HomeMy WebLinkAboutPD 33-07
34
REPORT TO
PLANNING & DEVELOPMENT
COMMITTEE
Report Number: PO 33-07
Date: November 5, 2007
CitLl o~
From:
Neil Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 5/07
N. & N. Picciolo
1475 Altona Road
(Part of Lot 33, Plan 228)
City of Pickering
Recommendation:
1. That Zoning By-law Amendment Application A 5/07 submitted by Antonino & Nancy
Picciolo to amend the zoning of the subject property to an 'R4' - Fourth Density
Residential zone in order to permit the creation of two lots with minimum frontage
of 15.0 metres on lands being Part of Lot 33, Plan 228, City of Pickering, be
approved.
2. That the amending zoning by-law to implement Zoning By-law Amendme-nt
Application A 5/07, as set out in Appendix I to Report PO 33-07 be forwarded to
City Council for enactment.
Executive Summary: The applicant proposes to amend the existing 'R3'
Residential zoning which requires a minimum lot frontage of 18.0 metres to 'R4'
Residential zoning in order to create two residential lots with a minimum lot frontage of
15 metres on Altona Road (see Location Map and Applicant's Submitted Plan,-
Attachments #1 and #2). The subject property currently supports a detached dwelling
and a number of accessory structures in the rear yard.
Approval of this application will establish a zoning for the subject property which will
permit the development of two lots that are compatible with the surrounding
neighbourhood and conform to the Pickering Official Plan. The City's development
requirements will be addressed through conditions of any future land severance
application. The proposed by-law contains requirements that restrict dwelling height
and front yard depth to further assist with compatibility of any future development.
It is recommended that this application be approved and the draft by-law amendment
be forwarded to Council for enactment.
Report PO 33-07
November 5, 2007
Subject: N. & N. Picciolo (A 5/07)
Page 2
35
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed development.
Sustainability Implications: The proposed Zoning Amendment Application will
provide the opportunity to double the net residential density of the existing lot and will
utilize existing services. The applicant intends to preserve the existing vegetation to the
greatest extent possible.
Background:
1.0 Comments Received
1.1 Before the Information Meeting
- one resident emailed the City addressing a concern regarding where the fill
from the subject property was going to be dumped (see Attachment # 4).
1.2 At the September 4,2007, Information Meeting
(see text of Information Report and Meeting Minutes, Attachments # 6 and # 7
- one resident spoke in support of the application.
1.3 Following the Information Meeting
- one resident submitted a letter in opposition to the development, expressing
concerns with pedestrian safety and the status of the existing walkway along
the Altona Road allowance in front of the subject's property (see
Attachment # 5).
1.4 City Department and Agency Comments
Development Control
- no objections;
- all concerns can be
addressed through the future
land severance application;
- no objections;
- a road conveyance to the
Region of approximately
3.0 metres will be required
through land division across
the Altona Road frontage of
the property for a future road
widening
(see Attachment # 8);
Durham Region Planning Department
Report PO 33-07
Subject: N. & N. Picciolo (A 5/07)
November 5, 2007
Page 3
-56
Toronto and Region Conservation Authority
- no objections;
(see Attachment # 9);
Veridian
no objections.
2.0 Discussion:
2.1 Future opportunities in the immediate area for potential rear lot
development have been significantly reduced over the past two years
The City's Official Plan does not identify any future road connections along the
rear of the existing lots that front onto Altona Road. Approximately two years
ago, the potential to assemble rear lots in the area for medium density
development was explored by area residents along the east side of Altona Road
(being all lands north of and including 1475 Altona Road to Sheppard Avenue).
However, the setting of the area has changed and there are limited opportunities
to permit major redevelopment.
The building currently under construction on the lot immediately north of the
subject property (1477 Altona Road) has severely restricted any opportunity for
land assembly as the dwelling is located approximately 25 - 30 metres from the
Altona Road allowance, situating the dwelling near the centre of the property. In
addition, it appears that significant capital investment has been applied to the
home at 1491 Altona Road reducing the likelihood of property redevelopment
(see Address Map, Attachment #3).
The City's Municipal Property & Engineering Division does not support a
municipal road within this area due to its close proximity to existing
Municipal/Regional roads (Sheppard Avenue & Rougemount Drive intersections
with Altona Road). Therefore, the potential for rear lot development to the north
of the subject property is now minimal and unlikely.
2.2 A second driveway access onto Altona Road and the proposed anticipated
road widening of Altona Road will not create any adverse impacts
The Regional Municipality of Durham Works Department has re!cognized that
there are currently two driveway access points on the subject property which
may provide individual access to each residential lot in the event the property is
severed (the applicant intends to pursue a land severance application if this
Zoning Amendment Application is approved). Since no additional access points
are proposed and since the applicant intends to utilize the existing accesses onto
Altona Road, no adverse impacts are anticipated. The Region will require a road
conveyance of approximately 3.0 metres which will be dealt with at the land
division application stage.
Report PO 33-07
Nov~mb~r S, 2007
Subject: N. & N. Picciolo (A 5/07)
Page 4
37
2.3 The proposed development is compatible with existing development and
the subject property is to be zoned 'R4'
In recent years, properties within the immediate neighbourhood of the Altona
Road - Rougemount Drive/Littleford Street intersection have been the subject of
severances and plans of subdivision. Recently, Council approved lots with
frontages of 15 metres or greater along Rougemount Drive, north of Elizabeth B.
Phin Public School, just south of the subject site. Lots east of Altona Road along
Sheppard Avenue are zoned for a minimum 15 metre lot frontages. The
introduction of a frontage width of 15 metres along Altona Road on the subject
property will not negatively impact the existing streetscape or character of the
neighbourhood.
The area currently exhibits character of staggered front yard depths and one to
two storey building heights. To help maintain this character, it is recommended
that building height and front yard depth restrictions be applied to new
development on the subject lands. Recent Zoning Amendments along
Rougemount Drive have applied specific height limitations of 9.0 metres. Since
the subject property is situated within close proximity to Rougemount Drive, the
same height restriction should also apply.
With the exception of the corner properties, front yard depths along the east side
- of Altona Road, between Rougemount and Sheppard range from 12 - 30 metres
from the existing Altona Road allowance. Since rear yard development potential
is now severely limited, the location of proposed dwellings can be staggered to
assist with minimizing the impact of new development on existing dwellings. It is
recommended that a 15.0 metre front yard depth from the proposed Altona Road
right-of-way be required to minimize any impact of new development on existing
dwellings.
It is recommended that the subject property be zoned 'R4' - Residential
Detached Dwelling, with specific restrictions addressing height and front yard
depth, to permit the development of two lots with a minimum frontage of 15.0
metres and a minimum lot area of 460 square metres.
2.4 All development matters concerning the City will be addressed through the
land severance process
The applicant proposes to demolish the existing dwelling and sever the property
into two lots for the construction of two new detached dwellings. A conceptual
site plan showing the proposed severance is provided for reference (see
attachment #2). In order to ensure appropriate development of the proposed
lots, all requirements of the City will be included as conditions of approval for any
associated land severance application. These conditions will address matters
such as, but not limited to, grading & drainage, parkland dedication, and
securities. The applicant intends to submit a severance application to The
Report PO 33-07
November 5, 2007
. Subject: N. & N. Picciolo (A 5/07)
. It. 3 [5
Page 5
2.5 By-law to be forwarded to Council
The attached by-law, included as Appendix I to this report, implements Staff's
recommendation to approve the requested 'R4' residential zoning. It is
recommended that the attached by-law be forvlJarded to Council for enactment,
should Council approve this application.
3.0 Applicant's Comments:
The owner is aware of and supports the content and recommendation of this
Report.
APPENDIX:
Appendix I: Draft Implementing By-law
Attachments:
1. Location Map
2. Appli~ant's Submitted Plan
3. Address Map
4. Resident Comment - Helen Gardner
5. Resident Comment - Residents of 1478 Altona Road
6. Text of Information Report
7. Minutes from Statutory Public Meeting
8. Agency Comments - Region of Durham Planning Department
9. Agency Comments - Toronto and Region Conservation Authority
Report PD 33-07
Nov@mb8r 5,2007
Subject: N. & N. Picciolo (A 5/07)
Page 6
39
Prepared By:
Approved I Endorsed By:
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& Development
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Attachments
Copy: Chief Administrative Officer
Recommended for the consideration 0
Pickering City C u
,./
APPENDIX I TO
REPORT PO 33-07
40
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 5/07
THE CORPORATION OF THE CITY OF ~ 1:'7. .
BY-lAW NO. . r J
41
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 in Part of lot 33, Plan 228, in the City of Pickering. (A 05/07)
WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to
rezone the subject property, being Part of lot 33, Plan 228, in order to permit the
creation of two lots for detached dwellings;
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" AMENDMENT
Schedule "I" to By-law 3036, is hereby amended by changing the current "R3"
zoning designation to "R4" as shown on Schedule "I" attached thereto.
2. TEXT AMENDMENT
Section 1 0 - Residential Detached Dwelling Zone - R4 is hereby amended by
adding the following subsection after subsection 10.3.10:
10.3.11
Part of lot 33, Plan 228
Despite the height requirement provision of Subsection 5.9, the
yard requirement provision of Subsection 5.22, the front yard
requirement provision of Subsection 10.2.3 of this By-law, where
any lot having frontage on Altona Road on lands known as Part of
lot 33, Plan 228 in the City of Pickering, is used for a detached
dwelling, the following provisions shall apply:
(a) Dwelling Height (maximum):
9.0 metres;
(b) Front Yard Depth (minimum):
3. BY-LAW 3036
15 metres;
By-law 3036 is hereby further amended only to the extent necessary to give
effect to the provisions of this By-law as set out in Section 1 and 2 above.
Definitions and subject matters not specifically dealt with in this By-law shall be
governed by the relevant provisions of By-law 3036, as amended.
42
4. EFFECTIVE DATE
- 2 -
This By-law shall come into force in accordance with the provisions of the Planning Act.
BY-LAW read a first, second, and third time and finally passed this day of
,2007.
Oebi A. Wilco Clerk
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Yearwood, Ashley
From: Rourke, Heather en behalf of Planning Web Email
Sent: Thursday, August 30, 200710:02 AM
To: Yearwood, Ashley
Subject: FW: Zoning by law app. A05/07
Hi Ashley,
this is regarding your application at 1475 Altona Road. Would you please provide a response and let me know
how you replied.
Thanks!
Heather
-----Original Message-----
From: Helen GARDNER [mailto:ashlyn33@rogers.com]
Sent: Wednesday, August 29,2007 S:30 PM
fo: Planning Web Email
Subject: Zoning by law app. AOS/07
Regarding this property, I have one question. If this is approved, Where is the Landfil being dumped?
I have great concerns regarding this. As I have been told it is being dumped to the residents next to me.
?lease reasond
.s
33' '7
48
September 03,2007
Application Zoning By-law Amendment-A05/07
1475 Altona Rd Part Lot 33, Plan 228
We ate opposed to the development for multiple reasons:
"'"
1) Adverse impact on the value of our land.
2) Increasing residential dwelling accessing Altona Rd~, Class B
Arterial Rd.
3) Access to and from our house is already inhibited with the
current situation, pertaining to the rebuilding on lots 1477-
1479, with flatbeds delivering large equipment (during
nonconforming by-law hours; 5:50am) & concrete forms, the
stone slingers, coffee trucks, septic truck, workers vehicles,
Pump Crete truck, in tandem; Miller cement trucks blocking
Altona, and the dumping of wet cement from the ddivering
trucks into the ditch are sure to negatively impact the storm
water flow in these culverts. As this proposal site is directly
across from our land, we have concerns with the n~~gative
impact during the proposed development.
4) Considering the above taking place; with one house being built
during school summer hiatus, how will the community and
traffic on Altona endure two more houses being built?
5) With school now resuming and increase of foot traffic on
Altona Rd, what is the City of Pickering and The Hegion of
Durham going to guarantee its community with regards to
safety, if approved?
6) Will this construction site be a closed site? Will th(; City require
safety barriers during the development?
7) Will this developer provide a clear and safe sidewalk during
the development stage? Unlike Marshall Homes, burying the
west side sidewalk during the creation of Littleford subdivision,
then blocking the soft shoulder with workers vehicles, forcing
our children to walk on Altona Road, during peak Limes. And
the current contractor forcing of electric scooter operator to use
the road way as trucks were blocking the side walk
")
/
Concerned residents of 1478 Altona Road
i
II r TO
Ec?DflT II PD" ~~ i 3,. C --1
Citlf 01
49
INFORMATION REPORT NO. 08-07
FOR PUBLIC INFORMATION MEETING OF
September 4, 2007
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 05/07
N. & N. Picciolo
1475 Altona Road
(Part of Lot 33, Plan 228)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the subject property is located on the east side of Altona Road, north of
Rougemount Drive (see Location Map, Attachment #1);
- the subject property is currently zoned "R3" - Third Density Residential Zone,
which allows for a minimum lot frontage of 18 metres;
- the subject property has an area of approximately 0.35 hectare, a lot frontage
of 30.48 metres and currently supports a detached dwelling and other
accessory structures in the rear, behind the dwelling;
- existing residential uses surround the subject property.
2.0 APPLICANT'S PROPOSAL
- the applicant has requested to amend the existing zoning from "R3" - Third
Density Residential Zone to "R4" - Fourth Density Residential Zone to allow
for the creation of two lots with a minimum lot frontage of 15 metres, and to
allow for the future development of two new detached dwellings (see
Attachment #2);
- the applicant has not submitted a land severance application to the Durham
Region Land Division Committee.
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Information Report No. 08-07
ATTP,CHMENT #,~_,TO
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Page 2
50
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Reaional Official Plan
Durham Region identifies the subject property as being designated as Urban
Areas - Living Area, which shall be used predominantly for housing purposes;
- the subject property also fronts onto Altona Road, which is designated as a
Type B Arlerial Road, designed to accommodate the movement of moderate
volumes of traffic, including moderate volumes of truck traffic generally
maintain a desired operating speed of 60 kilometres/hour in Urban Areas with
a right-of-way ranging from 30 to 36 metres;
- the proposal appears to conform to the Durham Region Official Plan;
3.2 Pickerina Official Plan
- the City of Pickering identifies the subject property as being designated as
Urban Residential - Low Density Area within the Rougemount
Neighbourhood, which are areas intended primarily for housing, having a net
residential density up to and including 30 dwellings per net hectare (net
residential density proposed by applicant amounts to approximately
six dwellings per net hectare);
- encourages new development to be compatible with existing development,
the proposal appears to conform with the policies of the Official Plan;
3.3 Zoning By-law 3036
- the subject property is zoned "R3" - Third Density Residential Zone;
- the zoning permits a detached dwelling on a residential lot with a minimum lot
frontage of 18 metres and a minimum lot area of 550 square metres;
in addition to other setback requirements, the zoning requires a minimum
front yard depth of 7.5 metres from the property line or 19.5 metres from the
centre line of Altona Road, which ever is greater;
- an amendment to the existing zoning by-law is required to allow for the
potential future severance of the subject property.
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
- none received to date;
4.2 Agency Comments
- none received to date;
InformJtion R@port No. 08-07
I
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51
4.3 Staff Comments
In reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
. the impacts of future opportunities in the immediate area for potential rear lot
development;
. the impacts of a proposed second driveway access onto Altona Road;
. the impacts of the proposed anticipated road widening of Altona Road;
. the compatibility of the proposed residential development with the existing
built form in the surrounding area.
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.
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 Company Principal
- the owner and applicant of the subject property is Antonino & Nancy Picciolo.
ORIGINAL SIGNED BY
ORIGINAL SIGNED BY
Ashley Yearwood
Planner I
AY:jf
Attachments
Copy: Director, Planning & Development
Lynda Taylor, MCIP, RPP
Manager, Development Review
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52
APPENDIX NO. I TO
INFORMATION REPORT NO. 08-07
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1) none received to date
COMMENTING CITY DEPARTMENTS
(1) none received to date
"7
3c?-{) 7 Excerpts from
Planning & Development Committee
Meeting Minutes
Tuesday, September 4,2007
7:30 pm - Council Chambers
53
Chair: Councillor Littley
(I) PART 'A' - PLANNING INFORMATION MEETING
1. Information Report No. 08-07
Zoning By-law Amendment Application A 05/07
N. & N. Picciolo -
1475 Altona Road
(Part of Lot 33, Plan 228)
City of Pickerinq
A public information meeting was held under the Planning Act, for the purpose
of informing the public with respect to an application submitted by N. & N.
Picciolo for property municipally known as 1475 Altona Road.
Lynda Taylor, Manager, Development Review gave an outline of the
requirements for a Statutory Meeting under the Planning Act. She also noted
that if a person or public body does not make oral or written submissions to the
City before a by-law is passed that person or public body are not entitled to
appeal the decision of City Council to the Ontario Municipal Board, and may not
be entitled to be added as a party to the hearing unless, in the opinion of the
Board, there are reasonable grounds to do so.
Lynda Taylor gave a brief overview of zoning amendment application A 05/07.
Antonio Picciolo the applicant, 1639 Valleyridge Cres., Pickering, appeared
before the Committee in support of the application and noted that 2 driveways
already existed on the property and that they would be preserving the healthy
vegetation on the property. Mr. Picciolo noted that he had attempted to
assemble land in the area for future development however a new house is
being built on the North side of the property at this time; therefore no land
assembly is possible.
Dan Farren, 1487 Altona Road, Pickering, appeared before the Committee in
support of the application and noted that he was glad to see the proposed
detached dwelling development as it may put an end to the discussion of land
assembly for townhouses in the area
1
The Regional
Municipality
of Durham
Planning Department
605 ROSSLAND ROAD E
4" FLOOR
P.O. BOX 623
cWHITBY. ON L1N 6A3
:905) 668-7711
Fax: (905) 666-6208
E-mail: planning@
region.durham.on.ca
www.region.durham.on.ca
A.L. Georg/eft, MeIP, RPP
Commissioner of Planning
"Service Excellence
for our Communities"
54
September 24, 2007
Ashley Yearwood, Planner I
Planning and Development Department
City of Pickering
One The Esplanade
Pickering, Ontario
L 1V 6K7
Sent via email to:
ayearwood@citv .,pickerinQ .on .ca
Mr. Yearwood:
Re: Zoning Amendment Application A05/07
Applicant: Antonio and Nancy Picciolo
Location: 1475 Altona Road
Municipality: City of Pickering
We have reviewed this application to amend the zoning on the above
noted property. The following comments are offered for YOLT
consideration of the application.
The purpose of the application is to amend the zoning to permit two
residential lots with minimum 15.0 metre lot frontages. The zoning
amendment is required as the existing zone category permi1's residential
lots with a minimum 18.0 metre lot frontage.
Regional Official Plan
The lands subject to this application are designated "Living Area" in the
Durham Regional Official Plan. "Living areas" are predominantly for
housing purposes. The proposal may be permitted by the policies of the
Regional Official Plan.
Reqional Services
Municipal water supply and sanitary sewer services are available to the
subject property.
Altona Road (Regional Road 27) is a Type 'B' Arterial Road in the
Durham Regional Official Plan. Type 'B' Arterial Roads typically have a
right-of-way width ranging from 30 to 36 metres. A road conveyance of
approximately 3.0 metres will be required across the Altona R.oad
frontage of the property for a future road widening. The widf3ning may be
acquired through subsequent development applications.
g
;33 (' 7
55
The subject property currently has 2 entrances on Altona Road. The
entrances may provide individual access to each residential lot.
Provincial Policies & Delegated Review Responsibilities
This application has been screened in accordance with the terms of the
provincial plan review responsibilities. There are no matters of Provincial
interest applicable to this application.
Please contact me should you have any questions or require any
additional information.
O~m~ Yvvvl
Dwayne Campbell, Planner
Current Planning
Cc (via email):
Regional Works Department - Pete Castellan
onserRvaNliOn
for The Living City
t.?
I
33,
56
August 22, 2007
CFN 38708.05
BY FAX AND MAIL
.f,~
'to:;!>
;}
JJ
Ashley Yearwood
Planner I
City of Pickering
One The Esplanade
Pickering, ON
L 1 V 6K7
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Dear Mr. Yearwood:
RE: Zoning By-law Amendment Application A05/07
1475 Altona Road
Antonino & Nancy Picciolo
City of Pickering
Toronto and Region Conservation Authority (TRCA) staff has reviewed an application to amend the
zoning by-law on the above referred property and offers the following comments.
Background
The subject property is located at 1475 Altona Road, south of Sheppard Avenue in the City of Pickering. It
is our understanding that the applicant is requesting permission to amend the zoning by-law in order to
allow for the creation for two new residential lots with a minimum frontage of 15.0 metres.
Site Specific Comments
TRCA staff has reviewed the zoning amendment application and have determined tha' proposal does not
appear to affect any of TRCA's programs or policies. Further, the subject property is n.lt located within a
Regulated Area pursuant to Ontario Regulation 166/06.
Recommendations
In light of the above, we have no objections to the approval of zoning amendment A05/07.
We trust that this is of assistance. Pi ease contact me should you have any further que~;tions.
Y\hI0J;W
~~~ McNeill BA, BURPI
Planner I
Planning and Development
Extension 5744
CJ/smf!)-
Cc: Antonino Picciolo, Owner
Steve Heuchert, TRCA
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