MEMORANDUM
TO: John Livey, Chief Administrative Officer
FROM: Biju Karumanchery,
Senior Development Manager
PREPARED
BY: Stephen Kitagawa, Senior Planner
– East District
DATE: August 16, 2010
SUBJECT Delegation of Authority to
CAO to call a Public Meeting
Digram Developments Inc.
Zoning Amendment application to rezone lands that were
previously identified on the draft plan of subdivision as a parkette
to permit 5 single detached lots
File Number:
ZA.10-121906
RECOMMENDATION:
1)
That the CAO authorize
staff to schedule a statutory Public Meeting for Digram
Developments Inc. to rezone the lands that were previously identified on the
draft plan as a parkette to permit 5 single detached
lots in the Greensborough Community;
2)
And that Staff be
authorized and directed to do all things necessary to give effect to this
resolution.
PURPOSE:
The
purpose of this report is to provide background information regarding an
application for zoning by-law amendment within the Greensborough
Community. This report contains general
information in regards to applicable Official Plan and other policies as well
as other issues and the report should not be taken as staff’s opinion or
recommendation on the application.
BACKGROUND:
Property and Area Context
The
0.27 ha (0.66 ac) subject lands form part of a draft approved plan of
subdivision located south of Major Mackenzie Drive, between Donald Cousens Parkway and the GO Transit rail corridor within the
Greensborough Community. They are
identified as Blocks 325 and 327, Plan 19TM-06009. Block 325 contains the Abraham Strickler House that is identified as a significant
heritage dwelling designated under Part IV of the Ontario Heritage Act. A row of spruce trees is located adjacent to
the north face of the heritage dwelling.
Block 327 was recently draft approved and zoned for a parkette (Figure 4).
Immediately
adjacent to the subject lands (Block 325 and Block 327) are proposed single
detached dwellings to the north, south, east and west.
Proposal
An
application for zoning by-law amendment has been submitted to rezone lands that
were previously identified on the draft plan as a parkette
from Open Space One (O1) to Residential Two (R2) to allow 5 single detached
lots (see Figure 5 and Table 1 below). The heritage dwelling will be retained on a
0.075 ha (0.18 ac) lot. (See Figure 5).
The
proposed lots will have a frontages ranging from of 10.13 m (33.23 ft) to 17.04
m (55.90 ft) and lot areas from 0.037 ha (0.091 ac) to 0.071 (0.17ac). The lot containing the heritage dwelling has
a lot frontage of 28.28 m (92.78 ft) and a lot area of 0.10 ha (0.24 ac).
Official Plan and Zoning
The
Town’s Official Plan designates the lands Urban Residential. The Greensborough Secondary Plan designates
the lands Urban Residential – Low Density.
The lands are currently zoned Open Space One (O1) and Residential Two
(R2*395) by By-law 177-96, as amended by By-law 2010-120. The proposed re-lotting
is generally consistent with the Greensborough Secondary Plan.
DISCUSSION:
Town no longer requires park block
The proposal to permit the lotting of the park block is based on grading issues
associated with the preservation of the row of spruce trees and the retention
of the Heritage dwelling in situ. The majority of the hedgerow will be
preserved. If necessary a portion of the
hedgerow can be removed, but the addition of a new hedgerow will be required.
The proposed grades on the
abutting roads to the west (Dame Gruev Drive) and
south (Bitola Drive) and on the northeast quadrant of the park block are lower
than grading around the Heritage dwelling and trees. The 3:1 slope was originally proposed by the applicant
to accommodate the grade change between the heritage dwelling and the residential
lots to the north. Preparation
of the detailed grading plans are customarily prepared following draft
plan approval. It is for this reason
that the 3:1 slope was not determined earlier in the process.
When the draft plan of
subdivision 19TM-06009 was originally designed, plans for the remaining lands
in the Secondary Plan were not yet prepared (lands northeast of Donald Cousens Parkway and east of Donald Cousens
Parkway, north of Castlemore Avenue). Those plans have now been prepared and
parkland dedication numbers have been updated.
Urban Design staff have confirmed that parkland
is now over dedicated in the Greensborough Community and the Town no longer
requires Block 327 for parkland. In
addition to the over dedication, the grading of the site reduces the usability
of the park. The applicant is proposing
to revise the draft plan to lot out the park block and amend the by-law to
create 5 new single detached lots and to make minor adjustments to the heritage
lot.
The draft approved plan will
be amended to include the additional lots and to delete the park block. The conditions of draft approval will be
amended to;
- Delete
reference of the park block
- Increase the
total number of single detached lots on the draft plan
- Require siting approval for the adjacent lots to the north and
east of the Heritage dwelling.
The Director of Planning and
Urban Design has delegated authority to approve the amended conditions of Draft
Approval and to red-line the Draft Plan.
The current zoning by-law for
the subject lands permits a day nursery and a community centre. A day nursery was originally proposed for the
heritage dwelling, however, the proposal was deemed unviable due to
insufficient onsite parking. The
heritage dwelling will now be used as a single detached dwelling and the zoning
is proposed to be amended to remove the day nursery and community centre uses.
The trustee for the
Greensborough Developers Group has confirmed additional servicing capacity to
accommodate the revised draft plan.
FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)
Not
applicable.
HUMAN RESOURCES CONSIDERATIONS
Not
applicable.
ALIGNMENT WITH STRATEGIC PRIORITIES:
The
proposed applications will align with Town’s strategic priorities of Growth
Management.
BUSINESS UNITS CONSULTED AND AFFECTED:
The proposal has been
circulated to various Town departments and external agencies and is currently
under review. All conditions and
requirements received will be addressed and incorporated in the zoning by-law
amendment, the final draft plan and conditions of draft approval.
ATTACHMENTS:
Figure 1 – Location Map
Figure 2 – Area Context
Figure 3 – Air Photo
Figure 4 – Draft Approved Lotting, Plan 19TM-06009
Figure 5 – Proposed Lotting
APPLICANT:
KLM
Planning Partners Inc.
Attn: Sandra Wiles
64 Jardin
Drive, Unit 113
Concord, ON
L4K 3P3
Tel: (416) 458-2257
Email: wilesplan@rogers.com
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Figure 1 – Location Map