HomeMy WebLinkAboutPLN 22-13Fok
Resolution #133/13
Dated November 18, 2013 Report to
Cali o� ti`
Planning & Development Committee
PICKERING Report Number: PLN 22-13
Date: November 4, 2013
From: Thomas Melymuk
Director, City Development
•
Subject: Zoning By-law Amendment Application A 4/13
Move Source Inc.
1454 and 1456 Altona Road
Recommendation:
That Zoning By-law Amendment Application A 4/13, submitted-by Move Source Inc., to
amend the zoning of the subject properties to an "S2" — Single Residential Zone in order
to facilitate the creation of three lots with minimum lot frontages of 15.4 metres on lands
municipally known as 1454 and 1456 Altona Road be approved, and that the draft
zoning by-law, as set in Appendix Ito Report PLN 22-13 be forward to City Council for
enactment.
Executive Summary: The applicant has submitted a Zoning By-law Amendment
. Application to rezone the subject lands from "R3" —Third Density Residential Zone to an
"S2" — Single Residential Zone in order to create a total of three residential lots, for
detached dwellings, with minimum lot frontages of 15.4 metres fronting onto
Fawndale Road (see Location Map and Applicant's Submitted Plan, Attachments #1
and #2).
The subject properties are situated within an established residential neighbourhood
containing detached dwellings with minimum lot frontages of 13.5 metres (see Existing
Lot Frontages, Attachment#3). The subject properties each currently support a
detached dwelling which are to be demolished.
The recommended zoning for the subject properties will permit the creation of three
residential lots that will be consistent with the provisions of the Pickering Official Plan,
and in keeping with the established pattern of development within the surrounding
neighbourhood. If approved, the applicant intends to submit Land Division Applications
to the Region of Durham to sever the subject properties to create an additional
residential lot.
The proposed zoning by-law contains requirements that will include site-specific
provisions to allow for the development of detached dwellings and ensure compatibility
with the neighbouring properties along Fawndale Road.
Report PLN 22-13 November 4, 2013
Subject: Zoning Amendment Application A 4/13 Page 2
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed development.
1. Background
1.1 Property Description
The subject properties are located on the west side of Altona Road, south of
Littleford Street (see Location Map, Attachment#1). The properties have a
combined lot area of approximately 0.2 of a hectare with approximately
46 metres of frontage along Altona Road and Fawndale Road. Currently the
properties have access onto Altona Road, whereas residential lots immediately
to the north and south have vehicular accesses onto Fawndale Road.
The subject properties are situated within an established residential
neighbourhood comprised of detached dwellings with minimum lot frontages of
13.5 metres (see Existing Lot Frontages, Attachment#3). Uses surrounding the
subject properties include detached dwellings and an elementary public school
(Elizabeth B. Phin Public School) to its east.
1.2 Applicant's Proposal
The applicant is requesting Council's approval to rezone the subject properties
from "R3" —Third Density Residential Zone requiring a minimum lot frontage of
18.0 metres to an "S2" — Single Residential Zone, requiring a minimum lot
frontage of 13.5 metres.
Should Council approve this application, the applicant intends to submit two Land
Division Applications to the Region of Durham Land Division Committee to
• facilitate the creation of an additional residential lot (totaling three lots) with
minimum lot frontages of 15.4 metres (see Applicant's Submitted Plan,
Attachment#2). The applicant also intends to demolish the existing dwelling on
each lot before the additional lot is created through land division.
The reduced lot frontage established through this rezoning application will allow
City staff to consider the proposed severances.
2. Comments Received
2.1 At the July 2, 2013 Public Information Meeting and in written submission
Two residents appeared at the meeting and expressed the following concerns:
• location of vehicular access for the proposed lots, and
Report PLN 22-13 November 4, 2013
Subject: Zoning Amendment Application A 4/13 Page 3
• whether the proposed detached dwellings will be compatible with the
existing dwelling within the neighbourhood
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 are available to the subject lands
Engineering & Public Works • no comments or concerns at this time
• detailed drawings regarding grading and site
servicing will be reviewed and approved
through the land division process
3. Planning Analysis
3.1 The proposal meets the minimum density requirements specified in the
Pickering Official Plan
The Pickering Official Plan designates the subject property as "Urban
Residential — Low Density Areas" within the Rougemount Neighbourhood. These
areas are primarily used for housing purposes and permit a maximum net
residential density of 30 units per net hectare.
The applicant's proposal for three detached dwellings on the subject properties
equals approximately 15 units per net hectare, which complies with the density
provisions of the Official Plan.
3.2 Restricting the maximum building height will protect the character of the
surrounding neighbourhood
In addition to residential 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.
The applicant has requested to extend the existing "S2" zone and its provisions
onto the subject properties. The "S2" zone will allow the subject properties to
maintain the same building setback and lot coverage requirements as properties
currently zoned "S2" in the immediate neighbourhood.
Report PLN 22-13 November 4, 2013
Subject: Zoning Amendment Application A 4/13 Page 4
The "S2" zone category requires a minimum lot frontage of 13.5 metres and a
minimum lot area of 400 square metres, whereas the applicant proposes to
create three residential lots with minimum lot frontages of 15.4 metres and
minimum lot areas of 600 square metres (see Applicant's Submitted Plan,
Attachment#2). The applicant's proposal will comply with the minimum "S2"
zone lot frontage and area requirements.
The surrounding neighbourhood consists of two storey detached dwellings with
maximum building heights of approximately 9 metres. City Development staff
recommends restricting the maximum building height for the subject properties to
9.0 metres. This will ensure that the proposed detached dwellings will maintain
similar building heights already established within the immediate neighbourhood.
Staff's recommended building height reduction will establish an appropriate built
form compatible with existing residential development along Fawndale Road.
3.3 Noise attenuation fencing is required along Altona Road
The Pickering Official Plan designates Altona Road as a Type-B Arterial Road.
New residential lots adjacent to an arterial road require a qualified person to
conduct a noise study. A noise study establishes appropriate noise abatement
measures (such as, but not limited to berming, fencing and building setbacks) for
the development to the satisfaction of the City of Pickering. The applicant has
submitted a noise study, which was reviewed by the Region of Durham and the
City of Pickering.
To ensure reasonable noise levels are maintained in the rear yard, the noise
study is recommending a 2.2 metre high noise attenuation fence along
Altona Road to mitigate adverse noise impacts. The adjacent noise attenuation
fence along Altona Road is approximately 1.8 metres in height. Through the
Land Division process, City staff will continue to work with the applicant's
Acoustical Engineer to investigate opportunities to reduce the height of the
proposed noise attenuation fence, which may include minor alterations to the
existing grade to the satisfaction of the City.
As a condition of severance, the owners will also be required to enter into a noise
agreement registered on-title with the City of Pickering to implement the
recommendations of the noise study.
3.4 Sustainability Implications
Staff's 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 will utilize existing services along Fawndale Road.
Future opportunities exist for the applicant to implement additional sustainable
options through future development and building permit processes.
Report PLN 22-13 November 4, 2013
Subject: Zoning Amendment Application A 4/13 Page 5
3.5 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 severances to the Region of
Durham Land Division Committee to address development matters such as, but
not limited to:
• the requirement of a noise agreement (to implement the recommendations
of the noise report)
• preliminary lot grading and drainage plans
• proposed driveway locations
• tree inventory, preservation and enhancement plan (to protect mature
healthy trees where possible)
• architectural design statement (to ensure the proposed housing designs
are consistent with the neighbourhood's character)
• the removal of the existing dwelling on each property, 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.
3.6 By-law to be forwarded to Council
The draft zoning by-law attached as Appendix I to this report implements staff's
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.
Appendix
Appendix I Draft Zoning By-law and Schedule
Attachments
1. Location Map
2. Applicant's Submitted Plan
3. Existing Lot Frontages
Report PLN 22-13 November 4, 2013
Subject: Zoning Amendment Application A 4/13 Page 6
Prepared By: Approved/Endorsed By:
I cow
1&;e11.
Ashley Ye, ood, MCIP PP Cat Brine Rose, MCI , RPP
Chief Planner
al) rk--
AL A
Nilesh Surti, MCIP, RPP Tho .s Mely k, Mo P, R
Manager, Development Review & Director, City ievel;/iment
Urban Design
AY:jf
•
Recommended for the consideration
of Pickering City ouncil
"Ad, De' i6/ 24/3
Tony Prevedel, P.Eng.
Chief Administrative Officer
_. J
Appendix I To
Report PLN 22-13
Draft Implementing Zoning By-law
Amendment Application A 4/13
DRAFT
The Corporation of the City of Pickering
By-law No. XXXX/13
Being a By-law to amend Restricted Area (Zoning) By-law
3036, as amended by By-laws 3304/89 and 6825/08, to
implement the Official Plan of the City of Pickering, Region of
Durham in Part of Lot 33, Broken Front Concession, Range
3, Parts 1 & 3, Plan 40R-18823 (A 4/13).
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 33, Broken Front Concession,
Range 3, Parts 1 & 3, Plan 40R-18823 to "S2" — Single Residential Zone in the City of
Pickering in order to facilitate the development of three lots for detached dwellings;
And whereas it is appropriate to amend By-law 3036, as amended by By-laws 3304/89
and 6825/08, to permit such use:
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 33, Broken Front Concession, Range 3, Parts 1 & 3, Plan 40R-18823, in
the City of Pickering, designated "S2" on Schedule I attached hereto.
2. Schedule I
Schedule Ito By-law 3304/89, is hereby as amended by By-law 6825/08 is
hereby amended by adding the lands zoned as "S2" as'shown cross-hatched on
Schedule I attached thereto.
3. Text Amendment
(a) Section 5.(1)(b) of Zoning By-law 3036, as amended by By-law 3304/89 is
hereby amended by adding the following section after subclause (viii)
A despite Subclause 5.(1)(b)(viii) above, the maximum height for all
buildings shall not exceed 9.0 metres for lots shown as cross-hatched •
on Schedule I attached to this by-law.
By-law No. XXXX/13 DRAFT Page 2
4. By-law 3036
By-law 3036, as amended by By-laws 3304/89 and 6825/08, is hereby further
amended only to the extent necessary to give effect to the provisions of this
By-law as it applies to the area set out in Schedule I attached hereto.
5. Effective Date
This By-law shall come into force in accordance with the provisions of the
Planning Act.
By-law passed this XX day of November, 2013.
David Ryan, Mayor
SOI)
Debbie Shields, City Clerk
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4 Location Map
Cifri__ _ FILE No: A 4/13
w ` `l - *' APPLICANT: N. Punithasingam & P. Perera (Move Source Inc:)
cS i 4 . it 7 PROPERTY DESCRIPTION:1454 & 1456 Altona Road (Part of Lot 33,
City Development B.F.C, Range 3, Pts 1 &3 Plan 40R-18823) DATE:Oct 1,2013
Data Sources: C
0 Terenet Enterprises Inc. and its suppliers. All rights Reserved. Not a plan of survey. SCALE CALE 1:5,000 PN-10
0 2013 MPAC and its suppliers. All rights Reserved. Not a plan of Survey.
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Submitted Plan
City 4 �_ FILE No: A 4/13
•°- -. I=°- - -�' APPLICANT: N. Punithasingam & R Perera (Move Source Inc.) •
W COI Ci mI t4 1 01 PROPERTY DESCRIPTION: 1454 & 1456 Altona Road (Part of Lot 33,
City Development g.F.C, Range 3, Pts 1 & 3 Plan 40R-18823
Department g )
DATE:Oct 1,2013
e5CRIBEw eSCRIBE r Workflow Status: eSCRIBE Approval Workflow
MEETINGS;FVDLVPD
Workflow Information •
Initiator: Finn,Jean Documents PLO 22-13 Move Source Inc.A 4-13
Started: 10/16/2013 11:22 AM Status: Approved
Last run: 10/16/2013 12:43 PM
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Tasks
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,,j Assigned To Title Due Date Status Related Content Outcome
Melymuk,Thomas PLN 22-13 Move Source Inc.A 4-13.doce Review 10/16/2013 Completed PLN 22-13 Move Source Inc.A 4-13 Approved
Prevedel,Tony PLN 22-13 Move Source Inc.A 4-13.docx Review 10/16/2013 Completed PLN 22-13 Move Source Inc.A 4-13• Approved
Workflow History
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M Date Occurred Event Type Li User ID Description Outcome
10/16/2013 11:22 AM Workflow Initiated Finn,Jean eScribe Approval Started•10/16/2013 11:22 AM Task Created Melymuk,Thomas Approval Task Assigned
10/16/2013 11:29 AM Task Completed Melymuk,Thomas Document Approved •
10/16/2013 11:29 AM Task Created Prevedel,Tony Approval Task Assigned
10/16/2013 12:43 PM Task Completed Prevedel,Tony Document Approved
10/16/2013 12:43 PM Workflow Completed System Account Document was Approved
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