RECOMMENDATION:
That
a Public Meeting be held to consider the applications
submitted by Borron Construction Inc. (Fram Building Group) for Secondary Plan and Zoning By-law Amendments to permit 85
condominium townhouse units within the Swan Lake Retirement Community.
PURPOSE:
The purpose of this report is
to provide preliminary information regarding applications for Secondary Plan and Zoning By-law
amendments to permit 85 condominium townhouse units and to recommend
that Committee authorize the scheduling of a Public Meeting.
BACKGROUND:
Property and Area Context
The subject lands are comprised of
approximately 4.6 hectares (11.4 acres) within the Swan Lake Retirement
(condominium) Community (Figures 1 and 2).
The lands are currently vacant.
To the west and east are existing bungalows
and townhouses. To the south, across Lakeside Vista Way, is the Swan Club (private
community centre), vacant lands on either side of the community centre and Swan Lake. To the north and west are vacant lands owned
by Daniels Corporation for which townhouses have been approved. Further to the north abutting Bur Oak Avenue are vacant lands owned by
the Trustees for Swan Lake (Markham) Corporation.
The Greensborough community abuts the Swan
Lake Retirement Community to the north, west and east.
Official Plan and Zoning By-law
The lands are designated Medium Density (Area
II) Housing by the Swan Lake Secondary Plan (PD 30-1). This designation permits a variety of
dwelling types having an average net site density within the range of 37.1 to
79.9 units per hectare (15 to 32.3 units per acre). The lands are zoned Residential Two - Hold
(R2*1 [H]) by By-law 177-96. The zoning includes a site specific provision
which restricts permitted uses to apartment buildings only.
Eighty five condominium townhouse units are
proposed for the lands.
The applicant is proposing to construct 85 condominium townhouse units (one
storey with loft) on the lands. A north/south collector road through the lands will
eventually connect Lakeside
Vista Way to
Bur Oak Avenue. An open space/walkway area is proposed on the
eastern portion of the lands (Figure 4).
The applicant has submitted the following applications to implement this
proposal:
- application to amend the Secondary Plan to redesignate the lands to Low Density
(Area II) Housing. This designation permits a variety of dwelling types having an average net site density within
the range of 17 to 37 units per hectare (6.9 to 14.9 units per acre). The proposed townhouse development has a density of 19 units per
hectare (8 units per acre).
- application to amend
the Zoning By-law to permit
townhouse units
A
site plan application will be submitted for this proposal shortly. An application for draft plan of condominium
approval would be required subsequent to site plan approval.
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
The development of these
lands would complete a portion of the community which has remained vacant for
several years and has been unsightly to abutting unit owners.
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.
1. Departure of proposal from the original master plan for the
community
The original master plan for the retirement community comprised a
mix of residential unit types including detached, townhouse and apartment
units. Two apartment buildings have been
built at the eastern boundary of the community; the remainder of the community
that has been built to date is comprised of detached and townhouse units.
The applicant has advised the current market for apartment units in
this community is small, compared to that for detached and townhouse
units. Representatives of the existing
community have also indicated a preference for the detached and townhouse units
on the subject lands.
2.
Community Involvement and
Site Plan Approval
The applicant has been meeting with representatives of
the existing Swan Lake condominium corporations which comprise the retirement community
and those unit owners abutting the subject lands. The applicant is currently refining the site
plan submission to address the input received from the community and Town
staff.
Town staff will continue to work with the applicant to
finalize a site plan for presentation at the public meeting.
3. Review
and approval of engineering studies will be required
The following studies will be required for staff’s
review of this proposal:
·
a transportation study to
determine the impact of the proposed development on the traffic circulation
within the community and if the north/south collector road connection to Bur Oak Avenue
is required to support this proposal
·
a noise impact study to
determine if any noise attenuation measures are required
·
a functional servicing study to
confirm adequate sanitary and storm sewer capacity and watermain pressure are
available to service the proposed development
4. Water Supply Allocation
Water supply was allocated for the development of these
lands in 1995 upon draft plan of subdivision approval.
FINANCIAL CONSIDERATIONS:
No
financial implications are to be considered in this report.
ENGAGE 21ST. CONSIDERATIONS:
Managed
Growth
The
development of these lands represents an orderly completion of the Swan Lake
Retirement Community.
ACCESSIBILITY CONSIDERATIONS:
Accessibility
for physically/mentally challenged persons will be considered as a component of
site plan approval.
BUSINESS UNITS CONSULTED AND AFFECTED:
The
proposal is currently in circulation to other Town Departments and agencies for
review and comments.
ATTACHMENTS:
Figure
1 - Applicant/Agent & Location Map
Figure
2 - Area Context/Zoning
Figure
3 – Air Photo
Figure
4 – Site Plan
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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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FIGURE 1
DOCUMENT # Q:\Development\Planning\APPL\ZONING\04
009845 Borron Construction\rdscgsMay18.doc
LOCATION MAP:
