RECOMMENDATION
That
the report dated December 6, 2005, entitled “Recommendation Report, Sky
Homes (formerly Caster Developments Inc.) and Centennial Community Baptist
Church, 8232 McCowan Road and part of 8176 McCowan Road, Draft Plan of
Subdivision and Zoning By-law Amendment, 19TM-040002
File Nos. (SU 04 009913 & ZA 04
009915) ” be received.
That the draft plan
of subdivision prepared by Templeton Planning Limited, dated May 24, 2005 and revised
November 1, 2005, and attached as Figure 4, be approved, subject to the
conditions of Draft Plan Approval attached as Appendix ‘A’, the execution of a
comprehensive subdivision agreement and revisions to the draft plan including the following redline revisions:
i)
provide a 7.5
metre radius on the right-of-way at the intersection of South Unionville Avenue
and Street ‘A’;
ii)
align the
westerly leg of Laneway ‘A’, across South Unionville Avenue, with Rembrandt
Drive;
iii)
re-label Block 37
as “Future Private Access”;
iv)
provide a 0.3
metre reserve across the South Unionville Avenue street line, including
adjacent to lot 18 and blocks 32, 33 and 41;
v)
provide a widening across the
full frontage of the site where it abuts McCowan Road of sufficient width to
provide a minimum of 18 metres from the centreline of construction of McCowan
Road;
vi)
provide a 0.3
metre reserve across the full frontage of the site where it abuts McCowan Road;
vii)
provide a 0.3
metre reserve across the frontage of Block 37 along the Street ‘A’ street line; and
viii)
indicate the
Regional Storm Flood elevation line of 172.3 metres above sea level.
AND THAT servicing (sewer and water) allocation for 41
units be granted to the Draft Plan of Subdivision 19TM-040002 (SU 04 009913)
per Council’s November 29, 2005 resolution;
AND THAT
the Town reserves the right to revoke or reallocate such servicing allocation
should construction not proceed in a timely manner;
AND THAT
the Owner agree to pay their proportionate share of the Highway 48 flow control
measures, to the satisfaction of the Director of Engineering;
AND THAT
the Owner pay the required subdivision processing fees in accordance with the
Tariff of Fees By-law, prior to the
issuance by the Town of the stamped draft approved plan and conditions of
approval;
AND THAT prior to final
approval of the plan of subdivision, the Centennial Community Baptist Church execute an amended
site plan agreement to reflect the changes to their property, including changes
to the parking lot;
AND THAT the rezoning application (ZA 04 009915) submitted
by Sky Homes and Centennial Community Baptist Church to implement the proposed
plan of subdivision be approved and the implementing amendments to By-laws
304-87 and 177-96, attached as Appendix ‘B, be enacted.
PURPOSE
The purpose of this report
is to discuss and make recommendations on subdivision and zoning applications
to permit a 53 lot low density residential subdivision. The report identifies issues associated with
these applications and recommends conditions of draft approval and an amending
zoning By-law. The conditions of draft
plan approval are attached as Appendix ‘A’ and the amending By-law is attached
as Appendix ‘B’.
BACKGROUND
Location
and Site Characteristics
This 4.28 ha (10.58 acre) site is located
within the South Unionville Community. (See
Figure 1 - location map.) Surrounding
land uses are as follows:
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North –
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existing plan of subdivision (single family
dwellings) and open space
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East –
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2 existing single family dwellings, the Rouge River and valley and
McCowan Road
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South –
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existing place of worship (Centennial Community Baptist Church)
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West –
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existing plan of subdivision (single family dwellings)
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Area context and surrounding
zoning is shown on Figure 2.
The site, which is crossed by the Rouge River, is generally flat
with some vegetation (see Figure 3 – aerial photo). Most of the mature vegetation on the site is
located within the Rouge River floodplain and proposed environmental buffer. This vegetation will be preserved as part of
the proposed open space block (see Figure 4 – proposed Draft Plan of Subdivision
– Block 44 – Open Space), which will be conveyed into public ownership. There is an existing dwelling on the site,
which has driveway access to McCowan Road. The dwelling, which is proposed to be
demolished, is located adjacent to the Rouge River top of bank. The dwelling sits on lands, that will be
dedicated into public ownership, to be used primarily as buffer and a small
portion of road allowance.
Sky
Homes is assembling the site through the proposed purchase of lands from the Centennial
Community Baptist Church
Sky Homes
owns approximately 3.45 hectares (8.52 acres) of the proposed subdivision and,
subject to purchase and sale conditions, will acquire approximately 0.84
hectares (2.08 acres) of land from the Centennial Community Baptist Church at
the time of registration. The church
will retain approximately 1.03 hectares (2.55 acres) and will add Block 54, approximately
0.05 hectares (0.12 acres), to its site from the Sky Homes holdings. At the conclusion of the land transfers the
church site will be approximately 1.08 hectares (2.67 acres) [1.03 + 0.05 =
1.08].
Sky
Homes has proposed a low density residential subdivision
Sky Homes is proposing to develop the lands
as a low density residential subdivision. (See Figure 4 – Proposed Draft Plan
of Subdivision.) The draft plan is
comprised of 31 single detached lots, 2 townhouse blocks (Blocks 32 and 33) and
two blocks (Blocks 34 and 35) that will be combined with lands from the
adjoining subdivision to the northwest (65M-3246) to create 12 single detached
lots. Each townhouse block will have 5
units, for a total of ten townhouse units.
The proposed subdivision will yield 53 units, comprised of 43 single
detached units (including 11 part-lots and 1 block) and 10 townhouse units.
Block 34, which is located on the northwest
corner of Annina Crescent and Street ‘A’, will be combined with Block 169, Plan
65M-3246, to create one residential building lot. Block 35 will be divided into 11 part-lots. These 11 part-lots will be combined with Blocks 170 to 180 inclusive, on the adjoining
plan of subdivision (Plan 65M-3246) to create 11 single detached dwelling building
lots. Blocks 170 to 180 on Plan
65M-3246, are located on the southeast side of Annina Crescent. Sky Homes owns Blocks 169 to 180 inclusive.
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TABLE 1 – UNIT COUNT SUMMARY
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UNIT TYPE
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NUMBER OF UNITS
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Single Detached
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31
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Townhouses
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10 (2 block of 5 units)
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Part-lots*
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12
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TOTAL UNITS
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53
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*Part-lots to be combined with existing
part-lots on Plan 65M-3246, owned by Sky Homes
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To create the 11 part-lots from Block 35 a part-lot control exemption
By-law will be required
To divide Block 35 into 11 part-lots, so they
can be combined with the existing Blocks on Plan 65M-3246, to create 11 single
detached dwelling building lots, a part-lot control exemption By-law will be
required after registration. Only after a
part-lot control exemption By-law has been passed by Council, can the part-lots
be created and combined with the adjoining Blocks on the subdivision to the
northwest (Blocks 170 to 180 inclusive, Plan 65M-3246), to create single
detached residential building lots.
These lots will front onto the existing portion of Annina Crescent.
Lands for access and future development are being reserved
to be combined with the lands north of the church site
A 0.06 hectare (0.15 acre) Future
Development Block (Block 36) and a 8.5 metre (27.9 foot) wide 0.02 hectare
(0.05 acre) Future Access Block (Block 37) will be retained by Sky Homes. It is intended that Block 36, will be
combined with the lands immediately north of the church site (8192 and 8202 McCowan Road), to regularize these
properties and provides for a future comprehensive development application of
all three parcels. Block 37 will provide
an alternative point of access to the future development block and 8192 and 8202 McCowan Road from Annina Crescent, should access from McCowan Road be restricted. (8192 and 8202 McCowan Road are designated Medium
Density I and Hazard Lands in the South Unionville secondary Plan.)
The Draft Plan of Subdivision includes the following land uses and
areas
The proposed subdivision (see
Figure 4 – proposed Draft Plan of Subdivision) is comprised of the following:
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TABLE 2 – SITE STATISTICS
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·
Residential (Single Detached)
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1.72 hectares (4.25 acres)
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·
Residential (Townhouses)
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0.22 hectares (0.54 acres)
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·
Open space (including 0.464 hectares of valleyland)
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1.51 hectares (3.73 acres)
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·
Roads
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0.64 hectares (0.35 acres)
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·
Future Development Site and Access
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0.08 hectares (0.20 acres)
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·
0.3 metres reserves, open space/telephone equipment area and church
parking and landscape area
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0.11 hectares (0.27 acres)
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TOTAL
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4.28 hectares (10.58 acres)
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Gross Site Area (as defined in OPA 22, excluding
valleylands)
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3.812 hectares (9.43 acres)
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The
single detached lots will have frontages of at least 12.2 metres. This is comparable to the frontages of the
existing lots that front onto Annina Crescent.
The townhouse units will have frontages of at least 6.0 metres, which is
consistent with other townhouses in South Unionville.
Official
Plan and Secondary Plan provide for residential uses
The South Unionville Secondary
plan designates the lands as Low Density Housing and Hazard Land. The lands are also subject to the Special
Policy Area policies.
The Low Density Housing
designation allows a gross density of up to 14.8 units per hectare. Based upon the gross land area of 3.81
hectares (9.43 acres), exclusive of valleylands, the proposed gross density is
approximately 12.33 u.p.h. (4.98 u.p.a.), consistent with the Official Plan.
Hazard Lands, Special Policy Area designation
and 10 metre buffer
The Rouge River floodplain is
designated as Hazard Land, and is intended
primarily for the preservation and conservation of the floodplain and the
associated buffer in its natural state.
The Special Policy
Area designation recognizes areas of development that have historically
occurred within a flood plain, and allows for continued development, provided
adequate flood proofing measures are incorporated into the design and
construction of all buildings. The
Toronto and Region Conservation Authority is requiring that all windows
(basement) and doors must be “dry flood proofed” to the Regional Storm Flood
elevation of 172.3 metres above sea level.
Flood
protection measures are being addressed through the conditions of draft
approval, subdivision agreement and zoning by-law provisions.
The owner and
staff from the TRCA
conducted a top of bank staking on June 29, 2004. The draft plan shows that the lands below top
of bank plus a minimum 10 metre buffer are to be incorporated into Block 44 –
Open Space, which is to be conveyed into public ownership. There are no plans to construct a public footpath
within the Open Space Block, at this time.
The existing home within this area will be removed and the area
restored.
A proposed Future Development Block has
been incorporated into the Open Space Block that will be dedicated to the Town
The original
submission included a Future Development Block on the northeast side of the
valley. These lands are within the Hazard Land
designation and the Regional Storm Flood Plain and are outside the boundaries
of the Special Policy Area.
Consequently, the TRCA would
not permit them to be developed.
Therefore, these lands have also been incorporated into Block 44 – Open
Space and will be dedicated to the Town.
A Public Meeting with respect to the proposed zoning and draft plan of
subdivision was held on February 15, 2005
A Public Meeting was held on February
15, 2005
at which time the following issues were raised by area residents and landowners:
·
the
conveyance of open space and valley lands and the provision of parkland in the
South Unionville area;
·
tree
preservation;
·
the
width of Laneway A;
·
the
provision of privacy fencing;
·
future
access to 8192 and 8202 McCowan Road.
These issues, amongst others, are
addressed in this report.
COMMENTS
Zoning By-law amendments will be required to implement
the plan of subdivision
The
applicant is requesting R2 (Residential Density Two) and R2-LA (Residential Density Two-Lane) zoning
(consistent with the surrounding area) for the residential portion of the
subdivision, an Open Space zone for the valley lands and a Holding Zone for the
Future Development Block. The lands are
zoned Agriculture (A1) and Open Space (O1) zone and floodplain (see Figure 2). The proposed zoning By-law is attached as
Appendix ‘B’ to this report. The
proposal conforms to the policies contained in the South Unionville Secondary
Plan.
Servicing allocation is only required for 41 of the 53
units
Council at its November 29, 2005
meeting approved servicing allocation for a number of developments including
this proposal by Sky Homes. This
development requires servicing allocation for 41 (31 single detached and 10
townhouses) of the 53 lots that will be developed once this application is
approved.
The remaining 12 part lots
(Blocks 34 and 35), that will be combined with the lands to the northwest
(65M-3246) already have servicing allocation.
The subdivision to the northwest (65M-3246 was draft approved in May
1997. At that time servicing allocation
for 304 units was approved. The staff
report from 1997 noted that the subdivision (65M-3246) included 49 residential
part lots. Full servicing allocation was
given to these 49 part lots in 1997, including the 12 part lots that abut the
proposed Sky Home subdivision. Consequently,
they don’t require servicing allocation.
Submission of landscape and tree
preservation plans and Architectural Control Guidelines have been included as a
conditions of Draft Plan approval
The
draft Conditions include provisions that require the Owner to submit landscape
and tree preservation plans and architectural control guidelines, prior to the
execution of the subdivision agreement, to the satisfaction of the Commissioner
of Development Services. The landscape
plans will include requirements regarding the provision of privacy fencing
throughout the proposed subdivision.
Fencing will be required on corner lots, adjacent to the church parking
lot, open space blocks, existing residential and future development parcels.
New Road
Construction
A
new road, identified as Street ‘A’ on the draft plan and a Lane, identified as Laneway
‘A’, are proposed. Street ‘A’ will
provide access from Annina Crescent, which will also be completed as part of
this development, to South Unionville Avenue.
It is proposed that Street ‘A’ be named “George Martin Drive”. George Martin was a veteran of the First
World War who had ties to the South Unionville area. Mr. Martin lived on Helen Avenue from 1925
until 1933 when he moved to Maple Lane in Unionville. George Martin Drive is on the current street name reserve list and is
available for use.
Blocks on the west side of Laneway ‘A’
There are five blocks on the
west side of Laneway ‘A’ (Blocks 38, 39, 40, 41 and 42). Staff anticipate that, subject to
satisfactory purchase and sale agreements 4 of the 5 blocks will be conveyed to
the adjacent homes owners on Annina Crescent. A hydro utility box is located on the fifth
block. This block has frontage on South
Unionville Avenue. It will be conveyed
to the appropriate public agency.
Parkland
dedication
Cash-in-lieu of parkland will
be required as part of the Developer’s Group Agreement and Subdivision
Agreement.
Developer Group Obligations
The owners of the
lands will be required to participate in the Developer’s Group Agreement for
the South Unionville Area.
The
church’s site plan agreement will have to be amended
As mentioned above the
Centennial Community Baptist Church will be selling approximately 0.84 hectares
(2.08 acres) and will retain about 1.08 hectares (2.55 acres), including approximately
0.05 hectares (0.12 acres) purchased from Sky Homes. There is an existing site plan agreement for
the church. Consequently, prior to final
approval of the plan of subdivision the church’s site plan agreement will have
to be amended to reflect the changes to their property, including changes to
the parking lot.
The church
can provide the parking required by the Town’s Parking By-law on the lands they
will retain
In September 2003 Council
passed By-law 2003-301, a zoning By-law amendment that increased the parking
requirements for Places of Worship.
However, the existing church only needs to conform to the pre-2003
parking requirements. To do this they
must provide 111 parking spaces on their property. Staff are of the opinion that the church can
conform with the pre-2003 requirement, and that at least 111 parking spaces can
be provided on the property the church will retain.
The conceptual church parking
lot design, submitted with the subdivision application, proposes 160 parking
spaces on the reduced church site (including Block 43, which will be acquired
from Sky Homes). However, the number of
parking spaces proposed may need to be reduced to preserve some of the existing
tress on the north and south side of the church’s existing parking lot. (See Aerial Photo - Figure 3.)
The proposed parking lot re-configuration is subject to a separate site
plan application process, which will include the submission of landscape and
tree preservation plans.
Future church additions will
be subject to the post-2003 zoning By-law provisions, specifically By-law
2003-301. The required parking for a
church addition will be calculated at a ratio of 1 parking space for every 9m2
of net floor area, provided the expansion does not increase the worship area or
add additional uses that require parking.
Assuming 49 parking spaces
will be available for a future church building addition (160 - 111 = 49), the
church may be allowed to add up to 441m2 net floor area (441m2/9
= 49), subject to building permit availability, such addition will be subject
to a separate future site plan application.
In the interim, Development Services Commission staff recommend that the
Centennial Community Church amend their site
plan agreement, prior to the registration of the plan of subdivision, to include,
amongst other provisions, clauses to:
·
re-configure the parking lot;
·
implement a comprehensive landscape and tree
preservation plans;
·
add Block 43 to the church’s property; and
·
deal with the decommissioning of the septic system,
(the church is connected to municipal services and the septic system is no
longer required).
The
zoning By-laws attached include provisions to allow the lands the church is
receiving from Sky Homes (Block 43 – Church Parking and Landscaping) to be used
for church purposes.
CONCLUSION
This proposed draft plan of
subdivision and zoning by-law amendment would:
·
complete the development and road pattern of the area;
·
dedication of 1.51 hectares (3.73 acres) valley lands into
public ownership;
·
provide a public connection to the valleylands;
·
protect a future access for a
comprehensive redevelopment of 8202 and 8192 McCowan Road; and
·
provide a road link for the
existing and future Annina
Crescent homeowners to South Unionville.
FINANCIAL CONSIDERATIONS
There are no financial implications for the
Town in this report.
ENVIRONMENTAL CONSIDERATIONS
This application has been reviewed in light of environmental policies
respecting development within a Special Policy area, with input from the Toronto and Region Conservation Authority.
ACCESSIBILITY CONSIDERATIONS
This proposal does not have any impact on physically/mentally
challenged persons, therefore there are no accessibility considerations to be
considered in this report.
ENGAGE 21ST
CONSIDERATIONS
The
infill proposal aligns with the following key Town of Markham Corporate Goals: Managed Growth, Quality Community and
Infrastructure Management.
BUSINESS UNITS CONSULTED AND AFFECTED
The
applications have been circulated to internal departments and external agencies
for comments which are incorporated into the report.
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Valerie
Shuttleworth, M.C.I.P., R.P.P.
Director of Planning and
Urban Design
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Jim Baird,
M.C.I.P., R.P.P.
Commissioner of Development
Services
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DOCUMENT: Q:\Development\Planning\APPL\SUBDIV\04
009913 Sky Homes (Caster)\recommendation report - not phased.doc
ATTACHMENTS: Figure 1 – Location Map
Figure
2 – Area Context and Zoning
Figure
3 – Aerial Photo
Figure
4 – Draft Plan of Subdivision
Appendix ‘A’ –
Recommended Conditions of Draft Approval
Appendix ‘B’ – Draft Zoning By-laws
OWNER: SKY Homes
Corporation Ltd.
c/o
Terano Properties Inc.
7050
Weston Road, Suite 303
Woodbridge, Ontario L4L 8G7
Tel:
905-264-8749
Fax:
905-851-1305
AGENT: Gary Templeton
Templeton
Planning Ltd.
71 Tyler Street
Aurora, Ontario L4G 2N1
Tel:
905-727-8672
Fax:
905-727-8890
FIGURE 1 - LOCATION
MAP:
