RECOMMENDATION:
THAT a Public Meeting be held to consider the
applications by Caster Developments Ltd. for approval of a Draft Plan of
Subdivision and Zoning By-law Amendment located on the west side of McCowan
Road, north of Unionville Avenue (SU 04 009913 &
ZA 04 009915).
PURPOSE:
The purpose of this report
is to provide preliminary information on an application to permit a 34 single
family unit subdivision (including an existing home shown to be retained). 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 3.71 ha (9.17 acre) site is located
within the South Unionville Community (see Figure 1 - location map).
Surrounding land uses are as follows:
North – existing plan of subdivision (single
family dwellings) and open space
East – 2
existing single family dwellings, the Rouge River and valley and McCowan Road
South – place of worship
West – existing plan of subdivision (single
family dwellings)
Area context and surrounding
zoning is shown on Figure 2.
The site is generally flat
with some vegetation (see Figure 4 – aerial photo). It is crossed by the Rouge River Valley and there is an
existing house with driveway access to McCowan Road. The majority of the existing mature
vegetation on the site is located within the Rouge River floodplain and
environmental buffer, and will be preserved as part of the proposed open space
block (Block 36 on Figure 4 – Subdivision Plan), which will be conveyed to the
Town.
A
residential subdivision of low density housing is proposed
The proposed residential subdivision (Figure
4– Subdivision Plan) consists of 34 single detached dwellings, with lot
frontages generally of 12 metres. The lot on which the existing house, (8232 McCowan Road), is located (Lot 34) is shown to have 43 metres of
frontage and an irregular configuration. In addition, the applicant is
proposing three blocks as follows:
- Block 36 is identified as “Open Space” on the proposed plan of
subdivision and constitutes valleylands which will be conveyed to the
Town;
- Block 35 is identified
as a “Future Development Block”. These lands are designated “Hazard Land” in the Official Plan. Like Block 36, they should be required to
be dedicated to the Town through “red line revisions” to the plan; and,
- Block 37 is shown as a
7.5 future access from Street “A” to two land parcels that front onto McCowan Road. These lands are under separate ownership (8202
& 8192 McCowan Road) and designated for medium density development. Access will
not be available to these parcels from McCowan Road in the future
if they redevelop, so this applicant must protect for access from the
subject development.
The following chart outlines the
statistics of the proposed draft plan of subdivision:
|
|
Units
|
Hectares
|
*Acres
|
Site
Area
|
|
3.71
|
9.17
|
Gross
Site Area (as defined in OPA 22, excluding the Valleylands – Blocks **35 and
36 )
|
|
2.3
|
5.68
|
Valley
Lands (Blocks **35 and 36)
Roads (including
road widening & 0.3m reserve)
Future access
|
|
1.41
0.48
0.03
|
3.49
1.19
0.07
|
|
Residential
Single Family Units
Lot for existing dwelling
|
33 lots
1
|
1.67
0.12
|
4.13
0.29
|
|
Total Residential
Units
|
34
|
1.79
|
4.42
|
|
|
|
|
|
|
Net Density –
Units/Net Residential hectare/acre
|
|
19 u.p.h.
|
7.67 u.p.a.
|
|
Gross Density as per
OPA 22 (units/Gross Site Area)
|
|
14.78 u.p.h.
|
6 u.p.a.
|
*calculations for acres are rounded
*presumes Block 35 is identified for Open Space
purposes not Future Development, as shown
Official
Plan and Secondary Plan provide for residential uses
The lands are designated
Special Policy area and Hazard Lands as shown on Figure 5.
The Rouge River floodplain is
designated as Hazard Land, and is intended
primarily for the preservation and conservation of the floodplain and the
associated buffer in its natural state. These lands will be dedicated to the
Town as a condition of approval. The Special Policy Area is land in the
floodplain and within a community that can be developed subject to
floodproofing measures which are satisfactory to the Toronto and Region
Conservation Authority in consultation with the Town. The proposed subdivision
falls within this area.
Detailed land use Schedule AA
to the Secondary Plan (OPA 22) identifies the subject lands for Low Density
Housing and as Hazard Land. It should be
noted that OPA 22 expanded the area subject to the Special Policy Area
designation when it was approved in 1996, beyond the area identified in the
zoning by-law 165-90, which predates it. The new zoning by-law for this site
will reflect the policies and current mapping of the Toronto and Region
Conservation Authority. Necessary flood protection measures can be addressed
through the zoning by-law and subdivision agreement.
The gross density of the Low
Density Housing designation shall not exceed 14.8 units per hectare. A density
allocation may be transferred from the environmental buffer area. Based upon
the gross land area of 2.3 hectares, exclusive of valleylands including both
Block 35 and Block 36), the proposed gross density is 14.78 u.p.h. (6 u.p.a.)
The applicant will be required
to provide studies identified in OPA 22 and requested through circulation of
the application to Town departments and external agencies, prior to approval of
the draft plan of subdivision. These studies will include: servicing study,
tree assessment, archaeological study, environmental assessment, and a noise
study. Establishment of the limit of development will also have to be
undertaken to facilitate review of the application.
Zoning
By-law amendments will be required to implement the plan of subdivision.
The
applicant is requesting R2 (Residential Density Two) zoning (consistent with
the surrounding area) for the residential portion of the subdivision, an Open
Space zone for the valley lands and a Holding Zone for the Future Development
Block. The lands are currently zoned Agriculture (A1) and Open Space (O1) zone
and floodplain (see Figure 2). This floodplain zoning predates the Special
Policy area.
Sewer Allocation is required
The Region of York in their May 5, 2004 report entitled “Strategic
Approach to Managing Impact of Infrastructure Approval Delays” advised of
capacity constraints in the York/Durham Sanitary System (YDSS) until the 16th
Avenue Phase II and South East Collector sewers are
constructed in ± 2008. The 2008 population restrictions to municipalities and
available capacity to be assigned to future residential draft plan applications
have to be finalized and further comments obtained from the Region prior to
draft plan approval.
Water Allocation is available for the proposed
development
Water
allocation for the proposed units will be required in accordance with written
confirmation from the Trustee of the South Unionville Planning District
Landowner’s Agreement stating that water supply is available from the total
allocation granted to the South Unionville Planning District.
Parkland
dedication
Cash in lieu of parkland will
be required as part of the Developer’s Group Agreement and Subdivision
Agreement.
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
This proposed draft plan of
subdivision and zoning by-law amendment would:
·
complete the development and road pattern of the area;
·
provide a public connection to the valleylands; and
·
provide future access for
redevelopment of 8202 and 8192
McCowan Road
and a possible future local road link to South
Unionville.
ISSUES
TO BE RESOLVED:
The following is a brief summary of concerns/issues
raised to date. These matters, and any
other 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. They have been disucssed with the applicant and are being reviewed:
1. Need for Overall Concept Plan
Planning staff have requested a Concept Plan to review
the relationship of this area (subject site, Centennial Community Church and
8202 and 8192 McCowan Road) from a larger transportation and development
perspective. This will be addressed in detail in the course of the development
review.
2. Existing House
The applicant is
proposing to retain an existing house which is located within the 10 metre
setback from the top of bank on the Hazard Lands. The lot has been configured
around the existing house, directly abutting the top of bank and staff has
asked the applicant to consider removing the house. This will be subject to
review by the Toronto and Region Conservation Authority.
3. Special Policy Area
Designation and setback to top of bank The Special Policy
Area designation and setback to top of bank will be impacted by recent changes
to flood plain mapping prepared by the Toronto Region Conservation Authority. A
review of the proposed mapping shows the special policy area affecting these
lands has been significantly reduced. Review and final approval, as well as
establishment of the limit of development by the Authority, is required. The
proposed plan also does not reflect setback requirements/environmental buffer
from the top of bank. This will need to be addressed in consultation with TRCA.
4. Future
development block and Medium Density lands at the northwest corner of McCowan
Road and South Unionville Road
The Future Development
block identified on the subdivision plan (Block 35 on Figure 4 – Plan of
Subdivision) falls within the current Hazard Land designation and will be
required to be conveyed to the Town, subject to confirmation by the Toronto and
Region Conservation Authority.
The lands at the
northwest corner of South Unionville Road and McCowan Rd (8202 and 8192 McCowan
Rd.) will require access through Annina Court as access from McCowan will be
removed when redevelopment proceeds. How these lands develop and their relationship
and access through the proposed subdivision will be examined in the course of
the planning review. Planning and Engineering staff has asked that the
applicant consider establishing future blocks for development in conjunction
with these lots.
5.
Developer
Group Obligations
The owners of the
lands will be required to participate in the Developer’s Group Agreement for
the South Unionville Area.
FINANCIAL CONSIDERATIONS:
There are no financial implications for the
Town in this report.
ENVIRONMENTAL CONSIDERATIONS:
This application will be reviewed in light of environmental policies
respecting development within a Special Policy area with input from the Metro
Toronto Conservation Authority. A tree survey will also be required as part of
the subdivision review process.
ACCESSIBILITY
CONSIDERATIONS:
This proposal does not have any impact on physically/mentally
challenged persons, therefore there are no accessibility considerations to be
considered in this 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.
|
|
|
|
|
Valerie Shuttleworth,
M.C.I.P., R.P.P.
Director of Planning and
Urban Design
|
|
Jim Baird,
M.C.I.P., R.P.P.
Commissioner of Development
Services
|
DOCUMENT: Q:\Development\Planning\APPL\SUBDIV\04
009913caster\Caster development preliminary report.doc
ATTACHMENTS: Figure 1 – Location Map
Figure
2 – Area Context and Zoning
Figure
3 –Aerial Photo
Figure
4 – Plan of Subdivision
Figure
5 – Excerpt from Official Plan
OWNER: Caster Developments
Inc. 860152 &
1147389 Ontario Ltd.
c/o
Terano Properties Inc. c/o
Castlepoint Investments Inc.
7050
Weston Road, Suite 303 8500
Leslie Street, Suite 380
Woodbridge,
Ontario L4L 8G7 Thornhill,
Ontario L3T 7M8
Tel: 905-264-8749 Tel: 905-731-3320
Fax:
905-851-1305 Fax:
905-731-3481
AGENT: Gary Templeton
Templeton
Planning Ltd.
71
Tyler Street
Aurora,
Ontario L4G 2N1
Tel:
905-727-8672
Fax:
905-727-8890
FIGURE 1 - LOCATION
MAP:
