HomeMy WebLinkAboutPD 21-04
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REPORT TO
EXECUTIVE COMMITTEE
Report Number: PO 21-04
Date: April 20, 2004
From:
Neil Carroll
Director, Planning & Development
Subject:
Request for Council's Permission to Create Lots by Land Severance
R. & C. Lennox
South Part of Lot 3, Concession 6
Part 1, 40R-4773
(3880 Kinsale Road)
City of Pickering
Recommendation:
1.
That the request made by the applicant Valerie Cranmer, on behalf of the
owners R. & C. Lennox, be APPROVED, to permit the division of lands (being
South Part of Lot 3, Concession 6, Part 1, 40R-4773 [municipally known as
3880 Kinsale Road]) by land severance rather than by draft plan of subdivision
for future hamlet residential development.
Executive Summary: The R. & C. Lennox property is approximately 18 hectares in
size, and fronts the west side of Kinsale Road. The easterly third of the property lies
within the Hamlet of Kinsale, and is designated Hamlet Residential. The applicant
submitted land severance applications to the Region of Durham to create two new
parcels of land fronting onto Kinsale Road. A property location map, conceptual site
plan illustrating the applicant's proposed severances, and Hamlet of Kinsale Official
Plan Schedule are included as Attachments #1, #2, and #3 to this Report.
A subdivision plan is usually required to develop lands divisible into more than three
additional lots. However, Council may authorize use of the land severance process,
where a subdivision plan is inappropriate or unnecessary. Since the subject lands have
the potential to be divided into more than three additional building lots, the applicant
must obtain permission from City Council.
It is recommended that the applicant's request to develop the subject lands by land
severance be approved, as all requirements of the City can be appropriately addressed
through conditions of severance approval.
Financial Implications: No direct costs to the City are anticipated as a result of this
authorization to develop by land severance.
Report PO 21-04
Date: April 20, 2004
Subject: Request for Council's Permission to Develop Lands
by Land Severance
Page 2
1.0
Background:
1.1
The owners are seeking staged approvals to develop residential uses in the
Hamlet of Kinsale
The owners' intent is to create future hamlet residential lots in two stages. Stage
1 severs most of the hamlet residential lands from the subject property. This
would allow for the sale of the lands to a private company established by the
owners. Stage 2 develops the hamlet residential uses. Each stage requires
different approvals, as follows:
Staqe 1
Stage 1 consists of three planning processes. The first process is permission
from City Council to develop the subject lands through the land severance
process rather than by draft plan of subdivision. The second is approval of land
severance applications to create two parcels of land for future hamlet residential
development. The third is approval of a minor variance application for the
proposed minimum lot frontage of the retained parcel.
Staqe 2
If the owners receives all Stage 1 approvals, then Stage 2 can be initiated. Stage
2 consists of two planning processes. The first is approval of a zoning by-law
amendment application to change the existing rural agricultural zoning on the
severed lands to an appropriate hamlet residential zoning category. The second
step is approval for the division of the severed lands from Stage 1 into individual
lots through additional land severance applications.
1.2
The applicant has submitted required Stage 1 applications
The applicant has submitted Land Severance Applications LD 11/04 to LD 12/04
to the Region of Durham Land Division Committee, proposing to create two new
parcels of land fronting onto Kinsale Road from the total land holdings. One
retained lot, also fronting Kinsale Road will continue to exist supporting existing
agricultural uses (see Attachment #1 - Property Location Map and Attachment #2 -
Conceptual Site Plan illustrating the applicant's proposed severances). The
applicant's site plan will be revised pending resolution of Central Lake Ontario
Conservation Authority (CLOCA) comments.
The proposed severed parcels (Parcels A and ß, as indicated on Attachment #2)
are designated "Rural Settlement - Rural Hamlet (Hamlet Residential)" within the
Hamlet of Kinsale (see Attachment #3). The proposed severed parcels would
vary in lot frontage and area. Parcels A and B comply with the existing 'A' - Rural
Agricultural zoning.
Report PO 21-04
Date: April 20, 2004
Subject: Request for Council's Permission to Develop Lands
by Land Severance
Page 3
The proposed retained parcel would be approximately 14 hectares in area and
would provide a lot frontage of approximately 20 metres onto Kinsale Road. This
lot requires a minor variance to seek relief for the proposed minimum lot frontage.
A Committee of Adjustment application (P/CA 4/04) has been submitted. The
applicant has requested that the application not be processed at this time until the
final frontage width of the retained parcel is confirmed.
The Land Division Committee tabled the Land Severance Applications at the
request of the Pickering Planning & Development Department, to allow the
applicant to obtain City Council's authorization to develop the subject lands
through the land severance process rather than by draft plan of subdivision.
Section 15.26(b) of the Pickering Official Plan requires that an ownership of land
that is capable of being divided into more than three additional lots be developed
by a plan of subdivision, except where it is demonstrated to Council's satisfaction
that a subdivision plan is neither appropriate nor necessary. The subject lands
are capable of being divided into more than three additional lots, and therefore
permission is required from Council to allow development to proceed through the
land severance process.
2.0
City's Interests to be Addressed Through Conditions of Land Severance
The City's requirements for developing the subject lands will be addressed
through conditions of the current land severance and committee of adjustment
applications, and of any future zoning by-law amendment and land severance
applications. Among other conditions, the owner will be required to enter into an
appropriate development agreement with the City, to address matters typically
included in subdivision agreements such as, but not limited to, stormwater
management, grading and drainage, road widening, access and entrances,
fencing, parkland dedication, easements, and securities.
Therefore, it is recommended that the applicant's request to develop the subject
lands by land severance be approved as all requirements of the City can be
appropriately addressed through conditions of severance approval.
Attachments:
1.
2.
3.
Property Location Map
Applicant's Submitted Plan
City of Pickering Official Plan - Hamlet of Kinsale Schedule
Report PO 21-04
Subject: Request for Council's Permission to Develop Lands
by Land Severance
Date: April 20, 2004
Page 4
Prepared By:
Approved I Endorsed By:
~fÞ-
Catherine Rose
Manager, Policy
PK:jf
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City ouncil
'C ,RPP
ing & Development
ATTACHMENT I I TO
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Planning & Development Department
PROPERTY DESCRIPTION S PART LOT 3 CONCESSION 6, PART 1 40R.4773
OWNER R. & C. LENNOX DATE APRIL 6, 2004
FILE No. LD 11/04 & LD 12/04 SCALE 1 :7500
FOR DEPARTMENT USE ONLY
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INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN
LD 11/04& LD 12/04 - R. & C. LENNOX
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THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING &
DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES
DIVISION MAPPING AND DESIGN, APRIL 6. 2004.
ATTACHMENT II - 3 TO
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CITY OF PI CKERIN G 0 FFI CIAL PLAN
HAMLET OF KINSALE
SCHEDULE
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LEGEND
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SPECIAL INTEREST SITE
OPEN SPACE SYSTEM-
NATURAL AREAS
RURAL SETTLEMENT
BOUNDARY (PROPOSED)
NEW ROAD
CONNECTIONS
(PROPOSED)
CITY OF PICKERING
PLANNING '" DEvELOPMENT DEPARTMENT
APRIL. 2DD4
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