RECOMMENDATION:
THAT a Public Meeting be held to consider the
application by 1055097 Ontario Limited (Larkin – Monarch Partnership) for
Zoning By-law Amendment to implement Phases 5A and 5B of Draft Plan 19T-95009.
PURPOSE:
This
report provides a preliminary review of the application and recommends that a
Public Meeting be scheduled to obtain comments on the proposed zoning by-law
amendment.
BACKGROUND:
Larkin – Monarch plan of subdivision located north of 16th,
west of McCowan
Draft
Plan 19T-95009 comprises 70.68 hectares (174.67 ac.) and is located in the
southeast portion of Berczy Village (Figure 4). It was draft approved by the Town on March 6, 1997 (Figure 4). The plan was draft approved in blocks. The draft plan has been implemented in
phases, with M-plans dividing the blocks into lots, along with concurrent
zoning by-law amendments. Phases 5A and 5B, are the final phases within
this draft plan.
The property is surrounded by a number of uses
Agricultural
uses and the Unionville Alliance Church adjoin the property to the west, a
community park to the north, and open space and low density residential to the
east and south (Figure 2).
Phases 1-3 are registered and comprise a mix of detached and townhouse units
The
following phases of Draft Plan 19T-95009 are registered and include a mix of
detached and townhouse units:
|
Phase
|
Townhouses
|
31 ft. with single garage
|
31 ft. with double garage
|
35 ft. lots
|
> 35 ft. lots
|
Total
|
|
1A (built)
|
0
|
0
|
0
|
21
|
61
|
82
|
|
1B (built)
|
0
|
0
|
0
|
0
|
97
|
97
|
|
2 (built)
|
59
|
0
|
0
|
15
|
66
|
140
|
3A
(under construction)
|
9
|
6
|
47.5
|
28
|
34
|
124.5
|
|
3B (under construction)
|
0
|
11
|
41
|
35
|
27
|
114
|
Phase 4 currently in subdivision registration process
Zoning is in place for Phase 4 and
the applicant is currently proceeding through the registration process for
Phase 4, which also includes a mix of detached and townhouse units:
|
Phase
|
Townhouses
|
31 ft. with single garage
|
31 ft. with double garage
|
35 ft. lots
|
> 35 ft. lots
|
Total
|
|
4
|
31
|
71
|
18
|
0
|
0
|
120
|
THE PROPOSAL
The applicant is requesting a zoning
by-law amendment to implement Phases 5A and 5B of the draft plan
The applicant is requesting a zoning by-law
amendment to implement Phases 5A and 5B of the draft plan of subdivision. Zoning the lands for development will entail
deleting the lands from By-law 304-87 (rural area by-law) for incorporation
into expansion area by-law 177-96. The
proposed zoning for Phase 5A is: Open
Space One (OS1) [neighbourhood park], Residential Two – Special (R2-S), and
Residential Two (R2). The proposed
zoning for Phase 5B is: Residential Two
(R2).
The applicant is proposing the following mix of
detached units:
|
Phase
|
Townhouses
|
31 ft. with single garage
|
31 ft. with double garage
|
35 ft. lots
|
> 35 ft. lots
|
Total
|
|
5A
|
0
|
0
|
0
|
0
|
85
|
85
|
|
5B
|
0
|
0
|
0
|
36
|
61
|
97
|
In
addition to the above-noted residential units, Phase 5A includes a 2.96 hectare
(7.31 ac.) neighbourhood park, and a 0.412 hectare (1.01 ac.) storm water
management pond.
A
storm water management pond was to be located on the adjacent church property,
which would service new residential development on the church site and the
proposed Phase 5 development. The
church site is not currently being redeveloped for residential use. Therefore, in order to proceed with the
remaining phase of the draft plan, the applicant wishes to relocate the
proposed storm water management pond from the adjacent church property to the
southwest quadrant of phase 5A.
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
The proposal is in keeping with the policies
and land use plan of the Berczy Village Secondary Plan and will provide a
community park.
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.
Toronto and Region Conservation
Authority (TRCA) staff have completed an initial review
This rezoning application and the accompanying
proposed M-Plans have been circulated to the Toronto and Region Conservation
Authority for review and approval. TRCA
staff have indicated that they do not have any issues with the relocation of
the storm water management pond.
The valley lands to the east of the
subject property were dedicated to the Town during a previous phase of the
draft plan. The TRCA has not completed
a comprehensive review of Phase 5, however, any comments or requirements will
be addressed and incorporated in the recommendation report.
The applicant is requesting two car
garages on lots having less than 11.6 metre (38 ft.) frontage
In April 1997, Council approved a report
dealing with small lots in the Town’s new urban areas. This report recommended approval of modifications
to the Town’s Design Implementation Guidelines. The guidelines identified a minimum lot frontage of 11.6 metres
(38 ft.) required for houses with double car garages on conventional lots.
However, the report outlined an
exemption for the Larkin-Monarch subdivision to proceed with a proportion of
smaller lots with double car garages subject to the following conditions:
- lots with frontage of 9.4 metres (31 ft.) to comprise no more than
16% of the total lots
- lots with frontage between 9.4 metres (31 ft.) and 10.7 metres (35
ft.) to comprise no more than 22% of the total number of lots in the draft
plan
- no more than four 9.4 metre (31 ft.) lots permitted in a row
- garage width reduced to 5.6 metres (18.5 ft.)
- a requirement to provide details of how the design criteria are
being met
The applicant wishes to exceed the
percentage of small lots with two car garages agreed to in 1997
Phases 1A, 1B and 2 (registered)
comprise mainly larger lots (greater than 35 feet). While working on Phases 3A, 3B and 4, staff suggested a more
balanced distribution of lot sizes throughout all the remaining phases to be
registered, including Phase 5. This
would be consistent with the overall approach to the mixing of units and the designing
of streetscapes being followed in the Town’s new communities. However, these phases (3 and 4) effectively
used up the percentage of small lots with two car garages agreed to in 1997,
therefore, leaving no allocation for Phase 5.
The applicant has submitted
detailed design plans, in an attempt to meet the design criteria and allow for
additional two car garages on smaller lots.
These plans are currently under review by staff.
Conditions require access to Unionville Alliance Church site
The conditions of draft approval
require the applicant to provide access from The Bridle Walk to the site of the
Unionville Alliance Church. The
applicant has provided access to the Church site, through Block 89 (Figure
4). A second access to the Church site
has also been proposed from the north end of the Church property, via Street
“D”. The applicant indicated that
should the church property not be redeveloped for residential purposes, Block
89 would be converted into a building lot and the second access (Street “D”)
would end in a turning circle.
Water allocation is available for the proposed development
As this plan of subdivision was draft approved
prior to October 1, 1998, water supply has been granted to the subject lands.
Back lotting on plan draft approved in 1997
The plan was draft approved by the Town in
1997, including the residential blocks in Phases 5A and 5B. The draft approved plan back lots onto the
Burndenett Creek valley. The Town’s
current policy discourages back lotting onto the valley, however, the plan was
draft approved prior to this policy.
FINANCIAL CONSIDERATIONS:
There are no financial matters to be considered
in this report.
BUSINESS UNITS CONSULTED AND AFFECTED:
The
application has been circulated to Town Departments for review and
comments. All conditions and requirements
received will be addressed and incorporated in the recommendation report.
|
|
|
|
|
Valerie Shuttleworth, M.C.I.P., R.P.P.
Director of Planning & Urban Design
|
|
Jim Baird, M.C.I.P., R.P.P.
Commissioner of Development Services
|
DOCUMENT #: document1
ATTACHMENTS: Figure 1 – Applicant/Agent and Location
Map
Figure
2 – Area Context and Zoning
Figure
3 – Air Photo
Figure
4 – Proposed Draft Plan
APPLICANT/AGENT: Monarch Construction Limited
Attn:
Stephen Deveaux
2025
Sheppard Avenue East
Toronto,
ON
M2J
1V7
Tel:
(416) 491-7446
Fax:
(416) 640-1574
