RECOMMENDATION:
That the staff report entitled “Preliminary
Report: World Tech Construction Inc. Application to amend the zoning by-law to
permit 6 residential lots, 181 Helen Avenue, South Unionville Planning District (ZA 05-006246) be received,
And that a Public Meeting be held to consider the zoning
application (ZA 05-006246).
PURPOSE:
The purpose of this report is to provide preliminary
information regarding the application by World Tech Construction for an
amendment to the zoning of the lands and to recommend that a statutory
public meeting be held.
BACKGROUND:
Site location description
and area context
The subject land,
consisting of 0.185 ha (0.457 acres), is
located in the South Unionville Planning
District, at the south west corner Helen Avenue and the Romer Gate. The site contains a single detached
residential dwelling and ancillary detached garage. To the north, fronting onto South
Unionville Avenue, single detached dwellings are
under construction. To the east, across
from Romer Gate, is the site construction office for Best Homes, residential
lots as per the approved subdivision plan, and a single detached residential
dwelling retained by the original landowner (Dipinto). To the west, two properties with 34+ metre lots
have been retained by the original landowners.
To the south, across Peshawar Avenue (see Figure 2),
are single family dwellings under construction as per the subdivision approval
granted in 2003.
Proposal is to create six
single detached residential dwellings
The developer in the area, Best Homes, has
purchased the property and intends to combine the lands with the Swallow’s Nest
development surrounding the property, which was approved in September of 2003
(19TM-02005). Three of the proposed 10+
metre single lots would front onto South Unionville Avenue and three of the lots, once
combined with Block 116 of 19TM-02005, would front onto Peshawar Avenue.
As noted
above, the lands to the east and west of the subject lands are currently being
developed with similar residential lots fronting onto South Unionville Avenue and Peshawar
Avenue. The development of the subject lands would be
consistent with the Community Design Plan for South Unionville.
The proposal
conforms to the Secondary Plan and Community Design Plan
The lands are designated both in the
Secondary Plan and the Community Design Plan low density residential in the form of detached dwellings.
Zoning By-law amendment required
The
subject lands are zoned Rural Residential One (RR1) under By-law 304-87, as
amended. Amendments are required to
delete the lands from By-law 304-87, and to incorporate the lands within the
Town’s Urban Expansion By-law 177-96, as amended. The zone category requested by the applicant to
apply to this area would be Residential Two (R2*31) which would contain
development standards consistent with those applied to similar lots on adjacent
lands within the South Unionville area.
A severance application has been submitted
The applicant has submitted an application for consent to sever
the lands at 181 Helen Avenue. The application was
deferred sine die by the Committee of Adjustment at its January 12,
2005 meeting. At that time, staff indicated the application
was premature and recommended that the consent application be deferred and brought
forward to the Committee of Adjustment once a zoning amendment has been enacted
and the Council moratorium on approval of new residential development has been
lifted.
POTENTIAL
BENEFITS OF APPROVAL OF THE PROPOSAL:
·
Development of the subject lands in accordance with
the Secondary Plan and the Community Design Plan;
·
Proposed
zoning application would consolidate a parcel of land within South Unionville and be developed by one developer
·
Services
are available on existing streets to accommodate this development
·
The
proposal is consistent with the pattern of development in the area.
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
proposed zoning amendment would require a servicing allocation of 6
units. Written confirmation that
water and sewage allocation is available will be required from the South
Unionville Planning District Developers Group Trustee.
- A tree preservation and inventory plan is required to be submitted
for approval.
It would be appropriate to hold a Public Meeting to obtain comments on
the application.
FINANCIAL
CONSIDERATIONS:
There are no financial
implications for the Town in this report.
ENVIRONMENTAL
CONSIDERATIONS:
None at this time.
ACCESSIBILITY CONSIDERATIONS:
None at this time.
ENGAGE 21ST CONSIDERATIONS:
The proposal is in keeping with Town of Markham’s
Corporate Goal of managed growth by providing a
framework for the timely delivery of well-planned new communities that are
phased and coordinated with the provision of infrastructure
BUSINESS UNITS
CONSULTED AND AFFECTED:
The application has been circulated to
internal departments and external agencies for comment.
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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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ATTACHMENTS:
Figure 1: Location Map
Figure 2: Aerial Photograph
Figure 3: Zoning/Context Map
APPLICANT: World Tech Construction Inc.
Shakir
Rehmatullah
191 Helen Avenue
Markham Ontario L3R
1J7
Tel: 905-479-9600 x 204 Fax:
905-479-9151
AGENT: Tony Masongsong
1151 Denison Street
Markham, ON L3R
3Y4
Tel: (905)
944-0162 Fax: (905) 944-0165
Figure 1: Location
Map
