RECOMMENDATION:
That the Development Services
Commission report entitled “Daniels SLV Corporation,
Southwest corner of Bur Oak Avenue and Chancery Road, Swan Lake community,
Blocks 1- 4, Plan 65M-3482, Application for site plan approval to permit 96 condominium
townhouse units” be received;
And that the application submitted by Daniels
SLV Corporation for site plan approval to permit 96 condominium townhouse units on Blocks 1- 4, Plan 65M-3482 at the southwest
corner of Bur Oak Avenue and Chancery
Road within the Swan Lake community, be approved subject
to the following conditions:
1. That final site plan and elevation
drawings be submitted to the satisfaction of the Commissioner of Development
Services.
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 an
agreement with Swan Lake Village Condominium Corporation granting permission
for the proposed development to drain into the internal storm and sanitary
systems.
4. 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.
5. 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 Daniels SLV Corporation be granted
servicing allocation for 96 units, from the existing Town reserve (322 units).
PURPOSE:
The purpose of this report
is to recommend approval of an application for site plan approval to permit 96
condominium townhouse units within the Swan Lake community; and
to recommend the granting of servicing allocation for 96 units for the proposed
development, from the existing Town reserve.
BACKGROUND:
Property
and Area Context
The subject lands are
comprised of approximately 1.30 ha (3.22 acres) at the southwest corner of Bur Oak Avenue and
Chancery Road within
the Swan Lake community. The site is presently vacant with no
significant vegetation or natural features.
To the west and south are 1
and 1½ storey bungalows and townhouses within Swan Lake Village. To the east,
across Chancery Road, is an undeveloped
park within the Greensborough community. A site plan application for multi-unit
residential buildings has been submitted by Sierra Homes for the vacant lands to
the west abutting Bur Oak Avenue. To the north across Bur
Oak Avenue are lane-based
townhouses and semi-detached dwellings and vacant lands immediately surrounding
the Greensborough Town Centre Park that are zoned to permit three storey mixed-use buildings.
Official Plan and Zoning By-law
The subject lands are
designated Low Density (Area
II) Housing by the Swan Lake Secondary Plan (PD 30-1). This designation provides for a variety of
dwelling types having an average net site density of all units (in this
designation) within the range of 17
to 37 units per hectare (6.9 to 14.9
units per acre) and a maximum
height of 4 storeys for multiple-unit buildings. The majority
of 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 multiple-unit
buildings only. A small portion of the
lands (northeast corner) remain zoned Agriculture (A1) by By-law 304-87.
Proposal
The applicant is proposing to construct 96 condominium back-to-back stacked townhouse units in 5 building
blocks. Each building block is
proposed to be 3 storeys high. The development
is not proposed to be part of the Swan Lake Village retirement community and will be separated
from the retirement community by a fence.
A 6m landscaped berm and fencing
abutting Swan
Lake Village are proposed to separate the two
developments. An application for draft
plan of condominium approval will be submitted following execution of a site
plan agreement.
DISCUSSION:
The
proposed site plan complies with the Swan Lake Secondary Plan, Urban Design Plan and Master Plan
The Swan Lake Secondary Plan permits the
proposed built form and density. The Urban Design and Master Plan for Swan Lake requires
higher buildings (3-4 storeys) along more prominent streets such as Bur Oak Avenue
and Chancery Road and for the buildings to respond to perimeter locations by
addressing the street and defining the character of residential and other
precincts. The proposed development accommodates these requirements.
The applicant was granted minor
variances to the provisions of the zoning by-law by Committee of Adjustment
The zoning of the subject lands
incorporates detailed site specific regulations to ensure that the lands are
developed in accordance with the Swan Lake Master Plan.
A number of minor variances to the zoning
by-law are required to permit the proposed development, primarily due to the
development’s exclusion from the Swan Lake retirement
community, a scenario not envisaged by the zoning by-law.
On December 15, 2004 the Committee of Adjustment granted the applicant minor variances that
permit:
·
no maximum setback from the centre line of a private street; whereas
the By-law required a maximum setback of 13m from the centre line of a private
street (This applies to the building setback from Augusta Way
which adjoins the south boundary of the subject lands.)
·
a maximum setback of 4 m from a
public street; whereas, the By-law required a minimum setback of 6 m from a
public street
·
parking to be provided at grade; whereas, the By-law required parking to be
located below grade. (The requirement that all parking be below grade was
intended to ensure that there would not be a large surface parking lot within
the retirement community. The proposed surface parking lot meets the general
intent and purpose of the by-law as it will be effectively obscured from public
view by the buildings and from the retirement community by a landscaped
buffer.)
·
a maximum of 12 units per
floor; whereas, the By-law permits a maximum of 8 units per floor
A small portion of the property is zoned
Agriculture. This area is intended to be used for landscaped open space and
therefore poses no problems from a zoning perspective.
The applicant will be required to apply
to remove the H (Holding) provision from the residential zoning of the lands, following
execution of a site plan agreement.
Development of the subject lands
outside of Swan Lake Village Retirement community is acceptable
Development of the subject lands outside
the retirement community will allow the proposed buildings to address Bur Oak Avenue and
Chancery Road directly. This will integrate the proposed development into the
Greensborough community, encourage pedestrian activity on Bur Oak Avenue
and support the future commercial uses in the Greensborough Town Centre.
Swan
Lake
Village
representatives have expressed support for the proposal
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 have expressed their support for the proposed development to
staff.
The
proposed site plan is consistent with the Greensborough and Swan Lake Design Plans
The Greensborough Community Design Plan and the Swan
Lake Urban Design Guidelines envisage a medium to high density housing form for these
lands. The plans identify such density as being supportive of public transit on
Bur Oak Avenue and of the commercial uses proposed for the Greensborough Town
Centre.
The site
plan and building elevations are acceptable subject to minor refinements
The buildings are to be clad in
brick with soldier course treatments at the base. Accents are created through
the use of vinyl-sided bays, cultured stone lintels and metal with tinted glass
railings.
Minor changes to the site plan
may be required to accommodate the Fire Department’s development standards in
regard to fire route dimensions and unobstructed access. This will be addressed
prior to approval of the final plans to be attached to the site plan agreement.
Through discussion
with Waste Management staff, Daniels has agreed to provide a centrally located
garbage storage building and pick-up will be provided by the Town. The future
condominium corporation will be responsible for will be responsible for snow
removal, landscaping, private utilities and road maintenance.
The landscape plans submitted with the
application will also need to be refined and resubmitted for staff approval,
prior to execution of the site plan agreement.
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.
This 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 Daniels SLV Corporation be granted servicing
allocation for 96 units at this time, from the existing Town reserve (322
units). An additional 164 unit allocation pursuant to the Swan Lake Subdivision
Agreement is addressed in two other reports on this Agenda (Borron/Fram
and Sierra).
An agreement between Swan Lake Village
Condominium Corporation and Daniels Corporation will be required to allow their
development to drain into the internal storm and sanitary sewer systems.
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 the Swan Lake community.
BUSINESS UNITS CONSULTED AND AFFECTED:
This application has been circulated to all
relevant departments and outside agencies.
Their comments have been addressed in this report.
ATTACHMENTS:
Figure 1 – Location Map
Figure 2 – Area Context and Zoning
Figure 3 – Air Photo
Figure 4 – Site Plan
Figure 5 – Elevations
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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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Figure 1
DOCUMENT: Q:\Development\Planning\APPL\SITEPLAN\04 028488 Daniels on Bur
Oak\dsc1.doc
AGENT: Remo Agostino
Daniels
SLV Corporation
20 Queen Street West Unit 3400
Toronto Ontario M5H 3R3
Tel:
416-598-2129
Fax:
416-979-0415
LOCATION
MAP:
