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HomeMy WebLinkAboutInformation Report 07-0801 INFORMATION REPORT NO. 07-08 FOR PUBLIC INFORMATION MEETING OF March 3, 2008 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Draft Plan of Subdivision Application SP -2008-02 Zoning Amendment Application A 02/08 W. & N. Trapper and B. Trapper 491 Rosebank Road & 546 Gillmoss Road (Part of Block K, L, and M Right -of -Way, Plan 418) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the subject properties are located east of Rosebank Road, west of the Canadian National Railway right-of-way and south and east of Cowan Circle (see Location Map, Attachment #1); - the subject properties are currently zoned 'R3' — Third Density Residential Zone, which allows for a minimum lot frontage of 18.0 metres; - the subject properties consist of a combined total lot area of approximately 2.7 hectares; - the subject properties each currently support one detached dwelling, as well as a number of accessory buildings on both lots. 2.0 APPLICANT'S PROPOSAL - the applicant is proposing to amend the existing 'R3' zoning to allow for the creation of 40 detached dwellings on lots with frontages ranging from 11.0 to 13.0 metres; - the applicant is proposing to complete the road connection of Cowan Circle and create a cul-de-sac extending south from the proposed road connection (see Applicant's Submitted Plan, Attachment #2); - the proposal includes the demolition of the dwelling at 546 Gillmoss Road, and the retention of the existing dwelling at 491 Rosebank Road; Information Report No. 07-08 Page 2 02 - the following chart outlines the development statistics for the proposed Draft Plan of Subdivision; 3.0 3.1 3.2 Total Area (excluding the retained lot at 491 Rosebank Road) Proposed 20 metre Road Allowance Proposed 18 metre Road Allowance Proposed 11 metre Detached Lots (Lots 31 — 40) Proposed 12 metre Detached Lots (Lots 1 — 3, 6 — 17, 27 — 29) Proposed 13 metre Detached Lots (Lots 4, 5, 18 — 26) Proposed Future Development Blocks (with adjacent lands) Net Residential Density (dwellings per net hectare) OFFICIAL PLAN AND ZONING Durham Regional Official Plan 2.687 ha 0.250 ha 0.200 ha 0.509 ha 1.009 ha 0.658 ha 0.061 ha 18.38 - the Regional Plan designates the subject properties Urban Areas — Living Areas, which shall be used predominantly for housing purposes; - the proposal appears to comply with the intent of the Durham Regional Official Plan; Pickering Official Plan - the City of Pickering Official Plan designates the subject property Urban Residential — Low Density Area within the Rosebank Neighbourhood; - these areas are intended primarily for residential purposes having a net residential density up to and including 30 dwellings per net hectare (the applicant is proposing a net residential density of approximately 18 dwellings per net hectare); - areas east of Rosebank Road and west of the CN Rail Line, permit a maximum of approximately 50 percent of the lots proposed for residential development to be used for semi-detached dwellings and require the remaining lots proposed to be used for detached dwellings (the applicant is proposing detached lots — see Attachment #3); - the City of Pickering identifies Rosebank Road as a Collector Road which generally provides access to individual properties, local roads, other collector roads and to Type C arterial roads; carrying greater volumes of traffic than local roads, including automobiles, pedestrians, bicycles and transit; and generally have a right-of-way width ranging from 20 to 22 metres; - the City of Pickering identifies both Cowan Circle and Gillmoss Road as Local Roads which generally provide access to individual properties, other local roads and collector roads, which carry local traffic and generally have a right-of-way of up to 20.0 metres; - the subject application will be further reviewed to determine if it complies with the intent of the City's Official Plan; Information Report No. 07-08 3.3 3.4 Oul 4.1 Compendium Document to the Official Plan Page 3 03 - the subject properties are situated within Design Precinct No. 3 of the Rosebank Neighbourhood Development Guidelines; - the Rosebank Neighbourhood Development Guidelines limit development in this area of the neighbourhood to detached and semi-detached dwellings; - new lots created within this precinct for detached dwellings shall have the same minimum lot dimensions as new lots in Precinct No. 2 (which are minimum lot frontages of approximately 15.0 metres and minimum lot depths ranging between approximately 30.0 metres and 36.0 metres) (see Attachment #4); - the applicant is proposing detached lots ranging from 11.0 to 13.0 metres, which does not appear to comply with the provisions set out under the Rosebank Neighbourhood Development Guidelines; Zoning By-law 2511 - the subject properties are currently zoned `R3' — Third Density Residential Zone, which requires a minimum lot frontage of 18.0 metres and a minimum lot area of 550 square metres; - the applicant requests to amend the existing zoning to permit detached lots with frontages ranging from 11.0 to 13.0 metres which appears to be similar to the existing character of Cowan Circle; - an amendment to the zoning by-law is required to allow for the lots on the subject properties to be properly subdivided in order to meet the lot area and lot frontage requirements as proposed by the applicant. RESULTS OF CIRCULATION Resident Comments - none received to date; 4.2 Agency Comments Toronto and Region - comments are deferred until staff has Conservation Authority reviewed the following information: - a Storm Water Management Report; - an Environmental Impact Statement; - a Water Balance Analysis; - (see Attachment #5); The Durham District School - no objections (see Attachment #6); Board Durham Catholic District - no objections (unofficial comments — see School Board Attachment #7); Information Report No. 07-08 Page 4 Veridian Connections - no objections; Bell - no objections, however in the event this application is approved, Bell requests a number of conditions to be included as part of the Registered Plan of Subdivision; Enbridge Gas Distribution Inc. Hydro One Canada Post 4.3 Staff Comments - no objections; - no objections; - no objections; - in reviewing the application to date, the following matters have been identified by staff for further review and consideration: - to ensure that the proposed development complies with the policies and development guidelines outlined in the City of Pickering Official Plan and Compendium Document respectfully, specifically with emphasis on lot frontage; - impact of the proposed lotting on future development opportunities south of the existing properties; - to ensure that the proposed lots have a proper separation from the existing CN Railway right-of-way; - to ensure that the dwelling at 491 Rosebank Road is not land -locked and/or has sufficient lot frontage and yard setbacks (see Attachment #2); - determine if 491 Rosebank Road will require an amendment to the existing zoning; - review the impact of development on the dwelling at 544 Gillmoss Road; - to ensure that the proposed extension of Cowan Circle satisfies the City's Municipal Property & Engineering Division standards relating to items such as but not limited to road design and grading; - a tree preservation plan is required; - to review the applications in terms of their level of sustainable development components; - this application will be reviewed in conjunction with Draft Plan of Subdivision SP -2007-01 and Zoning By-law Amendment application A 13/07 with respect to the proposed development west of Rosebank Road in the vicinity of Milton Road; - as a result of comments made at the February 4, 2008 Public Information Meeting for the Milton Road application, a Traffic Impact Study will be required to address both the Milton Road application and this application. Information Report No. 07-08 Page 5 05 - the Planning & Development Department will conclude its position on the applications after it has received and assessed comments from the circulated departments, agencies and public, and comments received from the February 20, 2008 resident meeting. 5.0 PROCEDURAL INFORMATION - 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 Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or 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; - if a person or public body that files an appeal of a decision of the Regional Municipality of Durham in respect of the proposed plan of subdivision does not make oral submission at the public meeting, or make written submissions to the Regional Municipality of Durham before the proposed plan of subdivision is approved or refused, the Ontario Municipal Board may dismiss the appeal. 6.0 OTHER INFORMATION 6.1 Appendix No. 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 - full scale copies of the Applicant's submitted plan are available for viewing at the offices of the City of Pickering Planning & Development Department: - Phase 1 Environmental Site Assessment; - Soils Investigation Report; - Stages 1, 2 & 3 Archaeological Study; - Feasibility Study for Municipal Servicing; - Tree Inventory Plan; Information Report No. 07-08 Page 6 ni 6.3 Company Principal - the owners of the subject property at 491 Rosebank Road are William and Nadene Trapper whereas the owner of the subject property at 546 Gillmoss Road is Babette Trapper; - the applicant is Vijay Gupta c/o Land Pro Engineering. snort ' 4Q Ashley Yea o d tanner I AY:ld Attachments Copy: Director, Planning & Development 4 Jfl. Lynda Taylor Manager, Development Review 07 APPENDIX NO. I TO INFORMATION REPORT NO. 07-08 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) Toronto and Region Conservation Authority (2) The Durham District School Board (3) Durham Catholic District School Board (4) Veridian Connections (5) Bell (6) Enbridge Gas Distribution Inc. (7) Hydro One (8) Canada Post COMMENTING CITY DEPARTMENTS (1) none received to date ATiAOHMENT#-LTO INFORMAMONREFOR`S# 67"x? 1i 1 a SCHOOL ®. .... �••� .. �.❖.❖.❖.❖.❖.•. `ii:�i�i�i�i�i�i�i�i�i�i�:�i�is' DOWN[ ATTACF 1Eff-,g,-,Q--TO INTOf'CMATION PE K;RT0 D -7-0? INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN W. & B. TRAPPER SP -2008-02 & A 002/08 YOOREVNOS CRESCENT COWAN CIRCLE 28 27 26 / 1.0 11.0 11.011.0 1.0 11-1.13 1).0 11.0 11..0 11. )).( C, Aa.n 40 39 38 37 36 35 34 33 32 3 ue�e C1 9> m�' A A A A� Am Al A A A 491 ROSEBAN ROAD 0 a 0 w J U HOUSTON N 6 1 2 N 3 4 5 n N 7 O Ba Bo B C C� P1 8 544 GILLMOSS ROAD 0 291 28 27 26 Bn B� B� C, Aa.n m C 25 ^. 40.13 C1 9> CP C 23 C v 2 —S— z2 N 10 B 46.65 11 B 12 B 13 6 i B 14 8 15 B C 21 C20 � 19\C A= 11 metre 09 B B B ` 546 GILLMOSS ROAD B= 12 metre `,�'A C= 13 metre MIL S"E COPIES OF INE APPL/CAPES SUB./?EO PUN ARE AYAIUBIE FOR NEW/NC AI Mf CITY OF PICKERING PIMPING & 00,ROPMEN/ XFMOMENI. MIS AVP WAS PROOUCEO BY PIE C/)Y OF P2NERING PUNNING & OEYfCOPMENF OEPARI.ENr. INFORWC/ & SUPPORT SERNCES ./dNNd.GV 11 10M.. ATTACHMENTO 3 To IMFORrvt IONo EPGRt # 07-08 10 NEIGHBOURHOOD 1: ROSEBANK Description • Is bounded by the Rouge River, Highway 401, Petticoat Creek, and Lake Ontario • Includes a portion of the Rouge Park, and most of the Petticoat Creek Conservation Area within its boundaries Neighbourhood Iroquois village existed near the mouth of the Rouge River Population Projection Initial housing development occurred between 1900 and 1940; more recent subdivision activity began in the 191 Os :.. ................................... _........ ............. ,....... _._............. ,. • Consists of primarily detached dwellings on large lots; also 1996 Population j 2;400 includes an elementary school, neighbourhood park and Projected Growth 1,000; seniors' apartments (on Rodd Avenue); does not contain j Percent Increase 416 . € any neighbourhood shopping facilities 2016 Po n/anon ?' `3,400 i Has environmentally sensitive areas associated with the ........................ .....---......_. Rouge River, Petticoat Creek and the Lake Ontario Waterfront • Is traversed from south-west to north-east by the C.N. rail line (along which GO Rail Transit service runs) • Has two Detailed Review Areas within its boundary: (i) residential lands north and west of the C.N. tail line; and (ii) lands in the Rodd Avenue - Bella Vista Drive area • City Council has adopted development guidelines as follows: * The "Rosebank Neighbourhood Development Guidelines" (for lands north and west of the C.N. tall line) CITY POLICY 11.3 City Council shall, Rosebank Neighbourhood Policies (a) in the established residential areas along Bella Vista Drive, Dyson Road, Pine Ridge Road, Rodd Avenue, Rosebank Road, Rougemount Drive, Toynevale Road and Woodgrange Avenue, encourage and where possible require new development to be compatible with the character of existing development; (b) restrict lands west of Rosebank Road and lands along Rodd Avenue to the development and infilling of single detached dwellings, and despite Table 10 of Chapter Three, establish a maximum residential density for these lands of 17 units per net hectare; PICKERING OFFICIAL PLAN EDITION 4: Chapter Eleven — Urban Neighbourhoods 140 ATTAUNIENT TO INFURMATIC9P5I°ecl- 8719, MAP 11 1 1 NEIGHBOURHOOD 1: ROSEBANK ROUGE 4'�' {Rii@L`" c U"T I, i PARK CL DYE F + P ARft `a`Gt`WP Y 9 5 cOvuvo ¢ • H ° ¢ siovmvmc[ r unJj � DUENNN ROUGE 1 ° p K ROE K .. a A. UG L f QIK 3 C (jam y 5 9 Gl 1 1 ': 1. f. t b Y.. �� R°Y ❑ CR.°XCWO°�C ' ROUGE PARKi -. ^''� / F'F' AREA -N' y}1t I� PE?/COAT CREEK �'j bbd v CONSERVATION AREA 1�l T Ro°o • N � .isrA LAKE ONTAR/0/{�\ I N CITY OF PICKERING PUNNING K DEVELOPMENT DEPARTMENT DECEMBER. 3005 QcF w MD MUST as°i READ IN COONMUNCTION BUM THE NOTE: LAND USE DESIGNATIONS OwcO SCNEOU� .NO me Till. APPEAR ON SCHEDULE 1 LEGEND SYMBOLS NEIGHBOURHOOD NEW ROAD CONNECTIONS (PROPOSED) BOUNDARY PARK PUBLIC ELEMENTARY 1 DETAILED REVIEW AREA SCHOOL O PROPOSED PARK LANDS FOR WHICH COUNCIL HAS ADOPTED DEVELOPMENT GUIDELINES pp riI SEPARATE ELEMENTARY - PLACE (REFER TO COMPENDIUM DOCUMENT) IIJJ SCHOOL OF WORSHIP © COMMUNITY CENTRE ❑F FIREHALL © Sy SENIOR CENTRE LIBRARY CITY OF PICKERING PUNNING K DEVELOPMENT DEPARTMENT DECEMBER. 3005 QcF w MD MUST as°i READ IN COONMUNCTION BUM THE NOTE: LAND USE DESIGNATIONS OwcO SCNEOU� .NO me Till. APPEAR ON SCHEDULE 1 ATi'AC;]n,PE 3 TO 7 8 IRirmu AxION 31 EF�f:'RTj 12 CITY POLICY (c) despite 11.3(a), permit the convalescent home kosehank Neighbourhood on the north side of Rodd Avenue; Policies(contd) (d) for developments east of Rosebank Road and west of the C.N. rail line, permit a maximum of approximately 50% of the lots proposed for residential development to be used for semi-detached dwellings and require the remaining lots proposed to be used for single detached dwellings; (e) establish another neighbourhood park in an appropriate location to serve development generally west of Rosebank Road; (E) prohibit vehicular access from the neighbourhood to the Petticoat Creek Conservation Area, and discourage vehicular parking within the neighbouthood for users of the Petticoat Creek Conservation Area; (g) encourage the use and operation of the Lake Ontario Waterfront Trail in a manner sensitive to the interests of the neighbouring residents, and provide local trail connections with the Waterfront Trail in appropriate locations; (h) encourage the conservation authority and other interest groups to enhance the vegetative linkages between Petticoat Creek Conservation Area and the Rouge Park; and (i) require new development to have regard for the Rouge Park Management Plan. PICKERING OFFICIAL PLAN EDITION 4: Chapter Eleven -- Urban Neighbourhoods 142 ATTACHTME- di `?� TO Cal 00 1 3 I� Rosebank Neighbourhood Section Al Rosebank Neighbourhood DESIGN PRECINCT No. 1 LEGEND DESIGN PRECINCT No.'2 DESIGN PRECINCT No. 3 ATTA'a." iti EST"" . T® O ICSFO+vt lF i ION REK''i3 14 Rosebank Neighbourhood Development Guidelines The following Rosebank Neighbourhood Development Guidelines were adopted by Pickering Council on January 22, 1996, and amended four times: No. i on February 4, 1985; No. 2 on October 15, 1991; No. 3 on April 1, 1992, and No. 4 on October 20, 1992. Section A1.1 As indicated on the map, the Neighbourhood comprises three design precincts. The following provides detailed guidelines for each of these precincts. A1.1.1 Design Precinct No. I Within Precinct No. 1, residential development shall be limited to the provision of single detached dwellings only. All new lots created in this precinct shall have minimum lot frontages of approximately 15 metres and minimum lot depths ranging between approximately 33 metres and 60 metres, unless the character of the area is such that a smaller lot frontage or. smallerlot depth is desirable. A1.1.2 Design Precinct No. 2 Within Precinct No. 2, residential development shall be limited to the provision of single detached dwellings only. All new lots created in this precinct shall have minimum lot frontages of approximately 15 metres and minimum lot depths ranging between approximately 30 metres and 36 metres. A1.1.3 Design Precinct No. 3 Within Precinct No. 3, residential development shall be limited to the provisions of single detached and semi-detached dwellings. All new lots created in this precinct for semi-detached dwellings shall have minimum lot frontages of approximately 10.5 metres and minimum lot depths of approximately 30 metres. New lots for single detached dwellings shall have the same minimum lot dimensions as new lots in Precinct No. 2. ATTx"i- ";? Ete!T?fi-5—94 INFO"tiLPl�,Tlt`1{�9�.=i'.ns'�r9tr ��� MRONTO AND REGIONT onserva t►on for The Living City February 4, 2008 BY FAX AND MAIL Ashley Yearwood Planner I City of Pickering One the Esplanade Pickering, ON L1V 6K7 Dear Mr. Yearwood: 2000 '.: i F_LOPMENT � � `jx tf F rw1ENT CITY 01V PICKERING PLANNING A DEVELOPMENT DEPARTMENT RE: Preliminary Comments Draft Plan of Subdivision SP -2008-02 Zoning By-law Amendment A02108 W & N Trapper and B. Trapper Part of Block K, L and M, Right of Way, Plan 418 Toronto and Region Conservation Authority (TRCA) staff is in receipt of an application for a proposed subdivision. We offer the following comments: Background 15 CFN The subject property is located at Rosebank Road and Gillmoss Road, south of Kingston Road, in the City of Pickering. The applicant is seeking permission to build a 40 unit low density subdivision. The subject property is not located within an Ontario Regulation 166106 Regulated Area. However, this property is located within an area defined as natural cover in TRCA's Terrestrial Natural Heritage System. Terrestrial Natural Heritage System Strategy TRCA has identified the need to improve both the quality and quantity of terrestrial habitat. TRCA's Terrestrial Natural Heritage System Strategy sets measurable targets for attaining a healthier natural system by creating an expanded and targeted land base. It includes strategic direction for stewardship and securement of the land base, a land policy framework to help achieve the target system, and other implementation mechanisms. An Environmental Impact Statement (EIS) will be required in order to satisfy TRCA of the impacts to the immediate and surrounding area with respect to woodlot form and function and possible improvements to the proposed affected area. Stormwater Management The applicant has not provided any discussion of how the site will tie into existing or proposed servicing, or how the design will meet SWM quality or quantity requirements. We request that the applicant provide a detailed Stormwater Management report that meets the requirements of the Ministry of the Environment's Stormwater Management Planning and Design Manual, 2003. I'\home\public\deveIQRMOntservices\durhamr�a4dR�dffk@ n�Eiesrfid�fltl�(i R9 rfrdoc 16 Mr. Yearwood Water Balance ATTACKH,,":^J,1f., DO February 4, 2008 At a minimum, the first 5 mm of every rainfall event should be detained on-site and either infiltrated or reused. This water can either be infiltrated or stored in cisterns and reused for irrigation. Design appropriate measures provide supporting calculations and show them on the site servicing plan. For additional details regarding TRCA's water balance requirements, the applicant is invited to contact Tom Dole, Water Resource Analyst, at extension 5659. Recommendations In light of the above, TRCA staff defers comments of the draft�plan of subdivision application until such time that staff has reviewed the following information: A Storm Water Management report 2. An Environmental Impact Statement 3. A Water Balance Analysis We trust that this is of assistance. Please contact me should you have any further questions. bhans Snon McNeill BA, BURPI Planner I Planning and Development Extension 5744 Cc: Vijay Gupta, Land -Pro Engineering (Fax 905-625-1985) Steve Heuchert, TRCA fAhome\publiddevelopment servicesldurham region\pickering\rosebank•gillmoss t,doo