Report to: Development Services Committee                               Report Date: April 20th, 2010

 

 

SUBJECT:                          PRELIMINARY REPORT

                                            Flato Meadows Inc.

                                            Zoning By-law amendment and Draft Plan of Subdivision applications to permit new residential development consisting of single-detached, semi-detached and townhouse dwellings, and the extension of Caboto Trail, Peshawar Avenue and Harry Cook Drive, at 251 and 271 Helen Avenue and the abutting lot to the east in South Unionville.

 

                                            ZA 10 109547 & SU 10 109548

 

PREPARED BY:               Stacia Muradali, Planner

                                            Central District, ext. 2008

 

 

 

RECOMMENDATION:

 

1)                  That the staff report titled “PRELIMINARY REPORT. Flato Meadows Inc., Zoning By-law amendment and Draft Plan of Subdivision applications to permit new residential development consisting of single-detached, semi-detached and townhouse dwellings and the extension of Caboto Trail, Peshawar Avenue and Harry Cook Drive, at 251 and 271 Helen Avenue and the abutting lot to the east in South Unionville. File Nos: ZA 10 109547 & SU 10 109548,” be received;

 

2)                  That this report be considered at the Public Meeting to be held on April 20, 2010, to consider the Zoning By-law amendment (ZA 10 109547) and Draft Plan of Subdivision (SU 10 109548) applications submitted by Flato Meadows Inc;

 

3)                  And that staff be authorized and directed to do all things necessary to give effect to this resolution.

 

EXECUTIVE SUMMARY:

Not applicable.

 

1. Purpose                     2. Background                      3. Discussion                        4. Financial        

 

5. Others (HR, Strategic, Affected Units)                                   6. Attachment(s)

PURPOSE:

The purpose of this report is to provide preliminary information regarding applications to amend the Zoning By-law and for Draft Plan of Subdivision, submitted by Flato Meadows Inc.  Development Services committee has authorized a Public Meeting to be held on April 20, 2010 to consider these applications.  This report contains general information in regard to applicable Official Plan or other policies as well as other issues and the report should not be taken as staff’s opinion or recommendation on these applications.

 

 

 

BACKGROUND:

Complete application date

The Zoning By-law amendment and Draft Plan of Subdivision applications were deemed to be complete on March 9, 2010.

 

Subject lands and area context

251 and 271 Helen Avenue and the abutting lot to the east, are located on the south side of Helen Avenue towards the east end of this road, and extend south to a noise attenuation berm and the Highway 407 right of way.  The lands encompass approximately 3 hectares (7.4 acres).  As discussed below, the northerly portion of these properties fronting onto Helen Avenue are not  part of this application (Figure 1).

 

Residential redevelopment has occurred to the north and west of the subject lands.  The Unionville Meadows Public Elementary School and two (2) rural residential lots, most of which is intended for a future park, are located to the east (Figure 3).  There are two (2) existing dwellings and some mature trees located on the subject lands.

 

Proposal for residential development

Flato Meadows Inc. is proposing to develop a 2.5 hectare (6.2 acres) portion of the lands (the southerly portion of the lands) with single, semi-detached and townhouse dwellings for a total of 64 units (Figure 4).  The remaining lands on the northerly portion of the overall lands, fronting onto Helen Avenue were previously rezoned to permit single detached dwellings on smaller lots.  The applicant has applied for severances of the northerly portion of the overall lands, to create a total of eleven (11) lots, ahead of these current applications.

 

The Draft Plan of Subdivision application proposes to complete the easterly extension of Peshawar Avenue and Caboto Trail, and the extension of Harry Cook Drive to the south.

 

South Unionville Secondary Plan and Community Design Plan

The subject lands are designated “Low Density Housing” and “Medium Density I Housing” in the South Unionville Secondary Plan (OPA 22) which provides for the proposed single and semi-detached and townhouse dwellings.  The South Unionville Community Design Plan also contemplates Low and Medium Density Residential development for the subject lands.

 

Zoning By-law amendment required

The subject lands are currently zoned “Rural Residential One (RR1)” which permits a single family dwelling on a large lot.  A Zoning By-law amendment is required to facilitate the proposed smaller lots and forms of housing.  The applicant is proposing to incorporate the lands into Zoning By-law 177-96 and introduce zone categories consistent with the residential redevelopment which has previously occurred to the north and west (Figure 2). 

 

 

 

Public meeting authorized

On March 23rd, 2010, Development Services Committee authorized that a public meeting for these applications be held on April 20th, and that this preliminary report be considered on that same date.

 

OPTIONS/ DISCUSSION:

The following issues have been identified and any additional issues resulting from the review of the plans by Town departments and external agencies will be discussed in a future recommendation report:

 

  1. Determination of whether the proposed development conforms to the density provisions in the South Unionville Secondary Plan (OPA 22) and Master Land Use Plan.
  2. Review of the proposed lotting and block pattern and configuration.
  3. Any issues resulting from the review of technical studies including, but not limited to, stormwater management and servicing reports, grading and drainage plans, tree preservation plan, and environmental site assessment report.
  4. Review of the proposed Harry Cook Drive alignment and it’s impact on the proposed plan.
  5. Confirmation that there is sufficient servicing allocation to be assigned to the proposed development from the South Unionville Landowners Group.

 

FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)

Not applicable.

 

HUMAN RESOURCES CONSIDERATIONS

Not applicable.

 

ALIGNMENT WITH STRATEGIC PRIORITIES:

The proposed development facilitates intensification and growth management in accordance with the existing South Unionville Secondary Plan.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

These applications have been circulated to various departments and external agencies and are currently under review.  Requirements of the Town and external agencies will be reflected in a future recommendation 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:                     Aerial Photo

Figure 4:                     Proposed Draft Plan of Subdivision

 

 

APPLICANT CONTACT INFORMATION:

Flato Meadows Inc.

Attn: Shakir Rehmatullah

3601 Highway 7 East

Unit 309

Markham, ON, L3R 0M3

Te: 905-479-9292

Fax: 905-479-9165

Email: shakir@flatogroup.com

 

 

File path: Amanda\File 10 109547\Documents\Preliminary Report