RECOMMENDATION:
That a Public Meeting be held to consider the application submitted by Romandale
Farms/404 Developments Inc. for a Zoning By-law
Amendment to permit yard encroachments for landings, stairs serving landings
and cold cellars under landings, within the Cathedral Town Phase 1 subdivision,
10350 Woodbine Avenue. (File No ZA 04
027291).
PURPOSE:
The
purpose of this report is to provide preliminary information regarding an
application to amend Zoning By-law 177-96 as amended to permit increased yard encroachments for
underground cold cellars and stairs servicing front porches and residential
dwellings adjacent to a neighbourhood park within the Cathedral Town Phase 1
subdivision.
BACKGROUND:
Property and area context
The
proposed zoning by-law amendment applies to all the Cathedral Town Phase 1
draft plan of subdivision.
This 21.56 hectare (53.27 acre) site is located on the
west side of Woodbine Avenue
between the main Woodbine entrance to the Cathedral and the southern boundary
of Victoria Park and the Tucciarone property.
Surrounding land uses include:
·
The East Cathedral Community on the east side
of Woodbine Avenue,
which is designated as a low density residential neighbourhood and is currently
under development;
·
Victoria Park (a Town-owned community park to
the north), which extends west from Woodbine
Avenue a distance of approximately
220 metres;
·
A proposed elementary school west of Victoria
Park which is to be located partly on the subject lands;
·
Future low density residential development west
of the subject lands;
·
Future employment land between the proposed
Woodbine Bypass and the Highway 404 corridor;
·
The Cathedral of the Transfiguration to the
south, and proposed higher density mixed use development surrounding the
Cathedral.
The site is generally flat, and slopes gradually
toward the East Carleton Creek which flows through the southern portion of the Phase
1 draft plan of subdivision.
Proposed Application and Current Zoning provisions:
The application relates to several
technical amendments to the Zoning By-law, which apply only to the residential
areas of the draft plan of subdivision.
Currently, Zoning By-law 177-96, as
amended by By-law 2003-284 which was adopted in August 2003 as part of the
draft plan approval of the Cathedral Town phase 1 subdivision, allows reduced
setbacks from front lot lines for porches (1.5 metres) and stairs serving porches
(0.75 metres) as well as reduced porch setbacks from exterior side lot lines
(0.75 metres). In addition, By-law
177-96 also allows cold cellars to encroach provided they are located entirely
underneath a roofed porch. Porches are
defined as structures abutting the main wall of a building having a roof but
with walls that are open and unenclosed.
In certain cases the proposed house
designs now include “unroofed” porches, which are considered to be “landings”
rather than “porches”. The encroachment
provisions listed above do not apply to landings, and the purpose of this
amendment is to address this issue.
The requested Zoning By-law
amendment includes the following:
- Provisions to allow cold cellars beneath landings;
- Provisions to allow the same setbacks for landings and the stairs
serving landings from front and exterior side lot lines as currently apply
to porches.
Existing Official Plan
The lands subject to the proposed
Zoning By-law Amendments are currently designated Urban Residential in the Markham
Official Plan (Revised 1987) and Low Density Housing in the Cathedral Community
Secondary Plan (OPA 42). No amendments
to either document are required to enact the proposed Zoning By-law Amendments.
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
The requested zoning by-law is
necessary to implement several changes to the building designs and subdivision
layout that have evolved since the draft plan was originally approved in August
2003. Staff have been directly involved
in all aspects of this planning process.
The proposed building designs are in conformity with the approved
Architectural Control Guidelines for the subdivision.
CONCERNS/ISSUES TO BE RESOLVED:
There are no
concerns associated with this application.
FINANCIAL CONSIDERATIONS:
There are no financial considerations associated
with this application.
ENVIRONMENTAL CONSIDERATIONS:
There
are no environmental considerations associated with this application.
ACCESSIBILITY CONSIDERATIONS:
There are no accessibility considerations associated with this
application.
ENGAGE 21ST CONSIDERATIONS:
The proposed building designs promote Engage 21st goals such
as pedestrian supportive and compact development patterns.
BUSINESS UNITS CONSULTED AND AFFECTED:
All relevant business units have been consulted. No concerns have been reported.
ATTACHMENTS:
Figure 1 – Location Map
Figure 2 – Zoning and Area Context
Figure 3 – Air Photo
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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\ZONING\04 027291 Romandale-404
developments\DEVELOPMENT SERVICES COMMITTEE.doc
