RECOMMENDATION:
That the Development Services Commission Report
entitled “Forest Gate Homes, Application for Zoning By-law Amendment to permit four
new residential lots, 1062993 Ontario Ltd., 19 Rouge Street, Markham”,
date September
6, 2005, be received;
That the record of the Public Meeting held on October 14, 2003, be received;
That Forest Gate Homes be granted servicing allocation
of 4 units, such allocation to be from the total allocation available from the
Town Reserve, in accordance with the February 15, 2005 report on servicing allocation;
That the Town reserves the right to revoke or
re-allocate servicing allocation, at its sole discretion, should development
not proceed in a timely manner;
That the Region of York be advised of the servicing
allocation for this development;
And that the application to amend Zoning By-law
1229, as amended, be approved, and the draft by-law,
attached as Appendix ‘A’ to the September 6, 2005 staff report, be
brought forward to Council for enactment.
PURPOSE:
The purpose of
this report is to recommend the approval of an application for a zoning by-law
amendment to create four new residential lots fronting onto James Scott Road and one lot remaining parcel, fronting
onto Rouge
Street.
BACKGROUND:
Property
and Area Context
The subject property is located at the south end of
the Markham Heritage Conservation District, east of Main
Street South Markham
(Highway 48) and north of Highway 407 (Figure 1). The L-shaped parcel is 2,471 square metres
(26,572 square feet) in area with 22.55 metres (74 feet) of frontage on Rouge
Street and 50.60 metres (166 feet) of
frontage on James Scott Road. An existing detached dwelling is located on
the east side of the property, facing onto the Rouge
Street frontage. Several trees and shrubs are located on the
property, including three white pines along the James
Scott Road frontage.
To the north, west and east are single detached
residences in the historic Vinegar Hill community. The St. Patrick cemetery is located a short
distance to the east. To the south is
the Rougehaven development, comprised of condominium
and freehold townhouse residences (Figures 2 and 3).
Proposal
The applicant originally requested a Zoning By-law
Amendment to permit the creation of six new lots for residential purposes (see
Site Plan Figure 4). Five new lots were
proposed with frontage on James Scott Road, each
having a minimum area of 311 square metres (3350 square feet) and a minimum
frontage of 10 metres (33 feet). The
existing frontage on Rouge Street was
proposed to be severed into one new lot and a remainder parcel, each having
areas of 893 square metres (9606 square feet) and frontages of 11 metres (36
feet). The existing detached dwelling was
to remain on the eastern (remainder) parcel.
The application has been revised to
reflect the severance of the existing property into four new residential
parcels (see Site Plan Figures 6 and 8).
The new lots would be created with frontage on James Scott Road with one lot (remainder parcel) fronting onto Rouge Street. The existing
detached dwelling is now proposed to be demolished and replaced with a new
dwelling. Four single
detached dwellings would be constructed on the new lots on James
Scott Road. The following chart summarizes the proposed
frontages and lot areas.
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Lot Frontage
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Lot Area
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|
By-law Requirement
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60 ft
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6600 ft2
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19 Rouge Street
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74 ft
|
9620 ft2
|
|
40 James Scott Road
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41.5 ft
|
4212.25 ft2
|
|
42 James Scott Road
|
41.5 ft
|
4212.25 ft2
|
|
44 James Scott Road
|
41.5 ft
|
4212.25 ft2
|
|
46 James Scott Road
|
41.5 ft
|
4212.25 ft2
|
Separate applications have been filed with the
Committee of Adjustment to effect the proposed
severances and have been deferred pending approval of the Zoning By-law
Amendment by Council.
Official
Plan and Zoning By-law
The subject property is designated as “Urban
Residential” by the Official Plan (Revised 1987) and is zoned as “Residential
One (R1)” by Zoning By-law 1229. Lots
created within the R1 zone require a lot frontage of 60 feet (18.288 metres)
and a lot area of 6600 square feet (613.14 square metres). An amendment to the By-law is therefore
required in order to permit the proposed lots on James
Scott Road.
DISCUSSION:
A
number of concerns were raised at the Public Meeting
The public meeting was held on October 14, 2003 and a number of concerns were raised related to the number of proposed
units, lot sizes and the design treatment of proposed dwellings. Staff was requested
to work with the applicant to achieve more diversity between units and report
to a Markham Sub-Committee meeting.
Two Markham Sub-Committee meetings were
held
At the initial Markham Sub-Committee meeting held
on November
25, 2003, the applicant agreed to amend the proposal to
have only one lot on Rouge
Street and further agreed
to work with local residents and staff regarding design treatments and the number
of lots facing onto James
Scott Road. Sub-Committee requested that the application
return to Markham Sub-Committee when staff deemed it appropriate.
The second Markham Sub-Committee meeting held
to review this application was on November 25, 2004.
Staff reported that the applicant had worked with local residents and Town
officials on further reducing the number of units and general design
issues. The application had been revised
to one parcel on Rouge
Street and four parcels on James Scott Road. Staff also had worked with the applicant to
achieve a compatible design for the Rouge Street
dwelling as well as further refine the design treatment of the four units
proposed for James Scott Road.
The
new lots reflect the emerging pattern of development
Each new
residential lot on James Scott Road will contain a proposed two-storey dwelling
and each will have a frontage of approximately 12.6 metres
(41.5 ft), a depth of 30.9 metres (101.5 ft)and a lot
area of approximately 309 square metres (4212 ft2). The retained parcel maintains its historic
frontage on Rouge Street of 22.55 metres (74 ft),
and a depth of 39.6 metres (130 ft).
The creation of James Scott Road anticipated that through lots on Rouge Street may be further divided at some time in the
future. In fact, further east and west,
lots have already been created through rear yard severances. The proposed new lots appear to be consistent
with the emerging pattern of development in the neighbourhood
(see Figure 3). The size, shape and use
of the proposed lots are compatible with the existing community. Heritage Markham has advised that it has no objection to
the proposed lot pattern and has no objection to the removal of the existing
dwelling at 19 Rouge Street. Staff has no
objection to the proposed lot
areas and the proposed frontages
on James Scott Road, as these are consistent with the emerging
pattern of development in the neighbourhood.
Heritage Site Plan Approval will be required
The subject lands
form part of the Markham Village Heritage Conservation District and a Site Plan
Control Area, which will require any new development to be reviewed by Town
staff, as well as Heritage Markham, as part of a Heritage Site Plan Approval. Staff is confident that a single detached
dwelling can be achieved for each residential parcel which meets the applicant’s
residency objectives while reducing or eliminating the prominence of the garage,
and will be in compliance with the heritage district guidelines from a design
perspective.
The concept plan
submitted for the four units on James Scott Road reflects compatible two-storey, brick
house designs with front verandas and recessed garages. The concept plan submitted for the Rouge Street lot presents a two-storey,
brick Georgian dwelling with a detached garage.
To accommodate these designs, modified development standards are
required and are reflected in the zoning by-law amendment.
Servicing
allocation is available
This
application was put on hold due to the servicing allocation moratorium. It is noted that a
servicing allocation would be required from the units assigned to the Town
Reserve in the February 22, 2005 resolution of
Council, consistent with the Region’s approval of the Town’s interim solution
for allocation on June 27, 2005. It is
recommended that this application receive the necessary sewer and water
allocation to proceed, as an infill project using the Town Reserve. The Town does reserve the right to revoke or
reallocate the servicing allocation should the development not proceed in a
timely manner.
Conclusion
The proposal has
been revised to address resident concerns and to meet the Town’s planning,
design and heritage objectives. This application makes efficient use of the property
and reflects the emerging pattern of development on the north side of James Scott Road. It
is recommended that the application for zoning by-law amendment be approved,
and the attached implementing by-law be enacted.
FINANCIAL CONSIDERATIONS:
There are no financial implications to be
considered in this report.
ENVIRONMENTAL CONSIDERATIONS:
The subject parcel contains three mature trees along the James Scott
Road frontage.
The applicant will be required to work with the Town (Design Group) staff to
preserve these trees.
ENGAGE 21ST
CONSIDERATIONS:
This project aligns with the
corporate goal of achieving a Quality Community through recognizing, promoting
and strengthening a sense of community.
BUSINESS UNITS CONSULTED AND AFFECTED:
Departments
and agencies have been circulated
The current proposal was re-circulated to
Heritage Markham, external agencies and Town Departments. No objections were raised. The applicant will be required to enter into
a site plan agreement(s) with the Town, which will incorporate the conditions
of departments and agencies.
ATTACHMENTS:
Figure 1 - Applicant/Agent
& Location Map
Figure 2 - Area
Context/ Zoning
Figure 3 - Aerial
Photograph
Figure 4 - Original
Site Plan
Figure 5 - Original
Elevations
Figure 6 - Revised
Site Plan (19 Rouge Street)
Figure 7 - Revised
Elevations ( 19 Rouge Street)
Figure 8 - Revised
Site Plan (James Scott Road)
Figure 9 - Revised
Elevations (James Scott Road)
Appendix ‘A’ Draft
Zoning By-law Amendment
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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
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FILE: Q:\Development\Heritage\PROPERTY\ROUGE\19\DSC Final
Report Sept 2005.doc
APPLICANT/AGENT: 1061993
Ontario Ltd.
John
Alexandris
Tony
Masongsong
Masongsong
Associates
1151 Denison Street
Markham, ON L3R
3Y4
Tel: 905-944-0162
Fax: 905-944-0165
LOCATION MAP:
