HomeMy WebLinkAboutPD 42-06
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REPORT TO
EXECUTIVE COMMITTEE
Report Number: PO 42-06
Date: July 24, 2006
From:
Lynda Taylor
(Acting) Director, Planning & Development
Subject:
Request for Council's Permission to Create Lots by Land Severance
D. & C. Hoover
1756 Pine Grove Avenue
(Lot 7, Plan 410)
City of Pickering
Recommendation:
1. That the request made by Chris Karkas of Karmann Homes, on behalf of the
owners D. and C. Hoover, be APPROVED, to permit the division of lands (being
Lot 7, Plan 410, municipally known as 1756 Pine Grove Avenue) by land
severance rather than by draft plan of subdivision for a future residential
development.
Executive Summary: The subject property is approximately 0.24 hectares in
area, abuts Hogarth Street to the north and currently fronts onto Pine Grove Avenue
to the east. The property is located within the Highbush Neighbourhood, and is
designated Urban Residential Areas - Low Density Areas in the City of Pickering
Official Plan. The applicant has submitted applications to the Region of Durham Land
Division Committee to sever four lots while retaining a fifth lot having an existing
dwelling from the subject lands, scheduled to be heard on August 14, 2006. A
location map, and the conceptual site plan illustrating the applicant's proposed
severances are included as Attachments #1 and #2 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 Pickering Council to allow the proposed lots to be created
by land severance rather than a draft plan of subdivision.
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 42-06
Date: July 24,2006
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Subject: Request for Council's Permission to Develop Lands
by Land Severance
Page 2
1.0 BackQround:
1.1 The applicant submitted the required Land Severance applications
The applicant submitted Land Severance Applications to the Region of Durham
Land Division Committee (LD 118/06 to LD 121/06), proposing to sever four
vacant parcels, while retaining a fifth residential parcel having an existing
dwelling (see Attachment #1 - Location Map and Attachment #2 - Applicant's
Submitted Plan).
The proposed severed parcels and proposed retained parcel are designated Urban
Residential Areas - Low Density Areas in the Highbush Neighbourhood. The five
proposed severed parcels would have lot frontages ranging between 15.0 and
22.0 metres, with lot areas varying from 495 to 731 square metres. The proposed
retained parcel would have a lot frontage of approximately 17.0 metres fronting
Hogarth Street and would provide a lot area of approximately 562 square metres.
The proposed severed parcels and proposed retained parcel would comply with
the "R4" - detached dwelling zone provisions for lot frontage and lot area.
Section 15.26(b) of the Pickering Official Plan requires that land that is capable of
being divided into more than three additional lots be developed by a draft 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.
1.2 Application to the City of Pickering's Committee of Adjustment for
Minor Variance will be required to recognize the existing dwelling on the
retained parcel
It is our understanding the applicant proposes to have the existing detached
dwelling remain on the proposed retained parcel providing an insufficient rear
yard depth of 4.0 metres, whereas the Zoning By-law 2511, as amended,
requires a minimum rear yard depth of 7.5 metres. An application to the
Committee of Adjustment for Minor Variance would be required to bring the
proposed retained parcel into compliance with the zoning by-law.
2.0 The appropriateness of the proposed Land Severances will be determined
through our review of the Land Severance applications
While this report recommends that the division of the subject lands proceed
through Land Severance, the Planning & Development Department will reserve
judgment on the appropriateness of the applicant's proposed lot configurations
until such time as the detailed review of the Land Severance applications to the
Region of Durham Land Division Committee occurs.
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Report PO 42-06
Date: July 24, 2006
Subject: Request for Council's Permission to Develop Lands
by Land Severance
Page 3
2.1 City's Interests can be addressed through Conditions of Land Severance
In the event that the Land Severances are approved, the City's requirements for
developing the subject lands would be addressed through recommended
conditions of approval. 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,
above-ground and underground hardware relocation and/or installation,
stormwater management, grading and drainage, road widening, access and
entrances, fencing, parkland dedication, easements, and securities.
It is recommended that the applicant's request to develop the subject lands by
land severance be approved as no new roads are required, and as all
requirements of the City can be appropriately addressed through conditions of
severance approval.
Attachments:
1 . Location Map
2. Applicant's Submitted Plan
Prepared By:
Approved I Endorsed By:
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Rick Cefarattl
Planner II
RC:ld
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City Council
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City of Pickering Planning & Development Department
PROPERTY DESCRIPTION LOT 7, PLAN 410,1756 PINE GROVE AVENUE
OWNER D. & C. HOOVER
FILE No. LD 118/06 TO LD 121/06
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INFORMATION COMPILED FROM APPLICANTS
SUBMITTED PLAN
D. AND C. HOOVER
LD 118/06 TO LD 121/06
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HOGARTH
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LANDS
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LANDS
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LANDS
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FULL SCALE COPIES OF THE APPLICANT'S
SUBMITTED PlAN ARE A VAJIABLE FOR VIEWING AT
THE CITY OF PICKERING PlANNING .t УV£LOPJ./ENT УPART/ÆNT.
THIS MAP WAS PRODUCED BY THE: CITY OF PICKERING
PlANNING .t УV£LOPJ./ENT ÐE:PARTMENT,
/NFORIlATION .t SUPPORT SERVICES.
JUL Y /2. 2006.