RECOMMENDATION
That
the report dated June 3, 2003 entitled "Rodeo Fine
Homes Inc. - Site Plan Approval, Secondary Plan Adoption and Zoning By-Law
Enactment to Permit Ground Oriented Attached Dwellings at 348 Steeles Avenue
East and 2 Valloncliffe Road. In
accordance with Council’s Decision to Approve the Re-development of the Site,
Files OP.02-110493, ZA.02-110495 and SC.02110496" be received;
That the Official Plan Amendment,
attached as Appendix ‘A’ to the report dated June 3, 2003, be adopted;
That the by-law to amend By-law 1767, as
amended, attached as Appendix ‘B’ to the report dated June 3, 2003, be enacted;
That a exemption to By-law 277-97,
the Town’s Fence By-law be approved to permit a 2.1 metre high fence along the
length of the north property line;
That water supply allocation for nine
units be granted to the property from the Town’s reserve;
That the Town has the right to revoke or
reallocate such water allocation should construction not proceed in a timely
manner;
That the owner obtain approval from the
City of Toronto, for the private walkways over the Steeles Avenue East Road
allowance;
That the owner pay for all cost
associated with the relocation of utilities within the right-of-way as may be
required;
And That the site plan
application be approved, subject to the following conditions:
1. The site
plan, landscape plan and the building elevation drawings be finalized to the
satisfaction of the Commissioner of Development Services;
2. The Owner entering into a site plan
agreement with the Town containing all standard provisions and requirements of
the Town and public agencies, including
the specific requirements identified in the staff report;
3. The site plan agreement shall include provisions for the payment
by the Owner of all applicable fees, recoveries, development charges,
cash-in-lieu of parkland and other financial obligations;
4. The site plan approval shall lapse after a period of
three years commencing June 3, 2003 in the event that the Owner does not enter
into a site plan agreement with the Town during that period;
5. The site plan agreement
shall contain a provision requiring the owner to convey a 0.3 metre reserve at
the west end of the private lane to the Town, free of all costs and
encumbrances, upon registration of the site plan agreement, to the satisfaction
of the Commissioner of Development Services;
6. The site plan agreement shall contain a provision
requiring the owner to convey an easement or right of way to the Town over the
private lane, upon registration of the site plan agreement, to provide access
for the Town to the 0.3 metre reserve located and the west end of
the private lane and the abutting owners to the west, if required by the Town,
for on site access integration;
7. The site plan agreement shall contain provisions requiring the
owner(s) to provide easements over the private lane, to the adjoining
properties owners for on-site access integration, when and if requested to do
so by the Town and that all offers of purchase and sale include a clause
notifying prospective purchasers of this requirement;
8. The site plan agreement shall contain provisions that hydro
electric, telephone, gas and television cable services, and any other form of
telecommunication services shall be constructed at no cost to the Town as
underground facilities within the public road allowances or within other
appropriate easements, to the satisfaction of the Town (Commissioner of
Development Services) and authorized agencies;
9. The site plan agreement shall contain provisions requiring the
Owner to enter into any agreement or agreements required by any applicable
utility companies, including Markham Hydro, Consumers Gas, telecommunications
companies, etc.;
10. The owner submitting a Landscape Plan, prepared by a Landscape
Architect, having O.A.L.A. membership, for approval by the Commissioner of
Development Services, prior to the execution of the site plan agreement;
11. The Site Plan Agreement including provisions for satisfying Town
Departments including all requirements of the Director of Engineering, the Fire
Department and the Waste Management Department;
12. The Owner submitting a Noise Impact Study,
prepared by a qualified noise consultant, with recommended mitigation measures
for noise generated by road traffic on Steeles Avenue East and by any other
identified noise sources, to the satisfaction of the Town, in consultation with
the Region of York; and
13. The Owner agreeing in the site plan agreement to implement noise
control measures and include warning clauses as recommended by the approved
Noise Impact Study, to the satisfaction of the Town (Commissioner of Development
Services).
14. The
site plan agreement shall contain provisions requiring the current and future
owners to enter into a shared facilities agreement between the parties, to be
registered on title to the lands. This
agreement shall be binding on the parties and shall provide for the ongoing
shared maintenance of fences, landscaping, roads including private roads and
roofs and snow removal by all of the units owners.
15. The site plan agreement shall be registered on title
to the lands.
PURPOSE
This
report provides an update regarding a townhouse re-development proposal at 348
Steeles Avenue East and 2 Valloncliffe Road and also provides a site plan to be
approved by Development Services Committee, subject to conditions, and zoning
by-law and secondary plan amendments to be approved by Council.
BACKGROUND
Location and Property
The 0.335
hectare (0.828 acre) property is located at the northwest corner of Steeles
Avenue East and Valloncliffe Road. (See
Figure 1) The site is comprised of two
properties, 348 Steeles Avenue East and 2 Valloncliffe Road. Two 2-storey single detached dwellings are
located on the site.
Area Context
To the north is
an existing low density residential neighbourhood, comprised of large single
detached dwellings on lots with average frontages of approximately 36.6 m (120
feet) and average areas of approximately 1,730 m2 (18,622 ft2). The gross density of the immediate area is
estimated to be 5 units per hectare (2 units per acre).
To the south,
across Steeles Avenue East in the City of Toronto, is an existing low density
residential neighbourhood, comprised primarily of single detached dwellings
that back onto Steeles Avenue East.
Proposal revised following
the March 25, 2003 Development Services Committee meeting and approved by
Development Services Committee on April 8, 2003
At its March 25, 2003 meeting,
Development Services Committee received a staff report and recommendations
about a townhouse re-development proposal consisting of two townhouse buildings
having 5 and 4 units each (9 units total).
The staff report recommended that the applications be denied, or revised
to demonstrate a greater compatibility in massing
and built form with the surrounding low density development. Staff suggested one way to achieve this
would be to reduce the number of units from nine to eight in two buildings and
increase the distance between the buildings.
Development
Services Committee did not adopt this recommendation and referred the
applications to the Thornhill Subcommittee, which met on March 28, 2003. The sub-committee was generally satisfied
with the nine unit proposal, however they did have concerns about the design
and massing of the five unit building.
Consequently, the Subcommittee directed staff and the Town Architect to
work with the applicant to improve the design of this building.
Revised plans, based on the meeting with
the Town Architect, were prepared and presented to Developments Services
Committee on April 8, 2003. A number of
area residents attended this meeting to express their concerns. At this meeting Development Services
Committee approved the Secondary Plan and Zoning By-law amendment applications
and recommended that the applicant and these residents meet to discuss further
improvements to the site plan. The
Development Services Committee also directed that site plan approval not be
delegated to the Director of Planning and Urban Design.
Six area residents, the developers, the
local councillor and a staff representative met on April 10, 2003 to discuss
refinements to the plan. The developer
and the residents agreed to the following:
- the
developer will provide a 2.1 metre (7 foot) high wood acoustical noise
fence along the north property line and a 1.8 metre (6 foot) high board on
board fence along the west lot line;
- the
developer will provide 5 or 6 high branching trees in the 3 metre
landscape buffer, along the north property line;
- the
developer agreed to keep two existing trees on east side of the property
- the
developer will provide landscaping along the east side of the property
that is comprised of a mix of materials and heights;
- future
unit owners of the nine units would be required to enter into a shared
facilities agreement with one another that would include: fence, road and
roof maintenance & snow removal;
- architectural
design control should be registered on title;
- easements
over the rear lane for future access to the properties to the west
and dedication of a 0.3 metre reserve at west end of lane to the Town;
- restrict
on street parking on portions of Valloncliffe Road and Huckelberry Lane,
if street parking in the area becomes a problem after the proposed units
are occupied (a separate no parking by-law would be required); and
- garbage
pick-up would be from Steeles Avenue East.
FINANCIAL CONSIDERATIONS
None at this time.
BUSINESS UNITS CONSULTED AND
AFFECTED
The proposal has been circulated to other Town Departments and public
agencies.
CONCLUSION
The applicant has submitted a revised
site plan and building elevations that conform to Development Services
Committee’s directions and the requests made by area residents at the meeting
with the developer on April 10, 2003.
(See Figures 4, 5, 6 and 7.)
The Official Plan and Zoning By-law
amendments, attached as Appendices to this report, would if approved,
re-designate the lands from Low to Medium density in the Thornhill Secondary
Plan and amend the zoning By-law to permit the use proposed and incorporated
development standards into By-law 1767, as amended. (See Appendix ‘B’ and Appendix ‘C’.)
ATTACHMENTS
Figure
1 – Applicant/Agent + Location Map
Figure
2 – Area Context/Zoning
Figure
3 – Aerial Photo
Figure
4 – Site Plan
Figure
5 – South & East Building
Elevations
Figure
6 – West Elevations – Typical Interior
End
Figure
7 – North Elevations
Appendix ‘A’ –
April 8, 2003 Excerpt of the Development Services Committee
Appendix ‘B’ –
Official Plan Amendment
Appendix ‘C’ –
Zoning By-law Amendment
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Valerie
Shuttleworth, MCIP, RPP
Director of
Planning and Urban Design
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Jim Baird,
M.C.I.P., R.P.P.
Commissioner
of Development Services
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