RECOMMENDATION:
That a Public Meeting be held to
consider the rezoning application and any other relevant application by
Chiavatti Developments Ltd and Bramblewell Developments Ltd, to permit a residential
development at the southeast corner of Highway 7 and Swansea Road
(ZA.03-112197), once the issues identified in this report have been addressed
to staff’s satisfaction.
PURPOSE:
The purpose of this report
is to provide preliminary information regarding a zoning amendment application
by Chiavatti Developments Ltd and Bramblewell Developments Ltd to permit 8
semi-detached residential units at the southeast corner of Highway 7 and
Swansea Road.
BACKGROUND:
Subject lands and area context
The subject property is located at the
southeast corner of Highway 7 and Swansea Road within the Markham and
Unionville Planning District as shown in Figure 1. The 0.26 hectare (0.64 ac) lands comprise
Block 128 of Registered Plan 65M-2520 and a portion of the former Deviation
Road right-of-way immediately to the north.
The property is currently vacant and
unvegetated except for a stand of trees along the eastern limit. Surrounding land uses include Highway 7 to
the north, a residential retirement facility to the west across Swansea Road
and single-detached dwellings to the south (see Figures 2 and 3). Lands to the east of the subject property at
19-23 Deviation Road have recently received approval for 24 semi-detached units
on a new public road.
Proposal is for 8 semi-detached units
on a new public road
The proposed development consists of 8
semi-detached residential units with access from a proposed local road which
will extend from Oakcrest Avenue to Swansea Road, as shown in Figure 4. The new public road will be provided through
the development of plan of subdivision 19TM-02004 which received draft approval
in January, 2003. The sale of
the Town-owned portion of the Deviation Road right-of-way east of Swansea Road
to the owners of 19-23 Deviation Road has recently been completed. The portion of the former Deviation Road
right-of-way immediately north of the subject lands is intended to be
transferred to the applicant as part of an agreement between the applicant and
the owners of 19-23 Deviation Road regarding the extension of the public road
through the applicant’s lands.
The subdivision of the subject property
is proposed to occur by severance. The
Committee of Adjustment on June 25, 2003 deferred consideration of severance
applications (B/28/03 and B/29/03) for the subject lands pending the rezoning
of the lands.
Official Plan Designation and Zoning
The Official Plan designates
the subject property as Special Policy Area (a category of the Hazard Lands
designation), indicating that the lands are prone to flooding. Residential development may be permitted in
Special Policy Areas subject to demonstrating flood protection and land use
compatibility in an area context. Lands adjoining the subject property to the
south, outside the Special Policy Area, are designated Urban Residential.
The subject property is
within the PD 1-8 Secondary Plan area for part of the Markham and Unionville
Planning District. The (non-statutory) Secondary Plan designates this portion
of the subject property as Urban Residential (Low Density) and Special Policy
Area No.1 which permits single family dwellings subject to the approval of the
Ministry of Natural Resources and the Toronto Region Conservation Authority. An Official Plan amendment will be
required to accommodate the proposed development on the subject lands. An Official Plan Amendment would address
matters such as density (gross
density of approximately 30 units per hectare is proposed ) and built
form, requirements for noise study and architectural control guidelines, and
requirements for the development to proceed in accordance with the Special
Policy Area policies of the Official Plan.
An Official Plan Amendment application remains to be submitted.
The
majority of the subject property is zoned “Residential
Development Zone” (RD) in By-law 134-79 which permits a single-detached
dwelling. The intention of this zoning
is to limit residential development
rights until the property can be rezoned to a more appropriate residential zone
category. The north portion of the former
Deviation Road right-of-way lands to the north is zoned O1 “Open Space” in
By-law 122-72. The subject property is
also identified in the Zoning By-law as a Special Policy Area in which certain
types of development are prohibited. A
zoning amendment is required to permit the proposed development.
Highway 7 Corridor Study
The subject lands are within the Highway
7 Corridor in which rapid transit service, a mix of land uses and higher
density forms of development are intended to be achieved. In October, 2002, Council adopted a report
that recommended that Rapid Transit Corridor Planning Principles be endorsed as
a framework for future decisions by the Town regarding land use, development,
transportation, infrastructure and financial approvals related to lands and
services within the Highway 7 Corridor.
These principles are to be considered as part of the review of this
application.
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
Some of the
anticipated benefits of the proposal include:
·
Proposal completes the development
along the new public road between Oakcrest Avenue and Swansea Road as proposed
in the recently approved draft plan of subdivision 19TM-02004; and
·
Proposal is in keeping with Town
initiatives regarding compact urban development form.
CONCERNS/ISSUES TO BE RESOLVED:
The concerns/issues raised to date include:
·
Preservation of existing vegetation at the east
limit of the property;
·
Compatibility of the proposed built form with
the approved plan of subdivision to the east and with existing neighbourhoods
to the south;
·
Relationship of the proposed development to
Highway 7 (i.e., elimination of need for noise fence);
·
Compatibility of the proposed development with
the Highway 7 Rapid Transit Corridor Planning Principles;
·
Integration of the former Deviation Road
right-of-way;
·
Flood protection for the proposed dwellings;
·
An application for site-specific Official Plan
Amendment remains to be submitted.
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
at this time.
ENVIRONMENTAL CONSIDERATIONS:
Preservation of existing vegetation and flood
protection for the proposed development will be considered during the review of
this application.
ACCESSIBILITY CONSIDERATIONS:
None at this time.
BUSINESS UNITS CONSULTED AND AFFECTED:
The applications are being circulated to
various internal departments and external agencies, and all comments will be
addressed in a final report.
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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: Air Photo
