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REPORT TO DEVELOPMENT SERVICES COMMITTEE |
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TO: |
Mayor and Members of Council |
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FROM: |
Jim Baird, Commissioner of
Development Services Valerie Shuttleworth, Director of
Planning & Urban Design |
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PREPARED BY: |
Nick
Pileggi, Senior Planner ext. 4480 –South
District |
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DATE OF MEETING: |
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SUBJECT: |
PRELIMINARY
REPORT Cottonlane
Estates Inc. Subdivision
Application to permit 7 residential townhouse blocks and 1 mixed use block 158, 168 and (FILE: SU-05-023993) |
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RECOMMENDATION:
That a Public
Meeting be held to consider the subdivision application (SU-05-023993) and any related rezoning
application that may be required, submitted by Cottonlane Estates Inc., to
permit approximately 75 townhouse units on 7 blocks and a mixed use block at
158, 168 and
And that staff
schedule a Public Meeting to consider the subdivision application and any
related rezoning application when the issues outlined in this report have been
sufficiently addressed by the applicant to the satisfaction of the Director of
Planning and Urban Design.
PURPOSE:
The purpose of this report
is to provide preliminary information regarding a subdivision application by
Cottonlane Estates Inc. to permit approximately 75 townhouse units on 7 blocks and a mixed use block
at 158, 168 and 178 Old Kennedy Road, and to recommend that a Public Meeting be
held to consider the subdivision application and any related rezoning
application, once the issues outlined in this report are addressed to the
satisfaction of staff.
BACKGROUND:
The
subject property is located north of
frontage
of 81 metres (267 feet) and currently contains three detached dwellings and a
number of accessory buildings.
Surrounding land uses include employment uses to the north (including a lumber
yard and retail) and south (including a bowling alley), residential uses and a
place of worship to the east and an active GO rail line to the west (Figures 2
and 3).
Proposal is for 7 townhouse blocks on private
roads, with mixed commercial/residential units fronting Old Kennedy Road
The proposal, as shown on the proposed
Draft Plan of Subdivision (Figure 4), consists of 7 townhouse blocks with
approximately 75 townhouse units, as part of a common elements condominium. The proposed access to the blocks is from
private roadways. The applicant has
proposed a portion of a public road along the north limit of the site (eastern
half – Figure 4) to line up with
The applicant proposes to sell the townhouse dwellings as freehold units and create the lots through Part Lot Control exemption. The roads and services would be held through a common elements condominium.
Subject lands are within
the Milliken Main Street
The subject lands are within the Milliken Main
Street Secondary Plan Area. The Secondary
Plan was approved by Town of Markham Council June 29, 2005 and received approval from the Region of York on October 27, 2005 . However, the
Secondary Plan has been appealed by the City of Toronto
The zoning by-law, enacted on June 29, 2005 , has also been appealed by the City of Toronto
The Milliken Main Street Secondary Plan
designates the subject lands as Community Amenity Area –
Zoning
By-law 2005-250 permits medium density residential within the interior of the
site and a mix of uses along
the
application for plan of subdivision, along with any related rezoning application
which may be required as a result of further review of the application.
Prior to
the Milliken Main Street Secondary Plan and Zoning By-law coming into affect,
the lands remain designated Commercial – Community Amenity Area by the Town of
Markham
Official Plan (Revised 1987), as amended, and zoned Special Commercial Two
(SC2) by By-law 47-85, as amended (Figure 2).
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
Some of the anticipated benefits
include:
- The mixed use portion of the proposed development fronting
- The density of the proposed development is transit supportive and
in keeping with the goals and objectives of the Town, the Region and the
Province
- As one of the first redevelopment proposals in the Milliken Main
Street Secondary Plan area, the application has the potential to be a
catalyst for additional redevelopment projects within the area
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:
The proposal is not consistent with the
Secondary Plan road concept
The
Milliken Main Street Secondary Plan outlines a conceptual local road network to
achieve an appropriate and efficient traffic pattern within the Secondary Plan
Area (Figure 5). This conceptual road
network includes a local road, lining up with
The
Secondary Plan also depicts a north/south road from the north end of the
subject lands to the
Integration of the proposed development with future redevelopment
parcels
The development as
proposed could result in a relatively isolated residential enclave within the
larger Secondary Plan area with few potential public connections to the larger
Milliken community. Revisions to the
plan will be required which demonstrate
how the proposed development can be integrated with the future road pattern and
redevelopment of adjacent parcels.
Provision of open space/play area within the subject lands
As the proposed development forms part of a larger future residential community, an appropriate amount of open space/play area is required onsite. The Secondary Plan
depicts a parkette on the subject lands,
however, the proposed plan does not include adequate area for park purposes.
Proposed development requires
servicing allocation
Water and sewer allocation have not yet been assigned to this
property. In addition, servicing studies
are required to determine whether the additional infrastructure identified in
the Servicing Study prepared for the entire Milliken Main Street Secondary Plan
area is required to service the proposed development.
Financial contributions with respect
to
An area-specific development charge
by-law, reflecting proposed infrastructure and streetscape improvements for the
entire
Provision of appropriate setback from the GO
rail line
To date,
staff have not received comments from GO Transit in regard to this proposal,
however, an initial review has indicated that additional setbacks will likely
be required from the GO rail line.
Provision for access for emergency and waste
management vehicles
The proposed
road pattern, especially in the western portion of the proposed plan, does not
appear to provide adequate access for emergency and waste management vehicles.
Issues regarding site design need to be
addressed
Staff
has concerns regarding the nature of the townhouse blocks as currently
proposed, as the layout of the blocks may create an issue in regard to the number
and impact of garage facades on the streetscape, resulting in an undesirable
ground relationship of the dwelling units.
The Milliken Main Street Secondary
Plan notes that the existing building at
Zoning compliance is to be determined
A site plan depicting the layout of
the proposed mixed use and townhouse buildings has not been provided. Therefore, staff have been unable to
determine compliance with the zoning by-law.
Should a zoning by-law amendment be required, staff recommend that the
public meeting be held together with the public meeting for the subdivision
application, once the issues identified in this report have been sufficiently
addressed.
FINANCIAL CONSIDERATIONS:
None at this time.
ENVIRONMENTAL CONSIDERATIONS:
The applications are located outside of the
considered in the final report and any required conditions will be
incorporated into the conditions of draft approval.
BUSINESS UNITS CONSULTED AND AFFECTED:
All
relevant Town Departments and external agencies have been circulated this
application and all comments will be considered in the final report.
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Valerie Shuttleworth, M.C.I.P., R.P.P. Director of Planning & Urban Design |
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Jim
Baird, M.C.I.P., R.P.P. Commissioner of Development Services |
ATTACHMENTS: Figure 1: Location Map
Figure 2: Area Context/Zoning
Figure 3: Air Photo
Figure 4: Draft Plan of Subdivision
Figure
5:
APPLICANT/AGENT: Scott Kapuscinski
Plantactics
M4E 2M8
Telephone number: 905-761-1320
Facsimile Number: 905-761- 5291
File Path: Amanda/SU05023993/documentstab/dsc
preliminary report