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HomeMy WebLinkAboutPD 17-06 24'"7 CitJ¡ ()~ REPORT TO EXECUTIVE COMMITTEE Report Number: PO 17-06 Date: February 27, 2006 From: Neil Carroll Director, Planning & Development Subject: Zoning By-law Amendment Application A 27/05 Silverlane Estates Inc. South Part of Lot 32, Concession 1 (Blocks 39 and 46, Plan 40M-2119 and Part 4, 40R-11901) City of Pickering Recommendation: 1. That Zoning By-law Amendment Application A 27/05 be APPROVED, to rezone two Blocks to match the zoning of abutting land, to permit development of a townhouse and a detached dwelling, on lands being Blocks 39 and 46, Plan 40M- 2119, and; to rezone two additional Blocks to allow for open space uses, on lands being Part 4, Plan 40R-11901 (Blocks 16 and 18, Draft Plan of Subdivision S-P-2002-06). 2. That the amending zoning by-law to implement Zoning By-law Amendment Application A 27/05, as set out in Appendix I to Report PO 17-06, be FORWARDED to City Council for enactment. Executive Summary: The subject lands are located on the east side of Altona Road, south of Treetop Way, and are currently vacant (see Attachment #1 - Location Map). There are two components to this application. The first component of the application proposes to rezone Blocks 39 and 46 on Plan 40M-2119 to coordinate the zoning of these lands with the zoning of abutting parcels to the south. The second component of this application proposes to rezone Blocks 16 and 18 on Draft Plan of Subdivision S-P-2002-06 for open space uses, including a storm water management facility. No additional development from what was previously approved by Council through Draft Plan of Subdivision S-P-2002-06 and Zoning Amendment A 27/02 is being proposed on the subject lands. The proposed By-law amendment is a "housekeeping" matter to allow appropriate development to proceed in accordance with the intent of recent City Council approvals. It is recommended that this application be approved, and the draft by-law be forwarded to City Council for enactment. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. 245 Report PO 17-06 Date: February 27,2006 Subject: Silverlane Estates Inc. (A 27/05) Page 2 Background: 1.0 Comments Received 1.1 At the January 19, 2006, Public Information Meeting (See text of Information Report and Meeting Minutes, Attachment #3) · Todd Coles of Humphries Planning Group Inc, authorized agent, attended and advised that he agreed with City staff's comment that the application was technical in nature and advised that the proposal complies with the City's policies and regulations pertaining to tree preservation; · Jeff Blowers of Tilson Court requested clarification on the regarding the application and expressed his concerns regarding the impact of the water containment practices on the adjacent Altona Forest Area and requested that a stop sign be installed at Calvington Drive and Strouds Lane; · Valerie Chuvie of Granby Court expressed concerns with the impact of development adjacent to conservation lands and provided comments regarding the speed of traffic on Altona Road; · Majorie Tonner of Calvington Drive objected to the requested zoning by- law amendment to permit the development of a townhouse on Block 39 and commented that Stroud's Lane has become a very busy street; 1.2 Following the Information Meeting · No resident comments have been received; 1.3 City Department and Agency Comments Veridian Connections no objections; Enbridge Gas Distribution no objections; no objections; - the proposal is permitted by the policies of the Durham Region Official Plan, and there are no matters of provincial interest related to this application ; Region of Durham Planning Department Development Control Department no comments on this application; Toronto and Region Conservation Authority (TRCA) no objections. Report PO 17-06 249 Date: February 27,2006 Subject: Silverlane Estates Inc. (A 27/05) Page 3 2.0 Discussion 2.1 The Rezoning of Blocks 39 and 46, Plan 40M-2119, to a zone category identical to the abutting Blocks to the south is technical and considered appropriate for coordinated development The above noted blocks are located partially within Draft Approved Plan of Subdivision S-P-2002-06 and partially within recently developed Subdivision 40M-2119, resulting in the Block within one plan being zoned differently than the Block within the abutting plan. The split zoning for these Blocks requires a Zoning By-law Amendment to coordinate zoning. The applicant requests that Block 39 on Plan 40M-2119 be rezoned from "SD-7" - Semi-Detached Dwelling Zone to "SA-8" - Single Attached Dwelling Zone to permit the development of a townhouse on the subject property and, that Block 46 on Plan 40M-2119 be rezoned from "SD-7" - Semi-Detached Dwelling Zone to "S5" - Single Detached Dwelling Zone to permit the development of a detached dwelling (see attachment #2). This request is considered as technical/housekeeping and is recommended for approval. 2.2 The Rezoning of Blocks 16 and 18, Draft Plan of Subdivision S-P-2002-06, for open space uses including a storm water management facility is appropriate The applicant proposes to rezone Part 4, 40R-11901 (Block 16 and Block 18 on Draft Plan of Subdivision S-P-2002-06) from "A" - Rural Agricultural Zone to "OS- HL" - Open Space Hazard Lands Zone. The requested Zoning By-law Amendment will allow these Blocks to be used for a storm water management facility as well as other open space purposes, and to be conveyed to a public authority (see attachment #2). Although these lands were originally contemplated for storm water management purposes in the processing of the Draft Plan, they were not subject to the original Statutory Public Meeting and, therefore, not included in the previously recommended amending Zoning By-law (By-law 6585/05). It is recommended that that the zone provisions for Block 16 and Block 18, Draft Plan of Subdivision S-P-2002-06, be amended from "A" - Rural Agricultural Zone to "OS-HL" - Open Space Hazard Lands Zone. 25'1 Report PD 17-06 Date: February 27, 2006 Subject: Silverlane Estates Inc. (A 27/05) Page 4 2.3 The technical nature of this application generated some confusion among adjacent property owners who attended the Statutory Public Information Meeting Several area residents who attended the Statutory Public Information Meeting were under the impression that the applicant was proposing additional development above and beyond what was previously contemplated by City Council for the subject lands. Staff explained the nature of the application at the Public Meeting and additional notation has been added to the applicant's submitted plan to provide further clarification regarding the context of the application. We believe clarification provided has alleviated residents concerns. The applicant's proposal deals strictly with the implementation of zone provisions for lands that have already been considered by City Council through the process of Draft Plan of Subdivision S-P-2002-06 and Zoning By-law Amendment Application A 27/02. 3.0 Applicant's Comments The applicant has been made aware of the content of this report, has reviewed the draft zoning by-law, and is in agreement with the recommendations of this report. Appendix: Appendix I: Draft Implementing By-law Attachments: 1 . Location Map 2. Applicant's Submitted Plan 3. Text of Information Report 4. Minutes from Statutory Public Meeting Report PD 17-06 Subject: Silverlane Estates Inc. (A 27/05) 05.11 (.., 1 Date: February 27,2006 Page 5 Prepared By: ~~ Lynd~ T ylor, MC ,PP , Manager, Development Review RC:kb Attachments Copy: Chief Administrative Officer 1 Recommended for Pickering Ci n Thomas J. Qu' , Chief Administrative Officer Approved / Endorsed By: l ,RPP ng & Development 2.!i2 DRAFT BY-LAW APPENDIX I TO REPORT PD 17-06 ZONING BY-LAW AMENDMENT APPLICATION A 27/05 253 APPENDIX I TO REPORT PD 17-06 DRAFT BY-LAW ZONING BY-LAW AMENDMENT APPLICATION A 27/05 THE CORPORATION OF THE CITY OF PICKERING BY-LAW NO. DRArr Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended, to implement the Official Plan of the City of Pickering, Region of Durham on South Part of Lot 32, Concession 1, in the City of Pickering. (A 27/05) WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to permit the development of a townhouse dwelling, a single detached, and open space - environmental protection uses on lands associated with Draft Plan of Subdivision S-P-2002-06, in the City of Pickering 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 "I" to By-law 3036, attached hereto with notations and references shown thereon is hereby declared to be part of this By-law. 2. AREA RESTRICTED The provisions of this By-law shall apply to those lands in the South Part of Lot 32, Concession 1, being Block 39 and Block 46, Plan 40M-2119, City of Pickering, designated "SA-8" and "S5" on Schedule "I" attached hereto. The provisions of this By-law shall also apply to those lands in the South Part of Lot 32, Concession 1, Part 4 of Plan 40R-11901, in the City of Pickering, designated "OS-HL" on Schedule "I" attached hereto. 254 - 7 - 3. GENERAL PROVISIONS By-law 3036, is hereby 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. 4. EFFECTIVE DATE This By-law shall come into force in accordance with the provisions of the Planning Act. day of BY-LAW read a first, second, and third time and finally passed this ,2006. o~ Debi A. Bentley, Clerk DETAIL 1 ------------., / "- I \ I~ I I I S-5 I I~- I I I I I \ I " / "'------------ ~ AREA RESTRICTED DETAIL 2 C1----------------~ I SM I I,_----~-----~~------- : l' N SCHEDULE I TO BY-LAW PASSED THIS DAY OF 2006 ", , kli DAVID RYAN - MAY DEB I A. BENTLEY - CLERK f15r:':' (.., d 256 f L/ ~~ ~ JW¿ ~ ~T~lu~ ~E( \ ~~ ~ BLOCK 39 40M-2119 -- - /------)-- //ij -'\ /", , 1-- \, \ \ /' I' \ \: '" L ..,/ ..¡ ',-, STROUDS \ / 7---- ç- = "'---r---/ / ~..- w = I _ ¡ - UVlllS./nM' \ I ¡ I-- - - A~,T:J" J I ¡ t== ~ - = ~ \ I // _ ~ ./ I /"""../1 I-- - I-- : m ~\\\\\ ~~ t== .- - := - S'RoUDs \,rp: ¡ fu.G ~f= Ë ~t:::= ~ "' ~ ~~ ~~~lf ~\\I~~ ~~p ,,Ë*=~ ~~ ~ /" \ ',// If! ),\*í\\\\ .\\\'1).>' / = ~ L ~ \\\\\' \_~o~ / I t _ '~~ ~í~~\ ~ \ \ (/ I r - \ \ 'C\ f-~" '\ I § \ \ Z 1== -\ \== ~ l- wt= 1 SUBJECT F=- ::: - ~ 1== \ ~~DS 1~~ 7 /' \ ~ \-- FOXWOOD ~ \ ~ II BLOCK 16 ~ d== II ~ \ 17\ City of Pickering Planning & Development Department PROPERlY DESCRIPTION CON 1 S PT LOT 32, 40R-11901, PART 4 & 4OR·20396, PART 1 OWNER SILVERLANE ESTATES INC. DATE: NOV. 30,2005 DRAWN BY JB FILE No. A 27/05 SCALE: 1 :5000 CHECKED BY RB DRIVE - ( -,. II /-:. BUTTERNUT CRT.~ 1[9 w- 2:- ~- 0_ - :;¡:f--- w f--- ~= ::]- .~=IIJ GATE ] ~~= 1/ L / ,--0_ ~ ?~ STARVIEW CRT. ~- [5~ t1~~~ _w_ -~- STREET LL ~L.... I I ~ C.N.R. lJJl TWYN RIVERS DRIVE - r- ~'P ~ ~ "\' IJ ~ ~ I \\~ i- SHEPPAFW ATTACHMENT' I TO REPORT' PD 1'5/6 ( /J '\1 BLOCK 46 ) I BJ9Ç 1,!, ~ ~ ----7 f ~ I I II j ~ ~ AUTUMN CRES I ~l II llllIill PINEVIEW LANE C.N.R. \ \.. "\ .-r- - I I AVENUE I I~ \) I bà~ I \0 ~I l' IV r:J~a ~ourcØ&: Teronet Enterrpriseø Inc. and its suppliers. All righb Ret8ervod. Not 0 pion of survey. 2005 MPAC and ito suppliera. AI! rights Reserved. Not a pion of Survey. PN-11 ATTACHMENT # REPORT II PO 62 TO /I}-()(¿; 25,7 INFORMATION COMPILED FROM APPLICANTS SUBMITTED PLAN - A27/05 /--....... / BLOCK 39 "- / 40M·2119 \ { \ ~ / \ PART OF BLOCK 15 / "- DRAFT PlAN OF ~BDIVISION ~õd2'()6 THE APPUCANT REQUESTS THE ZONING BY·LAW BE AMENDED TO PERMIT THE DEVELOPMENT OF A TOWNHOUSE ON THE SUBJECT LANDS o .. o .. o BLOCK 10 u:i ----0 .. o .. o .,; '" " '" " ~ _ê.!,0..9<.!! wo____ .. o '" '" " CALVINGTON DRIVE _I"J_I_J_I_I~I~I_I_I 7.5 6.0 6.0 .06.0 7.5 7.5 6.0 . 7.5 I 1/ I I I I I 1Bll.-JS I I dlol:Kd I r-'¡ I I I I I I I I I I I I I I I I I I I I I GRANBY BLOCK 16 .. <Xi '" .. .n .. THE APPUCANT REQUESTS THE ZONING BY·LAW BE AMENDED FROM "A"· AGRICULTURAL ZONE TO "OS·HL· . OPEN SPACE HAZARD LANDS TO PERMIT THE THE DEVELOPMENT OF A STORMWATER MANAGEMENT FACILITY AND OTHER OPEN SPACE USES ON THE SUBJECT LANDS l' THIS MAP WAS PRODUCED BY THE CITY OF PICKERING, PLANNING &' DEVELOPMENT DEPARTMENT, INFORMATION &' SUPPORT SERVICES, NOVEMBER, 2005. 25;:~ ATTACHMENT # ~ TO REPORT # PO j 9- O~ Ciil¡ iJ~ INFORMATION REPORT NO. 28-05 FOR PUBLIC INFORMATION MEETING OF January 19, 2006 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 27/05 Silver Lane Estates Inc. South Part of Lot 32, Concession 1 (Now Blocks 39 and 46, Plan 40M-2119 and 40R-11901, Part 4) East of Altona Road and south of Strouds Lane City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the subject lands are located on the east side of Altona Road, south of Treetop Way (see Attachment #1 - Location Map). 2.0 APPLICANT'S PROPOSAL - this application consists of two parts (see Attachment #2): Part 1 · the applicant proposes to rezone Block 39 on Plan 40M-2119 to permit the development of a townhouse; the applicant also proposes to rezone Block 46 on Plan 40M-2119 to permit the development of a detached dwelling; · the intended purpose for rezoning Blocks 39 and 46 is to match the zoning of these blocks with the zoning on the abutting lands to the south; Part 2 · the applicant further proposes to rezone Blocks 16 and 18 on 40R-11901 to allow for a stormwater management facility and other open space uses; Information Report No. 28-05 ATTACHME~!T ,. -3 TO REPORT # PD L -? -Dee 259: Page 2 . Blocks 16 and 18 were originally considered for stormwater management facility and open space purposes through the processing of Draft Plan of Subdivision Application S-P-2002-06 and Zoning By-law Amendment Application A 27/02; . since these lands were acquired by the owner of S-P-2002-06 following the Statutory Public Information Meeting, they were not the subject of a formal public meeting and not dealt with in the recommended approval of the draft plan of subdivision and amending zoning by-law. 4.0 OFFICIAL PLAN AND ZONING 4.1 Durham Reaional Official Plan the subject lands are designated Living Area, Major Open Space and Environmentally Sensitive Area; lands within the Living Area designation are intended to be predominantly for housing purposes; lands within the Major Open Space designation are intended to be predominantly for conservation, recreation, and reforestation; - when considering development applications within or adjacent to lands designated Environmentally Sensitive Area, the cumulative impact on the environment should be taken into account; - the proposal appears to conform with the Durham Region Official Plan; 4.2 Pickerina Official Plan - the subject lands are designated as Urban Residential - Medium Density and Open Space - Natural Area in the City of Pickering Official Plan and are also located within the Altona Forest Policy Area; lands within this designation are intended to be used primarily for conservation, environmental protection, restoration, education, passive recreation and similar uses; City policy promotes the use of stormwater management practices through the integration of stormwater quality and quantity features into the open space system; - the proposal appears to conform with the Pickering Official Plan; however, the application will be assessed against the policies and provisions of the Pickering Official Plan during the further processing of the application; 4.3 Hiahbush Neiahbourhood - the subject lands are located within the Highbush Neighbourhood; 260 Information Report No. 28-05 j "(; l/J::.O<a. Page 3 4.4 Zonina Bv-Iaw 3036 - Blocks 39 and 46 on Plan 40M-2119 are currently zoned "SD-7" - Semi-Detached Dwelling Zone; - the applicant has requested that Block 39 be rezoned to "SA-8" - Single Attached Dwelling Zone and Block 46 be rezoned to "S5" - Detached Dwelling Zone to match the zoning provisions for abutting lands to the south; - Blocks 16 and 18 on 40R-11901 are currently zoned "A" - Rural Agricultural Zone; - the applicant has requested an appropriate zone category that would permit open space uses. 5.0 RESULTS OF CIRCULATION 5.1 Resident Comments - none received to date; 5.2 Aaencv Comments Regional Municipality of Durham Planning Department Veridian Connections Enbridge Gas Distribution Inc. - advises that the application conforms to the Regional Official Plan, adequate municipal water supply and sewer services are available to the subject property and that the application has been screened in accordance with the terms of the provincial plan review responsibilities (see Attachment #3); - no objections to the proposed development, subject to certain requirements being satisfied (see Attachment #4); - no objections; however, requests that the developer contact Enbridge Gas to discuss installation and clearance requirements for servicing and metering facilities (see Attachment #5); 5.3 Staff Comments - the Planning and Development Department considers this application to be technical in nature; Information Report No. 28-05 ,.-"3 I ?- qf.o 1)6-Þ i:.l Page 4 _ the Department will conclude its position on the application after it has received and assessed all comments from the circulated departments, agencies and the public. 6.0 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. 7.0 OTHER INFORMATION 7.1 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; 7.2 Information Received - full scale copies of the Applicant's submitted plan are available for viewing at the offices of the City of Pickering Planning & Development Department; 7.3 Company Principal - the owner of the subject lands is Silver Lane Estates Inc.; the principal of Silver Lane Estates Inc. is Frank Dodaro; the agent is Todd Coles from Humphries Planning Group Inc. .' ORIGINAL SIGNED BY ORIOINAL SIGNED BY Rick Cefaratti Planner II Lynda Taylor, MCIP, RPP Manager, Development Review RC:jf Attachments Copy: Director, Planning & Development 9S.· ..n. '--- . ..'- ATTACHMENT' '1 TO REPORT (J PO I 7- DI,,) Minutes 1 Meeting Summary Statutory Public Information Meeting Council Chambers Thursday, January 19, 2006 7:00 pm. Cilt¡ ()~ Attendees: Councillor Ashe - Chair Councillor Dickerson Councillor Johnson Councillor McLean Lynda Taylor, Manager, Development Review Geoff Romanowski, Planner II Rick Cefaratti, Planner II Joyce Yeh, Planner I Alison Haines, Recording Secretary 6. ZONING BY-LAW AMENDMENT APPLICATION A 27/05 SILVER LANE ESTATES INC. SOUTH PART OF LOT 32, CONCESSION 1 (NOW BLOCKS 39 AND 46, PLAN 40M-2119 AND 40R-11901, PART 4) EAST OF AL TONA ROAD AND SOUTH OF STROUDS LANE CITY OF PICKERING 1. Planner Comments Rick Cefaratti, Planner II provided an overview of the application. 2. Applicant Comments Todd Coles, Humphries Planning Group appeared on behalf of the applicant. 3. Comments from Members of the Public Jeff Bowers 2002 Tillson Court Jeff Bowers stated he is unclear of what is being proposed. He requested clarification on the open water containment area. He stated that he would like to ensure that the correct groups within the TRCA is made aware of the proposal and there is a water table concern. Mr. Bowers is concerned with storm water management in the area. He also suggested a stop sign at Calvington Drive and Strouds Lane. Valerie Chuvie Branby Court Valerie Chuvie is concerned of future development in the conservation area near the subject property. Additionally she commented that Altona road is extremely busy and had witnessed several near accidents. Page 1 CORP0228-2/02 Marjorie Tonner 1991 Calvington Drive Marjorie Tonner commented that Strouds Lane had become very busy and is concerned that construction vehicles would be using Calvington drive. ATTACHMENT' qF~ OR"T II PO t¡ TO T/}~/}/_ I(ì ~ '"') it.._ 01, ~ 4. Planner Response The Planner clarified that the original draft plan for the subdivision had previously been approved by Council and this application is only to amend the zoning in order to permit the building of the approved townhomes. The property is partially in the original subdivision area and therefore required the change in zoning in order to allow the dwelling to be constructed. 5. Chair Response Clarified that no new dwelling, not previously approved, is being considered. Addressed concerns of Altona Road stating this street had been recognized by the Region of Durham as a priority area for revamping (sidewalks etc.) Also, a traffic study had been completed on Strouds Lane with no concerns found but perhaps now with the new development further studies would be required, The Chair further advised that the City's Municipal Property and Engineering Division should be contacted to investigate the necessity of a stop sign at Calvington Drive and Strouds Lane. Lynda Taylor, Manager, Development Review clarified that this proposal is only to modify the zoning subdivision plans that have already been approved. 6. Applicant Response The Applicant advised that they will work with the TRCA and tree preservation will be complied with. Additionally Block 39 could not be alternated from its approved development because of the size of the lot. Page 2 CORP0228-2/02