HomeMy WebLinkAboutPLN 06-18P1CKE RiNG
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Report to
Planning & Development Committee
Report Number: PLN 06-18
Date: March 5, 2018
From: Kyle Bentley
Director, City Development & CBO
Subject: Zoning By-law Amendment Application A 09/17
City Initiated
Amendment to Zoning By-law 2511: Maximum Building Height in the "R3" and "R4"
Zones
Recommendation:
1. That City Initiated Zoning By-law Amendment Application A 09/17 to add maximum building
height provisions for lands zoned "R3" and "R4" within Zoning By-law 2511, as set out in
Appendix I to Report PLN 06-18, be endorsed; and that staff be authorized to finalize and
forward the implementing Zoning By-law Amendment to Council for enactment.
Executive Summary: The purpose of this report is to seek final Council approval of the City
initiated amendment to Zoning By-law 2511, as set out in Appendix I, to add a maximum building
height of 9.0 metres for all lands zoned "R3" and "R4" that are not 'subject to a site specific by-law;
and to add a site specific exception allowing a maximum building height of 9.5 metres for lands
within Draft Plan of Subdivision SP -2017-03.
Through focus group discussions with the community, maximum building height was identified as
one of the key criteria in ensuring compatibility of new infill and replacement housing in
established neighbourhoods. Homes in the Rosebank, West Shore and Bay Ridges
Neighbourhoods were built over a range of years. However, most were built between the 1970s
and 1990s. These neighbourhoods have been experiencing a shift over the last several years as
a result of new larger and taller homes built through infill and replacement housing. Consequently,
local residents have starting raising concerns that these new homes are not compatible with the
predominant character of these neighbourhoods.
Zoning By-law 2511 currently does not regulate maximum building height for parts of the
established neighbourhoods of Rosebank, West Shore and Bay Ridges. The draft implementing
Zoning By-law Amendment, set out in Appendix I, provides an interim measure until further policy,
zoning and other tools are developed through the Infill and Replacement Housing in Established
Neighbourhoods Study to address transition between existing older housing stock and new
contemporary housing development.
Financial Implications: No direct costs to the City are anticipated as a result of the
recommendations of this report.
Report PLN 06-18 March 5, 2018
Subject: City Initiated Amendment to Zoning By-law 2511: Page 2
Maximum Building Height in the "R3" and "R4" Zones
Discussion:
1. Background
1.1 Property Description
The subject lands are zoned "R3" — Residential Third Density Zone and "R4" — Residential
Fourth Density Zone within the Rosebank, West Shore and Bay Ridges Neighbourhoods,
as identified in Attachments #1, #2 and #3 respectively. The Rosebank, West Shore and
Bay Ridges Neighbourhoods are located within the South Pickering Urban Area.
1.2 Draft Implementing Zoning By-law Amendment
Draft amendments to Zoning By-law 2511, as set out in Appendix I, add a maximum
building height of 9.0 metres to the "R3"and "R4" Zones; and add a site specific exception
to the "R4" Zone allowing a maximum building height of 9.5 metres for lands within the
Draft Plan of Subdivision SP -2017-03. All other properties within the "R3" and "R4" Zones
that have a site specific by-law regulating maximum building height will continue to have
that provision regulated by their site specific by-law.
2. Public Consultation and Comments
2.1 October 30, 2017 Open House and November 6, 2017 Public Meeting
Notice of an Open House and Public Meeting was placed on the City's website and on the
Community Page of the News Advertiser in the October 11, 2017 and October 18, 2017
editions. Notice was also mailed to all interested parties that attended the September 5, 2017
meeting of the Planning & Development Committee when Report PLN 15-17 on "Infill and
Replacement Housing in Established Neighbourhoods" was considered.
The Open House meeting was held on Monday, October 30, 2017 to inform area residents
and the public about the proposed amendments to Zoning By-law 2511 and receive
feedback. Approximately 25 people attended the Open House.
On November 6, 2017, approximately 50 people attended the Statutory Public Information
Meeting, at which 10 residents spoke or made a presentation regarding the proposed
amendments to Zoning By-law 2511.
2.2 Written Submissions
Sixteen written submissions were also received. Attachment #4 outlines the written
submissions and staff's response.
2.3 Summary of Public Comments
The following is a summary of the key comments provided at the Open House, Public
Meeting and through written submissions.
Report PLN 06-18 March 5, 2018
Subject: City Initiated Amendment to Zoning By-law 2511: Page 3
Maximum Building Height in the "R3" and "R4" Zones
2.3.1 Maximum Height
Support for setting a 9.0 metre maximum building height:
Most of the comments support a 9.0 metre maximum building height. Comments cited
concern over shadowing caused by larger, taller homes on adjacent existing homes and
the negative impact that these larger homes could have on the existing character of
established low-rise neighbourhoods. Comments were also made that the 9.0 metre
maximum building height should be applied beyond the "R3" and "R4" Zones, including
applying the standard to semi-detached and linked dwellings and replacing the 10.5 metre
maximum building height in Zoning By-law 2520 with 9.0 metres so that it is in keeping with
most of the existing homes in the area. There were also some comments that the method
for measuring height should be reviewed.
Many people noted that implementing a 9.0 metre maximum building height is a good start
and that they are eager to have the City undertake the Infill and Replacement Housing in
Established Neighbourhoods Study so that other matters related to compatibility can be
comprehensively addressed.
Requests to consider a 10.5 metre maximum building height:
Some people noted that a 10.5 metre maximum building height is more appropriate to
accommodate the type of housing product that consumers want, specifically homes with
2.7 and 3.0 metre (9 and 10 foot) ceilings. It was also noted that a 9.0 metre maximum
building height may restrict certain architectural styles and the achievement of various roof
types. There was some concern that establishing a maximum building height of 9.0 metres
would decrease property values and that it would be more appropriate to establish a
10.5 metre maximum building height until the Infill and Replacement Housing in
Established Neighbourhoods Study is complete.
2.3.2 Compatibility and Character
Several comments made regarding other matters impacting neighbourhood character are
outside the scope of this Zoning By-law Amendment and will be addressed through the Infill
and Replacement Housing in Established Neighbourhoods Study. These comments '
include: concern regarding how building height is measured; concern that grading of new
lots result in an established grade that is higher than that of adjacent properties; support for
the preservation of existing trees; and lack of support for reducing setbacks.
2.3.3 Other Matters
Other key comments made that are outside the scope of this Zoning By-law Amendment
include: a request to Council to consider Durham Region's Age -Friendly Community Plan;
concern that the development of larger homes affects housing affordability and property
values; a request to consider not having basements in areas prone to flooding; and concern
with the high density proposal on Wharf Street and the future development at the base of
Liverpool Road.
Report PLN 06-18 March 5, 2018
Subject: City Initiated Amendment to Zoning By-law 2511: Page 4
Maximum Building Height in the "R3" and "R4" Zones
3 City Departments and Agency Comments
3.1 City of Pickering Engineering Services Department
Engineering Services had no objection to the proposed amendment. Lot grading plans in
support of building permits and planning, applications are reviewed by the Water Resources
& Development Services Division to ensure the Development Control Design Standards
and the Stormwater Management Design Guidelines are met.
3.2 Region of Durham
The Region of Durham noted that applicable designations in the Regional Official Plan for
the subject lands include "Living Areas", "Waterfront Areas", and "Waterfront Places —
Frenchman's Bay". They also noted that the proposed amendment appears to conform to
the Regional Official Plan.
3.3 Enbridge Gas
Enbridge Gas had no objection to the proposed amendment.
3.4 Toronto and Region Conservation Authority (TRCA)
The TRCA had no comments or concerns with the proposed amendment.
4. Planning Analysis
4.1 Proposal Conforms to Pickering Official Plan
The Pickering Official Plan designates the subject lands as "Urban Residential Areas — Low
Density Areas" within the Rosebank, West Shore, and Bay Ridges Neighbourhoods. Lands
within this designation are intended primarily for housing. Official Plan policies with regard
to community design encourage developments that are designed to fit their contexts by
considering matters such as massing, height, and scale. Also, specific policies for the
Rosebank Neighbourhood encourage new development to be compatible with the character
of existing development. The uses permitted in the "R3" and "R4" Zones of By-law 2511
are limited to detached dwellings. The draft implementing Zoning By-law Amendment
conforms to the policies of the Pickering Official Plan.
4.2 The Need to Implement a Zoning By-law Amendment
Over the past several decades, the size and height of houses have increased due to
changes in building construction techniques, engineering practices for lot grading, market
trends and consumer preferences for higher interior ceiling heights. Image 1 illustrates this
general trend. This has resulted in situations, experienced by many municipalities, where
the height and scale of new homes in mature, established low-rise neighbourhoods can be
considerably taller than adjacent existing homes.
Report PLN 06-18
March 5, 2018
Subject: City Initiated Amendment to Zoning By-law 2511: Page 5
Maximum Building Height in the "R3" and "R4" Zones
Image 1: Trend in Changes to Building Heights (Source: City of Edmonton)
PRE 1970 1970 - 2000
8'-1" Second Floor
8'-1" Main Floor
Basement
8'-1" Second Floor
to
9'-1" Main Floor
2000 -PRESENT
8'-1" to 9'-1" for
Upper Floors
9'-1" to 10'-1" for
Main Floor Height
Developed
Basement y\\'\\���7; Basement
Comments provided at the Open House and Public Meeting as well as written submissions
strongly identify building height as a chief concern with respect to the impact larger homes
have on the character of a neighbourhood.
Zoning By-law 2511 currently does not regulate maximum building height for parts of the
established neighbourhoods of Rosebank, West Shore and Bay Ridges. The introduction
of a maximum building height provision is an important step as an interim measure to
address this deficiency in Zoning By-law 2511 and to address resident concerns.
Maximum building height provisions, among other matters, will be further reviewed through
the Infill and Replacement Housing in Established Neighbourhoods Study which will
examine neighbourhoods in the South Pickering Urban Area.
Many noted at the Open House and Public Meeting that they are anxious for the City to
undertake the Infill and Replacement Housing in Established Neighbourhoods Study to
address the impacts new housing has on the character of established neighbourhoods, and
agree that adding an interim maximum building height provision is a step in the right
direction.
4.2.1 Proposing a Maximum Building Height
Staff considered all of the comments expressed through the Open House, Public Meeting
and written submissions, as well as comments received from the agency circulation. Staff
also reviewed site specific amendments establishing a maximum building height in the "R3"
and "R4" Zones of Zoning By-law 2511 passed since the year 2000, and found that many
were for 9.0 metres or less.
Most of the individuals who provided comments at the Open House, Public Meeting and
through written submissions support a maximum building height of 9.0 metres, indicating it
will provide a reasonable transition between new contemporary housing development and
older existing residential development. There were also concerns expressed that a
maximum building height of 9.0 metres is too restrictive considering modern construction
methods and that 10.0 or 10.5 metres would allow some flexibility to address local
conditions and would facilitate homeowner desires to have higher interior floor to ceiling
heights.
Report PLN 06-18 Revised March 5, 2018
Subject: City Initiated Amendment to Zoning By-law 2511: Page 6
Maximum Building Height in the "R3" and '1R4" Zones
Based an staff's research and in light of public feedback, staff continue to recommend that
a 9.0 metre maximum building height is appropriate and can accommodate the
development of a moderate two-storey home while providing an appropriate transition in
height to adjacent existing homes that were predominantly built prior to 2000. A 9.0 metre
maximum building height would permit bungalows, bungaloft-style and two-storey
dwellings, but will largely preclude three-storey dwellings. The proposed maximum building
height provision will help manage redevelopment within established residential
neighbourhoods and address compatibility matters.
4.3 Effect of Draft Implementing Zoning By-law Amendment on Active Planning
Applications
As of the writing of this Report, there is one active planning application in the subject area
that is pending approval. A Draft Plan of Subdivision SP -2017-03 for Marshall Homes
(Copperfield) Ltd. is, proposing seven lots for detached dwellings fronting onto the extension
of Frontier Court (see PLN 05-18 which recommends approval of the Draft Plan of
Subdivision). Marshall Homes is proposing building heights that range between 9.0 and
9.5 metres.
The Planning Act indicates that no new zoning by-law shall prevent the erection of any
building or structure from being established where a building permit has been issued prior
to the date of the passing of the new by-law. This means that when Marshall Homes
applies for building permits, they would have to comply with the zoning in force at the time
which, should Council pass this Zoning By-law Amendment, will limit the maximum building
height to 9.0 metres.
As such, Marshall Homes would either need to redesign some of the detached dwellings to
ensure they all meet the 9.0 metre maximum building height limit, or submit a minor
variance application and proceed through the minor variance process.
Although, under the current zoning, Marshall Homes could have proposed dwellings that
are considerably higher than 9.0 to 9.5 metres, they have attempted to meet the proposed
9.0 metre maximum building height. However, due to the grades of some Tots, a 9.0 metre
height limit could not be achieved without a substantial redesign of these dwelling units,
Staff acknowledge that applicants incur a substantial expense to prepare drawings and
background reports as part of their complete application submission to the City. As such, it
is recommended that a site specific exception be made to the "R4" Zone in By-law 2511 to
permit a maximum 9.5 metre building height for the proposed Marshall Homes
development on Frontier Court.
Report PLN 06-18
No Change
March 5, 2018
Subject: City Initiated Amendment to Zoning By-law 2511: Page 7
Maximum Building Height in the "R3" and "R4" Zones
4.4 Staff Recommend an Implementing Zoning By-Iaw Amendment be Forwarded to
Council for Enactment
Staff recommend the Zoning Bylaw Amendment, as set out in Appendix 1, that will amend
Zoning By-law 2511 to add a maximum building height provision of 9.0 metres to the
"R3" Zone and the "R4" Zone, and provide a site specific exception for the Marshall Homes
development on Frontier Court, be brought before Council for enactment.
Appendix:
Appendix I Draft Implementing Zoning By-Iaw Amendment
Attachments:
1, Subject Lands — Rosebank Neighbourhood
2. Subject Lands — West Shore Neighbourhood
3. Subject Lands — Bay Ridges Neighbourhood
4. Staff Response to Written Submissions
Prepared By:
Stev Andis, MCIP, RPP
Principal Planner, Policy
Jeff Brooks, MCIP, RPP
Manager, Policy & Geomatics
SA:JB:Id
Approved/Endorsed By:
Catherine Rose, MCIP, RPP
Chief Planner
Kyle Bentley, P. Eng.
Director, City Development & CBO
Recommended for the consideration
of Pickering City Council
Gds
Tony Prevedel, P.Eng.
Chief Administrative Officer
‘5,z0/0
Appendix I to
Report PLN 06-18
Draft Implementing
Zoning By-law Amendment
The Corporation o
of Pickering
aw No. XXXX/18
Being a By-law to amend Restricted Area (Zoning) By-Iaw 2511,
as amended to implement the Official Plan of the City of Pickering,
Region of Durham (A 09/17)
Whereas the Council of The Corporation of the City of Pickering initiated an application
to regulate maximum building height within the "R3" and "R4" Zone categories within
Zoning By-Iaw 2511;
And whereas the Council of The Corporation of the City of Pickering deems it advisable
to amend By-Iaw 2511 to regulate the maximum building height within the "R3" and "R4"
Zone categories;
Now therefore the Council of The Corporation of the City of Pickering hereby enacts as
follows:
1. Schedule I
Schedule I attached hereto with notations and references shown thereon is hereby
declared to be part of this By-Iaw.
2. Area Restricted
The provisions of this By-Iaw shall apply to those lands designated "R3" — Residential
Third Density and "R4" — Residential Fourth Density by By-law 2511.
3. Text Amendments
Section 9.2 and 10.2, are hereby amended, by incorporating the following
subparagraphs to the Area Requirements of "R3" and "R4" Zones as follows:
(1) 9.2. 7 Building Height:
Maximum — 9.0 metres
(2) 10.2.7 Building Height:
Maximum -- 9.0 metres
(3)
New Subsection 10.3.6 is hereby added to provide a site specific exception as
follows:
10.3.6 Part of Lots 23, 24, 26 & 26, Plan 350 (Now Parts 1, 2, 3 & 4 of
Plan 40R-29501)
By-Iaw No. XXXX/18 Page 2
Notwithstanding the provision for maximum building height in Subsection 10.2.7,
lands as shown on Schedule I to By-law XXX/18 shall have a maximum building
height of 9.5 metres.
4. By-law 2511
By-law 2511, as amended, is hereby further amended only to the extent necessary
to give effect to the provisions of this By-law. Definitions and subject matters not
specifically dealt with in this By-law shall be governed by relevant provisions of
Bylaw 2511, as amended.
5. Effective Date
This Bylaw shall come into force in accordance with the provisions of the Planning
Act.
By-law passed this XX day of XXXX, 2018.
PT
David Ryan, Mayor
Debbie Shields, City Clerk
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00 Pro tier Court
Schedule 1 to By -Law XXXX
Passed This
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Staff Response to Written Submissions
Commenter
Written Submission
Staff Response
1. Marshall
Homes
a) 9.0 metres is not sufficient when considering
modern construction methods; the maximum
height should be 10.5 metres.
b) Between building code changes, raised heels for
better insulation, basement heights for flooding,
and homeowner preference, an additional
1.5 metres can be expected on new construction.
c) A new two-storey home will be approximately
10.5 metres in height.
d) The home value of properties in Bay Ridges and
West Shore had been steadily increasing until
September 2017, when the Amending By-law was
announced; a height limit of 9.0 metres will
substantially reduce property values.
a) Based on staff's research a 9.0 metre maximum
building height can accommodate a modern
two-storey dwelling.
b) See staff response a) above.
c) See staff response a) above.
d) A correlation cannot be conclusively made between
the initiation of establishing a maximum building
height in the "R3" and "R4" Zones of By-law 2511
and housing prices in the Bay Ridges and West
Shore neighbourhoods. Other influences, such as
market forces, rising interest rates and Ontario's
Fair Housing Plan may be contributing factors.
2. Resident —
Timmins
Gardens
a) Concerned that some areas not covered by the
proposed zoning amendment.
a) Staff research showed that only properties zoned
"R3" and "R4" under By-law 2511, not already
subject to site specific building height limits, had
no restriction on maximum building height.
3. Resident —
Essa
Crescent
a) Why is the area west of Frenchman's Bay
excluded from the zoning amendment? Several
three-storey houses are being built in that area.
a) The proposed Zoning By-law Amendment only
applies to lands zoned "R3" and "R4" under Zoning
By-law 2511 which have no maximum height
provisions. Lands west of Frenchman's Bay are
within Zoning By-law 2520 which has a maximum
building height limit of 10.5 metres for all
residential zones.
74,
371
c,B1
Commenter
Written Submission
Staff Response
4. Resident —
Annland
Street
a) Strongly against many new proposals in Bay
Ridges that are not in keeping with neighbourhood,
remove trees, are too tall and will have parking
issues.
b) Does not like the three-storey dwelling at
663 Pleasant Street.
c) A two-storey, 9.0 metre tall dwelling would be
acceptable.
a) The Infill and Replacement Housing in Established
Neighbourhoods Study will examine the broader
issues of character and transitioning
neighbourhoods.
b) Comment noted.
c) Comment noted.
5. Resident -
Pleasant
Street
a) Very happy with a maximum height of 9.0 metres.
b) Many homes have been built that look out of
place and infringe on neighbours' privacy.
a) Comment noted.
b) The Infill and Replacement Housing in Established
Neighbourhoods Study will examine the broader
issues of character and transitioning
neighbourhoods.
6. Resident -
Front Road
a) Does not want a height restriction placed on her
property, as it may impact resale value along Front
Road.
a) The proposed Zoning By-law Amendment is an
interim measure until the Infill and Replacement
Housing in Established Neighbourhoods Study
either confirms that 9.0 metres is an appropriate
building height limit or recommends a different
building height limit.
7. Resident -
Victory
Drive
a) Disappointed that the City has not done statistical
studies to determine optimum building height for
individual neighbourhoods.
b) Concerned that the way height is measured (to
the mid -point of the roof) does not capture how
height will impact neighbourhood perspective.
a) Analysis regarding building heights for
neighbourhoods in the South Pickering Urban
Area will be undertaken through the InfiII and
Replacement Housing in Established
Neighbourhoods Study.
b) The definition of height will be reviewed through
the Infill and Replacement Housing in Established
Neighbourhoods Study.
Commenter
Written Submission
Staff Response
c) Height should be measured to the peak of the
house, rather than the mid -point of the roof.
d) Roof ornaments or mechanical equipment should
be covered by the maximum height requirement.
c) See staff response b) above.
d) See staff response b) above.
8. Resident —
Pleasant
Street
a) Approves of adding a building height limit along
Pleasant Street.
a) Comment noted. Pleasant Street is zoned "R4" in
By-law 2511 and would be subject to the proposed
Zoning By-law Amendment that would limit
building height to 9.0 metres.
9. Resident —
Leaside
Street
a) Would like to see maximum height standardized
between Zoning By-laws; the proposed height
restriction of 9 metres should also apply to lands
under By-law 2520, not just By-law 2511.
b) Concerned about some homes with above grade
cellars/basements.
a) The Infill and Replacement Housing in Established
Neighbourhoods Study will examine the South
Pickering Urban Area, which encompasses By-law
2520. Currently, By-law 2520 has a maximum
building height of 10.5 metres.
b) See staff response a) above.
10. Resident —
Front Road
a) Concerned that builders will get around the
proposed height restriction because the restriction
will only apply to detached dwellings. Builder will
build "attached" dwellings instead to get around
the height limit.
a) The "R3" and "R4" Zones only permit detached
dwellings. They do not permit "attached"
dwellings.
11. Resident —
Cliffview
Road
a) Uncertain what the rationale is for measuring
building height to the mid -point and not the peak of
the roof.
a) Measuring building height as the vertical distance
between the established grade to the mid -point of
peaked roof is common in municipal zoning by-laws.
The rationale is that that even though a peaked
roof would extend higher than a flat roof of the
same height the mass of the two buildings would
be approximately equal. Measuring to the
midpoint also encourages a variety of roof styles.
Commenter
Written Submission
Staff Response
b) Concerned about grading changes for new
b) Grading of lots for new homes is undertaken to
dwellings.
facilitate proper overland storm drainage from the
lot to the street without impacting adjacent
properties. The effect of the lot grading increases
the relative difference in height between a new
and existing building and will be concidered in the
broader context of neighbourhood character
through the Infill and Replacement Housing in
Established Neighbourhoods Study.
c) Are there enough building inspectors to ensure
c) The City currently has sufficient staff to ensure that
compliance on all new dwellings?
new buildings comply with all applicable
regulations.
12. Pickering
a) Supportive of the amendment to add a maximum
a) Comment noted.
West
height of 9.0 metres.
Shore
Community
b) Would support additional height if warranted to
b) The proposed Zoning By-law Amendment does
Association
accommodate a legal walkout basement with
not preclude the ability to apply for a minor
legal sized basement windows.
variance to request additional height. The request
would be considered, and a decision made, by the
Committee of Adjustment.
c) Not supportive of the use-of "reductions in
c) The matter of building setbacks and other
setbacks to improve the streetscape" as a tool to
development standards that affect neighbourhood
manage infill development.
character will be examined through the Infill and
Replacement Housing in Established
Neighbourhoods Study.
d) The methodology used to measure building height
d) The method for how building height is measured
should be reviewed,
will be evaluated through the Infill and Replacement
Housing in Established Neighbourhoods Study.
Commenter
Written Submission
Staff Response
13. Resident —
a) Supportive of the proposal for a maximum height
a) Comment noted.
Cecylia
of 9.0 metres.
Court
b) Would like to see the 9.0 metre height limit added
b) The Infill and Replacement Housing in Established
to Zoning By-law 2520 as well.
Neighbourhoods Study will examine the South
Pickering Urban Area which encompasses By-law
2520. Currently, By-law 2520 has a maximum
building height of 10.5 metres.
c) The City should reach out to residents in other
c) The Infill and Replacement Housing in Established
zones for their input.
Neighbourhoods Study will examine
neighbourhoods in the South Pickering Urban
Area. The City will reach out to residents in these
neighbourhoods to participate in the Study.
d) The City should consider a freeze on rebuilds that
d) Staff are recommending a 9.0 metre maximum
exceed 9.0 metres while it is being considered.
building height for lands zoned "R3" and "R4" in
Zoning By-law 2511.
e) Concerned about how the height limit will be
e) Building heights are reviewed through planning
enforced.
applications and/or building permit applications.
Adherence to regulated building heights are
enforced initially though the review of plans by
Zoning Examiners and then onsite by Building
Inspectors.
f) Height should be calculated only to a 45 degree
f) The method for how building height is measured
roof pitch; any higher degree is out of character
will be evaluated through the Infill and
and dangerous for roofers.
Replacement Housing in Established
Neighbourhoods Study.
Commenter
Written Submission
Staff Response
g) Land should not be raised so as to increase
absolute height.
h) The City Development Department should review
all rebuilds and infills.
g) Grading of lots for new homes is undertaken to
facilitate proper overland storm drainage from the
lot to the street without impacting adjacent
properties. The effect of the lot grading increases
the relative difference in height between a new
and existing building and will be considered in the
broader context of neighbourhood character
through the Infill and Replacement Housing in
Established Neighbourhoods Study.
h) All development is reviewed by the City
Development Department.
14. Resident —
Westshore
Boulevard
a) The proposed height is too short; it will devalue
their property by restricting the size of a home to
be built in the future
a) The proposed Zoning By-law Amendment is an
interim measure until the Infill and Replacement
Housing in Established Neighbourhoods Study
either confirms that 9.0 metres is an appropriate
building height limit or recommends a different
building height limit.
15. Resident —
Pleasant
Street
a) Concerned about much of the infill construction
occurring in their neighbourhood.
b) The house at the corner of Pleasant Street and
Annland Street is an example of bad design and a
house out of character.
c) In addition to height restrictions, homes should be
made to suit the neighbourhood.
a) The intent of the forthcoming Infill and
Replacement Housing in Established
Neighbourhoods Study is to examine what would
constitute appropriate infill in the City's mature,
established neighbourhoods. The Study is
intended to look at neighbourhood character and
review matters such massing, height, and scale.
b) Comment noted, also see staff response a) above.
c) See staff response a) above.
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Commenter
Written Submission
Staff Response
d) The house at 660 Pleasant Street is an example
of good infill
e) A 9.0 metre height limit is a good start, but
8.0 metres would be even better.
d) Comment noted.
e) Staff have recommended a 9.0 metre maximum
building height as a means to provide a
reasonable transition between new contemporary
housing development and older existing residential
development.
16. Resident —
Simpson
Avenue
a) Streets with trees and greenery increase human
life span. Large trees are destroyed to
accommodate massive new buildings and front
yards are paved over for new infill developments.
b) Over the past few years builders have been
pushing the envelope with height and size of new
buildings.
c) Would like to see a 2 year halt on development for
the City to determine how to maintain the health
and wellbeing of citizens.
d) A temporary solution which can be amended
down the road is better.
a) Landscaping design elements may be a matter
addressed in the Infill and Replacement Housing
in Established Neighbourhoods Study.
b)
The intent of the forthcoming Infill and
Replacement Housing in Established
Neighbourhoods Study is to examine what would
constitute appropriate infill in the City's mature,
established neighbourhoods. The Study is
intended to look at neighbourhood character and
review matters such massing, height, and scale.
c) Staff are recommending a 9.0 metre maximum
building height for lands zoned "R3" and "R4" in
Zoning By-law 2511 and are proceeding with the
Infill and Replacement Housing in Established
Neighbourhoods Study.
d) Comment noted.