RECOMMENDATION:
That a Public Meeting be held to consider zoning
by-law amendment application (ZA.04-009405) and subdivision application
(SU.04-009413), submitted by Ibrans Development Inc., to permit 56 residential
units and future reserve blocks (19TM-04001) at 7033 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 Ibrans Development Ltd. 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 4.99 hectares (12.3 acres) located on the south side of 14th Avenue,
east of the proposed 9th Line By-Pass (Figure 1). There is an existing house, garage and shed
on the property, which are proposed to be demolished. There are no significant environmental
features on the subject lands, although some vegetation is present along the
eastern edge of the property (Figure 3 and 4).
The subject property is bounded to the west
and north across 14th Avenue by proposed draft plans of subdivision
(Box Grove Hill Developments Inc. & Box Grove North, and Balgreen Holdings
Inc. & Winter Garden Estates Inc.), which are proposed to be developed with
single detached, semi-detached, and townhouse units. To the south is the CP Havelock Rail Line,
and to the east is a minor tributary of the Rouge River (Figure 3 and 4). The
top-of-bank of the tributary was staked by the Toronto and Region Conservation
Authority in January 2004. The current proposed plan of subdivision identifies
the location of this tributary and a 10 metre environmental buffer as being
completely outside the subject property.
Also, the abutting property to the east of the tributary currently
contains two houses, including a heritage house, and three outbuildings,
including a barn in which precast concrete products are currently being
manufactured. The site also contains
outdoor storage of concrete products, which is a legal non-conforming use.
Proposed plan
of subdivision
The applicant is proposing to construct a
total of 56 units: 39 single detached units and 17 townhouse units. There are also a number of reserve blocks
that, when combined with adjoining lands to the east and west will complete 29
single detached units and 5 townhouse units (Figure 4). The townhouse blocks will be lane based. The proposed lots are described in the table
below:
|
Unit Type
|
Frontage
|
No. of Units
|
|
Metres
|
Feet
|
|
Single detached
|
11.6
|
38.0
|
35
|
|
Single detached
|
13.7
|
44.9
|
4
|
|
Townhouses
|
7.5
|
24.6
|
17
|
|
Future units from blocks
(17 part lots)
|
29 Singles + 5 Townhouses
(34 units)
|
|
Total
|
90
|
There is also a 0.21 ha (0.52 acre) block
directly adjacent to the Rouge River tributary, which is
intended to be developed as a park.
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 and Community Amenity Area Village Centre. The distribution of housing types and layout
of roads and lanes within the draft plan of subdivision is generally consistent
with the land use designations and established street pattern in the Secondary
Plan and the proposed Community Design Plan, with the following exceptions:
Plan must
be modified to delete low density housing from Community Amenity Area Village
Centre
According to the Secondary Plan, Community
Amenity Area Village Centre is intended to accommodate a range of medium
density residential housing and a range of small scale retail, personal service
and business uses. In addition to medium
density housing forms (townhouses), the applicant is also proposing two single
detached units (Figure 4 and 6) within Community Amenity Area Village Centre. The Secondary Plan does not permit low
density housing forms within this designation, and the draft plan of
subdivision should be modified to comply with the provisions of the Secondary
Plan.
Road pattern is slightly modified
The Community Design Plan identifies Street
B terminating in a cul-de-sac, with two connections to Street 25 (Figure 4
& 6). The proposed plan of
subdivision proposes to eliminate the cul-de-sac and loop the road (Street B)
back onto Street 25. Overall, the
proposed road pattern does not eliminate any road connections to Street 25,
and the lot layout and road configuration within the proposed draft plan is
considered acceptable (Figure 4 and 6).
The Community Design Plan also
identifies laneway A as terminating in a cul-de-sac, whereas the plan
proposes to loop the laneway north to provide an additional access to 14th
Avenue (Figure 4 and 6). 14th
Avenue is a regional road, and this proposed access will
have to be approved by the Region of York.
Should laneway access to 14th Avenue
be approved by the Region of York, the proposed 90 degree bend within the lane
will need to be designed to ensure that waste and snow plough vehicles can
travel around the corner. Details of the
laneway must be confirmed to the Towns satisfaction on the final plan.
The Community Design Plan for the Box Grove
area was endorsed by Council on January 27, 2004, subject to the necessary
revisions to the plan and document. The
revised road layout will be reflected in the Community Design Plan prior to
final approval.
Proposal
complies with density provisions of the Secondary Plan
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 proposed 51.5 single detached units, having
a density of approximately 21.6 units per hectare (8.7 units per acre), would
comply with the permitted density. For
Community Amenity Area Village Centre, the Secondary Plan permits a density
between 30 to 80 units per hectare (12 to 32 units per acre), and the proposed
21.5 units (19.5 townhouses + 2 single detached), having a density of
approximately 33 units per hectare (13.3 units per acre), would comply with the
permitted density.
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, prior to final approval of the draft
plan of subdivision the applicant will be required to complete an
archaeological survey/assessment, tree preservation and inventory plan for the
park block, and noise study for the subject lands.
Applicant must
enter into the Developers Group Agreement
There is an established Developers Group
Agreement for the Box Grove Secondary Plan area to secure community facilities
including parkland and school sites and to compensate the landowners on whose
properties the community facilities are located. As part of any approval, the applicant will
be required to become a signatory to the Developers Group Agreement, and
satisfy all obligations related to this plan, financial or otherwise, as set
out in the Developers Group Agreement.
Area Specific
Development Charge By-law required
An area specific Development Charge By-law
needs to be in effect prior to the release of lands for development. The Area Specific Development Charge By-law
is expected to be in place by July 2004.
Sanitary
and sewer services are available but water is limited
Water, in the amount of 1365 units has been
allocated for the Box Grove Secondary Plan area in accordance with the
provisions of the Memorandum of Understanding.
The distribution of water amongst the draft plans within the Box Grove
area will be the responsibility of the Trustee of the Box Grove Developers
Group, subject to the Town of Markhams concurrence. The Trustee has reserved 35 units for this
proposed plan of subdivision. The remaining 38 units would be brought forward
for approval at a later date (Phase 2) when water allocation becomes available
for these additional residential units (Figure 4).
The proposed plan of subdivision will be
serviced by the York Durham Sanitary Sewer (YDSS), which passes through the
south limit of the subject property. Sanitary
sewer capacity is subject to Region of York with respect to stormwater
management, the lands are intended to drain south to the storm water management
pond located north of the CN Railway/Hydro lands within the Balgreen Holding
Inc. and Winter Garden Estates plan of subdivision.
Lands required
as part of Box Grove Development Phasing Plan
The Box Grove Developers have prepared a
Development Phasing Plan for the Box Grove Area. The Development Phasing Plan for the Box
Grove area is guided by the principles set out in the Memorandum of
Understanding, which provides commitments to provide necessary municipal
servicing infrastructure and road improvements to the Box Grove area and
existing Hamlet.
The proposed plan of subdivision contains
lands essential to complete certain infrastructure required as part of the
first phase of the Box Grove Developers Phasing Plan. This plan of subdivision would accommodate:
- A critical
portion of the 9th Line By-Pass right-of-way (4 lane road)
- Portion of the Town Arterial Road (possible Markham By-Pass)
- Sanitary sewer
connection to the York Durham Sanitary Sewer (YDSS) required to service
all the lands south of 14th Avenue is located on the subject lands
- Storm sewer
connection, which is required to service lands east/north of 9th
Line By-Pass, south of 14th Avenue is located on the subject lands
The Box Grove Phasing Plan has not yet been
approved; however a report to deal with the Box Grove Development Phasing Plan
and draft approval of lands north and south of 14th Avenue,
east of 9th Line is being brought forward to the Development
Services Committee meeting on May 18, 2004.
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
Agricultural One (A1) under the Towns rural area 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 Towns Urban Expansion By-law 177-96. The proposed zoning for the plan of
subdivision under By-law 177-96 would include the following:
- Residential Two
(R2) zone category for all single detached lots;
- Residential Two Lane Access (R2-LA) zone category for the
townhouse blocks at the north end; and
- Open Space One
(O1) zone category for the proposed park block.
These zone categories would contain
development standards consistent with those proposed on similar lots on other
proposed plans of subdivision in the vicinity.
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
The potential benefits include:
- Provide lands necessary to complete
required infrastructure during the first phase of Box Grove Development
including the 9th Line By-Pass, Town Arterial Road (possible
Markham By-Pass), sanitary and storm sewer connections;
- Allow for the orderly development of the
Box Grove area, in accordance with the objectives of the Box Grove
Secondary Plan; and
- Good community design.
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
allocation and sewer capacity
·
Archaeological study needs to
be completed for the subject lands
·
Tree preservation and inventory
plan needs to be submitted for the park block
·
Owner must enter into the Box
Grove Developers Group Agreement
·
Toronto Region and Conservation
Authority comments are required as these lands fall within TRCA screening zones
·
Noise study needs to be
completed for the subject lands
·
Proposed buffer block (Block 7)
adjacent to the proposed Markham By-Pass may need to be widened depending on
the height of the noise fence/berm requirements determined through a detailed
noise study
·
Acceptability of proposed back
lotting onto 9th Line By-Pass
·
Right-of-ways for Street B at
the 90 degree bends may need to be widened to ensure sufficient frontage for
driveways on Lots 1 to 3 and 12 to 14
·
Laneway A access to 14th
Avenue will need to be approved by the Region of York, and overall laneway
configuration must be to the satisfaction of the Town
·
Walkway blocks may be required
for overland flow routes from Street B
·
The depth of lots 8 and 9 may
need to be increased
·
Feasibility of proposed park
block (Block 43) needs to be determined, given its configuration
·
Plan must be modified to delete
low density housing from Community Amenity Area Village Centre
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.
FINANCIAL CONSIDERATIONS:
There are no financial implications for the Town in
this report.
ENVIRONMENTAL CONSIDERATIONS:
These applications were circulated to the Toronto and Region
Conservation Authority for comment, and conditions will be incorporated into
the zoning by-law and conditions of draft plan approval as required.
BUSINESS UNITS CONSULTED AND AFFECTED:
The applications were circulated to internal
departments (Fire, Building, Engineering, Design, Waste Management), and
external agencies for comments. Comments
are still outstanding from York Region, Toronto Region and Conservation
Authority, and CP Railway.
|
|
|
|
|
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\Planning\APPL\SUBDIV\04
009413_Ibrans_BoxGrove\DSCReport.doc
ATTACHMENTS:
Figure 1: Location Map
Figure 2: Area
Context/Zoning
Figure 3: Aerial Map
Figure 4: Proposed plan
of subdivision
Figure 5: Box Grove
Secondary Plan
Figure 6: Subject
property as it relates to the Community Design Plan
AGENT/APPLICANT: Templeton Planning Ltd. Tel: (905) 727-8672
c/o Gary Templeton Fax: (905)
727-8890
71 Tyler Street
Aurora, Ontario
L4G 2N1
