That a Public
Meeting be held to consider the applications submitted by Eugenio Garritano and
Alfio Foti to permit the construction of one semi-detached dwelling, two single
detached dwellings and restoration of the existing single detached heritage
dwelling at 355-357 Main Street Markham North.
PURPOSE:
The
purpose of this report is to recommend that committee authorize the scheduling
of a public meeting to consider the application to amend the existing zoning
by-law to permit the construction of one semi-detached dwelling, two single
detached dwellings and the restoration of the existing single detached heritage
dwelling.
BACKGROUND:
The
subject property is located within the Markham Village Heritage District.
The
0.182ha property is located at 355-357 Main Street Markham North on the northeast
corner of Main Street and Deer Park Lane. The property is located within the boundaries
of the Markham Village Heritage Conservation District and the existing dwelling
on the property is identified as a significant heritage resource in the
District Plan.
To
the north and east of the property are existing single detached residential
dwellings. To the south of the property
across Deer Park Lane is an automobile dealership. To the west of the property immediately
across Main Street Markham North are single detached residential dwellings, a
three-storey mixed use commercial building and a multi-unit commercial plaza.
Planning Controls Official
Plan Amendment 108
The
property is designated Urban Residential in the Official Plan (Revised 1987) as
amended.
Official
Plan Amendment 108 designates the property as Medium Density I Housing. The following residential uses are
permitted: detached, semi-detached,
duplex, triplex and four-plex dwellings at a maximum height of 2 ½
storeys. Townhouse dwellings and other
multiple dwelling types may also be permitted at a net site density not
exceeding 31 dwelling units per hectare (12.5 dwelling units per acre) and a
maximum height of 2 ½ storeys.
Permitted
uses for lots having frontage on Main Street Markham north shall also include
home occupations occupying up to 50% of the dwelling unit and the office of one
(1) physician, dentist or drugless practitioner in the dwelling unit provided
that the said dwelling unit is used by the physician, dentist or drugless
practitioner as his/her private residence and that such office is to be used
for consultation and emergency treatment only, and shall not be in the nature
of a clinic, private hospital or nursing home.
Markham Village Heritage
Conservation District A site plan control area
The
property is located within the Markham Village Heritage Conservation District
and as such all development proposals are subject to review by Heritage Markham
and compliance with the District Plan and Design Guidelines for the area. The Markham Village Heritage Conservation
District is also designated as an area of site plan control. As such, all applications for development
exceeding 20 sq.m. in this area are to be submitted for site plan approval and
the owner must enter into a site plan agreement with the Town.
Zoning By-law
The
current zoning on the property is Single Family Residential (R1), under By-law
1229, as amended, which normally allows single-detached residential dwellings
and home occupations (B/L 53-94). In
June 2002, the zoning was amended to establish site specific development
standards for a proposed development of semi-detached dwellings and restoration
of the existing single-detached heritage dwelling, including a common element
driveway access, visitor parking and open space block. The original application proposed two
semi-detached dwellings and retention of the existing heritage house as a
single detached dwelling for a total of five residential units. The current application also proposes five
residential units with three single detached dwellings and one semi-detached.
Proposal is to rezone the
property to permit a revised configuration of dwellings (4 new residential
units)
The
applicant is proposing to further amend the zoning to allow the creation and
development of 1 freehold semi-detached residential building containing two
residential units, 2 freehold single-detached residential buildings and to
retain and restore the existing heritage dwelling as a single-detached dwelling
slightly north of its existing location.
The existing dwelling and one new single detached dwelling would front
onto Main Street Markham North. The
remaining single detached dwelling and semi-detached dwellings would front onto
Deer Park Lane.
Whereas
the previous application was planned around a common-element condominium area
which provided common access, visitor parking and green space, all units in the
current proposal are freehold with their own parking, access and amenity
area. The applicant does not wish to
work with the proposal involving the common-element condominium and therefore
has submitted a revised proposal where this aspect is eliminated.
The
applicant is requesting site-specific revisions to development standards for
all units to accommodate the revised application.
The
applicant must satisfy the Town that the proposed lot sizes and building
setbacks will be compatible with the emerging pattern of development along Main Street and represent proper
development. The development standards
proposed by the applicant for the property are as follows:
|
|
|
By-law # 2002-103
|
Proposed
|
|
Single
Detached
|
Lot Frontage
|
39
ft
|
39
ft
|
|
|
Front
Yard Setback
|
22.7ft
|
19
ft
|
|
|
Side
Yard Setback
|
1.96
ft
|
3
ft
|
|
|
Lot Area
|
5304
sq.ft
|
3349.84
sq.ft
|
|
|
|
|
|
|
|
|
|
|
|
Semi-Detached
|
Lot Frontage
|
39
ft
|
50
ft
|
|
|
Front
Yard Setback
|
22.7
ft
|
19
ft
|
|
|
Side
Yard Setback
|
0.656ft
|
3
ft
|
|
|
Lot Coverage
|
45%
|
45%
|
|
|
Lot Area
|
6540
sq.ft
|
6000
sq.ft
|
|
|
Building
Depth
|
59
ft
|
60
ft
|
Staff
are also reviewing with the applicant the gross floor area and height
provisions of the By-law, and any further points of non-conformity will need to
be addressed. The applicant will also be
required to address a number of issues such as urban design, servicing, tree
preservation, landscaped open space, parking and access requirements prior to
any development approval.
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
Approval
of the Zoning By-law Amendment and Site Plan would be in keeping with the
Towns initiatives regarding compact urban development, as outlined in Official
Plan Amendment 108. Approval of the
current proposal would allow for a greater compatibility of built form, massing
and landscape area, with the existing heritage environment, than the previously
approved proposal (Figure 7).
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.
A
Servicing/Drainage/Grading Study is required prior to site plan approval. The study will determine a method of
servicing the new lots and will determine a storm drainage and grading system
for the new lots to the satisfaction of the Engineering Department.
The applicant will be required to
extend the existing sanitary sewer and storm sewer west on Deer Park Road. A storm water
management study is required to ensure that surface runoff is directed
appropriately and will not impact adjacent properties.
The applicant will be required to
detail the grading transition, including any proposed retaining walls,
landscaping, tree preservation, etc, between the proposed development and the
adjoining property to the east in order to minimize the impact on the adjoining
detached residence.
The applicant will be required to
work with Heritage Markham to ensure that the built form, and design details of
the proposed development are compatible with the character of the Markham
Village Heritage Conservation District.
A landscape plan is required prior
to site plan approval. The plan will
identify, public and private plantings, fencing, private amenity area, driveway
locations and materials, etc. to ensure greater compatibility of the proposed
development with the surrounding heritage district environment.
FINANCIAL CONSIDERATIONS:
There
are no financial implications to be considered in this report.
ENVIRONMENTAL CONSIDERATIONS:
The
subject parcel contains three mature trees along Deerpark lane. Two of the trees are in an advanced state of
decline and will have to be removed. The
applicant is working with the Town (Design Group) staff to preserve the healthy
mature tree.
ENGAGE 21ST CONSIDERATIONS:
This
project aligns with the corporate goal of achieving a Quality Community through
recognizing, promoting and strengthening a sense of community.
BUSINESS UNITS CONSULTED AND AFFECTED:
The
proposal has been circulated to other Town Departments and agencies for review
and comment
ATTACHMENTS:
Figure 1 Applicant/Agent + Location Map
Figure 2 Area Context
Figure 3 Site Plan
Figure 4 Streetscape and
Elevations Main Street Markham North
Figure 5 Streetscape and
Elevations Deer Park Lane
Figure 6 Aerial Photograph
Figure 7 Previously Approved
Proposal
|
|
|
|
|
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
|
FIGURE 1
FILE PATH: Q:\Development\Heritage\PROPERTY\MAINSTN\357\April
2004\PMS 0518 - Preliminary Report.doc
APPLICANT/AGENT: Aurelio
Filice
34
Riverbend Road
Markham,
ON
L3R
1K5
(905)
470-5158 (tel)
(905)
4705312 (fax)
Eugenio
Garritano and Alfio Foti
102
Helen Avenue
Markham,
ON
L3R
1J5
(905)
475-5312 (tel)
(416)
284-5707 (cell)
LOCATION MAP:
