HomeMy WebLinkAboutInformation Report 06-17 City Information Report to
Planning & Development Committee
PICKERING
Report Number: 06-17
Date: October 2, 2017
From: Catherine Rose, MCIP, RPP
Chief Planner
Subject: Draft Plan of Subdivision Application SP-2017-03
Marshall Homes (Copperfield) Ltd.
Part of Lots 23, 24, 25 and 26, Plan 350
1. Purpose of this Report
The purpose of this report is to provide preliminary information regarding an application for
Draft Plan of Subdivision, submitted by Marshall Homes (Copperfield) Ltd., to permit a
residential development. 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. The Planning & Development Committee will hear public
delegations on the application, ask questions of clarification, and identify any planning
issues. This report is for information purposes and no decision on 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 lands are located on the west side of Frontier Court, east of Rougemount
Drive, north of Toynevale Road and south of Highway 401 within the Rosebank
Neighbourhood (see Location Map, Attachment #1). The subject lands have an area of
approximately 0.66 of a hectare and were created through a land assembly facilitated by
various land division applications. The land division applications severed the rear yards of
three properties (653, 655 and 661 Rougemount Drive) to the west fronting Rougemount
Drive. Additional lands on the south side of Highway 401 were acquired from the Ministry
of Transportation (MTO). There are currently no structures on the subject lands. However,
there are a number of mature trees located on the site.
Surrounding land uses to the east, west and south include low density residential
development consisting of one and two-storey detached dwellings. Immediately to the
north is Highway 401 (see Aerial Photo, Attachment#2).
3. Applicant's Proposal
The applicant is proposing a residential development consisting of seven lots for detached
dwellings fronting onto the extension of Frontier Court (see Submitted Draft Plan of
Subdivision, Attachment #3). The proposed lot frontages will be approximately 15.2 metres
and lot areas will range between 518 square metres and 976 square metres. Frontier Court
is proposed to be extended approximately 30.0 metres to the west terminating in a cul-de-sac.
Information Report No. 06-17 Page 2
A remnant parcel of land, west of Lot 5, will be created through the proposed development.
The applicant has indicated that the remnant parcel is intended to be conveyed to the
abutting landowner to the south at 661 Rougemount Drive.
The applicant is proposing to maintain the existing zoning standards, which are the same
as the abutting properties to the west and south and similar to the existing zoning standards
of the adjacent properties to the east fronting onto Frontier Court.
4. Policy Framework
4.1 Durham Regional Official Plan
The Regional Official Plan (ROP) designates the subject lands as "Living Areas". Lands
designated "Living Areas" shall be used predominantly for residential purposes. The
applicant's proposal conforms to the policies and provisions of the ROP.
4.2 Pickering Official Plan
The subjects lands are within the Rosebank Neighborhood and are designated "Urban
Residential Areas — Low Density Areas" within the Pickering Official Plan, which provides
for housing and related uses. This designation permits a density of up to and including
30 units per net hectare. However, the Rosebank Neighbourhood policies restrict lands
west of Rosebank Road to the development and infilling of single detached dwellings, and
establishes a maximum residential density of 17 units per net hectare. The proposal has a
density of approximately 12.5 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, parking
provisions and traffic implications. The Official Plan also states that where new
development is proposed within an existing neighbourhood or established area, City
Council shall encourage building design that reinforces and complements existing built
patterns such as form, massing, height proportion, position relative to the street, and
building area to site ratio.
Details of the application will be assessed against the policies and provisions of the Official
Plan during the further processing of the application.
4.3 Rosebank Neighbourhood Development Guidelines
The Rosebank Neighbourhood Development Guidelines identify three distinct Design
Precincts, each having their own separate guideline requirements. Majority of the subject
lands are situated within Design Precinct No. 2, except for the northerly portions of
proposed Lots 5, 6 and 7, which are situated within Design Precinct No. 1. The guidelines
outline that residential development within both precincts shall be limited to detached
dwellings only, and that all new lots shall have minimum lot frontages of approximately
15.0 metres and minimum lot depths ranging between 30.0 metres and 36.0 metres. The
applicant is proposing to maintain the existing performance standards, which require a
minimum lot frontage of 15.0 metres. The proposed lots will have lot depths ranging
between 30.0 metres and 48.0 metres.
Information Report No. 06-17 Page 3
The applicant's proposal complies with the requirements of the Rosebank Neighbourhood
Development Guidelines.
4.4 Zoning By-law 2511
The subject lands are currently zoned "R4" — Residential Fourth Density Zone, within
Zoning By-law 2511, as amended, which permits one single detached dwelling per lot with
a minimum lot frontage of 15.0 metres and a minimum lot area of 460 square metres. As
noted earlier, the applicant is proposing to develop the lots in accordance with the current
zoning standards (see Existing "R4" Zoning provisions, Attachment#4).
At the September 11, 2017 Council meeting, Council approved the recommendations of
Report PLN 15-17 (Infill and Replacement Housing in Established Neighbourhoods). One
of the approved recommendations authorized staff to initiate a zoning by-law amendment to
general provisions of By-law 2511 to add a maximum building height where the site specific
zoning amendments do not regulate maximum building height. Currently, the existing "R4"
zoning on the subject lands does not have a maximum building height provision.
5. Comments Received
The application was deemed a complete application on June 12, 2017, and was circulated
for comment on June 29, 2017.
5.1 Residents Comments
As of the writing of this report, no comments or concerns have been received from the
public.
5.2 Agency Comments
Durham Catholic District • no objection to the development proposal
School Board • students generated from this development will attend
Father Fenelon Catholic Elementary School and
St. Mary Catholic Secondary School
Durham District School • no objection to the development proposal
Board • approximately 4 elementary students could be
generated from the proposed development
Region of Durham • as of the writing of this report, no comments or
concerns have been received
Ministry of Transportation • no objection to the proposal
(MTO) • requests that the following provisions be included as
conditions of draft approval:
• the owner shall submit a detailed stormwater
management report, in accordance with MTO
Stormwater Management Requirements for review
and approval
Information Report No. 06-17 Page 4
• the owner shall submit a traffic impact study to
assess site impacts on Highway 401 operations and
ensure that appropriate mitigation, if required, is
provided for
• request that the following Note to Draft Approval be
included:
• MTO Building & Land Use permits are required
for all lots within a 395 metre radius of any
Highway 401 intersection; MTO permits are also
required prior to site grading/servicing/internal road
construction, and for site signs
5.3 City Departments Comments
Engineering Services • no objection to the proposal
• the owner shall satisfy all requirements, financial and
otherwise of the City of Pickering including, among
other matters, the execution of a Subdivision
Agreement between the owner and the City
concerning the provision and installation of roads,
services, grading, drainage and other local services
• the submitted Arborist report identified a total 47 trees
on site of which 37 trees are to be removed and
10 trees are to be preserved and protected
• as a condition of Subdivision Approval, compensation
shall be provided for the removal of all trees with a
caliper of 15 centimetres and greater, except dead
trees and ash trees
• a total of 68 trees are required for compensation, and
shall be made in the form of replacement plantings or
cash-in-lieu, to fund tree planting initiatives elsewhere
within the City
• the submitted Functional Servicing and Stormwater
Management Report shall be revised to reflect City
standards and the detailed technical comments
provided by Engineering Services
6. Planning & Design Section Comments
The following matters have been identified by staff for further review and consideration:
• ensuring that the design, massing and building heights of the proposed dwellings are
compatible with respect to the existing building heights within the immediately
surrounding area
• assessing whether any noise attenuation measures are required along the north
property line adjacent to Highway 401
• ensuring a tree compensation plan and/or financial contribution is provided to address
the loss of existing mature trees and other significant vegetation
Information Report No. 06-17 Page 5
• ensuring that the remnant parcel west of the subject lands created through the
proposed development is conveyed or merged on title with 661 Rougemount Drive or
alternative arrangements are made to the satisfaction of the City
• ensuring that the required technical submissions and reports meet City standards and
MTO standards
The City Development Department will conclude its position on the applications 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 online viewing at
pickering.ca/devapp or in person at the office of the City of Pickering, City Development
Department:
• Draft Plan of Subdivision, prepared by Design Plan Services and signed by
G. Laframboise, Ontario Land Surveyor, dated April 6, 2017
• Application form for Approval of Draft Plan of Subdivision, completed by applicant,
dated May 12, 2017
• Planning Rationale Report, prepared Design Plan Services, dated April 2017
• Traffic Brief, prepared by TranPlan Associates, dated July 29, 2016
• Archeological Assessment, prepared by ASI, dated September 23, 2016
• Functional Servicing and Stormwater Management Report, prepared by Candevcon Ltd.,
dated October 2016
• Geotechnical Investigation Report, prepared by Alston Associates, dated July 13, 2017
• Phase One Environmental Site Assessment, prepared by Soils Engineers Ltd., dated
July 28, 2016
• Noise Impact Study, prepared by YCA Engineering Ltd., dated June 23, 2016
• Sustainable Development Report, prepared by Design Plan Services, dated May 2017
• Arborist Report, prepared by Cosburn Nauboris Ltd., dated January 9, 2017
• Tree Inventory and Preservation Plan, prepared by Cosburn Nauboris Ltd., dated
January 9, 2017
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
or makes a decision on the draft plan of subdivision
• 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. 06-17 Page 6
9. Owner/Applicant Information
The owner of the property is Marshall Homes (Copperfield) Ltd. and is represented by
TJ Cieciura, Design Plan Services.
Attachments
1. Location Map
2. Aerial Photo
3. Submitted Draft Plan of Subdivision
4. Existing "R4" Zoning Provisions
Prepared By: Approved/Endorsed By:
giWit°
Cod' orri .n Catherine Rose, MCIP, RPP
Planner Chief Planner
4
Nilesh S -i, MCIP, RPP
Manager, Development Review
& Urban Design
CM:Id
•
Date of Report: September 13, 2017
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CdPi File: SP-2017-03
PICKERING Applicant:Marshall Homes (Copperfield) Ltd.
City Development Property Description:Part Lots 23, 24, 25 & 26, Plan 350
Department Date: Sep. 11, 2017
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PICKERING Applicant:Marshall Homes (Copperfield) Ltd.
City Development Property Description:Part Lots 23, 24, 25 & 26, Plan 350
Department Date: Sep. 11, 2017
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Attachment# / to
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Existing "R4" Zoning Provisions
Zoning By-law 2511
Existing
Provision
R4 Zone Standards
Permitted Uses Detached dwelling
Lot Area (min) 460 square metres
Lot Frontage (min) 15.0 metres
. Front Yard (min) 7.5 metres
Side Yard (min) 1 .5 metres on one side
and 1 .8 metres on the
other side
or
1 .5 metres on both
sides where a garage
is erected as part of the
detached dwelling
Flankage Yard (min) 4.5 metres
Rear Yard (min) 7.5 metres
Lot Coverage (max) 33 percent
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