HomeMy WebLinkAboutPLN 18-13 Ciro, 4 Report to
, � E . Planning & Development Committee
PICKERING Report Number: PLN 18-13
Date: September 3, 2013
From: Thomas Melymuk
Director, City Development
Subject: Zoning By-law Amendment Application A 1/13
J. Micklewright
Part of Lot 43, Plan 350, Part 1, Plan 40R-18460
(535 Rougemount Drive)
Recommendation:
That Zoning By-law Amendment Application A 1/13, submitted by J. Micklewright, to
amend the zoning of the subject property to an "R4"— Fourth Density Residential Zone
in order to facilitate the creation of two lots with minimum lot frontages of 15.0 metres on
lands being Part of Lot 43, Plan 350, Part 1, Plan 40R-18460 be approved, and that the
draft zoning by-law, as set out in Appendix Ito Report PLN 18-13 be forwarded to City
Council for enactment.
Executive Summary: The applicant has submitted a Zoning By-law Amendment
Application to change the existing zoning from "R3(DN)"—Third Density Residential
Zone ("Day Nursery, Type C") to an "R4" — Fourth Density Residential Zone in order to
facilitate a future severance application to create two residential lots, for detached
dwellings with a minimum lot frontage of 15.0 metres on Rougemount Drive (see
Location Map and Applicant's Submitted Plan, Attachments#1 and #3). The subject
property is situated within an established residential neighbourhood and currently
supports a detached dwelling.
The recommended zoning for the subject property will permit the creation of two
residential lots that will be consistent with the provisions of the Pickering Official Plan
and the Rosebank Neighbourhood Development Guidelines, and is in keeping with the
established pattern of development within the surrounding neighbourhood. If approved,
the applicant intends to submit a Land Division Application to the Region of Durham to
sever the subject property into two residential lots.
The proposed zoning by-law contains requirements that will include site-specific
provisions to allow for the development of detached dwellings with appropriate reduced
building height and increased front yard depth standards to ensure compatibility with the
neighbouring properties along Rougemount Drive.
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed development.
Report PLN 18-13 September 3, 2013
Subject: Zoning Amendment Application A 1/13 Page 2
1. Background
1.1 Property Description
The subject property is located on the east side of Rougemount Drive, north of
the intersection of Rougemount Drive and Pine Ridge Road (see Location Map,
Attachment#1). The property has a lot frontage of 30.5 metres along
Rougemount Drive and a lot area of 0.24 of a hectare. Currently, the property
supports a detached bungalow with a semi-circular driveway, which previously
accommodated a day nursery on the lower level.
The subject property is situated within an established residential neighbourhood
comprising detached dwellings with various lot frontages and lot depths (see Lot
Frontages along Rougemount Drive, Attachment #2).
In 2010, the abutting property to the south, municipally known as
531 Rougemount Drive, was rezoned from "R3" to "R4" to facilitate the creation
of two residential lots with a minimum lot frontage of 15.0 metres for detached
dwellings.
1.2 Applicant's Proposal
The applicant is requesting Council's approval to rezone the subject property
from "R3(DN)" —Third Density Residential Zone (Day Nursery—Type C)
requiring a minimum lot frontage of 18.0 metres to an "R4"— Fourth Density
Residential Zone, requiring a minimum lot frontage of 15.0 metres.
Should Council approve this application, the applicant intends to submit a Land
Division Application to the Region of Durham Land Division Committee to
facilitate the creation of two residential lots with a minimum lot frontage of
15.0 metres for detached dwellings (see Applicant's Submitted Plan,
Attachment #3). The existing dwelling will be demolished before the additional
lot is created. The reduced lot frontage established through this rezoning
application will allow City staff to consider the proposed severance.
2. Comments Received
2.1 At the May 6, 2013 Public Information Meeting and in written submission
No members of the public were present at the Public Information Meeting to
express their support or concerns for this proposal and no written submissions
were received.
Report PLN 18-13 September 3, 2013
Subject: Zoning Amendment Application A 1/13 Page 3
2.2 City Departments & Agency Comments
Region of Durham • the Region of Durham Planning Department
advises that the proposal complies with the
• Living Areas designation policies of the
Regional Official Plan
• municipal water supply and sanitary sewer
servicing is available to the subject site
Engineering & Public Works • no comments or concerns at this time
• detailed drawings regarding grading and site
servicing will be reviewed through the land
division process
3. Planning Analysis
3.1 The proposal meets the minimum density, minimum lot size and required
dwelling unit type specified in the Pickering Official Plan and the Rosebank
Neighbourhood Development Guidelines
The Pickering Official Plan designates the subject property as "Urban Residential
— Low Density Areas" within the Rosebank Neighbourhood. The Plan recognizes
the established character that has evolved overtime within the neighbourhood.
The Plan requires that new development meet the neighbourhood policies and
the Rosebank Neighbourhood Development Guidelines, which help define the
character of the neighbourhood.
The Rosebank Neighbourhood policies specifically restricts the lands west of
Rosebank Road and along Rodd Avenue to the development and infilling of
single detached dwellings with a maximum residential density of 17 units per net
hectare.
The Rosebank Neighbourhood Development Guidelines provides direction on
development at a more detailed level than the Pickering Official Plan including
recommendations for minimum lot frontages and lot depths. New residential lots
within the neighbourhood require minimum lot frontages of approximately 15
metres and minimum lot depths ranging between approximately 33 to 60 metres,
unless the character of the area recognizes reduced lot frontages or lot depths.
The applicant's proposal is to create a total of two lots for detached dwellings,
which will result in a density of approximately 8 units per net hectare with lot
frontages of 15.2 metres and lot depths of 77 metres. The proposal conforms
with both the Official Plan policies and the development guidelines.
Report PLN 18-13 September 3, 2013
Subject: Zoning Amendment Application A 1/13 Page 4
3.2 Restricting the maximum building height and increasing the minimum front
yard depth will further ensure the compatibility of the new development
with the character of the surrounding neighbourhood
In addition to density, lot size and dwelling unit types, other performance
standards also affect neighbourhood character. The Official Plan recognizes that
the character of an established neighbourhood is reviewed through the
consideration of matters such as building height, yard setbacks, lot coverage,
access to sunlight, parking provisions and traffic implications.
Properties north of the subject property on both sides of Rougemount Drive are
currently zoned "R4" with minimum lot frontages of 15.0 metres. The majority of
the existing lots along Rougemount Drive between Toynevale Road and the
intersection of Pine Ridge Road and Rougemount Drive have lot frontages of
15.2 metres, except for six lots that have lot frontages which exceed 15.2 metres
(see Lot Frontages along Rougemount Drive, Attachment#2).
A variety of front yard depths and building heights currently exists along
Rougemount Drive between Toynevale Road and the intersection of Pine Ridge
Road and Rougemount Drive. The built form along Rougemount Drive varies,
from single storey "cottage" style dwellings to new two and two and a half storey
detached dwellings. In order to ensure that the proposed development is
compatible with the neighourhood, staff are proposing site specific zoning
provisions restricting the maximum building heights and increasing the minimum
front yard setbacks.
The proposal to rezone the subject lands from "R3(DN)" to "R4" to permit two lots
with minimum lot frontages of 15.0 metres with site specific zoning provisions to
restrict maximum building heights to 9.0 metres and increase the minimum front
yard depths to 10.0 metres would be in keeping with the established pattern of
development along Rougemount Drive.
3.3 Sustainability Implications
Staffs review of the application against the City's Draft Sustainable Development
Guidelines resulted in a score below the Level 1 standard. Given the small
scope of the application, there is limited opportunity to achieve Level 1.
The proposed development would increase the residential density and will utilize
existing services along Rougemount Drive.
Future opportunities exist for the applicant to implement additional sustainable
options through future development and building permit processes.
Report PLN 18-13 September 3, 2013
Subject: Zoning Amendment Application A 1/13 Page 5
3.4 Development matters related to the City will be addressed through
conditions of Land Division
As part of the creation of the new lots, the City will have the opportunity to
provide comments and recommend conditions of severance to the Region of
Durham Land Division Committee to address development matters such as, but
not limited to:
• tree inventory, preservation and enhancement plan (to protect mature healthy
trees where possible)
• architectural design statement (to ensure the proposed housing design is in
keeping with the character of the established neighbourhood)
• the removal of the existing dwelling
• preliminary lot grading and drainage plans
• proposed driveway locations and entrances and
• parkland dedication fee
If approved by the Land Division Committee, the applicant will be required to
satisfy the conditions noted above (amongst others) to the satisfaction of the City
of Pickering:
3.5 By-law to be forwarded to Council
The draft zoning by-law attached as Appendix I to this report implements staffs
recommendation for approval of the application.
It is recommended that the attached draft zoning by-law be finalized and
forwarded to Council for enactment, should Council approve this zoning by-law
amendment application.
•
Report PLN 18-13 September 3, 2013
Subject: Zoning Amendment Application A 1/13 Page 6
Appendix
Appendix I Draft Zoning By-law
Attachments
1. Location Map
2. Lot Frontages along Rougemount Drive
3. Applicant's Submitted Site Plan
Prepared By: Approved/Endorsed By:
.-7
f
/..„.4:TO-.1., I ti-ASW
6:-/trn... r;Ashley Yea ofd, MCIP, RP' Catherine Rose, MCIP RPP
i Planne' II Chief Planner
.,-,,,-------r.Nilesh urti, MCIP, RPP Thomas Mel muk)MCIP,
Manager, Development Review & Director, City Development
Urban Design
AY:jf
Recommended for the consideration
of Pickering City C uncil
6,_,
4, ,,; A • 15, 2013
Tony Prevedel, P.Eng.
Chief Administrative Officer
Report PLN 18-13
Draft Implementing Zoning By-law
Amendment Application A 1/13 Appendix I to
DRAFT
The Corporation of the City of Pickering
By-law No. XXXX/XX
Being a By-law to amend Restricted Area (Zoning)
By-law 2511, as amended, to implement the Official Plan
of the City of Pickering, Region of Durham in Part of Lot
43, Plan 350, Part 1, Plan 40R-18460 in the City of
Pickering (A 1/13).
Whereas the Council of The Corporation of the City of Pickering deems it desirable to
amend the zoning of the lands, being Part of Lot 43, Plan 350, Part 1, Plan 40R-18460
to "R4" — Fourth Density Residential Zone in the City of Pickering in order to facilitate
the development of two lots for detached dwellings;
And whereas an amendment to By-law 2511, as amended, is therefore deemed
necessary;
Now therefore the Council of The Corporation of the City of Pickering hereby enacts as
follows:
1. Area Restricted
The provision of this By-law shall apply to those lands legally described as Part
of Lot 43, Plan 350, Part 1, Plan 40R-18460, in the City of Pickering.
2. Schedule I
Schedule I is hereby amended by changing the current "R3(DN)" zoning
designation to "R4" as shown on Schedule I attached thereto.
3. Text Amendment
(a) Section 9.3 of Zoning By-law 2511, as amended by By-law 1674/83 is hereby
repealed.
(b) Section 10— Residential Detached Dwelling Zone—"R4" is hereby amended
by adding the following subsection after subsection 10.3.4
10.3.5 Part of Lot 43, Plan 350, Part 1, Plan 40R-18460
Despite the height requirement provision of Subsection 5.10 and the
front yard requirement provision of Subsection 10.2.3 of this By-law,
where any lot having frontage on Rougemount Drive on lands known
as Part of Lots 43, Plan 350. Part 1, Plan 40R-18460 in the City of
Pickering, is used for a detached dwelling, the following provisions
shall apply:
By-law No. DRIFT
y o. XXXX/XX —_! ---i-_-- Page 2
(a) Dwelling Height (maximum): 9.0 metres;
(b) Front Yard Depth (minimum): 10.0 metres;
4. By-law 2511
By-law 2511, as amended, is hereby further amended only to the extent
necessary to give effect to the provisions of this By-law as set out in Section 2
and 3 above. Definitions and subject matter not specifically dealt with in this
By-law shall be governed by relevant provisions of By-law 2511, as amended.
5. 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 XX day of September,
2013.
David Ryan, Mayor 1
Debbie Shields, City Clerk
•
i \ i
i
IO
\ ,y '
— i
G 43
50 asPW \V.A...., p �46 '
o � ,�b m \ i'
C \ —
2 —
\ --'
--
- ,
1,
1
(.11 -- 1 '
y—
A
F '
i i F --
c '
T
M
SCHEDULE T TO BY-LAW
PASSED THIS
DAY OF 2013i)
Y
k
MAYOR
CLERK
LE ATTA(RMDENTI 1 1 I TO
RPOT# &-/3
/3
\ TOYNEVA
AIRE 111.1L 1
TOYNEVALE
3 ∎ Mal_ rrI MR V=s
== =I=
��z COURT w��z E maw(r)MM. FM
'AWE I DRIVE �_0��g
m�o��0 mom Ell
1•11M Wm=
c/, ......•.
qz I . ______- �Ilr� 11111.
.11111kr� = MAITLAND DRI
MIN
SVe CT
PROP RTY ram
all= 0EN
omom_
maw EINE
=Mr 1111
STAGHORN ROAD
( CIIII CII■llllllEN
°��
\\\ 00111110 1.11.11111111=1:1
O °
Mr-N.
00
DRIVE
��� _
o /
IMIA111111
0 ' 11.1 Oklailra
Location Map
C FILE No: A 01/13
APPLICANT: J. Micklewrlght
• ���,�, PROPERTY DESCRIPTION: 535 Rougemount Drive (Part of Lot 43,
City Development plan 350, Part 1,40R-18460) DATE:July 29,2013
Department
Data Source._
o Tvronv! Enterprlsee Inc. ntl IU vupPllvr,•. NI rights Reserved. Net a peon of survey. SCALE 1:5,000 I PN-8
p 2015 4PAC and Its supplier.. All rights Reserved. Not o plan of Survey.
ATTACHMEMT# °2 TO
REPO # A N /b'-/3
I I l 1 1 I I I .) C I I I .. _1---T—F-1
TOYNEVALE ROAD Lii NI
o II II III
O _r 4U
lL ■ Di-r . ° N
Z w ,ollOqpP V M�� O �N
me kill
D Dir
N z z 1110 lir
I-
�MO z N COUR\
1k.MODS
NEMMI ° 4' : r
� cL
vim. N NT
ME N
< 1El 2 nomirovispirim
■
■
/#1C2 - -_ Z
N
I()
SUBJECT
°'
PROPERTY
I
•
I \ •
•
Lot Frontages Along Rougemount Drive
Caq°i a' FILE No: A 01/13
iiktit:i T L'nl. 1r_. APPLICANT: J. Micklewright
PI�I�1 4 ii PROPERTY DESCRIPTION:535 Rougemount Drive (Part of Lot 43,
I City Development Plan 350, Part 1, 40R-18460) DATE:July 29,2013
Department oo<o So -eo.-
o Teron.l Enl.rprl. o Inc. a E Its RuppIl... All rtphti Ru.rv.o. Not o Olon of wrvy. SCALE NTS PN-8
C 2015 UPAC and IU ooppll.n. All Nght. R...rv.o. Not a plop of Survy.
ATTACQIME1 T# —TO
REPORT# AN /0"/3
w 77.6
t
12 1-15.0+1--1 PROPOSED a
0 71 - 2 STOREY
^' DWELLING
I—
Z v 1 _
O
2 1.--15.0+/--► PRO OSED
w 2 STOREY
0 DWELLING - I
D �, 1 ,.I COVERED PORCH �
O N ,
CC 776
I\
N
Applicant's Submitted Plan
Cibi 4 . FILE No:A 01/13
--"... ', - APPLICANT: J. Mickelwright
tica0mr.4 ��c PROPERTY DESCRIPTION: 535 Rougemount Drive (Part Lot 43,
City Development Plan 350, Part 1, 40R-18460
Department
DATE: July 29,2013