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HomeMy WebLinkAboutInformation Report 09-21Information Report to Planning & Development Committee Report Number: 09-21 Date: May 3, 2021 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 01/21 596857 Ontario Inc. 1279 and 1281 Commerce Street 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 596857 Ontario Inc., to facilitate 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 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. Property Location and Description The subject lands comprise 2 separate properties located at the southeast corner of Commerce Street and Front Road within the Bay Ridges Neighbourhood (see Location Map, Attachment #1). The properties have a combined area of approximately 0.167 of a hectare, with a combined frontage of 52 metres along Commerce Street and 47 metres of frontage along Front Road. 1279 Commerce Street contains a single-storey detached dwelling and two sheds located in the rear and flankage yards. 1281 Commerce Street contains a two and half-storey detached dwelling that is currently vacant and a shed located in the rear yard. All existing structures on both properties are proposed to be demolished (see Air Photo Map, Attachment #2). Surrounding land uses include: North and East: Existing one, two and three-storey detached dwellings fronting onto Commerce Street and Pleasant Street. South: Immediately to the south is a newly constructed three-storey detached dwelling, and further south fronting Front Road are one, two and three-storey detached dwellings. West: Across Front Road is Progress Frenchman's Bay East Park, the Waterfront Trail and Lake Ontario. Information Report No. 09-21 Page 2 3. Applicant’s Proposal The applicant has applied for a zoning by-law amendment to facilitate the future severance of two existing lots to create a total of five lots for detached dwellings fronting onto Commerce Street and Front Street (see Submitted Site Plan, Attachment #3). The table below summarizes the proposed lot area and lot frontage for each lot. Lot Area Lot Frontage Lot 1 486.2 square metres 13.0 metres Lot 2 308.0 square metres 9.1 metres Lot 3 279.7 square metres 9.1 metres Lot 4 286.9 square metres 12.5 metres Lot 5 308.2 square metres 9.1 metres The proposed dwellings are 3-storeys in height and have flat roofs ranging in size between 320 square metres (3,446 square feet) and 375 square metres (4,039 square feet). The dwelling proposed on Lot 1, a corner lot, has a single-storey detached garage located in the rear yard with vehicle access from Commerce Street. The proposed dwellings have an outdoor amenity area on the rooftop, which is accessed through a walkout. The rooftop amenity areas range in size between 108 square metres (1,160 square feet) and 127 square metres (1,367 square feet). Figure 1 below is a conceptual rendering of the proposal. Figure 1: Conceptual Rendering Information Report No. 09-21 Page 3 To facilitate the proposal, the applicant is requesting the following site-specific zoning standards: Lot Area Minimum 279 square metres Lot Frontage Minimum 9.0 metres Front Yard Setback Minimum 6.0 metres Rear Yard Setback Minimum 7.4 metres Interior Side Yard Setback Minimum 0.45 metres Flankage Side Yard Setback Minimum 4.5 metres Lot Coverage Maximum 45 percent Building Height Maximum 9.6 metres to top of parapet wall Maximum 12.0 metres to top of rooftop walkout Within Zoning By-law 2511, building height is measured as the vertical distance between the average grade and in the case of a flat roof, the highest point of the roof surface or parapet wall. A penthouse, tower, cupola, steeple or other roof structure which is used as an ornament or to house the mechanical equipment of a building is excluded from the calculation of total building height. The rooftop walkouts on the proposed dwellings are non-habitable spaces and are used to access the amenity area only. Therefore, the height of the proposed dwellings is calculated from established grade to the top of the parapet wall, and the height of the rooftop walkout is not included in the calculation (see Submitted West Elevation and North Elevation, Attachments #4 and #5). The applicant is proposing to create the lots through land severance. 4. Policy Framework 4.1 Pickering Official Plan The subject lands are located within the Bay Ridges Neighbourhood and are designated “Urban Residential Areas – Low Density Area”. This designation primarily provides for residential or related uses at a maximum net residential density of up to and including 30 units per net hectare. The proposal will result in a residential density of approximately 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 patterns such as form, massing, height proportion, position relative to the street, and building area to site ratio. Information Report No. 09-21 Page 4 The Bay Ridges Neighbourhood policies recognize that the area exhibits a unique mix of built and natural attributes that establishes the area as the Liverpool Road Waterfront Node. Lands within the Waterfront Node are to be of high-quality design with a Great Lakes Nautical Village theme, as detailed in the Liverpool Road Waterfront Node Development Guidelines. The Official Plan states that ownership of land capable of being divided into more than three additional lots is required to be developed by a plan of subdivision, except where it is demonstrated to Council's satisfaction that a plan of subdivision is neither appropriate nor necessary, in which case Council may authorize the development to proceed by land severance. As part of the proposal, the applicant is also seeking Council’s authorization for the proposed development to proceed by land severance, rather than by a plan of subdivision. The applicant’s proposal will be assessed against the policies and provisions of the Official Plan and the Bay Ridges Neighbourhood Policies during further processing of the applications. 4.2 Liverpool Road Waterfront Node Development Guidelines The guiding vision for the entire Liverpool Road Waterfront Node is that of a “Great Lakes Nautical Village”. The Guidelines set out detailed development standards and policies addressing the protection of views and vistas, continuance of street and block patterns, provision of pedestrian-friendly built form, compliance with relevant environmental management policies, and stormwater best management practices. In the review of development proposals, the following development standards are to be considered: • new buildings should be designed to be welcoming and friendly to pedestrians through features such as front porches, high-quality landscaping of front yards, and large windows on the ground floor; • all architectural design must be of a high quality; • methodologies that include various design elements for reducing the bulk of a building’s appearance should be developed as part of the architectural design; • enhanced flankage elevations are required for corner lots; and • the materials, rooflines, design elements and details of new buildings should harmonize with the Great Lakes Nautical Village theme. The Development Guidelines identify the subject lands as Established Built Area. This area consists largely of the historic Village of Fairport, wherein the character of the historic village should be protected. The proposed development will be reviewed in detail to ensure the requirements of the applicable Liverpool Road Waterfront Node Development Guidelines have been maintained. Information Report No. 09-21 Page 5 4.3 Infill and Replacement Housing in Established Neighbourhoods Study On September 28, 2020, Council endorsed the recommendations of the Infill and Replacement Housing in Established Neighbourhoods Study (the Infill Study). The Infill Study recommendations provided direction on the future evolution of the City’s identified established neighbourhood precincts (Neighbourhood Precincts) so that neighbourhood precinct character is properly considered through the development and building approval processes for infill and replacement housing. Also at that meeting, Council adopted Urban Design Guidelines for Infill and Replacement Housing in Established Neighbourhood Precincts to support and enhance neighbourhood precinct characteristics and to assist staff, developers and the public to evaluate and prepare development or redevelopment applications. Since Council’s endorsement, staff has initiated an Official Plan Amendment and Zoning By-law Amendment to implement the recommendations of the Infill Study. A Statutory Public Meeting was held on January 4, 2021. The Information Report included a draft amendment to Pickering's Official Plan and draft Zoning By-law Amendments. One of the proposed policies states that when considering an application for development of Infill or Replacement Dwellings within an Established Neighbourhood Precinct, Council shall require the development to fit in, complement and be compatible with the character of the Established Neighbourhood Precinct. The subject lands are located within a proposed Established Neighbourhood Precinct within the Bay Ridges Neighbourhood. The Urban Design Guidelines are intended to assist in reinforcing the sense of character of the proposed Established Neighbourhood Precinct by addressing compatibility of new homes with adjacent, existing houses, as well as the streetscape. The Urban Design Guidelines specifically relate to the elements of built form, streetscape and neighbourhood composition. The proposal will be assessed against the Council adopted Urban Design Guidelines and in the context of Draft Official Plan Amendment 40 and the draft implementing Zoning By-law Amendments. 4.4 Zoning By-law 2511 The subject lands are currently zoned “R4” – Fourth Density Zone within Zoning By-law 2511, which permits a detached dwelling. The surrounding residential lots to the north, south and east are also zoned “R4” within Zoning By-law 2511 (see Zoning Map, Attachment #6). The applicant is requesting the following site-specific exceptions to facilitate the residential development (see Zoning Provisions Comparison Chart, Attachment #7): • reduce the minimum lot area requirement from 460 square metres to 279 square metres; • reduce the minimum lot frontage requirement from 15.0 metres to 9.0 metres; • reduce the minimum front yard setback requirement from 7.5 metres to 6.0 metres; • reduce the minimum interior side yard setback requirement from 1.5 metres on one side, 2.4 metres on the other side or 1.5 metres on both sides to 0.45 metres; • reduce the minimum rear yard setback requirement from 7.5 metres to 7.4 metres; Information Report No. 09-21 Page 6 • increase the maximum lot coverage requirement from 33 percent to 45 percent; and • increase the maximum building height requirement from 9.0 metres to 9.6 metres. 5. Comments Received 5.1 Public Comments To date, the City has received written comments from 4 area residents in support of the application, with the following comments: • commented that the development is in keeping with the neighbourhood and would be an improvement to the lands and the street; • commented that the building height, massing and style of the proposed dwellings are consistent with new homes on both Commerce Street and Front Road; and • commented that the 3-storey building design works well with the area considering the lands are at the base of a hill down Commerce Street, therefore the proposed dwellings will not have a looming effect and will match the existing massing at the northeast and northwest corner of Commerce and Front Street. The City received comments from 1 area resident in objection to the application, with the following concerns: • commented that the proposal will negatively impact the aesthetics of the neighbourhood; • concerned that the development will increase traffic; • commented that construction of the new dwellings will create noise and dirt for an extended period of time; • concerned that the development will block views of the lake and sunshine; • concerned that the development will diminish privacy due to the proposed building height; and • concerned that the design of the new dwellings is not in keeping with the architectural style of the waterfront or the Nautical Village theme. 5.2 Agency Comments As of writing this report, no comments have been received from the Region of Durham. 5.3 City Department Comments As of writing this report, no comments have been received from Engineering Services. 6. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and others identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant before a final recommendation report to Planning & Development Committee: • ensure conformity with the City’s Official Plan and neighbourhood policies and applicable development guidelines; Information Report No. 09-21 Page 7 • ensure the proposal has regard for the recommendations of the Infill and Replacement Housing in Established Neighbourhoods Study; • ensure the applicant’s requested zoning performance standards, particularly lot area and frontage, building height, yard setbacks and lot coverage, are generally consistent with the existing built form within the Bay Ridges Neighbourhood; • evaluate the contextual fit and compatibility of the proposal with the established character of the neighbourhood; • establish appropriate restrictions for the use of the roof top amenity area, such has prohibiting it from being enclosed, or erecting structures such pergolas or gazebos; • review the proposed building materials and architectural treatment to ensure the design of the dwellings maintain a Nautical Village theme; and • ensure the preservation of views and vistas towards Progress Frenchman's Bay East Park, the Waterfront Trail and Lake Ontario are maintained. 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 application after it has received and assessed comments from the circulated departments, agencies and public. 7. Information Received Copies of the plans and studies listed below are available for viewing on the City’s website at pickering.ca/devapp: • Arborist Report, prepared by Judith S. Wright Associates, dated July 22, 2020; • Cultural Heritage Impact Assessment, prepared by Martindale Planning Services & Barry Bryan Associates, dated July 20, 2020; • Functional Servicing & Stormwater Management Report, prepared by D.M. W ills Associates Limited, dated August 2020; • Geotechnical Investigation Report, prepared by PRI Engineering, dated September 10, 2020; • Planning Justification Report, prepared by Martindale Planning Services, dated December 2020; • Site Plan, Building Elevations & Renderings, prepared by A& Associates Architects Inc., dated November 26, 2020; and • Site Screening Questionnaire & Designated Substances Survey, prepared by Toronto Inspection Ltd., dated September 15, 2020. 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 Electronic Statutory Public Meeting; Information Report No. 09-21 Page 8 •all comments received will be noted and used as input to a Recommendation 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; and •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 this property is 596857 Ontario Inc. and is represented by Martindale Planning Services. Attachments 1.Location Map 2.Air Photo Map 3.Submitted Site Plan 4.Submitted West Elevation 5.Submitted North Elevation 6.Zoning Map 7.Zoning Provisions Comparison Chart Prepared By: Isabel Lima Planner I Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design IL:ld Date of Report: April 16, 2021 Approved/Endorsed By: Catherine Rose, MCIP, RPP Chief Planner Attachment #1 to Information Report 09-21 Liverpool RoadDouglas AvenueBrowning Avenue Ilona Park RoadFairview AvenueAnnland StreetFr o n t R o a d Luna CourtMonica Cook Place Commerce Street Broadview Street Wharf StreetPleasant StreetOld Orc hard A venue ProgressFrenchman'sBay East Park Frenchman'sBay Rate PayersMemorial Park © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile:Applicant:A 01/21 Date: Apr. 06, 2021 ¯E596857 Ontario Inc. 1279 1281 SubjectLands L:\PLANNING\01-MapFiles\A\2021\A 01-21 - 5968567 Ontario Inc\A01_21_LocationMap.mxd 1:4,000 SCALE:THIS IS NOT A PLAN OF SURVEY. 1279 and 1281 Commerce StreetMunicipal Address: Attachment #2 to Information Report 09-21 Liverpool RoadDouglas AvenueGull Crossing Browning Avenue Ilona Park RoadFairview AvenueAnnland StreetSimpson AvenueW a t e r p oint Street Fr o n t R o a dStMartinsDrive Luna CourtMonica Cook Place Commerce Street Broadview Street Wharf StreetPleasant StreetBayview Street Old Orc hard A venue 1:4,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment THIS IS NOT A PLAN OF SURVEY. Date: Apr. 06, 2021 L:\PLANNING\01-MapFiles\A\2021\A 01-21 - 5968567 Ontario Inc\A01_21_AirPhoto.mxd ¯ESubjectLands A 01/21596857 Ontario Inc.1279 and 1281 Commerce Street File:Applicant:Municipal Address: Air Photo Map 1279 1281 Attachment #3 to Information Report 09-21 L:\Planning\01-MapFiles\A\2021 March 29, 2021DATE: Applicant: File No: Submitted Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 01/21 596857 Ontario Inc. N Municipal Address: 1279 and 1281 Commerce Street Lot 1 Lot 2 Lot 3 Lot 4 Lot 5 Attachment #4 to Information Report 09-21 L:\Planning\01-MapFiles\A\2021 March 29, 2021DATE: Applicant: File No: Submitted West Elevation FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 01/21 596857 Ontario Inc. Municipal Address: 1279 and 1281 Commerce Street View from Front Street Attachment #5 to Information Report 09-21 L:\Planning\01-MapFiles\A\2021 March 29, 2021DATE: Applicant: File No: Submitted North Elevation FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 01/21 596857 Ontario Inc. Municipal Address: 1279 and 1281 Commerce Street View from Commerce Street Attachment #6 to Information Report 09-21 F r o n t R o a d Annland Street W a t e rpoint St reet Commerce Street Bayview Street Ilona Park Road Pleasant StreetO3B (H)S-SD-1 R4-21 RM1 O2R4 R4 RM2 O3B S-SD-1 R4 RM1 R4 OS-HL S-SD-1 (H)O3B R4 R4 RM1 1:2,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment THIS IS NOT A PLAN OF SURVEY. Date: Apr. 06, 2021 R4SubjectLandsE Zoning MapFile:Applicant:A 01/21596857 Ontario Inc. This zoning map is a graphical representation of the zoning schedules and is not a plan of survey. The zoning schedules in Zoning By-Law 2511, as amended, are the official schedules. In any situation where the zoning schedules are found to differ from this map, the text of thesigned By-Law, as amended, will take precedence in the interpretation of zoning. R4 ¯ 1279 1281 1279 and 1281 Commerce StreetMunicipal Address: Zoning Provisions Comparison Chart The table below summarizes the requested zoning performance standards for the proposed lots, the existing zoning standards for the detached dwellings surrounding the subject lands, and the draft zoning amendments to Zoning By-law 2511 for the Infill & Replacement Housing Study. Provision Proposed Zoning Standard (A 01/21) Existing “R4” Zone Standards Infill & Replacement Housing Study: Draft Zoning By-law Amendments (A 11/20) Permitted Uses Dwelling unit Home-based business Detached Dwelling Detached Dwelling Lot Area (minimum) 279 square metres 460 square metres 460 square metres Lot Frontage (minimum) 9.0 metres 15.0 metres 15.0 metres Front Yard (minimum) 6.0 metres 7.5 metres Equal to the smallest existing front yard setback of the dwellings on the immediately abutting lots located along the same side of the street and within the same block. For corner lots, equal to the smallest existing front yard setback of the dwellings on the nearest two lots located along the same side of the street and within the same block. Interior Side Yard (minimum) 0.45 metres 1.5 metres on one side, 2.4 metres on the other side or 1.5 metres both sides Where the side lot line of a newly created lot for any Infill Dwelling abuts the rear lot line of an existing lot of record, the minimum side yard setback to the side lot line abutting the rear lot line of an existing lot of record shall be 4.5 metres. Flankage Side Yard (minimum) 4.5 metres 4.5 metres 4.5 metres Rear Yard (minimum) 7.4 metres 7.5 metres 7.5 metres Lot Coverage (maximum) 45 percent 33 percent 33 percent Attachment #7 to Information Report 09-21 Provision Proposed Zoning Standard (A 01/21) Existing “R4” Zone Standards Infill & Replacement Housing Study: Draft Zoning By-law Amendments (A 11/20) Building Height (maximum) 9.6 metres 9.0 metres 9.0 metres Dwelling Depth (maximum) - - Lots with depths up to 40 metres: 17 metres or Lots with depths greater than 40 metres: 20 metres Front Entrance Elevation (maximum) - - 1.2 metres above grade Parking Spaces (minimum) 2 spaces per dwelling unit 1 space per dwelling unit 1 space per dwelling unit Driveway Width 6.5 metres (minimum) - 6.0 metres (maximum) Garage Width (maximum) - - No greater than 50% of the dwelling width Interior Garage Size (minimum) - - Width: 3.0 metres Depth: 6.0 metres