HomeMy WebLinkAboutInformation Report 08-17nt, 66
DICKERING
Information Report to
Planning & Development Committee
Report Number: 08-17
Date: November 6, 2017
From: Catherine Rose, MCIP, RPP
Chief Planner
Subject: Zoning By-law Amendment Application A 09/17
City Initiated: Maximum Building Height
1. Purpose of this Report
The purpose of this report is to provide preliminary information on a proposed Zoning By-law
Amendment, initiated by the City, on building heights. 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 proposed amendment, ask questions of clarification and identify any
planning matters. This report is to be received and no decision is to be 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. Why is this zoning amendment coming forward now?
On September 11, 2017, the Planning & Development Committee considered
Report PLN 15-17 from the Director, City Development. The Report responded to a
Notice of Motion about the importance of community character and the effect infill and
replacement housing in established neighbourhoods can have on the character of these
areas.
Report PLN 15-17 recommended an interim and a longer term approach to put in place
appropriate policies, zoning, guidelines and tools to allow sensitive transition between the
existing older housing stock and new contemporary housing development in established
mature neighbourhoods.
The interim approach was to address a current deficiency in one of the City's parent Zoning
By-laws. Maximum building height is currently not regulated by Zoning By-law 2511 for
parts of the established neighbourhoods of Rosebank, West Shore and Bay Ridges (see
Lands Covered by By-law 2511, Attachment #1). However, maximum building height was
identified as a key element to the compatibility of new infill and replacement housing in
mature neighbourhoods. Accordingly, staff recommended that Council authorize staff to
initiate a zoning by-law amendment to the general provisions of By-law 2511 to add a
maximum building height where site specific zoning amendments do not regulate maximum
building height. The recommendation was passed by Council Resolution #345117 and
thus, staff has initiated the zoning amendment.
Information Report No. 08-17 Page 2
The longer term approach is to undertake a study on Infill and Replacement Housing in
Established Neighbourhoods, and bring back updated policies, zoning, guidelines and tools
for Council's consideration. Council's Resolution #345117 also authorized staff to proceed
with the study. The study outline is provided as Appendix I to Report PLN 15-17, and is
anticipated to take up to 18 months to complete.
3. What is the proposed zoning amendment?
Staff propose to amend the general provisions of By-law 2511 to add a maximum building
height provision of 9.0 metres that would apply to the "R3" One -Family Detached Dwelling
Third Density Zone and "R4" One -Family Detached Dwelling Fourth Density Zone.
4. What lands are affected by the proposed amendment?
The subject lands are within the Rosebank, West Shore and Bay Ridges Neighbourhoods
as identified on Attachments #2, #3 and #4.
Lands that are subject to a site specific by-law that regulates maximum building height will
continue to be regulated by their site specific by-law.
5. Who has been notified of this Public Meeting to consider the proposed amendment?
Notice of this public meeting and the Open House, to be hosted on October 30, 2017, has
been placed on the Community Page in the October 11, 2017 and October 18,2017
editions of the News Advertiser. The notice has been mailed to all of the Interested Parties
that attended the September 5, 2017 meeting of the Planning & Development Committee
when PLN 15-17 was considered and it is posted on the City's website.
6. How is building height measured?
Building Height and the way that it is measured on various roof types is specifically defined
in the Zoning By-law.
In By-law 2511, "Building Height" shall mean the vertical distance between the established
grade, and in the case of a flat roof, the highest point of the roof surface or parapet wall, or
in the case of a mansard roof the deck line, or in the case of a gabled, hip or gambrel roof,
the mean height level between eaves and ridge.
The by-law further states that a penthouse, tower, cupola, steeple or other roof structure
which is used only as an ornament upon or to house the mechanical equipment of any
building shall be disregarded in calculating the height of such building.
7. Why are staff proposing a maximum building height of 9.0 metres?
There are a variety of residential neighbourhoods covered by By-law 2511. Although the
homes in these areas have been built over a range of years, most were built between the
1970's and the 1990's. There are also some lots throughout each neighbourhood, with
more recent construction as a result of either infill development on vacant or new Tots, or
replacement housing, where older dwelling units have been demolished and replaced with
a new home. As By-law 2511 has no height regulation, infill and replacement housing is
significantly taller than the houses first built in the neighbourhoods covered by this by-law.
Information Report No. 08-17 Page 3
A maximum height provision of 9.0 metres has been used in a number of site specific
zoning by-law amendments for recent infill projects on Chantilly Road, Monica Cook Place
and Old Orchard Avenue. Attachment #5 provides samples of 2, two storey dwellings that
can be built within the maximum 9.0 metres height provision. A 9.0 metre maximum
building height will allow the construction of both one and two storey dwellings in the
established neighbourhoods that currently have a mix of one and two storey dwellings.
Establishing an appropriate maximum building height for the "R3" and "R4" zones of
By-law 2511 will ensure that building height is regulated for construction where only a
building permit is required (and no other Planning Act applications are being considered
(e.g. Minor Variance or Zoning By-law Amendment application).
Establishing a 9.0 metre maximum building height is intended to be an interim step until the
Infill and Replacement Housing in Established Neighbourhoods Study has been completed.
The 9.0 metre height can be re-examined through the Study, in the context of the broader
issue of character and transitioning neighbourhoods.
8. What does the Official Plan policy and Zoning By-law permit?
The Regional Official Plan (ROP) designates the subject lands as "Living Areas". The
Living Areas designation shall be used predominately for housing purposes.
The Pickering Official Plan designates the subject lands "Urban Residential Areas — Low
Density Areas". The permitted uses within this designation includes housing and related
uses and activities, including group homes and home occupations.
The proposed Zoning By-law amendment conforms to both the policies of the Durham
Regional Official Plan and the Pickering Official Plan.
The uses permitted in the "R3" and "R4" zones of By-law 2511 are limited to detached
dwellings.
9. What Comments have been received to date?
At the time of writing the Report, no comments have been received in response to the
circulation of the Zoning By-law Amendment Application A 09/17. However, at the
meeting of September 5, 2017, when Planning & Development Committee considered
Report PLN 15-17, three delegations spoke to the Committee. Two of the delegates spoke
to adding height restrictions and ensuring building height should be set to represent the
neighbourhood. The other delegate indicated a maximum height restriction of 11.0 metres
should be included, with reductions in setbacks to improve the streetscape.
10. What are the Next Steps
Following the public meeting, all comments received either through the public meeting or
through written submissions, will be considered by Planning Staff in its review and analysis
of the proposed amendment. At such time as input from the public, agencies and
departments have been received and assessed, a recommendation report will be brought
forward to the Planning & Development Committee for consideration.
Information Report No. 08-17 Page 4
11. Procedural information
• written comments regarding this proposed amendment 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
Attachments
1. Lands Zoned R3 and R4 in By-law 2511
2. Lands Zoned R3 and R4 — Rosebank
3. Lands Zoned R3 and R4 — West Shore
4. Lands Zoned R3 and R4 — Bay Ridges
5. Sketch of Sample Buildings Which Comply with Maximum Building Height of 9.0 metres
Prepared By: Approved/Endorsed By:
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Kathleen Power, MCIP, RPP Catherine Rose, MCIP, RPP
Principal Planner — Policy Chief Planner
Jeff Brooks, MCIP, RPP
Manager, Policy & Geomatics
KP:JB:Id
Date of Report: October 17, 2017
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Sketch of Sample Buildings which Comply with
Maximum Building Height of 9.0 metres
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PICKERING
City Development
Department
Sample Buildings
File No: A 09/17
Applicant: City of Pickering
Property Description: Lands Zoned R3 & R4 within By-law 2511
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
DATE: Oct. 16, 2017