RECOMMENDATION:
That a Public Meeting be
held to consider the rezoning and plan of subdivision applications by Sebastiano and Theresa Mizzi to permit 18 single-detached
dwellings at the northeast corner of McCowan Road and Denison Street
(ZA.03-113947, SU.03-113947, 19TM-030013).
PURPOSE:
The purpose of this report is to provide preliminary information
regarding zoning amendment and plan of subdivision applications by Sebastiano
and Theresa Mizzi to permit 18 single-detached dwelling units at the northeast
corner of McCowan Road and Denison Street.
BACKGROUND:
Subject lands and area context
The
subject lands comprise approximately 1.16 hectares (2.87 acres) at the
northeast corner of McCowan Road and Denison Street, municipally known as 7475
McCowan Road, as shown on Figure 1. The
lands are currently occupied by a single-detached dwelling and accessory
building with frontage on McCowan Road.
The remainder of the lands are vacant and generally unvegetated with the
exception of a number of trees and shrubs at the east limit of the property
(see Figure 3).
Surrounding land uses include a
single-detached dwelling and vacant lands immediately to the north (the subject
of a recently approved 29-unit residential subdivision), two existing dwellings
to the east, a commercial plaza on the southwest corner of McCowan Road and
Denison Street, and low density residential development to the south across
Denison Street and to the west across McCowan Road (see Figure 3).
Proposal is for 18 new single-detached dwellings
The proposal is for 18 new
single-detached dwelling lots fronting on an extension of Walford Road which is
proposed to be constructed as part of the approved subdivision (19TM-02018) to
the immediate north (see Figure 4).
Remnant blocks from the approved subdivision to the north will be
incorporated into the lots of the subject property. The existing dwelling at the west limit of the property will
remain and is shown as a block in the proposed plan.
Proposed lot frontages are approximately
12.0 metres which is consistent with the newly approved subdivision immediately
to the north. The subdivision design results in a backlotting condition on
Denison Street, which is consistent with the established pattern of development
in this area.
Official Plan and Zoning
The proposed
development is in conformity with the Urban Residential (Low Density)
designation and policies within the PD 24-1 Secondary Plan for part of the
Armadale Planning District. The
proposed subdivision has a density of approximately 16.4 units per hectare (6.6
units per acre). The maximum permitted
density for low density development in the Secondary Plan is 15.5 units per
hectare. However the Secondary Plan
allows for densities to be averaged over two or more subdivisions. Since the proposed lots front the public
road to be constructed immediately to the north as part of approved plan of
subdivision 19TM-02004, it is appropriate that density be calculated over both
these subdivisions. The resulting
density, when averaged over subdivision 19TM-02004 and the proposed plan of
subdivision, is approximately 15.2 units per hectare, and therefore complies with
the maximum density provision of the Secondary Plan.
The lands are zoned Rural
Residential 2 (RR2) in By-law 304-87 which permits single-detached dwellings
with lots with minimum 60m frontages. An amendment is required to permit the
proposed development.
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
The proposed development is an
infill development which forms a logical extension of the existing
neighbourhood to the north.
CONCERNS/ISSUES TO BE RESOLVED:
Issues identified to date include
mitigation of the proposed backlotting onto Denison Street (through
landscaping, fencing and design details) and the availability of water
allocation. If approved, water
allocation will have to be assigned from the Town reserve.
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.
FINANCIAL CONSIDERATIONS:
None
identified at this time.
BUSINESS UNITS CONSULTED AND AFFECTED:
All Town
departments and external agencies have been circulated with these applications
and all comments will be considered in a final report.
It is recommended that a Public
Meeting be held to consider these applications.
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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:
Figure 1: Location Map
Figure 2: Area Context/Zoning
Figure 3: Aerial Photo
Figure 4: Proposed Plan of Subdivision
Q:\development\planning\appl\zoning\03113947\Preliminary
DSC Rpt
APPLICANT/AGENT: Masongsong Associates
Engineering Tel:
905-944-0162 1151
Denison Street, Unit 15 Fax:
905-944-0165
Markham,
ON
L3R
3Y4
FIGURE 1: LOCATION MAP
