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HomeMy WebLinkAboutInformation Report 04-17Cc.f� o� Information Report to 1� � r�c �i A� r Planning & Development Committee I� t� C � I\I U Report Number: 04-17 Date: May 8, 2017 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 14/16 R. & S. Cross Part of Lot 3, Plan 12, Now Part 1 Plan 40R5734 (4993 Brock Road) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding a Zoning By-law Amendment application, submitted by R. & S. Cross, to construct a new building containing two separate dwelling units. 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. The Planning & Development Committee will hear public delegations on the application, ask questions of clarification, and identify any planning issues. This report is for information and no decision on this application 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 Brock Road, south of Central Street within the Hamlet of Claremont (see Location Map, Attachment #1). The property has an area of approximately 417.3 square metres with approximately 15.5 metres of frontage along Brock Road. The property currently contains a one and a half storey detached dwelling fronting Brock Road and a two-storey coach house located in the rear yard. Both the detached dwelling and coach house are used as separate dwelling units. The detached dwelling was constructed in approximately 1890, and is not currently included on the Municipal Heritage Register. The date of construction of the coach house is unknown. The surrounding land uses include a two-storey mixed use building (the Claremont General Store) consisting of commercial and residential uses immediately to the north, and detached dwellings in the form of bungalows and two-storey dwellings to the east, west, and south (see Aerial Map, Attachment #2). Information Report No. 04-17 3. Applicant's Proposal Page 2 The applicant is proposing to demolish the existing detached dwelling and coach house, and construct a new three-storey building containing two independent dwelling units. The new building is proposed to be constructed on the existing foundation, with the exception of a slight enlargement of the building footprint on the east and west sides of the building (see Submitted Plan, Attachment #3). The proposed building will have an overall height of approximately 10 metres from the established grade to the peak of the roof. Each dwelling unit will have a separate entrance from grade (see Submitted East and West Elevations, and Submitted North and South Elevations, Attachments #4 and #5). A total of four parking spaces (two for each unit) are proposed in support of the development. Two parking spaces will be provided within a shared internal garage, accessed from a new driveway, and two spaces will be provided in the rear yard, accessed from the existing driveway. To accommodate the additional driveway, the applicant is proposing to relocate an existing mature tree within the municipal boulevard or plant a new tree. 4. Policy Framework 4.1 Region of Durham Official Plan The subject property is designated "Rural Settlements — Hamlets" within the Durham Regional Official Plan (DROP). Lands designated Rural Settlements — Hamlets consist of predominantly single-detached housing, community facilities, and employment and commercial uses that meet the immediate needs of the residents of the hamlet and surrounding rural area. The plan also states that lands within hamlets shall be developed in a way that will complement existing building types. The applicant's proposal conforms to the policies and provisions of the DROP. 4.2 Pickering Official Plan The subject property is designated "Rural Settlements — Oak Ridges Moraine Rural Hamlets" within the Hamlet of Claremont. This designation recognizes settlements located on the Oak Ridges Moraine with historic roots as social and service centres for the surrounding area, and provides for a variety of uses including residential, employment, and commercial. The policies for the Hamlet of Claremont further designate this property as "Hamlet Commercial" This designation provides for a variety of permissible uses including retail, office, business, personal service, employment, residential, and home occupations. The Claremont policies encourage business uses to locate in the hamlet commercial area surrounding Central Street and Brock Road and also encourage a wider variety of housing forms within the Hamlet, particularly to meet the needs of young people and senior citizens. The proposed development complies with the policy requirements of the Official Plan. Information Report No. 04-17 C�3 ��+ 5.1 Zoning By-law 3037 Page 3 The subject property is currently zoned "ORM-C2" — Oak Ridges Moraine General Commercial Zone, within Zoning By-law 3037, as amended by By-law 6640/06. The "ORM-C2" Zone restricts the uses of the subject lands to: an automobile service station; bake shop; business office; clinic; day nursery; dry cleaning station; financial institution; hotel; parking station; personal service shop; place of amusement; professional office; public parking lot; restaurant; retail store; taxi cab stand; and an accessory dwelling unit. A stand-alone residential dwelling is not permitted within the "ORM-C2" zone category. The applicant has requested that the subject property be rezoned to an appropriate residential zone category in order to permit finro separate dwelling units, when the by-law only permits a dwelling unit accessory to a commercial use. Comments Received Resident Comments Resident at 4985 Brock Road Resident at 1642 Central Street • has verbally indicated that they do not support the proposed development concerned the proposed�three-storey building will have an impact on the streetscape and will not be in keeping with the established one- and two-storey building heights of the surrounding area questioned if the septic system will adequately service two dwelling units 5.2 Agency and City Department Comments Region of Durham — Planning & Economic Development Department • the subject property is in close proximity to Central Street, a designated Type `B' arterial road in the DROP • require a Noise Impact Study to be submitted to identify traffic levels for the affected residential units and to recommend the necessary noise attenuation measures and warning clauses for the development • require the Site Screening Questionnaire (SSQ) to be completed and signed by the property owner • additional comments will be provided when the above-noted information is submitted to the satisfaction of the Region Region of Durham — • require information on the daily sewage flow for Health Department both the existing residential units and the proposed dwelling units and details of how they Information Report No. 04-17 Durham Catholic District School Board Page 4 were calculated • require details of existing private sewage system and the type of well that is located on the property • comments will be provided when the above-noted information is submitted • no objection to the development proposal • students from this development will attend St. Wilfred Catholic Elementary School and St. Mary Catholic Secondary School Durham District School Board . no objection to the development proposal • students from this development will attend Claremont Public School and Uxbridge Secondary School Engineering Services • the applicant shall demonstrate that the roof and Department any portion of the proposed building will not overhang or encroach onto the adjacent property to the north • the applicant shall indicate the downspout discharge locations and show that drainage can be conveyed to the road without adversely affecting adjacent properties • two driveway entrances are not supported by staff as the proposed driveway on the north portion of the site is located too close to the existing driveway at 1703 Central Street, and the existing driveway on the property appears to provide sufficient space for four parking spaces (two cars in tandem) Fire Services Comments • no objection to the proposal 6. Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: exploring alternative site and building designs to eliminate the need for a second driveway entrance from Brock Road and protect a mature tree within the municipal boulevard evaluating building setbacks, particularly the north side yard width, to ensure that the proposed roof and overhangs do not encroach onto the abutting property to the north and that a sufficient setback is provided to accommodate building maintenance, grading, and drainage evaluating the appropriateness of the proposed building height and massing, and architectural design to ensure that the proposal will reinforce and complement the existing pattern of development within the immediate area Information Report No. 04-17 Page 5 • identifying the appropriate performance standards for a residential zone category � evaluating whether the subject property or existing building has any heritage value in accordance with the Ontario Heritage Act • ensuring that the property can accommodate a private septic system for two independent dwelling units • ensuring the additional information requested by the Region of Durham with respect to noise and private services is submitted, and any further comments generated from this information are addressed • 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 application after it has received and assessed comments from the circulated departments, agencies, and public. 7. Information Received 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: • Proposed Site Plan, prepared by Avtech Designs, dated May 2016 • Proposed Front and Rear Elevations, prepared by Avtech Designs, dated May 14, 2016 • Proposed Side Elevations, prepared by Avtech Designs, dated May 14, 2016 • Planning Rationale Report, prepared by Miller Planning Services, dated December 2016 • Site Screening Questionnaire, prepared by Robb Hudson, P. Eng., dated November 2, 2016 8. Procedurallnformation 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 owners of this property are Robert and Shannon Cross and are represented by Peter Barton of Avetch Designs. Information Report No. 04-17 Attachments 1. Location Map 2. Aerial Map 3. Submitted Plan 4. Submitted East and West Elevations � 5. Submitted North and South Elevations Prepared By: L Cod orrison Planr�er Nilesh Sc�rti, MCIP, RPP Manager, Development Review & Urban Design CM:NS:Ic Date of Report: April 19, 2017 Approved/Endorsed By: . �'�- Catherine Rose, MCIP, RPP Chief Planner Page 6 i: Attachment #� to � y` t� Information Report# .� . ; - � ,; � �- �tt��hment #� � - .#� � , \°._'� - �� �� ����' ��1� , •_v � . �� '�''. --- � p�-- � ,� ,� �: r� -� W �`' � � � ,� ',�,' - � �_�d �i►i.�•, � t . � (n -- � -' �-- M� � �~� �_�s, ��y ' h � � � � h, �. f � � ,s. �, � - .� ' �' , �r � _ � `' ��/,' �� � �� ���= s � � �� � irL � � � , _ "�h �`,� � 7� ^,- � ,� �f-�a !. tc' r o _ 7I ti. , ��' � �F " 1'i�4 �a ,� _�' �� �T T r ,� r , . � .i'' • , �� , ��' W � �� �� � �a.�� � i ', ,� �T - ,� � :i . , � � � - � '"� . . , �� '. . � - -- . �:� o i `' �F- . . ,' m ., `° .4 '�;j ,� �, r '�r - , y. �r � st„'.a � , _� `-- ' y - s-r, . .- � . � - � _�_ • -T '1.; � ►'' '� .•,� � � � .�:. *• '' 1 � f-. ! r .w -r� � .�. �.: , � +' �` HE TREE . 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Z � I • . �� �. �' �r ��,� � : � . . � .a_-�`'i�°' . . v �h�. �� ��'t J t � -- ;'i. . v +� � � 9 � � i � _ ` � � �� �� - �'� ' � ! �;i'�. � -- 1� .�'. - � � . �.'. 'C`. . � t . . _ � ` 'iiF�. , .. �S . � l�BI �"�. � � — � Attachment # 3 to ��formation �eM�r�� b - l� �,� w - - �I d21 �E 1.�� � � �v �1�J��d .�.�i_ �. -� _ I �-. __ .—_ .. ._— '� 4. f �I.'. r-'� ' _ Cfc��n. LFL. -, ib— {'S, � . r�3 ----�— -- � .�:�Y.�� � � � -' � � �� � � i„ ' � :1. i n , n PROPOSED ADDITION N � »-- ,t . . �� S � SIDEWALK +O 9� �oCaTe ex�sruaG Ts� oR a�eu�rt ranr �S.J4 ' rn H No.4989 1 STOREI I �RAM� J ��J� . �>��� _ _ _ pAD � BRD�K R __ - _ _ - O � D OF R�AD ' . � - -- 1ER LINE - '� ,_:c �N _f- `- `9cJ ����9. �_ r �_ Submitted Plan �`�2 °� FILE No: A 14/16 f'1CKERING APPLICANT: R. & S. Cross City Development PROPERTY DESCRIPTION: Part of Lot 3, Plan 12, Now Part 1 40R-5734 Department (4993 Brock Rd) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWINGAT THE CITY OF PICKERING DATE• April 4, ZO� 7 CITY DEVELOPMENT DEPARTMENT ' � � 2016 016 l016 !�iiachment #�_to inform�t�a�t���ort# �� �� i � �� East Elevation ■■■■ `` ■■�� ;�: � ' °' II ���III II� �I �= IIII II� Q�0 ��I �,: _ � � o► run ^�+lann�4.tit�oa - ��� ,�. �.u� — - ..�.a� „� � _ I'IiB1�6QOlW ROOR Submitted East and West Elevations �`�2 °� FILE No: A 14/16 PICKERING APPLICANT: R. & S. Cross City Development PROPERTY DESCRIPTION: Part of Lot 3, Plan 12, Now Part 1 40R-5734 Department (4993 Brock Rd) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING DATE: April 4, ZO17 CIN DEVELOPMENT DEPARTMENT. ����en�e��� �. _5 �� ;; Q��or�n��iat�,�eporfi# �y � � � i; Submitted North and South Elevations � °� FILE No: A 14/16 PICKERING qppLiCANT: R. & S. Cross City Development PROPERTY DESCRIPTION: Part of Lot 3, Plan 12, Now Part 1 40R-5734 � Department (4993 Brock Rd) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING DATE: April 4, ZO� 7 � CITY DEVELOPMENT DEPARTMENT.