RECOMMENDATION:
That the applications submitted by Borron Construction Inc. (Fram Building Group) to
amend the Swan Lake Secondary Plan (PD 30-1) and Zoning By-law 177-96, as
amended to permit 82 condominium
townhouse units within Swan Lake Village be approved and the draft Official Plan/Secondary
Plan and Zoning By-law amendments attached as Appendices ‘A’ and ‘B’, be finalized and enacted;
That the application submitted by Borron Construction Inc. (Fram Building Group)
for Site Plan
Control approval to permit 82 condominium
townhouse units within Swan Lake Village be approved subject to the
following conditions:
1. That the final site plan and
elevation drawings be submitted to the satisfaction of the Commissioner of
Development Services, including:
·
a revision to the site plan to incorporate the
extension of Street ‘A’ to Bur Oak Avenue
2. That the Owner comply with all
requirements of the Town and authorized public agencies, to the satisfaction of
the Commissioner of Development Services;
3. That the Owner enter into a
site plan agreement with the Town, containing all standard and special provisions
and requirements of the Town and public agencies;
4. That the site plan approval shall lapse
after a period of three years commencing June 7, 2005 in the event a site plan
agreement is not executed within that period.
And that Borron Construction Inc. (Fram Building Group) be granted
servicing allocation for 82 units from the existing Town reserve (322 units).
PURPOSE:
The purpose of this report is
to recommend approval of the applications to amend the Swan Lake Secondary Plan (PD 30-1) and Zoning By-law 177-96 and site plan approval
to permit 82 condominium townhouse units within the existing gated Swan Lake
Village; and to recommend the granting of servicing
allocation for 82 units from the existing Town reserve.
BACKGROUND:
Property and Area Context
The subject lands are comprised of
approximately 4.6 hectares (11.4 acres) within Swan Lake Village (condominium community)
(Figures 1 and 2). The lands are
currently vacant.
To the west and east are existing bungalows
and townhouses within Swan Lake Village. To the south, across Lakeside Vista Way, is the Swan Club (private
community centre), vacant lands on either side of the community centre and Swan Lake. To the north and west are vacant lands owned
by Fram Building Group and Daniels Corporation, for which townhouse development
has been approved. Further to the north
abutting Bur Oak Avenue are vacant lands owned by Sierra
Homes and Daniels Corporation; both Sierra and Daniels have submitted site plan
control applications to permit condominium stacked townhouses on these lands,
outside the Swan Lake Village. The Greensborough
community abuts the Swan Lake community to the north,
west and east.
Official Plan and Zoning By-law
The lands are designated Medium Density (Area
II) Housing by the Swan Lake Secondary Plan (PD 30-1). This designation permits a variety of
dwelling types having an average net site density within the range of 37 to 80
units per hectare (15 to 32 units per acre).
The lands are zoned Residential Two - Hold (R2*1 [H]) by By-law 177-96.
The zoning includes a site specific provision which restricts permitted uses to
apartment buildings only.
Proposal
The applicant is proposing to construct 82 condominium townhouse units
(one storey with loft) on the lands. A north/south collector road through the
lands will connect Lakeside Vista Way to Bur Oak Avenue. An open space/walkway area is proposed on
the eastern portion of the lands (Figure 4).
The applicant has submitted the following applications to implement this
proposal:
- application to amend
the Secondary Plan to redesignate the lands from Medium Density (Area II) Housing to Low Density (Area II) Housing. The requested designation provides
for a variety of dwelling types having an average net site density within the range of 17 to 37
units per hectare (7 to 15 units per acre).
The proposed townhouse development has a density of 18 units per hectare
(8 units per acre)
- application
to amend the Zoning By-law to permit the
proposed townhouse units
- application
for site plan approval
An application for draft plan of condominium approval
will be submitted following execution of a site plan agreement.
DISCUSSION:
The redesignation of the subject lands will facilitate
the completion of Swan Lake Village
The original
master plan for Swan Lake Village comprised a mix of residential unit types including detached,
townhouse and apartment units. Two
apartment buildings have been built at the eastern boundary of the community;
the remainder of the community that has been built to date is comprised of
detached and townhouse units.
The
applicant has advised the current market for apartment units in this community
is small whereas the market for detached and townhouse units is strong.
The requested
redesignation of the subject lands will therefore facilitate completion of a
portion of Swan Lake Village which has
remained vacant for several years and has become a concern to abutting unit
owners.
Swan
Lake
Village
representatives expressed their support for the proposal at a Public Meeting
held on June
15, 2004
Representatives of the Swan Lake Village condominium
corporations (Village Amenity Committee) and those unit owners abutting the
subject lands have been consulted by the applicant and expressed their support
for the proposed development at the Development Services Committee Public
Meeting for this proposal.
The proposed site plan and
building elevations are acceptable
A north/south collector road
through the lands will connect Lakeside Vista Way to Bur Oak Avenue and an open space/walkway area is
proposed on the eastern portion of the lands.
The proposed road pattern and open space system are
in accordance with the
Swan Lake Village Urban Design and Master Plan.
The proposed townhouse units (one storey with loft) are similar to existing units in the Village.
The townhouses are faced with brick and accents are provided through the use of
vinyl siding and vinyl shingle on architectural features.
The extension of Street ‘A’ to Bur Oak Avenue has been included as a
condition of approval
The Fire Department has advised that Street ‘A’ is to be completed
to Bur Oak Avenue and that it must be accessible by the Fire Department.
This development will
receive municipal curb side collection of waste and recyclables
Swan Lake Village is
currently receiving municipal curb side collection of waste and recyclables on
6m wide private roads. The Waste Management Department has advised the
continuation of 6m wide private roads in this portion of Swan Lake Village, which
will complete the Village road pattern, is acceptable to accommodate municipal
curb side waste collection. The future
condominium corporation will be responsible for snow removal and all landscape,
private utilities, and road maintenance.
Servicing allocation from
the existing Town reserve is proposed to allow this development to proceed
The November 2000 subdivision agreement between Swan
Lake Markham Community Ltd./Daniels SLV Corp. and the Town includes a clause
allocating sanitary sewer capacity and water supply for a total of 1500 people
within Swan Lake Village. Swan Lake Village is currently comprised of 511 units, with
approval for an additional 44 units which represents a total of 999 persons
based on the 1.8 persons/unit as per the Swan Lake Secondary Plan. The Town Solicitor has advised that pursuant
to this clause in the subdivision agreement the Town is committed to providing
servicing allocation for the remaining 501 persons which represents 278
units. Pursuant to this legal
commitment, staff recommend that Borron Construction
Inc. (Fram Building Group) be granted servicing allocation for 82 units at this
time, from the existing Town reserve (322 units). An additional 178
unit allocation pursuant to the Swan Lake Subdivision Agreement is addressed in
two other reports on this Agenda (Sierra and Daniels SLV).
Official Plan/Secondary
Plan Amendment is exempt from Regional approval
The Region of York has advised the proposed Official Plan/Secondary
Plan amendment is a matter of local significance and is exempted from approval
by Regional Planning Committee and Council.
FINANCIAL CONSIDERATIONS:
No
financial implications are to be considered in this report.
ENGAGE 21ST. CONSIDERATIONS:
Managed
Growth
The
development of these lands represents an orderly completion of Swan Lake Village.
ACCESSIBILITY CONSIDERATIONS:
Accessibility
for physically/mentally challenged persons will be considered as a component of
site plan approval.
BUSINESS UNITS CONSULTED AND AFFECTED:
The requirements
of other Town Departments and agencies have been incorporated into the site
plan and recommended conditions of approval.
ATTACHMENTS:
Figure
1 - Applicant/Agent & Location Map
Figure
2 - Area Context/Zoning
Figure
3 - Air Photo
Figure
4 - Site Plan
Figure
5 - Building Elevations
Figure
6 - Building Elevations
APPENDICIES:
Appendix
‘A’ - Draft Zoning By-law Amendment
Appendix
‘B’ - Draft Official Plan/Secondary Plan 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
009845 Borron Construction\rdscgsJune2005.doc
LOCATION MAP:
