Report to: Development Services Committee                                  Report Date: May 20, 2008

 

 

SUBJECT:                          PRELIMINARY REPORT

                                            Great West Developments

                                            Application for Zoning By-law Amendment to permit a medium density residential development on condominium roads at the southeast corner of Markham Road and Elson Street

                                            File No. ZA 08 110695

                                           

PREPARED BY:               Nilesh Surti, Senior Planner, ext. 4190

 

 

RECOMMENDATION:

That the report dated May 20, 2008 entitled “PRELIMINARY REPORT, Great West Development, Application for Zoning By-law Amendment to permit a medium density residential development on condominium roads at the southeast corner of Markham Road and Elson Street” be received.

 

AND THAT Staff be authorized to schedule a statutory Public Meeting to consider the Zoning By-law Amendment application.  

 

EXECUTIVE SUMMARY:

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 this application and to recommend that a statutory public meeting be held with respect to the proposed Zoning By-law Amendment. 

 

BACKGROUND:

Property and Area Context

The 1.44 hectare (3.6 acre) site is located at the southeast corner of Markham Road and Elson Street with frontage on both roads (See Figure 1).  The lands are vacant.  There is no significant vegetation or natural features on site.

 

Surrounding the subject property to the east and to the north, across Elson Street, are single-detached dwellings fronting onto Elson Street.  Abutting the property to the southeast and to the south is a stormwater management block.  Further to the south is a recently constructed No Frills grocery store.  To the west, across Markham Road, are vacant lands intended for future medium/high density residential development (See Figure 2 & 3).

 

Proposal consists of freehold semi-detached and single-detached units on private roads (Common Elements condominium)

The proposal is for a total of 40 semi-detached units and 1 single-detached unit that are linked underground.  Of the 41 units, ten units will have frontage and vehicle access from Elson Street and the remaining lots will have frontage and vehicle access from a private road connecting to Elson Street (See Figure 4).

 

Proposed lot frontages are approximately 13.5 metres (44.3 feet) for the semi-detached lots and approximately 9.3 metres (30.5 feet) for the single-detached lot.  The proposed density is 28.5 units per hectare (11.4 units per acre) which, as discussed below, is consistent with the medium density provisions in the Official Plan and the Armadale East Secondary Plan.    

 

The proposed development will be in the form of a common elements condominium, with only the roads and services held by the condominium corporation.  The individual lots and dwellings will have freehold tenure.  Lot creation is to be completed through a part-lot control exemption by-law and reference plan after site plan approval.  The applicant has submitted a site plan application which is currently under review.  In accordance with Delegation By-law (2002-202), as amended, final site plan approval of this residential development is delegated to the Director of Planning and Urban Design.

 

OPTIONS/ DISCUSSION:

Official Plan and Zoning

The subject lands are designated “Community Amenity Area” in both the Town’s Official Plan and the Armadale East Secondary Plan (PD 24-2), which provides for a mix of commercial, recreational and institutional uses as well as medium and high density residential uses at appropriate locations.  The proposed development is consistent with the medium density requirements in the Town’s Official Plan [overall net site density not exceeding 31 units per hectare (12.5 units per acre)] and the Armadale East Secondary Plan which provides that net site density shall not exceed 62 units per hectare (25 units per acre).  The Markham Road and Elson Street intersection is identified as a Secondary Gateway in the Armadale East Secondary Plan.  

 

The subject lands are zoned (Hold) Second Density – Medium Density Residential [(H)RMD2] in By-law 90-81, as amended.  The zoning permits townhouse units, semi-detached units and single-detached dwellings.  The zoning provisions applicable to this property require a minimum lot frontage of 100 metres (328 feet), minimum lot area of 1 hectare (2.47 acres) and maximum lot coverage of 35%.  The existing zoning was put in place in June 1999 to accommodate a traditional condominium development which was anticipated at that time.  The development standards of the current zoning will not permit the proposed freehold semi-detached and single-detached development associated with the relatively new common elements condominium permitted under the Condominium Act.  The purpose of this rezoning application is to establish appropriate zoning standards to permit this form of residential development. 

 

This zoning amendment is also required to remove the Hold provision on the subject lands. The Hold provision relates to confirmation of water and sanitary servicing allocation.  As part of the February 2008 Servicing Allocation Update, Council reassigned previous allocation granted to 75 single detached units in Fairtree Villages East to the “Trustee” for Markham Road South to accommodate future developments along that road, including the subject proposal.  Servicing allocation is therefore available for this project.  

 

Markham Road Corridor Study

The urban design vision for the Markham Road corridor between 14th Avenue and Steeles Avenue was adopted by Council in June, 2003, following completion of the Markham Road Corridor Study.  The study identifies the intersection of Markham Road and Elson Street as a Secondary Gateway, which emphasizes enhanced building treatment, landscaping and streetscape.  This will be addressed through the site plan approval process, to the extent possible.

 

The northwest and northeast corners are currently occupied by a plaza and single detached dwellings respectively.  The existing built form and landscaping/streetscaping in this area does not reflect the identified significance of this intersection.  Moreover, an existing sewer easement along the east side of Markham Road and the nature of the proposed development represents significant constraints to developing this southeast corner to reflect the intersection’s gateway status.  However, staff will address upgrade elements and landscaping matters through the site plan approval process, to the extent possible. 

 

Potential Benefits of Approval of the Proposal

The proposed Zoning By-law amendment would provide the following benefit:

 

  • Accommodate the proposed residential development with built form generally compatible with the existing residential dwellings in the immediate 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 through site plan approval process to the extent possible:   

 

  • Enhanced building elevations, landscaping and streetscaping to reflect the importance of this intersection in the community. 

 

Conclusion

Staff recommend that a statutory public meeting be held to consider this application

 

FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)

Not applicable

 

ENVIRONMENTAL CONSIDERATIONS:

There is no environmental issues at this time.

 

ACCESSIBILITY CONSIDERATIONS:

Not applicable

 

ENGAGE 21ST CONSIDERATIONS:

The proposed rezoning application will assist with the implementation of the following key Town of Markham Corporate Goals: Managed Growth, Quality Community and Infrastructure Management.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

The application has been circulated to various Town departments and external agencies and is currently under review.  Requirements of the Town and external agencies will be reflected in the preparation of the Zoning By-law amendment and the site plan approval process.

 

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  Commissioner of Development Services

 

ATTACHMENTS:

Figure 1 – Location Map

Figure 2 – Area Context/Zoning

Figure 3 – Air Photo 2007

Figure 4 –Site Plan

 

AGENT:      Mr. Jimmy Kotsopoulos

                     Armstrong Hunter & Associates

                     156 Duncan Mill Road, Suite 6A

                     Toronto ON  M3B 3N2

                     Tel: 416-444-3300; Fax: 416-444-3315

 

File Path:     Q:\Development\Planning\APPL\SITEPLAN\07 134596 (Delridge Developments)\Preliminary Report.doc