HomeMy WebLinkAboutPD 17-06
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REPORT TO
EXECUTIVE COMMITTEE
Report Number: PO 17-06
Date: February 27, 2006
From:
Neil Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 27/05
Silverlane Estates Inc.
South Part of Lot 32, Concession 1
(Blocks 39 and 46, Plan 40M-2119 and Part 4, 40R-11901)
City of Pickering
Recommendation:
1. That Zoning By-law Amendment Application A 27/05 be APPROVED, to rezone
two Blocks to match the zoning of abutting land, to permit development of a
townhouse and a detached dwelling, on lands being Blocks 39 and 46, Plan 40M-
2119, and; to rezone two additional Blocks to allow for open space uses, on
lands being Part 4, Plan 40R-11901 (Blocks 16 and 18, Draft Plan of Subdivision
S-P-2002-06).
2. That the amending zoning by-law to implement Zoning By-law Amendment
Application A 27/05, as set out in Appendix I to Report PO 17-06, be
FORWARDED to City Council for enactment.
Executive Summary: The subject lands are located on the east side of Altona
Road, south of Treetop Way, and are currently vacant (see Attachment #1 - Location
Map).
There are two components to this application. The first component of the application
proposes to rezone Blocks 39 and 46 on Plan 40M-2119 to coordinate the zoning of
these lands with the zoning of abutting parcels to the south. The second component of
this application proposes to rezone Blocks 16 and 18 on Draft Plan of Subdivision
S-P-2002-06 for open space uses, including a storm water management facility.
No additional development from what was previously approved by Council through Draft
Plan of Subdivision S-P-2002-06 and Zoning Amendment A 27/02 is being proposed on
the subject lands. The proposed By-law amendment is a "housekeeping" matter to
allow appropriate development to proceed in accordance with the intent of recent City
Council approvals.
It is recommended that this application be approved, and the draft by-law be forwarded
to City Council for enactment.
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed development.
245
Report PO 17-06
Date: February 27,2006
Subject: Silverlane Estates Inc. (A 27/05)
Page 2
Background:
1.0 Comments Received
1.1 At the January 19, 2006, Public Information Meeting
(See text of Information Report and Meeting Minutes, Attachment #3)
· Todd Coles of Humphries Planning Group Inc, authorized agent, attended
and advised that he agreed with City staff's comment that the application
was technical in nature and advised that the proposal complies with the
City's policies and regulations pertaining to tree preservation;
· Jeff Blowers of Tilson Court requested clarification on the regarding the
application and expressed his concerns regarding the impact of the water
containment practices on the adjacent Altona Forest Area and requested
that a stop sign be installed at Calvington Drive and Strouds Lane;
· Valerie Chuvie of Granby Court expressed concerns with the impact of
development adjacent to conservation lands and provided comments
regarding the speed of traffic on Altona Road;
· Majorie Tonner of Calvington Drive objected to the requested zoning by-
law amendment to permit the development of a townhouse on Block 39
and commented that Stroud's Lane has become a very busy street;
1.2 Following the Information Meeting
· No resident comments have been received;
1.3 City Department and Agency Comments
Veridian Connections no objections;
Enbridge Gas Distribution
no objections;
no objections;
- the proposal is permitted by the policies of the
Durham Region Official Plan, and there are no
matters of provincial interest related to this
application ;
Region of Durham
Planning Department
Development Control
Department
no comments on this application;
Toronto and Region
Conservation Authority
(TRCA)
no objections.
Report PO 17-06
249
Date: February 27,2006
Subject: Silverlane Estates Inc. (A 27/05)
Page 3
2.0 Discussion
2.1 The Rezoning of Blocks 39 and 46, Plan 40M-2119, to a zone category
identical to the abutting Blocks to the south is technical and considered
appropriate for coordinated development
The above noted blocks are located partially within Draft Approved Plan of
Subdivision S-P-2002-06 and partially within recently developed Subdivision
40M-2119, resulting in the Block within one plan being zoned differently than the
Block within the abutting plan. The split zoning for these Blocks requires a
Zoning By-law Amendment to coordinate zoning. The applicant requests that
Block 39 on Plan 40M-2119 be rezoned from "SD-7" - Semi-Detached Dwelling
Zone to "SA-8" - Single Attached Dwelling Zone to permit the development of a
townhouse on the subject property and, that Block 46 on Plan 40M-2119 be
rezoned from "SD-7" - Semi-Detached Dwelling Zone to "S5" - Single Detached
Dwelling Zone to permit the development of a detached dwelling (see attachment #2).
This request is considered as technical/housekeeping and is recommended for
approval.
2.2 The Rezoning of Blocks 16 and 18, Draft Plan of Subdivision S-P-2002-06,
for open space uses including a storm water management facility is
appropriate
The applicant proposes to rezone Part 4, 40R-11901 (Block 16 and Block 18 on
Draft Plan of Subdivision S-P-2002-06) from "A" - Rural Agricultural Zone to "OS-
HL" - Open Space Hazard Lands Zone. The requested Zoning By-law
Amendment will allow these Blocks to be used for a storm water management
facility as well as other open space purposes, and to be conveyed to a public
authority (see attachment #2). Although these lands were originally contemplated
for storm water management purposes in the processing of the Draft Plan, they
were not subject to the original Statutory Public Meeting and, therefore, not
included in the previously recommended amending Zoning By-law (By-law
6585/05).
It is recommended that that the zone provisions for Block 16 and Block 18, Draft
Plan of Subdivision S-P-2002-06, be amended from "A" - Rural Agricultural Zone
to "OS-HL" - Open Space Hazard Lands Zone.
25'1
Report PD 17-06
Date: February 27, 2006
Subject: Silverlane Estates Inc. (A 27/05)
Page 4
2.3 The technical nature of this application generated some confusion among
adjacent property owners who attended the Statutory Public Information
Meeting
Several area residents who attended the Statutory Public Information Meeting
were under the impression that the applicant was proposing additional
development above and beyond what was previously contemplated by City
Council for the subject lands. Staff explained the nature of the application at the
Public Meeting and additional notation has been added to the applicant's
submitted plan to provide further clarification regarding the context of the
application. We believe clarification provided has alleviated residents concerns.
The applicant's proposal deals strictly with the implementation of zone provisions
for lands that have already been considered by City Council through the process
of Draft Plan of Subdivision S-P-2002-06 and Zoning By-law Amendment
Application A 27/02.
3.0 Applicant's Comments
The applicant has been made aware of the content of this report, has reviewed
the draft zoning by-law, and is in agreement with the recommendations of this
report.
Appendix:
Appendix I: Draft Implementing By-law
Attachments:
1 . Location Map
2. Applicant's Submitted Plan
3. Text of Information Report
4. Minutes from Statutory Public Meeting
Report PD 17-06
Subject: Silverlane Estates Inc. (A 27/05)
05.11
(.., 1
Date: February 27,2006
Page 5
Prepared By:
~~
Lynd~ T ylor, MC ,PP ,
Manager, Development Review
RC:kb
Attachments
Copy: Chief Administrative Officer
1
Recommended for
Pickering Ci n
Thomas J. Qu' , Chief Administrative Officer
Approved / Endorsed By:
l ,RPP
ng & Development
2.!i2
DRAFT BY-LAW
APPENDIX I TO
REPORT PD 17-06
ZONING BY-LAW AMENDMENT APPLICATION A 27/05
253
APPENDIX I TO
REPORT PD 17-06
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 27/05
THE CORPORATION OF THE CITY OF PICKERING
BY-LAW NO.
DRArr
Being a By-law to amend Restricted Area (Zoning) By-law 3036, as
amended, to implement the Official Plan of the City of Pickering, Region of
Durham on South Part of Lot 32, Concession 1, in the City of Pickering.
(A 27/05)
WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to
permit the development of a townhouse dwelling, a single detached, and open space -
environmental protection uses on lands associated with Draft Plan of Subdivision
S-P-2002-06, 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" to By-law 3036, attached hereto with notations and references
shown thereon is hereby declared to be part of this By-law.
2. AREA RESTRICTED
The provisions of this By-law shall apply to those lands in the South Part of
Lot 32, Concession 1, being Block 39 and Block 46, Plan 40M-2119, City of
Pickering, designated "SA-8" and "S5" on Schedule "I" attached hereto.
The provisions of this By-law shall also apply to those lands in the South Part of
Lot 32, Concession 1, Part 4 of Plan 40R-11901, in the City of Pickering,
designated "OS-HL" on Schedule "I" attached hereto.
254
- 7 -
3. GENERAL PROVISIONS
By-law 3036, is hereby 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.
4. EFFECTIVE DATE
This By-law shall come into force in accordance with the provisions of the
Planning Act.
day of
BY-LAW read a first, second, and third time and finally passed this
,2006.
o~
Debi A. Bentley, Clerk
DETAIL 1
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PASSED THIS
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City of Pickering Planning & Development Department
PROPERlY DESCRIPTION CON 1 S PT LOT 32, 40R-11901, PART 4 & 4OR·20396, PART 1
OWNER SILVERLANE ESTATES INC. DATE: NOV. 30,2005 DRAWN BY JB
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REPORT II PO
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25,7
INFORMATION COMPILED FROM APPLICANTS
SUBMITTED PLAN -
A27/05
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THE APPUCANT REQUESTS THE ZONING BY·LAW
BE AMENDED TO PERMIT
THE DEVELOPMENT OF A TOWNHOUSE
ON THE SUBJECT LANDS
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THE APPUCANT REQUESTS THE ZONING BY·LAW
BE AMENDED FROM "A"· AGRICULTURAL ZONE
TO "OS·HL· . OPEN SPACE HAZARD LANDS
TO PERMIT THE THE DEVELOPMENT
OF A STORMWATER MANAGEMENT FACILITY
AND OTHER OPEN SPACE USES ON THE SUBJECT LANDS
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THIS MAP WAS PRODUCED BY THE CITY OF PICKERING,
PLANNING &' DEVELOPMENT DEPARTMENT,
INFORMATION &' SUPPORT SERVICES,
NOVEMBER, 2005.
25;:~
ATTACHMENT # ~ TO
REPORT # PO j 9- O~
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INFORMATION REPORT NO. 28-05
FOR PUBLIC INFORMATION MEETING OF
January 19, 2006
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 27/05
Silver Lane Estates Inc.
South Part of Lot 32, Concession 1
(Now Blocks 39 and 46, Plan 40M-2119 and 40R-11901, Part 4)
East of Altona Road and south of Strouds Lane
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the subject lands are located on the east side of Altona Road, south of
Treetop Way (see Attachment #1 - Location Map).
2.0 APPLICANT'S PROPOSAL
- this application consists of two parts (see Attachment #2):
Part 1
· the applicant proposes to rezone Block 39 on Plan 40M-2119 to permit
the development of a townhouse; the applicant also proposes to rezone
Block 46 on Plan 40M-2119 to permit the development of a detached
dwelling;
· the intended purpose for rezoning Blocks 39 and 46 is to match the zoning
of these blocks with the zoning on the abutting lands to the south;
Part 2
· the applicant further proposes to rezone Blocks 16 and 18 on 40R-11901
to allow for a stormwater management facility and other open space uses;
Information Report No. 28-05
ATTACHME~!T ,. -3 TO
REPORT # PD L -? -Dee
259:
Page 2
. Blocks 16 and 18 were originally considered for stormwater management
facility and open space purposes through the processing of Draft Plan of
Subdivision Application S-P-2002-06 and Zoning By-law Amendment
Application A 27/02;
. since these lands were acquired by the owner of S-P-2002-06 following the
Statutory Public Information Meeting, they were not the subject of a formal
public meeting and not dealt with in the recommended approval of the draft
plan of subdivision and amending zoning by-law.
4.0 OFFICIAL PLAN AND ZONING
4.1 Durham Reaional Official Plan
the subject lands are designated Living Area, Major Open Space and
Environmentally Sensitive Area;
lands within the Living Area designation are intended to be predominantly for
housing purposes;
lands within the Major Open Space designation are intended to be
predominantly for conservation, recreation, and reforestation;
- when considering development applications within or adjacent to lands
designated Environmentally Sensitive Area, the cumulative impact on the
environment should be taken into account;
- the proposal appears to conform with the Durham Region Official Plan;
4.2 Pickerina Official Plan
- the subject lands are designated as Urban Residential - Medium Density and
Open Space - Natural Area in the City of Pickering Official Plan and are also
located within the Altona Forest Policy Area;
lands within this designation are intended to be used primarily for
conservation, environmental protection, restoration, education, passive
recreation and similar uses;
City policy promotes the use of stormwater management practices through
the integration of stormwater quality and quantity features into the open space
system;
- the proposal appears to conform with the Pickering Official Plan; however, the
application will be assessed against the policies and provisions of the
Pickering Official Plan during the further processing of the application;
4.3 Hiahbush Neiahbourhood
- the subject lands are located within the Highbush Neighbourhood;
260
Information Report No. 28-05
j
"(; l/J::.O<a.
Page 3
4.4 Zonina Bv-Iaw 3036
- Blocks 39 and 46 on Plan 40M-2119 are currently zoned "SD-7" - Semi-Detached
Dwelling Zone;
- the applicant has requested that Block 39 be rezoned to "SA-8" - Single
Attached Dwelling Zone and Block 46 be rezoned to "S5" - Detached
Dwelling Zone to match the zoning provisions for abutting lands to the south;
- Blocks 16 and 18 on 40R-11901 are currently zoned "A" - Rural Agricultural
Zone;
- the applicant has requested an appropriate zone category that would permit
open space uses.
5.0 RESULTS OF CIRCULATION
5.1 Resident Comments
- none received to date;
5.2 Aaencv Comments
Regional Municipality of Durham
Planning Department
Veridian Connections
Enbridge Gas Distribution Inc.
- advises that the application
conforms to the Regional Official
Plan, adequate municipal water
supply and sewer services are
available to the subject property and
that the application has been
screened in accordance with the
terms of the provincial plan review
responsibilities (see Attachment #3);
- no objections to the proposed
development, subject to certain
requirements being satisfied
(see Attachment #4);
- no objections; however, requests
that the developer contact Enbridge
Gas to discuss installation and
clearance requirements for
servicing and metering facilities
(see Attachment #5);
5.3 Staff Comments
- the Planning and Development Department considers this application to be
technical in nature;
Information Report No. 28-05
,.-"3
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1)6-Þ
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Page 4
_ the Department will conclude its position on the application after it has
received and assessed all comments from the circulated departments,
agencies and the public.
6.0 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.
7.0 OTHER INFORMATION
7.1 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;
7.2 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;
7.3 Company Principal
- the owner of the subject lands is Silver Lane Estates Inc.; the principal of
Silver Lane Estates Inc. is Frank Dodaro; the agent is Todd Coles from
Humphries Planning Group Inc.
.'
ORIGINAL SIGNED BY
ORIOINAL SIGNED BY
Rick Cefaratti
Planner II
Lynda Taylor, MCIP, RPP
Manager, Development Review
RC:jf
Attachments
Copy: Director, Planning & Development
9S.· ..n.
'--- . ..'-
ATTACHMENT' '1 TO
REPORT (J PO I 7- DI,,)
Minutes 1 Meeting Summary
Statutory Public Information Meeting
Council Chambers
Thursday, January 19, 2006
7:00 pm.
Cilt¡ ()~
Attendees: Councillor Ashe - Chair
Councillor Dickerson
Councillor Johnson
Councillor McLean
Lynda Taylor, Manager, Development Review
Geoff Romanowski, Planner II
Rick Cefaratti, Planner II
Joyce Yeh, Planner I
Alison Haines, Recording Secretary
6. ZONING BY-LAW AMENDMENT APPLICATION A 27/05
SILVER LANE ESTATES INC.
SOUTH PART OF LOT 32, CONCESSION 1
(NOW BLOCKS 39 AND 46, PLAN 40M-2119 AND 40R-11901, PART 4)
EAST OF AL TONA ROAD AND SOUTH OF STROUDS LANE
CITY OF PICKERING
1. Planner Comments
Rick Cefaratti, Planner II provided an overview of the application.
2. Applicant Comments
Todd Coles, Humphries Planning Group appeared on behalf of the applicant.
3. Comments from Members of the Public
Jeff Bowers
2002 Tillson Court
Jeff Bowers stated he is unclear of what is being proposed. He requested clarification
on the open water containment area. He stated that he would like to ensure that the
correct groups within the TRCA is made aware of the proposal and there is a water
table concern. Mr. Bowers is concerned with storm water management in the area.
He also suggested a stop sign at Calvington Drive and Strouds Lane.
Valerie Chuvie
Branby Court
Valerie Chuvie is concerned of future development in the conservation area near the
subject property. Additionally she commented that Altona road is extremely busy and
had witnessed several near accidents.
Page 1
CORP0228-2/02
Marjorie Tonner
1991 Calvington Drive
Marjorie Tonner commented that Strouds Lane had become very busy and is
concerned that construction vehicles would be using Calvington drive.
ATTACHMENT'
qF~ OR"T II PO
t¡ TO
T/}~/}/_
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4. Planner Response
The Planner clarified that the original draft plan for the subdivision had previously
been approved by Council and this application is only to amend the zoning in order to
permit the building of the approved townhomes. The property is partially in the
original subdivision area and therefore required the change in zoning in order to allow
the dwelling to be constructed.
5. Chair Response
Clarified that no new dwelling, not previously approved, is being considered.
Addressed concerns of Altona Road stating this street had been recognized by the
Region of Durham as a priority area for revamping (sidewalks etc.) Also, a traffic
study had been completed on Strouds Lane with no concerns found but perhaps now
with the new development further studies would be required, The Chair further
advised that the City's Municipal Property and Engineering Division should be
contacted to investigate the necessity of a stop sign at Calvington Drive and Strouds
Lane.
Lynda Taylor, Manager, Development Review clarified that this proposal is only to
modify the zoning subdivision plans that have already been approved.
6. Applicant Response
The Applicant advised that they will work with the TRCA and tree preservation will be
complied with. Additionally Block 39 could not be alternated from its approved
development because of the size of the lot.
Page 2
CORP0228-2/02