Report to: Development Services Committee Report Date: May 15, 2007

SUBJECT: PRELIMINARY REPORT

Michael Jacobs

Application for Zoning By-law Amendment to Permit Four Semi-Detached Dwelling Units at 15 Deer Park Lane, Markham Village

ZA 07 110580

PREPARED BY: Sabrina Bordone, Planner - East Development District (ext. 8230)

RECOMMENDATION:

That a Public Meeting be held to consider the application submitted by Michael Jacobs for a Zoning By-law amendment to permit the development of four semi-detached dwelling units at 15 Deer Park Lane, Markham Village.

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 an application submitted by Michael Jacobs for a Zoning By-law amendment to permit four semi-detached dwelling units and to recommend that a Public Meeting be held to consider the application.

Property and Area Context

The 909.7 m² (9792.2 ft²) subject lands are municipally identified as 15 Deer Park Lane and are located south of 16^th Avenue and east of Main Street Markham, outside the Markham Heritage District (see Figure 1). A vacant 1½ storey single-detached dwelling that was constructed in 1949 is situated on the subject lands fronting onto Deer Park Lane. This dwelling is intended to be demolished. The lands contain some mature vegetation and are characterized by a steep grade change at the east end of the property.

To the south of the subject lands is a large single-detached dwelling. To the north, across Deer Park Lane, are low density single-detached dwellings. To the east, across Wales Avenue, is an existing townhouse complex and to the west is a used car sales establishment fronting onto Main Street Markham (see Figures 2 & 3).

BACKGROUND:

Official Plan and Zoning

The Official Plan (Revised 1987) designates the subject lands “Urban Residential”. Lands designated “Urban Residential” are predominately used for housing and related purposes. The proposal to create four semi-detached dwelling units through the severance process, as discussed below, is consistent with the severance policies of the Official Plan.

The subject lands are zoned “Residential” (R1) by By-law 1229, as amended. The R1 zone category only permits single-detached dwellings. A zoning by-law amendment is required to permit the proposed semi-detached dwelling units.

Proposal is for four semi-detached dwelling units

The owner has submitted an application for a Zoning By-law amendment to permit the development of four semi-detached dwelling units on the subject lands. The proposed lots will have frontages ranging from 10.41 m (34.15 ft) – 13.99 m (45.89 ft) and areas ranging from 212.10 m² (2,283.10 ft²) – 251.32 m² (2,705.27 ft²) . Each lot will contain a 2 ½ storey semi-detached unit with single car garage (see Figure 4).

Lots to be created through severance

The owner intends to submit a severance application to create the four semi-detached lots. Staff have advised the applicant to submit the severance application following the review of the proposed rezoning application and Council decision.

Servicing allocation available for three units or less

Currently one unit of allocation is available for the existing dwelling situated on the lot. This unit of allocation will be dedicated to one of the four semi-detached dwelling units being proposed. Further, as per the Town’s current policies, three or fewer new lots created through the severance process do not require servicing allocation by the Town.

OPTIONS/ DISCUSSION:

The following is a brief summary of concerns/issues raised to date. Any matters identified through the circulation and detailed review of the proposal, will be addressed in a final report to be presented, if necessary, at a later date:

• A tree inventory and preservation plan will be required as part of the severance application;

• Compatibility with existing residential development in the area will be assessed as part of this rezoning application.

FINANCIAL TEMPLATE (external link):

Not applicable.

ENVIRONMENTAL CONSIDERATIONS:

The subject lands contain a number of mature trees that appear to be in decline. A tree inventory and preservations plan will be required as part of the severance application.

ACCESSIBILITY CONSIDERATIONS:

Not applicable

ENGAGE 21^ST CONSIDERATIONS:

The proposed rezoning application promotes certain key goals set out in "Engage 21^st Century Markham" by providing for the use of existing infrastructure and compact development. Efficient and effective growth management is a strategic priority for the Town and the proposed infill development promotes effective growth management by optimizing the use of the Town’s current infrastructure.

BUSINESS UNITS CONSULTED AND AFFECTED:

All Town departments and external agencies have been circulated with this application and all comments will be considered and addressed in a final report if necessary.

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 – Air Photo (2005)

Figure 4 – Site Plan

Agent:

Frank VanBethlehem

VanBethlehem Architect Inc.

505 Iroquois Shore Road, Unit 8

Oakville, ON L6H 2R3

Tel: (905) 842-7357

Fax: (905) 842-8661

File path: Amanda\File 07 110580\Documents\Recommendation Report

Figure 1: Location Map