HomeMy WebLinkAboutPD 27-05PICKERING
REPORT TO
EXECUTIVE COMMITTEE
Report Number: PD 27-05
Date: June 3, 2005
From:
Neil Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 09/04
812723 Ontario Inc.
157 - 165 Finch Avenue
Southeast corner of Woodview Avenue and Finch Avenue
(Lot 16, Plan 329)
City of Pickering
Recommendation:
That Zoning By-law Amendment Application A 09/04 be APPROVED to amend
the zoning of the subject property to permit the development of five detached
residential dwellings on lots with minimum frontages of 15.0 metres as submitted
by Martindale Planning Services on behalf of 812723 Ontario Inc., on lands being
Lot 16, Plan 329, City of Pickering, subject to the conditions outlined in Appendix
I to Report PD 27-05.
That the amending zoning by-law to implement Zoning By-law Amendment
Application A 09/04, as set out in Appendix II to Report PD 27-05 be
FORWARDED to City Council for enactment.
That the request made by Martindale Planning Services on behalf of
812723 Ontario Inc., to permit the division of the subject lands, 157 - 165 Finch
Avenue, being Lot 16, Plan 329, City of Pickering through land severance, rather
than by draft plan of subdivision, be APPROVED.
Executive Summary:
The applicant requests a change to the zoning of the subject property to permit the
development of five detached residential dwellings on lots with minimum frontages of
15.0 metres, fronting onto Woodview Avenue (see Location Map, Attachment #1 and
Applicant's Submitted Plan, Attachment #2).
Approval of this application will establish zoning for the subject property which is similar
to that being proposed for Draft Plan of Subdivision S-P-2002-02 (Nicou Inc.), located
on the north side of Finch Avenue, opposite Woodview Avenue. The applicant
proposes to divide the subject property into five lots by applications to the Durham Land
Division Committee. The City's requirements respecting the future development of the
lands will be addressed through conditions of the related land division applications.
Report PD 27-05
Subject: 812723 Ontario Inc. (A 09/04)
Date:
June 3,2005
Page 2
This application is recommended for approval as it is considered compatible with
surrounding land uses and conforms to the Pickering Official Plan.
The applicant's request to divide the land by means of applications to the Land Division
Committee is also considered appropriate and recommended for approval.
Financial Implications:
proposed development.
No direct costs to the City are anticipated as a result of the
Background:
1.0 Comments Received
1.1 September 16, 2004, Information Meeting
At the Information Meeting four residents spoke to the application. All expressed
some concern regarding the compatibility of the proposed development with the
surrounding neighbourhood (see text of Information Report, Attachment #3 and
Meeting Minutes, Attachment #4).
1.2 Written Comments
Following the Public Information Meeting, a letter was received from a resident
on behalf of five neighbouring residents expressing concern regarding the
proposed accessory dwelling units, but in support of the proposed five lots
(see Attachment #5). (Council passed By-law 6397/04 in 2004 which permits
accessory dwelling units as-of-right in detached and semi-detached dwellings,
thereby addressing this matter).
1.3 Agencies
Durham Planning Department
complies with Regional Plan policies;
municipal water supply is available from existing
watermains on Woodview Avenue or Finch
Avenue;
sanitary sewer service is not currently available
to the subject property;
regional requirements for the provision of
municipal services will be satisfied through any
land division applications;
a noise report will be a requirement of the
associated land division applications;
(see Attachment # 6);
Report PD 27-05
Subject: 812723 Ontario Inc. (A 09/04)
Date:
June 3,2005
Page 3
Toronto and Region
Conservation Authority
no objections, subject to the recommendations
as outlined in the submitted Environmental
Report;
TRCA conditions of approval will be required to
be addressed through the associated land
division applications (see Attachment #7);
Veddian Connections
no objections;
1.3 City Departments
Development Control
a development agreement is required to secure
all City requirements, financial and otherwise;
technical requirements such as a road
widening along Finch Avenue, a daylight
triangle, and 0.3 metre reserve must be
satisfied;
any future development must comply with the
Rouge Park Neighbourhood Environmental
Master Servicing Plan (see Attachment #8);
Operations & Emergency
Services
municipal services are required prior to
development occurring;
all parking for the proposed dwellings must be
accommodated on site, and should be
addressed in the design of the units through
driveways and garages;
cash in lieu of parkland contribution is required
(see Attachment #9);
Fire Services
- no objections.
2.0 Discussion
2.1
Proposed Development is Compatible with Surrounding Land Uses
The subject application is consistent with and in general conformity to the
Durham Regional Official Plan and the City of Pickering Official Plan. The subject
property is designated as Urban Residential Area - Low Density Area, within the
Rouge Park Neighbourhood in the City's Official Plan. The proposed net density
for the subject site is 11 units per net hectare, which falls within the Official Plan
designation density provision of a maximum of 30 units per net hectare. Given
that there is a mix of residential uses existing and proposed within the immediate
neighbourhood, the proposed development is considered compatible and
appropriate for the area.
Report PD 27-05
Subject: 812723 Ontario Inc. (A 09/04)
Date:
June 3,2005
Page 4
2.2
2.3
2.4
The Proposed 'S1-14' Zoning is Consistent with the Proposed Zoning for
the Adjacent Development
The proposed 'S1-14' - Residential Detached Dwelling Zone permits the
development of detached dwellings on lots with minimum lot frontages of
15.0 metres. This zoning is consistent with the proposed zoning that has been
prepared by staff for Draft Plan of Subdivision S-P-2002-02 (Nicou Inc.) located
on the north side of Finch Avenue. The draft by-law for S-P-2002-02, proposes
the establishment of lots with minimum frontages of 15.0 metres fronting onto the
north side of Finch Avenue, immediately north of subject property. The Nicou
by-law is to be considered by City Council at the June 6, 2005 meeting. Zoning
the subject property a category identical to that proposed for the adjacent draft
plan of subdivision will ensure that the future development of the subject property
is compatible with surrounding development, and will establish and maintain the
character of the neighbourhood.
Accessory Dwelling Units Permitted Through Existing City-wide By-law
As part of this Zoning By-law Amendment Application, the applicant included a
request to allow accessory dwelling units as a permitted use within the proposed
detached dwellings. However, since the submission of this application Council
adopted City wide by-laws which permit an accessory dwelling unit to be
established within detached dwellings or semi-detached dwellings within the City
of Pickering, subject to provisions. As such, the applicant's request to allow
accessory dwelling units as part of this application is no longer necessary, and
has not been included as part of the attached amending zoning by-law.
Technical Matterswill be Addressed Through the Land Severance Process
Road Widening and Reserve Alonq Finch Avenue
A 3.0 metre road widening along Finch Avenue and a daylight triangle at the
intersection of Finch Avenue and Woodview Avenue are required in order to
accommodate the future widening/urbanization of Finch Avenue. The applicant is
aware of the required road widening, and has excluded the 3.0 metre widening from
the net developable area of the subject property. In addition, as all proposed lots are
to front onto Woodview Avenue and a 0.3 metre reserve will be required along the
south side of Finch Avenue in order to prohibit access onto Finch Avenue.
Noise Study
Due to the property's location adjacent to Finch Avenue, a noise study will be
required to address noise impacts from road traffic. This report must be
prepared and submitted to the Region of Durham for review and approval. As the
subject property is large enough to accommodate lots with frontages greater than
the 15.0 metre minimum established in the attached draft by-law, staff are
satisfied that sufficient flexibility exists to adequately accommodate any noise
attenuation measures that may be required.
Report PD 27-05
Subject: 812723 Ontario Inc. (A 09/04)
Date: June 3, 2005
Page 5
Municipal Servicing
Municipal water supply is available to the subject property, however sanitary
sewer service is not currently available. It is expected that sanitary and storm
sewer service will be available to the subject lands in the near future with the
reconstruction and urbanization of Woodview Avenue. The City of Pickering
along with the Region of Durham will provide financial contributions to the
reconstruction of Woodview Avenue. Prior to any development occurring on-site,
full municipal servicing must be available.
Tree Preservation & Sediment and Erosion Control
Prior to any development occurring on-site, the recommendations as outlined in
Section 7.0 of the Environmental Report, prepared by Niblett Environmental
Associated Inc., dated June 2004, revised April 15, 2005, must be implemented.
These recommendations include the following:
a) that a sediment and erosion control plan will be prepared for the site
preparation, construction and post-construction phases. Silt fencing and/or
hay bales are to be placed in the roadside ditches to prevent off-site
sedimentation;
b) that a tree preservation plan be required to examine opportunities to
preserve the existing vegetation where possible;
c) that measures to maintain on-site infiltration be considered;
d) that any tree clearing on-site is to occur outside of the main breeding bird
nesting season (March 30- August 1).
Architectural Design
It is recommended that prior to the issuance of any building permits, the owner
prepare a report to the satisfaction of the Director, Planning & Development,
outlining siting and architectural design objectives for any proposed development
that includes streetscape/architectural guidelines. These guidelines will include
the restriction of garage projections, and flanking lot elevation treatments.
Development Agreement
A development agreement between the City and the owner of the lands will be
required to ensure that all matters of interest to the City are protected and
addressed. This agreement will include such matters as, but will not be limited to,
road urbanization, reserves, storm sewers, servicing, street lighting, sidewalks,
grading, drainage, architectural design, noise attenuation, tree preservation and
planting, utilities, fencing, parkland dedication, contribution to the Rouge Park
Neighbourhood Study, securities, insurance, and cost sharing. The required
agreement will be a condition of land severance.
Report PD 27-05
Subject: 812723 Ontario Inc. (A 09/04)
Date: June 3, 2005
Page 6
2,5
3.0
Lot Creation to Proceed by Land Severance
Section 15.26(b) of the Pickering Official Plan states that City Council shall limit
the creation of lots for residential purposes by land severance to a maximum of
three, and require that an ownership of land capable of being divided into more
than three additional lots be developed by a plan of subdivision, except where it
is demonstrated to Council's satisfaction that a plan of subdivision is neither
appropriate nor necessary in which case Council may authorize the development
to proceed by land severance. The subject property is capable of being divided
into more than three additional lots, and therefore permission is required from
Council to allow development of this lot to proceed through the land severance
process.
The applicant's proposal is for a maximum of five lots fronting an existing street
which does not warrant the requirement for development by plan of subdivision.
The City's interests can be appropriately addressed and protected through the
subject rezoning application and conditions of land severance approval, and the
proposed lotting pattern is considered to be acceptable.
It is recommended that Council permit the exemption request by 812723 Ontario Inc.
to proceed by land severance as opposed to plan of subdivision.
Applicant's Comments
The applicant is aware of the recommendations of the report.
APPENDICIES:
Appendix I: Recommended Conditions of Approval For Zoning By-Law
Appendix I1: Draft By-law
Attachments:
1. Location Map
2. Applicant's Submitted Plan
3. Information Report
4. Minutes from Public Information Meeting
5. Resident Letter
6. Region of Durham Planning Department
7. Toronto and Region Conservation Authority
8. City of Pickering - Development Control
9. City of Pickering - Operations & Emergency Services
Report PD 27-05
Subject: 812723 Ontario Inc. (A 09/04)
Date:
June 3,2005
Page 7
Prepared By:
Carla Pierini
Planner II
Approved / Endorsed By:
Neil ~arroll, ~PP
Director, Plan~ & Development
Lynda D/Taylor, MCIP,
Manager, Development Review
CP:Id
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City Courtc.,i~
T%o~s~ 6~inn~i~Administr~ Offi~r
APPENDIX I TO
REPORT NUMBER PD 27-05
RECOMMENDED CONDITIONS OF APPROVAL FOR ZONING BY-LAW
AMENDMENT APPLICATION A 09~04
RECOMMENDED CONDITIONS OF APPROVAL FOR ZONING BY-LAW
AMENDMENT APPLICATION A 09~04
That the subject lands be rezoned from an "A" zone in Zoning By-law 3036, as
amended, to a "S1-14" zone, to permit development of detached dwellings on lots
with minimum frontages of 15.0 metres.
That the following conditions be included in comments to the Region of Durham
Land Division Committee regarding any future severance applications:
a)
That the owner enter into an appropriate agreement with and to the
satisfaction of the City of Pickering, prior to the City's release of any clearance
of land division conditions, that will address, amongst other matters; servicing,
noise attenuation, street lighting, fencing, road widening, sidewalks, reserves,
road restoration, grading and drainage, driveway location, stormwater
management, parkland contribution, architectural design, tree preservation
and planting, contribution to the Rouge Park Neighbourhood Study, required
securities to safeguard the City and satisfying the City financially, including
the payments required to satisfy the Development Charges Act.
b)
That the owner undertake a noise study and that any required noise control
features be implemented to the satisfaction of the Region of Durham and the
City of Pickering.
c)
That prior to any grading on-site the owner submit, to the City's satisfaction, a
tree preservation plan that identifies trees to be preserved, the method of
preservation, and identifies trees to be removed. Any tree clearing that is to
occur on-site must occur outside of the main breeding bird nesting season. A
sediment and erosion control plan, and details regarding the proposed
infiltration measures for the site must also be provided for review and
approval.
d) That any proposed development be in compliance with the Rouge Park
Neighbourhood Environmental Servicing Plan.
APPENDIX II TO
REPORT NUMBER PD 27-05
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 09~04
THE CORPORATIONBY_LAW NO. OF/ICKERING
Being a By-law to amend Restricted Area (Zoning) By-law 3036, as
amended, to implement the Official Plan of the City of Pickering in the
Region of Durham, Lot 16, Plan 329, City of Pickering. (A 09/04)
WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to
permit the development of detached residential dwellings on lots with minimum
frontages of 15.0 metres, on the subject lands being Lot 16, Plan 329, in the City of
Pickering;
AND WHEREAS an amendment to By-law 3036, as amended, is therefore deemed
necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
1. SCHEDULE I
Schedule I attached to this By-law with notations and references shown thereon
is hereby declared to be part of this By-law.
AREA RESTRICTED
The provisions of this By-law shall apply to those lands in Lot 16, Plan 329, in the
City of Pickering, designated "S1-14" on Schedule 1 attached to this By-law.
GENERAL PROVISIONS
No building, land or part thereof shall hereafter be used, occupied, erected,
moved, or structurally altered except in conformity with the provisions of this
By-law.
DEFINITIONS
In this By-law,
(a) "Dwelling" shall mean a building or part of a building containing one or
more dwelling units, but does not include a mobile home or trailer;
(b)
"Dwellinq Unit" shall mean one or more habitable rooms occupied or
capable of being occupied as a single, independent, and separate
housekeeping unit containing a separate kitchen and sanitary facilities;
(c) "Dwelling, Single or Single Dwelling, shall mean a single dwelling
containing one dwelling unit and uses accessory thereto;
(d)"Dwelling, Detached or Detached Dwellinq" shall mean a single
dwelling which is freestanding, separate, and detached from other
main buildings or structures;
(e)
(0
"Floor Area - Residential" shall mean the area of the floor surface
contained within the outside walls of a storey or part of a storey;
"Gross Floor Area - Residential" shall mean the aggregate of the floor
areas of all storeys of a building or structure, or part thereof as the
case may be, other than a private garage, an attic, or a cellar;
(h)
(i)
d)
(k) ~
(i)
-2-
"Lot" shall mean an area of land fronting on a street which is used or
intended to be used as the site of a building, or group of buildings, as
the case may be, together with any accessory buildings or structures,
or a public park or open space area, regardless of whether or not such
lot constitutes the whole of a lot or block on a registered plan of
subdivision;
"Lot Coverage". shall mean the percentage of lot area covered by all
buildings on the lot;
"Lot Fronta.qe'i shall mean the width of a lot between the side lot lines
measured along a line parallel to and 7.5 metres distant from the front
lot line;
"Private Garage" shall mean an enclosed or partially enclosed
structure for the storage of one or more vehicles, in which structure no
business or service is conducted for profit or otherwise;
"Yard" shall mean an area of land which is appurtenant to and located
on the same lot as a building or structure and is open, uncovered, and
unoccupied above ground except for such accessory buildings,
structures, or other uses as are specifically permitted thereon;
"Front Yard" shall mean a yard extending across the full width of a lot
between the front lot line of the lot and the nearest wall of the nearest
main building or structure on the lot;
(m)"Front Yard Depth" shall mean the shortest horizontal dimension of a
front yard of a lot between the front lot line and the nearest wall of the
nearest main building or structure on the lot;
(n)
(o)
(P)
(q)
(r)
(s)
"Rear Yard" shall mean a yard extending across the full width of a lot
between the rear lot line of the lot, or where there is no rear lot line, the
junction point of the side lot lines, and the nearest wall of the nearest
main building or structure on the lot;
(t)
"Rear Yard Depth" shall mean the shortest horizontal dimension of a
rear yard of a lot between the rear lot line of the lot, or where there is
no rear lot line, the junction point of the side lot lines, and the nearest
wall of the nearest main building or structure on the lot;
"Side Yard" shall mean a yard of a lot extending from the front yard to
the rear yard, and from the side lot line to the nearest wall of the
nearest main building or structure on the lot;
"Side Yard Width" shall mean the shortest horizontal dimension of a
side yard of a lot between the side lot line and the nearest wall of the
nearest main building or structure on the lot;
"Flanka.qe Side Yard" shall mean a side yard immediately adjoining a
street or abutting on a reserve on the opposite side of which is a street;
"Flankage Side Yard Width" shall mean the shortest horizontal
dimension of a flankage side yard of a lot between the lot line adjoining
a street or abutting on a reserve on the opposite side of which is a
street, and the nearest wall of the nearest main building or structure on
the lot;
"Interior Side Yard" shall mean a side yard other than a flankage side
yard.
-3-
5. PROJJI~NS
lj~j~l~ila)~se____.~s Permitted ("S1-14" Zone)
liJ~' ' No person shall within the lands designated "S1-14" on Schedule I
~ J ~ attached hereto, use any lot or erect, alter, or use any building or
y structure for any purpose except the following:
(i) detached dwelling residential use
(b) Zone Requirements ("S1- 14" Zone)
No person shall within the lands designated "S1-14" on Schedule I
attached hereto, use any lot or erect, alter, or use any building except
in accordance with the following provisions:
460 square metres
LOT AREA (minimum):
LOT FRONTAGE (minimum):
FRONT YARD DEPTH (minimum):
(i)
(ii)
(iii)
(iv)
(v)
(vi)
(vii)
(viii)
(viii)
15.0 metres
4.5 metres
INTERIOR SIDE YARD WIDTH (minimum): 1.2 metres
FLANKAGE SIDE YARD WIDTH (minimum): 2.7 metres
REAR YARD DEPTH (minimum):
LOT COVERAGE (maximum):
BUILDING HEIGHT (maximum):
DWELLING UNIT REQUIREMENTS:
7.5 metres
38 percent
9.0 metres
(a) maximum one dwelling unit per lot with a minimum gross
floor area of 100 square metres.
(ix) PARKING REQUIREMENTS:
A
minimum one private garage per lot attached to the main
building, any vehicular entrance of which shall be located a
minimum of 6.0 metres from the front lot line, and
6.0 metres from any side lot line immediately adjoining a
street or abutting on a reserve on the opposite side of
which is a street; and,
maximum projection of the garage front entrance from the
wall containing the main entrance to the dwelling unit shall
not exceed 2.5 metres in length, whether or not such
garage has a second storey, except where a covered and
unenclosed porch or veranda extends a minimum of
1.8 metres from the wall containing the main entrance to
the dwelling unit, in which case no part of any attached
private garage shall extend more than 3.0 metres beyond
the wall containing the main entrance to the dwelling unit.
-4-
BY-LAW
By-law 3036, as amended, 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. Definitions and subject matters not
specifically dealt with in this By-law shall be governed by relevant provisions of
By-law 3036, as amended.
EFFECTIVE DATE
This By-law shall take effect from the day of passing hereof subject to the
approval of the Ontario Municipal Board, if required.
BY-LAW read a first, second, and third time and finally passed this
,2005.
day of
David Ryan, Mayor
Debi A. Bentley, City Clerk
SCHEDULe IT TO
PASSED H S
DAY OF__ 5
MAYOR
CLERK
FINCH AVENUE
FINC, H
Planning & Development Department
fDATE JULY 27, 2004 DRAWN BY
SOALE 1:SO00 CHEOKEDBY PK
PN-11 PA-
~ACH~EN*r t ~ TO
REPURT ~ PD ~"~-~
INFORMATION COMPILED FROM APPLICANT'S
SUBMITTED PLAN
· A 09104 - 812723 ONTARIO INC.
FINCH AVENUE
3 metre ROAD WIDENING
5
51.8m
E
THIS MAP WAS PRODUCED BYTHE CITY OF PICKERING PLANNING &
DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES
DIV,~SION MAPPING AND DESIGN. SEPT 15, 2.004.
A!' ~ACHMENT # ._~ 1'0
FIEPORI' # Pi) ,~7
PICKERING
INFORMATION REPORT NO. 14-04
FOR PUBLIC INFORMATION MEETING OF
September 16th, 2004
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Zoning By-law Amendment Application A 9/04
812723 Ontario Inc.
157 - 165 Finch Avenue
(Lot 16, Plan 329)
City of Pickering
1.0
2.0
PROPERTY LOCATION AND DESCRIPTION
the subject property is located on the south-east corner of Finch Avenue and
Woodview Avenue (see Attachment #1 - Location Map);
- the subject property has an area of approximately 0.47 hectares, and a lot
frontage of approximately 51.82 metres;
- the subject property is currently vacant (no buildings or structures), and is
vegetated;
- the surrounding land uses are primarily residential with an approved 39 dwelling
unit subdivision (Nicou Inc.) to the north.
APPLICANT'S PROPOSAL
the applicant proposes to amend the zoning of the subject property to permit
the future creation of five residential lots fronting Woodview Avenue;
each lot is proposed to contain a dwelling unit and an accessory dwelling unit,
for a total of ten dwelling units;
a conceptual plan showing the proposed future division of the subject
property is provided for reference (see Attachment #2 - Applicant's Submitted
Conceptual Plan);
the applicant is also requesting Council's approval to develop the subject
property by land severance rather than plan of subdivision;
the applicant has not yet submitted a land severance application to the
Durham Region Land Division Committee.
Information Report No. 14-04
~r3ACH~'ENT #.,-~ TO
Page 2
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
identifies the subject property as being designated "Urban Area - Living Area",
where development is intended to be predominantly for housing purposes;
the proposal appears to conform to the Durham Region Official Plan;
3.2 Pickerin.q Official Plan
identifies the subject property as being located within an "Urban Residential - Low
Density Area" within the Rouge Park Neighbourhood and is subject to the
Rouge Park Neighbourhood Development Guidelines;
urban residential areas are to be used primarily for housing and related uses;
the Plan establishes a density range for residential development within this
designation of up to and including 30 units per net hectare;
the proposed development would provide a net site density of approximately
21 units per net hectare (based on the proposed 10 dwelling units being
developed on approximately 0.47 hectares of land);
Schedule II to the Pickering Official Plan - "Transportation System"
designates Finch Avenue as a Type B Arterial Road and Woodview Avenue
as a Collector Road;
Type B Arterial Roads are designed to carry moderate volumes of traffic at
moderate speeds, within a municipality, have some access restrictions, and
generally have a right-of-way width ranging from 30 to 36 metres;
Collector Roads generally provide access to individual properties, to local roads,
to other collector roads and to Type C Arterial Roads, carry 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;
Schedule III to the Pickering Official Plan- "Resource Management" identifies
the south-eastern portion of the subject property as being within a Shoreline
and Stream Corridors area and will require an Environmental Report in
accordance with section 15.11 of the City's Official Plan;
the proposal appears to conform to the policies of the Pickering Official Plan;
3.3 Zonin_~ By-law 3036~00
the subject property is currently zoned "A" - Rural Agricultural Zone, by
Zoning By-law 3036;
the existing zoning permits a detached dwelling on a lot with a minimum lot
frontage of 60 metres and a minimum lot area of 0.8 hectares;
a zoning by-law amendment is required to permit the applicant's proposal.
Information Report No. 14-04
Page 3
4.0
4.1
4.2
4.3
5.0
RESULTS OF CIRCULATION
Resident Comments
none received to date;
Agency Comments
none received to date;
Staff Comments
in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
· ensuring that the proposed development is compatible with, and sensitive
to, surrounding lands;
· examination of proposed accessory dwelling units (ADU) within the
proposed single detached dwellings and associated parking standards;
· ensuring that the proposed dwelling designs maintain a high quality
residential streetscape;
· review of submitted Environmental Report by Niblett Environmental
Associates Inc. and required future supporting technical submissions and
reports to ensure that this proposal will not have any adverse impacts to
the surrounding natural environment;
· conformity with the Rouge Park Neighbourhood Official Plan policies and
guidelines, and the Rouge Park Neighbourhood Environmental Master
Servicing Plan;
· ensure that contributions are made to the cost of the Rouge Park
Neighbourhood Study, which will be adjusted annually based on the
Southam Construction Cost Index; and
· ensuring that development within the Rouge Park Neighbourhood will
occur on full municipal services, and will proceed based on the orderly
extension of services;
further issues may be identified following receipt and review of comments
from circulated departments, agencies, and the public.
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;
Information Report No. 14-04
Page 4
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.
6.0
6.1
6.2
OTHER INFORMATION
Appendix No. I
list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the application at the time of writing
the report;
Information Received
a copy of the applicant's submitted plan and environmental report is available
for viewing at the offices of the City of Pickering Planning & Development
Department.
OI OINAL SIONED BY
Ol~~ SIGNED BY
Perry Korouyenis
Planner I
PK:Id
Attachments
Lynda Taylor, MCIP, RPP
Manager, Development Review
Copy: Director, Planning & Development
APPENDIX NO. I TO
INFORMATION REPORT NO. 14-04
COMMENTING RESIDENTS AND LANDOWNERS
(1) none to date
COMMENTING AGENCIES
(1) none to date
COMMENTING CITY DEPARTMENTS
(1) Planning & Development Department
A'r~rACHMENT
Statutory Public Information Meeting
Thursday, September 16, 2004
7:00 P.M.
PRESENT:
Councillor Johnson - Chair
STAFF:
L. Taylor
- Manager, Development Review
The Manager, Development Review, provided an overview of the requirements of the
Planning Act and the Ontario Municipal Board respecting this meeting and matters
under consideration there at.
ZONING BY-LAW AMENDMENT APPLICATION A 9~04
812723 ONTARIO INC.
157- 165 FINCH AVENUE
(LOT 16~ PLAN 329)
o
Lynda Taylor, Manager, Development Review, on behalf of Perry Korouyenis,
provided an overview of property location, applicant's proposal and City's
official plan policies pertaining to this site, as outlined in Information Report
# 14/04.
Bob Martindale, Martindale Planning Services, representing the applicant,
clarified that this application is requesting a maximum of five lots with a
minimum frontage of 50' and the option for a second unit is not necessary.
Otto Stock, 1960 Woodview Avenue, questioned the size of homes being
proposed, the date services are expected, where they are coming from and the
size of buildings proposed.
Ernest Wise, 1980 Woodview Ave., advised that he resides directly across from
the applicable property and questioned compatibility of lot size with surrounding
area.
Daniel MacLeod, 2000 Woodview Ave., stated that the lot size is not compatible
with the neighbourhood and he would prefer to see custom built homes on
larger lots.
John Fulford, 169 Finch Avenue, advised that his home backs onto the property
in question, he has a cell tower in his yard and the water table is Iow. He stated
his concern with respect to the effect this development will have on the wells,
the lot size appears small and the density is too high for the area.
-1-
HCKERIN G
Statutory Public Information Meeting
Thursday, September 16, 2004
7:00 P.M.
Bob Martindale, Martindale Planning Services, responded to the concerns
advising that the property could support fourteen units as stipulated in the
Official Plan but they are proposing only ten units. He further advised that this
application is compatible with The Shadow Place and the lot size allows for
custom homes. The additional dwelling units were supported by staff at the
recent Information Meeting and rather than waiting for a City wide amendment
for additional dwelling units they are submitting their request now.
(11) ADJOURNMENT
The meeting adjourned at 7:30 p.m.
-2-
Korouyenis, Perry
From: A.R. [flaxdi@hotmail.com]
Sent: September 22, 2004 10:20 PM
To: Korouyenis, Perry
Subject: 157 - 165 Finch Ave. (Lot 16, Plan 329), Pickering
Wed. Sept.22nd/2004
Planning & Development Department
Pickering, Ontario
Attention: Mr. Perry Korou_yenis~ Planner
Subject: 157 - 165 Finch Avenue (Lot 16, Plan 329), City of Pickering
Zoning By-law Amendment Application A 9/04
812723 Ontario Inc.
Dear Mr. Korouyenis,
We provide this communication to you on behalf of the 5 (five) neighbours on Woodview Avenue, listed below,
who live in very close proximity to the South of the subject property, who are directly impacted by this application.
(a) We do NOT support the applicant's proposal for each lot to contain a dwelling unit and an accessory dwelling
unit, for a total of 10 (ten) dwelling units. This is not in keeping with the future character of the neighbourhood
which we wish to preserve to be in line with lower density greenspace development, within the Wildlife Corridor.
This proposal implies a potential for 10 RENTED dwellings, and a total of up to potentially 30 care (or more). Jn
effect, this appears to be a way to circumvent the currently approved zoning and produce commercial rental
p_Eo_perties. If this is not the applicant's intent, then there is really no need to ask for this application because you
do not need a permit to finish your basement in a single family dwelling. This is a residential area intended for
single family owned homes. The character we would like to preserve for this neighbourhood is for individually
owned single family dwellings, with a total of only 10 to 15 cars in this space. This difference is significant in terms
of numbers for both people and cars (and pollution) - not what we want as a future character or standard in a
greenspace and Wildlife Corridor setting!
(b) However, we do sup_port the applicant's proposal to create 5 (five) _single family residential lots fronting
Woodview Avenue. This lower density development would also be more in line with the approved 39 single family
dwelling unit subdivision to the North on the Nicou Inc. property, which is a density of only 18 dwelling units per
net hectare.
Additionally, if option (b) is pureued, we do not have any objection to have the property developed by land
severance only.
However, if option (a) is to be pursued, despite Woodview residents' objections, we believe a plan of subdivision
should be submitted, clearly stating the intent of renting all 10 units, since we believe that is the true future intent
of the applicant. This is a single family residential area and not a multi-unit rental housing area!
Thank you in advance for taking into account our concerns and we trust you will present our wishes to Council, as
per the usual process.
Sincerely,
23/09/2004
Agnes & Peter Ruzsa
1950 Woodview Avenue
Pickering, Ontario
LIV 1L6
(905) 509-0458
On behalf of the following 5_ neighbours:
1. Carstens, 1942 Woodview Ave.
2. Ruzsa, 1950 Woodview
3. Snowdon, 1952 Woodview
4. Buchan, 1956-1958 Woodview
5. Stock, 1960-1962 Woodview.
Free yourself from those irritating pop-up ads with MSN.Premium: Join now and get the first two
months FREE*
23/09/2004
The Regional
Municipality
of Durham
Planning Department
1615 DUNDAS ST. E.
4TM FLOOR, LANG TOWER
WEST BUILDING'
PO BOX 623
WHITBY ON L1N 6A3
CANADA
September 7, 2004
Perry Korouyenis, Planner I
Planning & Development Department
One the Esplanade
Pickering, Ontario
L1V 6K7
Dear Mr. Korouyenis:
Re:
Zoning Amendment Application A 9/04
Applicant: 812723 Ontario Inc.
Location: Part Lot 33, Concession 1
Municipality: City of Pickering
,,RECEIVED
SEP 0 9 2004
CITY OF PI. CKERING
PLANNING & DEVELOPMENT
DEPARTMENT
905-728-7731
Fax: 905-436-6612
Email: planning@
mgion.durham.on.ca
www. region.durham.on.ca
.L. Georgieff, MCIP, RPP
Commissioner of Planning
We have reviewed this application and the following comments are
offered.
The application proposes to rezone the subject-property to permit five
residential lots, with each lot supporting a primary dwelling unit and an
accessory dwelling unit.
Durham Reqional Official Plan
The subject lands are designated "Living Area" in the Durham Regional
Official Plan. Lands within this designation are to be used predominantly
for housing purposes. The proposal would be permitted bythe policies
of the Durham Regional Official Plan.
The subject lands are adjacent to Finch Avenue, 'Which is designated as
a Type B arterial road and is to be designed to have a right-of-way width
ranging from 30 to 36 metres.
Municipal Servicing
Municipal water supply is available from an existing 200 mm watermain
on Woodview Avenue and/or an existing 250 mm watermain on Finch
Avenue. Sanitary sewer service is not currently available to the subject
property. Sanitary sewer service' may be available in'the future, as Plan
of Subdivision S-P-2002-02 proposes to extend sanitary sewer service
along W0odview Avenue to Finch Avenue.
"Service'Excellence
for oU~ C° mmunities"
100% Post Consumer
Page 2
Provincial Plan Review Responsibilities
The application has been screened in accordance with the provincial
plan review responsibilities. Due to the property's location adjacent to
Finch Avenue, a Noise Study will be required to address noise impacts
from road traffic on the proposed residential uses. This study may be
submitted for Regional review through an associated plan of subdivision
application or land division applications.
The subject property appears to support a small woodlot. An
Environmental Report prepared by Niblett Environmental Associates Inc.,
dated June 2004, concluded the development of the. site for residential.
purposes would not have an impact on the surrounding natural areas, as
the site's' location within an urbanizing area and its vegetation would limit
the species utilizing the property. The report did not recommend a
wildlife' monitoring report since habitat was limited and only common
species were present. The Toronto and Region Conservation Authority
should be satisfied the report adequately addresses the site's natural
features and ecological functions. No further provincial interests appear
to be affected by the proposal.
If you have any questions or require additional information, please call
me.
Yours truly,
Flay Davies, Planner
Plan Implementation
Gurrent Operations Branch
Copy: Jeff Almeida, Durham Region Works Department
R:~rd~zoning~ickering a09-04.doc
TORONTO AND REGION
onservauon
for The Living City
May 13, 2005
BY FAX AND MAIL
Mr. Perry Korouyen~s
City of Pickering
Pickering Civic Centre
One The Esplanade
Pickering, Ontario
L1V 6K7
Dear Mr. Korouyenis:
CFN 35745.O3
ECE]VED
DEPARTMENT
Re:
Zoning By-law Amendment Application A9/04
South-east corner of Finch Avenue and Woodview Avenue
City of Pickering
(Bob Martindale)
Toronto and Region Conservation Authority (TRCA) staff acknowledge the receipt of the above-referenced
rezoning application and submitted Environmental Report, prepared by Niblett Environmental Associates
Inc., dated June 2004, received October 21, 2004. TRCA staff commented on the above-referenced
application and Environmental Report on January 19, 2005, which is enclosed for your review. TRCA staff
have reviewed the revised Environmental Report, prepared by Niblett Environmental Associates Inc., dated
April 2005, received April 15, 2005 and offer the following comments.
TRCA staff have no objections to the rezonlng application. However. staff note that the applicant will be
required to undertake the recommendations put forward in Section 7.0 (page 16) of the revised ApriJ 2005
Environmental Report for the subject lands, as noted below, as a condition of site plan approval to the
satisfaction of the TRCA:
1 ) A sediment and erosion control plan should be prepared for the site preparation, construction and
post-construction phases. Silt fencing and/or hay bales should be placed in the roadside ditches
to prevent off-site sedimentation;
2) At the design stage of the lots and dwellings, preservation of individual trees or clumps of trees
should be considered;
3) At the design stc. ge of the lots and dwellings, measures to maintain the infi!tration on site be
considered;
4) Tree clearing occur outside of the main breeding bird nesting season (March 30 - August 1);
We trust these comments are of assistance. Should you have any questions please do not hesitate to contact
Susan Robertson Planning Technician at extension 5370 or the undersigned.
Yo?~ truly, .
'Senior Planner, Extension 5306
Development Services Section
RW/sr
F:\Home\Public\Development Services\Durham Region\Pickering\L-CityofPick re A904 ZBLA 05-12-05.wpd ~
5 Shoreham D~i~e, D;~svi~ ~
PLANNING & DEVELOPMENT DEPARTMENT
MEMORANDUM
September 24, 2004
To:
From:
Subject:
Perry Korouyenis
Planner I
Robert Starr
Supervisor, Development Control
Zoning By-law Amendment Application A 9~04
812723 Ontario Inc.
South-east corner of Finch Avenue and Woodview Avenue
City of Pickering
We have reviewed the above-noted application and provide the following
comments:
1) The City will require a 3.0 metre road widening across the frontage on Finch
Avenue and a daylight triangle at the intersection of Finch Avenue and
Woodview Avenue.
A 0.3 metre reserve would be required on Finch Avenue a minimum of one lot
depth from Woodview Avenue to restrict the access onto Finch Avenue at the
intersection..
2) Development of this property will need to comply with the Rouge Park
Neighbourhood Environmental Master Servicing Plan.
3)
Development of this property will require the owner to enter into an agreement
with the City to address such matters as, but not limited to, road urbanization,
storm sewers, services and stormwater management, lot grading and
drainage, tree planting and preservation, utilities, fencing, securities,
insurance, cost sharing, etc.
RS:bg
Copy:
Coordinator, Development Approvals
Development Control Inspector
OPERATIONS & EMERGENCY SERVICES DEPARTMENT
MUNICIPAL PROPERTY & ENGINEERING DIVISION
MEMORANDUM
August 30, 2004
To: Perry Korouyenis
Planner 1
From:
Subject:
Richard Holborn
Division Head, Municipal Property & Engineering
Zoning By-Law Amendment Application A09/04
- Southeast Corner of Finch Avenue & Woodview Avenue
The Municipal Property & Engineering Division has completed a review of the above
noted zoning by-law amendment application to create five new residential lots (ten units
total) on Woodview Avenue and provide the following comments.
Currently, municipal services are not in place on Finch Avenue or Woodview
Avenue to support the proposed development. Services such as storm sewers,
road surface, sidewalks and streetlights are required.
The proposed development will bring increased traffic to the area as well as
demands for on street parking. As mentioned, the adjacent roads are not at a
standard to accept increased street parking. Parking for the units is to be
accommodated in the design of the units through driveways and garages.
3. Cash in lieu of parkland contribution is required.
RH:ko R~ha~'d Hol~"/rn
Copy: E. Buntsma, Director, Operations & Emergency Services
R. Chalmers, Technician, Design & Construction