RECOMMENDATION:
That a Public Meeting be held to consider an application for approval of
a Draft Plan of Subdivision (19TM-05015) for 12 single detached dwellings on lands
located at the northwest corner of Rouge Bank Drive & 9th Line.
PURPOSE:
The purpose of this report is to provide preliminary information
regarding a plan of subdivision application by Minto
Markham Partnership Ltd. to
permit 12 single detached dwellings on lands located at the northwest corner of
Rouge
Bank Drive & 9th Line, and to recommend
that a statutory Public Meeting be held to consider this application.
BACKGROUND:
Property and Area
Context
The subject lands consist of approximately
0.77 hectares (1.9 acres) located at the northwest corner of Rouge Bank Drive and 9th Line (See
Figure 1) in the Legacy Community. The
property is currently vacant with no significant vegetation or natural features
(See Figures 2 and 3).
The subject property is bounded to the north
and to the south, by existing single detached houses and to the west by a
neighbourhood park and a vacant parcel of land, which has been purchased by
York District School Board to be developed as a public elementary school. The
property is bounded to the east across 9th Line by vacant lands,
which recently received draft plan approval (Box Grove Hill Developments Inc.
& Box Grove North & Box Grove Centre Inc.) to permit
single/semi-detached houses, employment uses, and a community park. The lands directly to the east, across 9th
Line, have been zoned to permit a place of worship.
It should also be noted that there are two
easements on the property (See Figure 4); a Bell easement that runs
parallel to the north property line, and the York Durham Sanitary Sewer
easement which passes through the northeast corner of the property. No building construction will be permitted on
these easements.
Proposal is for
12 single detached lots
The proposal consists of 12
single detached lots. Half of the
proposed lots will front onto Rouge Bank Drive, with the remaining lots
fronting onto a new public road at the north end of the site. Lots
fronting onto Rouge Bank Drive will be rear lane based with vehicular access only from the rear
lane. However, lots fronting onto the
proposed new public road will have the option of developing with either front
garages or rear lane access (See Figure 4).
Proposed lot frontages range between 9.1 m (29.9
ft) and 18.9 m (62 ft). The proposed
development has a net site density of approximately 20 units per hectare (8 units
per acre). The lot and density details are described in the table below:
|
Unit Distribution
|
|
Unit Type
|
Frontage
|
No. of Units
|
|
Metres
|
Feet
|
|
Single detached
|
9.1
|
29.9
|
4
|
|
Single detached
|
9.6
|
31.5
|
5
|
|
Single detached
|
12.09
|
39.7
|
1
|
|
Single detached
|
13.83
|
45.4
|
1
|
|
Single detached
Corner Lot
|
18.94
|
62.1
|
1
|
|
Total
12
|
|
Proposed Density
|
|
Net Site Area
|
0.56 ha (1.45 acres)
|
|
Permitted Density
17.0 to 37.0 units per hectare
(6.8 to 14.9 units per acre)
|
20.5 units per hectare
8.3 units per acre
|
The Owner has also agreed to provide a 0.037 ha (0.092 acre) open space
block at the northwest corner of 9th Line and Rouge Bank Drive which
will be conveyed to the Town to satisfy parkland dedication requirements.
Official Plan
and Zoning
On June 2, 2005, the Ontario Municipal Board (OMB) approved an Official Plan Amendment
(OPA No. 142) and associated Zoning By-law Amendment for the lands. The Official Plan Amendment redesignated the subject lands from Neighbourhood
Commercial to Low Density Housing, with site specific permission for the lot at
the northeast corner of Rouge Bank Drive and Russell
Jarvis Drive to have commercial uses, as an option, within the first storey of a
residential building.
The OMB approved Zoning By-law Amendment rezoned the
subject lands from Neighbourhood Commercial One (Hold) to Residential Two
(Hold), Residential Two-Lane Access (Hold) and Open Space One. The zoning includes provision for the lot at
the northeast corner of Rouge Bank Drive and Russell
Jarvis Drive to include a retail store, private home daycare
and personal service shop within the first floor. If this lot is used as a mixed-use building,
parking is permitted in the exterior yard.
The proposed lot frontages and sizes comply with the requirements of the
OMB approved Zoning By-law Amendment.
The Zoning By-law includes a Hold, which can only be removed
once servicing allocation is available for the proposed 12 units. The removal of the Hold provision on the
corner lot, intended for future mixed use development, is also conditional on
obtaining site plan approval.
Servicing
allocation required
Servicing allocation for the proposed development is
not available at this time. Servicing allocation cannot be granted until sufficient
allocation from the Region has been provided to the Town. At this time, given the continuing serving constraints,
any allocation provided to the Town is expected to be distributed on the basis
of the criteria for distribution endorsed by Council or in accordance with
other such policies that may be established for allocation to individual
projects.
It is noted that the Legacy Ratepayers have requested
that the Town provide the subject development with servicing allocation in
order to allow this site to be developed at the same time the Public School to
the west is constructed. It should be
noted that construction for the proposed new elementary school is presently
underway. However, the subdivision
approval process has only just been initiated and the applicant has indicated
that they will not be the builder at this site.
Therefore, there is no assurance that even if servicing allocation was
provided at this time the site would be constructed at the same time as the
adjacent school.
POTENTIAL
BENEFITS OF APPROVAL OF THE PROPOSAL:
The proposed draft plan of subdivision is an
infill residential development which will be developed with built form
compatible with the existing residential community. As well, the proposed development will
complete a prominent corner leading into the Legacy Community and provide a
landscape block which will serve as an entrance feature and complement the
existing landscaping on the south side of Rouge Bank Drive, at this entrance. In
addition, the lot at the northeast corner of Rouge Bank Drive and Russell Jarvis Drive is zoned to permit commercial uses, which would
primarily serve the Legacy Community.
CONCERNS/ISSUES TO BE RESOLVED:
The following
is a brief summary of the concern/issue raised to date. This matter, 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:
·
Serving allocation is currently
not available.
FINANCIAL
CONSIDERATIONS:
There are no financial considerations to be
addressed in this report
ENVIRONMENTAL
CONSIDERATIONS:
There are no significant vegetation or natural
features on-site.
BUSINESS UNITS
CONSULTED AND AFFECTED:
This application was circulated to all Town
departments and external agencies, and their recommendations/comments will be
incorporated in the final report.
It is recommended that the Committee
authorize the scheduling of a Public Meeting to consider the proposed draft
plan of subdivision.
|
|
|
|
|
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
|
FILE PATH: Q:\Development\Planning\APPL\SUBDIV\05 016171 Minto
Homes\Preliminary Report.doc
ATTACHMENTS: Figure 1 – Location Map
Figure
2 – Area Context/Zoning
Figure
3 – Area Photo
Figure
4 – Draft Plan of Subdivision
AGENT: Vince Santino
Minto Markham Partnership Ltd.
275 Renfrew Drive, Suite 103
Markham ON L3R 0C8
Tel:
905-470-3190
Fax:
905-470-3180
Figure 1
