RECOMMENDATION:
That
draft plan of subdivision 19TM-02007 (SU 02 113581) located north of 16th
Avenue, east of Markham Road, proposed by Karvon Homes Limited, be draft
approved subject to the conditions outlined in Appendix ‘A’ attached to the
staff report dated January 21, 2003, entitled "Karvon Homes Limited";
And that zoning
application (ZA 02 113567) to amend By-laws 304-87, as amended, and 177-96, as
amended, submitted by Karvon Homes Limited, for lands located north of 16th
Avenue, east of Markham Road, be approved and the implementing Zoning By-laws
attached as Appendix ‘B” to the staff report dated January 21, 2003, be
enacted;
That
the applicant provide to the Town the 30% payment of the required subdivision
processing fees in accordance with the Town’s Fee By-law (By-law 170-2000);
That
water supply allocation for the 49 units in the draft plan of subdivision be
granted from the approved allocation for the Swan Lake Secondary Plan (OPA 17)
area;
That
the Town reserves the right to revoke or reallocate water supply allocation
should the development not proceed in a timely manner;
And
that the Region of York be advised of the sewage and water supply allocation
for this development.
PURPOSE:
The
purpose of this report is to recommend approval of the proposed draft plan of
subdivision (19TM-02007) and implementing zoning by-laws.
BACKGROUND:
The property is located on the north side
of 16th Avenue within the Greensborough/Swan Lake Community.
The lands (2.4 hectares) are comprised of
three single detached residential lots fronting the north side of 16th
Avenue, west of Williamson Road. There are three post war bungalows and
associated trees and other landscaping located on the lands. None of the dwellings are listed in the
Town’s Inventory of Heritage Buildings. The lands are located within the Swan
Lake Secondary Plan area; however, when developed they will function as part of
the Greensborough community.
To the north and west are lands that are also
owned by Karvon Homes for which residential plans of subdivision comprising
single detached and semi-detached lots, townhouse blocks and a stormwater
management pond were draft approved by the Town in June, 2000 (Plans 19T-95004
and 19T-95005). Roads, services and the
pond are presently under construction on these abutting lands and the plans of
subdivision will be registered shortly.
To the east, across Williamson Road, is a large single detached
residential lot (Grove property). On
the south side of 16th Avenue are single detached dwellings which
back onto 16th Avenue.
The
proposed subdivision consists of single detached and townhouse units and a
place of worship site.
The applicant has submitted applications for
draft plan of subdivision approval and implementing zoning. The proposed plan of subdivision is
comprised of the following:
|
|
Residential Units
|
Frontage
|
Area
|
|
|
|
|
|
Single detached
(including 4
part lots)
|
14
|
minimum 10.7m (35ft.)
|
0.425 ha. (1.05 acres)
|
|
Townhouses
|
35
|
minimum 7m (23
ft.)
|
0.726 ha. (1.79 acres)
|
|
Place
of Worship
|
|
50m (164 ft.)
|
0.785 ha.
(1.94 acres)
|
Total
|
49
|
|
1.94 ha. (4.78 acres)
(net area - excludes roads)
|
DISCUSSION:
The
proposed subdivision conforms with the Official Plan.
The Official Plan designates the lands Urban
Residential and the Swan Lake Secondary Plan designates the southern and
eastern portion of the lands Medium Density Housing and the north-western
portion of the lands Low Density Housing.
The proposed mix of unit types and density complies with the Secondary
Plan. The Official Plan provides for places of worship on lands that are
designated Urban Residential.
The proposed subdivision
completes the planned road and lot pattern.
The proposed plan of subdivision will complete the road and lot pattern
established in the abutting draft approved plans of subdivision and will
facilitate the completion of the Williamson Road/16th Avenue
intersection. The proposed place of
worship block fronting 16th Avenue will replace a previously
contemplated cul-de sac road with lots that would have required noise walls
abutting 16th Avenue.
Concerns raised at the Public
Meeting regarding the place of worship block have been addressed.
A Public Meeting was held on November 19, 2002 to consider the proposed
plan of subdivision and implementing zoning by-laws.
At the meeting, members of Committee discussed the size of the place of
worship site and possible alternate uses in the event it is not acquired by a
faith group. In response to the
discussion, the applicant submitted concept plans demonstrating the following:
- Under the Town’s current parking standard,
the site could accommodate a place of worship of approximately 2108 m2
(22, 691 ft2).
- Under the parking standard recommended by
the consultant retained by the Town to review its place of worship
policies, the site could accommodate a place of worship of approximately
1521 m2 (16,372 ft2).
(According to the background report
for the Places of Worship study, 38.5% of places of worship constructed in
Markham between 1981 and 2001 are in the 1300-3000 m2 (13,994 –
32,293 ft2) size category.)
- In the event the site is not acquired by a
faith group, it could accommodate a small (20-25 unit) condominium
townhouse development.
Staff are satisfied that the concept plans demonstrate that an
adequately sized place of worship can be accommodated on the proposed site
under current and possible future parking standards, and that the site could
accommodate residential development as an alternate use.
The Town’s current place of worship policy requires the provision of
three place of worship sites in the Greensborough/Swan Lake community based on
an estimated population of 19,250. The
proposed place of worship site is the first to be provided. The two remaining
sites will be provided in the future 2nd phase of Greensborough.
The recommended conditions of draft approval include a provision
requiring the owner to agree in the subdivision agreement to secure the place
of worship site to the satisfaction of the Town. Specific requirements relating to the place of worship site will
be determined once the Town’s updated place of worship policies have been
finalized.
It should be noted that the proposed zoning for the place of worship
site (Block 25) includes a holding provision (H) that shall not be removed
until site plan approval has been obtained and a site plan agreement has been
entered into. The proposed zoning for
the site (Block 25) also restricts the use to a place of worship only in order
that any alternate use will be subject to a full public review through a
rezoning process.
One resident of Bryant Road, located south of 16th Avenue,
spoke at the public meeting to express concern regarding traffic that may be
generated by a place of worship. Staff
reviewed this concern and have concluded that given the small size of the place
of worship site (and therefore the small scale of the place of worship it can
accommodate) and its location at the intersection of a collector road and an
arterial road which is to be signalized, no adverse traffic impacts are
anticipated.
Water supply
allocation for this draft plan of subdivision will come from the approved
allocation for the Swan Lake Secondary Plan (OPA 17) area.
FINANCIAL CONSIDERATIONS:
No
financial implications are to be considered in this report.
BUSINESS UNITS CONSULTED AND AFFECTED:
The
requirements of other municipal departments and external agencies have been
incorporated into the recommended conditions of draft approval.
ATTACHMENTS:
Figure
1 - Applicant/Agent & Location Map
Figure
2 - Area Context/Zoning
Figure
3 – Proposed plan of subdivision
Figure
4 – Air Photo
Appendix
A – Recommended Conditions of Draft Plan Approval
Appendix
B - Draft Zoning By-law Amendments
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|
|
|
|
Valerie
Shuttleworth, M.C.I.P., R.P.P.
Acting
Director of Planning
|
|
Jim Baird, M.C.I.P., R.P.P.
Acting
Commissioner of Development Services
|
FIGURE 1
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LOCATION MAP:
