HomeMy WebLinkAboutInformation Report 02-15 •
cif,/4 Information Report to
Planning & Development Committee
PICKERING
Report Number: 02-15
Date: April 13, 2015.
From: Catherine Rose, MCIP, RPP
Chief Planner
Subject: Draft Plan of Subdivision Application SP-2014-04
Zoning By-law Amendment Application A 11/14
K. Lazaridis and Louisville Homes Ltd.
Part Lot 31, Concession 2, Parts 1 & 2, Plan 40R-28483, and
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all of Block 70, Plan 40M-2254
(452 Finch Avenue and 453 Mahogany Court)
1. Purpose of this Report
The purpose of this report is to provide preliminary information regarding Draft of
Subdivision and Zoning By-law amendment applications, submitted by K. Lazaridis
and Louisville Homes Ltd., to permit the development of eight semi-detached units
fronting Mahogany Court. 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 applications, ask questions of clarification and
identify any planning issues. This report is for information and no decision 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 properties are located north of Finch Avenue, approximately
500 metres west of Rosebank Road, in the Rouge Park Neighbourhood
(see Location Map, Attachment#1)
• the subject lands comprise 2 properties which have a combined area of
approximately 0.33 of a hectare with approximately 58 metres of frontage
along the south side of Mahogany Court
• vehicular access is currently provided from Finch Avenue through a right-of-way
easement over lands owned by Ontario Hydro; this access also provides
vehicular access for the abutting property to the west (450 Finch Avenue)
• the larger of the two subject properties, 452 Finch Avenue, supports a
detached dwelling, which will be demolished in order to facilitate the proposed
development
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Information Report No. 02-15 Page 2
• the smaller of the two subject properties, 453 Mahogany Court, is a remnant
block within the adjacent subdivision (Rosebank Garden Homes); it contains
• a temporary sanitary sewer easement in favour of the Region of Durham; this
block was acquired by the applicant in order to develop the subject lands
comprehensively
• the lands are relatively flat with a moderate slope in a southerly direction
towards Finch Avenue, with mature trees and hedgerows primarily along the
west, north and southwest boundaries of the site; further south, mature trees
line Finch Avenue
• surrounding land uses include: -
north - low density residential development consisting of detached and
& semi-detached dwellings fronting Mahogany Court and
east Rougewalk Drive
south - Hydro Corridor, and further south Finch Avenue
west - older, large lot residential properties having frontage on the north
side of Finch Avenue containing detached dwellings
3. Applicant's Proposal
• the draft plan of subdivision proposes a total of 4 blocks for 8 semi-detached.
dwellings and a block for a road widening (see Submitted Draft Plan of
Subdivision, Attachment#2)
• the proposed lots will have a minimum lot frontage of 7.0 metres fronting
along the south side of Mahogany Court
• individual lots will be created through a future Part Lot Control Exemption By-law
(see Submitted Lotting Plan and Conceptual Siting Plan, Attachment#3)
• Block 5 is to be with Block 4 of the proposed draft plan, the adjacent
landowner to the east (455 Mahogany Court), or a combination of the two
• a 1.8 metre high noise attenuation fence is proposed along the rear property
lines.of Blocks 1 to 4, adjacent to the Hydro Corridor
4. Policy Framework
4.1 Pickering Official Plan
• the subject lands are within the Rouge Park Neighbourhood and are
designated "Urban Residential-Low Density Areas", which provides for
housing and related uses
• this designation permits a density of up to and including 30 units per net
hectare; the proposal has a net density of approximately 24 units per net
hectare
• the Official Plan states that in establishing performance standards, regard
shall be had to protecting and enhancing the character of established
neighbourhoods by considering matters such as building height, yard
setbacks, lot coverage, access to sunlight, and parking provisions
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Information Report No. 02-15 Page 3
• the Rouge Park Neighbourhood policies discourage designs which require the
, use of reverse frontages, berms and significant noise attenuation fencing
adjacent to Finch Avenue, unless justified for a limited proportion of street
frontage by unique site configuration or proximity considerations, and
mitigated by special design and/or landscaping features
• the proposal complies with the policies of the Official Plan; details of the
applications will be assessed against the policies and provisions of the Official
Plan during the further processing of the applications
4.2 Rouge Park Neighbourhood Development Guidelines
• the Rouge Park Neighbourhood Development Guidelines:
• require, as a condition of development, that landowners contribute to the
cost of the Rouge Park Neighbourhood Study
• recognize the challenges of overcoming the fragmented ownership in the
Neighbourhood to ensure lands are developed in a cohesive well
designed manner
• promote residential development with a variety of housing types of
high-quality design, arranged on efficient street patterns
4.3 Zoning By-law 3036
• 452 Finch Avenue is zoned "A"— Rural Agriculture Zone which permits various
agriculture uses including a detached dwelling
• 453 Mahogany Court is currently zoned "S5-2"—Single Detached Residential
Zone which permits a single detached dwelling on a lot with a minimum lot
frontage of 9.0 metres and a minimum lot area of 250 square metres
• the applicant proposes to rezone the subject lands with similar standards as
the "SD-7"—Semi-Detached Residential zone used for the semi-detached lots
within the adjacent Rosebank Garden subdivision
• the chart provided as Appendix I summarizes the existing "S5-2" and "SD-7"
zone standards along Mahogany Court and Rougewalk Drive, and the
applicant's proposed zoning provisions
5. Comments Received
5.1 Resident Comments To-Date
• one written comment from an area resident expressing concern regarding
construction impacts on the existing residents, including the need for a
separate construction access and a construction management plan
• an oral comment from the abutting owner to the west(450 Finch Avenue)
expressing concerns with the development of Block 1, the use of the existing
shared vehicular access from Finch Avenue also being used as a temporary
construction access, and the Region's long-term plan to close the existing
access from Finch Avenue
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Information Report No. 02-15 Page 4
• a petition from residents representing 9 households within the adjacent
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subdivision requesting that the applicant consider building detached dwellings
instead of semi-detached, and expressing concerns about the possible
devaluation of abutting properties
5.2 Agency Comments
Region of Durham • the Regional Official Plan (ROP) designates
the subject lands as "Living Area", which
shall be used predominately for housing
purposes
• the proposed residential development,
which completes the residential
development along Mahogany Court,
contributes to a range of housing
alternatives and promotes intensification in
proximity to an arterial road, is consistent
with the policies of the ROP
• this site is within an area of archaeological
potential; as such, a Stage 1 Archaeological
Assessment is required
• sanitary sewer and municipal water supply
are available to service the proposed lots
• staff has reviewed the Environmental Noise
Impact Study as prepared by YCA Engineering
Limited and concur with the recommendations
• the Region has advised that the proposal
complies with the policies of the Regional
Official Plan and has provided its conditions
of draft approval
•
Toronto and Region • no significant natural features on the site;
Conservation Authority therefore, no objection to these applications
Hydro One Networks Inc. • all secondary land uses, such as a
construction access, must be reviewed and
approved by the Ontario Infrastructure and
Land Corporation (OILC); a separate letter
from OILC will be sent to grant access and
support of the proposed development
• access to, and road construction on the
transmission corridor is not to occur until the
appropriate arrangements are made
• prior to the start of construction, at the
developer's expense, temporary fencing
must be installed along the edge of the
transmission corridor
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Information Report No. 02-15 Page 5
• a permanent 1.5 metre fencing must be
installed along the mutual property line after
construction is completed
• no objection to the proposal and conditions
of draft approval have been provided
Durham Catholic District • no objection to the proposal
School Board • students generated from this development
will attend St. Elizabeth Seton Catholic
Elementary School and St. Mary Catholic
Secondary School
Durham District School • no objection to the proposal
Board • students generated from this development
will attend Elizabeth B. Phin Public School
and Dunbarton Public School
Canadian Pacific Railway • no objection to the proposal
• satisfied with the Environmental Noise Impact
Study, as prepared by YCA Engineering
Limited, and recommends the insertion of
the Warning clause to be included in the
conditions of draft plan approval
5.3 City Departments Comments
Engineering & Public Works • the applicant is required to enter into a
subdivision agreement with the City of
Pickering concerning the provision of works
external to the site such as securities,
insurance, installation of a storm sewer, and
sidewalk extensions
• the applicant will be required to provide cost
sharing for the Finch Avenue storm sewer
• the applicant will be required to provide
written permission from adjacent
landowners at 450 Finch Avenue for any
off-site grading
• the applicant will be required to lift the
reserve on Mahogany Court fronting the site
• prior to the commencement of any works,
the applicant will be required to erect
temporary fencing around the entire .
perimeter of the subject lands and the
fencing is to remain during construction
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Information Report No. 02-15 Page 6
6. 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, and sensitive to,
surrounding lands and the existing built form along Mahogany Court and
Rougewalk Drive with respect to lotting pattern, building height and massing,
yard setbacks, garage projection and architectural design
• ensuring the proposed lotting pattern and house siting does not preclude
development opportunities in an appropriate manner for the abutting property
"immediately to the west (450 Finch Avenue)
• . ensuring that Block 5 is merged with Block 4, or with the adjacent landowner
to the east (455 Mahogany Court), or a combination of both, and does not
result in a remnant parcel
• ensuring appropriate approvals can be obtained from Ontario Infrastructure
and Land Corporation/Hydro One to permit a temporary construction access
from Finch Avenue
• exploring alternative opportunities to provide.a new permanent access from
Finch Avenue for the adjacent property to the west (450 Finch Avenue), or
consider using an "(H)" Holding Symbol in the implementing by-law for
Block 1 to prevent development on the lands until an alternate vehicular
access to 450 Finch Avenue is secured
• reviewing the height and design of the noise attenuation fence, and ensuring the
lands currently in Block 5 are also protected with the noise attenuation fence
• ensuring a tree compensation plan and/or a financial contribution is provided
to address the loss of existing mature trees and other significant vegetation
• ensuring the landowners pay its proportionate share of the cost of the Rouge
Park Neighbourhood Study and the cost of the stormwater management
pond to the south
• further issues may be identified following receipt and review of comments
from the circulated departments, agencies and public
• the City Development Department will conclude its position on the application
after it has received and assessed comments from the circulated
departments, agencies and public
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:
•
• Planning Rationale, prepared by EMC Group Ltd.
• Proposed Draft Plan
• Arborist Report and Tree Inventory, prepared by D. Andrew White
• Phase 1 Environmental Site Assessment, prepared by Geo-logic Inc.
• Stormwater Management Brief, prepared by Politis Engineering Ltd.
• Environmental Noise Assessment, prepared by YCA Engineering
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Information Report No. 02-15 Page 7
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 on the Zoning By-law Amendment or Draft Plan of
Subdivision must provide comments to the City, either orally or in writing,
before Council adopts any By-law or makes a decision 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 owner is Krystyna Lazaridis of Louisville Homes Ltd. and is represented
by Amanda Lazaridis
Appendix
Appendix I:. Zoning Comparison Chart
Attachments
1. Location Map.
2. Submitted Draft Plan of Subdivision
3. Submitted Lotting Plan and Conceptual Siting Plan
Prepared By: Approved/Endorsed B
4/9/
Lalita Paray, ' P, RPP Catherine Rose, MCI', RPP
Planner I Chief Planner
Niles Surti, MCIP, RPP
Manager, Development Review & Urban Design
1p:dp
Attachments
Date of Report: March 27, 2015
Copy: Director, City Development
7
Appendix Ito
Information Report No. 02-15
Zoning Comparison Chart
Zone Existing Existing Applicant's
Requirements "S5-2" Zone "SD-7" Zone Proposed.Zoning
Dwelling Type Detached Semi-detached Semi-detached
Dwelling Dwelling Dwelling
Lot Frontage
9.0 m 7.0 m 7.0 m
(min)
Lot Area (min) 250 m2 205 m2 310 m2
Front Yard 4.5 m 4.5 m 4.5 m
Setback (min)
1.2 m one side and 1.2 m one side and
Side Yard 1.2 m one side 0.6 m on the other 0.6 m on the other
Width (min) and 0.6 m on side; where dwelling side; where dwelling
the other side is attached no side is attached no side
yard requirement yard requirement
Rear Yard 7.5 m 7.0 m 7.0 m
Setback (min)
Lot Coverage 48% 50% 50%
(max)
Building Height 12.0 m 12.0 m 12.0 m
(max) .
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KC:I M O" PROPERTY DESCRIPTION: Part of Lot 31, Concession 2, Parts 1 and 2,
City Development Plan 40R-28483, and all of Block 70, Plan 40M-2254
Department 'ULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERIN6 • -
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V����a I' 10C PROPERTY DESCRIPTION: Part of Lot 31, Concession 2, Parts 1 and 2, •
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Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT. - . . DATE:Mar.18,2015
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