HomeMy WebLinkAboutInformation Report 03-15 ON 00 __ Information Report to
Planning & Development Committee
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PI KERIN Report Number: 03-15
Date: May 11, 2015
From: Catherine Rose, MCIP, RPP
Chief Planner
Subject: Draft Plan of Subdivision Application SP-2015-02
Draft Plan of Condominium Application CP-2015-01
Zoning By-law Amendment Application A 03/15
1144317 Ontario Limited
Plan 1051, RCP Lot 126, 40R-23692 Part 1
(1741 Fairport Road)
1. Purpose of this Report
The purpose of this report is to provide preliminary information regarding
applications for a Draft Plan of Subdivision, a Draft Plan of Condominium_and a
Zoning By-law Amendment, submitted by 1144317 Ontario Limited, to permit the
development of a common element condominium consisting of 9 lots for
detached dwellings accessed from 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 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 lands are located on the east side of Fairport Road, immediately
north of the Canadian National (CN) Railway corridor, in the Dunbarton
Neighbourhood (see Location Map, Attachment#1)
• the subject lands are approximately 0.5 of a hectare with approximately
40.5 metres of frontage along Fairport Road and approximately 4.3 metres of
frontage along Dunbarton Road
• the subject lands are currently vacant and are heavily treed along the
southerly portion of the property
• surrounding land uses to the north, east and west include low density
residential development consisting of two-storey detached dwellings; to the
south, the subject lands are bounded by the CN Railway tracks and further
south are two automobile dealerships
1
Information Report No. 03-15 Page 2
3. Previous Applications
• in June 2005, Council enacted a site specific Zoning By-law to permit 9 lots
for single detached dwellings, with a minimum lot frontage of 12.0 metres,
fronting on a one-way private common element road
• due to a change in ownership, the residential development was never pursed
and in June 2007, Council enacted another site specific Zoning By-law to
rezone the subject lands to a commercial zone category permitting uses such
as business offices, financial institutions, personal service shops, professional
offices and restaurants; subsequently a Site Plan Application was received in
May 2008 to permit the development of a.1,500 square metre commercial
plaza
• the subject lands were recently acquired by the current owners, who have
formally withdrawn the submitted Site Plan Application in order to purse a
development similar to the previous residential proposal
4. Applicant's Proposal
• the applicant's proposal is to develop a common element condominium
consisting of 9 lots for detached dwellings, fronting onto an internal private
road, with a minimum lot frontage of 12.0 metres (see Submitted Concept
Plan and Submitted Elevation Plans, Attachments #2, #3, #4 & #5)
• vehicular access will be provided through a 6.0 metre wide private road with a
two-way access at Fairport Road and a one-way outbound access at
Dunbarton Road
• a 3.4 metre high berm is proposed along the southern portion of the subject
lands for noise attenuation and as a crash wall barrier from the existing
CN Railway tracks
• a 1.5 metre wide internal private pedestrian walkway is proposed along the
south side of the private road
• the applicant has submitted a draft plan of subdivision application to create a
single development block; this is a technical requirement to allow the
applicant to create the privately-owned parcels and the parcels for the
common elements of the development through a process called "lifting part lot
control" (see Submitted Draft Plan of Subdivision, Attachment#6)
• the applicant has also submitted a draft plan of condominium application to
create tenure of the parcels in the development; common element features
include, but are not limited to: the private road, berm, community mailboxes
and meter room (see Submitted Draft Plan of Condominium, Attachment #7) •
5. Policy Framework
5.1 Pickering Official Plan
• the subject lands are within the Dunbarton Neighbourhood and are
designated "Urban Residential Areas — Low Density Areas", which provides
for housing and related uses
2
Information Report No. 03-15 Page 3
• this designation permits a maximum net residential density of 30 units per
hectare; the proposed development provides a net residential density of
18.2 units per hectare
• the Official Plan states that in establishing performance standards, regarding
shall be had to protecting and enhancing the character of established
neighbourhood by considering matters such as building height, yard setback,
lot coverage, access to sunlight, and parking provisions
• the proposal generally 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
5.2 Dunbarton Neighbourhood Development and Design Guidelines
• the Dunbarton Neighbourhood Development and Design Guidelines establish
a general design framework to ensure development occurs in a manner
consistent with the existing character of the neighbourhood
• the Guidelines permit detached dwellings and require a minimum lot frontage
of 12.0 metres on new internal roads with the following development
standards:
• maintain building setbacks consistent with recent subdivision standards
(front yard minimums of 4.5 metres; side yard minimums of 0.6/1.2 metres)
• a maximum building height of 9.0 metres
• minimize garage projections from the front wall of dwellings to ensure high
quality streetscapes
• the Guidelines also encourage the preservation and planting of trees, and to
provide sidewalks on at least one side of the street
• the applicant's proposal will be reviewed in detail to ensure compliance with
the urban design requirements for the Dunbarton Neighbourhood
5.3 Zoning By-law 3036
• the subject lands are currently zoned "C-20" General Commercial, which ,
permits bakery, business office, commercial school, day nursery, dry cleaning
depot, financial institution, fitness club, laundromat, personal service shop,
professional office, restaurant—type A, retail store and veterinary clinic
• the applicant proposes to rezone the subject lands back to a residential zone
category to facilitate the proposal
• proposed zone standards include minimum lot area of 280 square metres;
minimum lot frontage of 12.0 metres; minimum front yard depth of 4.2 metres;
minimum side yard width of 0.6/1.2 metres; minimum rear yard width of
7.0 metres; and maximum building height of 9.8 metres
6. Comments Received
6.1 Open House Meeting
An Open House meeting was held on March 30, 2015 to allow the area residents
to learn more about the proposal as well as review and comment on the plans
3
Page Information Report No. 03-15 Pa 9
that the applicant has submitted. Three area residents attended the meeting.
The following is a summary of the key concerns identified with the area residents:
911 Dunbarton • the resident's lot abuts the rear yards of the three most
Road easterly lots within the proposed development
• amenity space is partially located within the side yard
which immediately abuts the rear yards of the
proposed single detached lots
• the proposed rear yard setback of 7.0 is insufficient
and would not provide adequate privacy given the
number of windows along the rear wall of the proposed
dwellings
• request the removal of one or two lots, and a wood
privacy fence along the mutual property line in order to
mitigate any negative impacts
1748 Fairport Road • concerned that the proposal will add to the increased
traffic along Fairport Road
• the proposed dwelling flanking Fairport Road should be
designed with the principal entrance facing Fairport
Road, as opposed to the private internal road., in order
to improve the streetscape along Fairport Road
• request the City to consider a full three-way stop sign
be implemented at the intersection of Dunbarton Road
and Fairport Road .
6.2 Written Comments from the Public
Owners of • no objection to the development proposal as shown on
920 & 940 Kingston the applicant's plan
Road (Formula Ford • concerned that the future residents of this
and Durham development may complain about any noise or
Chrysler) . disturbances from the existing car dealership
operations located at 920 and 940 Kingston Road,
given,their close proximity
• the proposed dwellings on the eastern portion of this
development will be more directly exposed to any
noises emanating from the car dealerships
• suggest that a warning clause, similar to noise
warning clauses required by the Ministry of the
Environment, be incorporated into the City's
agreements (site plan and/or condominium
agreements) which identifies the existing car
dealerships as a possible noise source
4
Information Report No. 03-15 Page 5
6.3 Agency Comments
Region of Durham • the Regional Official Plan (ROP) designates the
subject lands as "Living Areas", which shall be used
predominately for housing purposes
• the proposed development supports infill
development within the urban area, consistent with
the policies and direction of the ROP
• staff have reviewed the Phase 1 Environmental Site
Assessment, prepared by Envirovision Inc. and
identified that there are no on-site or off-site sources
of soil or groundwater contamination associated with
•
the property; however, the applicant is required to
revise the submitted Phase 1 ESA report to bring it
into conformity with Ministry of Environment
standards; should the conclusion of the revised
report change, a Phase Two ESA and a Record of
Site Condition may be required
• the Region recommends that as part of the building
permit process, the City of Pickering obtain a letter
from a qualified acoustical consultant confirming that
all noise mitigation measures have been
appropriately incorporated into the affected dwelling
units
• the subject lands are within an area of
• archaeological potential; as such, a Stage 1
Archaeological Assessment is required
• sanitary sewer and municipal water supply is
available to service the proposed lots
• the Region has advised that the proposal complies
with the policies of the Regional Official Plan and
has provided its conditions of draft approval
CN Railway • no objection to the development proposal
• requests the following provisions be included as
conditions of approval:
-• confirmation that the noise/crash berm will be
continuous and sufficiently high and rigid to
prevent trespassing onto the rail right-of-way, in
lieu of a fence
• registration on title of CN Railway's
environmental easement
• registration on title of a CN Railway development
agreement to ensure, among other things, that
all mitigation measures will be maintained by the
condominium corporation
5
Information Report No. 03-15 Page 6
Durham District School • no objection to the development proposal
Board • approximately 5 elementary students could be
generated by the proposed development are
intended to be accommodated within existing school
facilities
Durham Catholic • no objection to the development proposal
District School Board • students generated by the proposed development
are intended to be accommodated within
St Elizabeth Seton Catholic Elementary School
and/or St. Mary Catholic Secondary School
6.4 City Departments Comments
Engineering & Public • no objection to the proposal;
Works • matters with respect to grading and drainage, tree
preservation and protection, fencing details and
requirements, stormwater management details and
construction management requirements will be
further reviewed through the Site Plan Approval
• process
• 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
road widening, easements, installation of a storm
sewer, sidewalk extensions along Fairport Road,
as well as securities and insurance
• on-site works prior to Draft Plan of Subdivision
Approval will not be permitted, unless the City has
issued a permit under the Fill and Topsoil
Disturbance By-law
• the applicant is required to obtain required
approvals from CN Railway regarding the detailed
design of the berm
• the minimum width of private roads is 6.5 metres
• the proposed one way access onto Dunbarton
Road is not supportable as it does not function as
a proper bi-directional driveway; recommend that a
permanent turning circle be provided with a
minimum turning radius of 12.0 metres to
accommodate fire trucks and waste collections
vehicles
• all drainage is required to be accommodated on-site;
based on preliminary review of the submitted plans, it
appears that there is the potential for drainage from
the berm to discharge onto the property to the east
• (921 Dunbarton Road)
6
•
Information Report No. 03-15 Page 7
•
Fire Services • the proposed 3.2 metre wide pavement width for
the outbound access onto Dunbarton Road is of
insufficient width for fire service vehicles to utilize
• the access onto Dunbarton Road be removed and
the private internal road be designed as a cul-de-sac
with a centre line radius of 12.0 metres
7. Planning & Design Section Comments
The following'matters have been identified by staff for further review and
consideration:
• ensuring that the proposal conforms with the policies of the Dunbarton
Neighbourhood Development Guidelines
• ensuring that the proposed development is compatible with the surrounding
lands with respect to building setbacks, building height and massing, garage
projection, and architectural design
• ensuring that adequate visitor parking is provided to support this development
in order to minimize any potential impact on Dunbarton Road
• ensuring that the proposed internal private road is of sufficient width to
accommodate two-way traffic, visitor parking and turning movements for fire
trucks and waste collection vehicles
• reviewing comments received by area residents to ensure that their concerns
have been appropriately addressed
• ensuring a tree compensation plan and/or a financial contribution is provided
to address the loss of existing mature trees and other significant vegetation
• further issues may be identified following receipt and.review of comments
from the circulated department, agencies and public
• the City Development Department will conclude its position on these
applications after it has received and assessed comments from the circulated
departments, 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 Department:
• Planning Justification Report (which includes an Urban Design Brief and
Sustainable Development Report), prepared by PMG Planning Consultants,
and dated January 20, 2015
• Draft Zoning By-law Amendment, prepared by PMG Planning Consultants,
and undated
• Functional Servicing and Stormwater Management Report, prepared by GHD,
and dated December 19, 2014
• Phase I. Environmental Site Assessment, prepared by Envirovision Inc., and
dated October 2014
• Environmental Noise Feasibility Study, prepared by Valcoustics Canada Ltd.,
and dated December 2, 2014
7
Information Report No. 03-15 Page 8
• Railway Vibration Analysis, prepared by Valcoustics Canada Ltd., and dated
December 2, 2014
• Tree Inventory Report, prepared by The Tree Specialists, and dated
October 27, 2014
• Surveyor's Real Property Boundary Survey, prepared by Tom A. Senkus,
OLS., and dated January 21, 2015
• Topographic Survey prepared by Tom A. Senkus, OLS., and dated
August 30, 2000
• Draft Plan of Subdivision, prepared by Tom A. Senkus, OLS., and undated
• Draft Plan of Condominium, prepared by Tom A. Senkus, OLS., and undated
• Draft Future Reference Plan, prepared by Tom A. Senkus, OLS., and undated
• Site Plan, prepared by PMG Planning Consultants, and dated
December 22, 2015
• Floor Plans, prepared by PMG Planning Consultants, and dated
November 28, 2014
• Building Elevations, prepared by PMG Planning Consultants, and dated
November 28, 2014
9. Procedural Information
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 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
10. Owner/Applicant Information
• the owner of the property is Sabastiano Mizzi of 1144317 Ontario Limited and
is represented by Peter Swinton of PMG Planning Consultants
8
Information Report No. 03-15 Page 9
Attachments
1. Location Map
2. Submitted Concept Plan
3. Submitted Elevation Plan — Model "A" Units 2, 4, 6, 8
4. Submitted Elevation Plan — Model "B" Units 3, 5, 7
5. Submitted Elevation Plan — Model "C" Units 1, 9 (Reversed)
6. Submitted Draft Plan of Subdivision
7. Submitted Draft Plan of Condominium
Prepared By.: Approved/Endorsed B :
Amy Emm, MCIP, RPP Catherine Rose, MCIP, RPP
Plann-r II Chief Planner
Nil- h Surti, iCIP RPP
'
Manager, Development Review & Urban Design
AE:dp
Date of Report:April 23, 2015
Copy: Director, City Development
•
•
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