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HomeMy WebLinkAboutApril 13, 2015 For information related to accessibility requirements please contact Linda Roberts Phone: 905.420.4660 extension 2928 TTY: 905.420.1739 Email: lroberts@pickering.ca Planning & Development Committee Agenda Monday, April 13, 2015 Council Chambers 7:00 pm Anything highlighted denotes an attachment or link. By clicking the links on the agenda page, you can jump directly to that section of the agenda. To manoeuver back to the agenda page use the Ctrl + Home keys simultaneously, or use the “bookmark” icon to the left of your screen to navigate from one report to the next. Planning & Development Committee Agenda Monday, April 13, 2015 Council Chambers 7:00 pm Chair: Councillor Ashe For information related to accessibility requirements please contact Linda Roberts Phone: 905.420.4660 extension 2928 TTY: 905.420.1739 Email: lroberts@pickering.ca Part “A” Pages Information Reports Subject: Information Report No. 02-15 1-11 Draft Plan of Subdivision Application SP-2014-04 Zoning By-law Amendment Application A 11/14 K. Lazaridis and Louisville Homes Ltd. Part Lot 31, Concession 2, Parts 1 & 2, Plan 40R-28483, and All of Block 70, Plan 40M-2254 (452 Finch Avenue and 453 Mahogany Court) (II) Other Business (III) Adjournment Information Report No. 02-15 Page 2 • the smaller of the two subject properties, 453 Mahogany Court, is a remnant block within the adjacent subdivision (Rosebank Garden Homes); it contains a temporary sanitary sewer easement in favour of the Region of Durham; this block was acquired by the applicant in order to develop the subject lands comprehensively • the lands are relatively flat with a moderate slope in a southerly direction towards Finch Avenue, with mature trees and hedgerows primarily along the west, north and southwest boundaries of the site; further south, mature trees line Finch Avenue • surrounding land uses include: north -low density residential development consisting of detached and & semi-detached dwellings fronting Mahogany Court and east Rougewalk Drive south -Hydro Corridor, and further south Finch Avenue west -older, large lot residential properties having frontage on the north side of Finch Avenue containing detached dwellings 3. Applicant's Proposal • the draft plan of subdivision proposes a total of 4 blocks for 8 semi-detached dwellings and a block for a road widening (see Submitted Draft Plan of Subdivision, Attachment #2) • the proposed lots will have a minimum lot frontage of 7.0 metres fronting along the south side of Mahogany Court • individual lots will be created through a future Part Lot Control Exemption By-law (see Submitted Lotting Plan and Conceptual Siting Plan, Attachment #3) • Block 5 is to be with Block 4 of the proposed draft plan, the adjacent landowner to the east (455 Mahogany Court), or a combination of the two • a 1.8 metre high noise attenuation fence is proposed along the rear property lines of Blocks 1 to 4, adjacent to the Hydro Corridor 4. Policy Framework 4.1 Pickering Official Plan • the subject lands are within the Rouge Park Neighbourhood and are designated "Urban Residential-Low Density Areas", 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 net density of approximately 24 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, and parking provisions Information Report No. 02-15 Page 3 • the Rouge Park Neighbourhood policies discourage designs which require the use of reverse frontages, berms and significant noise attenuation fencing adjacent to Finch Avenue, unless justified for a limited proportion of street frontage by unique site configuration or proximity considerations, and mitigated by special design and/or landscaping features • the proposal complies with the policies of the Official Plan; details of the applications will be assessed against the policies and provisions of the Official Plan during the further processing of the applications 4.2 Rouge Park Neighbourhood Development Guidelines • the Rouge Park Neighbourhood Development Guidelines: • require, as a condition of development, that landowners contribute to the cost of the Rouge Park Neighbourhood Study • recognize the challenges of overcoming the fragmented ownership in the Neighbourhood to ensure lands are developed in a cohesive well designed manner • promote residential development with a variety of housing types of high-quality design, arranged on efficient street patterns 4.3 ·zoning By-law 3036 • 452 Finch Avenue is zoned "A"-Rural Agriculture Zone which permits various agriculture uses including a detached dwelling • 453 Mahogany Court is currently zoned "S5-2"-Single Detached Residential Zone which permits a single detached dwelling on a lot with a minimum lot frontage of 9.0 metres and a minimum lot area of 250 square metres • the applicant proposes to rezone the subject lands with similar standards as the "SD-7" -Semi-Detached Residential zone used for the semi-detached lots within the adjacent Rosebank Garden subdivision • the chart provided as Appendix I summarizes the existing "S5-2" and "SD-7" zone standards along Mahogany Court and Rougewalk Drive, and the applicant's proposed zoning provisions 5. Comments Received 5.1 Resident Comments To-Date • one written comment from an area resident expressing concern regarding construction impacts on the existing residents, including the need for a separate construction access and a construction management plan • an oral comment from the abutting owner to the west (450 Finch Avenue) expressing concerns with the development of Block 1, the use of the existing shared vehicular access from Finch Avenue also being used as a temporary construction access, and the Region's long-term plan to close the existing access from Finch Avenue Information Report No. 02-15 Page4 • a petition from residents representing 9 households within the adjacent subdivision requesting that the applicant consider building detached dwellings instead of semi-detached, and expressing concerns about the possible devaluation of abutting properties 5.2 Agency Comments Region of Durham Toronto and Region Conservation Authority Hydro One Networks Inc. • the Regional Official Plan (ROP) designates the subject lands as "Living Area", which shall be used predominately for housing purposes • the proposed residential development, which completes the residential development along Mahogany Court, contributes to a range of housing alternatives and promotes intensification in proximity to an arterial road, is consistent with the policies of the ROP • this site is within an area of archaeological potential; as such, a Stage 1 Archaeological Assessment is required · • sanitary sewer and municipal water supply are available to service the proposed lots • staff has reviewed the Environmental Noise Impact Study as prepared by YCA Engineering Limited and concur with the recommendations • the Region has advised that the proposal complies with the policies of the Regional Official Plan and has provided its conditions of draft approval • no significant natural features on the site; therefore, no objection to these applications • all secondary land uses, such as a construction access, must be reviewed and approved by the Ontario Infrastructure and Land Corporation (OILC); a separate letter from OILC will be sent to grant access and support of the proposed development • access to, and road construction on the transmission corridor is not to occur until the appropriate arrangements are made • prior to the start of construction, at the developer's expense, temporary fencing must be installed along the edge of the transmission corridor Information Report No. 02-15 Durham Catholic District School Board Durham District School Board Canadian Pacific Railway Page 5 • a permanent 1.5 metre fencing must be installed along the mutual property line after construction is completed • no objection to the proposal and conditions of draft approval have been provided • no objection to the proposal • students generated from this development will attend St. Elizabeth Seton Catholic Elementary School and St. Mary Catholic Secondary School • no objection to the proposal • students generated from this development will attend Elizabeth B. Phin Public School and Dunbarton Public School • no objection to the proposal • satisfied with the Environmental Noise Impact Study, as prepared by YCA Engineering Limited, and recommends the insertion of the warning clause to be included in the conditions of draft plan approval 5.3 City Departments Comments Engineering & Public Works • the applicant is required to enter into a subdivision agreement with the City of Pickering concerning the provision of works external to the site such as securities, insurance, installation of a storm sewer, and sidewalk extensions • the applicant will be required to provide cost sharing for the Finch Avenue storm sewer • the applicant will be required to provide written permission from adjacent landowners at 450 Finch Avenue for any off-site grading • the applicant will be required to lift the reserve on Mahogany Court fronting the site • prior to the commencement of any works, the applicant will be required to erect temporary fencing around the entire perimeter of the subject lands and the fencing is to remain during construction Information Report No. 02-15 6. Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: Page 6 • ensuring that the proposed development is compatible with, and sensitive to, surrounding lands and the existing built form along Mahogany Court and Rougewalk Drive with respect to lotting pattern, building height and massing, yard setbacks, garage projection and architectural design • ensuring the proposed lotting pattern and house siting does not preclude development opportunities in an appropriate manner for the abutting property immediately to the west (450 Finch Avenue) • ensuring that Block 5 is merged with Block 4, or with the adjacent landowner to the east (455 Mahogany Court), or a combination of both, and does not result in a remnant parcel • ensuring appropriate approvals can be obtained from Ontario Infrastructure and Land Corporation/Hydro One to permit a temporary construction access from Finch Avenue • exploring alternative opportunities to provide a new permanent access from Finch Avenue for the adjacent property to the west (450 Finch Avenue), or consider using an "(H)" Holding Symbol in the implementing by-law for Block 1 to prevent development on the lands until an alternate vehicular access to 450 Finch Avenue is secured • reviewing the height and design of the noise attenuation fence, and ensuring the lands currently in Block 5 are also protected with the noise attenuation fence • ensuring a tree compensation plan and/or a financial contribution is provided to address the loss of existing mature trees and other significant vegetation • ensuring the landowners pay its proportionate share of the cost of the Rouge Park Neighbourhood Study and the cost of the stormwater management pond to the south • 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 Full scale copies of the plans and studies listed below are available for viewing at the offices of the City of Pickering, City Development D.epartment: • Planning Rationale, prepared by EMC Group Ltd. • Proposed Draft Plan • Arborist Report and Tree Inventory, prepared by D. Andrew White • Phase 1 Environmental Site Assessment, prepared by Geo-logic Inc. • Stormwater Management Brief, prepared by Politis Engineering Ltd. • Environmental Noise Assessment, prepared by YCA Engineering Zone Requirements Dwelling Type Lot Frontage (min) Lot Area (min) Front Yard Setback (min) Side Yard Width (min) Rear Yard Setback (min) Lot Coverage (max) Building Height (max) Appendix I to Information Report No. 02-15 Zoning Comparison Chart Existing Existing Applicant's "S5-2" Zone "SD-7'' Zone Proposed Zoning Detached Semi-detached Semi-detached Dwelling Dwelling Dwelling 9.0 m 7.0m 7.0 m 250m2 205m2 310m2 4.5 m 4.5m 4.5 m 1.2 m one side and 1.2 m one side and 1.2 m one side 0.6 m on the other 0.6 m on the other and 0.6 m on side; where dwelling side; where dwelling the other side is attached no side is attached no side yard requirement yard requirement 7.5 m 7.0m 7.0 m 48% 50% 50% 12.0 m 12.0 m 12.0 m