RECOMMENDATION:
That
the application submitted by Amber Plain Investments Ltd. to amend Zoning By-laws 304-87 and
177-96, as amended to permit four new single
detached residential lots on Edward Jeffreys Avenue, west of Golden Meadow Drive be approved
and the draft by-laws, attached as Appendix ‘A’, be enacted by Council;
That Amber Plain Investments Ltd. be granted a servicing allocation of 4
units, such allocation to be from the total allocation available for the Wismer
Commons community, in accordance with the February 15, 2005 report on servicing allocation;
That the Town
reserves the right to revoke or reallocate the servicing allocation should the
development not proceed in a timely manner;
That the
Region of York be advised of the servicing allocation for this development;
And that the following conditions be recommended to
the Committee of Adjustment with respect to an application by Amber Plain Investments Ltd. for consent to sever Part 2, Plan 65R-23441:
- That the applicant pay
their proportionate share of the Hwy. 48 flow control measures, to the
satisfaction of the Director of Engineering
- That the applicant pay all
applicable fees and development charges
- That the applicant submit
a letter from the Trustee of the Wismer Commons Developers’ Group
confirming that Amber Plain Investments Ltd. is a party to the Wismer
Commons Developers’ Group Agreement and as such have agreed to contribute
their proportionate share of community use lands, associated community
servicing costs and have complied with all their obligations as set out in
the agreement.
PURPOSE:
The purpose of this report is
to recommend approval of the application submitted by Amber Plain
Investments Ltd. to amend
Zoning By-laws 304-87 and
177-96, as amended to permit four new single detached residential lots on Edward Jeffreys Avenue, west of Golden Meadow Drive and the granting
of servicing allocation of 4 units. This report also
recommends conditions for a consent to sever application that the applicant has
submitted to the Committee of Adjustment for the subject property.
BACKGROUND:
Property and Area Context
The subject lands are located on the south
side of Edward Jeffreys Avenue, west of Golden Meadow Drive and have an
area of 1385m2 (14,909ft2). The lands had been used on a temporary basis for storm
water management purposes in combination with lands to the east and south. The subject lands are no longer required for storm
water management purposes and the storm water management pond has been
redesigned to reflect this.
Single detached dwellings are located to the
north and west. To the south is a storm water
management pond. To the east are storm
water management pond lands and the Robinson Creek valley.
Official Plan and Zoning By-law
The Town’s Official Plan designates the lands
Urban Residential. The Wismer Commons
Secondary Plan designates the lands Urban Residential – Low Density. The lands
are currently zoned Agriculture (A1) by By-law 304-87.
Servicing Allocation
On February 22,
2005 Council
adopted a resolution assigning servicing allocation for 4,732 residential
units, subject to Regional Council approval of Markham’s proposed flow control
option and the additional allocation to the Town. On June 22, 2005 Regional Council approved the
flow control option and the additional
allocation. Based on guidelines for
prioritizing the additional allocation, the allocation was distributed amongst
the Town’s secondary plan areas. The
distribution of allocation to the Wismer Commons Secondary Plan area was based
on the completion of development blocks (filling in the holes). The subject lands comprise one of the
development blocks for which servicing allocation was assigned (4 units).
Proposal
The applicant is requesting a rezoning from Agriculture (A1) in By-law
304-87 to Residential Two (R2*99)
in Urban Expansion By-law 177-96 to permit the lands to be severed for four
single detached residential lots having frontages of 13.3m (44ft.).
The current proposal has been revised by the applicant
from the proposal presented at the Public Meeting held on June 7,
2005 for four lots
having frontages of 13.3m (44ft.) and one lot having frontage of 10.7m (35 ft.). The lands on which the 10.7m lot had been
proposed are to remain part of the storm water management pond lands to the
east.
An application has been submitted to the Committee of
Adjustment for consent to sever the lands as outlined.
DISCUSSION:
There
were no objections or concerns expressed by area residents at the Public
Meeting
on June 7, 2005
A letter has recently been submitted by a resident on Petunia Street expressing concern with respect to the use
of these former storm water management pond lands for residential purposes. Engineering staff have advised that the fill
on the lands has been approved. Concern
with respect to access to the storm water management pond lands has also been
expressed. Staff are satisfied that the 15.4m
(50 ft.) frontage on Edward Jeffreys Avenue will provide adequate access to the storm
water management pond lands.
The proposed lots are in
character with the surrounding development
To the west
are single detached dwellings on lots with frontages of 13.3m (44ft.) and 10.7m
(35ft.). To the north are single detached dwellings on lots with frontages of
13.7m (45ft.) and 10.7m (35ft.). The
proposal is in
character with the surrounding development and will complete the intended lot pattern on the south
side of Edward
Jeffreys Avenue in this location.
FINANCIAL CONSIDERATIONS:
No
financial implications at this time.
ENGAGE 21ST. CONSIDERATIONS:
Managed Growth
The proposed development will utilize existing infrastructure and will
complete the intended lot pattern on the south side of Edward Jeffreys Avenue in this location.
BUSINESS UNITS CONSULTED AND AFFECTED:
The
requirements of other Town Departments and agencies have been taken into
consideration in the review of this
application.
ATTACHMENTS:
Figure
1 - Applicant/Agent & Location Map
Figure
2 - Area Context/Zoning
Figure
3 – Aerial Photo
Figure
4 – Proposed Severance
Appendix
‘A’ – Draft Zoning By-law Amendments
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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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FIGURE 1
DOCUMENT #
Q:\Development\Planning\APPL\ZONING\05
011731\rdscgsAug30.doc
LOCATION MAP:
