Report to: Development Services Committee Report Date:
SUBJECT: PRELIMINARY
REPORT
Shiu Bing Kwan & Chak Suen Kwan
Zoning
By-law Amendment to permit a severance at
FILE
NO. ZA.07-118576
PREPARED BY: Teema
Kanji, Senior Planner, ext. 4480
Central
Team
RECOMMENDATION:
That
the planning staff report dated September 4, 2007, entitled “Preliminary
Report, Shiu Bing Kwan & Chak Suen Kwan, Zoning By-law Amendment to facilitate
a severance at 19 Oakcrest Avenue (ZA.07-118576)” be received;
And
that staff be authorized to schedule a Public Meeting to consider the Zoning
By-law amendment application;
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. Others (Environmental,
Accessibility, Engage 21st, Affected Units) 6. Attachment(s)
PURPOSE:
The
purpose of this report is to provide preliminary information regarding Zoning
By-law amendment application to facilitate a severance at
BACKGROUND:
Subject lands and area context
The
subject property is located within
The
property has a frontage of approximately 39.04 m (128.08 ft) and a lot area of
approximately 0.20 ha (0.49 acres). The property contains a one-storey dwelling
with some mature trees.
The
property is situated within the Sabiston/Oakcrest community, which consists
primarily of larger older lots. There
have been two rezoning and accompanying severance applications approved on
OPTIONS/ DISCUSSION:
Proposal to create one new lot
An
application for rezoning has been submitted to change the zone category and introduce
development standards to accommodate a severance and allow the construction of two
new 2-storey single detached houses with 2-car garages (Figure 4). The proposed lots will each have a frontage
of approximately 19.52 m (64.04 ft) and a lot area of approximately 0.10 ha
(0.247 acres). Staff have requested that
the applicant refrain from applying to the Committee of Adjustment for a
severance until after a Council decision on the rezoning application has been
made.
Site Plan Approval and Regard for Infill
Development Guidelines required
In
1998, the Town undertook a community based planning process to establish
appropriate measures to respond to development applications within the
Sabiston/Oakcrest community. The
Oakcrest residents indicated that they did not want a minimum lot size but
would prefer to consider each application on its own merit while protecting the
overall character of the street.
As
part of this community process, Council amended the Site Plan Control By-law to
apply it to new single detached dwellings within the Sabiston/Oakcrest
community and also endorsed Infill Development Guidelines for this area. These guidelines were intended to protect the
valued physical and visual characteristics, which collectively define the
Sabiston/Oakcrest community, including landscape character the pattern of
development on individual streets in the area.
Prior
to issuance of building permits for any new building, site plan approval is
required. The Infill Development
Guidelines prepared for the Sabiston/Oakcrest community (January 1999) will be
considered in the review of a site plan application, with particular regard to
tree preservation and appropriate built form.
Proposal is consistent with the Official
Plan
The
lot is designated Urban Residential in the Official Plan. The proposed development would be generally
consistent with low density housing and land severance policies of the Official
Plan. The lands are not subject to a
Secondary Plan.
By-law amendment required to accommodate
the proposal
The
subject property is currently zoned Single Family Rural Residential (RRH) under
By-law 122-72, as amended, which requires a minimum lot frontage of 30.5 m (100
ft) and a minimum lot area of 2,044 m² (22,000 ft²). In order to accommodate the proposed new
residential lots, the zoning by-law would have to be amended to rezone the
lands to an appropriate residential zone category with development standards to
reflect the proposal.
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
Some
of the anticipated benefits include:
- The additional lot would be in keeping with Town
initiatives regarding compact urban development form.
OPTIONS/DISCUSSION:
CONCERNS/ISSUES TO BE RESOLVED:
The
following is a brief summary of concerns/issues raised to date. These matters, and any other 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.
- Prior to issuance of building permits for any new
building, the applicant would be required to obtain site plan approval.
- The Infill Development Guidelines will be
considered in the review of any future site plan application, with
particular regard to tree preservation and built form.
- The siting of the proposed dwellings may have to
be revised to preserve existing trees on site.
FINANCIAL TEMPLATE: (external link)
Not
applicable
ENVIRONMENTAL CONSIDERATIONS:
Not
applicable
ACCESSIBILITY CONSIDERATIONS:
Not
applicable
ENGAGE 21ST CONSIDERATIONS:
The
proposed development promotes a number of key goals set out in “Engage 21st
Century Markham” by providing for efficient use of infrastructure and density
and compact development.
BUSINESS UNITS CONSULTED AND AFFECTED:
All
Town departments and external agencies have been circulated with these
applications and comments 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
of
File Path: Amanda/File/ZA 07-118576/Document Tab/DSC Preliminary Report
ATTACHMENTS:
Figure
1: Location Map
Figure
2: Area Context/Zoning
Figure
3: Air Photo
Figure
4: Proposed Severance
Contact
Information:
Trevor
Gain & Associates Tel:
(416) 522-8684
c/o
Trevor Gain Fax:
(416) 522-2638
L3P
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