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Home My WebLink AboutPD 09-02 OO;? Ciú¡ o~ REPORT TO COUNCIL FROM: Neil Carroll Director, Planning & Development DATE: January 14, 2002 - REPORT NUMBER: PD 09-02 SUBJECT: Zoning By-law Amendment Application A 15/01 Sarwan Singh Dhanda Lot 15, P1an40M-1637 (2254 Cottonwood Circle) City of Pickering RECOMMENDATION: 1. That Zoning By-law Amendment Application A 15/01, submitted by K. Dhanda, on lands being Lot 15, Plan 40M-1637, City of Pickering, to amend the zoning of the lands to pennit the establishment of a second dwelling unit within the existing dwelling on the subject property, be APPROVED subject to the conditions outlined in Appendix I to Report Number PD 09-02; and; 2. That the amending zoning by-law to implement Zoning By-law Amendment Application A 15/01, as set out in draft in Appendix II to Report Number PD 09-02, be forwarded to City Council for enactment. - ORIGIN: Zoning By-law Amendment Application A 15/01 submitted to the City of Pickering. AUTHORITY: . The Planning Act, RS.O. 1990, chapter P.B FINANCIAL IMPLICATIONS: No direct costs to the City are anticipated as a result of the proposed development. EXECUTIVE SUMMARY: - The subject property is located on the west side of Cottonwood Circle, north of Linwood Street and currently supports a detached dwelling (see Attachment #1 - Location Map). The subject lands are currently zoned "S 1" - Detached Residential Zone, which pennits the establishment of one dwelling unit per lot. The applicant has requested an amendment to the existing zoning by-law to pennit the establishment of a second dwelling unit within the basement of the existing dwelling. The applicant's proposal to add a second dwelling unit can be accommodated within the existing dwelling and will be difficult to detect from the exterior of the dwelling. The additional parking that may be generated by the second dwelling unit can be accommodated on the existing property. Accordingly, staff recommend that Zoning By-law Amendment Application A 15/01 be approved, and that Council adopt the draft implementing by-law attached as Appendix II to Report Number PD 09-02. Report to Council PD 09-02 Date: January 23,2002 003 Subject: Zoning By-law Amendment Application A 15/01 Page 2 BACKGROUND: 1.0 Infonnation Meeting - A Public Infonnation meeting was held on December 20, 2001, to discuss the applicant's proposal. Infonnation Report No. 31-01, which summarizes the applicant's proposal and outlines the issues identified through circulation of the application, was prepared for the meeting. The text of the Infonnation Report is provided for reference (see Attachment #2). At the Public Infonnation Meeting, Planning staff gave an explanation of the application. No members of the public were in attendance at the meeting. Minutes of the meeting are included as Attachment #3. 2.0 Additional Infonnation Since the preparation of Infonnation Report No. 31-01, no additional comments have been received. 3.0 Discussion 3.1 City Wide Zoning Review of Two-Unit Houses - The Planning & Development Department will be reviewing potential amendments to the City's Zoning By-laws in 2002, to allow the introduction of second dwelling units as of right within certain housing types in the City of Pickering. However, until such time as this review is complete it is appropriate that individual zoning amendments for second dwelling units be considered on their own merits. Approval of this application will not prejudice the City's future review process. 3.2 Visual Impact and Neighbourhood Character The introduction of second dwelling units within existing dwellings and their impact on the established streetscape must be reviewed to ensure that the exiting dwelling continues to appear as one dwelling. Planning & Development Staff have visited the site and observed that a below-grade basement entrance has been installed on the south side of the existing dwelling. The below-grade entrance to the basement is the only exterior visual indication of the existence of a second dwelling within the existing dwelling. The Department is satisfied that the existing dwelling will continue to appear as one home. It is recommended that this application be approved as the visual character of the neighbourhood is maintained. 3.3 Vehicle Parking Provisions for a Second Unit - The zoning by-law for the subject property currently requires the provision of a minimum of two parking spaces, one in the attached garage and another in the driveway. The introduction of a second dwelling unit is likely to increase the on-site parking demand. The City has considered and approved similar applications for second dwelling units within existing dwellings. The approvals for the previous applications included a requirement that a minimum ofthree parking spaces be provided on-site. The Planning & Development Department has conducted a site visit of the subject property and have detennined that the existing two-car garage and double driveway can accommodate a minimum of four parking spaces on-site. The draft by-law attached as Appendix II to Report Number 09-02 requires the subject property to provide a minimum of three parking spaces when a second dwelling unit is located within the existing dwelling. 004 Report to Council PD 09-02 Date: January 23, 2002 Subject: Zoning By-law Amendment Application A 15/01 Page 3 It should be noted that no area resident comments were received respecting the application, in response to the circulation notice. Further, no area residents attended the public information meeting held respecting this application. -. It is recommended that Council adopt the draft implementing by-law for Zoning By-law Amendment Application A 15/01, attached as Appendix IT to Report Number PD 09-02. 4.0 Applicant's Comments The applicant has reviewed the content of this Report and draft by-law, and concurs with the contents. ATTACHMENTS: 1. Property Location Map 2. Information Report 3. Minutes of Public Information Meeting Prepared By: Approved / Endorsed By: Neil Carro, Director, Planning - TB/sm Attachments Copy: Chief Administrative Officer I Recommended for the consideration of Pickering City Council (,.. - -- - - 005 APPENDIX I TO REPORT NUMBER PD 09-02 RECCOMENDED CONDITIONS OF APPROVAL FOR ZONING BY-LAW AMENDMENT APPLICATION A 15/01 (a) That the implementing zoning by-law: (i) shall amend By-law 3178/89 by amending the zoning on the subject property to permit the establishment of a second unit within the existing dwelling. (ii) shall include a provision to require detached dwellings containing two units to provide a minimum of three parking spaces on the lot. 006 -. DRAFT BY-LAW APPENDIX II TO REPORT NUMBER PD 09-02 ZONING BY-LAW AMENDMENT APPLICATION A 15/01 - - 001 THE CORPORATION OF THE CITY OF PICKERING BY-LAW NO. DRAFT -- Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended, to implement the Official Plan of the City of Pickering District Planning Area, Region of Durham in Lot 15, Plan 40M-1637, City of Pickering. (A 15/01) WHEREAS the Council of the Corporation of the City of Pickering deems it desirable to change the zoning of the lands to pennit the establishment of a second dwelling unit within the existing dwelling, on the subject lands, being Lot 15, Plan 40M-1637, City of Pickering; AND WHEREAS an amendment to By-law 3036, as amended, is therefore deemed necessary; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF PICKERING HEREBY ENACTS AS FOLLOWS: 1. TEXT AMENDMENT Section 5. Provisions is hereby amended, as follows: (1) Clause 5.(1)(a) is amended by adding the following subclause: (ii) notwithstanding subclause 5.(I)(b)(ix) or any other provision of this By-law, a detached dwelling unit on Lot 15, Plan 40M-1637 may include a second dwelling unit. - (2) Subclause 5.(I)(b)(x) is amended by adding the following paragraph: A where a detached dwelling is pennitted to include a second dwelling unit, there shall be provided and maintained a minimum of three parking spaces on that lot. 2. BY-LAW3178/89 By-law 3178/89 is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as set out in Section 1 above. Definitions and subject matter not specifically dealt with in this By-law shall be governed by the relevant provisions of By-law 3036, as amended. 3. EFFECTIVE DATE This By-law shall take effect from the day of passing hereof subject to the approval of the Ontario Municipal Board, if required. BY - LAW read a first, second and third time and finally passed this ^' day of :5< '\~ , 2002. - 'Q Wayne Arthurs, ~~or !ß Q~ Bruce Taylor, Clerk 008 ATTACHMENT ,....L.:..1O ~" REPORT I PO~ -- - CORRIDOR SUBJECT - PROPERTY HYDRO ~ 0 ð =: ==: ~~ ==== ~ :iJñfurIrJ:illIT ~ ~ = == == =--z- - -0- . -----~ --=:s . 9 - LANE -=:;; == ~~= ~ =>-!Ð ==-~ == ==0= w =&- - Ü:,- == -~~:g =0- - SQUARE :;; ~~Q. -. - FIELDLIGHT ,. ~ FAYLEE f. ~ ~ /' - - ~ 8IlJItIJ1.1J:I . /' - - .::," ROSEFIELD ROAD 0- - 0 ~ /' ð =: - Qj llliillLLll.lil ~. == - 0---- =ð /' "" TI ~/' ~3ñE r--}:. -0 -- -- --- - - --~ « - 0 -£=----'-~-- oJ '" 0 0 ~- 0 ",- 11. Z ~ -1= ~ City of Pickering PROPERTY DESCRIPTION LOT 15, 40M.1637 OWNER SARWAN SINGH DHANDÀ APPUCATION No. A 15/01 Planning & Development Department DATE OCT 9, 2001 SCALE 1 :7500 DRAWN BY RC l' CHECKED BY T8 FOR DEPARTMENT USE ONLY PN-12 PA. -- ATTACHMENT # ~ TO REPORT # po....Q9 -Od CitJ¡ o~ 009 INFORMATION REPORT NO. 31-01 FOR PUBLIC INFORMATION MEETING OF December 20, 2001 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.B Zoning By-law Amendment Application A 15/01 . Sarwan Singh Dhanda Lot 15, Plan 40M-1637 2254 Cottonwood Circle City of Pickering SUBJECT: 1.0 - 2.0 3.0 3.1 3.2 - 3.3 PROPERTY LOCATION AND DESCRIPTION the subject property is located on the west side of Cottonwood Circle north of Linwood Street and is approximately 480 square metres in size with a lot frontage of 15.0 metres (see location map - Attachment #1); the subject property currently supports a detached dwelling; the surrounding land uses include primarily residential with the Ontario Hydro transmission corridor located two lots north of the subject property. APPLICANT'S PROPOSAL the applicant proposes to amend the existing zoning on the subject lands to permit the establishment of a second dwelling unit in the basement of the existing dwelling. OFFICIAL PLAN AND ZONING Durham Reeional Official Plan the Durham Regional Official Plan identifies the subject lands as being designated "Living Area", where lands are to be used predominately for housing purposes; the applicant's proposal appears to comply with this designation. Pickerine Official Plan the subject property is designated "Urban Residential Area - Low Density Area" within the Liverpool Neighbourhood; this designation permits residential development up to and including 30 units per net hectare; the applicant's proposal appears to comply with this designation. Zonin2 By-law the subj ect property is current! y zoned "S 1" - Detached Dwelling Residential Zone by By-law 3036 as amended by By-law 3178/89; . tills zoning peimits the establishment of one detached dwelling unit on a lot with a minimum frontage of 15 metres and a minimum area of 450 square metres; an amendment to the zoning by-law is required to permit the establishment of a second dwelling unit in the basement of the existing dwelling. 010 -- - - Information Report No. 31-01 ATTACHMENT # d TO REPORT # PO-Oq-D,;) Page 2 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments no written resident comments have been received to date; 4.2 Aeency Comments Region of Durham Planning Department advised that they have no objection (see Attachment #2); 4.3 Staff Comments in reviewing the application to-date, the following matters have been identified by staff for further review and consideration: - assessment of the compatibility of the proposed development with the existing built form; - examination of the existing parking situation on-site to determine its suitability in serving the proposed second dwelling unit. the applicant has submitted Building Permit Application No. 01-283 for a second dwelling unit in the basement of the existing dwelling, which is on hold pending the outcome of this Zoning By-law Amendment Application. 5.0 PROCEDURALINFO~TION 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 Recommendation Report prepared by the Planning & Development Department for a subsequent meeting of Councilor a Committee of Council; if you wish to reserve the option to appeal Council's decision, you must provide comments to the City before Council adopts any by-law for this proposal; if you wish to be notified of Council's decision regarding this proposal, you must request such in writing to the City Clerk. 6.0 OTHER INFORMATION 6.1 Appendix I list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing report; 6.2 Information Received details ofthe applicant's building permit (No. 01-283), for the proposed second unit, are available for viewing at the offices of the City of Pickering Planning & Development Department. ORIGINAL SIGNED Ii' ORIGINAL SIGNED BY Tyler Barnett Planner II Lynda D. Taylor MCIP RPP Manager, Current Operations TB/jf Attachments Copy: Director, Planning & Development - - - ATIACHMENT # ~ TO REPORT # PO rR-G::J 0.11 APPENDIX I TO INFORMATION REPORT NO, 31-01 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date; COMMENTING AGENCIES (1) Region of Durham Planning Department; COMMENTING CITY DEPARTMENTS (1) Planning & Development Department; nl2 - - - ATTACHMENT' 3 TO REPORT # PO Oq--tj:!¡ Excerpts from the Statutory Public Information Meeting Minutes Pursuant to the Planning Act Thursday, December 20,2001 7:00 P.M. The Principal Planner - Development Review, provided an overview of the requirements of the Planning Act and the Ontario Municipal Board respecting this meeting and matters under consideration there at. ZONING BY-LAW AMENDMENT APPLICATION A 15/01 SARW AN SINGH DHANDA LOT 15, PLAN 40M-1637 2254 COTTONWOOD CIRCLE (I) 1. Ross Pym, Principal Planner - Development Review, on behalf of Tyler Barnett, Planner II, provided an explanation of the application, as outlined in Infonnation Report #31-01. 2. Sarwan Singh Dhanda advised he was here on behalf of the applicant and is available to answer any questions.