Report to: Development Services Committee Report
Date:
SUBJECT: PRELIMINARY REPORT
Delpark Homes (Bondbrooke) Ltd.
2
Applications for Official Plan Amendment, Zoning By-law Amendment, and Site Plan Approval
File No’s.: OP 09 113033, ZA 09 113040 & SC 09 113042
DATE OF MEETING:
PREPARED BY: Edward Mak, ext. 8230
East District Development Team
RECOMMENDATION:
1) That the report entitled “Preliminary Report, Delpark Homes (Bondbrooke) Ltd., 2 Havelock Gate, south of 14th Avenue, east of Markham Road, Applications for Official Plan Amendment, Zoning By-law Amendment, and Site Plan Approval, File No’s.: OP 09 113033, ZA 09 113040 & SC 09 113042”, dated June 16, 2009 be received;
2) That a Public Meeting be held to consider the applications submitted by Delpark Homes (Bondbrooke) Ltd. for Official Plan (OP 09 113033) and Zoning By-law (ZA 09 113040) Amendments to permit a four (4) storey apartment building at 2 Havelock Gate.
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 these applications by Delpark Homes (Bondbrooke) Ltd. for Official Plan Amendment, Zoning By-law Amendment, and Site Plan Approval to permit a 4-storey, 85-unit apartment building, and to recommend that a statutory Public Meeting be held to consider the applications.
The applications have been
deemed complete
The Official Plan Amendment and
Zoning By-law Amendment applications were submitted by Delpark Homes
(Bondbrooke) Ltd. on
Property and Area Context
The 0.6 hectare (1.48 acre) site is located at the southwest corner
of
Immediately to the southeast and to the east, across Havelock Gate,
are existing single-detached dwellings.
To the north, across
The subject lands were site plan approved in June 1996 for a neighbourhood commercial plaza, which was never constructed. In May 2006, development applications were submitted for a proposed 3 storey retirement home with 82 units. Subsequently in January 2007, the proposal was revised to a 4 storey retirement home with 120 units. A preliminary report was considered in September 2006, followed by a public meeting held in October 2006, and a community information meeting held in January 2007. A final staff recommendation report was not brought forward as the applications were withdrawn.
A 4-storey apartment
building is proposed
The applicant has submitted new applications for Official Plan and Zoning By-law Amendments and Site Plan Approval to permit the construction of a 4-storey apartment building consisting of 85 dwelling units (see Figures 4 and 5). The site plan proposes one access to the site from Havelock Gate.
A total of 129 parking spaces are proposed, composed of 10 surface parking spaces located to the rear of the proposed building, and 119 underground spaces. The proposed unit mix consists of 39 one bedroom units, and 46 two bedroom units.
Official Plan and Zoning
The Rouge North Secondary Plan designates the subject lands Local Commercial Centre. The applicant proposes to amend the Rouge North Secondary Plan by re-designating the lands to a High Density Residential designation.
The lands are zoned Local Commercial (LC) under By-law 90-81, as amended, which permits retail, office, and personal service uses. A Zoning By-law Amendment is required to permit the proposed residential development.
Servicing allocation
required for the proposed development
The proposed residential condominium has not been assigned servicing
allocation. In accordance with Town
policy, prior to any approvals the applicant will be required to enter into a
“no pre-sale” agreement with the Town of
Further, in accordance with the Region of York’s policy for
sustainable development and Town policy, a 35% LEED (Leadership in Energy and Environmental Design) benefit may be
sought. This benefit allows for a 35%
reduction in required allocation resulting from LEED silver certification which
is required for all new high density developments in the Town of
Potential Benefits of
Approval of the Proposal:
Some of the anticipated benefits of the proposal include:
- Providing an expanded array of housing types in the community;
- Utilizing a vacant parcel which has been undeveloped for a number of years and integrating it with the surrounding community.
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 in a final staff report to be presented to Committee at a later date:
- Determine whether the proposed change in land use designation in the Secondary Plan to a High Density Residential designation is appropriate;
- Access and traffic circulation;
- Ensure that Urban Design requirements are satisfied with respect to the building massing, façade treatment, site layout, and landscaping;
- Determine if there are any adverse impacts on adjacent properties as a result of the proposed development, particularly the residential properties to the southeast and to the east, across Havelock Gate;
- Servicing allocation is required;
- The proposed development will be expected to achieve LEED silver certification.
A Public Meeting is
recommended
It is recommended that a Public Meeting be held to obtain public input on the proposed applications for Official Plan and Zoning By-law amendments.
FINANCIAL CONSIDERATIONS:
Not applicable.
HUMAN RESOURCE CONSIDERATIONS:
There are no significant vegetation or natural features on-site.
ALIGNMENT
WITH STRATEGIC PRIORITIES:
The applications should be considered with the context of the Town’s strategic priorities of Growth Management, Transportation and Transit.
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 addressed in a final report.
RECOMMENDED BY:
_______________________________ _________________________________
Biju
Karumanchery, M.C.I.P, R.P.P Jim Baird, M.C.I.P, R.P.P
Senior Development Manager Commissioner, Development Services
Figure 1 – Location Map
Figure 2 – Area Context and Zoning
Figure 3 – Air Photo
Figure 4 – Site Plan
Figure 5 – Building Elevations
Agent: Mr. John Bousfield
Bousfields Inc.
Tel.: (416) 947-9744; FAX: (416) 947-0781
File Path: Amanda\File 09 113033\Documents\Preliminary Report