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HomeMy WebLinkAboutInformation Report 14-19 _C4 4 Information Report to PlCKERINGPlanning & Development Committee Report Number: 14-19 Date: September 9, 2019 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 07/19 Draft Plan of Subdivision Application SP-2019-02 Oak Hill Developments Ltd. and White-Pine General Contractors Ltd. Lot 60 and 61, Plan 418 (467 and 471 Rosebank Road) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for a Zoning By-law Amendment and a Draft Plan of Subdivision, submitted by Oak Hill Developments Ltd. and White-Pine General Contractors Ltd., to facilitate an infill 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. The 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 comprise two properties located at the southeast corner of Rosebank Road and Gillmoss Road within the Rosebank Neighbourhood (see Location Map, Attachment #1). The subject lands have a combined area of approximately 0.49 of a hectare with approximately 45.0 metres of frontage along Rosebank Road and approximately 79.0 metres of frontage along the westerly section of Gillmoss Road. Each property supports a detached dwelling and associated accessory structures, which are proposed to be demolished. Surrounding the subject lands to the north, south, east and west is an established low density residential neighbourhood consisting of detached dwellings. Further east is the Canadian National Railway (CNR) corridor and Petticoat Creek Conservation Area (see Air Photo Map, Attachment #2). 3. Applicant's Proposal The applicant has submitted applications for Zoning By-law Amendment and Draft Plan of Subdivision to facilitate a residential subdivision consisting of 11 lots for detached dwellings and a new public road (see Submitted Conceptual Plan, Attachment #3). Information Report No. 14-19 Page 2 Three lots are proposed to front onto the east side of Rosebank Road and will have a minimum lot frontage of approximately 15.2 metres and lot depths of approximately 29.5 metres. The remaining 8 lots will front onto a proposed public road and will have lot frontages ranging between 11.0 metres and 12.8 metres, and lot depths ranging between 27.0 and 36.6 metres. The new public road is proposed to extend south from Gillmoss Road and terminate in a turning circle. In order to provide access for the new public road, the paved portion of Gillmoss Road will be extended easterly by approximately 39.0 metres (see Submitted Draft Plan of Subdivision, Attachment #4). The arborist report has identified a total of 56 trees on the subject lands and 14 trees within the municipal boulevard adjacent to the properties. The applicant is proposing to remove all of the trees, including the trees within the boulevard, as a result of the proposal. The applicant has indicated they intend to pay cash-in-lieu as compensation for the loss of the tree canopy. 4. Policy Framework 4.1 Durham Regional Official Plan The Region of Durham Official Plan (ROP) designates the subject lands as "Living Areas". The "Living Areas" designation shall be used predominately for housing purposes. The Plan also states that lands within the Living Area designation shall be developed in compact urban form through higher densities and by intensifying and redeveloping existing areas. The proposal conforms to the policies and provisions the ROP. 4.2 Pickering Official Plan and Rosebank Neighbourhood Policies The subjects lands are within the Rosebank Neighbourhood and are designated "Urban Residential Areas — Low Density Areas" within the Pickering Official Plan, 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 28 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. The Official Plan also states that where new development is proposed within an existing neighbourhood or established area, City Council shall encourage building design that reinforces and complements existing built patterns such as form, massing, height proportion, position relative to the street, and building area to site ratio. The policies for the Rosebank Neighbourhood state that City Council shall encourage and where possible require new development to be compatible with the character of existing development in established residential areas along Rosebank Road. In addition, the Rosebank Neighbourhood Map identifies the northerly extension of Dunn Crescent traversing north-south through the subject lands and intersecting with Gillmoss Road (see Rosebank Neighbourhood Map, Attachment#5). Information Report No. 14-19 Page 3 The applicant's proposal will be assessed against the policies and provisions of the Official Plan and the Rosebank Neighbourhood Policies during the further processing of the applications. 4.3 Rosebank Neighbourhood Development Guidelines The Rosebank Neighbourhood Development Guidelines identify three distinct Design Precincts, each having their own separate guideline requirements. 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 Infill and Replacement Housing in Established Neighbourhoods Study The City has retained SGL Planning and Design Inc. (SGL) to undertake the Infill and Replacement Housing in Established Neighbourhoods Study (the Study), which looks at how to guide the future evolution of the City's established neighbourhoods by recommending an appropriate scale of infill and replacement housing, and how the City can ensure that neighbourhood character is properly considered through the development and building approval processes. The Rosebank Neighbourhood is one of nine "Focus Neighbourhoods" that are the subject of the Study. The subject site is within an area identified within the Study as an "Area of Observed Change", indicating that there has been a significant amount of change observed in the form of new construction related to either infill and/or replacement housing within this area. The Study will be examining these "Areas of Observed Change" and exploring how to sensitively manage future development so that it is appropriately sympathetic to the existing neighbourhood character. The Study is currently in Phase 2 of a three phase project. 4.5 Zoning By-law 2511 The subject lands 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 550.0 square metres. The properties immediately north of the subject lands, fronting Rosebank Road are currently zoned "S", which permits detached dwellings with lot frontages of 15.0 metres. Lands to the east are zoned "S4-9" and "S4-19", which permit detached dwellings with a minimum lot frontage of 11.0 metres and 10.5 metres, respectively (see Zoning Map, Attachment #6 and Zoning Provisions Comparison Chart, Attachment #7). Information Report No. 14-19 Page 4 The applicant is requesting to rezone the subject lands to allow for site-specific performance standards that are similar to the above-noted zone categories, in order to facilitate the proposal. 5. Comments Received 5.1 Resident Comments Comments were received from an adjacent property owner, immediately to the east, indicating that they do not support the proposed development. They expressed that the proposed 11 lots for detached dwellings represents an overdevelopment of the subject lands. In addition, they stated that the proposed lot sizes would result in dwellings that would not be compatible with the existing dwellings and the established character of the neighbourhood. Another area resident provided comments indicating that the easterly extension of Gillmoss Road should be completed as a part of this development in order to provide better vehicular connection to Rosebank Road from Cowan Circle and the easterly portion of Gillmoss Road. 5.2 Agency Comments Region of Durham • no comments received at the time of writing this report Metrolinx . no comments received at the time of writing this report Durham District . approximately 5 elementary school pupils could be generated School Board through the proposed development • pupils generated through this development will attend existing school facilities Durham Catholic • no objections to the proposed development School Board • students from this development will attend Father Fenelon Catholic Elementary School and St. Mary's Secondary Catholic School 6. City Department Comments 6.1 Engineering Services Department At the time of writing, no comments have been received. 6.2. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and other identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant prior to a final recommendation report to Planning & Development Committee: • ensuring conformity with the City's Official Plan and the Rosebank Neighbourhood policies, and the Neighbourhood Development Guidelines Information Report No. 14-19 Page 5 • ensuring the proposal has regard for the ongoing Infill and Replacement Housing in Established Neighbourhoods Study • ensuring appropriate zoning performance standards are implemented to facilitate dwelling designs that are in keeping with the character of the surrounding residential community • ensuring the proposed development does not preclude the future redevelopment of the lands immediately to the south • analyzing whether the proposed new public road can be extended further south to connect with Dunn Crescent • ensuring that appropriate compensation (financial and/or replacement planting) is provided for the removal of the existing trees 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 viewing on the City's website at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: • Draft Plan of Subdivision, prepared by GHD Inc., dated February 2019 • Planning Rationale, prepared by GHD Inc., dated April 2019 • Sustainable Development Brief, prepared by GHD Inc., dated February 2019 • Stage 1 & Stage 2 Archaeological Assessment, prepared by The Archaeologists Inc., dated March 29, 2019 • Noise Impact Study, prepared by GHD Inc., dated April 25, 2019 • Site Screening Questionnaire for 467 Rosebank Road, prepared by V.A. Wood Associates Limited, dated March 18, 2019 • Site Screening Questionnaire for 471 Rosebank Road, prepared by V.A. Wood Associates Limited, dated March 18, 2019 • Geotechnical Report, prepared by V.A. Wood Associates Limited, dated April 2019 • Functional Servicing and Stormwater Management Report, prepared by GHD Inc., dated April 2019 • Tree Inventory & Preservation Plan, prepared by Cosburn Nauboris Limited, dated April 18, 2019 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 prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council Information Report No. 14-19 Page 6 • 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 owner of this property Oak Hill Developments Ltd. and White-Pine General Contractors Ltd. and is represented by GHD Inc. Attachments 1. Location Map 2. Air Photo Map 3. Submitted Conceptual Plan 4. Submitted Draft Plan of Subdivision 5. Rosebank Neighbourhood Map 6. Zoning Map 7. Zoning Provisions Comparison Chart Prepared By: Approved/Endorsed By: Cody,Mo n Catherine Rose, MCIP, RPP Planner II Chief Planner Nilesh�Surti, MCIP, RPP Manager, Development Review & Urban Design CM:NS:Id Date of Report: August 20, 2019 Attachment #1 to Information Report #14-19 N 3 \ U o Crescent a� U C N U O Foster Court n U � C O c o `o co; O O O U 73; a c Staghorn Road Cowan Circle r o Y Subject 00 Lands F GUmo ss Roa V) N 0 Q' Rougemount Drive 0 U co U` c� Nomad Road o a Roseban South Park t N ui�u►� Rodd Avenue_ Location Map 04File: SP-2019-02 and A 07/19 PICKERING Applicant:oak Hill Developments Ltd. and White-Pine General Contractors Ltd. City Development Property Description:Lot 60 and 61, Plan 418 Department 467 and 471 Rosebank Road Date: Aug. 20, 2019 @The erperat�ene-Chye -edngProd—d onpart),—rI--rem:@ eenaPdnter. mane —try.N-ralR—rcea. SCALE: 1:5,000 rig h[s reserved.;©Her Majesty the Queen in Righ[of Canada.QepaRmen[of Natural Resources.All hghts reserved.; Teranet Enterprises Inc.and Its s,ppllere all rights reserved.;@ Municipal Property Assessment Corporation and Its suppliers all righ.reserved.: THIS IS NW A PLAN QF SURVEY. Attachment #2 to Information Report #14-19 Mountain Ash Dries ��E' .� '�� Dahlia^ A Leis Crescent Anthony R'm' Orr-, 'iczZt `Maitland Drive 's Foster �- fiCourt' o a�ca . Q�J ® Houston�a o��' ©� ,�®®�� Court` Staghorn RoadCowan Circle �.�•q®.��: ubject spa Lands why . a Road Rougemount V- �® Nomad Road-4c. 'a a it � Rodd Anue Air Photo Ma 4File: SP-2019-02 and A 07/19 PICKERING Applicant:Oak Hill Developments Ltd. and White-Pine General Contractors Ltd. City Development Property Description:Lot 60 and 61, Plan 418 Department 467 and 471 Rosebank Road Date: Aug. 20, 2019 erperade� """'Y-­'­'g �'ee part er ee�ae rem �ee�a ��ter, �ta'e �"'. at�ra ese�rees. SCALE: 1:5,000 A II rlghts reserved.;0 Har Majesty the Queen Ih Right of Canada,Department of Natural Resources.All rlghts reserved.; O Teranet Enterprises Inc.and Its suppliers a1I rlghts reserved.;@ Municipal Property Assessment Oorporatloh and Its suppliers all rlghts reserved.; THIS IS NOT A PLAN OF SURVEY. L\PLANNING\01-MapFlles\SP\2019\SP-2019-02&AOOT19 Oak HIII\SP-2019-02_AO719_A,,Photo.mxd Attachment #3 to Information Report #14-19 Gillmoss Rd ----- ------- ---------- - \ % EXISTING R.O.W. EASEMENT T---- ------_�. 173 07 sa O v Cn _ .o CD s�y� 0— 30.5 P I-XICTti:-. _—F=..PL1dJ1 o� 00 o 3 c� \ O F� Z72 Fn MFye O D 30.5 5 10 0 � 3 . o 4 0 - - — \ G Submitted Conceptual Plan o� File No: SP-2019-02 and A 07/19 PICKERING Applicant: Oak Hill Developments Ltd. and White-Pine General Contractors Ltd. Property Description: Lot 60 and 61, Plan 418 City Development (467 and 471 Rosebank Road) Department FULL SCALE COPIES OF THIS PLAN AREAVAILABLE FOR VIEWING ATTHE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE:August 2O,2019 L APlann i ng\01-Map F i les\S P\2019 Attachment #4 to Information Report #14-19 I Gillmoss Rd I - N�Y•453o^e(reeasy vs.ca(Meas) I EXISTING R.b.W. EASEMENT. 7.3 I m 15.0 \ \ N eOT �� N v 1 ,.. � ___ -----2 .0 \� 28,6\ /r� ; q2�.5 - - I 1(PART 2 BART 3 PART 4 �V v�, V A \ E ISTING RESIDENTI M42'47'70E(Alevs 107 J0(Neos}, — — I 2 CL 61 26-4 t \ \ H � PART 8 PARI 7 PAR 8 PART 5 4 � � \, 0 11 \ 35.2 \ - m7zas`rot-(nnvs ( 1 m _.}vas,,;. EXI POSSIQTUR EVEfOP ENT \\ Submitted Draft Plan of Subdivision o� File No: SP-2019-02 and A 07/19 PICKERING Applicant: Oak Hill Developments Ltd. and White-Pine General Contractors Ltd. Property Description: Lot 60 and 61, Plan 418 City Development (467 and 471 Rosebank Road) Department FULLSCALE COPIES OFTHIS PLAN ARE AVAILABLE FORVIEWINGATTHE CITYOF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE:August 2O,2019 L:\Planning\01-MapFiles\SP\2019 Attachment #5 to Information Report #14-19 LJ L9< OSTREEOLYN T LIN N Z A / ROUGE <F C RT D 0L] 2 C') w } DRIVE W -O / - m PARK A ,� DC L F DRIVE [c\ m 00 K ROUGE /22 VALLE GAT ROOKRI O HILL COURT AO1 Q. GC,d. 'P A a �IJP� FOC Z -GATE �G F titin `� W 5 27 KINGSTO �O / nZ Z - l AGNS ZJ0 EVEL Z Z Q AVEN N,TE O ORP C'yJ COUR/ HAM PTO COURT O OKLAHOM ' Z K ABINGD NI �OU FRO.. :`.:•� 9 TO�e / Q 07 COURL - X STONEBRIDGE O YfJ ALE -ROAD $ O . : / O LAYTONQ W LAN .., :.. -.K Q -.:' O DOWNLAN Q. �W...'E. d,,. :': '• J ROUGEo. �.:.', P ARI.' .:_'W. ..'AGO.., C W i :. �CF>UR CALLAHA '� ROUGE ay�: . .:::., M u. . Y o K V� ` Z...i' Z' Z / STREET UI w CARMELLO n O :M TLA d.':,g:,.;'U;. ':U.FDST w U COURT A W CO ; PE I It BRIAN VICRTOMNE yl U.. Q 'MOUS O C . ` ..;.COURT CR. D.. �::� : W . .• � :fir ... ,•.# .'.:. •'..:'..' ;. `..,.• '.. C� BROADGRE �.. ,. •jl: ....;1. 'CIRCLE. ' ; ROUGE PARK GC .I T GILLM,pSS / L+ AREA o ,i�;.'.`. ,: .., 1 ROAp r @ GAIJ / ....�� .o Subject PETTICOAT CREEK �4 C: k oxi Lands CONSERVATION AR,0# i ♦ + RODD AVE.NuF O �♦ ` VISTA LAKE ONTARIO 07\ NEW ROAD CONNECTIONS (PROPOSED) Rosebank Neighbourhood Map File No: SP-2019-02 and A 07/19 PICKER1 NG Applicant: Oak Hill Developments Ltd. and White-Pine General Contractors Ltd. City Development Property Description: Lot 60 and 61, Plan 418 Department (467 and 471 Rosebank Road) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING DATE:August 20,2019 CITY DEVELOPMENT DEPARTMENT. g L:\Planning\01-MapFiles\SP\2019 • - I I I _ ■■■■�. ...■. ►�i�i�i�i�i�i�i�i�i�i�i�i�i�i�i�i�i�i�i�i�i�� • • Subject Lands • Zoning . . File: SP-2019-02 and A 07/19 Applicant: Oak Hill Developments Ltd. and White-Pine General Contractors Ltd. Property Desc • • • •1 and 61, -lan 418 (467 and 471 -• -•. -•.• The above map is a digital extraction of-•. the official �. - • 1 1 • ••• Zoning Provisions Comparison Chart Attachment #7 to Information Report #14-19 Provision Proposed Existing "R3" Existing "R4" Existing "S4-14" Existing "S" Existing "S4-9" Zoning Zone Standards Zone Standards Zone Standards Zone Standards Zone Standard Standards A 07/19 Permitted Uses Detached Detached Detached Detached Dwelling Detached Detached dwelling Dwelling Dwellings Dwelling Dwelling Lot Area (min) 290 square 550 square 460 square 300 square metres 450 square 325 square metres metres metres metres metres Lot Frontage 11.0 metres 18.0 metres 15.0 metres 10.5 metres 15.0 metres 11.0 metres (min) Front yard (min) 4.0 metres 7.5 metres 7.5 metres 6.0 metres 6.0 metres or 7.6 6.0 metres metres if the lot fronts Rosebank Road Interior Side 1.2 metres on 1.8 metres, other 1.5 metres, other 1.2 metres one side 1.5 metres 1.2 metres on Yard (min) one side & 0.6 of side 3.0 metres side 2.4 metres & 0.6 of a metre on one side & 0.6 a metre on the or 1.8 metres on or 1.5 metres on the other side of a metre on other side both sides with both sides with the other side attached garage attached garage Flankage Yard 3.0 metres 4.5 metres 4.5 metres 2.7 metres 4.0 metres 2.7 metres (min) Rear Yard (min) 7 metres 7.5 metres 7.5 metres 7.0 metres, or 10.0 7.5 metres 7.0 metres, or metres if lot depth 10.0 metres if exceed 40 metres lot depth exceed 40 metres Lot Coverage 45 percent 33 percent 33 percent 45 percent, or 35 35 percent 42 percent (max) percent if lot depth exceeds 40 metres Building Height 10.0 metres 9.0 metres 9.0 metres 10.0 metres 12.0 metres 12.0 metres (max)