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HomeMy WebLinkAboutInformation Report PD 02-13 Cif,/ Information Report to Planning & Development Committee PICKERING Report Number: 02-13 Date: February 4, 2013 From: Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Subject: Zoning Amendment Application A 7/12 Almont Homes Inc. 1799 Rosebank Road 1. Purpose of this Report The purpose of this report is to provide preliminary information on a zoning by-law amendment application submitted by Almont Homes Inc. to facilitate future residential lots for detached dwellings fronting Rosebank Road and Broadoak Crescent and the extension of Broadoak Crescent. This report contains general information on the applicable Official Plan and other related policies, and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. Planning & Development Committee will hear public delegations on the application, ask questions of clarification and identify any planning matters. This report is to be received and no decision is td be made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description • the subject property is located on the east side of Rosebank Road, south of Strouds Lane within the Amberlea Neighbourhood (see Location Map, Attachment#1) and is approximately 0.22 of a hectare in size • the property has a frontage of approximately 22 metres along Rosebank Road and an approximate frontage of 30 metres and 16 metres along Broadoak Crescent and'a lot depth of approximately 97metres • presently situated on the property is a detached dwelling fronting Rosebank Road • the property is adjacent to an established residential subdivision comprising of detached dwellings Information Report No. 02-13 Page 2 • surrounding land uses include: north - residential lots (detached dwellings) fronting Rosebank Road and Broadoak Crescent south - a residential lot fronting Rosebank Road and the Rosebank Reservoir (Region of Durham) east - residential lots (detached dwellings) fronting Broadoak Crescent west - across Rosebank Road are residential lots (detached dwellings) fronting Rosebank Road 3. Applicant's Proposal • the applicant proposes to rezone the subject property from a rural agriculture zone to a residential zone to facilitate the creation of two new detached lots fronting Rosebank Road and Broadoak Crescent, and the extension of Broadoak Crescent • the applicant also proposes the creation of five part lots intended to be combined with the adjacent lands to the north (1716 Broadoak Crescent) and to the south (1793 Rosebank Road) for future residential lots fronting onto Rosebank Road and Broadoak Crescent as shown on Applicant's Submitted Plan, Attachment#2 • the overall concept plan proposes a total of nine lots for detached dwellings; five fronting Broadoak Crescent and four fronting Rosebank Road • the lands immediately to the north and to the south are not part of the subject application • the applicant is also requesting Council's authorization to create the lots through land division instead of through a plan of subdivision, since more than three lots are intended to be created 4. Policy Framework - 4.1 Durham Regional Official Plan • the Regional Plan designates the subject property as "Living Area" and shall be used predominately for housing and related uses • the plan states that "Living Areas" shall be developed in compact form through higher density and by intensifying and redeveloping existing areas • the applicant's proposal will be assessed against the policies and provisions of the Durham Regional Official Plan 4.2 Pickering Official Plan • the Official Plan designates the lands as "Urban Residential Areas - Low Density Areas" within the Amberlea Neighbourhood • this designation is intended primarily for housing and related uses • the Official Plan states that in establishing performance standards regard shall be had for protecting and enhancing the character of established neighbourhoods by considering matters such as building height, yard setbacks, lot coverage, access to sunlight, parking provisions and traffic implications Information Report No. 02-13 Page 3 • Low Density Areas permit a density of up to 30 units per net hectare; the ultimate proposal of nine lots would have a net residential density of approximately 20 units per net hectare • Section 15.26 (b) states that City Council shall limit the creation of lots for residential purposes by land severance to a maximum of three, and require that an ownership of land 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 plan of subdivision is neither appropriate nor necessary in which case Council may authorize the development to proceed by land severance • the application will be assessed against the policies and provisions of the Pickering Official Plan during further processing of the application 4.3 Zoning By-law 3036 • the property is currently zoned "A" — Rural Agriculture Zone, within Zoning By-law 3036, as amended which permits various agriculture uses as well as one detached dwelling on a lot providing a minimum lot frontage of 60 metres and minimum lot area of 0.8 of a hectare • an amendment to the zoning by-law is required to implement the applicant's proposal to development the lands for residential uses as proposed • the chart below summarizes the current Residential Zone standards which surround the lands and the applicant's proposed zoning provisions Zone Existing Existing Proposed Lots Proposed Lots Requirements "S1" Zone "S3"Zone along Broadoak Along Rosebank Crescent Road Lot Frontage (min) 13.5 m 12 m 13.2 m 12.4 m Lot Area (min) 400 m2 350 m2 370 m2 Front Yard (min) 4.5 m 4.5 m 4.5 m Side Yard (min) 1.2 m 1.2 m 1.2 m and 0.6 m Rear Yard (min) 7.5 m 7.5 m 7.5 m Lot Coverage (max) 38 % 38 % 45 % Building Height 12 m 12 m 12 m (max) Parking 1 private garage attached to the dwelling not less than 6 m Requirements from the front lot line 5. Comments Received • the application was circulated to internal departments and external agencies for comment on December 28, 2012 • the Public Meeting notice was mailed to property owners within 150 metres of the subject property on January 11, 2013 Information Report No. 02-13 Page 4 5.1 Resident Comments • to date staff have received phone and counter inquiries requesting further details and expressing concerns with the proposal; however have not received any written correspondence 5.2 Agency Comments • none received in response to the circulation to date 5.3 City Departments Comments • to date the following comments have been received from internal departments Engineering & • the applicant will be required to enter into a Public Works Subdivision or Development Agreement with the City to address the development of the lands including but not limited to the construction of roadworks, storm sewer and storm services related to the extension of Broadoak Crescent including the removal and restoration of the two existing temporary turning circles, street lighting, driveway access/aprons, tree planting/preservation, utilities, fencing, lot grading and drainage, future cost recovery, future development blocks, securities, insurance, storm water management maintenance fee, inspection fees, conveyance and dedication of road and associated fees 6. City Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: • ensuring the proposal conforms with the City's Official Plan including the Amberlea Neighbourhood policies • assessing the appropriateness of the proposed overall lotting pattern • evaluating the appropriateness of the 12.4 metre lot frontages along Rosebank Road • ensuring the proposed development is compatible with the character of the surrounding residential area • ensuring the proposal addresses appropriate yard setbacks, building height, lot coverage, lot frontage and lot area • reviewing the appropriate mechanism to ensure the proposed part lots are combined with adjacent lands to the north and south in order to create complete lots Information Report No. 02-13 Page 5 • reviewing the appropriateness of a land severance process for the creation of the proposed residential lots and identifying appropriate conditions of approval including the requirement of a development agreement • the Planning & Development Department will conclude its position on the application after it has received and assessed comments from the circulated department, agencies and public 7. Other Information Preliminary background information: • 0.3 metre (1 foot) reserve in the name of the City is located along the road allowance of Broadoak Crescent. The reserve must be lifted by the City to provide access to Broadoak Crescent • a turning bulb was designed as part of the 1982 subdivision plans (Bramalea Subdivision) for the future extension of Broadoak Crescent • municipal services were oversized in this area for the future development of the subject lands 8. Information Received Full scale copies of the plans and studies listed below are available for viewing at the offices of the City of Pickering, City Development Department: • Planning Justification Report including Sustainability Development Report and Architectural Design Brief • Noise Study 9. Procedural Information 9.1 General • written comments regarding this proposal should be directed to the City Development Department • oral comments may be made at the Public Information Meeting • all comments received will be noted and used as input to a Planning Report prepared by the City 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 10. Owner/Applicant Information • the owner of the subject lands is Almont Homes Inc., represented by Malone Given Parsons Inc. Information Report No. 02-13 Page 6 Attachments 1. Location Map 2. Applicant's Submitted Plan 3. Zoning and Lot Frontage Map Prepared by: \_)/ * — r r ' s Cristina Celebre Nilesh Surti, MCIP, RPP Senior Planner– Development Review Manager, Development Review & Heritage & Urban Design CC:jf Attachments Date of Report: January 18, 2013 Copy: Director, City Development (Acting) Chief Planner • Attachment#_L___to Information Report# D.? -/3 / I l I 7 t. 1 1 1 1 1 1 0 J z w---:u EN CD E I _w w_ CD 0 C. CC NM a— t ca v� WOODSMERE _� ,`1 � al* � 1 CRESCENT CHARNWOOD COURT WOODSMERE 11111,9 -- ' O K ASHFIELD A DRIVE CRT. PARK A1IIIIII'. ,I r�,l uiinnii'I ST∎ tem =. DRIVE ,, c �, — 0 1000 0. ST. ELIZABETH SETON ��11111111 SEPARATE SCHOOL �� \� 5 a � STROUDS LANE ,1 11111 ` 3 IIIIIII� °IIM MINK 9 >ME 3 o2 IZMI 0 aMI 3 -o2 ?t - =o' mm mom 3 3 IEms - � / ' u �� ``` w =M i*..S.S..S.. .a, a, , AMBERLEA Otk Mi 3 Q INNIIME SUBJECT PARK ibi `` * -- PROPERTY ROSEBANK=� RESERVO/R BRAEBURN ix nut LI -- �� . HIE 0 , m IIIIIIIIW m -z- ��11 F0�W0�D � �RP�� FOXWOOD �II Ell AN Il l z ♦ �C LFP /MI . alltaiel■ PINEVIEW LANE PLACE ` I 1 • iiini `� j(-1 -.AI.. w SQUARE I o � � 1 1 � "� �IIIIIw w" cli / AUTUMN ` LAURIER z m cc City of Pickering City Development Department PROPERTY DESCRIPTION Concession 1, Part of Lot 30 OWNER Almont Homes Inc. DATE Jan 2,2013 DRAWN BY JB /‘ FILE No. A 007/12 SCALE 1:5000 CHECKED BY CC N Data Sources: 8 Teronet Enterprises Ins, o d its suppliers. All rights Reserved. '.n a plan of survey: PN-10 2012 MPAC and its suppliers. All rights Reserved. Not o plan of Survey. • . Attachment# .;._4_—to_ Information Report# 6, 2-/3 Information Compiled from Applicant's Submitted Plan - Almont Homes Inc. A 07/12 u) w ct 0 < 0 0 < 0 ct CO --- ._i BLOCK 137 1 ON REGISTERED PLAN 401\A-1418 g Imil ;:kRt ,--_-,,,:,-.,,,,:;,-.... ,------,-,--,:::. o rt . :::_-_- ----.5 -_,--t-3(_—)-80- - \\ 4, BROADOAK Ct . 1° LOT 1 EXTENSION -33.5000 ....,, 0\ , LOT 2 GI'\\;•/,-'..:,--;,- Z -1:,..:1-1-,1::-:::::;;;:::--1,:::::"--,"1,:-:,:;-,?:,;:,--,-:.:::::-,;,-T„ii".;;;„::"--,-.;,::::::::-::::::: .. . . . , „ , , , „„„.. ,,,..-„.,„...- W PR4 PART5 (I) PART A MINII 0 I PART D 13-Z0-03:2-00Cr--- PART B o o PART E I 33.5000 1 I / PART F -4 PART G n) . PART C • . _ Lands Subject to this Application - Future Development - Part Lots , ..,-.....,•„,,,,,-„.•,...-....,, - Future Development - Other Landowners . . • "I\ ; A./ This mop was produetyd ty,v(stopmCily7,oL,.pPiLltier7i;gt: Information&Support Services, January 3, 2013 Attachment# to Information Report# -i3 \ F STOUDS LANE 1 / 1 . IT) isi (--.—.—."..."....'........°. N ~ lf) o p In d' csi In p o In ri co of t •M• – M O ri s • M SI S1 4 o o (i) � o M - 'n! In S1 in sr M W ° sr ri 4 ri in in M n M - I .-. ............. %) , If) Q ............ ♦.......................♦ 13. 13.5 13.5 13.5 13,2 m y N SUBJECT 7 PROPERTY M w O ry ROS/ BANK N M O, c o ~ In M co RL Sl- R I/O/R i r5 N 4 1 I I 1 I I / /- i City of Pickering City Development Department PROPERTY DESCRIPTION Concession 1, Part of Lot 30 OWNER Almont Homes Inc. DATE Jan 2,2013 DRAWN BY JB FILE No. A 007/12(Lot Frontage) SCALE NTS CHECKED BY CC H (iota Sources: ®Teranet Enterprises Inc. and Its suppliers. All rights Reserved. Not a plan of survey. PN-10 ® 2012 MPAC and its suppliers. All rights Reserved. Not a plan of Survey.