Agenda item. COUNCIL PUBLIC MEETING May 11, 2016 SRPRS Planning and Regulatory Services Planning Division

Transcription

1 Agenda item COUNCIL PUBLIC MEETING May 11, 2016 SRPRS Planning and Regulatory Services Planning Division SUBJECT: Request for Comments - Zoning By-law Amendment Application JING HUD HOW, CHEW H001 KOO AND XIN WEI HUANG - Town File No. D (SRPRS ) Owner Jing Huei How and Chew Hooi Koo 155 Douglas Road Richmond Hill, ON L4E 3H1 Agent Evans Planning Inc Keele Street Vaughan, ON L4K 1Z7 Xin Wei Huang 22 Hughson Drive Markham, ON L3R 2T6 Location Part of Lot 4, Plan 163 (Municipal Address: 155 and 163 Douglas Road) PURPOSE A request for comments concerning a proposed Zoning By-law Amendment application to facilitate the establishment of one (1) additional building lot on the subject lands. RECOMMENDATION That Staff Report SRPRS with respect to the Zoning By-law Amendment application submitted by JING HUEI HOW, CHEW H001 KOO AND XIN WEI HUANG for lands known as Part of Lot 4, Registered Plan 163 (Municipal Addresses: 155 and 163 Douglas Road), Town File No. D , be received for information purposes only and that all comments be referred back to staff. 225 East Beaver Creek Road, Richmond Hill, ON L4B 3P4 T RichmondHill.ca Tc470/Ai1l

2 TOWN OF RICHMOND HILL - COUNCIL PUBLIC MEETING SRPRS May 11, 2016 Page 2 Contact: Katherine Faria, Planner I - Extension 5543 and/or Salvatore Aiello, Manager of Development - Extension 2471 Submitted by: -a Ana Bassios Commissioner of Planning and Regulatory Services Approved by: Neil Garbe Chief Administrative Officer LOCATION MAP CRESC ENT DOUGLAS ROAD H EADWATER CRESCENT 002 SUBJECT LANDS NOT TO SCALE

3 TOWN OF RICHMOND HILL - COUNCIL PUBLIC MEETING SRPRS May 11, 2016 Page 3 BACKGROUND INFORMATION The subject Zoning By-law Amendment application was received and deemed complete by the Town on March 15, The application was subsequently circulated to relevant Town departments and external agencies for review and comment. This report has been prepared in accordance with the statutory Public Meeting requirements of the Planning Act. The purpose of this report is to seek comments from Council with respect to the applicant's Zoning By-law Amendment application. SUMMARY ANALYSIS Site Location and Adjacent Uses The subject lands are located on the south side of Douglas Road, west of Dunn Drive and east of Yonge Street, and have a total lot area of 0.21 hectares (0.52 acres). The lands form two (2) existing building lots and support a one-storey, single detached dwelling on each existing lot. The lands abut residential uses to the west and south, a privately-owned drainage swale to the east and Douglas Road to the north (refer to Maps 1 and 2). Development Proposal The applicant is seeking Council's approval of its request to amend the Zoning By-law to create one (1) additional building lot on its land holdings (refer to Map 5). Each lot is to support one (1) single detached dwelling having frontage onto Douglas Road. The following is a summary table outlining the pertinent statistics of the applicant's development proposal based on the plans and drawings submitted to the Town: LOT 1 Proposed Lot Area: Proposed Lot Frontage: LOT 2 Proposed Lot Area: Proposed Lot Frontage: LOT 3 Proposed Lot Area: Proposed Lot Frontage: Total Combined Lot Area: square metres (7,480,92 square feet) metres (50.0 feet) 694,0 square metres (7, square feet) metres (50,0 feet) square metres (7, square feet) metres (49.97 feet) 0.21 hectares (0.89 acres)

4 TOWN OF RICHMOND HILL - COUNCIL PUBLIC MEETING SRPRS May 11,2016 Page 4 Supporting Documentation/Reports The applicant has submitted the following documents/information to the Town in support of the proposed development: Adjacent Property Plan; Oak Ridges Moraine Conformity Report; Planning Justification Report; Arborist Report; Severance Sketch; Conceptual Floor Plans; Conceptual Elevations; Phase One Environmental Site Assessment; and, Draft Zoning By-law. Zoning By-law Amendment Application The subject lands are presently designated "Residential Third Density (R3) Zone" under Zoning By-law No. 1703, as amended (refer to Map 3). The current zoning designation permits residential uses in addition to churches and buildings accessory thereto, private schools, boarding and rooming houses, and nursing homes. The provisions of the "Residential Third Density (R3) Zone" pursuant to By-law No. 1703, as amended, require a Minimum Lot Area of 1, square meters (15,000 square feet) and a Minimum Lot Frontage of metres (75 feet). The applicant is seeking Council's approval to rezone the subject lands from "Residential Third Density (R3) Zone" under Zoning By-law No. 1703, as amended, to "Single Detached Six (R6) Zone", under Zoning By-law No , as amended, with sitespecific development standards to facilitate future severances to create one (1) additional building lot on the subject lands. In addition, whereas the provisions of the "Single Detached Six (R6) Zone" require a minimum side yard setback of 1.5 metres (4.92 feet), the applicant's development proposal includes a request to permit reduced side yard setbacks to 1.2 metres (3.94 feet). The proposal maintains the standards of the "Single Detached Six (R6) Zone" with respect to all other provisions of the proposed zoning designation.

5 TOWN OF RICHMOND HILL - COUNCIL PUBLIC MEETING SRPRS May 11, 2016 Page 5 The following table provides a summary of development standards applicable to the proposed "Single Detached Six (R6) Zone" category under Zoning By-law No , as amended, including site-specific provisions proposed by the applicant: Statistic Permitted Standards (R6), By-law No , as amended Proposed Development Compliance Lot Area (Interior) Lot Area (Exterior) square metres square metres Complies Not Applicable Lot Frontage (Interior) Lot Frontage (Exterior) 15.0 metres 17.0 metres Complies Not Applicable Front Yard Setback 4.5 metres Complies Side Yard Setback 1.5 metres 1.2 metres Height 11.0 metres Complies Lot Coverage 40% Complies It should be noted that the subject lands are located in a Site Plan Control Area. However, at the time of preparation of this report, a related Site Plan application had not been submitted to the Town in conjunction with the subject Zoning By-law Amendment application, PLANNING ANALYSIS Oak Ridges Moraine Conservation Plan (2001) The subject lands are located within the Settlement Area in accordance with the policies of the Oak Ridges Moraine Conservation Plan. In accordance with Section 18 of the ORMCP, the purpose of Settlement Areas is to focus and contain growth within the greater context of the ORMCP area. In this regard, objectives related to development within Settlement Areas include maintaining and restoring environmental integrity, accommodating a connected system of trails, and the creation of strong communities, including economic development initiatives where the environmental objectives the ORMCP can be met. In accordance with Subsection 18(3) of the ORMCP, the creation of new lots is generally permitted within Settlement Areas subject to conformity with the ORMCP with respect to the consideration of key natural heritage features (KNHFs), hydrologically sensitive features (HSFs), watersheds and subwatersheds, wellhead and aquifer protection, transportation, infrastructure and utilities, sewage and water services, partial services, stormwater management, and rapid infiltration basins and columns. No KNHFs or HSFs have been identified on or adjacent to the subject lands. Town of Richmond Hill Official Plan (2010) The subject lands are designated Neighbourhood in accordance with Schedule A2 Land Use of the Town's Official Plan (refer to Map 4). Uses permitted within the Neighbourhood designation include primarily low-density residential uses and mediumdensity residential uses, neighbourhood commercial uses, community uses, parks and open spaces, and automotive service commercial subject to specific policy criteria as defined in Chapter 4 of the Town's Official Plan. The subject lands are situated within a

6 TOWN OF RICHMOND HILL - COUNCIL PUBLIC MEETING SRPRS May 11,2016 Page 6 designated priority infill area in accordance with policy (n) of the Town's Official Plan. In addition to the foregoing, the following represents a summary of policies contained in the Town's Official Plan that are applicable to the subject lands and relevant in the consideration of the applicant's proposal: Neighbourhood Designation low-density residential uses, including low-rise single detached, semi-detached and duplex dwellings are permitted within the Neighbourhood designation; development shall be compatible with the character of the adjacent and surrounding area; development within the Neighbourhood designation shall have a maximum building height of 3 storeys, except on an arterial street where the maximum building height shall be 4 storeys; development shall be compatible with the existing character of adjacent and surrounding areas with respect to the following: o predominant building forms and types; o massing; o general patterns of streets, blocks, lots and lanes; o landscaped areas and treatments; and, o general pattern of yard setbacks. development within a priority infill area shall be subject to the applicable infill study listed in policies (k) through (p) and shall be assessed based on conformity with the infill and urban design guidelines that have been approved by Council for that area. Oak Ridges Moraine Conservation Area nothing within the Town's Official Plan applies to prevent the conversion of an existing use that lawfully existed as of November 15, 2001 to a similar use provided that the proposed conversion will bring the use into greater conformity with the Official Plan and that the proposed use will not adversely affect the ecological integrity of the ORMCP area; and, all uses including the creation of new lots which are otherwise permitted under the Official Plan and applicable Secondary Plans, as amended, shall be permitted within the Settlement Area. Staff has undertaken a preliminary review of the policies within the Town's Official Plan and the Oak Ridges Moraine Conservation Plan that are considered to be relevant to the review of the applicant's development proposal. In this regard, staff provides the following general comments with respect to the applicant's request to rezone the subject lands: the creation of a new residential building lot is generally permitted within the Neighbourhood designation in accordance with the Town's Official Plan;

7 TOWN OF RICHMOND HILL - COUNCIL PUBLIC MEETING SRPRS May 11,2016 Page 7 the proposed lot fabric and setbacks are considered to be compatible with respect to Douglas Road and surrounding neighbourhood; the proposed residential use of the lands represents a similar use to that which is presently permitted in accordance with the current zoning designation; no part of a Key Natural Heritage Feature (KNHF), Key Hydrological Feature (KHF) or their associated minimum vegetation protection zones has been identified on or adjacent to the subject lands; and, the proposed development is subject to the guidelines contained within the applicable infill study approved by Council. It should be noted that a more detailed review and evaluation of the submitted application will be completed following the receipt of comments from Council, the public and outstanding Town departments and external agencies. Douglas Road Infill Study (1998) The subject lands are situated within the boundaries for the Douglas Road Infill Study ("Study"), endorsed by Council in June, The objectives of the Study generally seek to preserve, retain, integrate and manage natural systems, provide for an interconnective open space linkage system, integrate new housing developments into existing neighbourhoods, and provide a clear street pattern that integrates into existing patterns. Infill development comprising single family dwellings is generally supported by the Study, with a focus on maintaining the character of the existing neighbourhood. The Study recommends that new zoning standards for infill development on existing streets implement a minimum of 15.0 metre (50 feet) lot frontage, minimum sideyard setbacks of 1.2 metres (4 feet), and minimum front yard setbacks of 6.0 metres (20 feet) measured to the main wall of the dwelling. In accordance with Official Plan policy (3), proposed development within a priority infill area must demonstrate general conformity with the guidelines contained in the Study. PLANNING ANALYSIS Department and External Agency Comments The subject Zoning By-law Amendment application and the associated background studies and reports submitted in support of same have been circulated to various Town departments and external agencies for their review and comment. The following is a summary of the comments received as of the time of writing of this report. Development Planning Section Development Planning staff has undertaken a preliminary review of the applicant's development proposal and notes that the applicant's request to rezone the subject lands does not propose alterations to the existing and permitted uses associated with the subject lands. The purpose of the proposed rezoning application is to provide for appropriate development standards, including site-specific provisions, to allow for future severances and development of the subject lands.

8 TOWN OF RICHMOND HILL - COUNCIL PUBLIC MEETING SRPRS May 11,2016 Page 8 The request for site-specific provisions to permit side yard setbacks of 1.2 metres (3.94 feet) is consistent with the recommendations provided by the Douglas Road Infill Study ("Study") endorsed by Council. However, whereas the Study recommends a minimum front yard of 6.0 metres (19.69 feet) for infill development on existing streets, the applicant is proposing to implement a 4.5 metre (14.76 feet) front yard setback required in accordance with the standard provisions of the "Single Detached Six (R6) Zone" under Bylaw No , as amended. It should be noted that the pattern of infill development within the Douglas Road Neighbourhood predominately conforms to the standard provisions of the "Single Detached Six (R6) Zone" under Zoning By-law No , as amended, with respect to minimum permitted front yards. A comprehensive review of the subject application will be conducted following the receipt of comments and feedback from Town departments, external agencies, Council and the public. This detailed review will be completed in advance of and addressed as part of a recommendation report to be prepared for a future Committee of the Whole meeting. Other Town Departments and External Agency Comments Comments have been received from the Town's Development Engineering Section, The Town's Financial Services Department, Powerstreann, Bell Canada, and the Regional Municipality of York. These Town departments and external agencies have no objections to the application and/or have provided comments to be considered by the applicant during the more detailed implementation stage of the approval process. These comments have not been appended to this report. Outstanding Town Department and External Agency Comments As of the writing of this report, comments remain outstanding from the following Town departments and external departments: Canada Post; Enbridge Gas Distribution; Town of Richmond Hill Fire and Emergency Services; Town of Richmond Hill Zoning; Town of Richmond Hill Urban Design and Heritage; Town of Richmond Hill Parks and Natural Heritage Planning; Toronto and Region Conservation Authority (TRCA); York Catholic District School Board; and, York Region District School Board. FINANCIAL/STAFFING/OTHER IMPLICATIONS The recommendation does not have any financial, staffing or other implications. U2

9 TOWN OF RICHMOND HILL - COUNCIL PUBLIC MEETING SRPRS May 11, 2016 Page 9 RELATIONSHIP TO THE STRATEGIC PLAN The recommendations of this report do not have any direct implications with respect to the Town's Strategic Plan. An overview of how the subject application is aligned with the goals of the Town's Strategic Plan will be included in a future recommendation report to Council following a comprehensive review and evaluation of the applicant's development proposal. CONCLUSION The applicant is seeking Council's approval to rezone the subject lands from "Residential Third Density (R3) Zone", under By-law No. 1703, as amended, to "Single Detached Six (R6) Zone", under By-law No , as amended, with site-specific development standards to facilitate the future creation of one (1) additional residential building lot. The purpose of this report is to provide Council and the public with an overview of the applicant's development proposal, and to discuss the regulatory regime governing the evaluation of these planning applications. This report has been structured for information purposes only, with a recommendation that all comments be referred back to staff for consideration.

10 TOWN OF RICHMOND HILL - COUNCIL PUBLIC MEETING SRPRS May 11, 2016 Page 10 APPENDIX CONTENTS "A" Notice of Public Hearing ATTACHED "B" Excerpt from the Douglas Road Neighbourhood Infill Study (SRP ) - ATTACHED Drawings Map 1 - Map 2 - Map 3 - Map 4 - Map 5 - Map 6 - Map 7 - Aerial Photograph Neighbourhood Context Existing Zoning Official Plan Designation Severance Sketch Conceptual Elevation Conceptual Elevation

11 COUNCIL PUBLIC MEETING Wednesday, May 11, 2016 Concerning Proposed Zoning 8y-law Amendments A PUBLIC MEETING is scheduled for Wednesday, May 11, 2016 at 7:30 p.m. in the Council Chambers of the Municipal Offices, 225 East Beaver Creek Road, to notify the public and receive comments on the following applications that have been received by the Town. ITEM 1 INQUIRIES REF,ER TO TOWN FILE: D Katherine Eerie, Planner 1 - Subdivisions , katherine.farla@richmondhill.ca A request from JING HUEI HOW, CHEW H001 KOO and X IN WEI HUANG to amend the Zoning By-law for lands described as Part of Lot 4, Registered Plan 163 and municipally known as 155 and 163 Douglas Road... '.The. proposed Zoning By-law Amendment is to facilitate the future severance of the subject lands to create one (1) additional building tot having a frontage on Douglas Road.. ITEM 2 INQUIRIES REFER TO TOWN FILE: - D , Derek Lau; Planner II , derelclau@richmoridhill.ca A request from SEYEDMOHAM MAD SHAMS AND LIDA SHAH' to amend the Zoning By-law for lands described as Part of Lot, 21, Registered Plan M-807, and municipally tyr.,..,g known as Bathurst Street. The proposed Zoning By-law Amendment is to facilitate a day nursery use within an existing single-detached dwelling on the subject lands. Any person may attend the meeting and/ or make written or verbal representation either in support of or in opposition to the proposed Zoning By-law Amendments. - Written comments by any person unable to attend the meeting should be mailed/ faxed/ ed to tide Acting Clerk, The Corporation of the Town of Richmond Hill, to be received no later than 12:00 p.m. noon on Wednesday, May 11, Please ensure that you include your name and address 50 that you may be contacted If necessary. Zoning By-law Amendment Appeal: if a person or public body does not make oral submissions at the public meeting or make written submissions to the Acting Clerk, The Corporation of the Town of Richmond Hill before the proposed Zoning By-law Amendments are passed or refused, the person or public body is not entitled to appeal the decision of the Council of the Town of Richmond Hill to the Ontario Municipal Board and may not be added as a party to the hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to do so. If you wish to be notified of the passing or refusal of the proposed Zoning By-law Amendments, you must make a written request to the Acting Clerk, The Corporation of the Town of Richmond Hill, 225 East Beaver Creek Road, Richmond 11110N L4B 3P4. Notice of Collection: Personal information collected as a result of this public meeting is collected under the authority of the Municipal Act, the Municipal Freedom of Information and Protection of Privacy Act (MFIPPA), the Planning Act and the Town of Richmond Hill's Procedure By-law, and all other relevant legislation, and will be used to assist in making a decision on this matter. All personal information (as defined by MFIPPA), including (but not limited to) names, addresses, opinions and comments collected will be made available for public disclosure to members of the public, at the meeting, through requests, and through the website of The Corporation of the Town of Richmond Hill unless you expressly request the Town to remove it Questions regarding the collection, use and disclosure of this personal information may be directed to the Acting Clerk at the contact information provided below. Compliance with Provincial laws respecting Notice may result, in you receiving duplicate notices. Detailed information regarding the proposed Zoning By-law Amendments may be obtained by contacting the Planning a Regulatory Services Department between 8:30 ant and 4:30 p.m., 225 East Beaver-Creek Road, 4th Floor at The Staff Reports will be available at the Office of the Clerk, Ground Floor of the Municipal Offices, on Wednesday, May 4, 2016 after 3:00 pm. The Staff Reports will also be available on the Town's website RichmondHifica/Meetings. Gloria T. Collier, Acting Clerk Tel: ) Fax: clerks@iichmondhill.ca DATED THIS 14TH DAY OF APRIL, 2016.= ma K...12 UAW.,,-- -org a IAppendix )) A" SRPRS File s Town of Richmond Hill 225 East Beaver Creek Road Richmond Hill, ON L48 3P4 1

12 (( SRP _ 5 _!Appendix '?-) SRPRS File(s) 00-1W-DO-SR Zoning Standards Zoning By-law 1703 applies to lands in the Douglas Road neighbourhood and dates from It reflects the original large lot development pattern on private services. An amendment to the North Urban Area Zoning By-law , adopted as part of the OPA 129 process, will be required for property owners who proceed either by severance or plan of subdivision. Owners are encouraged wherever appropriate to co-ordinate and file applications that are comprehensive. All applications are to generally conform to the principle urban design objectives and Design Guidelines for the Douglas Road neighbourhood, contained in Staff Report SRP as well as address Regional standards and requirements, where applicable. The zoning standards for infill development recommended by MBTW include: minimum frontage on existing streets is 15 metres (50 feet) with a 1.2 metre (4 foot) sideyard setback and a 6.0 metre (20 foot) front yard setback to the main wall of the dwelling; minimum frontage along newly constructed streets (wide shallow lots) is to be 12.2 metres (40 feet); and, the principles of small lot development such as the front face of the garage is not to extend beyond the front face of the living area should be implemented. The Preferred Concept Plan and the Douglas Road Neighbourhood Infill Report, prepared by MBTW and contained in Appendix "A" to this report meets the requirement in OPA 129 for the preparation of a comprehensive infill plan, and, accordingly, applications for zoning amendments, plans of subdivision and severances can be processed. nono7o

13 Copyright J.D.Barnes Limited 2015 Orthophotography AERIAL PHOTOGRAPH BLOCK 07 Legend CSUBJECT LANDS KF/SS SRPRS MAP. i File No. D _1 TOWN OF RICHMOND HILL PLANNING AND REGULATORY SERVICES DEPARTMENT

14 RESIDEN 1\8\ AL: RES 1 1 IDENTIAL Ei (f) EN1t4 il" a M DOUGLAS ROAD i PLAN RESID E_NTIAL PLAN ESIDENTIA NEIGHBOURHOOD CONTEXT SUBJECT LANDS S216009A.DGN KF/SS SRPRS MAP. 9- BLOCK 07 FILE NO.D TOWN OF RICHMOND HILL PLANNING AND REGULATORY SERVICES DEPARTMENT

15 EXISTING ZONING SUBJECT LANDS ZONING_S216009A.DGN ( KF/SS SRPRS MAP. 3 BLOCK 07 FILE NO.D TOWN OF RICHMOND HILL PLANNING AND REGULATORY SERVICES DEPARTMENT

16 DOUGLAS ROAD ISSIBIII un Iimmonsounas sig 165 and 163 Dou At Road ris OFFICIAL PLAN DESIGNATION NOTE: The information provide M this Map.is a depiction et a porlion or the Richmond Hilt Official Far accurate relatence, Ike schedules and policies of Ilte Richmond Hill Official Plan must be consuiled. In the case of a discrepancy between ttio scheduios and lire policies of the Richmond Hilt Official Plan, lire pokcies shall lake precedence. Legend * Subject Lands %Eau SUBJECT AREAS Neighbourhood KF/SS SRPRS MAP BLOCK 07 FILE NO. D TOWN OF RICHMOND HILL PLANNING AND REGULATORY SERVICES DEPARTMENT

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