting onto a private road. This report contains general information on the
applicable Official Plan and other related policies, and identifies matters raised to
date.
This report is intended to assist members of the public and other interested
stakeholders to understand the proposal. Planning & Development Committee
will hear public delegations on the application, ask questions of clarification and
identify any planning matters. This report is to be received and no decision is to
be made at this time. Staff will bring forward a recommendation report for
consideration by the Planning & Development Committee upon completion of a
comprehensive evaluation of the proposal.
2. Property Location and Description
• the subject lands are comprised of 5 properties that are located on the east
side of Fairport Road, north of Goldenridge Road (see Location Map —
Attachment#1) and have a combined area of approximately 2.0 hectare in
area
• the proposal include the entirety of 1803, 1807, 1811 and 1817 Fairport Road
and the rear portion of 1823 Fairport Road
• detached dwellings presently exist on 1803, 1807, 1811 and 1817 Fairport
Road, which are proposed to be demolished
Information Report No. 03-13 Page 2
• surrounding land uses include:
north - detached dwellings on deep lots fronting onto the east side of
Fairport Road
south - detached dwellings fronting onto the east side of Fairport Road and
along Goldenridge Road
east - Dunbarton Creek and detached dwellings on deep lots fronting onto
the west side of Appleview Road
west - detached dwellings on a mixture of lot sizes on the west side of
Fairport Road
3. Applicant's Revised Proposal
• the applicant's original proposal, presented at the Planning & Development
Committee meeting on July 3, 2012, was to amend the zoning by-law to
implement a draft plan of subdivision and a common element condominium
for 13 detached dwellings having minimum lot frontages of 12.0 metres fronting
onto a private road (see Applicant's Original Site Plan —Attachment#2)
• the applicant obtained ownership of additional lands immediately to the north
and south of the original lands to be incorporated into the development site to
create a larger overall developable area (see Location Map —Attachment #1)
• subsequently, the applicant filed revised applications to incorporate the
additional lands and proposes a common element condominium consisting of
31 lots for detached dwellings fronting onto a private road (see Applicant's
Revised Site Plan —Attachment #3)
• the draft plan of subdivision proposes the creation of 3 separate blocks to
accommodate a 3.0 metre road widening block;a residential development
block and an open space conservation block (see Applicant's Revised Site
Plan —Attachment #3)
• access to all the proposed dwelling units is from the proposed private road,
instead of a public road, which will intersect Fairport Road at two access
points
• no dwelling units will be fronting onto Fairport Road
• the applicant has submitted revised applications for draft plan of subdivision,
draft plan of condominium, and zoning by-law amendment in support of the
proposal, all of which require another public information meeting
• the applicant will be required to submit a site plan application for the proposed
development at a later date if the applications are successful
4. Policy Framework
4.1 Durham Regional Official Plan
• the Regional Plan designates the subject lands as "Living Areas"
• the predominant use of lands in this designation is for housing
• the Plan also states that "Living Areas" shall be developed in compact form
through higher densities and by intensifying and redeveloping existing areas,
particularly along arterial roads
Information Report No. 03-13 Page 3
• the Plan designates the Dunbarton Creek Valley as "Key Natural Heritage,
and Hydrologic Features"
• within the "Key Natural Heritage and Hydrologic Features" designation,
development or site alternation is not permitted with exception of some
conservation/protection uses
• the applicant's proposal will be assessed against the policies and provisions
of the Durham Regional Official Plan
4.2 Pickering Official Plan
• the subject lands are within the Dunbarton Neighbourhood and are
designated "Urban Residential Areas — Low Density Areas" and "Open
Space Systems — Natural Areas" in the Official Plan
• permissible uses within the "Urban Residential Areas — Low Density Areas"
designation include among others, residential use, limited office and
commercial uses, and community, cultural and recreational uses
• permissible uses within the "Open Space Systems — Natural Areas"
designation include among others, conservation, environmental protection,
restoration, education, passive recreation and similar uses
• Low Density Areas permit a net residential density of up to and including
30 units per net hectare
• the proposed development would have a net residential density of 20 units
per net hectare
• Schedule II —Transportation Systems designates Fairport Road as a "Type C
Arterial Road", which typically requires a right of way width of 26 to 30 metres;
in front of the subject property, Fairport Road has a right of way of 20 metres,
and therefore, a 3.0 metre road widening is required
• Schedule III —Watershed Streams & Valleys designates the Dunbarton Creek
Valley on the subject property as Shorelines and Streams Corridors
• the application will be assessed against the policies and provisions of the
Pickering Official Plan during further processing of the application
4.3 Dunbarton Neighbourhood Development Guidelines
• the Dunbarton Neighbourhood Development & Design Guidelines require new
development to be compatible with the existing neighbourhood character
• the Dunbarton Neighbourhood Concept Plan indicates a concept road pattern
that includes new roads along the north limit of the property and along the
easterly edge of the subject property (see Attachment#4)
• the urban design objectives for the neighbourhood applicable to the subject
property are as follows:
• only detached dwellings are permitted on new internal road systems
• requires a minimum lot frontage of 12.0 metres
• maintain building setbacks consistent with recent subdivision standards
• encourage new roads to connect with existing streets to minimize dead ends
• establish natural buffer adjacent to the creek
• encourage continued renaturalization of the creek valley
Information Report No. 03-13 Page 4
• establish maximum dwelling height of 9.0 metres
• minimize garage projections
• discourage reverse frontage lots
• encourage preservation and planting of trees
4.4 Zoning By-law 3036
• the subject lands are currently zoned "R3" — Third Density Residential by
Zoning By-law 3036, as amended, which permits detached dwellings on lots
with a minimum lot frontage of 18.0 metres
• an amendment to the zoning by-law is required to facilitate the proposal
5. Comments Received
• the revised applications were circulated for comment on January 11, 2013
• the notice of public meeting was circulated to all property owners within the
150 metres radius of the subject lands on January 11, 2013
5.1 Resident Comments
Staff have not received any inquiries or comments from area residents with
respect to the revised proposal. However, at the July 3, 2012, Planning &
Development Committee meeting for the original proposal, residents expressed
concerns with respect to additional traffic, increase drainage, insufficient number
of visitor parking spaces and compatibility with existing neighbourhood.
5.2 Agency Comments
• none received in response to the revised circulation to date
5.3 City Departments Comments
• none received in response to the revised circulation to date
6. City Planning & Design Section Comments
The following matters have been identified by staff for further review and
consideration on the revised applications:
• ensuring that the proposed development is compatible with and sensitive to
the existing surrounding neighbourhood
• ensuring an appropriate lotting pattern, building design and landscaping,
including appropriate lot frontages and lot areas, building setbacks, tree
preservation, and the provision of adequate visitor parking
• ensuring that an appropriate buffer width from the top of bank to the proposed
development is provided for the protection of the Dunbarton Creek Valley
(see Applicant's Revised Site Plan —Attachment#3)
•
Information Report No. 03-13 Page 5
• investigate the potential for the renaturalization of the Dunbarton Creek Valley
and appropriate planting within the buffer
• consistency with the City's urban design objectives
• evaluate the appropriateness of a common element road rather than a public
road as shown in the Dunbarton Neighbourhood Development & Design
Guidelines — Neighbourhood Concept Plan (see Dunbarton Neighbourhood
Concept Plan —Attachment#4)-
• consider the need for the Dunbarton Neighbourhood Development & Design
Guidelines amendment, if the proposal is approved
• ensuring that the proposed development contains appropriate sustainable
development components
• ensuring the building components that abut Fairport Road have been
appropriately addressed with respect to design and setback
• ensuring that the proposed development layout does not impact the potential
for redevelopment of surrounding lands
• compliance of submitted studies/plans with City standards
• consider the need for noise attenuation fencing for lots flanking onto Fairport
Road
7. Information Received
Full scale copies of the revised plans and revised studies listed below are
available for viewing at the offices of the City of Pickering, City Development
Department:
• Revised Planning Rationale Report
• Revised Functional Servicing Study
• Revised Environmental Impact Study
• Revised Phase 1 Environmental Site Assessment
• Revised Noise Study
• Revised Lighting Study
• Revised Geotechnical Investigation
8. Procedural Information
8.1 General
• written comments regarding this proposal should be directed'to the City
Development Department
• oral comments may be made at the Public Information Meeting
• all comments received will be noted and used as input to a Planning Report
prepared by the City 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
Information Report No. 03-13 Page 6
9. Owner/Applicant Information
• the owner of the subject lands is 2307038 Ontario Inc., Craig Marshall
represents 2307038 Ontario Inc.
• the applications have been submitted by Brian Moss of Brian Moss and
Associated Ltd. on behalf of 2307038 Ontario Inc.
Attachments
1. Location Map
2. Applicant's Original Site Plan
3. Applicant's Revised Site Plan
4. Dunbarton Neighbourhood Development & Design Guidelines —
Neighbourhood Concept Plan
Prepared by:
6)A../ i _ts-
Mila Yeung Nilesh urti, MCIP, RPP
Planner II Manager, Development Review &
Urban Design
MY:Id
Attachments
Date of Report: January 18, 2013
Copy: Director, City Development
(Acting) Chief Planner
Attachment# I to
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APPLICANTS ORIGINAL SITE PLAN
2307038 ONTARIO INC.
SP-2012-01 &A 03/12 & CP-2012-02 `
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FULL SCALE COPIES OF THE APPLICANTS
SUBMITTED PLAN ARE AVAILABLE FOR HEWING AT
THE CITY OF PICKERING PLANNING&DEVELOPMENT DEPARTMENT,
THIS MAP WAS PRODUCED BY THE CITY OF PICKERING
PLANNING&DEVELOPMENT DEPARTMENT,
INFORMATION&SUPPORT SERHCES,
MAY 31, 2012.
Attachment# 3 to
Information Report#_ a3. 3
APPLICANT'S REVISED SITE PLAN
2307038 ONTARIO INC. .
SP-2012-01 &A 03/12 & CP-2012-02
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FULL SCALE COPIES OF THE APPLICANTS
SUBM/7 CD PLAN ARE AVAILABLE FOR VIEWING AT
THE C/7Y OF PICKERING PLANNING&DEVELOPMENT DEPARTMENT.
THIS MAP WAS PRODUCED BY THE CITY OF PICKERING
PLANNING&DEVELOPMENT DEPARTMENT,
INFORMATION&SUPPORT SERNCES,
DEC. 18, 2012.
•
Attachment# 4 to
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DUNBARTON NEIGHBOURHOOD DEVELOPMENT&DESIGN GUIDELINES-NEIGHBOURHOOD CONCEPT PLAN
— M01C...DESIGN PRECINCT ® PARK
El OPEN SPACE/WRAF(LANDS N
CONCEPTUAL ROAD PATTERN �.�I POTENTV�t.PARK EXPANSION •en.. WALKWAY _
(.w,.el N IvrW.a.mlG.ralan) PLANNING AND DEVELOPMENT DEPT.
02000
Note: The rood Pattern inuetrat.a on this Plan ie conceptual. Minor
madircaticne can occur without further amendment to this development plan