Report to: Development Services Committee Date of Meeting: May 2, 2006
SUBJECT: PRELIMINARY
REPORT
Application
by Cathedral Town Limited and 404 Developments Inc. for Zoning By-law Amendment
to permit 4 single detached dwellings at 1 & 11
Magic Ave. and 16 & 28 Bonheur Rd. in the West
Cathedral Community
PREPARED BY: Ron
Blake, Manager West District Team
RECOMMENDATION:
That a public meeting be held to
consider the application for Zoning By-law Amendment to permit 4 single
detached dwellings at 1 & 11 Magic Ave.
and 16 & 28 Bonheur Rd.
in the West Cathedral Community (File No. ZA 06 108758)
RECOMMENDED BY:
|
Valerie Shuttleworth, M.C.I.P., R.P.P.
|
|
Jim Baird, M.C.I.P., R..P.P.
|
|
Director of Planning
and Urban Design
|
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Commissioner of Development
Services
|
EXECUTIVE SUMMARY:
Not applicable
FINANCIAL CONSIDERATIONS:
Not applicable
Site Location and Area Context
The four properties are located
west of Woodbine Avenue
between the Cathedral and the Hamlet of Victoria Square, in the Cathedral Town
Phase 1 subdivision (see Figures 1, 2 and 3 attached). Surrounding land uses include predominantly
single detached, lane based dwellings fronting Bonheur
Road, Magic Avenue,
Gardon Avenue and Orr
Farm Road.
The four single detached lots,
which are the subject of these applications, flank a neighbourhood park square of approximately 1/3 hectare.
Proposed Development
As shown in Figures 4, 5, 6 and 7
the proposal consists of four single detached residences, 2 flanking the north
side of the park and two flanking the south side. Both pedestrian and vehicular access to the
dwellings will be from the flanking east west roads to the north and south of
the park (Orr Farm Road and
Gardrn Avenue
respectively). The dwellings will be
separated from the park by a decorative masonry and wrought iron fence, and
enhanced elevation treatments will be provided along the road and park
frontages of the dwellings and garages. Planning
and urban design staff are generally satisfied with the design concepts set out
in the attached concept drawings.
Servicing allocation granted at the time of draft plan approval
Servicing allocation for these
four dwellings was granted at the time of draft plan approval of the Cathedral
Town Phase 1 subdivision. The subject
lots were registered in June 2005. These
four lots represent the final stage of construction of the Cathedral Town Phase
1 subdivision.
History
The Cathedral
Town subdivision was draft plan
approved in November 2004 and was registered in June 2005. The subdivision is presently under
construction.
At the time of draft plan
approval, the subject lands and the adjoining park square were zoned OS1, which
permits neighbourhood parks. While the
future development of the subject lands as single detached dwellings was expected
at that time and was reflected in the lotting pattern in the approved draft
plan of subdivision, the owners were not ready to finalize the detailed design
of the proposed dwelling. It was
understood by both staff and the owners that a site specific zoning by-law
might be required, due to the unique location of these lots fronting a small
neighbourhood park.
In addition, as set out in the
conditions of draft plan approval and the subdivision agreement, these
dwellings are also subject to site plan approval. The owners have submitted concurrent
applications for site plan approval, which are currently in circulation.
Official Plan and Zoning Context
The subject lands are designated
Urban Residential in the Markham Official Plan (Revised 1987) and Urban
Residential – Low Density in the Cathedral Community Secondary Plan (OPA
42). Both the Official Plan and the
Secondary Plan provide for the proposed single detached dwellings.
The subject lands are zoned OSI by
By-law 177-96, the same zoning as the adjacent neighbourhood park. As previously noted, the OSI zone was
intentionally extended over the subject lands at the time of draft plan
approval, since the owner had not finalized the design of these dwellings, and
the specific zoning requirements or the possible need of the site specific zoning
standards had not been determined at that time.
Figure 1 – Location Map
Figure 2 – Zoning and Area Context
Figure 3 – Air Photo
Figure 4 and 5 – Proposed site
plans
Figure 6 and 7 – Proposed
elevations.
Q:\Development\Planning\APPL\ZONING\06
108758 Cathedral Town Phase 1 park lots\Preliminary Report 2.doc