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HomeMy WebLinkAboutPLN 38-21 Report to Planning & Development Committee Report Number: PLN 38-21 Date: October 4, 2021 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment Application A 03/19 Joshani Homes Ltd. Part of Lot 72, Plan 418, Now Part 2, 40R-30097 (Southerly end of Dunn Crescent) Recommendation: 1. That Zoning By-law Amendment Application A 03/19, submitted by Joshani Homes Ltd., to permit 4 semi-detached dwellings units fronting onto the future southerly extension of Dunn Crescent, be approved, and that the draft Zoning By-law Amendment set out in Appendix I to Report PLN 38-21 be finalized and forwarded to Council. Executive Summary: The subject lands are located at the south end of Dunn Crescent, east of Rosebank Road, and south of Nomad Road within the Rosebank Neighbourhood. The subject lands have an area of approximately 2,000 square metres with approximately 14.0 metres of frontage along Dunn Crescent. The property is currently vacant with existing mature vegetation along the east property line (see Location Map and Air Photo Map, Attachments #1 and #2). Joshani Homes Ltd. has applied for a zoning by-law amendment to permit a residential development consisting of 4 semi-detached dwelling units fronting onto an extension of Dunn Crescent. The road is proposed to be extended approximately 22.9 metres to the south, with a right-of-way width of 20.0 metres, and terminating with a turning circle (see Submitted Conceptual Site Plan, Attachment #3). Through comments provided by City staff, the applicant has made changes from the original proposal. In an effort to have the semi-detached dwellings appear and function more similar to single detached dwellings, the applicant has made cosmetic changes from the original proposal by relocating the garage doors to abut the shared wall of each semi-detached dwelling and moving the front entrances to opposite sides of the main wall. Greater setbacks from the property lines are also proposed to provide adequate separation from established dwellings along Dunn Crescent and Nomad Road (see Submitted Building Elevations, Attachments #4, #5, #6 and #7). Staff support the zoning by-law amendment on the basis that the size and configuration of the proposed lots with the proposed zoning provisions will ensure that the final built form will be compatible with the existing neighbourhood. The proposal implements the policies of the Official Plan, the recommendations of the Infill and Replacement Housing Study, and is generally consistent with the Rosebank Neighbourhood Development Guidelines. Report PLN 38-21 October 4, 2021 Subject: Joshani Homes Ltd. (A 03/19) Page 2 Accordingly, staff recommend that the draft zoning by-law amendment as set out in Appendix I be finalized and forwarded to Council for approval. Financial Implications: The recommendations of this report do not present any financial implications for the City. Discussion: 1. Background 1.1 Property Description The subject lands are located at the south end of Dunn Crescent, east of Rosebank Road, and south of Nomad Road within the Rosebank Neighbourhood (see Location Map, Attachment #1). The subject lands have an area of approximately 2,000 square metres with approximately 14.0 metres of frontage along Dunn Crescent. The property is currently vacant with existing mature vegetation along the east property line. Surrounding land uses include (see Air Photo Map, Attachment #2): North: To the north is an established low-density residential neighbourhood consisting of semi-detached dwellings attached below grade, except for the abutting property to the north (municipally known as 629 and 631 Dunn Crescent), which contains a semi-detached dwelling attached above grade. West and South: To the west and south are detached dwellings. East: To the east, across the Canadian National Railway (CNR) corridor, is the Petticoat Creek Conservation Area. 1.2 Applicant’s Proposal The applicant has submitted a rezoning application to permit a residential development consisting of 4 semi-detached dwelling units fronting onto the future southerly extension of Dunn Crescent (see Submitted Conceptual Plan, Attachment #3). The table below summarizes the 4 proposed lot areas and frontages: Lot Number Proposed Lot Area Proposed Lot Frontage 1 322.7 square metres 11.9 metres 2 320.7 square metres 10.97 metres 3 502.5 square metres 10.71 metres 4 524.6 square metres 12.16 metres Report PLN 38-21 October 4, 2021 Subject: Joshani Homes Ltd. (A 03/19) Page 3 The applicant is proposing to create the new residential lots through the land severance process with the Region of Durham Land Division Committee. The proposed dwellings are 2-storeys and will have an approximate building height of 8.5 metres from established grade to the mid-point of the peaked roof (see Submitted Building Elevations, Attachments #4, #5, #6 and #7). Two parking spaces will be provided for each dwelling, one space within a private garage and the other on the driveway. After the Statutory Public Meeting, the applicant has made the following changes to the original proposal: •modified the design of the semi-detached dwellings to appear and function similar to a detached dwelling by relocating the garage doors to abut the shared wall of each semi-detached dwelling, and moved the front entrances to opposite sides of the main wall; •increased the minimum side yard width from 1.25 metres to 2.4 metres by removing a basement walkout in the side yards; and •increased the minimum north side yard width on Lot 1 to 3.5 metres. Dunn Crescent is proposed to be extended approximately 22.9 metres south with a right-of-way width of 20.0 metres. It will terminate with a turning circle at the south end of the subject property. The submitted arborist report has identified a total of 16 trees on the subject lands. Two trees are proposed to be removed due to the siting of the proposed dwelling units. A third tree has been identified to be removed due to its hazardous condition. The applicant is proposing to plant up to 8 additional trees within the development limits as compensation for the removal of 3 trees. 2.Comments Received 2.1 Public Open House, Statutory Public Meeting and Written Comments A Statutory Public Meeting was held on June 17, 2019, to provide information to area residents. A total of 6 residents provided a delegation. The following is a summary of key concerns and comments: •commented that developing semi-detached dwellings in a neighbourhood consisting of primarily single detached dwellings is not compatible with the existing neighbourhood character; •commented that the proposed development would increase shadowing effects on existing dwellings; •commented that there will be an increase in traffic and parking congestion; •commented that development of the subject lands will cause flooding and drainage issues for the abutting lots to the north fronting Nomad Road and Dunn Crescent; •questioned whether the existing stormwater management infrastructure can accommodate this development; and Report PLN 38-21 October 4, 2021 Subject: Joshani Homes Ltd. (A 03/19) Page 4 • commented reduced cul-de-sac size cannot appropriately accommodate the turning movements for emergency vehicles. A petition was received on October 23, 2019. The petition was signed by 295 residents in objection to the subject application. The petition cited overcrowding, traffic congestion, and not respecting the existing character and urban design of the neighbourhood as reasons for the objection. The City is also in receipt of letters of objection from the owners of 371 Rosebank Road, 379 Rosebank Road, 597 Nomad Road, and 599 Nomad Road citing similar concerns. 2.2 Region of Durham Comments • no concerns or objections with the Zoning By-law Amendment Application; • the Regional Official Plan (ROP) designates the subject lands as “Living Areas”, which is intended predominantly for housing purposes and to accommodate infill opportunities, where appropriate; • the draft conceptual plan and Noise and Vibration Study Feasibility Study, by Aercoustics, dated April 17, 2018, illustrates that the proposed lot configurations can comply with modified setback requirements to the railway corridor as determined by GO/Metrolinx; and • the proposed zoning by-law amendment conforms with the ROP. 2.3 City of Pickering Engineering Services Comments • Engineering Services Department is satisfied with the preliminary grading plan, construction management plan, geotechnical investigation report, arborist report, tree preservation plan, noise and vibration feasibility study, and functional servicing report submitted in support of the subject application; • the City reserves the right to provide additional comments, regarding detailed design, during the Land Division stage; • the design of the cul-de-sac has been reviewed and adequately accommodates emergency, snow removal, and waste vehicles; and • the cul-de-sac will be a municipal roadway and therefore maintenance, including snow removal, is the City’s responsibility. 2.4 Durham District School Board Comments • no objections, students generated from this development will attend existing neighbourhood schools. 3. Planning Analysis 3.1 The proposal conforms to the policies and provisions of the City’s Official Plan and the Neighbourhood Development Guidelines The subject lands are located within the Rosebank Neighbourhood and are designated as “Urban Residential Areas – Low Density Areas” within the Pickering Official Plan, which provides for housing and related uses with a net residential density of up to and including 30 units per net hectare. Report PLN 38-21 October 4, 2021 Subject: Joshani Homes Ltd. (A 03/19) Page 5 The subject properties are situated within Design Precinct No. 3 of the Council adopted Rosebank Neighbourhood Development Guidelines. This Precinct permits semi-detached and detached dwelling units. The minimum lot frontages for new lots for semi-detached dwellings created within this Precinct is approximately 10.5 metres and the minimum lot depth is approximately 30.0 metres. The proposed lot frontages range from 10.7 metres and 12.1 metres and have a minimum lot depth of approximately 30.0 metres. The proposal has a density of approximately 27 units per net hectare, which is within the density range for the lands designated Low Density in the City’s Official Plan. The proposed lot sizes with the requirements of Rosebank Neighbourhood Development Guidelines, and the proposed density is within the maximum permitted density ranges as permitted by the City’s Official Plan. 3.2 The proposal is compatible with the surrounding neighbourhood The City’s 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. The existing residential lots immediately north along Dunn Crescent and Nomad Road are zoned "SD-B" by By-law 2511, as amended by By-law 1849/84 (see Zoning Map, Attachment #8). The “SD-B” zone only permits semi-detached dwellings attached below grade. All properties within this zone are semi-detached dwellings linked below grade but appear as detached dwellings above grade. The exception to this is 629 and 631 Dunn Crescent, which features a semi-detached dwelling attached above grade that was approved by the Committee of Adjustment in 1993. This minor variance was granted to permit the construction of 2 semi-detached dwellings for Habitat for Humanity. The applicant has made cosmetic changes to the semi-detached units to match the appearance of the surrounding detached dwellings. Having regard to the existing zoning, the applicant is proposing similar building setbacks to create a more harmonious transition between the existing and proposed dwellings. The following table compares the existing zoning provisions of the “SD-B” Zone of By-law 1849/84 with the proposed zoning standards for the subject lands: Report PLN 38-21 October 4, 2021 Subject: Joshani Homes Ltd. (A 03/19) Page 6 Site-Specific By-law 1849/84 – "SD-B" Zoning Standards Proposed Zoning Standards Permitted Uses Semi-detached dwellings attached below grade Semi-detached dwellings Lot Area (minimum) 320 square metres 320 square metres Lot Frontage (minimum) 10.5 metres 10.5 metres Front Yard Depth (minimum) 6.0 metres 6.0 metres Side Yard Widths (minimum) Interior Side Yard: 1.5 metres, except that in the case of an interior side yard between a pair of attached single dwellings the minimum shall be 0.9 metres 2.4 metres, except where semi-detached dwellings on abutting lots share a common wall, no interior side yard shall be required Specific to Lot 1: 3.5 metres, except where semi-detached dwellings on abutting lots share a common wall, no interior side yard shall be required Rear Yard Depth (minimum) 7.5 metres 7.5 metres Lot Coverage (maximum) 35 percent 33 percent Building Height (maximum) 12.0 metres 8.5 metres Private Garages (minimum) 1 per dwelling, attached to the main building and located not less than 6.0 metres from the front lot line Minimum 1 private garage per lot attached to the main building, the vehicular entrance of which shall be located not less than 6.0 metres from the front lot line The proposed zoning provisions are either consistent with or more restrictive than the provisions in the neighbouring “SD-B” zone. The zoning standards will ensure that the overall scale and massing of the dwellings will be in keeping with the established building form within the neighbourhood. 3.3 The proposal will have minimal impacts concerning shadowing, privacy and overlook on the abutting properties The subject property is currently zoned “R4”, which permits a detached dwelling. The zoning by-law currently requires a minimum interior side yard width of 1.5 metres on both side yards should the dwelling have an attached garage. The zoning for the lots to the north requires a minimum interior side yard width of 1.5 metres between dwellings, and only 0.9 of a metre is required between a pair of dwellings that are attached below ground. Report PLN 38-21 October 4, 2021 Subject: Joshani Homes Ltd. (A 03/19) Page 7 Lot 1 will share a property line with the existing lots to the north along Nomad Road. To address concerns concerning shadowing, privacy and overlook, the applicant is proposing to increase the minimum side yard width to the north lot line for Lot 1 from the permitted 1.5 metres to a minimum of 3.5 metres. Furthermore, the applicant is proposing only two windows along the side elevations. One window is located along the staircase and is consistent with the height of the finished second floor, and the other looks out from the laundry room on the second floor of the dwelling. The limited number of windows on the side elevation will further minimize any overlook and privacy concerns into the rear yards of the abutting properties to the north. The proposed 2-storey semi-detached dwellings will maintain a maximum building height of 8.5 metres, which is slightly less than the City's current minimum building height requirement within the mature neighbourhood of 9.0 metres. Staff are of the opinion that the overall height, massing and setbacks for the proposed semi-detached dwellings will not result in any further adverse impacts on the existing residents to the north with respect to shadowing, privacy and overlook than the current “R4” zoning permissions. The current permissions allow for the construction of a detached dwelling with a maximum building height of 9.0 metres, a minimum side yard width of 1.5 metres and a maximum lot coverage of 33 percent. Staff are satisfied with the design of the dwellings, and the more restrictive zoning provisions will alleviate any concerns with respect to shadowing, privacy and overlook. 3.4 The proposal maintains the recommendations of the Infill and Replacement Housing in Established Neighbourhoods Study On September 28, 2020, City Council endorsed the recommendations of the Infill and Replacement Housing in Established Neighbourhoods Study (Infill Study), which provides direction on the future evolution of the City’s identified established neighbourhood precincts so that neighbourhood precinct character is properly considered through the development and building approval processes. In addition, Council adopted Urban Design Guidelines for Infill and Replacement Housing in Established Neighbourhood Precincts, August 2020, to support and enhance neighbourhood precinct characteristics. On September 13, 2021, the Planning & Development Committee considered Report PLN 33-21, which recommended Official Plan Amendment, Zoning By-law Amendment, and Revised Urban Design Guidelines for Infill & Replacement Housing in Established Neighbourhood Precincts, dated August 2021, to implement the recommendations of the Infill Study. The report also recommended refinements to the boundaries of the proposed Established Neighbourhood Precincts. The subject lands are within the recommended “Established Neighbourhood Precinct” for the Rosebank Neighbourhood. Staff have reviewed the Dunn Crescent proposal considering the recommended policies, performance standards and guidelines for Infill Report PLN 38-21 October 4, 2021 Subject: Joshani Homes Ltd. (A 03/19) Page 8 Housing. The recommended Official Plan policies and Revised Urban Design Guidelines, August 2021, for Infill Housing, outline that when considering applications for infill and/or replacement housing, the proposed development is to be compatible with the character of the neighbourhood with respect to: scale; side yard setbacks and separation distances between dwellings; lot widths; front yard setbacks; garage location; maximizing front yard landscaping; and preservation of existing mature trees. The proposed development at Dunn Crescent and the associated recommended zoning performance standards for the new lots were compared with the recommended performance standards of the Infill and Replacement Housing Zoning By-law (see Infill and Replacement Housing Recommended Zoning Performance Standards for the Rosebank Established Neighbourhood Precinct, Attachment #9). The Dunn Crescent proposal is consistent with the recommended official plan policies for Infill Housing and meets or exceeds the recommended minimum zoning standards. 3.5 Sufficient number of parking spaces are available to accommodate the proposal The applicant is providing 2 parking spaces per dwelling unit, with 1 space within a private garage and 1 space in the driveway. This parking ratio is consistent with the existing parking ratio for the surrounding dwellings. The proposed private garages will have a minimum interior dimension of 3.0 metres in width by 6.0 metres in length, which will provide adequate space for the storage area of household items and the parking of a vehicle. The proposed driveways will have a minimum width of 3.5 metres and a length ranging between 6.0 metres and 7.5 metres, which can adequately accommodate a second vehicular on the driveway. In addition, there will be opportunities for on-street parking to serve the future residents within the extension of Dunn Crescent. Staff are satisfied that sufficient parking will be provided to accommodate this development. 3.6 The proposed southerly extension of Dunn Crescent is acceptable Dunn Crescent is proposed to be extended approximately 22.9 metres to the south, terminating with a turning circle. The road will have a right-of-way of 20.0 metres and the proposed turning circle will have a 10.0 metre radius. The design of the cul-de-sac has been reviewed by Engineering Services, and the design of the cul-de-sac will accommodate emergency, snow removal, and waste vehicles. The cul-de-sac will be a municipal roadway and therefore maintenance, including snow removal, will be the City’s responsibility. 3.7 The proposed grading and drainage will not negatively impact the existing properties in the immediate area Area residents expressed concerns that drainage from the development of the subject lands would negatively impact existing properties in the immediate area. A Functional Servicing Report, prepared by Counterpoint Engineering, dated November 2020, was submitted in support of the proposal. The applicant is proposing a private catch basin at the northwest corner of the site that will capture external drainage Report PLN 38-21 October 4, 2021 Subject: Joshani Homes Ltd. (A 03/19) Page 9 and rear yard drainage from the proposed Lot 1 and discharge it to the ditch at the south property limit. As such, the proposed grading and drainage from the development will not alter or change the grading and drainage pattern on the surrounding properties. The City reserves the right to provide additional comments regarding the installation of services, grading, and drainage and other local services during the Land Division stage. The applicant will be required to submit detailed plans to be reviewed by City staff to ensure compliance with City’s engineering standards. The required detailed drainage and grading plans for the development will ensure that drainage from the development will not negatively impact adjacent properties. Grading and drainage issues are not expected to impact the existing lots surrounding the subject property as a result of this development. 3.8 Metrolinx supports a reduced building setback from the rail corridor The subject property is located immediately adjacent to the Lakeshore East Rail Corridor. The standard setback requirement for new residential developments adjacent to a CNR corridor is a minimum of 30.0 metres from the property line of the corridor to the main wall of the dwelling. The proposed 18.5 metre setback from CN Rail is adequate. The Noise and Vibration Study Feasibility Study, prepared by Aercoustics, dated April 17, 2018, demonstrates that the proposed setback complies with modified setback requirements to the rail corridor as determined by Metrolinx. A sound attenuation fence is required and will be secured through a Development Agreement with the City through a condition of approval in the land division process. 3.9 Technical matters related to the City will be addressed as conditions of Land Division If Council approves this rezoning application to facilitate the future creation of 3 lots for semi-detached dwellings, the City will have the opportunity to provide comments and recommend conditions of approval to the Region of Durham Land Division Committee to address development/technical matters such as, but not limited to: •noise attenuation measures; •construction management/erosion and sediment control; •stormwater management; •on-site grading and drainage; •site servicing; •fencing; •street tree planting and tree compensation; and •payment of cash-in-lieu of parkland dedication. 4.Conclusion Staff support the rezoning application to permit 4 semi-detached dwellings units fronting onto the future southerly extension of Dunn Crescent and recommends that the draft Zoning By-law Amendment as set out in Appendix I to Report PLN 38-21 be forwarded to Council for enactment, subject to any technical changes. Report PLN 38-21 October 4, 2021 Subject: Joshani Homes Ltd. (A 03/19) Page 10 5. Applicant’s Comments The applicant has been advised of and concurs with the recommendations of this report. Appendix: Appendix I Recommended Zoning By-law Amendment for Zoning By-law Amendment A 03/19 Attachments: 1. Location Map 2. Air Photo Map 3. Submitted Conceptual Plan 4. Submitted Building Elevation – Front Elevation 5. Submitted Building Elevation – Left Side Elevation 6. Submitted Building Elevation – Right Side Elevation 7. Submitted Building Elevation – Rear Elevation 8. Zoning Map 9. Infill and Replacement Housing Recommended Zoning By-law Performance Standards for the Rosebank Established Neighbourhood Precinct Prepared By: Original Signed By Felix Chau Planner II Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Original Signed By Kyle Bentley, P.Eng. Director, City Development & CBO FC:NS:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer Appendix I to Report No. PLN 38-21 Recommended Zoning By-law Amendment for Zoning By-law Amendment A 03/19 Draft The Corporation of the City of Pickering By-law No. XXXX/21 Being a By-law to amend Zoning Restricted Area (Zoning) By-law 2511, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, on Part of Lot 72, Plan 418, Now Part 2, 40R-30097, in the City of Pickering. (A 03/19) Whereas the Council of The Corporation of the City of Pickering received an application to rezone the subject lands being Part of Lot 72, Plan 418, Now Part 2, 40R-30097, in the City of Pickering to permit the development 4 lots for semi-detached dwellings; And whereas an amendment to Zoning By-law 2511, as amended, is required to permit such uses; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedules Schedules I and II attached hereto with notations and references shown thereon are hereby declared to be part of this By-law. 2. Area Restricted The provisions of this By-law shall apply to those lands being Part of Lot 72, Plan 418, Now Part 2, 40R-30097, in the City of Pickering, designated “SD1” on Schedule I attached hereto. 3. General Provisions No building, structure, land or part thereof shall hereafter be used, occupied, erected, moved or structurally altered except in conformity with the provisions of this By-law. 4. Definitions In this By-law, (1) “Bay, Bow, Box Window” shall mean a window that protrudes from the main wall, usually bowed, canted, polygonal, segmental, semicircular or square sided with window on front face in plan; one or more storeys in height, which may or may not include a foundation; may or may not include a window seat; and may include a door. (2) “Height, Building” shall mean the vertical distance between the established grade, at the front of the house, 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 between eaves and ridge. By-law No. XXXX/21 Page 2 Draft (3) (a) “Lot” shall mean an area of land fronting on a street which is used or intended to be used as the site of a building, or group of buildings, as the case may be, together with any accessory buildings or structures, or a public park or open space area, regardless of whether or not such lot constitutes the whole of a lot or block on a registered plan of subdivision. (b) “Lot Frontage” shall mean the width of a lot between the side lot lines measured along a line parallel to and 7.5 metres distant from the front lot line. (4) “Private Garage” shall mean an enclosed or partially enclosed structure for the storage of one or more vehicles, in which structure no business or service is conducted for profit or otherwise. (5) (a) “Yard” shall mean an area of land which is appurtenant to and located on the same lot as a building or structure and is open, uncovered, and unoccupied above ground except for such accessory buildings, structures, or other uses as are specifically permitted thereon. (b) “Front Yard” shall mean a yard extending across the full width of a lot between the front lot line of the lot and the nearest wall of the nearest main building or structure on the lot. (c) “Front Yard Depth” shall mean the shortest horizontal dimension of a front yard of a lot between the front lot line and the nearest wall of the nearest main building or structure on the lot. (d) “Rear Yard” shall mean a yard extending across the full width of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot. (e) “Rear Yard Depth” shall mean the shortest horizontal dimension of a rear yard of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot. (f) “Side Yard” shall mean a yard of a lot extending from the front yard to the rear yard, and from the side lot line to the nearest wall of the nearest main building or structure on the lot. (g) “Side Yard Width” shall mean the shortest horizontal dimension of a side yard of a lot between the side lot line and the nearest wall of the nearest main building or structure on the lot. By-law No. XXXX/21 Page 3 Draft 5. Provisions (1) Uses Permitted (“SD1” Zone) No person shall within the lands zoned “SD1” on Schedule I attached hereto, use any lot or erect, alter, or use any building or structure for any purpose except the following: (a) Semi-Detached Dwelling (2) Zone Requirements (“SD1” Zone) No person shall within the lands zoned “SD1” on Schedule I attached hereto, use any lot or erect, alter, or use any building except in accordance with the following provisions: (a) Lot Frontage (minimum) 10.5 metres (b) Lot Area (minimum) 320 square metres (c) Front Yard Depth (minimum) 6.0 metres (d) Side Yard Depth (minimum) (i) 2.4 metres, except where semi-detached dwellings on abutting lots share a common wall, no interior side yard shall be required (ii) Despite Section 5(2)(d)(i) above, 3.5 metres, except where semi-detached dwellings on abutting lots share a common wall, no interior side yard shall be required for a lot in the diagonally crossed area as shown on Schedule II to this by-law (f) Rear Yard Depth (minimum) 7.5 metres (i) Building Height (maximum) 8.5 metres (j) Lot Coverage (maximum) 33 percent (k) Parking Requirements (minimum) A minimum of 2 parking spaces per dwelling unit for resident, one of which must be provided within an attached private garage. (l) Driveway Width (maximum) Maximum driveway width shall not exceed the width of the exterior walls of the private garage(s). (m) Garage Requirements Minimum one private garage per lot attached to the main building, the vehicular entrance of which shall be located not less than 6.0 metres from the front lot line. By-law No. XXXX/21 Page 4 Draft (3) Special Provisions The following special provisions shall apply to lands zoned “SD1” on Schedule I: (a) Obstruction of Yards (maximum): (i) uncovered and covered unenclosed porches and associated stairs not exceeding 1.5 metres in height above established grade may encroach a maximum of 2.0 metres into the minimum required front or flankage yard; (ii) uncovered balconies, decks and associated stairs, not exceeding 1.5 metres in height above grade may encroach a maximum of 3.0 metres into the required rear yard, provided they are setback 0.6 metres from a side lot line; (iii) balconies located above the first floor projecting or inset in the rear are prohibited; (iv) bay, box or bow window, with or without foundation, having a width of up to 4.0 metres may encroach a maximum of 0.6 metres into any required yard or half the required side yard, whichever is less; and (v) window sills, chimney breasts, fireplaces, belt courses, cornices, pilasters, eaves, eaves troughs, and other similar architectural features are permitted to project a maximum of 0.6 metres into any required yard and are required to be setback 0.6 metres from a side lot line. 6. 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 as it applies to the area set out in Schedule I attached hereto. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 2511, as amended. 7. Effective Date This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XX day of XXX, 2021. ________________________________ David Ryan, Mayor ________________________________ Susan Cassel, City Clerk Draft Draft SD1SD1 Nomad Road Dunn CrescentClerk Mayor Schedule I to By-LawPassed ThisDay of i NXXXX/21XXrd XXXX 2021 101.4m 25.9m23.0m89.53m Nomad Road Dunn CrescentClerk Mayor Schedule II to By-LawPassed ThisDay of i NXXXX/21XXrd XXXX 2021 30.5m 13.3m12.0m26.1m Attachment #1 to Report PLN #38-21 HoustonCourt DunnCrescentCowan Circle KimtonCourt Rodd Avenue GillmossRoad Rosebank RoadPikeCourtNomad RoadWoodgrangeAvenueRougemount Drive Staghorn RoadMaitlandDrive Oakwood DriveMoorelandsCrescent DysonRoadGillmoss RoadBellaVistaDrive 1:5,000 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 Location MapFile:Applicant:Property Description: A 03/19Joshani Homes Ltd.Pt Lot 72, Plan 418, now Part 2, 40R-30097 THIS IS NOT A PLAN OF SURVEY. Date: Apr. 15, 2019 SubjectLands E(Dunn Crescent) ¯ Attachment #2 to Report PLN #38-21 HoustonCourt DunnCrescentCowan Circle KimtonCourt Rodd Avenue GillmossRoad Rosebank RoadPikeCourtNomad RoadWoodgrangeAvenueRougemount Drive Staghorn RoadMaitlandDrive Oakwood DriveMoorelandsCrescent DysonRoadGillmoss RoadBellaVistaDrive 1:5,000 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 Air Photo MapFile:Applicant:Property Description: A 03/19Joshani Homes Ltd.Pt Lot 72, Plan 418, now Part 2, 40R-30097 THIS IS NOT A PLAN OF SURVEY. Date: May. 13, 2019 SubjectLands E(Dunn Crescent) ¯ Attachment #3 to Report PLN #38-21 L:\Planning\01-MapFiles\A\2019 Sep. 2, 2021DATE: Applicant: Property Description: File No: Submitted Conceptual Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 03/19 Joshani Homes Ltd. Part of Lot 72, Plan 418, Now Part 2, 40R-30097 ( Dunn Crescent) Attachment #4 to Report PLN #38-21 L:\Planning\01-MapFiles\A\2019 Sep. 9, 2021DATE: Applicant: Property Description: File No: Submitted Building Elevation - Front Elevation FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 03/19 Joshani Homes Ltd. ( Dunn Crescent) Part of Lot 72, Plan 418, Now Part 2, 40R-30097 Attachment #5 to Report PLN #38-21 L:\Planning\01-MapFiles\A\2019 Sep. 9, 2021DATE: Applicant: Property Description: File No: Submitted Building Elevation - Left Side Elevation FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 03/19 Joshani Homes Ltd. ( Dunn Crescent) Part of Lot 72, Plan 418, Now Part 2, 40R-30097 Attachment #6 to Report PLN #38-21 L:\Planning\01-MapFiles\A\2019 Sep. 9, 2021DATE: Applicant: Property Description: File No: Submitted Building Elevation - Right Side Elevation FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 03/19 Joshani Homes Ltd. ( Dunn Crescent) Part of Lot 72, Plan 418, Now Part 2, 40R-30097 Attachment #7 to Report PLN #38-21 L:\Planning\01-MapFiles\A\2019 Sep. 9, 2021DATE: Applicant: Property Description: File No: Submitted Building Elevation - Rear Elevation FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 03/19 Joshani Homes Ltd. ( Dunn Crescent) Part of Lot 72, Plan 418, Now Part 2, 40R-30097 Attachment #8 to Report PLN #38-21 RoddAvenueDysonRoad Dunn CrescentKimtonCourt Rosebank RoadRougemount Drive Nomad Road SD-B R4 SD-B R(RH) R4 O2 SD-B S4-14 R3 OSR4 SR4R3 R4 S R4 R4 S R41:2,000 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: Sep. 15, 2021EZoning MapFile:Applicant:Joshani Homes Ltd. 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. ¯ Municipal Address: A 03/19 Dunn Crescent SubjectLands Attachment #9 to Report PLN #38-21 Infill and Replacement Housing Recommended Zoning By-law Performance Standards for the Rosebank Established Neighbourhood Precinct Provision Recommended Infill Housing Standard Proposed Development Lot 1 Lot 2 Lot 3 Lot 4 Dwelling Depth (maximum) For lots with depths up to and including 40 metres: 17 metres 11.9 metres 11.9 metres For lots with depths greater than 40 metres: 20 metres 11.9 metres 11.9 metres Dwelling Height (maximum) 9.0 metres 8.5 metres 8.5 metres 8.5 metres 8.5 metres Driveway Width (maximum) 6.0 metres 3.5 metres 3.5 metres 3.5 metres 3.5 metres Front Entrance (maximum elevation) 1.2 metres above grade 0.3 metres 0.3 metres 0.3 metres 0.3 metres Front Yard Setback (maximum) Shall not be more than 1.0 metre beyond the average of the 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 Abutting lot: 6.09 metres Proposed Setback: 6.09 metres Abutting lot: 6.09 metres Proposed Setback: 6.09 metres Abutting lot: 7.0 metres Proposed Setback: 7.0 metres Abutting lots: 6.0 metres & 7.0 metres Proposed Setback: 7.0 metres Front Yard Setback (minimum) Shall be equal to the shortest 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 Abutting lot: 6.09 metres Proposed Setback: 6.09 metres Abutting lot: 6.09 metres Proposed Setback: 6.09 metres Abutting lot: 7.0 metres Proposed Setback: 7.0 metres Abutting lots: 6.0 metres & 7.0 metres Proposed Setback: 7.0 metres Interior Garage Size (minimum) Width: 3.0 metres Length: 6.0 metres Width: 3.0 metres Length: 6.0 metres Width: 3.0 metres Length 6.0 metres Width: 3.0 metres Length: 6.0 metres Width: 3.0 metres Length: 6.0 metres Lot Coverage (maximum) For lots less than 1,000 square metres in area: 33% 30.96% 31.15% 19.89% 19.05%