Report to: Development Services Committee Report Date: September 14, 2010

SUBJECT: INFORMATION REPORT

Digram Developments Inc.

Application for Zoning By-law Amendment

South of Major Mackenzie Drive, west of Donald Cousens Parkway

File Number: ZA.10-121906

PREPARED BY: Stephen Kitagawa, Senior Planner – East District ext. 2531

RECOMMENDATION:

1) THAT the report dated September 14, 2010, entitled “Information Report, Digram Developments Inc., Application for Zoning By-law Amendment, South of Major Mackenzie Drive, west of Donald Cousens Parkway, File Number: ZA 10-121906” be received.

2) That Staff be authorized to schedule a statutory Public Meeting to consider the proposed Zoning By-law Amendment.

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 background information regarding an application for zoning by-law amendment within the Greensborough Community. This report contains general information in regards to applicable Official Plan and other policies as well as other issues and the report should not be taken as staff’s opinion or recommendation on the application.

BACKGROUND:

Property and Area Context

The 0.27 ha (0.66 ac) subject lands form part of a draft approved plan of subdivision located south of Major Mackenzie Drive, between Donald Cousens Parkway and the GO Transit rail corridor within the Greensborough Community. They are identified as Blocks 325 and 327, Plan 19TM-06009. Block 325 contains the Abraham Strickler House that is identified as a significant heritage dwelling designated under Part IV of the Ontario Heritage Act. A row of spruce trees is located adjacent to the north face of the heritage dwelling. Block 327 was recently draft approved and zoned for a parkette (Figure 4).

Immediately adjacent to the subject lands (Block 325 and Block 327) are proposed single detached dwellings to the north, south, east and west.

Proposal

An application for zoning by-law amendment has been submitted to rezone lands that were previously identified on the draft plan as a parkette from Open Space One (O1) to Residential Two (R2) to allow 5 single detached lots (see Figure 5 and Table 1 below). The heritage dwelling will be retained on a 0.075 ha (0.18 ac) lot. (See Figure 5).

The proposed lots will have a frontages ranging from of 10.13 m (33.23 ft) to 17.04 m (55.90 ft) and lot areas from 0.037 ha (0.091 ac) to 0.071 (0.17ac). The lot containing the heritage dwelling has a lot frontage of 28.28 m (92.78 ft) and a lot area of 0.10 ha (0.24 ac).

Official Plan and Zoning

The Town’s Official Plan designates the lands Urban Residential. The Greensborough Secondary Plan designates the lands Urban Residential – Low Density. The lands are currently zoned Open Space One (O1) and Residential Two (R2*395) by By-law 177-96, as amended by By-law 2010-120. The proposed re-lotting is generally consistent with the Greensborough Secondary Plan.

OPTIONS/ DISCUSSION:

Town no longer requires park block

The proposal to permit the lotting of the park block is based on grading issues associated with the preservation of the row of spruce trees and the retention of the Heritage dwelling in situ. The majority of the hedgerow will be preserved. If necessary a portion of the hedgerow can be removed, but the addition of a new hedgerow will be required.

The proposed grades on the abutting roads to the west (Dame Gruev Drive) and south (Bitola Drive) and on the northeast quadrant of the park block are lower than grading around the Heritage dwelling and trees. A 3:1 slope is being proposed by the applicant to accommodate the grade change between the heritage dwelling and the residential lots to the north. Preparation of the detailed grading plans are customarily prepared following draft plan approval. It is for this reason that the 3:1 slope was not determined earlier in the process.

When the draft plan of subdivision 19TM-06009 was originally designed, plans for the remaining lands in the Secondary Plan area had not yet been prepared (lands north east of Donald Cousens Parkway and east of Donald Cousens Parkway, north of Castlemore Avenue). Those plans have now been prepared which include parkland components and the overall parkland dedication for the Greensborough community has been recalculated accordingly. At this stage, Urban Design staff is satisfied that the parkland dedication requirements for current Phases of development within the Greensborough Community have been met without Block 327 being dedicated as parkland. In addition to the overall status of parkland dedication in the Greensborough Community, the grading of the proposed park block, its proximity to the heritage house and to the trees to be preserved, would significantly reduce the usability of the park area. For these reasons the applicant, in consultation with staff, is proposing to revise the draft plan to lot out the park block and amend the by-law to create 5 new single detached lots and to make minor adjustments to the heritage lot.

In the event that the final parkland dedication calculations indicate a shortfall in parkland dedication, then any under dedication will be reconciled in future phases to ensure that the Town receives the entire required amount of parkland prior to the full build-out of the Greensborough Secondary Plan Area.

The Community Design Plan (Open Space Master Plan) approved in March 2000, did not contemplate a parkette at block 327 adjacent to the heritage house. A park in this location does not relate particularly well to the linked network of other parks in the community and its loss will not adversely impact the open space master plan vision for the Neighbourhoods of Greensborough.

The draft approved plan will be amended to include the additional lots and to delete the park block. The conditions of draft approval will be amended to;

Delete reference of the park block
Increase the total number of single detached lots on the draft plan
Require siting approval for the adjacent lots to the north and east of the Heritage dwelling.

The Director of Planning and Urban Design has delegated authority to approve the amended conditions of Draft Approval and to red-line the Draft Plan.

The current zoning by-law for the subject lands permits a day nursery and a community centre. A day nursery was originally proposed for the heritage dwelling, however, the proposal was deemed unviable due to insufficient onsite parking. The heritage dwelling will now be used as a single detached dwelling and the zoning is proposed to be amended to remove the day nursery and community centre uses.

The trustee for the Greensborough Developers Group has confirmed additional servicing capacity to accommodate the revised draft plan.

FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)

Not applicable.

HUMAN RESOURCES CONSIDERATIONS

Not applicable.

ALIGNMENT WITH STRATEGIC PRIORITIES:

The proposed applications will align with Town’s strategic priorities of Growth Management.

BUSINESS UNITS CONSULTED AND AFFECTED:

The proposal has been circulated to various Town departments and external agencies and is currently under review. All conditions and requirements received will be addressed and incorporated in the final draft plan and conditions of draft approval.

Biju Karumanchery, M.C.I.P., R.P.P. Jim Baird, M.C.I.P., R.P.P.

Senior Development Manager Commissioner of Development Services

ATTACHMENTS:

Figure 1 – Location Map

Figure 2 – Area Context

Figure 3 – Air Photo

Figure 4 – Draft Approved Lotting, Plan 19TM-06009

Figure 5 – Proposed Lotting

APPLICANT:

KLM Planning Partners Inc.

Attn: Sandra Wiles

64 Jardin Drive, Unit 113

Concord, ON

L4K 3P3

Tel: (416) 458-2257

Email: wilesplan@rogers.com

File path: Amanda\File 10 121906\Documents\Recommendation Report

Figure 1 – Location Map