Report to: Development Services Committee Date of Meeting: May 15th, 2007

SUBJECT: PRELIMINARY REPORT

Flato Management Inc.

Zoning By-law amendment and Plan of Subdivision Applications to permit 13 residential single detached lots

201 Helen Avenue (formerly 161 Helen Avenue) and 207 Helen Avenue (formerly 171 Helen Avenue)

South Unionville Planning District

FILE NOS: ZA 06 134709 & SU 06 134653

PREPARED BY: Stacia Muradali, ext. 7922

Planner, Central District

RECOMMENDATION:

That the report dated May 15th, 2007 entitled “PRELIMINARY REPORT, Flato Management Inc. Zoning By-law amendment and Plan of Subdivision applications to permit 13 residential single detached lots at 201 Helen Avenue and 207 Helen Avenue (ZA 06 134709 & SU 06 134653)” be received;

And that staff be authorized to schedule a Public Meeting to consider the Zoning By-law amendment and Plan of Subdivision applications.

And that Staff be authorized and directed to do all things necessary to give effect to this resolution.

EXECUTIVE SUMMARY:

Not applicable

FINANCIAL CONSIDERATIONS:

Not applicable

1. Purpose 2. Background 3. Discussion 4. Financial 5. Environmental

6. Accessibility 7. Engage ^21st 8. Affected Units 9. Attachment(s)

PURPOSE:

The purpose of this report is to provide preliminary information regarding the Zoning By-law amendment and Plan of Subdivision applications at 201 Helen Avenue and 207 Helen Avenue in South Unionville, and to recommend that a statutory public meeting be held to consider these applications.

BACKGROUND:

Site location description and area context

The subject lands, consisting of 0.461 hectares (1.14 acres) are located south of Helen Avenue, north of Peshawar Avenue, west of Romer Gate. The subject lands are located within the South Unionville Area (Figure 1). There are two existing dwellings on the subject lands which will be demolished. There are similar types of residential single-detached subdivisions being developed to the north, south, east, and west of the subject lands.

Proposal is to create thirteen (13) single detached residential lots

The applicant is requesting a zoning by-law amendment and plan of subdivision to accommodate thirteen (13) single detached dwellings. There will be six (6) lots fronting onto Helen Avenue, five (5) with 11.6m (38 ft) frontages, and one lot with a 10.5m (34 ft) frontage. Seven (7) lots will front onto Peshawar Avenue, five (5) of which will have lot frontages of 10m (32.8ft) and two (2) lots will have frontages of 9.3m (30.5ft). (Figure 4).

The proposed development is an infill subdivision. The surrounding lands are currently being developed with similar size lots which were created through comparable zoning by-law amendments and plans of subdivision. The development of the subject lands will 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 “Low Density Housing” in the South Unionville Secondary Plan (Official Plan Amendment No. 22) and “Low Density Residential” in the Community Design Plan. The proposed thirteen (13) single detached dwellings are consistent with the policies in the Secondary Plan, Community Design Plan and Master Plan. The Secondary Plan and Community Design Plan anticipated the type of residential development proposed in the Plan of Subdivision.

Zoning By-law amendment required

The subject lands are zoned Rural Residential One (RR1) under By-law 304-87, as amended (Figure 2). A zoning by-law amendment is 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 R2*31 zone will ensure that the dwellings are compatible with those on adjacent lands. The Community Design Plan envisioned detached homes on larger lots abutting Helen Avenue, and detached lots abutting Peshawar Avenue to the south as reflected in the proposed Plan of Subdivision.

Plan of Subdivision required

A Plan of Subdivision is required to create the proposed thirteen (13) single residential lots (Figure 4). There are no lands which are required to be conveyed to the Town for public purposes. Helen Avenue and Peshawar Avenue have already been constructed and there is no need for any additional streets to be constructed to accommodate the proposed development.

OPTIONS/ DISCUSSION:

The following is a brief summary of concerns/issued 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 Environmental Site Assessment (ESA) report in accordance with the Ministry of the Environment (MOE) guidelines or other guidelines, as appropriate will be required. The Environmental Site Assessment report should address the required decommissioning of existing wells and septic systems within the subdivision.
• A Functional Servicing Report to determine the infrastructure required for all municipal services fronting onto existing roads will be required.
• An Environmental Noise Analysis dated March 21, 2003 has been submitted by the applicant. The applicant will be required to update the study to the satisfaction of the Town.
• The Secondary Plan requires that a tree inventory and preservation plan and landscape plan, be prepared to the satisfaction of the Town.
• Servicing allocation is available in South Unionville for these thirteen (13) lots subject to confirmation from the Trustee of the South Unionville Developers Group.

FINANCIAL TEMPLATE (external link):

None at this time.

ENVIRONMENTAL CONSIDERATIONS:

A tree preservation and landscape plan is required to ensure that the proposed development preserves any existing trees and other vegetation and natural features on the subject lands.

ACCESSIBILITY CONSIDERATIONS:

None at this time.

ENGAGE 21^ST CONSIDERATIONS:

The proposal aligns with the following key Town of Markham Corporate Goals: Managed Growth, Quality Community and Infrastructure Management.

BUSINESS UNITS CONSULTED AND AFFECTED:

All Town departments and external agencies have been circulated with these applications and all comments and draft plan conditions will be considered in the final report.

RECOMMENDED BY:

______________________________ ________________________

Valerie Shuttleworth, M.C.I.P, R.P.P Jim Baird, M.C.I.P, R.P.P

Director, Planning & Urban Design Commissioner, Development

Services

ATTACHMENTS:

Figure 1- Location Map

Figure 2- Area Context/Zoning

Figure 3- Aerial Photo

Figure 4- Proposed Plan of Subdivision