RECOMMENDATION:
That a Public Meeting be held to consider the application
submitted by Angus
Glen Developments Ltd (ZA 03 106946) for a zoning by-law amendment to change
the development standards related to encroachment of stairs into the required
front yards.
PURPOSE:
The purpose
of this report is to provide preliminary information regarding the
application for implementing a zoning by-law amendment for a change to the
development standards for lands within the Angus Glen, East Phase Community,
and to recommend a public
meeting be scheduled to obtain public comments.
BACKGROUND:
The subject lands are within the east phase of the
Angus Glen community bounded by Major Mackenzie Drive to the north, Kennedy
Road to the east, the existing York Downs golf course to the south and the
existing Angus Glen golf course to the west.
(See Figure 1). The application
relates to those lots within the Angus Glen community that are lane-based
products. There are 485 out of a total
of 599 lots in the east village that are lane-based (81%). Of these lane-based lots, 95% have been
constructed or are currently under construction.
Zoning By-law
The lands
are currently zoned Residential
Two Special (R2-S*5*118) (R2-S*5*86) (R2-S*5*85*118) (R2-S*5*87*118), Residential
Two (R2-*5*118) (R2*21*118) and Residential Three (R3) by By-law 177-96
(see Figures 2).
Proposal:
The zoning standard permits front stairs to encroach into
the required 3.0 metre minimum front yard setback up to 1.2 metres from the
front lot line. The application is
requesting a revision to this standard to permit the stairs to encroach into
the front yard setback up to 0.3 metres from the front lot line. This change is requested, due to the houses
being constructed to the minimum front yard setback and grading issues between
the front and the rear of the lot pushing the houses further out of the ground
requiring more steps. As a result,
these additional steps encroach further into the front yard setback then the
by-law permits.
POTENTIAL
BENEFITS OF APPROVAL OF THE PROPOSAL:
The proposal
will eliminate the need for future individual variance applications seeking
relief from standards within the zoning by-law.
CONCERNS/ISSUES TO BE RESOLVED:
The following is a brief summary of
concerns/issues raised to date. These
matters, and any others identified through the circulation and detailed review
of the proposal will be addressed in the final zoning by-law.
The
Street Services Department have reviewed the distance between the proposed location
of the stairs and the edge of the sidewalk (0.45 metres, which is 0.15 from
sidewalk to property line plus 0.3 metres from property line to stairs) and
have determined it is sufficient distance to ensure no conflicts with sidewalk
ploughs.
FINANCIAL
CONSIDERATIONS:
No
financial implications are to be considered by this report
BUSINESS
UNITS CONSULTED AND AFFECTED:
The rezoning application has been circulated to
various Town departments and external agencies and is currently under
review. Requirements of the Town and
external agencies will be reflected in the preparation of the final zoning
by-law.
|
|
|
|
|
Valerie
Shuttleworth, M.C.I.P., R.P.P.
Director
of Planning & Urban Design
|
|
Jim Baird, M.C.I.P., R.P.P.
Commissioner
of Development Services
|
Q:\Development\Planning\APPL\ZONING\03106946AngusGlenDevelopmentsLimited\Preliminary
Repoort.doc
ATTACHMENTS:
Figure 1 – Location Map
Figure 2 – Area Context/Zoning
Figure 3 – Site Plan
Figure 4 – Aerial Photo
APPLICANT/AGENT:
Angus Glen
Properties
Michael
Montgomery
10080 Kennedy
Road Tel.: (905) 887-0090
Markham, Ontario FAX (905) 887-5197
L6C 1N9
