Report to: Development Services Committee Report Date:
SUBJECT: RECOMMENDATION
REPORT
Attilio Vettese
Application for Zoning
By-law Amendment and Draft Plan of Subdivision Approval (19TM-0800001) to
permit a residential plan of subdivision at
File No. ZA 08 110187
& SU 08 110200
PREPARED BY: Nilesh
Surti, Senior Planner, ext. 4190
East District Team
RECOMMENDATION:
THAT the report
dated June 17, 2008 entitled, “RECOMMENDATION REPORT, Attilio Vettese,
Application for Zoning By-law Amendment and Draft Plan of Subdivision Approval
(19TM-0800001) to permit a residential plan of subdivision at 7085 14th
Avenue” be received;
THAT the record
of the Public Meeting held on May 20, 2008, regarding the applications for
Zoning By-law Amendment and Draft Plan of Subdivision be received;
THAT draft plan
of subdivision (19TM-0800001) by Attilio Vettese located on the south side of
14th Avenue, east of Riverwalk Drive and west of the CP Railway
tracks within the Box Grove Community to permit 58 townhouse units and 2
single-detached lots be draft approved subject to the conditions outlined in
Appendix ‘A’;
THAT Zoning
By-law Amendment Application (ZA 08 110187) submitted by Attilio Vettese to
amend By-law 304-87, as amended, and By-law 177-76, as amended, for lands on
the south side of 14th Avenue, east of Riverwalk Drive and west of
the CP Railway tracks, be approved and the draft implementing zoning by-laws
attached as Appendix ‘B’ be finalized and enacted;
THAT servicing
allocation for 58 townhouse units (163.6 populations) be granted to 19TM00800001;
THAT the Town
reserves the right to revoke or re-allocate servicing allocation at it’s sole
discretion, should development not proceed in a timely manner;
THAT the Owner
provide to the Town the required payment of 30% subdivision processing fees in
accordance with the Town’s Fee By-law;
THAT the owner
agrees to pay their proportionate share of the Highway 48 flow control
measures, to the satisfaction of the Director of Engineering;
THAT the draft
plan approval for plan of subdivision 19TM-0800001 will lapse after a period of
three years commencing June 17, 2008 in the event that a subdivision agreement
is not executed within that period; and
AND THAT Staff
be authorized and directed to do all things necessary to give effect to this
resolution.
EXECUTIVE SUMMARY:
Applications for draft plan of
subdivision and implementing zoning by-law amendment have been submitted by
Attilio Vettese for lands located on the south side of
The proposed plan of subdivision includes 60 lots consisting of 58
townhouse lots and 2 single-detached lots.
One of the single-detached lots is intended to preserve the Abraham Koch
Heritage House in its original location and the second single-detached lot will
contain the other existing dwelling on the property. Also proposed is a park block located at the
southwest corner of the property adjacent to the watercourse. An additional park block on the west side of
the watercourse is also proposed, which will be combined with an existing park
block to the west. The proposed subdivision
will have a density of 34 units per net hectare (13.8 units per net acre),
which is within the required density range in the Box Grove Secondary
Plan. The distribution of housing types
and density within the draft plan of subdivision is generally consistent with
the land use designations in the Secondary Plan.
A public meeting has
been held to obtain comments from residents in the surrounding area. There were no written submissions or issues
raised by Committee Members, area residents or other land owners at the Public
Meeting.
The preliminary report
identified a number of issues with respect to these applications. These matters, related to developer group
participation; road dedications; submission of tree inventory and preservation
plan and noise study; pedestrian connectivity with the remainder of the Box
Grove Community; appropriateness of the size and confirmation of the proposed
park blocks; and comments from Toronto and Region Conservation Authority have been addressed to
staffs satisfaction.
The approval of this draft plan of subdivision will allow
the Region to acquire the lands necessary to complete
the right-of-way for the construction of
Staff support
the draft plan approval of the subdivision submitted by Attilio Vettese and
recommend that the plan, as outlined in Figure 4, be draft approved subject to
the conditions of approval listed in Appendix ‘A’. Staff also recommend that the implementing
Zoning By-law Amendment contained in Appendix ‘B’, be finalized and
enacted.
PURPOSE:
The purpose of
this report is to recommend approval of the proposed draft plan subdivision
(19TM-0800001) and implementing Zoning By-law Amendments to develop 58
townhouse units and 2 single-detached lots on lands located on the south side
of
BACKGROUND:
Property
and Area Context
The property consists of
approximately 8.62 hectares (21.3 acres) of land located on the south side of
Natural features include two
watercourses (minor tributaries of the
To the southeast, the subject lands
are bounded by the CP Railway Tracks, and across the railway tracks, is the
Proposed Plan of Subdivision
The proposed plan of subdivision includes 60 lots consisting of 58
townhouse lots and 2 single-detached lots intended to contain the heritage
house and the other existing dwelling on the property (See Figure 4). In addition, the owner has reserved a block
at the northeast quadrant of the property for a future development, which may
accommodate approximately 100 higher density units. The Regional Municipality of York has
expressed a serious interest in purchasing this block to be used as a
construction staging area for the construction of the South East Collector
Sanitary Trunk Sewer. Once the construction work for the sanitary
truck sewer is completed, these lands will likely be available for future
development.
The following table outlines the details of the housing mix for the
proposed residential draft plan of subdivision:
|
Unit Types |
No. of Units |
|
|
|
|
Block 1 (townhouse) |
7 |
|
Block 2 (townhouse) |
7 |
|
Block 3 (townhouse) |
7 |
|
Block 4 (townhouse) |
7 |
|
Block 5 (townhouse) |
6 |
|
Block 6 (townhouse) |
4 |
|
Block 7 (townhouse) |
4 |
|
Block 8 (townhouse |
4 |
|
Block 9 (townhouse) |
7 |
|
Block 10 (townhouse) |
5 |
|
Block 11 (single-detached) |
1 |
|
Block 12 (single-detached) |
1 |
|
Total No. of Units |
60 |
Almost all of the individual townhouse lots will have a frontage of 7
metres (23 ft.) with a couple of corner lots having greater frontages. The two single detached lots are large
irregular lots intended to accommodate the existing houses. The townhouse blocks adjacent to the
Also proposed as part of the subdivision is a 0.435 ha (1.07 ac.) park
block located at the southwest corner of the property adjacent to the
watercourse. The applicant is also
proposing 0.17 ha (0.42 ac) park block on the west side of the watercourse,
which will be combined with an existing park block to the west (Block 35 on
Registered Plan 65M-3970). The applicant
is conveying a total of 0.437 ha (1.08 ac.) of land for park land, which
satisfies parkland dedication requirements for this plan of subdivision.
The approval of this draft plan of subdivision will allow
the Region to acquire the lands necessary to complete
the right-of-way for the construction of
OPTIONS/ DISCUSSION:
Proposed
plan of subdivision generally conforms to Secondary Plan
The majority of the lands
comprising the draft plan are designated in the Box Grove Secondary Plan as
“Community Amenity Area – Village Centre” and a small portion near the
southwest area of the property is designated “Urban Residential – Low Density
Housing II”. Both these designations
permit the proposed medium density built form.
The watercourse and it’s associated valley system are designated
“Environmental Protection Area – Hazard Lands”.
The portions of the subject lands to be acquired to complete the
construction of
Density of the proposed subdivision
is consistent with the required density range of 17 – 37 units per net hectare
(6.8 – 14.9 units per net acre) for Low Density II, and 30 – 80 units per net
hectare (12.1 – 32.4 units per net acre) for Community Amenity Area – Village
Centre in the Secondary Plan. The
proposed subdivision will have a density of 34 units per net hectare (13.8
units per net acre). The distribution of housing types and density
within the draft plan of subdivision is generally consistent with the land use
designations in the Secondary Plan.
Zoning
by-law amendment required
The subject lands are currently
zoned Agriculture One (A1) in By-law 304-87, as amended. Amendments are required to delete the lands
from By-law 304-87 and to incorporate the subject lands within the Town’s Urban
Expansion Area By-law 177-96.
The proposed zoning for the plan of
subdivision under By-law 177-76, as amended, will include the following:
- Residential
Two (R2) zone category for the single-detached lots and townhouse blocks;
and
- Open
Space One (OS1) zone category for the park blocks and the watercourse and
valley system, including the 10-metre buffer area.
The R2 zone category will contain
development standards consistent with those approved for other plans of
subdivision in the vicinity and is keeping with current Town standards. The block at the northeast quadrant of the
property is reserved for a future development and is not proposed to be rezoned
at this time. Zoning the block in
conjunction with a future site specific development application is appropriate.
A copy of the draft zoning by-laws to
implement the proposed plan of subdivision is attached as Appendix ‘B’.
Abraham Koch Heritage House is proposed to be preserved in its original
location
The Abraham Koch House, c. 1845, is listed in the Markham Register of
Properties of Cultural Heritage Value or Interest. The house is also listed as a heritage
resource in the Box Grove Secondary Plan, and has been evaluated as a Group 1
heritage building. The Abraham Koch House is a two storey red brick
farmhouse, and was historically associated with the Cedar Grove Mennonite
community. The house is an early example
of a brick farmhouse in
As indicated above, the applicant
is proposing to create a single detached lot around the house, in order to
preserve the heritage house in its original location. Heritage
Applicant intends to join the Box Grove Developers Group
There is
an established Developers Group Agreement for the Box Grove Secondary Plan area
to secure community facilities including parkland and school sites and to
compensate the landowners on whose properties the community facilities are
located. Prior to the registration of
the proposed draft plan of subdivision, the applicant or potential future
purchaser of the property will be required to become a signatory to the
Developers Group Agreement, and satisfy all obligations related to this plan,
financial or otherwise, as set out in the Developers Group Agreement. The applicant has indicated his intention to
join the Group.
Memorandum of Understanding is required to be executed
On
One of the issues raised in the report involved
the applicant’s lands (the Vettese lands) and the need to acquire a portion of the
lands to complete the right-of-way for the construction of the Donald
Cousens Parkway (formerly Markham By-Pass Link) and the associated realignment
of 14th Avenue (to provide for an at-grade intersection with Donald
Cousens Parkway at the CPR Havelock Line).
Since that time the Region has indicated its interest in purchasing the
block reserved for future development at the northeast quadrant of the property
in order to provide for temporary and permanent easements to accommodate a
construction staging area for the South East Collector.
Currently staff is working with the applicant
and the Region of York to finalize a Memorandum of Understanding (MOU) to
address road rights-of-way dedication and easement conveyance matters as well
as development and servicing allocation matters related to the property. Prior to the issuance of draft plan approval,
the owner is required to execute this document.
Servicing
allocation is available to permit the proposed draft plan of subdivision
In February 2008, Council confirmed
appropriate servicing allocation from
A
stormwater management pond may be required for this development
The applicant has indicated to
both the TRCA and Town staff that there are alternative innovative solutions
(e.g. infiltration trenches, bioswales, etc.) to treat stormwater from this
development, thereby eliminating the need for a stormwater management pond to
service this area. The
A public
meeting was held on May 20, 2008
On
Issues identified in
the preliminary staff report have been addressed to staff’s satisfaction
The applicant
has resolved the concern/issues identified in the preliminary report on this
application dated
A tree
inventory and preservation plan has been submitted
The preliminary
report indicated the need for a tree inventory and preservation plan to
determine the composition, character and health of the existing vegetation and
assess opportunities for preservation in relation to the proposed
development. There are a number of
mature trees located within the valley system, surrounding the existing
dwellings and along
Staff will work
with the applicant to ensure that tree removal is kept to a minimum and staff
will also ensure that new tree planting on the site will more than compensate
for the loss of existing trees.
Pedestrian
connectivity with the remainder of the Box Grove Community
The need to explore
pedestrian connectivity with the remainder of the Box Grove Community was identified
in the preliminary report. The sidewalk
along the west side of the
Size,
configuration and accessibility of the proposed park blocks are appropriate
Also raised in
the preliminary report was the appropriateness of the size, configuration and
accessibility of the proposed park blocks.
The applicant is proposing a
0.435 ha (1.07 ac.) park block located at the southwest corner of the property
adjacent to the watercourse. An
additional 0.17 ha (0.42 ac) park block on the west side of the watercourse is proposed
to be combined with an existing park block to the west. Staff are satisfied with the size,
configuration and location of the proposed park block located at the southwest
corner of the property. This proposed
parkland will provide for a play structure and passive outdoor recreational space
for the residents within the vicinity.
However, as indicated above, the easterly park block may be required to
accommodate a stormwater management pond to service this development. The small park block on the west side of the
watercourse, as noted above, will be combined with the existing park block and
will serve the development to the west.
If a pedestrian bridge over the watercourse is constructed as discussed
above then this park will also serve the proposed development.
Buffer
block adjacent to the
Also
identified in the preliminary report was an issue related to the
appropriateness of the proposed 2.7 metre width for the buffer block adjacent
to the
A noise impact
study as been submitted
The owner has
submitted a noise impact study which identifies appropriate mitigation measures
for future noise generated by road traffic on
Comments have been received by
The
Conclusion
Staff support the draft plan approval of the subdivision submitted by Attilio Vettese and recommend that the plan, as outlined in Figure 4, be draft approved subject to the conditions of approval listed in Appendix ‘A’. Staff also recommend that the implementing Zoning By-law Amendments contained in Appendix ‘B’, be finalized and enacted.
FINANCIAL
CONSIDERATIONS AND TEMPLATE: (external link)
Not Applicable
HUMAN RESOURCES CONSIDERATIONS
Not Applicable
ALIGNMENT
WITH STRATEGIC PRIORITIES:
The proposal
aligns with the following Town of
BUSINESS
UNITS CONSULTED AND AFFECTED:
The
applications have been circulated to various departments and external agencies,
including the
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
Appendix ‘A’ – Recommended Draft
Conditions
Appendix ‘B’ – Draft Zoning By-law
Amendment
Figure 1 – Location Map
Figure 2 – Area Context/Zoning
Figure 3 – Air Photo 2007
Figure 4 – Proposed Draft Plan of
Subdivision
AGENT:
Ms. Tanya M. Roman
Anison Management Inc.
Tel: 905-474-2514; Fax:
905-474-2517
File Path: Q:\Development\Planning\APPL\SUBDIV\08 110200 (Attilio
Vettese)\Recommendation Report.doc