RECOMMENDATION:
That Alawn Lai be granted a servicing allocation of 4 units, such
allocation to be from the total allocation available for infill development,
contingent on York Region confirming its acceptance of Markham’s proposed flow
control option, as discussed in the February 15, 2005 report on servicing
allocation from the Director of Engineering and the Director of Planning and
Urban Design (hereafter referred to as the “flow control option”);
That the application submitted by Alawn Lai to amend Zoning By-laws 304-87 and 177-96, as amended to permit four new single
detached residential lots at 6155 16th Avenue be approved and the draft by-law, attached as Appendix ‘A’, be brought
forward to Council for approval once the Region confirms its acceptance of the
flow control option;
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 Alawn Lai for consent
to sever at 6155 16th Avenue:
- That
the owner submit a site plan, building elevations, landscape plan and tree
preservation plan for review and approval by the Commissioner of
Development Services
- That
the owner provide cash-in-lieu of parkland in accordance with Town policy
- That
the owner construct a bus passenger standing area in the 16th Avenue road allowance to the satisfaction of
the Region of York
- That
the owner enter into a site plan agreement with the Town
PURPOSE:
The purpose of this report is to recommend approval of
the application submitted by Alawn
Lai to amend Zoning By-laws
304-87 and 177-96, as amended
to permit four new single detached residential lots at 6155 16th
Avenue,
subject to York Region confirming its acceptance of Markham’s
proposed flow control option, as discussed in the
February 15, 2005 report on
servicing allocation from the Director of Engineering and the
Director of Planning and Urban Design.
This report also recommends conditions for a consent
to sever application that the applicant will be submitting to the Committee of
Adjustment for the subject property.
BACKGROUND:
Property and Area Context
The subject property has an area of 1409 m2 (15,166 ft2) and is
located at the southwest corner of 16th Avenue and Fincham Avenue. There is an existing single detached
residential dwelling on the property that is to be demolished. The existing dwelling is not listed in the
Markham Inventory of Heritage Buildings.
Brother Andre High School is located to the north,
across 16th Avenue. To the south are single detached residential lots. To the east, across Fincham Avenue, is a retail plaza. To the
west is a heritage dwelling and accessory building occupied by Kavanagh
Roofing.
Official Plan and Zoning By-law
The property is designated Urban Residential –
Low Density in the Official Plan and the North East Markham Secondary Plan (PD
1-1), and is currently zoned Rural Residential (RR4) by By-law 304-87, as
amended.
Proposal
The applicant has submitted an application to rezone the property from
Rural
Residential (RR4) in By-law 304-87 to Residential Two (R2) in Urban Expansion By-law 177-96 to
permit four new single detached residential lots as follows:
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Exterior Lot (corner lot)
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Interior Lots (3)
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Lot Frontage
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11.1 m (36 ft.)
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9.4 m (31 ft.)
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Lot Depth
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33.5 m (110 ft.)
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33.5 m (110 ft.)
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Minimum Front Yard
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6.0 m (20 ft.)
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6.0 m (20 ft.)
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Minimum Rear Yard
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7.5 m (25 ft.)
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7.5 m (25 ft.)
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Minimum Side Yards
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2.4 m (8 ft.) and 0.3 m (1 ft.)
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1.2 m (4 ft.) and 0.3 m (1 ft.)
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Building Height
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9.8 m (32 ft.)
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9.8 m (32 ft.)
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Building Gross Floor Area
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253 m2 (2720 ft.2)
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256 m2 (2756 ft.2)
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The above-noted proposed minimum lot frontages and
side yards for the three interior lots have been revised by the applicant from the
9.75 m (32 ft.) and 0.6 m (2 ft.) respectively that were presented at the
Public Meeting held on June 28, 2004.
The proposed revision to the interior lot frontages is necessary to
accommodate a wider corner lot with a driveway location that satisfies Town
requirements. The proposed revision to the
interior lot side yards would allow the applicant to maintain the size of
dwellings originally proposed on the 9.75m lots.
An application to Committee of Adjustment for consent
to sever the property is required to implement this proposal.
DISCUSSION:
Town staff
concur with the conclusions and recommendations of the traffic assessment
prepared by the applicant’s consultant in support of this application
Concerns were expressed at the Public Meeting held on June 28, 2004 by the adjacent property
owner on 16th Avenue with respect to potential
traffic congestion and safety at the 16th
Avenue/Fincham Avenue intersection. The
adjacent property owner also submitted a petition signed by area residents with
respect to these concerns.
In accordance with the Development Services Committee resolution adopted
at the Public Meeting, the applicant has had a traffic assessment prepared by a
traffic consultant in support of this application. Staff have reviewed the traffic assessment and concur
with its findings. The assessment
concludes that the four proposed dwelling units will have little or no effect
on the capacity of the road system or the intersection of 16th Avenue and Fincham Avenue. As
noted in the assessment and on the site plan, the proposal provides for a
daylighting triangle on the southwest corner of 16th Avenue and Fincham Avenue as required by the Region. The daylighting triangle is designed to
provide appropriate sight distances at the intersection. The daylighting triangle and a 3m road
widening adjacent to 16th Avenue will be conveyed to the Region, as a
condition of an application to Committee of Adjustment for consent to sever the
property.
It is recognized
that for brief periods on a weekday, there will be queues extending past the
new residential driveways primarily due to school traffic from Brother Andre High School. This is similar to many locations across
Town where collector roads intersect with arterial roads. During these periods, residents from these
units will need to wait until there is a break in the queue. The applicant is also proposing to provide a 3m
x 3m turn-around area (hammer head design) for each driveway to ensure that
residents can enter the roadway safely in a forward motion. Staff
support the provision of the turn around areas, subject to the
installation of landscaping around the turn around areas to ensure that they
are not expanded to become an additional parking space.
In response to concerns
expressed by the adjacent property owner at the Public Meeting and a community
information meeting held by the Ward Councillor, the applicant has agreed to
provide a number of features
Concerns were also expressed by the adjacent property owner on 16th
Avenue with respect to privacy and pedestrian/transit
stop user conflicts at the southeast corner of 16th
Avenue and Fincham Avenue. There is an existing 1.8m (6 ft.) privacy
fence on the property line. The
applicant has agreed to provide additional buffering in the form of landscaping
(cedar hedge or trees) to address the concern of privacy. The required conveyance of a 3m road widening
and daylighting triangle adjacent to 16th
Avenue will provide sufficient area for a separate
bus passenger standing area. The
applicant has agreed to construct a concrete bus passenger standing area in the
expanded road allowance.
The proposed lots and dwellings arc considered to be
compatible with the community
To the south
of the subject property on Fincham
Avenue are single detached
lots with frontages of 13.8m and 12m (45ft. and 39ft.). To the south and west
on Noel Street and Trothen
Circle are linked units
with frontages of 9m (29.5 ft.). Within
this range of existing lot sizes and unit types, the proposal is considered to
be compatible with the community. The
proposal is also considered to be appropriate for this location (collector and
arterial road intersection). The
proposed heritage design of the dwellings is considered to be appropriate due
to the properties close proximity to the Markham Heritage District.
The applicant should be required to enter into a site
plan agreement as a condition of consent to sever the property
The
applicant should be required to enter into a site plan agreement with the Town
to ensure that the site plan submitted in support of this rezoning application and
the required landscaping, driveway features and bus passenger standing area are
implemented. The staff recommendation includes provisions for this requirement
as a condition of consent to sever the property.
Final approval conditional on Regional acceptance of Markham’s flow control
option
Approval of the
proposed zoning amendments is conditional on York Region
confirming its acceptance of Markham’s proposed flow control option, as
discussed in the February 15, 2005 report on Servicing Allocation from the
Director of Engineering and the Director of Planning and Urban Design. The staff recommendation includes provisions to
bring the implementing zoning by-laws forward to Council for adoption once the
Region confirms its acceptance of the flow control option.
FINANCIAL CONSIDERATIONS:
No
financial implications at this time.
ENGAGE 21ST. CONSIDERATIONS:
Managed
Growth
Infill
redevelopment proposals such as this one help the Town make better use of
existing infrastructure and limit the amount of greenfield lands required for urban development.
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 – Site Plan
Figure
5 – Building Elevations
Appendix
‘A’ – Draft Zoning By-law Amendment
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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\04
007115\rdscgsJune21.doc
LOCATION MAP:
