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:	Markham Centre Team Anna Henriques, Planner, extension 7922
	DATE OF MEETING:	September 20, 2005
	SUBJECT:	PRELIMINARY REPORT
		Abidien Inc. Zoning by-law amendment and subdivision application to permit 48 residential units. 296 Helen Avenue South Unionville Files: ZA.05-016022 SU 05-016010

RECOMMENDATION:

That the Preliminary Report on zoning by-law amendment and subdivision applications, ZA.05-016022 and SU 05-016010, submitted by Abidien Inc. to permit 48 residential units be received;

That consideration of the zoning by-law amendment and subdivision applications be referred back to staff to work with the applicant to address outstanding school site, servicing allocation and design issues; and,

That staff be instructed to hold a Public Meeting to consider zoning by-law amendment and subdivision applications, ZA 05-016022 and SU 05-016010 upon resolution of the outstanding issues identified in this report.

PURPOSE:

The purpose of this report is to provide preliminary information regarding zoning and draft plan of subdivision applications submitted by Abidien Inc. to permit 18 single detached units and 30 townhouse units, and to recommend that the applications be referred back to staff to work with the applicant to address outstanding school site, allocation and design issues.

BACKGROUND:

The subject property is located in the South Unionville Community, east of Kennedy Road, north of Helen Avenue and has a total area of 1.458 ha (3.6 acres) (Figure 1). The subject lands consist of three irregularly shaped parcels separated by lands owned by Mr. Kunzel and Mr. and Mrs.Volpe, whom are not proposing to develop their lands at this time. The first parcel (Part A) is located north of South Unionville Drive, east of Harry Cook Drive and west of the Kunzel property. Directly east of the Kunzel property (north and west of the Volpe property) are the balance of the lands. These parcels are located north (Part B) and south (Part C) of South Unionville Ave, west of the new South Unionville Village Green Park and Meadows Public School and east of recently constructed singles/semis/towns homes (Figure 4).

Proposed plan of subdivision consists of 48 units

The applicant is proposing to construct a total of 48 units consisting of 18 single detached dwellings and 30 townhouses.

Single detached dwellings are proposed to front onto South Unionville Avenue and a proposed easterly extension of Ian Baron Avenue (Figure 5). Ten townhouse units are also proposed to front onto South Unionville Avenue with the balance of the units oriented towards an un-opened road allowance/linear park which provides a pedestrian connection between the school and park blocks within this portion of the community. Internal laneways would service the townhouse blocks consistent with adjacent plans of subdivision.

Lot frontages for single detached units range from 10m (32.8 ft) to 11.7m (38.4 ft), with lot depths varying from 34m (111.5 ft) to 27m (88.6 ft). Lot frontages for townhouse units vary from approximately 5.5m (18 ft) to 6m (19.7 ft) for interior units and 7m (23.0 ft) to 9m (29.5 ft) for end units. Lot depths vary from approximately 31.4m (103 ft) to 33.6m (110.2 ft) for the blocks fronting South Unionville Avenue, while the blocks oriented towards the unopened road allowance would have lot depths of approximately 23.2m (76.1ft) to 24.2m (79.4ft).

A detailed site plan demonstrating how the proposed dwellings will be sited on the lots remains outstanding.

Zoning By-law amendments required

The lands are zoned Rural Residential One (RR1) under By-law 304-87, as amended (Figure 3). By-law amendments are required to delete the lands from By-law 304-87, and to incorporate them within the Town’s Urban Expansion Area By-law 177-96. The applicant is proposing a R2 *31 (Residential Two, exception #31) zone category which is consistent with development standards applied to similar lots on other plans of subdivision in the vicinity.

Secondary Plan

The lands comprising the draft plan are designated in the South Unionville Secondary Plan (OPA 22) as Open Space. The Open Space lands are further identified with Neighbourhood Park and Elementary School site designations. The Secondary Plan recognizes that the location of Neighbourhood Parks are to be “generally” as shown in the Secondary Plan and should, ideally, be located adjacent to schools to facilitate comprehensive planning and multi-purpose shared use of community facilities. The location and configuration of the Neighbourhood Park, as shown in the Secondary Plan, has evolved with previous approvals of plans of subdivision within the community, and with the recently completed South Unionville Village Green Park to the east of the subject lands.

It is noted that the Secondary Plan recognizes minor adjustments to the boundaries of the land use designations may be made without amendment to the Plan provided the general intent of the Plan is maintained.

DISCUSSION:

Preferred School Site Identified

To serve the South Unionville and Markham Centre communities, the York Catholic District School Board has identified that portions of the Part A and Part B lands are necessary to achieve a rectangular, 2.4 ha (6 acre) school site. Until the ultimate location and configuration of the future school site in this area is confirmed by the York Catholic District School Board, staff cannot fully evaluate the proposal relative to the Secondary Plan policies. Staff will continue to work with the applicant and the staff of the York Catholic District School Board to resolve issues associated with the school board’s location and land area requirements, prior to holding a public meeting and formally reporting on these applications.

Design Issues to be addressed

The applicant’s proposal is configured to by-pass contiguous lands under separate ownership resulting in a proposed lot pattern which would not be consistent with municipal objectives for this area, nor with the existing pattern of development.

Lot depths for the proposed townhouse units within Part C (Blocks 22 & 23 – Figure 5) proposed to front onto the unopened road allowance/linear park, at approximately 23 metres (76 feet), are extremely shallow. At this depth, the ability of the lot to accommodate rear yard garage access, private amenity space and an appropriate front yard setback is compromised. Comparable lot depths developed with rear yard garages would typically be closer to 30-33 metres (98.4-108.3 feet). Given these lots would front onto an un-opened road allowance which forms part of a linear park network within this community, the only opportunity to acquire additional lands would be from the property owner to the west.

In addition, proposed lots 16, 17 and 18 (Part C), fronting onto South Unionville Avenue, do not back onto the future laneway, resulting in a potential remnant parcel of land between the laneway and the proposed dwellings, without frontage on a public street. The applicant has not been able to acquire the lands immediately to the south to extend these lots so that they back onto the future laneway. The resultant lot configuration is inconsistent with the existing pattern of development, west of Harry Cook Drive, which consists of detached garages backing onto the laneway. The applicant should explore opportunities to acquire additional lands in order to create a more desirable and serviceable lot pattern or defer development of the proposed plan of subdivision.

Servicing allocation not available to accommodate this development

In June, 2005, York Region endorsed the Town’s interim solution for servicing allocation which resulted in 86 units of allocation to the South Unionville community. This allocation did not include the 48 units proposed. Consequently, the Trustee of the South Unionville Development Group is not in a position to provide an allocation to this development from the total assigned to South Unionville to date.

Certain site specific technical studies remain to be completed

The District wide technical studies such as Environmental Drainage Plan, Master Servicing Plan, Road Function and Streetscape Plan, Transportation Study, etc. have been completed. However, prior to final approval of the draft plan of subdivision the applicant will be required to complete an archaeological survey/assessment of the subject lands, tree inventory and preservation plan, servicing study, and noise feasibility study.

ISSUES TO BE RESOLVED:

The following is a brief summary of 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:

• Servicing allocation not available at this time
• York Catholic District School Board has indicated their interest in acquiring portions of the Part A and B lands for a future school site.
• Size of proposed lots and location of proposed lanes requires additional land acquisition.

• Outstanding studies/reports need to be completed to the satisfaction of the Town.
• Staff to review parkland policies to ensure parkland requirements are being met.

CONCLUSION:

It is the opinion of staff that the proposed draft plan of subdivision is premature until servicing allocation is available and the applicant is able to acquire and consolidate key parcels of adjacent land to better address lot size, access and integration issues. In addition, the site is designated as a preferred location for a school site within the Secondary Plan and theYork Catholic District School Board has indicated their interest in acquiring portions of the site for a future school. It is therefore recommended that this application be referred back to staff to work with the applicant and the York Catholic District School Board to resolve these issues, prior to scheduling a public meeting.

FINANCIAL CONSIDERATIONS:

There are no financial considerations for the Town at this time.

ENVIRONMENTAL CONSIDERATIONS:

There are no environmental considerations for the Town at this time.

ACCESSIBILITY CONSIDERATIONS:

There are no accessibility implications for the Town at this time.

ENGAGE 21^ST CONSIDERATIONS:

The proposal aligns with the following key Town of Markham Corporate Goals: Managed Growth, Quality Community and Infrastructure Management.

BUSINESS UNITS CONSULTED AND AFFECTED:

These applications were circulated to internal departments and external agencies for comment.

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

Q:/Development/Planning/App/Zoning/05 016022/PreliminaryReport

ATTACHMENTS:

Figure 1: Location Map

Figure 2: Aerial Map

Figure 3: Area Context and Zoning

Figure 4: Land Ownership Map

Figure 4: Proposed Plan of Subdivision

OWNER: Abidien Inc.

Shakir Rehmatullah

191 Helen Avenue

Markham Ontario L3R 1J7

Tel: 905-479-9600 x 204 Fax: 905-479-9151

AGENT: Tony Masongsong

Tel: (905) 944-0162

1151 Denison Street

Markham, Ontario L3R 3Y

Tel: (905) 944-0162 Fax: (905) 944-0165