RECOMMENDATION:
THAT a Public
Meeting be held to consider the applications by Woodbine Mackenzie Development
Ltd. for approval of a Draft Plan of Subdivision (19TM-02017)
and Zoning By-law Amendment for 10197 & 10211 Woodbine Avenue
located on the east side of Woodbine Avenue north of Major Mackenzie Drive in
the Cathedral Community (SU 02 118869 & ZA 02
118867).
PURPOSE:
The
purpose of this report is to provide preliminary information about these
applications. The applications propose
development of a 21.5 unit (13 full lots & 17 part lots) residential
subdivision consisting of a mix of single detached and semi-detached
units. The report identifies issues to
be addressed prior to final recommendations being presented to Committee. The report concludes that the applications
are sufficiently complete to warrant calling a Public Meeting at this
time.
BACKGROUND:
Location and Site
Characteristics
This 2.16 ha
(5.34 acres) site is located within the Cathedral Community, on the east side
of Woodbine Avenue north of Major Mackenzie Drive, immediately southwest of a
larger draft plan of subdivision (19TM-01002), which received draft plan
approval in March 2002, also owned by the same owners.
The
site itself is generally flat and slopes gradually from the east towards
Carleton Creek, which runs along the east side of Woodbine Avenue. The majority of the existing mature
vegetation on the site is located within the Carlton Creek floodplain and
environmental buffer, and will be preserved as part of the open space block,
which will be conveyed to the Town.
A residential subdivision, with a mix of low density
housing types is proposed
The proposed
residential subdivision consists of 11 single detached dwellings, with lot
frontages between 10.7 metres and 13.7 metres and 2 semi-detached units. In addition, the applicant is proposing a
residential reserve block having an area of 0.547 ha. (1.35 acres) consisting
of approximately 17 part lots. These
lots are bisected by the original property line that divides this property from
the draft approved subdivision to the northeast. These lots will be consolidated upon registration of this draft
plan. The following chart outlines the
details of the proposed draft plan of subdivision submitted on the subject
lands:
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Units
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Hectares
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Acres
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Gross Site Area
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2.156
|
5.327
|
Roads (including road widening
& 0.3m reserve)
Open Space and associated
|
|
0.406
0.811
|
1.00
2.00
|
|
Net Site Area
|
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0.939
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2.327
|
|
|
|
|
|
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Residential Reserves
Single Family Units
13.7 m frontage
10.7
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17
part lots
2
9
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0.547
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1.352
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Semi-detached Units
18.0
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2
|
|
|
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Total Residential Units
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21.5
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|
|
|
|
|
|
|
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Net Density (Units per hectare/acres in
relation to net site area)
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22.9
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9.2
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The
Carleton Creek floodplain, and associated environmental buffer will be conveyed
to the Town and reserved for open space.
Official Plan and Secondary
Plan provide for residential uses
The
lands to the east of Carlton Creek floodplain are designated Urban Residential
in the Official Plan. This designation
provides for a wide range of housing types and densities, with specific housing
categories to be identified in the Secondary Plan. The Carleton Creek floodplain is designated as Hazard Land, which
is intended primarily for the preservation and conservation of the floodplain
and associated buffer in its natural state.
The
subject property is located within the Cathedral Community Secondary Plan (OPA
No. 42), which contemplates a mix of low-density residential and open space
uses on the site. The Secondary Plan
designates the lands to the east of Carlton Creek floodplain as Urban
Residential – Low Density permitting single-detached, semi-detached, linked,
duplex and street townhouse units at a gross residential density of between
17.0 to 37.0 units per hectare (8 to 17.3 units per acre). The Secondary Plan also designates the
Carleton Creek floodplain as Hazard Lands.
The
Cathedral Community Secondary Plan requires submission of a variety of
background studies prior to approval of any draft plan of subdivision (i.e.
Community Design Plan, Tree Conservation Plan, Environmental and Stormwater
Master Plan, Master Servicing Plan, Internal Traffic Study, and Noise
Study). The required background studies
for this community (East Cathedral) have been approved by the Town.
Zoning By-law amendments will be required to
implement the plan of subdivision.
The proposed zoning of the lands will entail
deleting the lands from the Town’s rural area Zoning By-law 304-87, and
applying the Residential Two (R2), Open Space One (OS1) and Open Space Two
(OS2) zone categories in the Urban Expansion Area By-law 177-96.
POTENTIAL
BENEFITS OF APPROVAL OF THE PROPOSAL:
This proposed draft plan of subdivision and zoning
by-law amendment would complete the construction of a window street and
associated servicing. As well, it will
allow for complete development of the draft approved plan of subdivision to the
northeast.
ISSUES TO BE RESOLVED:
The
following is a brief summary of concerns/issues raised to date. These matters, and any other 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.
Water Allocation is available for the proposed development
The
water allocation update report approved by Council at it’s meeting on December
3, 2002, noted an original allocation of a total of 1,000 units for the
Cathedral Community. A total of 620
units have already received draft approval.
The following chart is a current summary of water allocation for the
Cathedral Community.
Total Water Allocation
|
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1,000 units
|
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Draft Approved
Subdivisions
|
|
|
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Grand Life Boulevard
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300 units
|
|
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King
David Development
|
160 units
|
|
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Woodbine Mackenzie Development (formerly Azzuria)
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160 units
|
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Total Draft Approved
|
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620 units
|
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Remaining Water Allocation
|
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380 units
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The
subject property was previously owned by Memorial Gardens Ltd. who had no
immediate interest in developing the site in conjunction with the lands to the
northeast. As a result, water
allocation for the corresponding part lots on the adjoining draft approved
subdivision to the northeast was not granted when the plan was draft approved
in March 2002. Water allocation on the
subject lands, consisting of the proposed 13 full lots & 17 part lots
(total of 30 units) could be taken from the remaining water allocation of 380
units in the Cathedral Community.
Granting water allocation for all 30 units will complete an existing
window street fronting onto Woodbine Avenue and finish a key trunkmain along
this window street which is required to link sewer and water services between
the Woodbine Mackenzie subdivision to the northeast and the Grand Life
Boulevard subdivision to the south. A
Council resolution is required to allocate water to this draft plan of
subdivision. This issue of water
allocation will have to be resolved prior to the preparation a recommendation
report on this proposed draft plan of subdivision.
Parkland
addressed through cash-in-lieu
Within the Town’s new communities, parkland is typically provided at a
rate of 1 hectare per 300 units plus 1 acre per 1,000 residents or
cash equivalent to satisfy parkland requirements. The parkland requirements for
the East Cathedral Community have been identified and are located on other
properties. As a result, the applicant
will provide cash-in-lieu to the Town to satisfy parkland requirements.
Residential Reserve
The residential reserve in the draft plan has been shown as a single
block with dashed “conceptual” lot lines, similar to the way the adjacent
residential reserve area is shown in the adjoining draft approved
subdivision. At this time, however it
is appropriate to specifically establish the configuration of the part lots in
this draft plan. As a result, minor revisions
to the draft plan are needed to show these part lots as individual blocks
rather than a single block on the draft plan.
FINANCIAL
CONSIDERATIONS:
No financial
implications are to be considered in this report.
BUSINESS UNITS
CONSULTED AND AFFECTED:
This
application was circulated to all Town departments and external agencies, and
their recommendations/comments will be incorporated in the final report.
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Valerie Shuttleworth, M.C.I.P., R.P.P.
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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Q:\Development\Planning\APPL\SUBDIV\02
118869 Woodbine Mackenzie Developments\preliminary report.doc
ATTACHMENTS: Figure 1 – Location Map
Figure
2 – Area Context and Zoning
Figure
3 – Area Photo
Figure
4 – Draft Plan of Subdivision
OWNER: Woodbine Mackenzie Developments Limited
Carlo
Stefanutti, General Manager
5400
Yonge Street, 2nd Floor
Toronto
ON M2N 5R5
Tel:
416-227-2220
Fax:
416-227-9007
AGENT: Gagnon Law Bozzo Urban Planners Ltd.
Jennifer
Bozzo, Planner
21
Queen Street East, unit 500
Brampton
ON L5R 3P5
Tel:
905-796-5790
Fax:
905-796-5792
Figure 1 – Location Map
