RECOMMENDATION:
That the staff report entitled “Preliminary
Report: Mohammed Khan in Trust. Application to amend the zoning by-law to permit
6 residential lots, 93 Helen Avenue, South Unionville Planning District (ZA 05-019772) be received,
And that a Public Meeting be held to consider the zoning
application (ZA 05-019772) and a
subdivision application, when the
required subdivision application is submitted.
PURPOSE:
The purpose of this report is to provide preliminary
information regarding the application by Mohammed Khan in Trust for an
amendment to the zoning of the lands at 93 Helen
Avenue in South Unionville and to recommend that a
statutory public meeting be held to consider this application and an
application for a plan of subdivision.
BACKGROUND:
Site location description
and area context
The subject land,
consisting of 0.317 hectares (0.783 acres), is located in the South Unionville Planning District, at the south west corner of Helen Avenue and Greenberg Gate. To the north, fronting onto Helen Avenue are existing
detached residential dwellings. To the
south are vacant lands and immediately east and west of this site are existing
residential dwellings on larger lots.
Further east of this site, east of Greenberg Gate, single detached dwellings
are to be constructed as part of Phase 3 of draft approved subdivision 19TM-02005
(Swallow’s Nest).
Proposal is to create six (6)
single detached residential lots
The applicant is requesting a zoning by-law
amendment to accommodate six (6) single detached dwellings. All six (6) lots will have approximately 10m
(32.8ft) frontages. Three of the
proposed lots will front onto Helen Avenue and three lots will front onto Peshawar Avenue, once it is constructed through the
site, as provided for in the South Unionville Community Structure Plan. The balance of the lands south of Peshawar Avenue are intended to form part of a
small neighbourhood parkette.
The lands to the east of this site, east of
Greenberg Gate, are currently being developed as part of draft approved plan of
subdivision 19TM 02005, with similar residential lots fronting onto Helen
Avenue and Peshawar Avenue. The
development of the subject lands would be consistent with the emerging pattern
of development in the area.
The proposal conforms
to the Secondary Plan and Community Design Plan
The lands are designated both in the
Secondary Plan and the Community Design Plan as ‘Low Density Residential’.
The proposed six (6) single detached dwellings are consistent with the
policies in the Secondary Plan and Community Design Plan. The proposed neighbourhood parkette, south of
Peshawar Avenue, is also consistent with the
Secondary Plan designation, ‘Neighbourhood Park’.
Zoning By-law amendment required
The
subject lands are zoned Rural Residential One (RR1) under By-law 304-87, as
amended. Amendments are required to
delete the lands from By-law 304-87, and to incorporate the lands within the
Town’s Urban Expansion By-law 177-96, as amended. The applicant has requested that the lands be
re-zoned to R2*31 (Residential Two). This zone category contains development
standards consistent with those applied to similar lots on adjacent lands within
the South Unionville area. The portion of the lands
immediately south of Peshawar
Avenue would be rezoned to
OS1 (Open Space 1) to reflect the small neighbourhood parkette.
Subdivision
agreement required.
The applicant
has submitted an application for consent to sever the lands at 93 Helen Avenue.
The applicant is proposing to create two (2) new lots as part of this
application with the remainder of the lots being created in the future, as part
of other consent applications. Staff
note however that the zoning application is intended to provide for six (6)
residential lots and a new road is required through the applicant’s lands. Consistent with Official Plan policies, staff
recommend that an application for approval of a draft pan of subdivision be submitted to provide for the
dedication and construction of the extension of Peshawar Avenue
and to address other development and servicing matters.
POTENTIAL
BENEFITS OF APPROVAL OF THE PROPOSAL
·
Development of the subject lands in accordance with
the Secondary Plan and the Community Design Plan.
·
The
proposal is consistent with the emerging pattern of development in the area.
CONCERNS/ISSUES TO BE RESOLVED:
The following
is a brief summary of concerns/issues raised to date. These matters, and any
others identified through the circulation and detailed review of the proposal,
will be addressed in a final staff report to be presented to Committee at a
later date.
- An
application for a plan of subdivision is required to be submitted to
address development and servicing concerns.
·
This development will require a
servicing allocation for six (6) units. Servicing allocation for these six (6)
units is available from the 86 units assigned to the South Unionville Planning
District in the February 22, 2005 resolution of
Council, consistent with the Region’s approval of the Town’s interim solution
for allocation on June 27, 2005. Written confirmation that servicing
allocation is available will be required from the South Unionville Planning
District Developers Group Trustee.
- A tree preservation and inventory plan is required to be submitted
for approval.
It would be appropriate to hold a Public Meeting to obtain comments on
this application and plan of subdivision application, when submitted.
FINANCIAL
CONSIDERATIONS:
There are no financial
implications for the Town in this report.
ENVIRONMENTAL
CONSIDERATIONS:
None at this time.
ACCESSIBILITY CONSIDERATIONS:
None at this time.
ENGAGE 21ST CONSIDERATIONS:
The proposal is in keeping with Town of Markham’s
Corporate Goal of managed growth by providing a
framework for the timely delivery of well-planned new communities that are
phased and coordinated with the provision of infrastructure
BUSINESS UNITS
CONSULTED AND AFFECTED:
The application has been circulated to
internal departments and external agencies for comment.
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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: Aerial Photograph
Figure 3: Zoning/Context Map
Figure 5: Site Plan
APPLICANT: Mohammed
Khan in Trust
Shakir
Rehmatullah
191 Helen Avenue
Markham Ontario L3R
1J7
Tel:
416-399-6739 Fax: 905-479-9151
AGENT: Tony Masongsong
1151 Denison Street
Markham, ON L3R
3Y4
Tel: (905)
944-0162 Fax: (905) 944-0165
Q:/Development\Planning\APP\Zoning\93 Helen 05
019772
