HomeMy WebLinkAboutPD 25-05 REPORT TO
EXECUTIVE COMMITTEE
Report Number: PD 25-05
Date: May 31,2005
From:
Neil Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 03/05
Brent Jones & Bonnie Roberts
1051 Dunbarton Road
South Part of Lot 25, Concession 1 (Village Lot 3)
City of Pickering
Recommendation:
That Zoning By-law Amendment Application A 03/05 be APPROVED to add
detached dwelling residential use as a permitted use on lands being South Part
of Lot 25, Concession 1 (Village Lot 3), City of Pickering, submitted by B. Jones
& B. Roberts.
That the amending zoning by-law to implement Zoning By-law Amendment
Application A 03/05, as set out in Appendix I to Report PD 25-05, be
FORWARDED to City Council for enactment.
Executive Summary: The subject property, which currently supports a detached
dwelling, is located on the south side of Dunbarton Road, east of the CN Railway, north
of Kingston Road, between Dunchurch Street and Dixie Road, in the area of the historic
Village of Dunbarton (see Location Map, Attachment #1).
The applicants have applied to amend the existing zoning on the subject property to
allow a detached dwelling residential use in addition to currently permitted commercial
and institutional uses. The applicants propose to construct a private garage/workroom
in the rear yard, as an accessory structure to the existing detached dwelling (see
Applicant's Submitted Plans, Attachment #2). The proposal represents appropriate
development that is compatible with the surrounding land uses and conforms to the
Pickering Official Plan.
It is recommended that this application be approved and the draft by-law be forwarded
to Council for enactment.
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed development.
Report PD 25-05
Subject: B. Jones & B. Roberts (A 03/05)
Date: May 31,2005
Page 2
Background:
1.0 Comments Received
1.1 At the April 21, 2005 Information Meeting
(see text of Information Report and Meeting Minutes, Attachments #3 & #4)
no comments received;
1.2 City Department and Agency Comments
Fire Services
Veridian Connections
Regional Municipality of Durham
no objections;
no objections, but a service upgrade
may be needed (see Attachment #5);
no objections (see Attachment #6);
2.0
2.1
2.2
2.3
Discussion
The proposed residential use is in conformity with the Official Plan and
compatible with surrounding development
The residential designation of these lands in the Pickering Official Plan (O.P.)
allows residential uses, home occupations, limited offices, limited retailing of
goods, community uses, and special purpose commercial uses serving the area.
Zoning that allows flexibility for residential, commercial and institutional uses is
considered appropriate for this area. The subject property is surrounded by
similar detached residential development. The existing residential use on the
property conforms to the residential designation.
Certain currently permitted commercial uses will be removed from the
zoning by-law due to incompatibility with the residential neighbourhood
The current "C2" - General Commercial Zone allows a variety of commercial and
institutional uses. Some of the uses, such as a retail store, a bake shop, a
service store, and offices, are considered compatible within a Village setting
when such development is of small-scale and designed carefully to fit into the
area. However, some of the currently permitted uses, such as a parking station,
an automobile service station, a taxicab stand or station, a place of amusement,
and a hotel may impose nuisance or adverse effect on the adjacent lands within
this area of the neighbourhood. It is recommended that these uses be removed
from the by-law.
The size of the proposed garage will be regulated through new zoning
standards
In order to ensure compatibility of the proposed accessory structure and to
address the massing of structures on the property, specific zoning standards are
recommended to be included in the draft by-law (see Appendix I, Draft By-law).
Report PD 25~05
Subject: B. Jones & B. Roberts (A 03/05)
Date: May 31,2005
Page 3
2.4
2.5
Maximum coverage
A private garage, wherein no servicing for profit is conducted and no commercial
vehicles are stored, is exempted from the accessory structure lot coverage
provision of the zoning by-law. The applicants are aware that commercial
automobile repair cannot take place on this property and that the proposed
garage must be restricted to private use only. Further lot coverage restrictions
are not considered necessary. A maximum lot coverage provision of 38 percent
for all structures on the lot will apply.
Height
A maximum height of 4.5 metres is presently allowed for accessory structures in
any commercial zone under By-law 3036. The applicants wish to build a one and a
half storey garage with a Victorian style roof requiring a height of 5.6 metres.
The proposed garage may be visible from Kingston Road, but no negative impact
on the streetscape is anticipated due to the grading of the subject lands and the
location of the proposed garage. It is recommended that the implementing
zoning by-law incorporate the requested height. Construction of the accessory
structure in the rear yard at this height will also assist to attenuate the noise,
vibration, and light which impact Dunbarton Village from Kingston Road and the
CN Railway.
Setback
Accessory structures of the proposed size and height are presently required to
be set back at least 1.0 metres away from the lot lines. It is recommended that
this standard remain applicable to the subject property.
A more comprehensive zoning review of the historic Village of Dunbarton
should be considered in the future
The Dunbarton Neighbourhood policies encourage opportunities to rejuvenate
the historic Village, including considering permitting small-scale commercial
enterprises on suitable sites. One of the policies also requires Council to
consider undertaking a Community Improvement Plan or Project for this area.
There are approximately ten properties in the Village (including the subject lands)
residentially designated but exclusively zoned for commercial and institutional
uses. To better implement the O.P. residential designation and to help
rejuvenate the Village, a more comprehensive zoning review would be beneficial
for this area and will be considered in future work programs. The applicants'
request may still be considered on a site-specific basis.
The amending by-law to be forwarded to Council
It is recommended that a new zoning "C2-2" be applied to the subject property,
and the provisions be added into By-law 3036 under Section C2. A new set of
standards will apply to the subject property. The attached draft by-law, included
as Appendix I to this report, implements staff's recommendation to recognize the
existing detached dwelling residential use and to allow the associated accessory
structure in the rear yard. It is recommended that the attached draft by-law be
forwarded to Council for enactment.
Report PD 25-05
Subject: B. Jones & B. Roberts (A 03/05)
Date:
May 31,2005
Page 4
3.0
Applicant's Comments
The applicant concurs with the recommendations contained in this report.
APPENDIX:
Appendix I: Draft By-law
Attachments:
2.
3.
4.
5.
6.
Location Map
Applicant's Submitted Plans
Text of Information Report No. 05-05
Minutes from Statutory Public Meeting
Comments received from the Veridian Connections
Comments received from the Region of Durham
Prepared By:
Planner L,/ v
Approved / Endorsed By:
Nell Carroll,~PP
Director, Planning & Development
Lynda T~tylor, MCIP, RP~
Manager, Development Review
JY:ld
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City ~oungjI-..,, ,
APPENDIX I TO
REPORT PD 25-05
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 03~05
THE CORPORATION OF THE CIT'~OF~ICKERING
BY-LAW NO_ ~J'~r ~
Being a By-law to amend Restrained Area (Zoning) By-law 3036, as
amended, to implement the Official Plan of the City of Pickering, Region
of Durham in South Part of Lot 25, Concession 1 (Village Lot 3), in the
City of Pickering. (A 03/05)
WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to
rezone the subject property, being South Part of Lot 25, Concession 1 (Village Lot 3), in
order to permit the creation of a residential garage/workroom;
AND WHEREAS an amendment to By-law 3036, as amended, is therefore deemed
necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
1. SCHEDULE"I"
Schedule "1" attached to this By-law with notations and references shown thereon
is hereby declared to be part of this By-law.
TEXT AMENDMENT
Section 12 - General Commercial Zone - C2 is hereby amended by adding the
following subsection after Subsection 12.4.4:
12.4.5 - South Part of Lot 25, Concession 1 (1051 Dunbarton Road)
(a)
Despite the uses permitted under Subsection 12.1 of this By-law,
the following uses are permitted on the lands designated "C2-2" on
Schedule I to this By-law:
(i) bake shop
(ii) business office
(iii) clinic
(iv) detached dwelling
(v) dressmaker shop
(vi) dry-cleaner distributing station
(vii) fraternal organization
(viii)laundromat
(ix) museum
(x) professional office
(xi) religious institution
(xii) restaurant- type A
(xiii)retail store
(xiv) sample orshowroom
(xv) service store
(xvi) tailor shop
(b)
Despite the area requirements under Subsection 12.2 of this
By-law, no person shall whithin the lands designated "C2-2" on
Schedule I to this By-law, erect, alter, or use any building or
structure unless in accordance with the following provisions:
(i) Lot Frontage (minimum):
(ii) Lot Area (minimum):
(iii) Front Yard Depth (minimum):
(iv) Rear Yard Depth (minimum):
(v) Side Yard Width (minimum):
(vi) Lot Coverage (maximum):
(vii) Building Height (maximum):
15 metres
460 square metres
4.5 metres
7.5 metres
1.2 metres
38%
12 metres
-2-
(viii)
(ix)
Despite (v) above, the following side yard width standards
shall apply to the detached dwelling which exists on the date
of the passing of this By-law:
A West Side Yard Width (minimum):
B East Side Yard Width (minimum):
1.8 metres
0 metres
Despite the height provision of Clause 5.18(c) of By-law 3036,
the maximum height of any accessory structure shall be
5.6 metres
BY-LAW 3036
By-law 3036 is hereby further amended only to the extent necessary to give
effect to the provisions of this By-law as set out in Section 1 and 2 above.
Definitions and subject matters not specifically dealt with in this By-law shall be
governed by the relevant provisions of By-law 3036, as amended.
EFFECTIVE DATE
This By-law shall come into force in accordance with the provisions of the
Planning Act.
BY-LAW read a first, second and third time and finally passed this
,2005.
day of
David Ryan, Mayor
Debi A.
PASSED THI ,~_ ~1~ ~"
DAYOF ~' 2005
MAYOR
CLERK
A~ACI. IMENTI~ ' I ' TO
I:EPOI:IT t PD
"~ ~ ', I ~ ~ ~,. t~ '~-=~
City of Pickering Planning & Development Depa~ment
PROPER~ DESCRIPTION SOUTH PART OF LOT 25, CON 1.
I
OWNER B. JONES & B. ROBERTS DATE MAR. 7, 2005 DRAWN BY JB
FILE N0. A 03/05 SCALE 1:5000 CHECKED BY JY
PARCEl- DATA ~ ~eronet inc, ond lis suppliers AH rirh[s Reserved. Moy not be reproduced wi~hou[ permiasio~. THIS IS NOT A P~N
ATTACHMENT#- ~ ,1'0
REP~JR7 ~f PD ~5"~
INFORMATION COMPILED FROM APPLICANT'S
SUBMITTED SITE PLAN
A 03/05
EXISTING
1 ½ STOREY
DWELLING
EXISTING
1 Y~ STOREY
DWELLING
PROPOSED1 ½
STOREY
GARAGE/WORKROOM
LOFT
.%
.I
THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING AND
DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES
DIVISION MAPPING AND DESIGN SECTION,
MARCH 7, 2005,
A~ACHMENT~,,, Z TO
INFORMATION COMPILED FROM APPLICANT'S·
SUBMITTED ELEVATION PLAN
A 03~05
NON ~A~0N
THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING AND
DEVELOPMENT DEPARTMENT, PLANNING INFQRMATION SERVICES
DIVISION MAPPING AND DESIGN SECTION,
APRILS, 2005,
INFORMATION COMPILED FROM APPLICANT'S
SUBMITTED FLOOR PLAN
A 03~05
J ' LOFT AREA'
OPEN TO JJ ~,~ ,q ~t
10.9m
WORK
C, ARA~E AREA
!
THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING AND
DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES
DIVISION MAPPING AND DESIGN SECTION,
APRIL 5, 2005,
PICKERING
INFORMATION REPORT NO. 05-05
FOR PUBLIC INFORMATION MEETING OF
April 21, 2005
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Zoning By-law Amendment Application A 03/05
Brent Jones & Bonnie Roberts
1051 Dunbarton Road
South Part of Lot 25, Concession 1 (Village Lot 3)
City of Pickering
1.0
2.0
3.0
3.1
PROPERTY LOCATION AND DESCRIPTION
the subject property is located on the south side of Dunbarton Road, north of
the CN railway, between Dunchurch Street and Dixie Road, in the area of the
historic Village of Dunbarton (see Attachment #1 - Location Map);
the subject property currently supports a single detached dwelling;
the subject lands are surrounded by similar detached residential
developments.
APPLICANT'S PROPOSAL
the applicant proposes to amend the existing zoning on the subject property
to allow residential use in addition to the permitted commercial uses
(see Attachment #2 - Applicant's Conceptual Site Plan);
the applicant desires to construct a detached garage/workroom as an
accessory structure to the existing detached dwelling (see Attachment #3 -
Applicant's Conceptual Floor Plans and Elevation Plans).
OFFICIAL PLAN AND ZONING
Durham Reqional Official Plan
- the Durham Regional Official Plan identifies the subject land as being within a
'Urban Areas - Living Area' designation, where development is intended to be
predominately for housing purposes;
- the applicant's proposal appears to conform with this designation;
Information Report No. 05-05
Page 2
3.2
3.3
4.0
4.1
4.2
4.3
Pickerin.q Official Plan
the subject property is designated "Urban Residential - Low Density Area"
within the Dunbarton Neighbourhood;
- this designation allows residential development;
the subject property is also within the area of the 'Historic Village' as identified
on the Dunbarton Neighbourhood Map (see Attachment #4);
- the Dunbarton Neighbourhood Policies encourage opportunities to rejuvenate
the historic Village of Dunbarton, including considering permitting the
introduction of small-scale commercial enterprises on suitable sites;
- Dunbarton Road is a Collector Road, which is to provide access to individual
properties and carry greater volumes of traffic than Local Road;
- the applicant's proposal conforms to the applicable Official Plan policies;
Zoning By-law 3036
the subject property is currently zoned "C2" - General Commercial Zone, by
Zoning By-law 3036, as amended;
"C2" zone allows commercial and institutional uses;
an amendment to the zoning by-law is required to recognize the existing
residential use on the subject property to permit the construction of an
accessory structure in the rear yard.
RESULTS OF CIRCULATION
Resident Comments
- no resident comments have been received to date;
Agency Comments
- Veridian Connections - no objections but a service upgrade may be required;
Staff Comments
- Fire Services ~ no objections;
- in reviewing the application to date, planning staff has identified the following
matters for further review and considerations:
· assessing the compatibility with the surrounding lands and uses;
· evaluating the potential impact of allowing both residential uses and
commercial uses in this area;
· ensuring that the dimensions of the proposed accessory structure to be
sensitive to the existing neighbourhood and its character;
- this Department will conclude its position on this application after it has
reviewed and assessed the above-noted comments, and any comments
received from the circulated departments, agencies and the public.
Information Report No. 05-05
ATTACHMENT# -~ TO
REPORT # PD
Page 3
5.0
6.0
6.1
6.2
6,3
PROCEDURAL INFORMATION
- written comments regarding this proposal should be directed to the Planning
& Development Department;
- oral comments may be made at the Public Information Meeting;
- all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Council or a Committee of Council;
- if you wish to reserve the option to appeal Council's decision, you must
provide comments to the City before Council adopts any by-law for this
proposal;
- if you wish to be notified of Council's decision regarding this proposal, you
must request such in writing to the City Clerk.
OTHER INFORMATION
Appendix No. I
list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the applications at the time of writing
report;
Information Received
copies of the Applicant's submitted plans are available for viewing at the
offices of the City of Pickering Planning & Development Department;
Property Principal
this application was submitted by Brent Jones & Bonnie Roberts.
ORIGIN'AL SIGNED BY
ORIGINAL SIGNED BY'
Joyce Yeh
Plannerl
JY:ld
Attachments
Lynda Taylor, MCIP. RPP
Manager, Development Review
Copy: Director, Planning & Development
,~ Z5 -o5
Excerpts from
Statutory Public Information Meeting
Pursuant to the Planning Act
Minutes
Thursday, April 21, 2005
7:00 P.M.
The Manager, Development Review, provided an overview of the requirements of the
Planning Act and the Ontario Municipal Board respecting this meeting and matters
under consideration there at.
(11)
ZONING BY-LAW AMENDMENT APPLICATION A 03/05
BRENT JONES & BONNIE ROBERTS
1051 DUNBARTON ROAD
SOUTH PART OF LOT 25~ CONCESSION 1~ (VILLAGE LOT 3)
Joyce Yeh, Planner I, provided an overview of property location, applicant's
proposal and City's Official Plan policies pertaining to this site, as outlined in
Information Report #05/05.
Brent Jones & Bonnie Roberts, advised of their presence and advised that they
had no comment.
VERIDIAN CONNECTIONS
DEVELOPMENT APPLICATION It.EVI[EW
II PROJECT NAME:
Brent Jones & Bonnie Roberts
1051 Dunbarton Road
. ..,~ ......... ill iiii ii . J ..... ~ .... I iii .
J NO.:
REF. ,,,,
A 03/05 SUBMISSION DA'I E:
Ma~ch 21, 2005
The existing service to this building may be hxadequate. Details ~egardJng a service upgrade can be obtained
from otlr offices.
Other:
* New addition to be supplied from existing dwelling.
* Verid/an Connecifions has no objection to tiffs application,
Technical Representative - Peter Petriw
Telephone 42%9870 E:~t. 3252
PP/df
F:\dfrizze I\Dcv o1.. :W Apolicat on Rev ew\Pick~:rmg\21lll'i\gcen~ Jone, & 13-1miu Rabem . 1051 I')unJ~,wn)n Rna&doc
The Regional
Municipality
of Durham
Planning Department
1615 DUNDAS ST. E.
4TM FLOOR. LANG TOWER
WEST BUILDING
PO BOX 623
WHITBY ON L1N 6A3
CANADA
'~95-728-7731
tx: 905-436-6612
,--mail: planning(q)
region .durham .on .ca
www. reglon .durham .oil.ca
A.L. Georgieff, MClP, RPP
Commissioner of Planning
April 25, 2005
~:t F'FACHMENT # .... ~_ .. _ F0
It:.F.'0R1 1/ PD. 2.5'o5
Joyce Yeh, Planner
Pickering Civic Complex
One The Esplande
Pickering, Ontario
L1V 6K7
Ms. Yeh:
Re:
Zoning Amendment Application A03/05
Applicant: Brent Jones & Bonnie Roberts
Location: 1051 Dunbarton Road, Pickering
South Part of Lot 25, Concession 1
Municipality: City of Pickering
This application has been reviewed by the Region of Durham and the following
comments are offered.
The purpose of this application is to amend the existing zoning of the subject
property to permit residentia use in addition to the permitted commercial uses.
Re.qional Official Plan
The lands subject to this application are designated "Living Area" in the Durham
Regional Official Plan. Living Areas will be used predominantly for housing
purposes. The proposed 1 Y2 storey garage/workroom loft may be permitted in
Living Areas.
Regional Services
Municipal water supply and sanitary sewer services are available to the site.
Provincial Policies & Deleqated Review Responsibilities
This application has been screened in accordance with the terms of the
provincial plan review responsibilities. There are no matters of provincial interest
applicable to this application.
If you have any questions or require further information, please do not hesitate to
contact me.
"Service Excellence
for our Communities"
Dwayne Campbell, Planning Analyst
Current Operations Branch
cc: Rod Bolahood, Regional Works Department
N :\pim\dc~Zoning\Comments\Pickering~A03-05.doc
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