RECOMMENDATION:
THAT a Public Meeting be held to consider the applications submitted by
Louis Koutsaris for Rezoning and Draft
Plan of Subdivision approval to permit 8 detached lots at 366, 370 and 376 Steeles Avenue East (file nos. ZH 97 207371 and SU 99 029950).
PURPOSE:
The
purpose of this report is to provide preliminary information regarding the
above noted applications.
BACKGROUND
Site Location and Area Context
The subject applications
incorporate three residential lots located on the north side of Steeles Avenue East, one lot east of Valloncliffe Drive. Surrounding
uses include detached homes on large lots to the north, east and west of the
subject lands. Reverse lot single
detached homes are located on the south side of Steeles Avenue East, opposite the subject lands. A neighbourhood plaza is located on the south
side of Steeles Ave.
E. at the south
east corner of Steeles Avenue and Laureleaf. The three lots
comprising the subject lands each contain a single detached home, with
independent driveway access onto Steeles Avenue. The owner
proposes to demolish the existing dwellings.
Proposed Development:
The proposed development will
consist of 8 single detached homes, arranged around a public internal
cul-de-sac. All lots will be accessed
from the internal cul-de-sac. Access to Steeles Avenue will be restricted to the intersection of the
proposed road. The proposed layout is
shown on Figure 4.
The proposal conforms to the Official Plan
The subject lands
are designated LOW DENSITY HOUSING by OPA No. 1 (Thornhill Secondary
Plan). The Secondary Plan, pursuant to
Section 3.3.2(i) of the Official Plan (Revised 1987), permits single detached
dwellings, semi-detached dwellings and single-attached dwellings with direct
frontage on a public street at a density which is generally not to exceed 14.8
units per gross residential hectare (6 units per gross residential acre).
The proposed development, consisting of
eight lots at a density of 12.2 units per hectare (5 units per acre) falls well
within the density range set out in the Official Plan and is in keeping with
the character of the surrounding area.
An amendment to the Zoning By-law is required
The subject lands
are presently zoned Third Density Special Residential (SR3) Zone by By-law No.
1767, as amended. The SR3 Zone permits
one single family detached dwelling on each registered lot, and requires a
minimum lot frontage of 30.48 m (100 ft.) and a minimum lot area of 1,394 m2
(15,000 ft.2). An amendment
to the zoning by-law will be required to permit the proposed subdivision with
lot frontages ranging between 14.9 metres (49 ft) and 21.4 metres (70 ft.); and
lot areas between 521 m2 (5,600 sq. ft.) and 735 m2
(7,900 sq. ft.).
History of the application
The subject
application has a long history. The
application was originally submitted in 1997, and proposed a mix of townhouses
and semi-detached units. The number of
units was reduced to 10 detached units in 2000, and a statutory public meeting
was held for that application in June, 2000.
Subsequent to the public meeting, the owner submitted a revised subdivision
plan for 8 single detached lots. The
application was then placed on hold, when the owner of one of the lots decided
not to pursue the subdivision of his land.
The applicant now has clear title to all the subject lots. A public meeting has not been held for the
revised eight lot subdivision.
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
The anticipated benefits of the proposed development include:
- Residential
intensification of three residential properties that are currently in poor
repair;
- Residential
redevelopment that is highly compatible with the character of existing
residences in the neighbourhoods to the north and south of Steeles Avenue East;
- Good pedestrian access
to Steeles Avenue and the transit stop located a short walk away at Steeles and
Laureleaf.
- The proposed
development will have minimum impacts on abutting existing residential
properties to the west and north.
CONCERNS/ISSUES TO BE RESOLVED:
The following is a brief summary of
concerns/issues raised to date. These matters, 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
·
The need for additional servicing allocation to
permit the proposed 8 lot residential development (the proposal entails a net
increase of 5 units);
·
Potential noise impacts from Steeles
Avenue. The
owner has prepared a noise impact study in this regard.
FINANCIAL CONSIDERATIONS:
Any financial issues that arise during the review
of this application will be addressed in the final staff report.
ENVIRONMENTAL CONSIDERATIONS:
Any environmental considerations that arise during the review of this
application will be addressed in the final staff report. The applicant has prepared a tree
conservation plan, documenting existing vegetation on the site and identifying
the trees that will be lost as a result of the proposed development. This report is under review by Town staff.
BUSINESS UNITS CONSULTED AND AFFECTED:
The
application has been circulated to all relevant business units. There comments
will be incorporated into the final staff report.
ATTACHMENTS:
Figure 1 – Location Map
Figure 2 – Air Photo
Figure 3 – Zoning and Area Context
Figure 4 – Proposed draft plan of subdivision
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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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Q:\Development\Planning\APPL\SUBDIV\99029950\DEVELOPMENT SERVICES
COMMITTEE - preliminary report may 17 2005.doc
