HomeMy WebLinkAboutInformation Report PD 04-13 ��t�, �� Information Report to
'�' Planning & Development Committee
� �
PICKERING
Report Number: 04-13
Date: April 8, 2013
' From: Nilesh Surti, MCIP, RPP
Manager, Development Review & Urban Design
Subject: Draft Plan of Subdivision SP-2013-01
Zoning By-law Amendment A 2/13
Orchard Ridge (Pickering) G.P. Inc.
560 Park Crescent
1. Purpose of this Report
Applications for draft plan of subdivision and zoning by-law amendment have
been submitted by Orchard Ridge (Pickering) G.P. Inc. to permit a future ,
residential development consisting of 51 lots and a block containing an existing �
heritage house on lands municipally known as 560 Park Crescent. This report
contains general information on the applicable Official Plan and other related
policies, and identifies matters for review 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 applications, ask questions of clarification and
identify any planning issues. This report is for information and no decisions on
these applications are being 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 property is located on the west side of Park Crescent, north of
Cliffview Road and south of Sandcastle Court (see Location Map —
Attachment#1); the property is approximately 4.9 hectares in size
• established low density residential development consisting of detached
dwellings surround the subject lands
• there is an existing hedgerow of mature trees along the west property line of
the site, and clusters of trees surrounding the proposed block for the heritage
home, and along Park Crescent '�
• there is a substantial downward change in grade on the subject property from
the west to the east towards Park Crescent with a small area in the southwest
corner sloping towards the existing residential properties on Cliffview Road
Information Report No. 04-13 ' Page 2
3. Applicant's Proposal
• the draft plan of subdivision proposes 51 new lots for detached dwellings, a
0.26 hectare block containing the Nesbit-Newman heritage house and a
0.56 hectare open space block to be combined with Lookout Point Park
(see Draft Plan of Subdivision —Attachment#2)
• Cliffview Road is proposed to be extended north to intersect with
Park Crescent �
• a pedestrian walkway is proposed through the open space block providing a
connection from Downland Drive to Cliffview Road extension
• the applicant is proposing the following lot frontages and lot areas:
Proposed Lots fronting Proposed Lots fronting the
Park Crescent extension of Cliffview Road
Lot Frontage 14.3 metres — 18.45 metres 14.3 metres — 17.7 metres
Lot Area 620 square metres — 480 square metres —
1132 s uare metres 715 s uare metres
• the applicant is proposing to eliminate the following roads, as shown on the
West Shore Neighbourhood Plan within the City's Official Plan (see Official
Plan Excerpt—Attachment #3):
• the extension of Surf Avenue to Cliffview Road — due to the location of the
Nesbit-Newman house, and
• the extension of Downland Drive to Cliffview Road — due to the change in
grade from the west to the east of the property
• the applicant is also proposing a model home/sales office at 525 Park Grescent
(see Location Map—Attachment#1) �
4. Nesbit-Newman Residence �
• Council authorized the City Clerk to begin procedures to have the
Nesbit-Newman house, municipally known as 560 Park Crescent, designated .
under Part IV, of the Ontario Heritage Act to protect the heritage house on the
property -
• Council passed a resolution on April 20, 2012 that any lot established through
a future development process to accommodate the Nesbit-Newman house be
configured so as to distinguish the home within the neighbourhood and
provide a reasonable property boundary to retain the heritage context, being
approximately 135 feet in frontage (41.15 metres) on Park Crescent and
140 feet (42.67 metres) in depth
• the proposed draft plan provides a dedicated block for the purpose of preserving
the house with a lot frontage of 41.3 metres and a depth of 65.5 metres
• the Notice of Intent to Designate the Nesbit-Newman house was advertised in
the News Advertiser on May 2, 2012 ,
• the applicant will be proceeding with the designation of the Nesbit-Newman
house
Information Report No. 04-13 Page 3
5. Policy Framework
5.1 Durham Regional Official Plan
• the Regional Plan designates the subject property as "Living Area" and shall
be used predominantly for housing and related uses
• the�plan states that "Living Areas" shall be developed in compact form
through higher density and by intensifying and redeveloping existing areas
• the plan seeks to preserve and foster the attributes of communities and the
historic and cultural heritage of the Region and encourages the conservation,
protection and enhancement of Durham's built and cultural heritage resources
• portions of the subject lands are identified as containing a "Key Natural
Heritage Feature" requiring that any proposal for development or site
alteration shall demonstrate that there will be no negative effects on key
natural heritage features or their functions
• the applicant's proposal appears to comply with the policies and provisions of
the Durham Regional Official Plan
5.2 Pickering Official Plan
• the subject lands are within the West Shore Neighbourhood and are
designated "Urban Residential — Low Density Areas", which provides for
housing and related uses and activities
• the Official Plan states that in establishing performance standards regard
shall be had for protecting and enhancing the character of established I
neighbourhoods by considering matters such as building height, yard I
setbacks, lot coverage, access to sunlight, parking provisions and traffic
implications
• Low Density Areas permit a density of up to 30 units per net hectare; the '
proposal for 51 residential lots and the heritage block would have a net
residential density of approximately 10 units per net hectare
• with regard to the density provision, where neighbourhood character and/or
environmental constraints warrant, net residential densities should be
restricted to less than the maximums
• the cultural heritage objectives of the City include ensuring development,
infrastructure, capital works and other private and public projects conserve,
. protect and enhance important cultural heritage resources
• the proposal complies with the Pickering Official Plan; details of the �
applications will be assessed against the policies and provisions of the Official
Plan during further processing of the applications
5.3 Zoning By-law 2511
• the property is currently zoned "R3" —Third Density Zone under Restricted
Area Zoning By-law 2511, as amended, which permits a detached dwelling
with a minimum lot frontage of 18.0 metres and a minimum lot area of
550 square metres
Information Report No. 04-13 Page 4
• the applicant has requested a Residential Zone category be applied to the �
subject lands to permit the residential development which allows site specific
� amendments related to lot frontage, lot area, front yard setback, side yard
setback, exterior side yard setback and lot coverage
• an amendment to the zoning by-law is required to implement the applicant's
proposal to develop the subject land for a plan of subdivision
6. Comments Received
6.1 Resident Comments
• written comments have been received by an area resident and the Fairport
Beach Neighbourhood Associations. Some of the key concerns that have
been identified by the community include the following:
• concerns regarding traffic impacts from 51 new homes, particularly along
Park Crescent, Cliffview Road and Hillview Crescent '
• concerns regarding the detetion of the Downland Drive extension to Park
Crescent as it will disconnect the residents to the west from the waterfront
• minimize the level of urbanization and not have sidewalks and keep the
existing ditches .
• give consideration to the installation of underground electric and other
utility cables along Park Crescent and Cliffview Road
� • ensure preservation of existing mature trees
• handling of stormwater from the new development
� • ensure proposed buildings are compatible with the height of existing
residences
• ensure the proposed pedestrian pathway through the open space block
connection between Downland Street to Cliffview Road extension is "
accessible, adequate lighting is provided and maintenance is provided
through the winter months
_ • designation of the Nesbit-Newman House
6.2 Agency Comments
• none received in response to the circulation to date
6.3 City Departments Comments
• to date the following comments have been received from internal departments:
Engineering & . no concerns related to proposed road alignment
Public Works . concerns�related to pedestrian connectivity
between the proposed development and
� Downland Drive, requesting a hold be placed on
Lot 9 until grading details on the proposed path
and conformity to City Accessibility Standards
have been confirmed
• comments pertaining to suitable side yard
setbacks to reduce impact on adjacent homes
Information Report No. 04-13 Page 5
• fencing will need to be provided within the site
• Functional Grading Plan will need to be reviewed
as some of the proposed slopes will not be
permitted
• driveway sitings and size will need to be reviewed
for garage access
• utility placements need to be accommodated
• submit a construction management plan outlining
details with respect to erosion and sedimentation
controls during all phases of construction, parking
of vehicles and the storage of construction and
building materials during the construction period,
mud and dust control on all roads within and
adjacent to the site, installation of construction
fencing and construction access
Landscape . the tree preservation plan will need to be reviewed
Comments in conjunction with the functional grading plan
• the City will require compensation for the loss of
trees on this site through financial contributions for
off-site restoration plantings
Traffic • no comments at this time
Heritage Advisory . the proposed heritage lot configuration
Committee (41.3 metres frontage and 65.5 metres depth)
meets the Committee's and Council's
recommendations
• other matters identified by the Committee with
respect to the proposed draft plan and rezoning
, application include:
• provide appropriate zoning for the heritage lot
• provide appropriate setbacks, massing for lots �
adjacent to the heritage lot
• encourage rear yard garages and shared
' driveways along Park Crescent
• ensure that the architectural design and
elevations of dwellings adjacent to the
heritage lot and fronting Park Crescent are
compatible
• encourage the retention of the stonewall along
the street line and stone pillars at the existing
driveway entrance
• encourage the protection of existing vegetation
on the heritage lot and surroundings,
specifically the butternut trees
Information Report No. 04-13 Page 6
7. Planning & Design Section Comments
, The following matters have been identified by staff for further review and
consideration:
• ensuring that the proposed development is compatible with the character of '
the existing surrounding neighbourhood
• ensuring the proposal addresses appropriate lotting pattern, yard setbacks,
building height, lot coverage, and lot frontage and area
• assessing the merit in the deletion of the Downland Drive extension to
Cliffview Road
• assessing the size and configuration of the heritage block containing the
Nesbit-Newman house to ensure appropriate driveway access, servicing,
grading and tree protection
• ensuring the protection of as many existing trees on the site as possible
• ensuring that the proposed development contains appropriate sustainable
� _ development components
• ensuring that required technical submissions and reports meet City standards �
• ensuring consistency with the City's urban design objectives
• the City Development Department will conclude its position on the
� applications after it has received and assessed comments from the circulated
department, agencies and public
8. Information Received
Full scale copies of the plans and studies listed below are available for viewing at
the offices of the City of Pickering, City Development Departmerit:
• Planning Justification and Sustainable Development Report
• Archaeological Assessment
• Functional Servicing and Stormwater Management Report
• Scoped Environmental Impact Report
• Phase One Environmental Site Assessment
• Tree/Vegetation Inventory �
• Tree Preservation Plan
9. Procedurallnformation
9.1 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 re.ceived will be noted and used as input to a Planning Report
prepared by the City Development Department for a subsequent meeting of
the Planning & Development Committee of Council
Information Report No. 04-13 Page 7
• 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 CounciPs decision
regarding this proposal must request such in writing to the City Clerk
10. Owner/Applicant Information
• the owner of the subject lands is Orchard Ridge (Pickering) G.P. Inc,
represented by Anna Fagyas, Sorbara Development Group.
Attachments
1. Location Map �
2. Proposed Draft Plan of Subdivision �
3. Excerpt from Pickering Official Plan — Map 12 Neighbourhood 2: West Shore
Prepared By: Approved/Endorsed By:
�'�' . r�y �y� �L �� ,
Melissa Markha - , MCIP, RPP Catherine Rose, MCIP, RPP
Prin ipal Planner— Development Review (Acting) Chief Planner
�
Nilesh Surti, MCIP, RPP
Manager, Development Review &
Urban Design ,
MM:Id
Attachments
Date of Report: March 20, 2013
Copy: Director, City Development
Attachment#_�to
Information Re�ort# � -/ _
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� PROPOSED LOCAT/ON LA KE O N TA R/O
FOR MODEL HOME/SALES
OFFICE(525 PARKCRES.)
City of Pickering City Development Department
PROPERTY DESCRIPTION Plan 175,Lot 12,13 Pt.Lot 11,40R-11659 Part 1
OWNER Orchard Ridge(Pickering)G.P.Inc. DATE Feb 25,2013 DRAWN BY JB �
FILE No. SP 2013-01 &A 02/13 SCALE NTS CHECKED BY MM �
aTeranet�Enterprises Ine. and its nuppliers. All rights Reserved. Not a plan o/ s,.��,,. PN_2
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INFORMATION COMPILED FROM APPLICANT'S
SUBMITTED PLAN
ORCHARD RIDGE(PICKERING) G. P. INC.
SP-2013-01 &A 02/13
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FULL SLALE COP/ES OF TH£APPUCANTS
� . SUBM/TlEO PLAN ARE AVi1/[ABLE FOR U/EW/NC AT
THE COY OF P/CKER/NG PLANN/NG Cr DEVELOPMENT DEPARTAIENT.
THIS MAP WAS PRODUCEO BY THE C/7Y OF P/CKER/NG
C/7Y DEUELOPMENT DEPAR7MENT,
INFORMAT/ON&SUPPORT SERV/CES,
FEBRUARY 75, 2013.
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