RECOMMENDATION:
That a Public Meeting be held to consider zoning
by-law amendment application (ZA.04-015352) and subdivision application (SU.04-015260),
submitted by Tri-Block Group Ltd., to permit 6 townhouse units (19TM-04005) at 142
White’s Hill Avenue, within the Cornell Community.
PURPOSE:
The purpose of this report is
to provide preliminary information regarding zoning and subdivision applications
submitted by Tri-Block Group Ltd. and to recommend that a statutory public
meeting be held to consider these applications.
BACKGROUND:
The subject lands comprise approximately 0.214
hectares (0.53 acres) located on the north side of White’s Hill Avenue, west of Bur Oak Avenue,
in the Cornell Community (Figure 1). The
lands are currently vacant. There are no
environmental features on the subject lands.
The lands were originally part of the Cornell
Phase 1 holdings. However, only a small portion, required for a temporary lane
connection for the Phase 1, Stage 4 lands, was registered. The bulk of the
subject lands were originally included as parts in a reference plan that was
registered as Phase 1, Stage 5a, but were not included in the Stage 5a agreement
due to uncertainty regarding the lot depths required along Bur Oak Avenue. The lands were also
omitted from the subsequent sale of the adjoining lands to the north and east to
Wykland Estates Inc., as they were considered to be part of the Phase 1 lands.
The lands are designated Community Amenity
Area – Corridor in the Secondary Plan and the largest portion is currently
zoned as A1 –agricultural by By-law 304-87. The temporary lane connection lands
are zoned R3*5.
As shown on Figure 2, the adjoining lands to
the north and east are proposed to be developed with single detached and townhouse
units. To the south is a place of
worship block, and lands to the west have been developed with primarily
townhouse units.
The proposed
plan comprises one 6-unit townhouse block and the corresponding section of
laneway. The
proposed lots will have a depth of 33.51 metres. The units will be 6.0 metres
wide.
OPTIONS/DISCUSSION:
The proposed
plan completes the housing pattern established in the adjoining plans of
subdivision. The proposal
conforms to the land use designations, density and height provisions and
established street pattern of the Secondary Plan and is consistent with the
surrounding context.
Zoning by-law
amendment required
Zoning by-law amendments are required to
delete the lands from By-law 304-87, and to incorporate them into the Town’s
Urban Expansion By-law 177-96. The applicant
is requesting the same zoning as currently applies to the neighbouring lands.
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
The potential benefits include:
- Provision of lands necessary to complete the
required infrastructure, including hydro and telecommunication facilities,
during the first phase of the Wykland Estates Inc. subdivision build-out;
- Allow development of the subject and
adjoining lands to be completed; and
- Completion of the established community
design pattern.
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:
·
The Trustee for the Developer’s
Group has not assigned water supply allocation to permit the proposed
development. Assignment of allocation
for 6 units would be required.
· Approval of the proposed
development cannot be finalized until current sewer capacity issues have been
resolved.
FINANCIAL CONSIDERATIONS:
There are no financial implications for the Town in
this report.
BUSINESS UNITS CONSULTED AND AFFECTED:
The
proposal is currently in circulation to other Town Departments and agencies for
review and comments.
CONCLUSION:
It
is recommended that Committee authorize the scheduling of a public meeting to
consider the proposed development. The applicant has been requested to provide drawings
of the proposed townhouses prior to the public meeting.
|
|
|
|
|
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
|
Q:\Development\Design\EAST\CORNELL\SUBDIVIS\Phase
1\Tri-Block\DSCReportTri-Block.doc
ATTACHMENTS:
Figure 1: Location Map
Figure 2: Proposed plan
of subdivision
Figure 3: Area
Context/Zoning
AGENT/APPLICANT: Tri-Block Group Limited Tel: (905) 809-1682
c/o Galen Lam Fax: (905) 201-6726
129 Rougehaven
Way
Markham, Ontario L3P 7W5
