Report to: Development Services Committee Report Date: June 15, 2010
SUBJECT: PRELIMINARY REPORT
Land
Use Study
Hughson
Drive, Lunar Crescent, Ankara Court, Polaris Drive and west end of Athens
Drive.
PREPARED BY: Richard Kendall, Manager of Development,
Central District, Extension 6588
RECOMMENDATION:
1) That the Staff report dated June 15, 2010 titled “PRELIMINARY REPORT, Land Use Study, Hughson Drive, Lunar Crescent, Ankara Court, Polaris Drive and west end of Athens Drive,” be received;
2) That the Land Use Planning Report prepared by Meridian Planning Consultants for the Hughson/Lunar/Ankara Study Area, Brown’s Corners be received;
3) That a Public Meeting be scheduled for September, 2010 to obtain comments on the recommendations of the Land Use Planning Report prepared by Meridian Planning Consultants, and a draft zoning by-law to implement new zoning standards for the study area;
4) And that Staff be authorized and directed to do all things necessary to give effect to this resolution.
EXECUTIVE SUMMARY:
Not applicable.
PURPOSE:
The purpose of this report is to provide an overview of the recommendations for zoning amendments contained in the Land Use Planning Report prepared by Meridian Planning Consultants for the Hughson/Lunar/Ankara Study Area. This report, also seeks authorization to hold a statutory Public Meeting to obtain comments on the recommendations of the study for new zoning standards for the study area, and to consider an implementing zoning by-law.
BACKGROUND:
Study area and context
The Hughson Drive, Lunar Crescent, Ankara Court, Polaris Drive and west end of Athens Drive study area (the “study area”), is comprised of a single family residential community, north of Highway 7, east of Woodbine Avenue. The Study Area is adjacent to existing commercial/retail/restaurant development which includes the Michaelangelos Supermarket at the north-east corner of Highway 7 and Woodbine Avenue (Figure 2).
The study area, which has remained relatively stable since its development in the 1950s is characterized by large lots, generous setbacks, openness and mature trees. Severances have not occurred within this enclave. Residential development to the north of the study area dates to the 1990s, with smaller lot frontages and areas.
Severance and minor variance applications submitted for 10 Hughson
Drive
In December, 2009, the owner of 10 Hughson Drive submitted applications for severance and minor variance. The applicant was seeking to sever the existing 30.48m (100 ft) lot into two (2) 15.24m (50ft) lots. Minor variances were also requested to reduce the side yard setbacks from 3m (10ft) to 1.2m (4ft), to accommodate the proposed two (2) new dwellings. These applications were denied by the Committee of Adjustment on February 17, 2010.
Interim control by-law passed
On February 9, 2010 Council passed
an interim control by-law (2010-6) for the Study Area, and directed a study to
be undertaken to review the land use policies and zoning standards as they
relate to new residential development, redevelopment and severances.
Severance, minor variance applications and Interim Control By-law appealed
Subsequent to the adoption of the interim control by-law and the denial of the severance and minor variance applications, the owner of 10 Hughson Drive has appealed these matters to the Ontario Municipal Board. Staff will be seeking direction from Council on these appeals in a separate report.
Community information meeting held
A community information meeting, hosted by the local Councillor to discuss the study, was held with the area residents on April 15, 2010. Staff, Meridian Consultants and approximately 45-50 residents were in attendance. The majority of the residents at the meeting indicated support for the interim control by-law and the need to undertake the land use study.
OPTIONS/ DISCUSSION:
Land use study has been completed
Meridian Consultants have undertaken a detailed review of the policy framework related to the study area, have reviewed the history of the community, the existing built form and study area character context.
While the Study recognizes that Provincial policy generally supports intensification and the maximizing of the use of existing infrastructure, the Study indicates that these policies do not require that municipalities consider the redevelopment of existing stable neighbourhoods to meet these Provincial goals. Their report concludes that there is a public interest in maintaining the quality of place through the protection of a stable and mature neighbourhood such as the Study Area. In their opinion, the granting of permissions to create lots which are half the size of other lots in the Study Area will have the affect of destabilizing the neighbourhood and initiating a process of transition from one character to another.
With respect to zone standards, the Study identifies the need to modernize the standards to bring them in line with other by-law provisions in the Town. On this basis, the Study recommends retaining the existing lot fabric and introducing new zone standards for the Study Area. The implementing by-law would serve to regulate severances by recognizing lot frontages and lot areas existing as of the effective date of Council passing a zoning by-law amendment to implement new zone standards for the study area. The effect of the proposed zone standards is to protect and maintain the open space character of the neighbourhood, while providing for opportunities for appropriate development and redevelopment on existing lots.
New zoning standards recommended
Presently, By-law 1507 permits a minimum ground floor area of 92.9 m² (1,000 ft²) for a one storey building and 65.0 m² (700 ft²) for a two storey building. The minimum front yard setback is 9.1 m (30 ft) and from any other lot line it is 3.0 m (10ft). There are currently no minimum lot size requirements and no provisions in the By-law to control the bulk or massing of the building.
In order to address these deficiencies, the Study proposes controlling the amount of the front lot line that is faced by a building. This would recognize the varying lot frontage conditions that exist in the Study Area and would provide for more open space on larger lots, in a manner that is proportionate to the lot frontage. On the basis of an analysis carried out in the area, the Study recommends that the percentage of front lot line faced by building be no more than 70%. Under these circumstances, 21 metres of the frontage of a 30 metre lot line could be used for building and that the side yards on either side would be approximately 4.5 metres. In addition, the study recommends retaining the current 3.0 m (10 ft) side yard setback as a minimum and that the height of a building within 4.5 metres of a side yard, be no more than 4.6 metres (one storey). The Study further suggests that if the front lot line massing relationship tool is used, there would be no requirement to include a Floor Area Ratio (FAR) provision in the by-law.
With respect to the front yard, the Study recommends that the required front yard remain at 9 metres, this will allow for some flexibility given that the current average front yard setback is approximately 11.4 metres. The Study further recommends that the current restriction on garage projections from the Town’s Infill By-laws be applied to the Study Area. This would mean that a garage cannot project any closer to the front lot line than 2.1 metres beyond the point of the main building closest to the front lot line and shall have a maximum width of 7.7 metres.
With respect to the rear yard, it is recommended that the current rear yard provision of 3.0 metres be changed to 10.0 metres (since the 3 metres applied to both the rear yard and side yard, there was no distinction between the two). The maximum height should be 9.8 metres or two storeys. It is also recommended that the maximum depth of dwelling provision from the Town’s Infill By-laws be applied in this area as well. Table 3 (attached) which is an extract from the Study summarizes the above recommendations.
CONCLUSION:
Staff endorse the concept of introducing zoning standards which are more in keeping with the approach used in other communities in the Town and in areas of infilling.
It is therefore recommended that Council authorize the scheduling of a Public Meeting to obtain comments on the recommendations of the Land Use Planning report prepared by Meridian Planning Consultants and draft zoning by-law.
FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)
Not applicable.
HUMAN RESOURCES CONSIDERATIONS
Not applicable.
ALIGNMENT WITH STRATEGIC PRIORITIES:
Not applicable.
BUSINESS UNITS CONSULTED AND AFFECTED:
Not applicable.
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: Aerial Photo
Table 3: Summary of Recommendations for Zoning By-law Regulations
Appendix 1 Land Use Planning Report
File path: Q\Development\Planning\Teams\MarkhamCentre\Reports