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HomeMy WebLinkAboutInformation Report 11-19Cly DICKERING Information Report to Planning & Development Committee Report Number: 11-19 Date: June 17, 2019 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 13/18 Allan Kent Cameron Lot 2 and Part of Block A, Plan 407 (715 Liverpool Road) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding an application for Zoning By-law Amendment, submitted by Allan Kent Cameron, to permit an infill 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 and no decision 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 property is located on the east side of Liverpool Road, north of Commerce Street, within the Bay Ridges Neighbourhood (see Location Map, Attachment#1). The property has an area of approximately 929 square metres with approximately 30.5 metres of frontage along Liverpool Road. The property is currently occupied by a vacant, single -storey building formerly used as an accountant's office, which is proposed to be demolished. A row of mature trees is located along the rear property line. Surrounding land uses include (see Air Photo Map, Attachment #2): North: A residential common element condominium development, presently under construction, consisting of 57 townhouse units and 10 detached dwellings. East: Immediately to the east is the Frenchman's Bay Ratepayers Memorial Park, and further east are detached dwellings fronting onto Commerce Street. South: Abutting the subject property to the south are two detached dwellings fronting onto Liverpool Road. West: Across Liverpool Road is the Fairport United Cemetery and detached dwellings fronting Commerce Street. Information Report No. 11-19 Page 2 3. Applicant's Proposal The applicant has submitted an application for Zoning By-law Amendment to rezone the subject property to a residential zone category in order to create three lots for detached dwellings fronting onto Liverpool Road (see Submitted Concept Plan, Attachment #3). The proposed lots will have minimum lot frontages of approximately 10.1 metres and minimum lot areas of approximately 309 square metres. The proposed detached dwellings will be 2 -storeys with. a building height of approximately 8.4 metres (calculated from established grade to the mid -point of the peaked roof). The proposed dwellings will be approximately 225 square metres in size (see Submitted Conceptual Elevations, Attachments #4, #5 and #6). Two parking spaces are proposed for each unit (one within an attached garage and one on the driveway). The applicant is proposing to utilize the Bonus Zoning policies of the City's Official Plan to permit three dwellings, whereas the density requirements of the Official Plan permits a maximum of two dwellings. In exchange for an additional dwelling unit, the applicant is proposing to provide a community benefit, which is detailed in Section 4.3 of this report. The applicant is proposing to create the new residential lots through the land severance process with the Region of Durham Land Division Committee. 4. Policy Framework 4.1 Durham Regional Official Plan The Region of Durham Official Plan (ROP) designates the subject property as "Living Areas". The "Living Areas" designation shall be used predominately for housing purposes. The plan also states that lands within the Living Areas designation shall be developed in compact form through higher densities and by intensifying and redeveloping existing areas. The applicant's proposal conforms to the policies and provisions of the ROP. 4.2 Pickering Official Plan The subject property is within the Bay Ridges Neighbourhood and is designated "Urban Residential Areas — Low Density Areas" within the Pickering Official Plan. This designation provides for housing and related uses, and a density of up to and including 30 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 patternssuch 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. Information Report No. 11-19 Page 3 4.3 Bonus Zoning Policies Section 37 of the Planning Act authorizes municipalities with appropriate Official Plan provisions to pass zoning by-laws for increases in height or density beyond what is permitted by the Official Plan, in return for the provision by the applicant of community benefits. Section 16.17 of the Official Plan permits City Council to pass by-laws that grant an increase in density not exceeding 25 percent of the density permitted by the Official Plan providing: • the density bonus is given only in return for the provision of specific services, facilities or matters as specified in the by-law, such as but not limited to: additional open space or community facilities, assisted or special needs housing, the preservation of heritage buildings or structures, or the preservation of natural heritage features and functions; • when considering an increase in density, and allowing the provision of benefits off-site, the positive impacts of the exchange should benefit the social/cultural, environmental and economic health of surrounding areas experiencing the increased density; • the effects of the density bonus have been reviewed and determined by Council to be in conformity with the general intent of the Official Plan, by considering matters such as: • the suitability of the site for the proposed increase in density in terms of parking, landscaping, and other site-specific requirements; • the compatibility of any increase in density with the character of the surrounding neighbourhood; and • as a condition of granting a density bonus, the City requires the benefiting landowner(s) to enter into one or more agreements, registered against the title of the lands, dealing with the provision and timing of specific facilities, services or matters to be provided in return for the bonus. On May 27, 2019 Council approved a Bonus Zoning Policy to ensure a consistent and transparent approach when identifying eligible developments and community benefits, calculating the value of the applicant's contribution towards a community benefit, and negotiating the required Section 37 agreements. The objective of this policy is to implement the Bonus Zoning provisions of Section 16.17 of the Pickering Official Plan, in accordance with Section 37 of the Planning Act, as amended. The applicant is proposing to use the Bonus Zoning provisions of the City's Official Plan to increase the density to approximately 33 units per net hectare, which results in one additional unit beyond the maximum permitted density by the Official Plan. In return for the additional density, the applicant is proposing community improvements in the form of upgrades to Balsdon Park, located at the corner of Krosno Boulevard and Liverpool Road. The City is currently assessing the appropriateness of the applicant's request to use the density bonus provisions of the Official Plan to increase the permitted density. Information Report No. 11-19 Page 4 4.4 Bay Ridges Neighbourhood Policies and Guidelines The Bay Ridges Neigbourhood Policies recognize the subject property as being in the vicinity of the "Liverpool Road Waterfront Node". The Tertiary Plan of the Liverpool Road Waterfront Node Development Guidelines identifies the lands as Established Built Area of the historic "Village of Fairport". The guidelines provide direction on the built form of buildings along Liverpool Road by directing new buildings to: • provide high quality landscaping of front yards, large windows on the ground floor, and signage of an appropriate character • provide enhanced architecture to harmonize with the Great Lakes Nautical Village theme • be built close to the street without too much variation in setback • be designed to allow for the easy conversion of ground floors to accommodate landowners who may want to open commercial -type uses within the buildings The application will be assessed against the Bay Ridges Neighbourhood policies and the Liverpool Road Waterfront Node Development Guidelines during the further processing of the application. 4.5 Zoning By-law 2511 The subject property is currently zoned "C1" — Local Commercial Zone within Zoning By-law 2511, as amended, which permits a retail store, restaurant — type A, bake shop, service store, dry cleaning and laundry collecting station, business office and parking station, and professional office. The applicant is requesting to rezone the subject property to an appropriate residential zone category with site-specific performance standards to facilitate the proposal. A Zoning Provisions Comparison Chart and Zoning Map summarizes the existing "R4-11" zone standards immediately to the south of the subject property and the "R4" zone standards that comprise a large portion of the Bay Ridges Neighbourhood (see Zoning Provisions Comparison Chart, Attachment #7 and Zoning Map, Attachment #8). 5. Comments Received 5.1 Resident Comments As of the writing of this report, no comments or concerns have been received from the public. Information Report No. 11-19 Page 5 5.2 Agency Comments Region of Durham — Planning & Economic Development Department Canada Post Durham Catholic District School Board Durham District School Board Enbridge, Rogers Communications and Veridian Connections 5.3 Engineering Services Comments • no comments received at the time of writing this report • door to door delivery will be provided • students from this development will attend Father Fenelon Catholic Elementary School and St. Mary Catholic Secondary School • no objections to the proposal • students will attend existing neigbourhood schools • no objections to the proposal • no objections to the proposal The following is a summary of key concerns/issues or matters of importance identified by the City's Engineering Services Department: • a designated substance survey is to be submitted prior to any future redevelopment of the site due to the suspected presence of regulated building materials (such as asbestos containing materials, lead and mercury -based paints etc.) as identified within the Phase 1 Environmental Site Assessment • one boulevard tree (Ivory Silk Lilac) per lot will be required • confirmation whether the trees located in the rear yards are to be retained or removed, and if removed appropriate compensation (financial and/or replacement planting) will be required 6. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and other identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant prior to a final recommendation report to Planning & Development Committee: • ensuring conformity with the City's Official Plan and the Bay Ridges Neighbourhood policies • ensuring that the design, height, massing, coverage, side yards, and setbacks of the proposed dwellings are compatible with the surrounding residential neighbourhood and in keeping with the requirements of the Liverpool Road Waterfront Node Development Guidelines Information Report No. 11-19 Page 6 • determining if the proposed community benefit (improvements in the form of upgrades to Balsdon Park) for one additional unit is suitable for the community • ensuring that appropriate compensation (financial and replacement planting) is provided for the removal of existing vegetation on the property • ensuring that the required technical submissions and reports meet City standards 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 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: • Application form to Amend Zoning By-law, completed by the applicant, dated October 2, 2018 • Planning Justification Report prepared by Evans Planning Inc., dated September 2018 • Addendum to Planning Justification Report prepared by Evans Planning Inc., dated May 7, 2019 • Land Appraisal Reports prepared by Janterra Real Estate Advisors, dated April 23, 2019 • Draft Zoning By-law prepared by Evans Planning Inc., dated September 2018 • Stormwater Management Brief prepared by Politis Engineering Ltd., dated June 2018 and revised September 20, 2018 • Preliminary Grading & Storm Drainage Plan prepared by Politis Engineering Ltd., dated June 2018 • Phase I Environmental Site Assessment prepared by Edward Wong & Associates Inc., dated August 21, 2018 • Site Screening Questionnaire prepared by Edward Wong & Associates, dated July 23, 2018 • Proposed Land Division, Concept Plan dated October 23, 2017 • Elevation and Floor Plan Package prepared by Agincourt Design 2001 Corp., dated September 18, 2018 • Topographic Survey prepared by DFP Surveyors Ltd., dated March 28, 2018 8. Procedural lnformation 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 Information Report No. 11-19 Page 7 • 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 9. Owner/Applicant Information The owner of the property is Allan Kent Cameron and is represented by Evans Planning Inc. Attachments 1. Location Map 2. Air Photo Map 3. Submitted Concept Plan 4. Submitted Conceptual Elevations — Front Elevation 5. Submitted Conceptual Elevations — Side Elevations 6. Submitted Conceptual Elevation — Rear Elevation 7. Zoning Provisions Comparison Chart 8. Zoning Map Prepared By: Rory McNeil Planner I Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design RM:Id Date of Report: May 28, 2019 Approved/Endorsed By: Catherine Rose, MCIP, RPP Chief Planner Attachment # / to Information Renort# /(712 Fairview Avenue Bro*Ong Avenue Bayview Street JI III W aterpoint Street CO a 0 Haller Avenue [1] I ,,- Old Orchard Avenue Monica Cook P�I Ice Il Ilona Park Road Ilona Park Road I C N Crossing - oGull 1 II o.; C > Naroch Boulevard - o -ID m Foxglove Avenue Subject Lands 11111 1 CommerceStreet Broadview Street Annland Street _Shearer _Lane o5 =. m 6N 0 Colmar Avenue tv m Wharf Street , 4 Location Map File: A 13/18 c4 DICKERING City Development Department Applicant: Allan Kent Cameron Property Description: Lot 2 and Part of Block A, Plan 407 (715 Liverpool Road) Date: May. 23, 2019 O The Corporation of the Clty of Plckenng Produced (In part( under licensefron,0 Queens Pdnier, Ontario Monty of Natural Resources. All rights reserved.;® Her Majesty the Queen In Right of Canada, Department of Naturai Resources. AO rights reserved.; OTeranet Enterprises Inc. and its suppllers all rights reserved.;0 Municipal Property Assessment Corporation and ks suppers ell rights reserved.; SCALE. I.5r000 THIS IS NOT APLAN OF SURVEY. Attachment #_oto Snf )rmntirin Reoort# 11 —1 . tri �d ,, ktr t 4t lrc n nWr, 4. Gig a ..8 IIIA X,1 fiCALLIC irA 444.1* Pe PICKERING City Development Department Air Photo Map File: A 13/18 Applicant: Allan Kent Cameron Property Description: Lot 2 and Part of Block A, Plan 407 (715 Liverpool Road) The Corporatnn of the City of Pickering Produced (in pert) under license from: ® Queens Printer, Ontario !Mary of Natural Resources. AI rights reserved.0 Her Majesty the Queen h Right of Canada, Department of Natural Resources All rights reserved.: TS Ttranet Ehterprkes Int ark is suppliors al rights reserved: ® Muntjial Property Assessment Corporation and is suppliers all rights reserved.' Date: May. 23, 2019 SCALE: 1:5,000 THIS IS NOTA PLAN OF SURVEY. 10 10,1 10 1 LIVERPOOL ROAD D a6 PICKERING City Development Department Submitted Concept Plan File No: A 13/18 Applicant: Allan Kent Cameron Property Description: Lot 2 and Part of Block A, Plan 407 (715 Liverpool Road) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May 15, 2019 L:\Planning\Corel\Plan ning\AppsW\2018 -o `1 a2 2 Proposed Single Detached Dwelling Proposed Single Detached Dwelling Proposed Single Detached Dwelling 0.60 120 1.20 0,60 0,60 130 _ $ R R 8 8 R 10 10,1 10 1 LIVERPOOL ROAD D a6 PICKERING City Development Department Submitted Concept Plan File No: A 13/18 Applicant: Allan Kent Cameron Property Description: Lot 2 and Part of Block A, Plan 407 (715 Liverpool Road) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May 15, 2019 L:\Planning\Corel\Plan ning\AppsW\2018 -o `1 ELEVATION A ELEVATION B 15 , ` umme,MIMEA . . magi yY Y • ��, tri �MA, 1 11• maw tR/�n7�CYY- s C. 305 1 _ �� ;� _�_�_� r. .4E-7- _ �_�_ nnnR nna�nn�0nnrw _ MEM _M s y�1MIIME .�e.rs• _ 1111111MEME MI: - !1N. SECOND FIDp0. = ` =1111:11' = 1=7•1111111Mrzrami1 aEMM �� MMOMMInnalirilitliMil w� •4Z-2 • _ _ MI ___ iiminirneurimanninbuirnatii= EMEAMMEIM _ -- �: �__� 1/Yn zlisas�YfRl i Inrw r 1 , , , �� ijap __ Milmitr MM rat am MI 11•111 1.! waw j- wows ,immo 1:lrlll• miam'almmola Il!!'!. =LIINM D }I =.�_ •1 �- == FFM1, FIRS: FLOOR ,.l= 1 1 _... �a --1/- --Il— lJ =MI III ==== _== illMils4il_ 1- ---ice-�• li!!ii C-IT_ I I Ir ram _ TI /1110111 ���I� .��iE. U l -7 ������ MMEMEMEIMIEMEN , ' l -RADE View from Liverpool Road Submitted Conceptual Elevations - Front Elevations C44 File No: A 13/18 PICKERING Applicant: Allan Kent Cameron Property Description: Lot 2 and Part of Block A, Plan 407 City Development (715 Liverpool Road) Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CIN DEVELOPMENT DEPARTMENT. - DATE: May 15, 2019 L:\PI a n n i n g\Corel\ P l a n n i n g\A p p s\A\2018 Attachment # 5 to Information Reoort # EMOOMIMeirdrAMMICIIIMICOMCIIISMDreViCIMISOIGOCOIMINNKISINNIhrol SWAM----- winnnrInrameamms----- lasimagoonsimommommriggenusumersans nonmulnincesnnrasrmwsimiardannraminrarannrawmrawiraievira -----------------8'.'tl - a ---eget—' _ _ c4 4 PICKERING City Development Department Submitted Conceptual Elevations - Side Elevations File No: A 13/18 Applicant: Allan Kent Cameron Property Description: Lot 2 and Part of Block A, Plan 407 (715 Liverpool Road) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May 15, 2019 L:\Planning\Corel\Plan n ing\Ap ps\A\2018 I5 12 61 1 1 1 1 1 1 1'111 1 1 1111_1111,1111 II II 1 1 ! 1 1 1 1 1 1 1 J 1 r' ,1 , 1 1 1 1 1 1 1 1 1 1,J1.11 1 1] 1, 1'1 r T' 11 1 1 1 1.i 1 1 1 1 1 1 1 1, IIIII 1 1 11 1, 1J 1 r'1 11 �1 .r,r,1,J11 , J, 1' l' I `1 1 I 1 1 i, ; , 1 11 I , ' 1 1, 1' E 1'] i 1 1 1 1 1.1 1 1 11]'1'1'1' 1r ]; 1 1 '1.1'r'J 1 1'11 ' 1 J 1111 %1'1'11'1 111 1 11 1 '1 1 1111 11111 1`1 11 1"1 II_, 1'1' '1`1'1%1 l' 1.' '1 J'J' '1'J,r'1 I' 1 11, 1 11 1 1 1,11 11'J'1 1' 1 1 '111 111,11 1, 1 1 1 11i1i ' I, , 1 J1 t 1 1' 1"13. 1 1„1 Ir11'1 1 1111111 11111111111111111 1,1r/till) I , 1 1'd S S S S S city 4 PICKERING City Development Department Submitted Conceptual Elevations - Rear Elevation File No: A 13/18 Applicant: Allan Kent Cameron Property Description: Lot 2 and Part of Block A, Plan 407 (715 Liverpool Road) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May 15, 2019 LAPlanning \ Core! \ Planning\A p p s\A\201 B Zoning Provisions Comparison Chart Provision Proposed Zoning Standard (A 13/18) Existing "R4-11" Zone Standards South of Subject Property Along Liverpool Road Existing "R4" Zone Standards in Neighbourhood Uses Permitted Detached dwelling Detached dwelling Detached dwelling Lot Area (min) 305 square metres 460 square metres 460 square metres Lot Frontage (min) 10.0 metres 15.0 metres 15.0 metres Front Yard (min) 6.0 metres 4.5 metres 7.5 metres Interior Side Yard Width (min) 1.2 metres one side and 0.6 metres other side 1.2 metres both sides, or 1.8 metres one side and no minimum other side 1.5 metres one side and 2.4 metres other side, or 1.5 metres both sides if dwelling is erected with an attached garage Flankage Side Yard Width (min) - 2.7 metres 4.5 metres Rear Yard Depth 7.5 metres 7.5 metres 7.5 metres Building Height (max) 9.0 metres 12.0 metres 9.0 metres Lot Coverage (max) 40 percent 33 percent 33 percent Attachment # _ to InfarrnMi+"r‘ Remort#_ ;;7•7••4i Monica Cook Place S4-7 RM1 Ilona Park Road RM1 RM1 R4 c a) a Luna Court SD cG M Foxglove Avenue R4 C1 S2-17 Gull Crossing S2-17 Commerce Street Subject Lands R4 C1 R4 Broadview Street R4 CdY4 Zoning Map File: A 13/18 PICKERING City Development Department Applicant: Allan Kent Cameron Property Description: Lot 2 and Part of Block A, Plan 407 (715 Liverpool Road Date: May. 28, 2019 9 Corporation of the City o IckenngProduced(inpart)u erllcensefrom:OQueens Pnnter, Ontario Mhlstryo0Natural Resources . All rights reserved© Her Majesty the Queen In Right of Canada, Department of Natural Resources. AI rights reserved.; Teranet Enterprises Inc. and Its suppIiors alIrights reserved.;©Munklpal Property Assessment Corporation and is suppers all opts reserved; SCALE. 1.2r��� I THIS IS NOT A PLAN OF SURVEY.