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Home My WebLink AboutInformation Report 01-17 o ' Information Report to PiCKERiNG Planning & Development Committee Report Number: 01-17 Date: February 6, 2017 From: Catherine Rose Chief Planner Subject: Draft Plan of Subdivision Application SP-2016-04 Zoning By-law Amendment Application A 13/16 702153 Ontario Limited Part Block M, Plan 418 and Block 25, 40M-1366 (527 Gillmoss Road) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Zoning By-law Amendment and Draft Plan of Subdivision, submitted by 702153 Ontario Limited, to permit a residential development. 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 is to 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 lands are located on the south side of Gillmoss Road, west of the Canadian National Railway (CNR) corridor and east of Rosebank Road within the Rosebank Neighbourhood (see Location Map, Attachment #1). The subject lands have an area of approximately 0.89 of a hectare with approximately 81.0 metres of frontage along Gillmoss Road. The property contains a detached dwelling and an accessory structure, which are intended to be demolished as part of the redevelopment of the property. Surrounding land uses to the north, south and west include low density residential development consisting of detached dwellings. To the east, across the CNR corridor, is the Petticoat Creek Conservation Area (see Air Photo Map, Attachment#2). 3. Applicant's Proposal The applicant is proposing a residential development consisting of 11 lots for detached dwellings. Nine lots are proposed to front onto an internal public road and two lots are proposed to front onto Gillmoss Road (see Submitted Draft Plan of Subdivision, Attachment#3). The proposed lots will have lot frontages ranging between approximately 10.6 metres and 35.0 metres, and lot areas ranging in size between approximately Information Report No. 01-17 Page 2 305 square metres and 806 square metres. The internal public road will have a right-of-way width of 18.0 metres, and is proposed to extend from Gil[moss Road southward terminating at a turning circle at the south end of the subject lands. A reserve block, between the proposed street and the CN railway track, is also proposed and will be conveyed to the City. 4. Policy Framework 4.1 Durham Regional Official Plan The Regional Official Plan (ROP) designates the subject lands as "Living Areas". The "Living Areas" designation shall be used predominantly for housing purposes. The plan also states that lands within the Living Areas designation shall be developed in compact form through higher densities and by intensifying and redeveloping existing areas. The applicant's proposal conforms to the policies and provisions of the ROP. 4.2 Pickering Official Plan The lands are within the Rosebank Neighbourhood and are designated "Urban Residential — Low Density Areas", which provides for housing and related uses. This designation permits a density of up to and including 30 units per net hectare. The proposal has a density of approximately 17.5 units per net hectare. The Official Plan states that in establishing performance standards, regard shall be had to 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. Details of the applications will be assessed against the policies and provisions of the Official Plan during the further processing of the applications. 4.3 Rosebank Neighbourhood Development Guidelines The subject properties are situated within Design Precinct No. 3 of the Rosebank Neighbourhood Development Guidelines. Residential development within this precinct shall be limited to single-detached and semi-detached dwellings. New lots created within this precinct for detached dwellings shall have minimum lot frontages of approximately 15.0 metres and minimum lot depths ranging between approximately 30.0 metres and 36.0 metres. The applicant's proposal will be reviewed against the requirements of the Rosebank Neighbourhood Development Guidelines. 4.4 Zoning By-law 2511, as amended The subject properties are currently zoned `R3' — Third Density Residential Zone within Zoning By-law 2511, as amended. The current zoning permits detached dwellings with a minimum lot frontage of 18.0 metres and a minimum lot area of 550 square metres. Information Report No. 01-17 Page 3 The applicant has requested that the subject lands be rezoned to `S4' — Residential Single Detached Dwelling Four Zone. A Zoning Provisions Comparison Chart and map summarizes the existing 1R3' zone and the `S4' zone standards immediate north of the subject lands (see Zoning Provisions Comparison Chart, Attachment #4, and Zoning Map, Attachment #5). 5. Comments Received 5.1 Resident Comments The resident at 657 Dunn Crescent, the property owner immediately to the south of the subject lands, has verbally expressed the following concerns: • concerned with the loss/removal of existing mature trees on the subject lands • requested additional information regarding the City's future plans for extending Dunn Crescent further north • requested assurance that their property will not be negatively impacted by grading and storm drainage from the developed site • advised that they currently maintain Block 25, which forms part of the rear areas of proposed Lots 10 and 11, and requested further clarification regarding ownership and future maintenance of this parcel of land The resident at 633 Dunn Crescent, located at the southerly end of Dunn Crescent, has verbally indicated a concern regarding current draining issues on this property, and is concerned that the redevelopment of the subject lands may further worsen existing drainage issues within the neighbourhood. 5.2 Agency Comments Region of Durham • as of the writing of this report, no comments or concerns have been received Durham District School • no objection to the development proposal Board • approximately 6 elementary students could be generated from the proposed development • pupils generated by the development will attend existing school facilities Durham Catholic District • no objection to the development proposal School Board • student generated from this development will attend Father Fenelon Catholic Elementary School and St. Mary's Catholic Secondary School Metrolinx (Go Transit) • the subject property is located immediately adjacent to the Lakeshore East Rail Corridor • residential buildings are required to have a minimum setback of 30 metres in combination of a safety barrier (standard requirement is a 2.5 metre high earthen berm) Information Report No. 01-17 Page 4 • based on the proposed draft plan, it appears that the minimum 30 metres setback will not be achieved particularly for Lots 3 and 4 • the submitted plans do not indicate that such a barrier is being contemplated and requests a rationale for no safety barrier along the east property line • requests revised noise and vibration study to address noise generated by diesel trains, reduced residential setback from the railway corridor, and additional vibration analysis • the applicant will be required to include noise warning clauses the subdivision agreement and agreements of Purchase and Sale or Lease of each dwelling unit within 300 metres of the railway right-of-way Toronto and Region • no objection to the proposal Conservation Authority 5.3 City Departments Comments As of the writing of this report, no comments or concerns have been received from Engineering Services Department. 6. Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: • reviewing the proposal against the minimum lot frontage and lot depths requirements within the Rosebank Neighbourhood Development Guidelines • ensuring that the proposal satisfies Metrolinx's requirements with respect to minimum building setback requirements from the CNR corridor, safety berm/barrier requirements along the east property line, and additional noise and vibration analysis • ensuring appropriate zoning performance standards are implemented to facilitate dwelling designs that are in keeping with the character of the surrounding residential community • reviewing grading and drainage details to ensure adjacent properties are not impacted • ensuring a tree compensation plan and/or financial contribution is provided to address the loss of existing mature trees and other significant vegetation • further issues may be identified following receipt and review of comments from the circulated departments, agencies and public The City Development Department will conclude its position on the applications after it has received and assessed comments from the circulated departments, agencies and public. Information Report No. 01-17 Page 5 7. Information Received Full scale copies of the plans and studies listed below are available for online viewing at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: • Draft Plan of Subdivision, prepared by Donald E. Roberts Ltd., Ontario Land Surveyors, dated October 24, 2016 • Planning Justification Report, prepared by Gatzios Planning + Development Consultants Inc., dated September 2016 • Noise and Vibration Study, prepared by J.E. Coulter Associates Limited, dated September 2016 • Phase One Environmental Site Assessment, prepared by Soil Engineers Ltd., dated June 21, 2013 • Functional Servicing and Stormwater Management Implementation Report, prepared by Sabourin Kimble & Associates Ltd., dated August 2016 • Urban Design Brief, prepared by Fairgate Homes, dated August 2016 • Tree Inventory and Assessment, prepared by Cosburn Nauboris Ltd., dated September 2016 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, which will be 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 enacts any by-law for this proposal or makes a decision on the draft plan of subdivision • 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 property is 702153 Ontario Limited, Fairgate Homes (Tony Mauro). Attachments 1. Location Map 2. Air Photo Map 3. Submitted Draft Plan of Subdivision 4. Zoning Provisions Comparison Chart 5. Zoning Map Information Report No. 01-17 Page 6 Prepared By: Approved/Endorsed By: • .9r6(-4, ettaP 4 or e,_ Lalita Paray, MCIP PP Catherine Rose, MCIP, RPP Plann::r I Chief Planner AViii Nilesh Su i, MCIP, RPP . Manager, Development Review & Urban Design LP:so Attachments Date of Report: January 19, 2017 Copy: Director, City Development & CBO , Attachment#_\_._to ` _ 1� . o Information Report# , 01. is -■ yji _ ipc6,..,-■11, _ _, DAHLIA CRESCENT //� /- M '— ,� -ACLEOD CRESCENT �111C -_MNII w , Ili — W �/ MAITLAND DRIVE -- m t", 2 I == o I FOSTER COURT gagillr —_ mum � —II ^ Lu — - > -All K 5 O —III O ',`` _Op 5 O 1111, _ a. O . • .11, STAGHORN ROAD COWAN CIRCLE ry 1 - I- Q - D \ 1 co I o co - O 1 a GILLMOSS ROAD • I I �•�•�•�•�i ROUGEMOUNT DRIVE #11 la ` SUBJECT it:, C •� z� PROPERTY z l.I ll� N m NOMAD ROAD Z W �I� � L - ..e \ 4� ■ � 1111 l■- 46, ilw♦ ♦ �IIIII RODDAVENUE Location Map FILE:SP-2016-04 and A13/16 APPLICANT: 702153 Ontario Limited PICKERING PROPERTY DESCRIPTION:Part Block M, Plan 418 and City Development Block 25, 40M-1366 (527 Gillmoss Rd) Date: Jan 18, 2017 Department OTheCorpornlonoftheCnyof PtckenngProduced(inpan)underlceneefrom.OGueensPdme,OntadoMinistryo Natural Resources. SCALE: 1:5,000 I Al rights renrved.0 Her Majesty the Queen A Right of Canada.Department of Natural Resources.All rights reserved., PN-'n ,DTeranetEntemdses Inc.and Ms suppken all rights reserved.0 MUMcIpal Property ASSeanment Corpora non std Ih supplA n Cl tights reserved.: THIS IS NOT A PLAN OF SURVEY. 12 Attachment# 2 to Information Report# \ - C-4- ...1� � a K. i .-f lit Gam'• a, i-+•• Y ,rp ENT .. - �. i0 ifF 1 IF ,a 11, � '' t...�. 'fir i~_ 47I y 0 CO I� r s j j A. " it. e : ki ;A tsi ill • •O -i i.,, w • . .�.'�' - r1 TYLkNO O" ✓E 4 ,,, �,_ 1 I0 r• . ` • a .. 1� '4Y' 1'•'E I 44'`l'a t• 4 I 1,6,„0,, 1 tai i ^ice C��' `. I� . •�"'•• 111► !lY u, x , i 1,;3 .ice Ka 1 .` , ..ili 6.- -I, ."-4,sc.,) •A, ILA' i'it:4"tito Ph.- - - —,S le --i' .d r� ! • *1'- S:—. ! I ik 1.iffr/r, $ 3TaGFIORNFtem " COWANL'.1RttE .- /, £ •,'-° 1 1t .,'e. ,r. ' w .0 ..,r 1"x _ f " �•F - �-mod ,i � f, •b �` it /,s , Pa • - Ir, y ...+?±' ��,a-_ ,alp ILL . , Iti. h 4* t■` �_ •Ira,. 1..`,� +.t tea 9" r.. • • • M ,. I. ki1110.arlippirma pfit . ,:i.: *1 '•.1,•i. ' • i rF < ., 0-A- - - .V F v �, " `k• / ' i . Quo ,r,,. s JEC T r ' 4 i.> 1 , °ff PROPERTY 1. �� 'A4 R,;nr, is r _ 44 oish 4 ,. i 1w •1 s >, Fa • A + y,- IRS- ... a -..,, . „ ,,, .04,41.4. `.:- ,,. ''..(' N1/4 V ---.-1z:v,"--; • ""liti .. V-u,- , ,t.,,,..- , , . - ,;, - al If �_;F 'F `. �•.: Air Photo Map FILE: SP-2016-04 and A13/16 APPLICANT: 702153 Ontario Limited PICKERING PROPERTY DESCRIPTION:Part Block M, Plan 418 and City Development Block 25, 40M-1366 (527 Gillmoss Rd) Date: Jan 18, 2017 Department heCoryor.denp,the�,lyelPlpk,r,nppred�ed„npar, nno,,<en lo, oee,,,pnne.�ntannM,nr=,rynNalM1 lRe,ar<ea. SCALE: 1:5,000 11 ripM1ts curved®Her Majesly IM1C Oueen m Right of Canada,DepaM,em of Natural Resources.All rgh(s reerved 1 Tersnel Enterprises Inc.and Ns,uppbam all nphl.re served.;®Municipal Properly Assessment Corporationand ire uppliors an rillsreserved.; THIS IS NOT A PLAN OF SURVEY PN-12 Gillmoss Rd 11. m 11.1m 39.5m S E E E F E to.A u' LOT 3 co. C N N .- r N LOT LOT2 ..m Pft I1J11-014XL7) E F e N LOr 4 Subdivision Limits b 11.6m 11.1m 29.3m tm BLOCK LOT s ^� LOT 61 w 2011-M4449 \4 47.2 m NA vnAL E LOT A F et N .e D 28.4 m 21.1 m 41.5 rh \ O SO o _,J'1 —t PART I.PLAN IRS-20122 S �" /St MJt/-QD04It i 46'0J LOT 7 F I •\ n) 3 a3 LOT 1f ry 44 O 3 ar REGISTERED ssQm ^ccs •Ohm O PANT a PUN/01t-20129 .3 LOT 9 a 10.1 LOT 63 /v., PAC 2wt-Q99r(tp 39.•m ° `•V 0 `l `. E 3 O ---- LOT 10 M ` BLOCK 26 � LOT 14 k°u,.a.FO 34.0 rr' Ltr PK MVI-031717) 4✓ os£ i T Z LOT 11 ry LOT 13 ° 7.. Mt xnr a92r00 W CO REGISTERED U ag PLAN msce,The 40M-1366 Z1 LOT 15 /y Z pet 2 t-Q.w4n SUN=10 EA (T Al II 21ST.1n LTm1193 4 1 Submitted Draft Plan of Subdivision 4 4 FILE No: SP-2016-04 and A13/16 PICKERING APPLICANT:702153 ONTARIO LIMITED City Development • PROPERTY DESCRIPTION: Part Block M, Plan 418 and Block 25, 40M-1366 (527 Gillmoss Rd) Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING DATE:January 12,2017 CITY DEVELOPMENT DEPARTMENT. Zoning Provisions Comparison Chart Provision Proposed Zoning Standard Existing Existing "S4-9" Zone Standards SP-2016-04; A 13/16 R3 Zone Standards Along Gil!moss Road & Cowan Circle Permitted Uses Detached dwelling Detached dwelling Detached dwelling Lot Area (min) 300 m2 550 m2 325 m Lot Frontage (min) 10.5 m 18.0 m 11.0 m Front Yard (min) 4.5 m 7.5 m 6.0 m o5 • Interior Side Yard (min) 1.2 m on one side & 0.6 m 1.8 m on one side & Lots 15 m or greater- 1.5 m on both sides 3 B- on the other side 1.8 m on the other 92, a side Lots 12 m to 14.9 m - 1.2 m on both sides a Lots less than 12 m - 1.2.m on one side & XJ 0.6 m on the other side a o 1_ ' Flankage Yard (min) 3.0 m 4.5 m 2.7 m Rear Yard (min) 7.0 m 7.5 m Lot depth less than 40 m - 7.5 m • Lot depth more than 40 m - 10.0 m I i Rear yard abutting CNR ROW- 30.0 m Lot Coverage (max) Lot frontage between 11 m & 12 m -45 percent 33 percent 42 percent All other lots -40 percent Building Height(max) 12 m , - 12 m Attachment# B to Information Report# O\ - ca R.. —IIIIIE IM-01 7 NP ,, c ■ oh LY4cP :—IIIII� I�IIIII� ��is I# a`�' ._ �� o�P�DAHLIA CRESCENT =_- mom -� ■I ■ Y-P CLEOD CRESCEN- u11'■.. ni MAITLAND DRIVE no I ■ aow _ - J ■= ISTER COURT`` R3 ril 4 _. e g == - a�1:, MI w =I -111 . ■Il uag; -_ mil sme Mr •sr R3 ,,I„11� ki U II 02 • -iI' lIII liIIiIIIIH STAGHORN ROAD COWAN CIRCLE _ S4 9 1 S2-16 a O I a 111 S 11111 e4_9 :I P g GILLMOSS ROAD MP •4 I R4 V Ul I 0 i a 0 0 0 0, u 2 a„,,., ROUGEMOUNTDRIVE =. U 5 ■ SUBJECT a mu P� PROPERTY U' ¢ NOMAD ROAD 0 ,,��' a R4 l 3r ∎ 02 4 `0111, woo I 011111111k 11 pli II R(RH) P F,1.. . R-at / °Q ISI QVM:1■ Zoning Map FILE:SP-2016-04 and A13/16 APPLICANT: 702153 Ontario Limited PICKERING PROPERTY DESCRIPTION:Part Block M, Plan 418 and City Development Block 25, 40M-1366 (527 Gillmoss Rd) Date: Jan 18, 2017 Department �ThOCoTorsu o1 theGiryalPCkenpProduedQnpart)utler naelam®DN.en,Pdrter,ox.npMrnrsunorrgearslResoures, SCALE: 1:5,000 AI Ughts resarved.;0 Her Majests she Oueen M Rlght dl Canada,Department of Natural Resources.All rights reserved.; 1 P N-1 DTeranet Enterprises Inn.and Is suppler,all rights nsarved.0 MUNCipal PmpeMAesessment Corpontan and its suppliers al rights reserved.. THIS IS NOT A PLAN OF SURVEY,