RECOMMENDATION:
That a Public Meeting be
held to consider Plan of Subdivision (19TM-02018) and Zoning By-law Amendment
(ZA.02-118925) applications submitted by Cloverwood Estates Inc. to permit 29
single-detached dwellings.
PURPOSE:
The purpose of this report
is to provide preliminary information regarding zoning and subdivision
applications by Cloverwood Estates Ltd. to permit 29 single-detached dwellings
near the northeast corner of McCowan Road and Denison Street, and to recommend
that a Public Meeting be held to consider these applications.
BACKGROUND:
Subject lands and area context
The
subject lands comprise approximately 2.0 hectares (5 acres) at 7577 McCowan
Road as shown on Figure 1. The lands
are currently occupied by a single detached dwelling fronting on McCowan Road,
as well as accessory buildings. The
majority of the lands are vacant and un-vegetated with the exception of some
vegetation including a number of trees in the vicinity of the existing dwelling
at the west limit of the property (see Figure 2).
Surrounding land uses include low
density residential developments immediately to the north, to the east across
Coppard Avenue, and to the west across McCowan Road, as well as three existing
dwellings to the south; one fronting onto McCowan Road and the other two
fronting onto Coppard Avenue (see Figures 2 and 3).
Proposal is for 29 single-detached dwellings
The proposal consists of 24 lots and a
number of blocks intended for single-detached dwellings, the majority of which
will front on an extension of Walford Road (see Figure 4). Four lots on the east limit of the
subdivision will have frontage on Coppard Avenue. Two blocks are identified for future development as
single-detached lots with adjoining blocks from lands within registered plan
65M-2411 to the north. An additional
block, containing the existing dwelling, is expected to be subdivided into
three lots with frontage on Walford Road at a later date for a total of 29
lots. The remaining block contains
lands along the south side of the proposed Walford Road extension which will be
developed in conjunction with the lands to the south.
Proposed lot frontages are approximately 12.0
metres, which is consistent with existing development immediately to the north.
Official Plan and Zoning
The proposed development is in conformity with
the Urban Residential (Low Density) designation and policies within the PD 24-1
Secondary Plan for part of the Armadale Planning District.
The lands are zoned Rural
Residential 2 (RR2) in By-law 304-87 which permits single-detached dwellings on
lots with minimum 60m frontage. An amendment is required to permit the proposed
development.
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
The proposed development is an
infill development which forms a logical extension of the existing
neighbourhood.
CONCERNS/ISSUES TO BE RESOLVED:
Issues identified to date include
the treatment of the existing trees on the west limit of the property and the
availability of water allocation.
It would be appropriate to hold a Public
Meeting to obtain comments on the plan of subdivision and zoning by-law
amendment applications.
FINANCIAL CONSIDERATIONS:
None
expected to be identified.
BUSINESS UNITS CONSULTED AND AFFECTED:
All Town departments and external
agencies have been circulated with these applications and all comments will be
considered 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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Figure 1: Location Map
Figure 2: Aerial Photo
Figure 3: Area Context/Zoning
Figure 4: Draft Plan of Subdivision
