RECOMMENDATION:
That a Public Meeting be held to consider the
Zoning By-law Amendment (ZA 05 008640) and Plan of Subdivision (SU 05 008628)
applications submitted by 1297482 Ontario Limited, and any Secondary Plan
amendments that may be required to permit 19 single detached dwellings on lands
located south of 14th Avenue, east of Kennedy Road, at the west end
of Chiavatti Drive.
PURPOSE:
The purpose of this report is to provide preliminary
information regarding rezoning and plan of subdivision applications by 1297482
Ontario Limited to permit 19 single-detached dwellings on lands located south
of 14th Avenue, east of Kennedy Road, and to recommend that a
statutory Public Meeting be held to consider these applications and any
Secondary Plan amendment application that may be required.
BACKGROUND:
Property and
Area Context
The lands are located south of 14th Avenue,
east of Kennedy Road with frontages on Chiavatti Drive and Lee Avenue (See Figure 1). The subject lands consist of properties under four different ownerships and are approximately 1.7
hectares (4.3 acres) in area. For the
most part, the lands are an empty field with hedgerows which appear to be located
along the rear lot lines of residential properties fronting onto Lee Avenue and along the easterly
limits of the subject lands. The site contains
one, relatively new, single detached dwelling with direct frontage onto Lee Avenue.
Surrounding land uses include single-detached
dwellings to the east and to the south. Immediately to the north are existing single
detached dwellings fronting onto 14th Avenue and the Hagerman Mennonite Church. Adjoining the subject lands to the west is the
Bell Canada Switching Station and an existing heritage house with zoning
permission to operate a commercial use (Bridal Salon and Flower Ship). Between the Bell Canada Switching Station and
the existing heritage house are remnant lands that are currently part of the
largest of the properties subject to the current applications. That remnant
parcel is the subject of other recently submitted applications for Zoning
By-law Amendment and site plan approval to permit a 4-storey apartment building
containing 18 units (See Figure 2 & 3).
Proposal is for 19 single-detached lots
The proposal consists of 19 lots intended for single-detached dwellings,
with all but one lot fronting on an extension of Chiavatti Drive. Chiavatti Drive will loop and reconnect to where it presently
terminates (See Figure 4). The existing
hedgerows, if they are determined to be within the subject lands, may be
impacted by the proposed extension of Chiavatti Drive. The proposed
lots are a combination of seven traditional large lots singles and twelve large
wide shallow lots. Proposed lot areas
range from 0.063 hectares (0.156 acres) to 0.119 hectares (0.295 acres). The proposed development has a gross density of
approximately 11.2 units per hectare (4.4 units per acres). The following table outlines the details of
the lot frontages and average lot sizes for the proposed draft plan of
subdivision:
|
Unit
Distribution
|
|
Wide
Shallow Lots
|
Frontages
|
Average Lot Sizes
|
No. of Units
|
|
Metres
|
Feet
|
Hectares
|
Acres
|
|
Single Detached
|
22 – 22.9
|
72.1 – 75.1
|
0.064
|
0.157
|
3
|
|
Single Detached
|
23.2
|
76.1
|
0.065
|
0.16
|
1
|
|
Single Detached
|
24 – 24.9
|
78.7 – 81.7
|
0.073
|
0.18
|
4
|
|
Single Detached
|
25.4
|
83.3
|
0.089
|
0.22
|
1
|
|
Single Detached
|
28.5
|
93.5
|
0.081
|
0.2
|
1
|
|
Single Detached
|
35-35.9
|
114.8 – 117.8
|
0.085
|
0.21
|
2
|
|
Total Wide Shallow Lots
|
|
|
|
|
12
|
|
|
|
|
|
|
|
|
Conventional Lots
|
|
|
|
|
|
|
Single Detached
|
22 – 22.9
|
72.1 – 75.1
|
0.10
|
0.25
|
5
|
|
Single Detached
|
23.3
|
76.4
|
0.08
|
0.19
|
1
|
|
Single Detached
|
29.5
|
96.8
|
0.11
|
0.27
|
1
|
|
Total Conventional Lots
|
|
|
|
|
7
|
|
Total Lots
|
|
|
|
|
19
|
The extension of Chiavatti Drive will traverse the rear portions of 18, 22 and 28 Lee Avenue. 28 Lee Avenue, which is part of the proposed plan of subdivision,
currently contains a single detached dwelling fronting onto Lee Avenue. The rear
portion of this property is proposed to be subdivided into three new lots
fronting on the Chiavatti Drive extension when the draft plan is registered. The other two residential lots fronting on Lee Avenue (18 & 22 Lee Avenue) will have the option to sever the rear portions of
their properties to create three additional residential lots fronting on the
proposed Chiavatti Drive extension in the future.
Official Plan and Zoning
The subject lands are designated “Urban Residential – Low Density
Housing”, which permits single detached and semi-detached dwellings with direct
frontage on a public street. The
Official Plan provides that the gross residential density shall general not
exceed 14.8 units per hectare or as otherwise specified in the relevant
Secondary Plan. The proposed 19 units
will result in a gross residential density of 11.2 units per
hectare. The proposal therefore conforms to the policies of the Low Density
Housing category of the Official Plan
The East Riseborough Secondary Plan (PD 2-2),
a non statutory Secondary Plan which serves as a general land use policy guideline,
designates the subject lands as ‘Urban Residential (Low Density)’ and provides
that lot areas shall be approximately 0.134 hectares to 0.21 hectares with a
density of 12.35 units per hectare. The
proposed lots sizes range from 0.063 hectares to 0.119 hectares and are considerably
smaller than the lot sizes required by the Secondary Plan (see table of lot
size and frontage comparison in following section), although, the proposed gross
residential density at 11.2 u.p.h. is lower than the
density permitted by the Secondary Plan.
For comparison
purposes, the density of the proposed development and the density provisions of the
Official Plan, Secondary Plan are detailed in the table below:
|
Density Comparison
|
|
Gross Site Area
|
1.7 hectares (4.3 acres)
|
|
Official Plan - Maximum Density
14.8 units per hectare (6 units per acre)
|
11.2 units per
hectare (4.4 units per acres)
|
|
Secondary Plan - Maximum Density 12.35 units per hectare (5 units per acre)
|
The lands are zoned Suburban Residential Third Density (Hold) [SUR3(H)] and Suburban Residential Second Density (SUR2) in
By-law 193-81, as amended. These zone
categories only permit single family detached dwellings with minimum frontage
of 30 m (98.4 ft.) and minimum lot area of 0.13 hectares (0.32 ac.). A Zoning By-law Amendment is required to permit
the proposed development standards and to remove the hold provision on part of
the lands that are zoned SUR3(H). The Hold provision was intended to ensure a
comprehensive development plan for this neighbourhood on full municipal
services.
The acceptability of the proposed lot
sizes and frontages will be reviewed
The proposed lot frontages are comparable with the existing frontages on
the north side of Lee Avenue but are significantly smaller than the existing frontages on Chiavatti Drive. With regard
to lot sizes, the proposed lots are, in general, considerably smaller than both
the existing lots in the area and the minimum lot sizes required by the
Secondary Plan.
For comparison
purposes, the table below details the lot size requirement in the Secondary
Plan, the lot size and frontage ranges in the existing neighbourhood as well as
the range of lot sizes and frontages within the proposed Plan.
|
Comparison of lot sizes and frontages
|
|
|
Lot
Frontages
|
Lot Area
|
|
Secondary
Plan
|
|
0.133 ha (0.33 ac) to 0.2 ha (0.5
ac)
|
|
Chiavatti Drive*
|
28 m (91.9 ft) to 33 m (108 ft)
|
0.154 ha (0.4 ac) to 0.177 ha (0.44
ac)
|
|
North side of Lee Avenue*
|
22.86 (75 ft) to 32.3 m (106 ft)
|
0.12 ha (0.3 ac) to 0.218 (0.54
ac)
|
|
Proposed lots*
|
22.86 m (75 ft) to 28.5 m (93.5
ft)
|
0.063 ha (0.16 ac) to 0.119 ha
(0.3 ac)
|
*Ranges
exclude lots that are very large and not typical of lots in the area.
The issue of
compatibility with the existing residential lots in the area as well as compliance
with the Secondary Plan will have to be addressed.
Servicing
allocation is required
The proposed development does not have servicing
allocation. Sewer and water allocation
cannot be granted for any residential development until sufficient allocation
from the Region has been provided to the Town and appropriate policies are in
place to allocate to individual projects.
POTENTIAL
BENEFITS OF APPROVAL OF THE PROPOSAL:
- The proposed development is an infill development which more or
less completes the older Hagerman Corners community.
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.
·
Investigate the opportunity to provide
a pedestrian connection from the Chiavatti Drive extension to Kennedy
Road;
- Stormwater management and drainage issues must be resolved;
·
Servicing allocation is currently
not available;
·
Submission of a tree inventory
and preservation plan is required to determine whether existing hedgerows in
the area are within the subject lands and whether any trees within the existing
hedgerows are impacted by the proposed road;
·
Compatibility of lot sizes with
existing lots in the area;
·
Investigate alternative options
to looping Chiavatti Drive; and
·
Determination of compliance
with the East Risebrough Secondary Plan (PD 2-2) with
respect to lot size provisions.
ENVIRONMENTAL CONSIDERATIONS:
Applicant is required to submit a tree inventory and
preservation plan to determine whether existing hedgerows in the area could be
preserved.
FINANCIAL
CONSIDERATIONS:
There are no financial matters to be considered at this time.
BUSINESS UNITS
CONSULTED AND AFFECTED:
The applications have been circulated to various Town Departments and
external agencies and are currently under review.
It would be appropriate to hold a Public Meeting to obtain comments on
the applications for Zoning By-law amendments and Draft Plan of Subdivision and
any Secondary Plan amendments that may be requried.
|
|
|
|
|
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\ZONING\05 008640 1297482
Ontario Limited (prposed subdivision)\preliminary report.doc
ATTACHMENTS: Figure 1 – Location Map
Figure
2 – Area Context and Zoning
Figure
3 – Air Photo
Figure
4 – Draft Plan of Subdivision
AGENT: Mr. Alan Lai
1297482
Ontario Limited
P.O. Box 3533, Stn Industrial
Park
Markham, ON L3R 6G8
Tel:
416-917-1250
Fax:
905-201-6947
Figure
1
