REPORT TO DEVELOPMENT SERVICES

COMMITTEE

 

 

 

 

TO:

Mayor and Members of Council

 

 

 

 

FROM:

Jim Baird, Commissioner of Development Services

Valerie Shuttleworth, Director of Planning & Urban Design

 

 

 

 

PREPARED BY:

Stephen Kitagawa,  Senior Planner ext. 4530, Planner –West Development Team

 

 

 

 

DATE OF MEETING:

December 6, 2005

 

 

 

 

SUBJECT:

PRELIMINARY REPORT

E. Manson Investments et. al.

Zoning By-law Amendment and Site Plan Applications for two 6 storey residential buildings

540 Bur Oak Ave

ZA-05-021949 & SC.05-021950

 

_____________________________________________________________________________

 

RECOMMENDATION:

That a Public Meeting be held to consider the zoning by-law amendment application submitted by E. Manson Investments et. al., to permit two, 6 storey apartment buildings on the north side of Bur Oak Avenue, west of McCowan Road, municipally known as 540 Bur Oak Avenue.

 

PURPOSE:

The purpose of this report is to provide preliminary information regarding applications by E. Manson Investments et. al. for zoning by-law amendment and site plan approval to permit two, 6 storey apartment buildings on the north side of Bur Oak Avenue, west of McCowan Road, municipally known as 540 Bur Oak Avenue, and to recommend that a Public Meeting be held to consider the zoning application.

 

BACKGROUND:

The subject property is approximately 0.65 hectares (1.62 acres) in area and is located on the north side of Bur Oak Avenue, west of McCowan Road, or more specifically at the northeast corner of Hillwood Street and Bur Oak Avenue, as shown on Figure 1.  The lands are generally flat and unvegetated.

 

The subject property was previously part of a larger 1.26 hectare (3.1 acre) block (Block 12, Plan 65M-3632) owned by the E. Manson Investments et. al.  The property was severed and Imperial Oil obtained a zoning by-law amendment and site plan approval to permit the construction of a service station, on the easterly 0.6 hectare (1.4 acre) portion of the property.

 

Adjoining the property is:

 

·        Markham Trails’ residential subdivision comprising singles, semis and townhouses to the north;

·        A new residential subdivision comprising semi-detached and townhouse units to the west, across Hillwood Street; 

·        An Imperial Oil service station and a single detached dwelling currently used by a chiropractor to the east; and,

·        Immediately south across Bur Oak Avenue is a multi-tenant commercial plaza.

 

Official Plan and Zoning

The subject lands are designated Community Amenity – Arterial in the Official Plan.  The Community Amenity – Arterial designation in the Official Plan provides for Medium and High Density Residential uses, subject to the review of a specific development proposal, ensuring that the planned function of the lands is maintained and that the location is appropriate.

 

The lands are zoned Community Amenity One (CA1*152) by By-law 177-96, as amended which permits a variety of residential and retail uses.  Apartment buildings are a permitted use, however, the By-law requires a maximum Floor Space Index (FSI) (the gross floor area of all buildings on a lot divided by the lot area) of 1.0, whereas the proposal has a FSI of 1.43.  A preliminary review by the Zoning Section indicates that the proposal complies with all other development standards.  A zoning by-law amendment is required to increase the Floor Space Index.

 

Proposal is for two 6 storey condominium apartment buildings

The proposal consists of two 6 storey condominium apartment buildings at the northeast corner of Hillwood Street and Bur Oak Avenue (Figure 4).  The 73 unit, first phase (Building A) situated at the south end of the property has a gross floor area of 6,984 m2 (75,178 ft2).  The 113 unit, second phase (Building B) is situated north of Building A and has a gross floor area of is 10, 700 m2 (115,178 ft2).

 

Full vehicular access to Hillwood Street is proposed at the north limit of the subject lands.  The site will also have a second emergency access to Hillwood Street, blocked by knock down bollards and a right-in/right-out access to Bur Oak Avenue.

 

A total of 280 underground parking spaces, including 233 resident spaces (7 spaces for the physically disabled) and 47 visitor spaces, on two levels are proposed.  178 parking spaces (5 spaces for the physically disabled) and 18 visitor parking spaces will be built for the first phase (Building A) with the remaining spaces to be constructed at full build out. 

 

To improve the relationship of the apartment buildings with the adjacent semi-detached and townhouse dwellings to the west, across Hillwood Street, the applicant proposes to step the buildings along the west side from 4 to 6 storeys.

 

POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL:

Some of the anticipated benefits include:

 

  • The density of the proposed development is transit supportive and in keeping with the goals of Berczy Village Secondary Plan.
  • The density of the proposed development is in keeping with the intensification goals and objectives of the Town and Province.
  • The proposal would provide an alternate form of housing, improving the mix of housing available to the community.

 

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 a final staff report to be presented to Committee at a later date:

 

Compatibility with the adjacent uses

  • The proposal is adjacent to a gas station to the east and semi-detached and townhouse dwellings to the west.  There are interface and compatibility implications with both of the adjoining uses.  The interface to the gas station may be mitigated in part by 3 metre landscape strip incorporated into the gas station approved site plan.  A landscape strip (and fencing) will be required on the apartment site.

 

In an effort to reduce the impact and to demonstrate how the development can be integrated with the adjacent single detached dwellings, the apartment buildings are stepped from 4 to 6 storeys.

 

  • The applicant will be submitting a sun/shade study to assess potential impact of the apartments on the adjacent residences.  Extensive landscaping should also be required along Hillwood Street.

 

Site design

  • The building elevations are conceptual.
  • Although staff are satisfied with the massing and general positioning of the building, urban design principles need to be reinforced.
  • Demarcation of the base of the building where it transitions into the mid-section requires additional articulation.
  • Additional information is required to understand how the building base relates to grade.
  • The grade related units should have a front door presenting to the street.  Sliding doors are not acceptable.
  • Identification of a main building entrance.

 

Proposed development requires additional servicing allocation for full build out

  • As set out in the February 15, 2005, servicing allocation report, Council recommended that 77 units be allocated to E. Manson Investments et. al.  The servicing allocation for the 77 units was confirmed by Council on November 29, 2005.  The applicant was assigned this allocation at draft plan approval in June 2002, for the Community Amenity block (the subject property) within the plan of subdivision.  Should the application be approved, the applicant will have to phase the development of the two buildings since there is only sufficient allocation to construct the first phase (Building A – 73 units).

 

FINANCIAL CONSIDERATIONS:

None expected to be identified.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

All Town departments and external agencies have been circulated with these applications and all comments will be considered in the final report.

 

 

 

 

 

 

 

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

 

 

 

DOCUMENT:  \\MARKHAM.CA\APPS\AMANDADOCS\PLANNING\SAVEPATH\30191498055.DOC

 

 

ATTACHMENTS:                Figure 1 – Applicant/Agent and Location Map

                                                Figure 2 – Area Context and Zoning

                                                Figure 3 – Air Photo

                                                Figure 4 – Site Plan

                                                Figure 5 – Elevations

 

APPLICANT/AGENT:          E Manson Investments Ltd. et. al.

Attn:  Mai Somermaa

620 Wilson Avenue

North York On M3K 1Z3

Telephone number: 416-630-6927

Facsimile Number: 416-630-6992