Report to: Development Services Committee Report Date:
SUBJECT: RECOMMENDATION REPORT
Oakcrest Developments
Zoning By-law amendment
to facilitate a future severance of
ZA 07 125054
PREPARED BY: Stacia Muradali, Ext. 2008
Planner, Central District
RECOMMENDATION:
1)
That the report dated
2) That the Zoning By-law amendment applications (ZA 07 125054) submitted for 4 Oakcrest Avenue, be approved, subject to a minimum side yard setback of 3m (9.8ft) as recommended by Staff in this report, and that the implementing Zoning By-law amendment (ZA 07 125054) be finalized and enacted by Council;
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
recommend approval of the Zoning By-law amendment application (ZA 07 125054) submitted by Oakcrest
Developments, to facilitate a future severance of
BACKGROUND:
Subject property and area context
4 Oakcrest Avenue (the “subject
property”), is located south of Highway 7, and west of Kennedy Road, just north
of the South Unionville Secondary Plan area (OPA 22) and is the most northerly
lot on the west side of Oakcrest Avenue (Figure 1). The subject property has a frontage of 42.67
m (140 ft) and a lot area of 0.2 ha (0.5 acre).
A one and a half storey dwelling with a detached garage is located on
the property. There are several mature
trees on the property. A recent
development featuring semi-detached dwellings fronting onto
The character of
Previous proposal to create three (3) new lots and community workshops
held
The Zoning By-law amendment application submitted in August 2007 originally proposed to sever the subject property into three (3) new lots, which would have resulted in frontages of 14.2m (46.6ft) (Figure 3). A Public Meeting was held in December 2007 and several residents within the Oakcrest/ Sabiston community opposed the proposal. Development Services Committee stated that the proposal was not in keeping with the character of the street and suggested that the applicant meet with Staff to discuss alternatives. The Local Councillor and Staff facilitated two (2) workshops with the applicant and community residents to discuss the proposal.
Revised proposal to create two (2) new lots
Following the Public Meeting and community
workshops, the applicant revised the previous proposal and is now proposing to
create two (2) new lots, each with frontages of 21.3m (70ft) (Figure 5). The residents who attended the workshops
indicated that the proposed 21.3m (70ft) frontages appeared to be more in
keeping with the frontages on
Official Plan and Zoning
The subject property is designated “Urban Residential” in the Town’s Official Plan. The “Urban Residential” policies include provisions for Zoning By-law amendments to accommodate severances where the lot size and design of the proposed dwellings are in keeping with adjacent development.
The subject property is zoned “Single Family Rural Residential (RRH)” in Zoning By-law 122-72 (Figure 2). The RRH zone requires, among other things, a minimum frontage of 30.5m (100ft), and side yard setbacks of 3m (10ft). The applicant is requesting that the current zone category be changed to “Single Family Residential (R3)”. The R3 zone requires a minimum lot frontage of 18.3m (60ft) and minimum side yard setbacks of 1.8m (6ft) for a two-storey dwelling and 1.2m for a one-storey portion. The infill by-law (16-93) also applies to the subject property. The applicant is proposing to comply with all of the minimum R3 and infill by-law requirements.
Oakcrest/ Sabiston / River
Following Public Meetings held for
two (2) other development applications within this community, 16 River Bend
Road and 19 Oakcrest Avenue (March 2008), Council directed Staff to review and
formulate a more definitive plan with appropriate zoning standards and development
guidelines for the community. The
rezoning applications for 4 and
OPTIONS/ DISCUSSION:
Previous rezoning approvals on Oakcrest Avenue
There have been two (2) previous
rezoning approvals to facilitate severances on
The applicant is proposing 1.8m (6ft) side yard setbacks which is the minimum side yard setback requirement in the R3 zone or approximately a combined 17% of the lot frontage. Staff met with the applicant to discuss providing a more generous side yard setback than the minimum R3 side yard setback of 1.8m (6ft), to be more consistent with previous approvals and the character of the street, and the consultant’s report. The applicant has not agreed to provide a more appropriate side yard setback.
Staff recommend that a minimum combined side yard setback of 30% of the lot frontage (total 6m) be imposed, which would be more consistent with previous approvals of 6.2m and 8m for 16 and 8 Oakcrest Avenue, and would help maintain the character of Oakcrest Avenue, and comply with Meridian Planning Consultant’s recommendation. This would still result in a 15.24m (50 ft) wide dwelling.
Site plan and severance applications required
The Town established Site Development Guidelines for the community in 1999 and consequently, applied site plan control to the area. The applicant will be required to submit site plan applications at which time the Site Development Guidelines will be applied, and issues such as tree preservation and building siting, driveway and garage locations, and building elevations among others, will be addressed. The applicant will also be required to submit severance applications to the Committee of Adjustment to create the proposed lots.
Conclusion
Staff recommend that the Zoning
By-law amendment for
FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)
Not applicable.
HUMAN RESOURCES
CONSIDERATIONS
Not applicable.
ALIGNMENT WITH STRATEGIC PRIORITIES:
The proposed Zoning By-law amendment would help manage growth in an effective and compatible way, in keeping with the character of the existing neighbourhood.
BUSINESS UNITS CONSULTED AND AFFECTED:
All Town departments and
external agencies have been circulated with this application and their comments
have been considered in this 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
ATTACHMENTS:
Figure 1: Location Map
Figure 2: Area Context/ Zoning
Figure 3: Previous Site Plan
Figure 4: Air Photo
Figure 5: Revised Site Plan
APPLICATION CONTACT INFORMATION
Attn: Greg Chitilian
Oakcrest Developments
Tel: 905-477-7544
Fax: 905-477-2882
Email: concanadian@rogers.com
File path: Amanda\File 07 125054\Documents\Recommendation Report