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Home My WebLink AboutInformation Report PD 09-13 Cif,,ai) Information Report to Planning & Development Committee ER G Report Number: 09-13 Date: October 7, 2013 From: Catherine Rose Chief Planner Subject: Draft Plan of Subdivision SP-2013-02 Zoning By-law Amendment A 5/13 2364722 Ontario Inc. (Williamsberg Estates) Part of Lot 26, Concession 1 (1915 Fairport Road) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for a draft plan of subdivision and a zoning by-law amendment submitted by 2364722 Ontario Inc. (Williamsberg Estates), to permit a future residential development on lands municipally known as 1915 Fairport Road. The development consists of 14 lots, 6 blocks to be combined with adjacent lands for future lots and the extension of Gablehurst 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 applications, ask questions of clarification and identify any planning issues. This report is for information and no decision on these applications is being 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 Fairport Road, between Glenanna Road and Bonita Avenue (see Location Map, Attachment #1) • the subject property has an area of approximately 1.02 hectares, a lot frontage of approximately 67 metres along Fairport Road and a lot depth of approximately 152 metres • mature trees exist in random locations across the site • the property supports an existing bungalow accessed from Fairport Road that is proposed to be removed • land uses surrounding the subject property include low density residential development consisting of detached dwellings 21 Information Report No. 09-13 Page 2 3. Applicant's Proposal • the draft plan of subdivision proposes 14 lots for detached dwellings and 6 blocks intended to be combined with the adjacent vacant blocks to the north and to the east, owned by John Boddy Homes, for the creation of future lots (see Submitted Plan, Attachment#2) • Gablehurst Crescent is to be extended, which presently terminates at the north and east property lines of the subject site • the draft plan of subdivision proposes the creation of a block to accommodate a 3.44 metre road widening along Fairport Road • proposed lots fronting Fairport Road will have a minimum lot frontage of 13.4 metres and a minimum lot area of approximately 470 square metres • proposed lots fronting the extension of Gablehurst Crescent will have lot frontages ranging between 12.8 metres and 13.8 metres and lot areas ranging between 412 square metres and 858 square metres • once the 6 part blocks are combined with the adjacent vacant blocks, the proposed lot frontage and lot areas would be similar to the proposed lots fronting the extension of Gablehurst Crescent 4. Policy Framework 4.1 Pickering Official Plan • the subject lands are designated "Urban Residential — Low Density Areas" in the Official Plan, which provides for housing and related uses and activities • the lots fronting Fairport Road are within the Dunbarton Neighbourhood and the remaining lands are within the Liverpool Neighbourhood • Low Density Areas permit a density of up to 30 units per net hectare; the proposal for 14 residential lots would have a net residential density of approximately 20 units per net hectare • to protect and enhance the character of established neighbourhoods the Pickering Official Plan identifies that such matters as building height, yard setbacks, lot coverage, access to sunlight, parking provisions and traffic implications should be considered • in the established residential areas along Fairport Road, the Dunbarton Neighbourhood polices encourage and where possible require new development to be compatible with the character of existing development • Schedule II — Transportation Systems designates Fairport Road as a "Type C Arterial Road", which typically requires a right-of-way width of 26 to 30 metres • the proposal complies with the policies of the Official Plan; details of the applications will be assessed against the policies and provisions of the Official Plan during further processing of the application 4.2 Dunbarton Neighbourhood Development Guidelines • the Dunbarton Neighbourhood Development Guidelines require new development to be compatible with the existing neighbourhood character 22 Information Report No. 09-13 Page 3 • the proposed extension of Gablehurst Crescent is consistent with the conceptual road pattern as illustrated in the Dunbarton Neighbourhood Development Guildelines (see Attachment#3, Dunbarton Neighbourhood Concept Plan) • the urban design objectives for the neighbourhood applicable to the proposed lots fronting Fairport Road are as follows: • require a minimum lot frontage of 13.5 metres on Fairport Road north of the creek • establish maximum dwelling height of 9.0 metres • minimize garage projections • discourage reverse frontage lots, and • encourage preservation and planting of trees 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 • an amendment to the zoning by-law is required to implement the applicant's proposal to develop the lands for residential uses as proposed to allows site specific amendments related to lot frontage, lot area, front yard setback, side yard setback, exterior side yard setback and lot coverage • the chart below summarizes the Single Detached Two "S2" and Single Detached Four"S4" zone standards which surround the lands and the applicant's proposed zoning provisions which are generally consistent with the "S2" zone, except for lot frontage (see also Zoning Map with Lot Frontages, Attachment#4) Zone Surrounding Surrounding Proposed Proposed Lots Requirements "S2" Zone "S4" Zone Lots along Along Fairport Gablehurst _ Road Crescent Lot Frontage 13.5m 9m 13m 12.5m (min) Lot Area (min) 400 m1 250 m1 400 m2 Front Yard (min) 4.5 m 4.5 m 4.5 m Side Yard (min) 1.2 m 0.6 m 1.2 m Rear Yard (min) 7.5 m 7.5 m 7.5 m Lot Coverage 38 % 38 % 38 (max) Building Height 12 m 12 m 12 m (max) 23 Information Report No. 09-13 Page 4 5. Comments Received 5.1 Resident Comments • a written comment has been received by an area resident north of the proposed development. Some of the key concerns that have been identified by the area resident include: • requests that the builder install a fence along the north property line of lot 5 during construction for the protection of the home and the safety of children and pets • concern with the possible water draining onto the property during construction • requests that the dwelling proposed on lot 5 be setback from the property line greater than the minimum side yard setback proposed • requests that landscaping be installed between the area resident's property and the north side of lot 5 to provide for greater privacy 5.2 Agency Comments Durham Region Planning • the Regional Official Plan (ROP) designates and Development the subject property as "Living Area"which Department shall be used predominately for housing purposes • the ROP also supports intensification and redevelopment of existing areas, particularly along arterial roads such as Fairport Road • a revised noise study is required to be submitted to Regional Planning for review prior to final approval of the subdivision of plan • the stage 1 Archaeological Assessment indicates that the subject site is considered to have archaeological potential; therefore, a stage 2 archaeological assessment will be required • the Phase One Environmental Assessment indicates that potentially contaminating activities (former pesticide use) and areas of potential environmental concern (an above ground storage tank) were identified on the subject lands; therefore, a Phase Two ESA and Record of Site Condition filed with the Ministry of Environment will be required prior to final approval • municipal water supply and sanitary sewage capacity are available to service the proposed development 24 Information Report No. 09-13 Page 5 Durham Region Planning • an extension to the water supply and and Development sanitary sewage system along Gablehurst Department (continued) Crescent will be required for the proposed lots and blocks fronting the Gablehurst Crescent extension • the proposed lots along Fairport Road will be serviced by existing connections • the Region has advised that the proposal complies with the policies of the Regional Official Plan and has no objection to the applications • the Region has advised that the above noted matters can be addressed through condition of draft approval, and has provided its conditions of draft approval 5.3 City Departments Comments • none received in response to the circulation date 6. Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: • appropriateness of the proposed lot frontages and lot areas, which appear to be consistent with the established lotting pattern within the immediate neighbourhood (see Zoning Map with Lot Frontages, Attachment#4) • appropriateness of the applicant's request to rezone the lands to a site specific Single Detached Two "S2" zone category, which is consistent with the zoning on the lands immediately to the north, south and east • review the appropriateness of using an (H) holding symbol in the implementing by-law for the proposed blocks to ensure that they are combined with the adjacent blocks to create future residential lots • ensuring consistency with the City's urban design objectives • the City Development Department will conclude its position on the applications after it has received and assessed comments from the circulated department, agencies and public 7. 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 and Sustainable Development Report • Archaeological Assessment • Functional Servicing and Stormwater Management Report • Phase One Environmental Site Assessment • TreeNegetation Inventory • Tree Preservation Plan 25 Information Report No. 09-13 Page 6 8. Procedural Information 8.1 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 9. Owner/Applicant Information • the owner of the subject lands is 2364722 Ontario Inc. (Williamsberg Estates), represented by Walker, Nott, Dragicevic Associates Limited Attachments 1. Location Map 2. Proposed Draft Plan of Subdivision 3. Dunbarton Neighbourhood Concept Plan 4. Zoning Map with Lot Frontages Prepared By: Approved/Endorsed By: KOZ:(1. Cristina Celebre, MCIP, RPP Catherine Rose, M I , RPP Senior Planner— Development Review & Chief Planner Heritage • Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design CC:Id Attachments Date of Report: September 19, 2013 26 Copy: Director, City Development Attachment# I to Information Report# ._._ _. CHAPEL 4 I I� II IVE , y H - 11111111111111•1■� ♦ 41111 1 111 TAPLIN DRIVE ♦,� _ ROAD t �a��j '�� 111 ► ��► __�C_0=Eh W�� e th ::OURT Wink 1111111111111111 __ moon mom u �'� RIIIII __ Al*sEriaco _ _— w--�--I- SCHOOL J I*4j MN=�a ��GLENANNA C- -- =1111111111 ■/ PARK o�� ■111111 it 4 i�=� j_, p__, GABLEHURST ,� F 1 11 ROAD a-- III ''''�/ MUM Li SUBJ.CT �•�A►-•�`i`i��•`i� PROP%RTY ♦••.•.••��•�� CRESCENT I ��a .••i�O•••••i•••i•••••i• N .�•�•�.•.4..•.•:.�:❖=.11111111=_N�_Q 1 DU EET a�� - OWL agomIsm N lo ■ • __ — _ RT ��,m_iin m� __ Q _o-Il�� 4 }� C �I111 �► �— _—" 1 1111 1\ 1 . 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BONITA AVENUE R:11-7 l 1 " _ �1 7 A T A ( I I I_ I Zoning Map with Frontages City°li FILE No: SP-2013-02 &A 05/13 -` `-n•`�' APPLICANT:2364722 Ontario Inc.(Williamsburg Estates) `Irl''llt,lgil PROPERTY DESCRIPTION:1915 Fairport Road(Concession 1, City Development Part of Lot 26) DATE: Sept 19,2013 Data Source.: g T2eo eU PEA a n rd v ke Cr,..p oled r.i t.A ll . R.No pdh t.N o a ad. .1%,°—,°.;:n o/ °"'"'Y. SCALE� 1:2 f 000 PN-7 30