RECOMMENDATION:
That draft plan of subdivision 19TM-030013
(SU.03-113946) located at 7475 McCowan Road, proposed by Sebastiano and Theresa Mizzi be draft approved subject to the conditions
outlined in Appendix ‘A’;
That the zoning application (ZA.03-113947) to amend By-law 90-81 as amended, and By-law
304-87, as amended, submitted by Sebastiano
and Theresa Mizzi, to implement draft plan of subdivision 19TM-030013 (SU.03-113946) located at 7475 McCowan Road, be approved and the draft Zoning By-laws
attached as Appendix ‘B’ be finalized
and enacted;
That servicing allocation for the 18 units in the draft plan of
subdivision be granted as discussed
in the November 22, 2005 report on Servicing Allocation from the Director of Engineering and the Director of Planning and Urban Design;
That the applicant agree to
pay their proportionate share of the cost of the Hwy. 48 flow control measures,
to the satisfaction of the Director of Engineering.
That the Region of York be advised of the servicing allocation for
this development;
That the Town reserves the right to revoke or reallocate sewage
allocation and water supply should the development not proceed in a timely
manner;
And that the applicant provide to the Town the required
payment of 30% subdivision processing fees in accordance with the Town’s Fee
By-law (By-law 2005-189).
PURPOSE:
The purpose of this report is to recommend approval of the proposed plan
of subdivision and zoning by-law amendment applications by Sebastiano
and Theresa Mizzi to permit 18 additional single-detached dwelling units
at the northeast corner of Denison Street and McCowan Road.
BACKGROUND:
Subject lands and
area context
The subject lands comprise
approximately 1.16 hectares (2.87 acres) at the northeast corner of McCowan Road and Denison Street, municipally known as 7475
McCowan Road, as shown on Figure 1. The lands
are currently occupied by a single-detached dwelling and accessory building with
frontage on McCowan Road. The remainder of the lands are
vacant and generally unvegetated with the exception
of a number of trees and shrubs located within a depression at the east limit
of the property (Figure 3).
Surrounding
land uses include low density residential development nearing completion to the
north, two existing dwellings to the east, a commercial plaza on the southwest
corner of McCowan Road and Denison Street, and low
density residential development to the south across Denison Street and to the
west across McCowan Road (Figure 3).
Proposal is for 18 new
single-detached dwellings
The proposal
is for 19 residential blocks, 18 of which will be combined with lands within
the abutting plan of subdivision (65M-3864) to the north to create 18 new
single-detached lots with frontage on Walford Road (Figure 4). The existing
dwelling at the west limit of the property will remain within a block on the
proposed plan.
Proposed lot
frontages are approximately 12.0 metres which is consistent with the
subdivision immediately to the north.
Official Plan and Zoning
The proposed development is in conformity with the
Urban Residential (Low Density) designation and policies within the Secondary
Plan (PD 24-1) for part of the Armadale Planning District. The proposed subdivision has a density of
approximately 16.4 units per hectare (6.6 units per acre). Although the maximum permitted density for
low density development in the Secondary Plan is 15.5 units per hectare, the Secondary
Plan allows for densities to be averaged over two or more subdivisions. Since the proposed lots will be created by combining
lands in the subdivision immediately to the north (65M-3864), it is appropriate
that density be calculated over both these subdivisions. The resulting density for both subdivisions is
approximately 15.2 units per hectare, which complies with the maximum density
provision of the Secondary Plan.
The lands are zoned Rural Residential 2 (RR2) in By-law 304-87 which
permits single-detached dwellings within lots with minimum 60 metre frontages. It is recommended that the zoning amendment
attached as Appendix ‘B’ be approved to permit the 12 metre lots within the draft
plan of subdivision.
Issues identified in the Preliminary Report and
Public Meeting have been addressed
Issues identified in the October, 2003 Preliminary Report and the May 18, 2004 Public Meeting have been addressed as follows:
Mitigation of rear-lotting on Denison Street
The
existing road pattern within the subdivision to the north of the subject lands
forces a rear-lotting condition on Denison Street within the proposed plan of
subdivision. Although not ideal from an
urban design perspective, rear-lotting is an
established pattern of development in this area, and is considered acceptable
within this relatively small plan of subdivision.
In
order to reduce the impact of the rear-lotting
condition on Denison Street, a 4.0 metre landscaped buffer with enhanced
landscaping is being provided along Denison Street.
In addition, to improve the streetscape at the corner of McCowan Road and Denison Street, the existing masonry wall will be
removed and replaced with a more transparent corner treatment to be determined
in the landscape plan. The requirements
for an enhanced landscape treatment within the landscape buffer and the removal
of the existing masonry wall at the west limit of the subdivision are included
as conditions of draft approval.
Walkway to Denison Street
has been provided
At
the request of Committee, a 3.0m walkway between Block 19 and Block 1 has been
included to provide direct pedestrian access from Walford Road to Denison Street in the vicinity of the existing York
Region Transit bus stop.
Servicing allocation to be
granted
Staff recommend the approval of 18
units of servicing allocation for this subdivision as the site is already
pre-serviced through the development of the abutting subdivision to the north,
and the proposed plan of subdivision will complete development within this
portion of the Armadale community.
Traffic
assessment report indicates no adverse effect
At the May 18, 2004 Public Meeting, Committee requested that a traffic
impact study be prepared in response to resident concerns that the proposed
plan of subdivision would add to the existing traffic levels on Walford Road to the north of the subject lands. A traffic assessment report submitted by the
applicant indicates that the development of these lands was anticipated in traffic
assessments prepared in support of the Secondary Plan for the area in the
1980s, and that the development of the 18 single-detached units on the south
side of the southernmost segment of Walford Road will
not have an adverse impact on the existing community. Traffic from the newly
constructed subdivision on the north side of Walford Road, and from the proposed 18-unit subdivision on the
south side of Walford Road, can exit the subdivision from either of two local roads.
Noise study recommends noise
mitigation along Denison
Street
A noise study prepared in support of the proposed plan of subdivision
concludes that a continuous acoustic fence across the lots within the
subdivision, at a height typical of backyard fences (1.83m or 6ft), is
sufficient to mitigate noise from Denison Street. This acoustic fence will be built at the lot
line behind the landscaped buffer along Denison Street.
FINANCIAL
CONSIDERATIONS:
None identified at this time.
ENVIRONMENTAL CONSIDERATIONS:
None identified at this time.
ENGAGE 21ST CENTURY CONSIDERATIONS:
The proposed development makes efficient use of infrastructure.
BUSINESS UNITS
CONSULTED AND AFFECTED:
All Town departments and external agencies have been
circulated with these applications and all comments have been addressed.
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Valerie Shuttleworth, M.C.I.P., R.P.P.
Director of Planning & Urban Design
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Jim
Baird, M.C.I.P., R.P.P.
Commissioner of Development Services
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ATTACHMENTS:
Figure 1: Location Map
Figure 2: Area Context/Zoning
Figure 3: Aerial Photo
Figure 4: Proposed Plan of Subdivision
Q:\development\planning\appl\zoning\03113947\Final
DSC Rpt 6dec05
APPLICANT/AGENT: Masongsong Associates Engineering Tel: 905-944-0162 1151 Denison Street, Unit 15 Fax:
905-944-0165
Markham, ON
L3R 3Y4
FIGURE 1: LOCATION MAP
