Report to: Development Services Committee Report Date:
SUBJECT: PRELIMINARY REPORT
Glenn Baron, Phyllis
Zoning By-law amendment
application to facilitate the creation of seven (7) new single residential lots
on the south side of
251 &
ZA 09 107312
PREPARED BY: Stacia Muradali, Planner II
Central District, ext. 2008
RECOMMEN
1)
That the staff report entitled “PRELIMINARY REPORT. Glenn
Baron, Phyllis
2) That a Public Meeting be held to consider the Zoning By-law amendment application (ZA 09 107312);
3) And that staff be authorized and directed to do all things necessary to give effect to this resolution.
EXECUTIVE SUMMARY:
Not applicable.
The purpose of this report is to
provide preliminary information regarding an application submitted by Flato
Management Inc. on behalf of Glenn Baron, owner of 251 Helen Avenue, Phyllis
Complete Application Date
The Zoning By-law amendment
application was deemed to be complete on
Subject lands and area context
The applicants own
Residential redevelopment has
occurred to the north and west of the subject lands. There are larger
residential lots and the
Proposal to create seven (7) new residential lots
The applicant is proposing to
create seven (7) new lots along the south side of
The lots are proposed to be
created through severance applications through the Committee of Adjustment, and
a Zoning By-law amendment is required to facilitate the new lots. Part 18 (Figure
4) is proposed as a portion of the
South Unionville Secondary Plan and Master Land Use Plan
The subject lands are designated Low
The South Unionville Master Land
Use Plan contemplates Low Density Residential development for the subject
lands.
Zoning By-law amendment required
The subject lands are zoned Rural Residential One (RR1) which permits a single family dwelling on a parcel and requires a minimum lot frontage of 45 metres (147 feet) and a minimum lot area of 0.4 hectares (0.98 acres). A Zoning By-law amendment is required to facilitate the smaller proposed lot areas and lot frontages. The applicant is proposing to rezone the subject lands to Residential Two (R2) with site-specific exceptions in Zoning By-law 177-96, as amended, which is consistent with the residential redevelopment which has previously occurred to the north and west (Figure 2). The remainder of the overall lands will not be rezoned as part of this application.
Concept plan required
The overall lotting and street
pattern have been established for the South Unionville Secondary Plan area in
the South Unionville Community
The depths of the most easterly lots are shown to be approximately 9 metres (30 feet) shorter than the other proposed lots. The depths of the three (3) easterly lots would be expected to be consistent with the proposed lots to the west. The concept plan which Town staff requires, should demonstrate the impact of these shorter lots on the overall lotting and street pattern, and indicate a rationale or justification for the proposed lotting pattern, to the satisfaction of the Town. Alternatively, the lot depths should be revised to be consistent.
Subsequent to the rezoning process, a number of matters would have to be addressed through the severance and possibly the site plan process as detailed below.
Future extension of Harry Cook
The Community
In addition, the applicant is
required to provide a concept plan showing the subject lands, Helen Avenue, and
Harry Cook
Relocation and restoration of the Robert Armstrong House
The applicant is pursuing the potential relocation of a heritage house, the Robert Armstrong house, located at 7931 Kennedy Road (south of Highway 407, east side of Kennedy Road), and incorporating it into the proposed development. One of the westerly lots, either Part 2 or Part 3 (Figure 4) is contemplated to accommodate the heritage house. In the event that the applicant relocates and restores the Robert Armstrong House, site plan approval from the Town’s Heritage Planning section will be required.
Undeveloped lands should be merged on title
The remainder of the overall lands
which will not be developed at this time will become landlocked as a result of
the future severances as proposed. Therefore, the Town will require that the
remaining lands be merged on title with the most westerly retained lot at
Engineering Requirements
A Master Servicing and
South Unionville Landowners Group
There is an active Landowners
Group in
Tree preservation
There are a few mature trees located on the subject lands. The tree preservation plan should be revised to reflect preserving the existing mature trees, especially those located outside of the proposed building footprints and along the proposed side property lines. These trees can be preserved if grading plans and utility plans are coordinated with the revised tree preservation plan. Approval of a tree preservation plan will be required through the severance process.
Additional information may be
required
The Town is still in the
preliminary stage of reviewing this application. Additional information and
plans may be required to enable staff to complete their review and additional
issues may be identified which will need to be addressed as part of this
review.
Not applicable.
Not applicable.
The proposed development facilitates appropriate intensification and growth management.
This application has been circulated to various departments and external agencies and is currently under review. Requirements of the Town and external agencies will be reflected in the final staff report.
RECOMMEN
______________________________ _______________________________
Biju Karumanchery, M.C.I.P., R.P.P James Baird, M.C.I.P., R.P.P
Senior
Figure 2- Area Context/Zoning
Figure 3- Air Photo
Figure 4- Proposed Site Plan
AGENT:
Attn: Shakir Rehmatullah
Flato Management Inc.
3601 Highway 7 East
Unit 309
Tel: 905-479-9292
Fax: 905-479-9165
File path: Amanda\File 09 107312\