HomeMy WebLinkAboutInformation Report 05-14 ea 00 -- Information Report to
Planning & Development Committee
PICKERING
Report Number: 05-14
Date: April 7, 2014
From: Catherine Rose, MCIP, RPP •
Chief Planner
Subject: Zoning By-law Amendment Application A 2/14
G. Gareri, V. Figliano and P. and C. Barbieri
1967 Woodview Avenue
1. Purpose of this Report
The purpose of this report is to provide preliminary information on a Zoning
By-law Amendment application, submitted by G. Gareri et al., to rezone the
subject property to facilitate the creation of three new residential lots for detached
dwellings fronting onto Woodview Avenue. 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
w hea on applicaon, questions of clarification
identify ill ar any public planning deleg issues.tions This the report is ti for information ask and no decision on and
this application is 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 east side of Woodview Avenue, south of
Finch Avenue, and has a total land area of approximately 0.96 of a hectare
with approximately 85 metres of frontage along Woodview Avenue (see
Location Map, Attachment#1)
• the property currently supports a one-storey detached dwelling, which is
anticipated to be demolished
• a portion of the Townline Provincially Significant Wetland Complex is located
on the southerly and easterly portions of the property
• to the north, south and west across Woodview Avenue, are detached
dwellings on lots with varying frontages (see Existing Frontage Map,
Attachment#2), and to the east is the Townline Provincially Significant
Wetland Complex and the Petticoat Creek corridor
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Information Report No. 05-14 Page 2
3. Applicant's Proposal
• the applicant has requested to rezone the developable portion of the subject
lands to an appropriate residential_zone to allow for the creation of three lots,
• for detached dwellings, fronting onto Woodview Avenue, with a minimum lot
frontage and lot area of 12.0 metres and 300 square metres, respectively
• the remaining lands associated with the Townline Provincially Significant
Wetland Complex and buffer areas will be conveyed to the Toronto and
Region Conservation Authority (TRCA) and zoned as Open Space— Hazard
Lands (see Applicant's Submitted Plan, Attachment#3)
• Region of Durham Land Division applications are required in order to server
the property to create the three residential lots
4. Policy Framework
4.1 Durham Regional Official Plan
• the Durham Regional Official Plan designates the majority of the subject
property as "Major Open Space Areas" and the northwest portion as "Living
Areas"
• "Major Open Space Areas" are intended to be used for conservation and
agricultural purposes, and "Living Areas" are primarily intended to be used
predominately for housing purposes
• the applicant's proposal to create three lots for detached dwellings and
conveyance of the remaining environmentally sensitive lands to TRCA
appears to comply with the policies and provisions of the Regional Official
Plan
4.2 Pickering Official Plan
• the subject property is located within the Rouge Park Neighbourhood of the
Official Plan
• the majority of the subject property is designated as "Open Space System —
Natural Areas" and the northwest portion of the property is designated as
"Urban Residential — Low Density Areas"
• lands designated as Natural Areas are primarily intended to be used for
conservation, environmental protection, wetlands, restoration, education,
passive education and similar uses, and lands designated as Low Density
Areas are primarily intended to be used for housing purposes
• Low Density Areas permit a density of up to and including 30 units per net
hectare; the proposal for 3 lots will have a net residential density of 30 units
per net hectare
• the Official Plan states that in order to protect and enhance the character of
established neighbourhoods, matters such as building height, yard setbacks,
lot coverage, access to sunlight, parking provisions and traffic implications
should be considered
• the proposal appears to comply with the policies of the Official Plan; details of
the application will be assessed against the policies and provision of the
Official Plan during the processing of the application
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Information Report No. 05-14 Page 3
4.3 Rouge Park Neighbourhood Development Guidelines
• the Rouge Park Neighbourhood Development Guidelines establish the
following goals to ensure developable lands are developed in a cohesive well-
designed neighbourhood:
• development must maintain a connection with surrounding natural areas;
neighbourhood design within developable areas must be done in a manner
that retains visual and physical (where appropriate) connections to these
areas
• residential areas feature a variety of housing types of high-quality design
arranged on efficient street patterns, which contribute to a lotting pattern
and streetscape that are aesthetically pleasing, diverse, encourage social
interaction within a neighbourhood, and support safe environments
• the Guidelines state that where appropriate, the conveyance of significant
environmental features and their buffers to the City or other public agencies
may be required as a condition of development approval
• the Rouge Park Neighbourhood Environmental Master Servicing Plan
(EMSP) is a companion document to the Guidelines, which has been
endorsed by City Council
• the EMSP requires the preparation of an environmental report to support
development proposals
• the EMSP locates the subject property within Habitat Area 7, which situates
portions of the subject property within the Townline Provincially Significant
Wetland Complex
• this wetland complex is a significant natural heritage feature because of its
size and ecological function capable of supporting area-sensitive flora and
fauna species
• the EMSP approximates all delineated developable limits; as a result of this
application, the precise delineation of the property's development limits will be
determined by the owner, the City and various external agencies such as the
TRCA and/or the Ministry of Natural Resources
4.4 Zoning By-law 3036
• the property is currently zoned "A" — Rural Agriculture Zone within Zoning
By=law 3036, as amended
• this zone permits various agricultural uses as well as one detached dwelling
on a lot providing that it maintains a minimum lot frontage of 60 metres and a
minimum lot area of 0.8 of a hectare
• the applicant has requested to rezone the subject property to permit three
residential lots for detached dwellings with site specific performance
standards for lot frontage, lot area, setbacks, building height, lot coverage,
parking and other appropriate zoning provisions as required
• an amendment to the zoning by-law is required to implement the applicant's
proposal
68 V
Information Report No. 05-14 Page 4
5. Comments Received
5.1 Resident Comments
• none received in response to the circulation date
5.2 Agency Comments
Region of Durham • the Region requires the applicant to provide a
Planning and Economic clearance letter from the Ministry of Tourism,
Development Culture and Sport in support of their Stage 1-2
Department Archaeological Assessment
• the Region will rely on the expert opinion of the
TRCA to determine if the applicant's Scoped
Environmental Impact Study is satisfactory
• the Phase I Environmental Site Assessment
(ESA) Report indicated that there may be the
potential for oil-contaminated soil on the
subject property from an outdoor heating oil
tank located at the southeast corner of the
dwelling
• the Region requires the applicant to submit a
Phase II ESA to verify this potential
contamination and a signed Record of Site
Condition to the Ministry of Environment
• proposed development will be serviced by
municipal water and sanitary services, which
are available to the subject property
• the existing private sewage system should be
decommissioned prior to the construction of
the proposed residential dwellings
5.3 City Departments Comments
• none received in response to the circulation date
6. Planning & Design Section Comments
The following matters have been identified by staff for further review and
consideration:.
• ensuring the proposal is in conformity with the Pickering Official Plan and
Rouge Park Neighbourhood policies, Rouge Park Neighbourhood
Development Guidelines and Rouge Park Neighbourhood Environmental
Master Servicing Plan
• ensuring the proposal addresses appropriate lotting patterns, yard setbacks,
building height and lot coverage
• evaluating the appropriateness of the proposed minimum 12.0 metre lot
frontages and lot areas consisting of 300 square metres
69
Information Report No. 05-14 Page 5
• determining an appropriate zone category for the applicant's proposal
• reviewing the existing vegetation that may be lost through the redevelopment
of the property and determining appropriate compensation
• ensuring the landowner pays its proportionate share of the cost of the
Rouge Park Neighbourhood Study
• ensuring that the required technical submissions and reports meet City and
TRCA standards
7. 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 Department:
• Archaeological Assessment Report
• Construction Management Plan
• Functional Servicing and Stormwater Management Report
• Phase 1 Environmental Assessment Report
• Planning Rationale Report
• Proposed Severance Plan
• Scoped Environmental Impact Study Report
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
9. Owner/Applicant Information
• the owners of the subject property are G. Gareri, V. Figliano and
P. and C. Barbieri, and are represented by EMC Group Limited
70
•
Information Report No. 05-14 Page 6
Attachments
1. Location Map
2. Existing Frontage Map
3. Applicant's Submitted Plan
Prepared By: Approved/Endorsed By:
•
Ashley Y- rwood, M IP, RPP • Catherine Rose, MCIP, RPP
• . Chief Planner
NiI-sh rti, MCIP, RPP
Manager, Development Review &
Urban Design
AY:jf
Date of Report: March 21, 2014
Copy: Director, City Development
71
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. = - APPLICANT: G. Gareri, V. Figuano and P. and C. Barbieri
ti cM a n N oc PROPERTY DESCRIPTION: 1967 Woodview Avenue (South Part of Lot 18,
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DATE:Mar.20,2014
74