REPORT TO DEVELOPMENT SERVICES

COMMITTEE

 

 

 

 

TO:

Mayor and Members of Council

 

 

 

 

FROM:

Jim Baird, Commissioner of Development Services

Valerie Shuttleworth, Director of Planning & Urban Design

 

 

 

 

PREPARED BY:

Teema Kanji, ext. 4480

South District

 

 

 

 

DATE OF MEETING:

January 25, 2005

 

 

 

 

SUBJECT:

PRELIMINARY REPORT

 

 

Home Sport Properties Ltd.

6805 14th Avenue

Zoning by-law amendment and subdivision application to permit a draft plan of subdivision containing 42 single detached units and 14 part lots (19TM-040015)

Box Grove Community

FILES: SU.04-028186 & ZA.04-009405

 

 

 

 RECOMMENDATION:

That a Public Meeting be held to consider zoning by-law amendment application (ZA.04-009405) and subdivision application (SU.04-028186), submitted by Home Sport Properties Inc. to permit 42 single detached residential units and 14 part lots (19TM-040015) at 6805 14th Avenue, within the Box Grove Community.

 

PURPOSE:

The purpose of this report is to provide preliminary information regarding zoning and subdivision applications submitted by Home Sport Properties Inc. and to recommend that a statutory public meeting be held to consider these applications.

 

BACKGROUND:

The subject lands form part of the Box Grove Planning District.  The property consists of approximately 3.3 hectares (8.15 acres) located on the south side of 14th Avenue, east of 9th Line (Figure 1). These lands were recently severed from a parcel with frontage on 14th Avenue.  The severance has been completed and the lands have been purchased by Home Sport Properties Inc. The lands are currently vacant and there are no significant environmental features on the subject lands (Figure 3).

 

The subject property is bounded to the west by existing single detached houses, the Box Grove Community Centre and a small park.  To the north by existing single detached houses, and further north across 14th Avenue by two draft approved plans of subdivision (Box Grove Hill Developments Inc. et. al. and Midget Inc.).  The lands are bounded to the east and south by proposed single detached dwellings as part of a draft approved plan of subdivision (Balgreen Holdings & Winter Garden Estates Inc.).

 

Proposed plan of subdivision

The applicant is proposing to construct 42 single detached units.  There are also 14 part lots which, when combined with adjoining lands to the east, north and south will complete an additional 14 single detached units.  The applicant is proposing larger lots along the westerly portion of the lands where it abuts existing houses.  These lots will have lot frontages ranging from 15.7 metres (51.5 ft) to 16.0 metres (52.4 ft) (Figure 4).  The proposed lots are described in the table below:

 

Unit Distribution

Unit Type

Frontage

No. of Units

Metres

Feet

Single detached

11.6

38.0

11

Single detached

12.8

44.9

10

Single detached

15.2

24.6

5

Single detached

15.7

51.5

10

Single detached

16.0

52.4

5

Single detached

17.0

55.7

1

Future units from blocks (14 part lots)

                                                      7

Total                                                                                                                   49                                     

Proposed Density

Net Site Area                                   

3.3 ha (8.15 acres)

Permitted Density

17.0 to 37.0 units per hectare       

(6.8 to 14.9 units per acre)

 

14.8 units per hectare

6.0 units per acre

 

OPTIONS/DISCUSSION:

Proposed plan of subdivision generally conforms to Secondary Plan and Community Design Plan

The lands comprising the draft plan are designated in both the Secondary Plan and Community Design Plan as Urban Residential II – Low Density.  The distribution of housing types and layout of roads within the draft plan of subdivision are generally consistent with the land use designation and established street pattern in the Secondary Plan and the proposed Community Design Plan (Figure 5).

 

However, density proposed in the draft plan is slightly lower than the density permitted for this area.  The Secondary Plan permits a density between 17.0 to 37.0 units per hectare (6.8 to 14.9 units per acre) for lands designated Urban Residential – Low Density Housing II.  The 49 units in the proposed subdivision (42 single detached units and 7 units calculated based on part lots) would provide a density of approximately 14.8 units per hectare (6.0 units per acre), which is slightly below the intended net density.  The provisions of the Secondary Plan provide for density calculations for the Low Density Housing Category II to be carried out on a district wide basis.  The applicant will be required to undertake a density calculation for the entire Box Grove Area and demonstrate that the overall unit count and densities, inclusive of the proposed draft plan, would be within the density limits outlined in the Secondary Plan for Low Density Housing II.

  

Certain site specific technical studies remain to be completed

The District wide technical studies such as Environmental Master Drainage Plan, Master Servicing Plan, Road Function and Streetscape Plan, Transportation Study etc. have been completed.  However, the applicant will be required to complete an archaeological survey/assessment and noise study for the subject lands.

 

Applicant is a signatory to the Developers Group Agreement

A Developers Group Agreement is in place for the Box Grove Area to secure community facilities including parkland and schools, and to compensate the landowners on whose properties the community facilities are located.  The applicant is a signatory to the Developers Group Agreement.

 

Water and sewage allocation required

1,365 units have been allocated for the Box Grove Secondary Plan area in accordance with the provisions of a Memorandum of Understanding dated June 13, 2002 executed by certain Box Grove developers, including the applicant, the Town and the Region.  To date, draft plan approval has been issued for three draft plans of subdivision (total of 1,330 units), and 35 units have been reserved for lands on the south side of 14th Avenue, west of Tributary ‘B’ (Ibrans Development Inc.), which are expected to be draft plan approved in February.  There are no available water and sewage units for the proposed plan of subdivision, which would require 49 units.

 

Allocation of water and sanitary servicing 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.    

 

Zoning by-law amendment required

In accordance with the Secondary Plan requirements, the applicant has applied for a zoning by-law amendment to implement the proposed draft plan of subdivision.

 

The subject lands are currently zoned Rural Residential Four (RR4) under By-law 304-87, as amended (Figure 2).  Amendments are required to delete the lands from By-law 304-87, and to incorporate the subject lands within the Town’s Urban Expansion Area By-law 177-96. The zone categories applied to this area would contain development standards consistent with those applied to similar lots on other plans of subdivision in the vicinity.

 

 

 

POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL:

The potential benefits include:

 

  • Allow for the orderly development of the Box Grove area, in accordance with the objectives of the Box Grove Secondary Plan.

 

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 concerns/issues raised to date may include, but are not limited to the following:

 

  • Confirmation of water and sewer capacity
  • Archaeological study needs to be completed for the subject lands
  • Noise study needs to be completed for the subject lands
  • Demonstrate that the overall unit count and densities for the Box Grove Area including the proposed draft plan of subdivision comply with the density limits outlined in the Secondary Plan

 

FINANCIAL CONSIDERATIONS:

There are no financial implications for the Town in this report.

 

ENVIRONMENTAL CONSIDERATIONS:

There are no environmental concerns.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

The applications were circulated to internal departments (Fire, Buildings, Engineering, Design and Waste Management) and external agencies for comment. 

 

Public meeting should be held to obtain public input

It would be appropriate to hold a Public Meeting to obtain comments on the applications for subdivision approval and zoning by-law amendments.

 

 

 

 

 

 

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

 

 

 

 

 

 

 

 

 

ATTACHMENTS:

 

FILE LOCATION: AMANDA FOLDER/SU.04-028186/Document Tab/DSC Preliminary Report

 

Figure 1:           Location Map

Figure 2:           Area Context/Zoning

Figure 3:           Aerial Map

Figure 4:           Proposed Plan of Subdivision

Figure 5:           Plan of subdivision as it relates to Community Design Plan