RECOMMENDATION:
THAT
a Public Meeting be held to consider the applications by 973125 Ontario Ltd. and
Constantinos Pallas Developments
Ltd. for approval of a Draft Plan of Subdivision and Zoning By-law Amendment
for lands at the southwest corner of 16th Avenue and Warden Avenue (SU 04 016284 & ZA 04 016314).
PURPOSE:
The purpose of this report is to provide
preliminary information on applications to permit a 15 single detached lot plan
of subdivision (including an existing home which is proposed to be relocated on
site). The report identifies issues to
be addressed prior to final recommendations being presented to Committee. The
report concludes that the applications are sufficiently complete to warrant
calling a statutory Public Meeting.
BACKGROUND:
Location and Site Characteristics
This 1.11 ha (2.75 acre) site is located in the Warden Woods area at
the southwest corner of Warden Avenue and 16th Avenue (see Figure 1
- location map). Access would be from the existing 16th Lane and
Warden Woods Court. Surrounding land uses are as follows:
North - 16th Avenue and existing residential
(backlotted onto 16th Avenue)
East - Warden Avenue and existing residential (backlotted onto
Warden)
South - existing plan of subdivision (single detached dwellings)
West - existing plan of subdivision (single detached dwellings)
Area context and surrounding zoning is shown on Figure 2.
The site is generally flat with a tree stand at the intersection of 16th
and Warden and tree cover in various locations throughout the site. There is a house and shed on the property
(9250 Warden Avenue), which is located south of 16th Lane and has an
existing driveway access to Warden Avenue (see Figure 4 – aerial photo).
On the north side of 16th Lane there is an existing
greenhouse and a temporary Greenpark sales centre for homes in the area.
A residential subdivision of low density
housing is proposed
The proposed residential subdivision (Figure 3– proposed Plan of
Subdivision) consists of 14 single detached dwellings, with lot frontages
generally in the range of 15 metres up to 23 metres (49 to 75 feet). Nine lots
will front onto the north side of Sixteenth Lane (Lots 1-9) and four will front
onto the south side of Sixteenth Lane (Lots 10-13). Lot 14 will have access
from the existing Warden Woods cul de sac. The applicant is proposing to
relocate the existing house to proposed Lot 15 as shown on the Plan, and the
applicant’s proposal is that the house continues to take access from Warden
Avenue, subject to Region of York approval.
A road dedication of .04 ha. (.09 acres) is proposed for the
completion of the partial cul de sac on 16th Lane.
Official Plan and
Secondary Plan provide for residential uses
The lands are designated “Urban Residential” in the Official Plan.
Secondary Plan Amendment PD 1-10, which is a statutory amendment, applies to
the lands. Detailed land use Schedule “A” of that Amendment identifies the
subject lands for low density housing and permits development on the basis of a
maximum of 11 units per hectare of gross residential area (4.45 units/gross
acre).
If the adjacent sections of 16th Avenue Lane are included in
the density calculation, the gross residential development density of this
project meets the 11 units/ha. (4.45 units/acre) requirement.
The proposal should also be generally consistent with the planning
standards and criteria contained in Appendix 2 – Planning Standards and
Criteria, which further defines density targets for the lands subject to PD
1-10.
Staff will analyze density provisions with the applicant’s planning
consultant in the course of review of these applications, prior to the public
meeting.
A Zoning
By-law amendment is required to implement the plan of subdivision.
The lands are
respectively zoned Agriculture One (A1) Zone (north of 16th Lane)
and Residential Development (RD) Zone (south of 16th Lane) by Bylaw
Nos. 118-79 and 304-87 as amended. The applicant is requesting zoning
consistent with the surrounding area for the proposed plan of subdivision.
Water Allocation and
Sanitary Sewer Capacity is required
On May 11, 2004, Council passed a resolution respecting sanitary sewer
capacity/allocation stating that no further residential draft plan/site plans be approved until
staff report back in the fall with detailed information on this matter, or the Region of York confirms, in writing, to the
Town’s satisfaction, that sewage capacity is not an issue.
Any approval of the proposal will be deferred, pending resolution of
this matter.
Parkland
dedication
Cash in lieu of parkland will be required to be paid to the Parkland
Reserve Fund. Parklands to the south were previously sized to include this
future subdivision, at the time of the Warden Woods subdivision agreement, and
were acquired by the Town with monies drawn from the Reserve Fund.
Studies
will be required
The applicant will be required to provide studies identified by Planning
Staff and requested through circulation of the application to Town departments
and external agencies, prior to approval of the draft plan of subdivision.
These studies may include: noise study, servicing study, tree assessment, and
an archaeological study.
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.
Subdivision Lot Layout to be revised
This plan is generally in accordance with the planning
approach and parkland strategy adopted for the lands at the southwest corner of
16th Avenue and Warden Avenue which was endorsed by Council in
November 1998. Planning staff have however reviewed the detailed proposed lot
layout and suggest that modifications to the design may be warranted. Potential modifications to be considered
could include pulling the partial cul de sac further west, if necessary, to
ensure better grading and the introduction of a landscaping strip adjacent to
Warden Avenue (similar to the treatment of the termination of Danbury Court
which is a recently built local street to the south). The plan should allow for
attractive landscaping at the end of the street and eliminate the ditch/change
in grade between the end of the cul de sac and Warden Avenue.
Other possible design changes staff would like to
review further with the applicant include the potential for relocation of the
partial cul de sac to the southerly lots rather than on the northerly lots, and
the elimination of the existing access to Warden Avenue, with consideration
being given to reconfiguring the lots in the vicinity of the existing
dwelling. Potential changes to the plan
will be explored with the planning consultant in the course of the development
review and prior to the public meeting. Staff will also examine the option of
treating Sixteenth Lane as a “lane access” to garages, with units facing onto
Sixteenth Avenue.
Preliminary Engineering matters
The partial cul de sac must be completed
to an 18 metre rather than a 17 metre radius in accordance with Engineering standards.
A noise study will be required prior to
draft plan approval to determine the specifications for noise attenuation
measures adjacent to Warden Avenue and 16th Avenue.
Shaft compound space is required
for tunnelling equipment to conduct boring under 16th Avenue for
servicing. This is for the 16th Avenue sanitary trunk sewer between
Woodbine Avenue and Ninth Line. Lot 1 has been identified by the Region of York
as the potential site for the shaft compound which may result in deferral of
development of that lot.
- Comments
of Regional Engineering
Comments
of Regional Engineering staff will be required for access and any grading
within the Regional Right of Way
Tree
Conservation
Town staff
inspected the subject site on June 2, 2004 and determined that it was well
treed and that trees had been removed prior to this application. Urban Design
staff has advised that they will be requesting additional on-site planting as
compensation. Valuable trees remaining on the site warrant protection and
preservation so a Tree Inventory and Preservation Plan and the installation of
tree protection fencing is required. Restrictive covenants and securities may
also be required to ensure trees identified for preservation are protected.
Architectural
Design
Planning and Urban
Design staff will review the proposed development to ensure that it is
compatible in character, as well as design to the existing residences in the
area. Architectural control may be imposed as a condition of subdivision
approval to achieve an appropriate and attractive treatment along the Sixteenth
Avenue frontage.
FINANCIAL
CONSIDERATIONS:
There are no financial implications for the Town in this report.
ENVIRONMENTAL CONSIDERATIONS:
A tree survey and
preservation plan is required as part of the subdivision review process.
ACCESSIBILITY CONSIDERATIONS:
Any
applicable accessibility considerations such as pedestrian access from the
proposed cul-de-sac to Warden Avenue to be considered in the recommendation
report.
ENGAGE 21ST
CONSIDERATIONS:
The infill proposal aligns with the
following key Town of Markham Corporate Goals: Managed Growth, Quality
Community and Infrastructure Management.
BUSINESS
UNITS CONSULTED AND AFFECTED:
The applications
have been circulated to internal departments and external agencies for comments
which are incorporated into the report.
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Valerie Shuttleworth, M.C.I.P., R.P.P.
Director of Planning and Urban Design
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Jim Baird, M.C.I.P., R.P.P.
Commissioner of Development Services
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DOCUMENT: Q:\Development\Planning\APPL\SUBDIV\04 016284
Pallas\Pallas preliminary report - Revised.doc
ATTACHMENTS: Figure 1 – Location Map
Figure 2 –
Area Context and Zoning
Figure 3 –
Plan of Subdivision
Figure 4 –
Aerial Photo
OWNER: Constantinos
Pallas
9250
Warden Avenue
Markham,
Ontario
L3R
0K2
AGENT: Rosemarie
Humphries
Humphries Planning Group Inc.
216
Chrislea Road
Vaughan,
Ontario
L4L
8S5
Fax:
905-264-8073
FIGURE 1 - LOCATION MAP:
