Report to: Development Services Committee Report Date:
SUBJECT: RECOMMENDATION REPORT
Box
Grove Hill Developments Inc.
Applications for Approval of Draft Plan of Subdivision (19TM-05018) and implementing Zoning By-law Amendment to permit a residential plan of subdivision at 6788 14th Avenue, within the Box Grove Community
PREPARED BY: Nilesh Surti, Senior Planner
East District Team
RECOMMENDATION:
THAT the report dated November 4, 2008 entitled, “RECOMMENDATION REPORT, Box Grove Hill Developments Inc., Applications for Approval of Draft Plan of Subdivision (19TM-05018) and implementing Zoning By-law Amendment to permit a residential plan of subdivision at 6788 14th Avenue, within the Box Grove Community” be received;
THAT the record of the Public Meeting held on January 24, 2006 regarding the applications for approval of Draft Plan of Subdivision and implementing Zoning By-law Amendment be received;
THAT the draft
plan of subdivision (19TM-05018) by Box Grove Hill Developments Inc. to permit
26.5 single-detached lots on the north side of
THAT Zoning By-law Amendment application (ZA 05 023033) to amend By-laws 304-87, as amended, 194-82, as amended, and 177-96, as amended, for lands on the north side of 14th Avenue, east of 9th Line within the Box Grove Community, be approved and the implementing Zoning By-law attached as Appendix ‘B’ be finalized and enacted;
THAT in addition to the 22.5 units (83.3 population) of servicing allocation previously granted to this proposed development, 4 units (14.8 populations) of servicing allocation, from the allocation previously assigned to the Box Grove Trustee, be granted to Draft Plan of Subdivision 19TM-05018;
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-05018 will lapse after a period of three years commencing November 4, 2008 in the event that a subdivision agreement is not executed within that period;
AND THAT staff be authorized and directed to do all things necessary to give effect to this resolution.
EXECUTIVE SUMMARY:
This report
recommends approval of zoning and a plan of subdivision in Box Grove containing
26 single detached units and a part lot as well as a park block, an open space
block and a stormwater management block.
The property consists of approximately 3.6 hectares (8.8 acres) of land
located on the north side of 14th Avenue, east of 9th
Line. The proposed lot frontages for the
lots fronting onto a new public road range between 14.6 metres (47.9 feet) and
17.6 metres (57.7 feet). The frontages
of proposed lots fronting onto
At the statutory Public Meeting
and at a Community Information Meeting questions were raised about lot size
compatibility with existing lots on the east side of 9th Line and as
to whether there is an opportunity for sanitary sewer
connections from the proposed subdivision to the existing properties on the
east side of 9th line, north of 14th Avenue. The lot sizes have been increased from the original
proposal. The servicing scheme proposed by the residents
was not acceptable to the
Improvements to the
Ninth Line Tributary, which traverses the southerly portion of the subject
lands, were proposed and approved through the Environmental Master Drainage
Plan (EMDP) and an Environmental Impact Study (EIS).
Sufficient
servicing allocation is available from previous allocations to the Box Grove
area to accommodate the proposed subdivision.
Staff recommends that the proposed Plan of Subdivision (19TM-05018) be
draft approved subject to conditions, that the implementing zoning be approved,
and that the relevant amending by-laws be finalized and enacted.
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 recommend approval of the proposed draft plan of subdivision
(19TM-05018) and implementing Zoning By-law Amendments to permit 26.5
single-detached lots on lands located on the north side of
BACKGROUND:
Property and Area Context
The property consists
of approximately 3.6 hectares (8.8 acres) of land located on the north side of
The subject
property is bounded by low density residential development along 9th
Line to the west and along
Proposal is for 26 single-detached lots
Since the
Public Meeting detailed below, the applicant has eliminated three lots on the
west side of the new public street to increase the size of lots backing onto
the existing larger lots on 9th Line. However, overall the applicant has increased
the number of lots within the proposed subdivision by lotting both a block
previously identified as a future development block and an area previously
occupied by a stormwater management block.
The proposed
plan of subdivision currently contains 26 single-detached lots and a part lot. Four lots will front onto the north side of
The new public
road extends south from the
The proposed
lot frontages for the lots fronting onto the new public road range between 14.6
metres (47.9 feet) and 17.6 metres (57.7 feet).
The proposed lots fronting onto
|
Unit Distribution |
|||
|
Single Detached units |
Frontage |
No. of Units |
|
|
Metres |
Feet |
||
|
Lots 1 through 10 |
14.6 |
47.9 |
10 |
|
|
17.6 |
57.7 |
1 |
|
|
16 |
52.5 |
1 |
|
Lots 13 through 22 |
14.1 |
46.3 |
10 |
|
|
21.7 |
71.2 |
1 |
|
Lots 24 through 26 |
12.8 |
42 |
3 |
|
|
|
|
|
|
Future units from
blocks (1 part lot) |
0.5 |
||
|
Total
26.5 |
|||
|
Net Site Area |
1.536 ha (3.795 acres) |
||
|
|
|
||
|
Permitted Net Density |
Proposed Net Density |
||
|
17.0 to 37.0 units per
hectare (6.8 to 14.9 units per
acre) |
17.3 units per hectare 7 units per acre |
||
The proposed
land uses, road configuration, lot layout and net residential density of this
draft plan of subdivision conforms to the Box Grove Secondary Plan.
OPTIONS/ DISCUSSION:
Proposed
plan of subdivision generally conforms to Secondary Plan and Community Design
Plan
The majority of the lands included
in the draft plan are designated in the Box Grove Secondary Plan as “Urban
Residential – Low Density Housing II” and “
The road layout and distribution of
housing types within the draft plan of subdivision are generally consistent
with the Low Density Housing II designation and established street pattern in
the Secondary Plan and the proposed Community
The lands along
Zoning
by-law amendment is required
The subject lands are currently
zoned Rural Residential Four (RR4) in By-law 304-87, as amended and Single
Family Rural Residential (RRH) in By-law 194-82, as amended (Figure 2). Amendments are required to delete the subject
lands from By-law 304-87 and By-law 194-82, and to incorporate these lands
within the Town’s Urban Expansion Area By-law 177-96.
The proposed zoning for the plan of
subdivision under By-law 177-96, as amended, will include the following:
-
Residential Two (R2) zone category for the single-detached lots;
-
Open Spaces One (OS1) zone category for the park block, stormwater
management block, as well as the watercourse and valley system, including the environmental
buffer areas.
The R2 zone category will contain
development standards consistent with those approved for other plans of
subdivision in the vicinity and in keeping with current Town standards. The by-law will also provide rear yard
structural setbacks from the Regional flood plain on the south side of the
Ninth Line Tributary, for certain lots fronting on
A copy of the draft zoning by-laws
to implement the proposed plan of subdivision is attached as Appendix ‘B’.
Public Meeting and Community Information
Meeting have been held
The statutory public meeting was
held on
The following are the key issues
raised by the residents at the Public Meeting and at the Community Information
meeting, which have been addressed or will be addressed by the applicant.
Proposed
lots are generally compatible with the existing lots in the area
A
concern was raised at the public meeting by area residents who abut the subject
lands that the proposed lots are too small and are not compatible with the
existing larger lots along 9th Line with frontages ranging in size
from approximately 20m (66ft.) to 38m (125 ft.). The Box Grove Secondary Plan stipulates that
in reviewing applications for development on lands abutting the existing
community of Box Grove, the Town shall have regard for compatibility in terms
of built form and character and that the Town will ensure that impacts related
to overshadowing, privacy and amenity, including the loss of mature vegetation,
is minimized.
As
indicated above, the initial draft plan presented at the Public Meeting and the
Community Information Meeting consisted of 22 single detached lots that
directly abutted the existing low
density residential development along the west side of 9th Line with
lot frontages ranging between 12.8 metres (42 feet) and 14 metres (45.9
feet). To address the concerns of the
area residents, the applicant has reduced the number of lots abutting the
existing residential properties to the west by 3 lots and has increased the lot
frontages to range between 14.6 metres (47.9 feet) and 17.1 metres (56.1 feet).
Although
there are some larger lots fronting the east side of 9th Line, it is
anticipated that over time some of these lots may be subdivided. Moreover, lot size and frontage compatibility
are generally more critical for lots facing the same street. The proposed lots will only have a rear yard
relationship with the lots fronting 9th Line. In addition, with a min. depth of 33.5m (110
ft.) the proposed lots are of a sufficient depth that two storey dwellings as
proposed on these lots should not have any overshadowing impacts on the
existing lots on 9th Line. Further,
as evident from Figure 3 (Air photo) the subject lands were previously farmed
and for the most part lack any vegetation; therefore the existing lots in the
area would not be impacted by the loss of any mature vegetation as a result of
the proposed development.
Staff is
of the opinion that the proposed lots with the revised lot frontages are
compatible with the existing lots in the vicinity.
Provision
for sanitary sewer connections to properties on the west side of 9th
Line
At the
community information meeting, questions were raised as to whether there is an
opportunity for sanitary sewer connections to be provided from the proposed
subdivision to the existing properties on the east side of 9th line,
north of
Treatment of Ninth Line Tributary and its buffer is acceptable
Improvements to the Ninth Line
Tributary were proposed and approved through the Environmental Master Drainage
Plan (EMDP) as well as an Environmental Impact Study (EIS) prepared for the
Ninth Line Tributary drainage area.
These improvements include the removal of two (2) culverts and an
on-line pond, which will facilitate fish passage through the tributary, and the
restoration and planting of approximately 36m of the tributary. Moreover, the hydraulic modelling during the
preparation of the EMDP showed the existing buildings between the tributary and
The preliminary report indicated
the need for appropriate environmental buffer treatment of the Ninth Line
Tributary. The proposed draft plan includes
a 10 metre wide environmental buffer (Blocks 34) between the Regional Storm
Flood Plain and the lots that front onto the new local road. The plan also includes an environmental
buffer block (Block 35), having a width of 10 metres at the south-eastern end and
tapering to 5 metres at the south-western end, located between the Regional
Storm Flood Plain and the lots that front onto
Pagnello Heritage House
In December of 2005, Heritage
Markham decided that the former Pagnello dwelling near
Servicing allocation is available to permit he proposed draft plan of
subdivision
In February 2008, Council assigned a
total of 22.5 units of servicing allocation to this draft plan of
subdivision. The remaining 4 units of
servicing allocation will be assigned from the allocation previously granted to
the Box Grove Trustee.
Conclusion
The proposed Plan of Subdivision is acceptable and Staff recommends that the plan, as outlined in Figure 4, be draft approved subject to the conditions listed in Appendix ‘A’. Staff also recommends 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
ATTACHMENTS:
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:
File Path: Q:\Development\Planning\APPL\SUBDIV\05
023032 Box Grove (Pagnello)\Final Recommendation Report.doc