Report to: Development Services Committee Report Date: February 1, 2011
SUBJECT: PRELIMINARY REPORT
Castan Avenue (Aurelio Filice)
Proposed Draft Plan of Subdivision and implementing Secondary Plan and Zoning By-law amendments to facilitate residential development (6 singles & 15 townhouses) south of Castan Avenue, east of Harry Cook Drive, within South Unionville.
File Nos: SU 10 128366, OP 10 128364 & ZA 10 128365
PREPARED BY: Anna Henriques, extension 7922
Senior Planner, Central District Team
RECOMMENDATION:
1) That the staff report entitled “PRELIMINARY REPORT, Castan Avenue (Aurelio Filice). Proposed Draft Plan of Subdivision and implementing Secondary Plan and Zoning By-law amendments to facilitate residential development (6 singles & 15 townhouses) south of Castan Avenue, east of Harry Cook Drive, within South Unionville (SU 10 128366, OP 10 128364 & ZA 10 128365)” be received;
2) That a Public Meeting be held to consider the proposed Draft Plan of Subdivision and implementing Secondary Plan and Zoning by-law amendments (SU 10 128366, OP 10 128364 & ZA 10 128365) submitted by Castan Avenue (Aurelio Filice);
3) And that Staff be authorized and directed to do all things necessary to give effect to this resolution.
Not applicable.
1. Purpose 2. Background 3. Discussion 4. Financial
PURPOSE:
BACKGROUND:
Property and area context
The subject lands consist of approximately 1.3 hectares (3.2 acres) and are located on the south side of Castan Avenue, east of Harry Cook Drive. Surrounding land uses include single and semi-detached dwellings to the north (across Castan Avenue), the South Unionville Village Green Park to the east, single detached dwellings on large lots to the south (across South Unionville Avenue) and vacant lands to the west (Figure 1). A recently approved draft plan of subdivision consisting of 11 singles, 8 semi-detached and 4 part lots is located further west of the subject lands, east of Harry Cook Drive (19TM – 09005).
Applications deemed complete
The proposed applications for draft plan of subdivision and implementing Secondary Plan and Zoning By-law amendments were deemed complete on November 11, 2010.
Proposal for residential development
The applicant is proposing a draft plan of subdivision consisting of 6 single detached dwellings and 15 townhouse dwellings. The proposed single detached dwellings will front onto Castan Avenue and will have approximate lot frontages ranging from 10 metres (33 feet) to 12.7 metres (42 feet) (Figure 4).
Immediately south of the proposed single detached dwellings, nine (9) townhouse dwellings are proposed fronting onto the future extension of Ian Baron Avenue, with approximate lot frontages ranging from 6 metres (20 feet) to 10.2 metres (33 feet) (Figure 4).
On the south side of the future extension of Ian Baron Avenue, six (6) lane-based townhouse dwellings are proposed with approximate lot frontages ranging from 6.8 metres (22 feet) to 9.5 metres (31 feet) (Figure 4).
A portion of a local north-south road is also proposed, immediately east of the lane-based townhouse dwellings, intended to link the future extension of Ian Baron Avenue with South Unionville Avenue. This proposed local north-south road will be discussed further in this report.
Official Plan and Zoning
The subject lands are designated “Urban Residential” in the Town’s Official Plan. The proposal is consistent with the Official Plan “Urban Residential” designation which provides for a variety of housing and related institutional and local commercial uses that are compatible with and serve local residential uses.
The subject lands are designated “Open Space/Neighbourhood Park” in the South Unionville Secondary Plan (OPA 22). This designation provides for parks, recreational uses and municipal services and utilities. An amendment to the Secondary Plan is required to implement the proposed Draft Plan of subdivision. It is proposed that the subject lands be redesignated to “Medium Density Housing”. A site specific provision may be required to permit the proposed six (6) single detached dwellings within the “Medium Density Housing” designation and to permit an increase in density from 14 units per acre to 15 units per acre.
The subject lands are zoned “Rural Residential One (RR1)” in By-law 304-87, as amended. A Zoning By-law amendment is required to implement the proposed Draft Plan of subdivision. The lands will be deleted from By-law 304-87, as amended, and incorporated within By-law 177-96, as amended, with similar development standards applied to the subject lands as those applied to newer development in the area.
OPTIONS/ DISCUSSION:
Proposed Secondary
Plan amendment consistent with redevelopment in the area
The proposed Secondary Plan amendment will redesignate the subject lands in the Secondary Plan from “Open Space/Neighbourhood Park” to “Medium Density Housing” and will facilitate residential development that is consistent with the recent pattern of development in the area. Furthermore, the Official Plan states that where lands are designated “Open Space” and under private ownership, the lands will not “…indefinitely remain open to the general public or purchased by the Town. At any particular time, if proposals to develop such lands that are in private ownership are made and the Town does not wish to purchase such lands in order to maintain the open space, then an application for redesignation of such lands for other purposes will be given due consideration” [section 3.9.2 (d)].
A parkland analysis of the South Unionville Secondary Plan Area (OPA 22) has been finalized and it has been determined that sufficient parkland is or will be available to serve developments in South Unionville. Therefore, the proposed redesignation of the subject lands will not impact required parkland for the South Unionville community.
Subject lands formerly considered for future school site
The York Catholic District School Board had previously expressed interest in developing the subject and adjacent lands as an elementary school site, which was to comprise a total of 2.02 hectares (5 acres). However, after years of discussions with relevant landowners and consideration of the School Board’s needs, the School Board has declared the subject lands as surplus and no longer require the lands (including the subject lands) for a future school site.
Issues and concerns
to be addressed
Town staff have identified potential issues and concerns with the proposal that will need to be addressed as part of the application review process:
· Proposed road pattern
A local north-south road is contemplated in the Community Design Plan from Castan Avenue to Helen Avenue, to provide for community connectivity and access to the adjacent park. The applicant is proposing a portion of this road on the subject lands from Ian Baron Avenue to Lane ‘A’ (Figure 4). This proposed road will be reviewed further with staff as part of the application review process.
· Interface with adjacent park edge
With the absence of the local north-south road connecting Ian Baron Avenue to Castan Avenue, the applicant is proposing a townhouse block and a single detached dwelling immediately abutting the adjacent park to the east. Staff will continue to work with the applicant on the interface with the park, including but not limited to, fencing, flankage façade enhancements, etc.
·
Proposed
lot orientation
The applicant is proposing lots that are slightly angled towards the street frontage (Castan Avenue and Ian Baron Avenue). The lot orientation may need to be revised to ensure that the proposed lots and dwellings are perpendicularly oriented towards the street frontage, consistent with the existing pattern of development in the area.
·
Proposed
lot frontages
The applicant is proposing lot frontages of 6 metres (19.7 feet) for some of the proposed townhouses fronting onto the future extension of Ian Baron Avenue. These proposed frontages will be further reviewed within the context of Town’s Urban Design guidelines and Zoning standards.
·
Phasing
of proposed draft plan
The owner is proposing townhouse blocks that are based on a road pattern that is dependant on the future development of adjacent lands (Figure 4). A Holding provision in the amending Zoning By-law will be required for the townhouse block component of the Draft Plan to ensure that the proper road infrastructure is in place prior to development.
· Servicing allocation required
There is a Landowners Agreement in place for South Unionville. Confirmation will be required from the Trustee that sufficient allocation is available for the proposed six (6) single detached units and fifteen (15) townhouse units.
· Official Plan amendment exempted from Regional approval
The proposed Official Plan amendment is considered to be of local significance and will not adversely impact Regional interest. Accordingly, staff requested that the proposed amendment be exempt from Regional approval and the Region has granted exemption.
FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)
Not applicable.
HUMAN RESOURCES CONSIDERATIONS
Not applicable.
ALIGNMENT WITH STRATEGIC PRIORITIES:
The proposed development is consistent with the Town’s growth management principles.
BUSINESS UNITS CONSULTED AND AFFECTED:
The applications have been circulated to Town departments and public agencies for comment, and their requirements will be incorporated into the Conditions of Draft Plan Approval and final recommendation report.
RECOMMENDED
BY:
________________________________ _______________________________
Biju Karumanchery, M.C.I.P., R.P.P. James Baird, M.C.I.P., R.P.P
Senior Development Manager Commissioner, Development Services
ATTACHMENTS:
Figure 1: Location Map
Figure 2: Area Context/ Zoning
Figure 3: Air Photo
Figure 4: Proposed Draft Plan of Subdivision
CONTACT INFORMATION:
Aurelio Filice
8787 Woodbine Avenue, Unit 236
Markham, ON, L3R 9S2
Tel: (905) 470-5158
Fax: (905) 470-5392
Email: aureliof@sympatico.ca
File
path: Amanda\File 10 128366\Documents\Preliminary Report