RECOMMENDATION:
THAT the report from the Development Services
Commission dated October 8, 2002, entitled “Applications for Zoning By-law
Amendment and Plan of Subdivision Approval to Permit 42 Townhouse Units at the
Southwest Corner of Gable Avenue and William Berczy Boulevard in the Berczy
Village Community”, be received;
THAT
draft plan of subdivision 19TM-02006 be draft approved subject to the
conditions of draft plan approval set out in Appendix ‘A’ to this report;
THAT the application to amend zoning by-laws
304-87 and 177-96 be approved and the implementing by-laws, set out in Appendix
‘B’ to this report, be enacted;
THAT the Owner enter into a developers group
agreement to ensure the provision of community and common facilities such as
school sites, parks and roads in the OPA 36 (Berczy Village Secondary Plan)
area, to the satisfaction of the Town;
AND THAT water supply allocation for 42 units
to permit the proposed development be granted from the
Berczy Village allocation;
AND FURTHER THAT the Town reserves the right
to revoke or reallocate such water allocation should construction of the
proposed development not proceed in a timely manner.
PURPOSE:
The purpose of this report is to provide recommendations regarding
applications by Peter Young for Zoning Amendment and Subdivision approval to
permit 42 townhouse units at the southwest corner of Gable Avenue and William
Berczy Boulevard in the Berczy Village Community.
BACKGROUND:
Property and Area Context
The 1.3 ha (3.2 ac) vacant
property is located at the southwest corner of Gable Avenue and William Berczy
Boulevard within the Berczy Village Community (see Figure 1).
Surrounding the subject lands are
residential subdivisions to the south, east and north while a woodlot is
located to the west. Further west of the
woodlot is a new high school.
Peter Young’s property
originally extended from Kennedy Road to William Berczy Boulevard. The property was severed into three parcels
when the York Region District School Board negotiated the purchase of a portion
of the property, which is now the site of the high school. Peter Young still retains the parcel adjacent
to Kennedy Road (currently used by a snow removal and landscaping contractor)
and the most easterly parcel (the subject property).
Proposal is
for 42 townhouse units
The proposal is for a plan of
subdivision and associated by-law amendment to permit a residential plan of
subdivision containing a total of 42 townhouse units (28 lane based and 14
conventional) and a 0.22 ha (0.55 ac) woodlot and 10-metre buffer (see figure
4).
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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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Townhouses
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42
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0.821
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2.02
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Woodlot
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0.130
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0.32
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10 m Buffer
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0.094
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0.23
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Roads
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0.348
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0.85
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Gross Site
Area
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1.393
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3.44
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Net Site
Area
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0.821
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2.02
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Net Site
Density
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51.1 uph
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20.7 upa
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Secondary Plan designations
The subject
lands are designated Urban Residential – Medium Density and Open Space –
Environmentally Significant Area.
The Urban
Residential – Medium Density designation provides for medium density
housing. Detached, semi-detached,
linked, duplex, triplex, fourplex, townhouses, street townhouses, stacked
townhouses, apartments and other forms of multiple unit
housing are contemplated.
The Secondary
Plan provides for a net site density (Medium Density housing) of 37.1 to 79.9
units per hectare (15 to 32 units per acre).
The proposed street townhouses have a net site density of 51.1 uph (20.7
upa). The proposed development complies
with the Berczy Village Secondary Plan.
Existing Zoning
The lands are currently zoned Rural
Residential 4 (RR4) by By-law 304-87. A
zoning By-law has been prepared to include the lands in the Urban Expansion
Area By-law 177-96 and to apply the Residential Two (R2) and Open Space One
(OS1) zone categories (See Appendix ‘B’).
A zoning by-law amendment to delete the lands from the Town’s Rural Area
By-law 304-87 has also been prepared.
OPTIONS/DISCUSSION:
Water allocation provided
In October of 2003 Council adopted the
recommendations of a report titled “Water Allocation Distribution (2003)”. The
report recommended that additional water allocation be distributed to specific
secondary plan areas from the Town’s reserves.
Of this, 155 units were allocated to Berczy Village for 2003. Of this allocation, 110 units were allocated
for Emery Investments, leaving 45 units available. In a letter dated October 20, 2003, the
Trustee for the Berczy Village Developers Group advised that as the proposed
development requires 42 units, allocation to the subject lands would be
provided, subject to the owner becoming a party to the Cost Sharing Agreement
of the Group.
Owner is required to enter into the developer’s
group agreement
As a condition of draft approval, the owner
is required to enter into the developer’s group agreement to ensure the
provision of community and common facilities such as school sites, parks and
roads in the OPA 36 (Berczy Village Secondary Plan) area, to the satisfaction
of the Town.
A
public meeting was held on November 19, 2002
A statutory
public meeting was held on November 19, 2002 to consider the proposed draft
plan of subdivision and zoning by-law amendments. Some concerns were raised with respect to the
compatibility of the townhouses and the lotting pattern. Staff indicated that the Secondary Plan
provides for the townhouses and the lotting pattern will match the adjacent
residential development to the south, once the applicant purchases the remnant
part Block 8 on plan 65M-3651.
Lotting pattern acceptable
The
proposed lotting pattern is acceptable, however, as a
condition of draft approval, the applicant is required to purchase Block 8 of
registered plan 65M-3651. This will
allow for the completion of the road allowance and lane to Olivia Drive.
FINANCIAL CONSIDERATIONS:
There are no financial matters to be
considered in this report.
ENVIRONMENTAL
CONSIDERATIONS:
The TRCA advocates the protection of the
tableland woodlot situated inside the western limit of the subject
property. The proposed subdivision has
allotted separate blocks for the tableland woodlot and 10-metre environmental
buffer. Therefore the TRCA has no
objections to the application, as submitted.
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 are reflected in the preparation of the draft plan conditions
and zoning by-laws.
CONCLUSION:
Staff support the draft plan approval of the subdivision by Peter Young and
recommend that the draft plan of subdivision, as outlined on figure 4, be draft
approved subject to the draft conditions listed in appendix ‘A’ and the
implementing zoning by-law contained in appendix ‘B’.
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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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ATTACHMENTS: q:\development\planning\appl\zoning\02113250 Peter
Young (Berczy Village) Final Report
_files/image002.jpg)