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:	Regan Hutcheson, Manager, Heritage Planning ext. 2080, Heritage Development Team
DATE OF MEETING:	January 24, 2006
SUBJECT:	PRELIMINARY REPORT Zoning By-law Amendment 1113899 Ontario Limited 23 Water St., Markham ZA-03-112248

RECOMMENDATION:

That a Public Meeting be held to consider the zoning by-law amendment application submitted by 1113899 Ontario Limited to permit four new residential lots at 23 Water Street, Markham Village.

PURPOSE:

The purpose of this report is to provide preliminary information regarding an application for four new residential lots at 23 Water Street, Markham Village, and to recommend that a public meeting be held to consider the application.

BACKGROUND:

Property is located within the Markham Village Heritage Conservation District

The subject property is located at 23 Water Street, in the Markham Village Heritage Conservation District. The property is currently vacant. A single detached dwelling was demolished approximately two years ago. To the east of the property are commercial Main Street establishments, including the Markham Village Lane shopping complex and two residential dwellings. The Water Street Non-Profit apartment complex and Markham Seniors Centre is located to the north. Immediately to the south is the parking lot for Markham Village Lanes and to the west is a municipally-owned parking lot leased by Markham Village Lanes and a residential condominium.

Official Plan policies

The property is within the boundaries of the Main Street Markham Secondary Plan (OPA 108) and is designated Medium Density I Housing/Office. Forms of housing provided for on these lands include detached, semi-detached, duplex, triplex and fourplex dwellings at a maximum height of 2 ½ storeys.

Zoning

The subject property is currently zoned Single Family Residential (R3). Uses permitted in this zone category are single detached, semi-detached, converted dwellings, duplex, triplex and fourplex dwellings. The current development requirements for single detached dwellings are a minimum lot frontage of 60 ft and a minimum lot area of 6600 sq. ft.

Description of the Proposal

The applicant originally submitted a concept plan for 10 townhouse units, however, a number of concerns were identified and the proposal was later revised to six detached dwelling units with a common element condominium driveway leading to rear garages under the units.

The applicant is now proposing four, two-storey, single detached dwellings fronting onto Water Street. The units are to be on separate lots, created through a future severance application. Each unit has its own driveway leading to a garage and amenity areas in the rear yard. A number of the current development requirements for single detached dwellings need to be amended. The following compares the by-law requirements for a single detached dwelling and the frontage, lot area and front yard setback proposed for the new lots:

	Current By-law	#29	#27	#25	#23
Lot Area	6600 ft^2 (Min.)	3509.47 ft^2 (326.03m^2)	3347.80 ft^2 (311.01 m^2)	3224.54 ft^2 (299.56 m^2)	3313.24 ft^2 (307.80 m^2)
Lot Frontage	60 ft (Min.)	42.5 ft	40.5 ft	40.5 ft	45.5 ft
Front Yard Setback	25 ft (7.6 m)	3.9 ft (1.2 m)	3.9 ft (1.2 m)	3.9 ft (1.2 m)	3.9 ft (1.2 m)

Through an analysis of the immediate neighbourhood, staff note that there are a number of existing dwelling units that have reduced lot area, frontage and front yard setbacks, similar to those proposed.

Site Plan Control Area

This property is located in a Site Plan Control Area and the development will require Site Plan Approval and a Site Plan Agreement. The proposed concept designs submitted with the Zoning Bylaw Amendment application reflect the late Victorian style and materials found in the Markham Village Heritage Conservation District.

POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL:

The potential benefits of approval of the proposal may include, but are not limited to:

· The additional four residential units will contribute to residential intensification in the area in keeping with Town initiatives regarding compact urban development

· The proposal contributes to the objective of introducing more residential uses to help support the Markham Village commercial core;

· The construction of new buildings consistent with the policies and design guidelines of the Markham Village Heritage Conservation District Plan will visually enhance the heritage character of the neighbourhood.

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.

Heritage Markham approval required

The applicant has been working with Heritage Section staff and Heritage Markham to achieve a built form and architectural concept considered compatible with the Markham Village Heritage Conservation District. The site specific zoning by-law amendment for the proposed development will need to contain customized development standards, including lot frontage, lot area, building height, coverage and setbacks. Architectural details and site plan considerations will be dealt with under a future Site Plan Control application.

Cash-in-lieu of parkland

Should the application be approved, cash-in-lieu of parkland dedication will be required for the three additional dwellings.

Servicing/drainage study required

There are no existing municipal sanitary sewers and storm sewers across the frontage of the subject property. There are existing sewers north of the proposed development (sanitary and sewer) on Water Street designed to accept drainage from the property. The applicant has been working with Engineering staff to confirm that existing services have adequate depth for the proposed redevelopment. This property is also receiving external storm drainage from three adjacent lots to the east. A Servicing/Drainage study, prepared by a qualified consultant, will be required prior to zoning amendment approval. There is an existing water main on Water Street available for service connections.

Note that servicing allocation is not required as 3 new lots (or less) created through the Committee of Adjustment, are not subject to allocation restrictions.

Committee of Adjustment

Upon approval of the Zoning By-law Amendment, the applicant will be required to apply to the Committee of Adjustment to create the new lots through approval of a severance application.

FINANCIAL CONSIDERATIONS:

None at this time.

ENGAGE 21^ST CONSIDERATIONS:

Appropriate new infill development helps to promote and strengthen a sense of community.

BUSINESS UNITS CONSULTED AND AFFECTED:

The application has been circulated to internal departments and external agencies.. As the property is located within the boundaries of the Markham Village Heritage Conservation District, Heritage Markham was also circulated the application.

ATTACHMENTS:

Figure 1: Applicant/Agent and Location Map

Figure 2: Area Context and Zoning Map

Figure 3: Aerial Photograph

Figure 4: Conceptual Site Plan

Figure 5: Conceptual Elevations

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

Owner:

1113899 Ontario Limited

A Shahidi

144 Main Street North Unit 10A

Markham, ON L3P 5T3

Telephone Number: 905-471-1800

Facsimile Number: 905-471-9644

Applicant Contact Information:

David Johnston Architect Ltd.

David Johnston

8 Maple Lane Unionville ON L3R 1R2

Telephone number: 9054799992

Facsimile Number: 9054799985

LOCATION MAP: