RECOMMENDATION:
That a Public
Meeting be held to consider the applications submitted by Proctor Investments for Official Plan
and Zoning By-law Amendments within the Thornhill Secondary Plan, once the concerns noted in this report have been
addressed to the satisfaction of the Commissioner of Development Services.
PURPOSE:
The purpose of this report is
to provide preliminary information regarding applications for Official Plan and
Zoning By-law Amendments to permit 10 townhouse units on the property. It is recommended that a statutory
public meeting be held to consider these applications, once concerns noted in
this report have been addressed to the satisfaction of the Commissioner of
Development Services.
BACKGROUND:
Property and Area Context
The 0.375 ha (0.93 acres) vacant
lands are at the northwest corner of Henderson Avenue and Proctor Avenue within the
Thornhill Community (See figure 1).
Adjoining the subject lands are:
- CN Railway to
the north and west
- Single
detached residential to the east and townhouses to the southwest
- Proctor Park to the south
The area is comprised of three parcels, two lots with 60 foot (18.3m)
frontage and one 0.22 ha (0.54 ac), triangular, parcel with the remaining
frontage. The lands were previously
owned by CN Railway and are currently designated “Transportation and Utilities”
in the Official Plan and “Transportation” in the Thornhill Community Secondary
Plan. The current zoning of the lands is
R3 – Residential Third Density.
The properties were the subject of three approved severance applications
B/16/95 to B/18/95. The result of these
severances was the creation of the three parcels which make up the current
application.
Proposal is for 10 townhouse units
The applicant is proposing to amend the Official Plan and Zoning By-law
to permit 10 condominium townhouse units, with floor areas ranging in size from
136.02 m2 to 191.05 m2.
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Table A
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Residential Units
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Hectares
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Acres
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|
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|
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Townhouses
(coverage)
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10
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0.75
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0.927
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Amenity Area
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0.008
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0.02
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Gross Site Area
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|
0.375
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0.927
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Net Site Area
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|
0.375
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0.927
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Site Density
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26.7 uph
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10.8 upa
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Amendment to Official Plan Required
The subject lands were previously located within the railway
right-of-way and are designated “Transportation”. The applicant is proposing to amend the
Official Plan to designate the subject lands “Medium Density Residential”.
The medium density residential designation would provide for townhouses
and other multiple unit housing types.
Densities greater than 14.8 units per net hectare but less than 35 units
per net hectare are permitted. The
proposed condominium townhouses have a density of 26.7 uph (10.8 upa).
POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL:
·
Proposal
incorporates a piece of underused, vacant land.
·
Proposal
is in keeping with Town initiatives regarding compact urban development and
residential intensification in established urban areas.
·
Cash-in-lieu of parkland dedication will be provided.
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;
- This application has been circulated to CN Rail. This owner is proposing to locate the
dwellings 20 metres from the rail corridor which is less than the standard
30 metre setback required by CN. A
previous application, also proposing a 20 metre setback, had received CN
comments. One of those comments was
that a 20 metre setback to the property line would be acceptable if
proposed safety measures are adequate.
The application of a 30 metre setback would impact on the site plan
layout, building placement and the provision of lane based parking and
rear yard outdoor amenity areas. Confirmation
of the 20 metre setback is required from CN.
- A noise impact study, with recommended mitigation measures, related
to noise generated by railroad traffic is required.
- Proposal currently does not have a water allocation
FINANCIAL CONSIDERATIONS:
There are no financial matters to be considered in
this report.
ENVIRONMENTAL CONSIDERATIONS:
There are no
environmental matters to be considered in this report. The property is also not within the TRCA
screening zone.
BUSINESS UNITS CONSULTED AND AFFECTED:
The applications have been
circulated to various Town departments and external agencies and are currently
under review. Requirements of the Town
and external agencies will be reflected in the preparation of the Official Plan
and Zoning By-law amendments.
ATTACHMENTS:
Figure 1: Location
Figure 2: Area Context
Figure 3: Air Photo
Figure 4: Site Plan
Figure 5: Elevations
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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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APPLICANT / AGENT: Evans
Planning Phone:
(416) 520-6425
Atten:
Murray Evans Fax: (905) 886-8502
28 Ellery Drive
Richmond Hill ON
L4C
8Z6
