RECOMMENDATION:
That a Public Meeting be held to consider the application
submitted by 1061993 Ontario Ltd. for a Zoning By-law Amendment to permit the
creation of five residential lots on James Scott Road and one additional residential
lot on Rouge Street.
PURPOSE:
The purpose of this report
is to provide preliminary information regarding an application for a zoning
by-law amendment and to recommend that the Committee authorize the
scheduling of a public meeting.
BACKGROUND:
Property and Area Context
The subject property is located at
the south end of the Markham Heritage Conservation District, east of Main
Street South Markham (Highway 48) and north of Highway 407 (Figure 1). The L-shaped parcel is 2,471 square metres
(26,572 square feet) in area with 22.55 metres (74 feet) of frontage on Rouge
Street and 50.60 metres (166 feet) of frontage on James Scott Road. An existing detached dwelling is located on
the east side of the property, facing onto the Rouge Street frontage. Several trees and shrubs are located on the
property, including three white pines along the James Scott Road frontage.
To the north, west and east are
single detached residences in the historic Vinegar Hill community. The St. Patrick cemetery is located a short
distance to the east. To the south is
the Rougehaven development, comprised of condominium and freehold townhouse
residences (Figures 2 and 3).
Proposal
The applicant is requesting a
Zoning By-law Amendment to permit the severance of the existing property into
seven parcels for residential purposes (see Site Plan Figure 4). Five new lots would be created with frontage
on James Scott Road, each having a minimum area of 311 square metres (3350
square feet) and a minimum frontage of 10 metres (33 feet). The existing frontage on Rouge Street would
be severed into two lots each having areas of 893 square metres (9606 square
feet) and frontages of 11 metres (36 feet).
The existing detached dwelling would remain on the eastern parcel. New single detached dwellings would be
constructed on the five new lots on James Scott Road and one new lot on Rouge
Street (see Elevation Figures 5 and 6).
Separate applications will be filed with the Committee of Adjustment to
effect the proposed severances following approval of the Zoning By-law
Amendment by Council.
Official Plan and Zoning By-law
The subject property is designated
as “Urban Residential” by the Official Plan (Revised 1987) and is zoned as
“Residential One (R1)” by Zoning By-law 1229.
Lots created within the R1 zone require a lot frontage of 60 feet
(18.288 metres) and a lot area of 6600 square feet (613.14 square metres). An amendment to the By-law is therefore
required in order to permit the proposed lots.
POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL:
Approval of the
proposal would result in the construction of six additional residential units
in the Vinegar Hill community. This
would contribute to parkland acquisition through the payment of cash-in-lieu,
and result in more compact urban development form.
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.
Compatibility with Character of Area
In reviewing the applications,
consideration should be given to how the proposed lots will integrate with
existing and planned development of the neighbouring lands. In particular, the proposed lots and
resulting new homes should demonstrate compatibility in character and scale
with others in the area. A review of
the proposed lot areas and frontages, in relation to the frontage and area of
existing surrounding properties will be undertaken.
Of particular concern are the two
proposed lots on Rouge Street as they appear to be smaller than all of the
other lots on the street. Heritage Markham has expressed a concern that this
may detract from the historic character of the Vinegar Hill community. A sufficient rationale has not been provided
by the Applicant to justify severing the Rouge Street frontage of the property
in two.
Water Allocation
There is presently no water
allocation assigned to permit the proposed development. If the proposal satisfies the criteria for
infill development, an additional six units of capacity would need to be
assigned from the Town’s reserve.
FINANCIAL CONSIDERATIONS:
No
financial implications are to be considered in this report.
BUSINESS UNITS CONSULTED AND AFFECTED:
The
proposal has been circulated to other Town Departments and agencies for review
and comment.
ATTACHMENTS:
Figure
1 - Applicant/Agent & Location Map
Figure
2 - Area Context/Zoning
Figure
3 - Aerial Photograph
Figure
4 - Site Plan
Figure 5 - Elevations (Front/Back)
Figure 6 - Elevations (Left Side/Right Side)
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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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DOCUMENT: q:\development\planning\appl\zoning\02108985
forest gate homes\dsc preliminary report.doc
LOCATION MAP:
