Agenda Item 3.1 a Staff Report for Council Public Meeting Date of Meeting: October 25, 2017 Report Number: SRPRS.17.161 Department: Division: Subject: Planning and Regulatory Services Development Planning Request for Comments Zoning By-law Amendment Application 2559986 Ontario Limited and Nicola Di Placido and Teresina Di Placido Town File: D02-17017 (SRPRS.17.161) Owners: 2559986 Ontario Limited and Nicola Di Placido and Teresina Di Placido 220 King Road Richmond Hill, ON L4E 2W1 Agent: Lepek Consulting Inc. 2 Edith Drive, Suite 503 Toronto, ON M4R 2H7 Location: Legal Description: Lots 6 and 7, Registered Plan 484 Municipal Address: 11 and 13 Poplar Drive Purpose: A request for comments concerning a proposed Zoning By-law Amendment application to facilitate the creation of three (3) additional building lots on the subject lands. Recommendation: That Staff Report SRPRS.17.161 with respect to the Zoning By-law Amendment application submitted by 2559986 Ontario Limited and Nicola Di Placido and Teresina Di Placido for lands known as Lots 6 and 7, Registered Plan 484, municipally known as 11 and 13 Poplar Drive, Town File: D02-17017 be received for information purposes only and that all comments be referred back to staff. 1
Town of Richmond Hill Council Public Meeting Date of Meeting: October 25, 2017 Report Number: SRPRS.17.161 Page 2 Contact Person: Mary Filipetto, Senior Planner Subdivisions, phone number 905-747-6245 and/or Denis Beaulieu, Manager of Development Subdivisions, phone number 905-771- 2540. Submitted by: "Signed version on file in the Office of the Clerk" Kelvin Kwan Commissioner of Planning and Regulatory Services Approved by: "Signed version on file in the Office of the Clerk" Neil Garbe Chief Administrative Officer Location Map Below is a map displaying the property location. Should you require an alternative format call the person listed under Contact Person above. 2
Town of Richmond Hill Council Public Meeting Date of Meeting: October 25, 2017 Report Number: SRPRS.17.161 Page 3 Background Information: The subject Zoning By-law Amendment application was received and deemed complete by the Town on July 4, 2017. The application was subsequently circulated to relevant Town departments and external agencies for review and comment. In accordance with the statutory Public Meeting requirements of the Planning Act, the purpose of this report is to seek Council and public comments with respect to the subject Zoning By-law Amendment application. Summary Analysis Site Location and Adjacent Uses The subject lands are located at the southeast corner of Poplar Drive and McCachen Street and have a total lot area of 0.279 hectares (0.689 acres). The lands abut Poplar Drive to the north, McCachen Street to the west, and existing residential dwellings to the east and south (refer to Maps 1 and 2). The lands currently support one single family detached dwelling on each of the existing lots that are proposed to be demolished as part of this development proposal. Development Proposal The applicant is seeking Council s approval to rezone the subject lands from Residential Urban (RU) Zone under Zoning By-law 1275, as amended, to Single Detached Five (R5) Zone and Single Detached Six (R6) Zone, under Zoning Bylaw 313-96, as amended, with site specific provisions to facilitate the creation of three (3) additional building lots, for a total of five (5) lots on its land holdings. The applicant is proposing a total of three (3) lots with frontage on Poplar Drive and two (2) lots with frontage on McCachen Street. Five two-storey single family detached residential units are proposed to be constructed (refer to Maps 6 and 8). 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: Total Lot Area: 0.279 hectares (0.689 acres) Total Lot Frontage: o Poplar Drive: 45.71 metres (159.0 feet) o McCachen Street: 27.20 metres (89.23 feet) Lot 1 Poplar Drive o Lot Frontage: 16.99 metres (55.74 feet) o Lot Area: 573.33 square metres (6,171.47 square feet) o Building Height: 11 metres (36 feet) o Lot Coverage: 40% Lot 2 Poplar Drive o Lot Frontage: o Lot Area: o Building Height: 14.36 metres (47 feet) 484.57 square metres (5,216.03 square feet) 11 metres (36 feet) 3
Town of Richmond Hill Council Public Meeting Date of Meeting: October 25, 2017 Report Number: SRPRS.17.161 Page 4 o Lot Coverage: 42% Lot 3 Poplar Drive o Lot Frontage: 14.36 metres (47 feet) o Lot Area: 484.57 square metres (5,216.03 square feet) o Building Height: 11 metres (36 feet) o Lot Coverage: 45% Lot 4 McCachen Street o Lot Frontage: 13.60 metres (44.62 feet) o Lot Area: 621.79 square metres (6,693.11 square feet) o Building Height: 11 metres (36 feet) o Lot Coverage: 30% Lot 5 McCachen Street o Lot Frontage: 13.60 metres (44.62 feet) o Lot Area: 621.79 square metres (6,693.11 square feet) o Building Height: 11 metres (36 feet) o Lot Coverage: 30% Supporting Documentation/Reports The applicant has submitted the following documents/information to the Town in support of the proposed development: Development Application Summary; Planning Justification Statement including Oak Ridges Moraine Conformity Statement; Draft Zoning By-law Amendment; Legal Description; Adjacent Property Plan; Draft Reference Plan; Site Plan and Development Concept Plan; Elevations; Floor Plans; Tree Inventory and Preservation Plan; Phase One Environmental Site Assessment; Functional Servicing Report including Water Balance; and Grading and Servicing Plan. Zoning By-Law Amendment Application The subject lands are zoned Residential Urban (RU) Zone under Zoning By-law 1275, as amended (refer to Map 4). This zone category permits a single family dwelling among other uses. However the proposal does not meet the development standards of the Urban Residential (RU) Zone under By-law 1275, as amended. Accordingly, the applicant is proposing to rezone the subject lands to Single Detached Five (R5) 4
Town of Richmond Hill Council Public Meeting Date of Meeting: October 25, 2017 Report Number: SRPRS.17.161 Page 5 Zone and Single Detached Six (R6) Zone under By-law 313-96, as amended, with the following site specific provisions: Poplar Drive Lots 1-3: Proposed R6 Zoning Standards under By-law 313-96, as amended Development Standard R6 Zone Standards, By-law 313-96 as amended Proposed Standard Compliance Lot Frontage (interior) Lot Frontage (corner) 15 m (49.2 ft) 17 m (55.8 ft) 14.3 m (46.9 ft) 16.9 m (55.4 ft) Site Specific Exception Lot Area (interior) 500 sq.m. (5,382.1 sq.ft) 484 sq.m. (5,210.0 sq.ft.) Site Specific Exception Lot Area (corner) * 565 sq.m. (6,081.8 sq.ft.) 573 sq. m. (6,168.0 sq.ft.) Yes Front Yard Setback 4.5 m to main wall 6.0 m to garage 4.5 m to main wall 6.0 m to garage Yes Rear Yard Setback Interior Yard Setback Exterior Side Yard Setback (min.) 7.5 m 7.5 m Yes 1.5 m 1.2 m Site Specific Exception 3.0 m 3.0 m Yes Building Height (max.) 11 m 11 m Yes Coverage (max.) 40% 45% Site Specific Exception *includes any daylighting triangle to be conveyed to the Town of Richmond Hill 5
Town of Richmond Hill Council Public Meeting Date of Meeting: October 25, 2017 Report Number: SRPRS.17.161 Page 6 McCachen Street Lots 4 and 5: Proposed R5 Zoning Standards under By-law 313-96, as amended Development Standard R6 Zone Standards, By-law 313-96 as amended Proposed Standard Compliance Lot Frontage (interior) 13.5 m (44.3 ft) 13.5 m (44.3 ft) Yes Lot Area (interior) 450 sq.m. (4,844.0 sq.ft) 450 sq.m. (4,844.0sq.ft) Yes Front Yard Setback 4.5 m to main wall 6.0 m to garage 4.5 m to main wall 6.0 m to garage Yes Rear Yard Setback Interior Yard Setback 7.5 m 7.5 m Yes 1.5 m 1.2 m Site Specific Exception Building Height (max.) 11 m 11 m Yes Coverage (max.) 40% 45% Site Specific Exception Planning Analysis Town of Richmond Hill Official Plan The subject lands are designated Neighbourhood in accordance with Schedule A2 (Land Use Plan) to the Town s Official Plan (refer to Map 3). Uses permitted within the Neighbourhood designation include primarily low-density residential uses, mediumdensity residential uses, neighbourhood commercial uses, community uses, parks and open spaces, and automotive service commercial uses subject to specific policy criteria as outlined in Chapter 4 of the Town s Official Plan. The Neighbourhood designation policies also require development to be compatible with the character of the adjacent/surrounding area and have a maximum building height of 3 storeys. The subject lands are located within the Settlement Area of the Oak Ridges Moraine as defined in accordance with the Oak Ridges Moraine Conservation Plan. In accordance with Section 3.2.1.1 (18) of the Town's Official Plan, all uses which are otherwise permitted under the Town's Official Plan shall be permitted within the Settlement Area. 6
Town of Richmond Hill Council Public Meeting Date of Meeting: October 25, 2017 Report Number: SRPRS.17.161 Page 7 King Road Tertiary Plan Pursuant to a Council Public Meeting held on May 3, 2017, it has been identified that a Tertiary Plan (The King Road Tertiary Plan) shall be undertaken with respect to the lands generally located to the east of the Puccini Drive Neighbourhood Infill Study and to the west of the Oak Ridges Local Centre designation in the Town s Official Plan. The Tertiary Plan is to be prepared in accordance with Section 5.2 of the Town s Official Plan and is intended to guide the pattern of development within the defined study area (refer to Map 7). The objectives of the Study are to ensure that infill development maintains the character of the existing neighbourhood, that transition of uses are compatible with the surrounding area, and that the street pattern is clear and integrates well into the existing development patterns. Further the Town seeks to preserve, retain, integrate and manage natural systems and provide for an interconnected open space linkage system while integrating new housing developments into existing neighbourhoods. The applicant s development proposal is situated within the boundaries of The King Road Tertiary Plan Study Area as shown on Map 7. On September 26, 2017, the Town held a public consultation meeting with area residents to inform the community of the proposed study area and objectives. Staff presented potential demonstration scenarios and requested feedback from the public. It is staff s intention to bring forward a recommendation report to Council during the Fall 2017 session. A more detailed review and evaluation of the submitted application in relation to the Town s Official Plan will be completed following the receipt of comments from Council, the public and Town departments/external agencies, in addition to the completion of the King Road Tertiary Plan. 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 Division Planning staff has completed a preliminary review of the applicant s development proposal, including plans and materials submitted in support of the proposed development. In consideration of the policies of the Town s Official Plan which are relevant to the review and evaluation of the proposed development, staff provides the following comments: the proposed single detached dwellings are permitted within the Neighbourhood designation of the Town s Official Plan (2010); the proposed development meets the height requirements permitted within the Neighbourhood designation of the Town s Official Plan (2010); the development standards for the proposed lots meet the R5 and R6 Zone standards under Zoning By-law 313-96, as amended, with the exception of lot 7
Town of Richmond Hill Council Public Meeting Date of Meeting: October 25, 2017 Report Number: SRPRS.17.161 Page 8 frontage and lot area (interior) for the proposed lots on Poplar Drive; and lot coverage and interior side yards for all of the proposed lots; the proposed development is located within the boundaries of The King Road Tertiary Plan Study Area. The process for the Study is running concurrently with the processing of the subject Zoning By-law Amendment application. In this regard, the layout of the proposed development for the subject lands may be impacted by the recommendations of the Tertiary Plan; future Consent applications will be required for the creation of the three (3) additional lots. It is anticipated that a daylighting triangle will need to be conveyed to Town at the southeast intersection of Poplar Drive and McCachen Street; and, servicing allocation for the proposed lots will be obtained from the Town s Consent/Part Lot Control reserve. Other Town Departments and External Agency Comments Comments have also been received and forwarded to the applicant from Rogers, PowerStream, Enbridge, Canada Post, the Town s Finance Department, the Town s Zoning Section, the Town s Fire and Emergency Services Department, the Town s Parks and Natural Heritage Section, the Regional Municipality of York, and Toronto and Region Conservation Authority (TRCA). Outstanding Town Department and External Agency Comments As of the writing of this report, comments remain outstanding from the following Town departments and external agencies: Bell Canada; Town of Richmond Hill Community Services Department; Town of Richmond Hill Urban Design and Heritage Section; Town of Richmond Hill Development Engineering Division; and York Region District School Board. Financial/Staffing/Other Implications The recommendations of this report do not have any financial, staffing or other implications. 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 to facilitate the future creation of three (3) additional building lots on its land holdings. The purpose of this report is to provide Council and the public with an overview of the applicant s 8
Town of Richmond Hill Council Public Meeting Date of Meeting: October 25, 2017 Report Number: SRPRS.17.161 Page 9 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. 9
Town of Richmond Hill Council Public Meeting Date of Meeting: October 25, 2017 Report Number: SRPRS.17.161 Page 10 Appendix Contents and Maps: The following attached documents may include scanned images of appendixes, maps and photographs. If you require an alternative format please call contact person listed in this document. Appendix A, Notice of Public Meeting Map 1 Aerial Photograph Map 2 Neighbourhood Context Map 3 Official Plan Designation Map 4 Existing Zoning Map 5 Proposed Zoning Map 6 Concept Site Plan Map 7 King Road Tertiary Plan Study Area Map 8 Concept Elevations 10
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