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City Information Report
i Report Number: 04-12
For Public Information Meeting of
PICKERING Date: April 2, 2012 01
In Accordance with the Public Meeting Requirements
of the Planning Act, R.S.O. 1990, chapter PA3
Subject: Zoning Amendment Application A 14/11
BanCan Homes Inc.
1954 Valley Farm Road
(Part of Lot 10, Plan 509, Part 3, 40R-2509)
City of Pickering
1.0 Property Location and Description
• the subject property is located on the southwest corner of Valley Farm Road
and Fieldlight Boulevard (see Location Map, Attachment #1)
• the property has a lot area of approximately 1,050 square metres
• the site currently supports a detached dwelling and detached garage fronting
onto Valley Farm Road
• residential uses surround the subject property, being detached dwellings to
the south, west and north on the opposite side of Fieldlight Boulevard and the
Village Retirement Centre located on the opposite side of Valley Farm Road
2.0 Applicant's Proposal
• the applicant is proposing to amend the zoning for the property to permit the
development of townhouse dwelling units
• the design is for a townhouse block containing 5 street townhouse units
having a minimum lot frontages of 6.0 metres fronting Fieldlight Boulevard
(see Applicant's Submitted Plan, Attachment #2)
• the applicant is also requesting Councils authorization to create the, lots
through land severance, instead of through a plan of subdivision, since more
than 3 new lots are intended to be created
3.0 Official Plan and Zoning
3.1 Durham Regional Official Plan
• the Regional Plan designates the subject property Living Areas which are to
be used predominantly for housing purposes
• the proposal appears to comply with the Regional Official Plan policies
Information Report No. 04/12 Page 2
02
3.2 Pickering Official Plan
• the lands are designated "Urban Residential - Medium Density Areas" in the
Pickering Official Plan which provides for housing and related uses and
activities including townhouse dwelling units
• the density range for Medium Density Areas is between 30 and up to and
including 80 units per net hectare; the proposed 5 townhouse lots will have a
net residential density of approximately 48 units per net hectare
• Valley Farm Road is designated as a Type C Arterial Road; Fieldlight
Boulevard is designated as a Collector Road
• the subject property is within the Liverpool Neighbourhood of the Official Plan;
no development guidelines have been prepared for this neighbourhood
• the subject application will be assessed against the policies and provisions of
the Pickering Official Plan during the further processing of the application
3.3 Zoning By-law 3036
• the property is currently zoned "R3" - Third Density Residential Zone under
Restricted Area Zoning By-law. 3036
• the existing zoning only permits detached dwellings on lots with a minimum
lot frontage of 18 metres and a minimum lot area of 550 square metres
• an amendment to the zoning by-law is required to implement the applicant's
proposal
• the applicant proposes to amend the by-law by replacing the existing
residential zone with a multi-residential zone permitting single attached
dwellings (townhouses) that would permit 5 dwelling units with minimum lot
frontages of 6.0 metres
4.0 Results of Circulation
4.1 Resident Comments
• none received in response to the circulation to date
4.2 Agency Comments
Durham Region Planning and . the proposal would conform with the Living Area
Economic Development designation and would generally conform to the
Department Growth Plan for the Greater Golden Horseshoe
• a Regional Reliance Letter and Certificate of
Insurance is required in support of the application
• if the application is approved certain technical
matters will be required including but not limited to
an-addendum to the Noise Control Feasibility
Study that is based on Regional Traffic Forecasts;
noise abatement measures should be
implemented through a development agreement
Information Report No., 04/12 Page 3
03
Durham Region Planning and the applicant is required to provide a concrete pad,
Economic Development bus shelter and sidewalk connection at the existing
Department (continued) bus stop in front of the subject property at
Fieldlight Boulevard (see Attachment #3)
4.3 Department Comments
Engineering Services Valley Farm Road is currently designated as a
Type C Arterial; a 3.0 metre widening is required
to be dedicated to the City
• a 5.0 metre corner rounding is required to be
dedicated to the City (at the intersection of Valley
Farm Road and Fieldlight Boulevard)
• the proposed driveway on the most easterly lot is
problematic in that it cannot intersect the existing
curb radius, nor can it pass through the required
corner rounding
• the applicant is required to replace the existing
concrete sidewalk on Valley Farm Road and
construct a new sidewalk along Fieldlight
Boulevard according to City standards
(see Attachment #4)
4.4 Staff Comments
• in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
• evaluating the appropriateness of a townhouse block consisting of
5 dwelling units and whether the units and driveway entrances should
front either Valley Farm Road or Fieldlight Boulevard
• ensuring the proposal is compatible and sensitive to surrounding
development
• ensuring the proposal does not prevent future redevelopment
opportunities for the abutting property immediately to the south
(1950 Valley Farm Road)
• reviewing the potential impact of the requested road widening and corner
rounding on the townhouse proposal
• ensuring the proposal addresses appropriate site layout, urban and
landscaping design, lotting, building setbacks, and noise attenuation
features
• reviewing the proposed sustainable development components
• ensuring the submitted studies/plans are in compliance with City
standards
• reviewing the appropriateness of a land severance process for the
creation of 4 additional lots
• identifying appropriate conditions of approval including the requirement for
a development agreement
Information Report No. 04/12 Page 4
04
5.0 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
• any member of the public who wishes to reserve the option to appeal
Council's decision must provide comments to the City before Council adopts
any by-law for this proposal
• any member of the public who wishes to be notified of Council's decision
regarding this proposal must request such in writing to the City Clerk
• . if a person or public body that files an appeal of a decision of the City of
Pickering in respect of the proposed zoning by-law amendment does not
make oral submission at the public meeting, or make written submissions to
the City of Pickering before the proposed zoning by-law amendment is
approved or refused, the Ontario Municipal Board may dismiss the appeal
6.0 Other Information
6.1 Information Received
• in addition to the full scale copies of the applicant's submitted plan, the
following documents are available for viewing at the offices of the City of
Pickering Planning & Development Department:
• Sustainability/Planning Rationale proposal
• Noise Control Feasibility Study
• Phase 1 Environmental Site Assessment
• Functional Servicing Report & Stormwater Management Report
6.2 Company Principal
• the owner of the property is BanCan Homes Inc.
• the applicant is Sean Baradaran
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Ashley Yearw o CIP, RPP Ross Pym, MCIP, FWP
Planner II Principal Planner - Development Review
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Attachment
Copy: Director, Planning & Development
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City of Pickering Planning & Development Department
PROPERTY DESCRIPTION Part Lot 10, Plan 509, Part 3, 40R-2509
OWNER BanCan Homes Inc. DATE Feb. 17, 2012 DRAWN BY JB
FILE No. A 14/11 SCALE 1:5,000 CHECKED BY RP H
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Information Compiled from
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A 14/11
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Attachment #-,3-to n o
Information ReDort # 0+ /c;2
March 9, 2012
Ashley Yearwood C Ex ' E.
- Planner I
• Planning & Development Department MAR f I
City of Pickeringo3ro PING
N"s`3 a cx Df il.=t..0 i-'M, ENT
One The Esplanade C~ -4 OF
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Pickering, ON L1V 6K7 f3t~✓y~tT„riE
The Regional
Municipality Dear Mr. Yearwood
of Durham
Planning and Economic Re: Zoning Amendment Application A 14111
Development Department
Applicant: BanCan Homes Inc.
Planning Division Location: 1954 Valley Farm Road
605 ROSSLAND RD. E. Part of Lot 10, Plan 509, Part 3, 40R-2509
4TH FLOOR Municipality,, City of Pickering
'0 BOX 623
WHITBY ON L1 N 6A3
CANADA The Region has reviewed the above noted application and offers the
905-668-7711 following comments for your consideration.
1-800-372-1102
Fax: 905-666-6208
Email: planning@durham.ca The purpose of this application is to rezone the property to permit the
www.durham.ca development of a 5 unit freehold townhouse block.
A.L. Georgieff, MCIP, RPP Regional Official Plan
Commissioner of Planning
and Economic Development
The subject lands are currently designated "Living Areas" in the Durham
Regional Official Plan (ROP). Living Areas shall be used predominately for
housing purposes. This proposal. will result in additional residential units
within an existing residential area and is permitted within the Living Areas
designation of the ROP.
Provincial Policies & Delegated Review Responsibilities
This application has been screened in accordance with the terms of the
provincial plan review responsibilities.
Growth Plan for the Greater Golden Horseshoe (GPGGH)
The subject lands are within the "Built-up Area" of the GPGGH. The
GPGGH includes policies to direct development to settlement areas, and
provides direction for intensification targets within the Built-up Area. This
application generally conforms to the GPGGH.
Potential Site Contamination
A Phase 1 Environmental Site Assessment prepared by Canada
y Engineering Services Inc. has been submitted in support of the application.
"Setiic~ EYceltence
foo 'CommUhities"
100% Post Consumer
1
Attachment#=to
Information Report # by - /
The report concludes that the site is clean with no evidence of contamination
on the property. The Region requires that a Regional Reliance Letter and
Certificate of Insurance be submitted (templates attached).
Potential Noise Impacts
The subject lands are located within proximity to Valley Farm Road, a Type
`C' arterial roadway. In support of the application the applicant has submitted
a Noise Control Feasibility Study, dated August 15, 2011, by SS Wilson and
Associates. It is noted that the report is not based on current Regional Traffic
Forecasts. The Region is currently awaiting the submission of an addendum
report which incorporates the current Regional Traffic Forecasts. The
Regional Planning and Economic Development Department will require that
the noise abatement measures as outlined in the addendum report be
implemented through a site plan/development agreement with the City of
Pickering.
Durham Region Transit
Durham Region Transit (DRT) currently provides route 121 service
eastbound on Fieldlight Boulevard, with a bus stop located on the south side
of Fieldlight, 20 metres west of Valley Farm Road. DRT requests that the
applicant be required to provide a concrete pad and shelter at this bus stop
as well as a sidewalk connection to the existing sidewalk on the west side of
Valley Farm as part of the development of the subject lands.
Regional Servicing
Municipal sanitary and water services are available to the subject property
from the existing municipal services on Fieldlight Boulevard. Any
requirements of the Regional. Municipality of Durham Works Department
concerning the provision of Regional services, financial or otherwise, will be
addressed at the time of a subsequent development application.
Regional Health Department
The Region of Durham Health Department has no objections to the
application provided the development is on full municipal services.
2
'Attachment #-1-to
Please do not hesitate to contact the undersigned should you have any
questions or comments.
Yours truly,
Brad Anderson, MCIP, RPP
Planner
cc: Regional Works Department - Pete Castellan
Durham Region Transit Department - Martin Ward
Durham Region Health Department - Paul Davis
Attachments: Sample Reliance Letter
Certificate of Insurance
3
2 Attachment # ~ to
Information 9eoort# 04/-/off
04
r~(p Memo
To: Ashley Yearwood March 13, 2012
Planner II
From: Darrell Selsky
Supervisor, Engineering & Capital Works
Copy: Director, Planning & Development
Division Head, Engineering Services
Manager, Development Control
Manager, Policy
Principal Planner - Development Review
Subject: Support material for Zoning Amendment Application A 14/11
BanCan Homes Inc.
1954 Valley Farm Road
(Part of Lot 10, Plan 509, Part 3, 40R-2509)
City of Pickering
The Development Review Team (comprised of staff representing both Engineering Services and
Operations) has reviewed the information provided in support of the above noted application, and
provide the following comments.
General Comments
1. Valley Farm Road is designated as a Type C Arterial in the City's Official Plan, and requires
a right-of-way width of 26 metres. In this area, Valley Farm Road has a current right-of-way
width of 20.0 metres. The City requires a 3.0 metre widening along the east limit of the
property to be dedicated to the City as public road allowance.
2. A 5.0 metre corner rounding is required (at the intersection of Valley Farm Road and
Fieldlight Boulevard) to be dedicated to the City as part of the application. Please revise
drawings accordingly.
3. The proposed Lot (Part 5) is problematic. The proposed driveway cannot intersect the
existing curb radius, nor can it pass through the 5.0 metre corner rounding (not yet shown).
Please evaluate the feasibility of Lot 5.
4. On the west side of Valley Farm Road there is an existing 1.5 metre wide concrete
sidewalk. The applicant is required to remove the existing concrete sidewalk and replace it
in the standard location, 0.9 metres off the property line, with a 2% finished grade to curb
line, from the intersection with Fieldlight Boulevard to the south limit of the property.
Attachment # to
Information 9pnort# 641-12 13
5. Currently there is no sidewalk on the south side of Fieldlight Boulevard fronting the site.
The applicant is required to provide a 1.5 metre wide concrete sidewalk in the standard
location, 0.9 metres off the property line, with a 2% finished grade to curb line across the
frontage of the property.
Landscape Comments
1. No comments at this time.
Traffic Comments
1. No comments at this time.
Stormwater Management Comments
1. Separate stormwater management comments to be forwarded by the Coordinator, Water
Resources.
SB:cc
March 13, 2012 Page 2
A 14/11, 1954 Valley Farm Road