Report to: Development Services Committee Report Date:
SUBJECT: RECOMMENDATION REPORT
Flato Management Inc.
Zoning By-law amendment
application to facilitate the creation of eight (8) new single, residential
lots on the south side of
251 and
File No: ZA 09 107312
PREPARED BY: Stacia Muradali, Planner
Central District, Ext. 2008
RECOMMENDATION:
1)
That the report dated
2)
That the Zoning By-law amendment application (ZA 09
107312) submitted for 251 &
3) And that Staff be authorized and directed to do all things necessary to give effect to this resolution.
Not applicable.
PURPOSE:
The purpose of this report is to
discuss and recommend approval of a Zoning By-law amendment application,
submitted by Flato Management Inc., to facilitate the creation of eight (8) new
single, detached residential lots along the south side of
BACKGROUND:
Subject lands and area context
251 and
Proposal to create eight (8) new single residential lots
The applicant originally proposed
creating seven (7) new residential lots on the south side of
The applicant has revised the original proposal and is now proposing to create eight (8) new single detached lots, through future severances. The lots will have frontages of 10m (32.8ft), 11.6m (38 ft), 12.3m (40.35ft), and 15.24m (50 ft). The applicant has requested permission for double-car garages to be provided on four (4) of the 10m (32.8ft) lots. The four (4) 10m (32.8 ft) lots will be paired and separated by at least two (2) larger lots in order to reduce the impact of smaller lots with double-car garages on the streetscape.
South Unionville Secondary Plan and Master Land Use Plan
The overall lands are designated “Low Density Housing” in the South Unionville Secondary Plan (OPA 22) (“the Secondary Plan”). Lands designated “Low Density Housing” are intended to include single detached dwellings with a gross residential density of 14.8 units per hectare (6 units per acre). The South Unionville Master Land Use Plan contemplates low density residential development for the overall lands.
Zoning By-law amendment required
The overall lands are zoned “Rural Residential One (RR1)” which permits a single family dwelling on a parcel of land and requires a minimum lot frontage of 45m (147 ft) and a minimum lot area of 0.4 ha (0.98 acre). A Zoning By-law amendment is required to facilitate the proposed lots. The applicant is proposing to rezone most of the subject lands to “Residential Two *31 (R2 *31)”, similar to the zoning applied on adjacent lands to the north and west (Figure 2). The site-specific exception *31 will allow double-car garages on some of the smaller, 10m (32.8ft) lots. Residential Two (R2) without the site-specific exception will be applied to those lots which will contain only single-car garages. The remainder of the overall lands will remain with the “Rural Residential One (RR1)” zone.
OPTIONS/ DISCUSSION:
Development of the remaining lands
The overall lotting and street pattern have been established for the South Unionville Secondary Plan area in the South Unionville Community Design Book. The applicant has provided a concept plan (Figure 5), illustrating how the proposed development of the subject lands will be incorporated into the development of the overall lands and not compromise the contemplated lotting and street pattern for the area. The applicant has had recent, preliminary consultations with staff about the development of the balance of the overall lands, and will be proceeding with development applications for these lands in the near future.
Future severance applications
The applicant will be submitting
severance applications in the near future to create the proposed residential
lots on the subject lands. As part of
the future severance applications, a portion of the future extension of
There is an active Landowners
Group in
There are a few mature trees located on the subject lands. The applicant has provided a tree preservation plan for staff review. As part of the severance process, the tree preservation plan will be required to be revised to the satisfaction of the Town, to reflect preserving the existing mature trees where appropriate, especially those located outside of the proposed building footprints and along the proposed side property lines. Engineering plans such as servicing and grading plans will also be reviewed through the consent process.
Potential 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, specifically, the larger lot abutting the most westerly, retained lot (Figure 5). 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, and this will be made a condition of severance.
Conclusion
Staff are satisfied, with the recent submission of a concept plan, revisions to the proposed development and preliminary discussions with the applicant about development of the overall lands. The proposed Zoning By-law amendment is considered to be appropriate and is consistent with the established policy framework. The proposed Zoning By-law amendment application can now be supported.
FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)
Not applicable.
HUMAN RESOURCES CONSIDERATIONS
Not applicable.
ALIGNMENT WITH STRATEGIC PRIORITIES
The proposed development for smaller,
more urban lots, is consistent with the Town’s developing growth management
strategy, and compatible with similar redevelopment which has occurred in the
BUSINESS UNITS CONSULTED AND AFFECTED:
The application has been
circulated to various departments and external agencies and their requirements
have been incorporated into this report.
RECOMMENDED BY:
________________________________ ______________________________
Biju Karumanchery, M.C.I.P.,
R.P.P James Baird, M.C.I.P., R.P.P
Senior Development
Manager
Commissioner, Development Services
ATTACHMENTS:
Figure 1- Location Map
Figure 2- Area Context/ Zoning
Figure 3- Air Photo
Figure 4- Site Plan
Figure 5- Overall Concept Plan
CONTACT INFORMATION
Attn:
Flato Management Inc.
3601 Highway 7 East
Unit 309
Tel: 905-479-9292
Fax: 905-479-9165
Email: shakir@flatogroup.com
File path: Amanda\File 09 107312\Documents\Recommendation Report