RECOMMENDATION:
That draft plan of subdivision 19TM-02018 (SU.02-118951) located at 7577
McCowan Road, proposed by Cloverwood Estates Inc., be draft approved subject to
the conditions outlined in Appendix ‘A’;
That the zoning application (ZA.02-118925) to amend By-law 90-81 as
amended, and By-law 304-87, as amended, submitted by Cloverwood Estates Inc.,
to implement draft plan of subdivision 19TM-02018 (SU.02-118951) located at
7577 McCowan Road, be approved and the draft Zoning By-laws attached as
Appendix ‘B’ be enacted;
That a water supply allocation for up to 29 units in the draft plan of
subdivision be granted from approved allocation for future phases of the
Villages of Fairtree subdivision (19T-95030);
That a hold be placed on the zoning for 29 units in future phases of the
Villages of Fairtree subdivision (19T-95030) through zoning amendment
application ZA.03-110307 by Forest Bay Homes Ltd;
That the
Town reserves the right to revoke or reallocate sewage allocation and water
supply should the development not proceed in a timely manner;
And that
the applicant provide to the Town the required payment of 30% subdivision
processing fees in accordance with the Town’s Fee By-law (By-law 17-2000).
PURPOSE:
The purpose of this report is to
recommend approval of the proposed plan of subdivision and Zoning By-law
Amendment applications by Cloverwood Estates Inc. to permit 29 single-detached
residential dwelling units at 7577 McCowan Road, near the northeast corner of
Denison Street and McCowan Road.
BACKGROUND:
Subject lands and area context
The
subject lands comprise approximately 2.0 hectares (5 acres) at 7577 McCowan
Road as shown on Figure 1. The lands
are currently occupied by a single-detached dwelling fronting on McCowan Road,
as well as accessory buildings. The
majority of the lands are vacant and un-vegetated with the exception of some
vegetation including a number of trees in the vicinity of the existing dwelling
at the west limit of the property (see Figure 2).
Surrounding land uses include low
density residential developments immediately to the north, to the east across
Coppard Avenue, and to the west across McCowan Road, as well as three existing
residential properties to the south; one fronting onto McCowan Road and the
other two fronting onto Coppard Avenue (see Figures 2 and 3).
Proposal is for 29 single-detached dwellings
The proposal consists of 24 lots and a
number of blocks (part lots) intended for single-detached dwellings, the
majority of which will front on an extension of Walford Road (see Figure
4). Four lots near the east limit of
the subdivision will have frontage on Coppard Avenue. Two blocks are identified for future development as
single-detached lots in conjunction with adjoining blocks from lands within
registered plan 65M-2411 to the north.
An additional block, containing the existing dwelling, is expected to be
subdivided into three lots with frontage on Walford Road at a later date for a
total of 29 lots. Access to the
existing dwelling will be permitted directly from McCowan Road until the block
is redeveloped. The remaining block
consists of lands along the south side of the proposed Walford Road extension
which will be developed in conjunction with the lands to the south.
Proposed lot frontages are approximately 12.0
metres, which is consistent with existing development immediately to the
north. The
proposed development is an infill development which forms a logical extension
of the existing neighbourhood.
DISCUSSION
Official Plan and Zoning
The proposed development is in conformity with
the Urban Residential (Low Density) designation and policies within the PD 24-1
Secondary Plan for part of the Armadale Planning District.
The lands are zoned Rural
Residential 2 (RR2) in By-law 304-87 which permits single-detached dwellings on
lots with minimum 60 metre frontages.
The lands will be removed from By-law 304-87, as amended, and zoned R9
under By-law 90-81, as amended.
Issues identified in the Preliminary Report and
Public Meeting have been addressed
Issues identified in the
preliminary report and Public Meeting have been addressed as follows:
Tree inventory and preservation plan are required
A tree inventory and preservation
plan for the existing trees at the west limit of the property are required as a
condition of draft approval. Noise
attenuation measures expected to be required along McCowan Road may have an
impact on the tree preservation plan, and therefore the tree preservation plan should
be finalized in conjunction with the noise study. The conditions of draft approval include a provision for redline
revisions to create a buffer block along McCowan Road, if required, as a result
of the recommendations of the tree preservation plan and noise study.
Water allocation to be granted from future phases of
Villages of Fairtree subdivison
Approval of water allocation
for this plan of subdivision would normally be subject to allocation of water
from Town reserves in accordance with criteria established by Council in
December, 2002. However, the applicant
has requested that water allocation for the proposed development be transferred
from future phases of the Villages of Fairtree subdivision (19T-95030), which
has approved water allocation, and which is also owned by the applicant. The Villages of Fairtree subdivision was
draft approved for 1,281 units, of which just over 500 units have been
registered. As both the subject lands
and the Villages of Fairtree have a common owner and will be serviced within
the same water pressure district (PD5), staff support the transfer of water
allocation to the subject lands, with the condition that the zoning for the
Villages of Fairtree be amended to place a hold on 29 units within future
phases. A condition to this effect is
included in the conditions of draft approval attached as Appendix ‘A’. The hold on 29 units will be incorporated in
the proposed zoning by-law arising from the zoning amendment application
submitted by Forest Bay Homes Ltd. for the Villages of Fairtree (ZA.03-110307),
which is currently being processed.
Two development blocks to the north
of the subject lands will be integrated within the proposed subdivision
Two residential development blocks
remnant from the existing subdivision to the north (Blocks 46 and 48 of 65M-2411)
will be integrated with Blocks 25 and 26, respectively, of the proposed
subdivision to create two 12m single-detached lots.
Rear-lotting on Denison Street and McCowan Road
Although rear-lotting along McCowan Road and
Denison Street is not desirable from an urban design standpoint, existing road
alignments within the subdivision to the north force a rear-lotting condition
on McCowan Road in the proposed subdivision.
It is also likely that any low density residential development on the
property to the south would involve a rear-lotting condition on Denison
Street. In order to reduce the impact
of the potential rear-lotting condition on Denison Street, staff will consider
the incorporation of mitigating measures, for example, the provision of an enhanced
landscape buffer along Denison Street, when evaluating any development
application on the property to the south.
With respect to the subject property, it is proposed that the five
proposed lots backlotting on McCowan Road develop to be consistent with
existing development to the north.
FINANCIAL CONSIDERATIONS:
None
at this time.
BUSINESS UNITS CONSULTED AND AFFECTED:
The applications have been circulated to
all internal departments and external agencies, and all comments have been
addressed.
|
|
|
|
|
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
|
Figure 1: Location Map
Figure 2: Aerial Photo
Figure 3: Area Context/Zoning
Figure 4: Draft Plan of Subdivision
