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:	Nilesh Surti, Planner, ext. 4190, South Development Team
DATE OF MEETING:	January 24, 2006
SUBJECT:	RECOMMENDATION REPORT Minto Markham Partnership Ltd. Application for approval of a Draft Plan of Subdivision (19TM-05015) for 12 single detached units on lands located at the northwest corner of Rouge Bank Drive & 9th Line. File No. SU 05 016171

RECOMMENDATION:

That draft plan of subdivision 19TM-05015 (SU 05 016171) located at the northwest corner of Rouge Bank Drive and 9^th Line, proposed by Minto Markham Partnership Ltd., be draft approved subject to the conditions outlined in Appendix ‘A’;

That servicing allocation for 12 units be granted to Draft Plan of Subdivision 19TM-05015 (SU 05 016171) as per Council’s November 29, 2005, resolution;

That the Region of York be advised of the servicing allocation for this development;

That the Town reserve the right to revoke or reallocate water and sewage allocation at its sole discretion;

That the applicant be required to pay their proportionate share of the Hwy. 48 flow control measures, to the satisfaction of the Director of Engineering;

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 2005-357).

PURPOSE:

The purpose of this report is to recommend approval of the proposed plan of subdivision 19TM-05015 by Minto Markham Partnership Ltd. to create 12 single detached lots on the lands located at the northwest corner of Rouge Bank Drive and 9^th Line.

BACKGROUND:

Property and Area Context

The subject lands consist of approximately 0.77 hectares (1.9 acres) located at the northwest corner of Rouge Bank Drive and 9^th Line (See Figure 1) in the Legacy Community. The property is currently vacant with no significant vegetation or natural features (See Figures 2 and 3).

To the north of the subject property and to the south, across Rouge Bank Drive, are existing single detached dwellings. To the west, across Russell Jarvis Drive, are a neighbourhood park and a public elementary school which is under construction. To the east across 9^th Line are vacant lands within the Box Grove Secondary Plan area which have received draft plan approval to permit single/semi-detached houses, employment uses, and a community park. The lands directly to the east, across 9^th Line, are part of a plan of subdivision and have been zoned to permit a place of worship.

It should also be noted that there are two easements on the property (See Figure 4); a Bell easement that runs parallel to the north property line, and the York Durham Sanitary Sewer easement which passes through the northeast corner of the property. No building construction will be permitted on these easements.

Proposal is for 12 new single-detached dwellings

The proposal consists of 12 single detached lots. Half of the proposed lots will front onto Rouge Bank Drive, but will have vehicular access only from a rear lane. The remaining 6 lots fronting onto a new public road at the north end of the site may be developed with either front garages or rear lane access, however, a condition of draft plan approval requires that all 6 of these units must be developed in a consistent manner (See Figure 4).

Proposed lot frontages range between 9.1 m (29.9 ft) and 18.9 m (62 ft). The proposed development has a net site density of approximately 20 units per hectare (8 units per acre), which is consistent with the Official Plan. The lot and density details are described in the table below:

Unit Distribution
Unit Type	Frontage		No. of Units
	Metres	Feet
Single detached	9.1	29.9	4
Single detached	9.6	31.5	5
Single detached	12.09	39.7	1
Single detached	13.83	45.4	1
Single detached Corner Lot	18.94	62.1	1
Total 12
Density
Net Site Area	0.59 ha (1.45 acres)
Permitted Density 17.0 to 37.0 units per hectare (6.8 to 14.9 units per acre)	Proposed Density 20.3 units per hectare 8.3 units per acre

Also proposed is a 0.037 ha (0.09 ac.) landscape block at the northwest corner of 9^th Line and Rouge Bank Drive (See Figure 4), which will be conveyed to the Town as parkland associated with this subdivision. The proposed park block is intended to be used as a parkette for passive recreational uses such as sitting and also serve as a pedestrian connection for residents to access 9^th Line.

The proposed land uses, road configuration, lot layout and net residential density of this draft plan of subdivision conforms to the Rouge Northeast Secondary Plan as well as the OMB approved Official Plan Amendment and associated Zoning By-law, which are discussed below.

OPTIONS/DISCUSSION:

Official Plan and Zoning

On June 2, 2005, the Ontario Municipal Board (OMB) approved an Official Plan Amendment (OPA No. 142) and associated Zoning By-law Amendment for the lands. The Official Plan Amendment redesignated the subject lands from Neighbourhood Commercial to Low Density Housing, with site specific permission for the lot at the northeast corner of Rouge Bank Drive and Russell Jarvis Drive to have commercial uses, as an option, within the first storey of a residential building.

The OMB approved Zoning By-law Amendment rezoned the subject lands from Neighbourhood Commercial One (Hold) to Residential Two (Hold), Residential Two-Lane Access (Hold) and Open Space One. The zoning includes provision for the lot at the northeast corner of Rouge Bank Drive and Russell Jarvis Drive to include a retail store, private home daycare and personal service shop within the first floor. If this lot is used as a mixed-use building, parking is permitted in the exterior yard. The proposed lot frontages and sizes comply with the requirements of the OMB approved Zoning By-law Amendment.

The Zoning By-law includes a Hold, which can only be removed once servicing allocation is available for the proposed 12 units. The servicing allocation for this development was confirmed by Council on November 29, 2005. The removal of the Hold provision on the corner lot, intended for future mixed use development, is also conditional on obtaining site plan approval.

A public meeting was held on October 18, 2005

A statutory public meeting was held on October 18, 2005, to consider the proposed subdivision. Don Hutchinson spoke on behalf of the Legacy Community Ratepayers Association in support of this application and requested that servicing allocation be made available so that the development can proceed. As noted above, servicing allocation has now been confirmed by Council.

FINANCIAL CONSIDERATIONS:

None identified at this time.

ENVIRONMENTAL CONSIDERATIONS:

None identified at this time.

ENGAGE 21^ST CENTURY CONSIDERATIONS:

The proposed development makes efficient use of existing infrastructure.

BUSINESS UNITS CONSULTED AND AFFECTED:

The requirements of other Town Departments and external agencies have been incorporated into the draft plan and recommended conditions of draft approval.

CONCLUSION:

Staff support the draft plan approval of the subdivision submitted by Minto Markham Partnership (19TM-05015), as it is consistent with the OMB approved Official Plan and Zoning By-law Amendments and recommend that the plan, as outlined in Figure 4, be draft approved subject to the conditions of draft approval listed in Appendix ‘A’.

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

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ATTACHMENTS: Figure 1 – Location Map

Figure 2 – Area Context/Zoning

Figure 3 – Area Photo

Figure 4 – Draft Plan of Subdivision

Appendix ‘A’

AGENT: Vince Santino

Minto Markham Partnership Ltd.

275 Renfrew Drive, Suite 103

Markham ON L3R 0C8

Tel: 905- 709-6158

Fax: 905- 709-4273

Figure 1 – Location Map