Report to: Development Services Committee Report Date:
SUBJECT: PRELIMINARY
REPORT: Applications by Crown of Markham Inc. for Zoning By-law Amendment and Red-Line
Revisions to Draft Plan of Subdivision 19TM-06003 (now 19TM-09003 Crown of
Markham Phase 1), to permit a revised lot pattern and an increase from 119 units
(draft approved) to 139 (proposed) residential units. Part of Lots 23 and 24, Concession 3,
Files ZA 09 116824 and SU 09 120790
PREPARED BY:
West District Team
RECOMMENDATION:
1) That the report entitled: “Application by Crown of Markham Inc. for Zoning By-law Amendment and Red-Line Revisions to Draft Plan of Subdivision 19TM-06003 (now 19TM-09003, Crown of Markham Phase 1), to permit a revised lot pattern and an increase from 119 (draft approved) to 139 (proposed) residential units. Part of Lots 23 and 24, Concession 3, West Side of Woodbine Avenue, North of Major Mackenzie Drive, West Cathedral Community, Files ZA 09 116824 and SU 09 120790” be received;
2) That a public meeting be held to consider the applications by Crown of Markham Inc. for Zoning By-law Amendment and Red-Line Revisions to Draft Plan of Subdivision;
3)
And That Staff be authorized and directed to do all
things necessary to give effect to this resolution
PURPOSE:
The purpose of this report is to provide preliminary information regarding the applications for zoning by-law amendment and red line revisions to the above noted draft plan of subdivision, to permit a revised lotting pattern and an increase in the full residential units (ie. excluding part lots) from 106 units in the draft approved plan to 139 units in the proposed plan of subdivision.
BACKGROUND:
Property and area context:
The subject lands comprise 9.77 ha (24.14 acres) and are located between existing Woodbine Avenue and the proposed Woodbine Avenue By-pass, approximately mid-way between Major Mackenzie Drive and Elgin Mills Drive in the West Cathedral Community (Figures 1 and 3). Surrounding uses include an existing residential subdivision to the north; the Cathedral to the south east; a mix of vacant land and residential subdivisions under development to the south and a future business park on the west side of the By-pass adjacent to Highway 404.
Proposed development:
Draft plan approval was granted on
the subject lands on
The following table provides a statistical summary of the proposed red-line revisions:
|
|
Draft Approved Plan |
Revised Draft Plan |
|
|
|
Hectares |
Hectares |
Acres |
|
Gross Site Area : |
|
9.77 |
24.14 |
|
Roads and laneways |
|
2.55 |
6.30 |
|
Open Space (incl. landscape buffers &
walkways) |
|
2.88 |
7.12 |
|
0.3 m reserve Future Development |
|
0.01 0.02 |
0.03 0.05 |
|
Net Residential Area |
|
4.31 |
10.65 |
|
Net Non-residential Area |
|
5.46 |
13.49 |
|
Units: Single Detached Units Townhouse Units Total Residential Units |
68 38 106 |
84 55 139 |
|
|
|
|
|
|
|
Net Residential Density: (units per hectare/acre in relation to net site area) |
|
25.45 |
|
Existing Official Plan and Zoning By-law
The Cathedral Community Secondary
Plan (OPA 42) as amended, designates the majority of the subject lands Urban
Residential - Low Density, with a small area designated Urban Residential
Medium Density on the eastern boundary of the site. In addition, lands on the south side of
The subject lands are zoned Open
Space One [OS1]; Residential Two Lane Access [R2-LA]; and Residential Three [R3]
by By-law 177-96, as amended. The
eastern portion of the proposed draft plan is zoned Agricultural One [A1] by
By-law 304-87. Amendments to the Zoning By-law
are required to permit single detached lots with 11 m (36 ft) frontages, as
well as to delete the additional lands
on the east side of the draft plan of subdivision from the Agricultural Area
By-law and incorporate them into By-law 177-96.
OPTIONS/ DISCUSSION:
Advantages of the proposed development:
The proposed red-line revisions and Zoning By-law Amendment retain the original concept and intent for this portion of the Cathedral Community, as established in the approved draft plan of subdivision, while proposing a slightly more intensive form of development with the introduction of small lot singles and additional townhouse units. The proposed development retains the lane based structure of the original draft plan, the overall low rise and predominantly low density form of development, and completes a significant component of the West Cathedral Community open space system.
Matters to be resolved:
Several matters associated with the proposed revisions need further resolution, including:
o The proposal for townhouse units and single detached units in the northern portion of the Medium Density area (Block 85 and Lots 15 to 19) on the east side of the draft plan only have lane access and no public road frontage. The draft plan will require revisions to ensure that all townhouse lots in Block 85 have access on a public road.
o
Block 85 consists of 17 townhouse units. This block should be bisected by a public
walkway block at the approximate mid-way point to provide better public access
between
o An overall development concept for the medium density lands is required, to assist staff to better understand how the proposed townhouses and single detached units at the east end of the draft plan, will fit in with the overall development of this block.
o The draft plan should clearly show the proposed eastern boundary of the plan, as well as the specific dimensions and area of the Block(s), dimensions and area of the additional detached lots, townhouse blocks and roadways on the eastern boundary of the draft plan that the applicant proposes to add;
o The applicant should provide confirmation, through the Cathedral Town Trustee, that servicing allocation for the additional units proposed is available through the developers group.
Updated Studies required
The following updated studies are required for a complete review of the draft plan of subdivision:
o Updated servicing study;
o Updated stormwater management study;
o Updated traffic impact study;
o Preliminary noise study;
o
Updated tree inventory and preservation plan.
CONCLUSION
Staff recommend that a public
meeting be held to consider this application.
FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)
Not applicable
HUMAN
RESOURCES CONSIDERATIONS
Not applicable
ALIGNMENT WITH STRATEGIC PRIORITIES:
The proposed development promotes compact urban form in a residential area designated for predominantly low density residential development.
BUSINESS UNITS CONSULTED AND AFFECTED:
All relevant Town departments and external agencies have been circulated and their comments will be incorporated into final recommendations.
RECOMMENDED
BY: _____________________ ________________________
Biju Karumanchery, MCIP, RPP Jim Baird, MCIP RPP
Senior
Development Manager Commissioner of
Development Services
ATTACHMENTS:
Figure 1 – Location Map
Figure 2 – Area Context
Figure 3 – Aerial Photo
Figure 4 – Proposed Revisions to Draft Plan of Subdivision
Vice President Planning Operations
Crown of Markham Inc.
Unit 3
416-733-2202
AGENT: Same
File path:
Amanda\File 09 116824\Documents\Recommendation Report