Agenda Item 3.2 a Staff Report for Council Public Meeting Department: Division: Planning and Regulatory Services Development Planning Subject: Request for Comments Draft Plan of Subdivision - Elm Carrville (2016) Inc. Town File D03-16010 (SRPRS.17.028) Owner: Elm Carrville (2016) Inc. 1931 Highway 7 Concord, Ontario L4K 1V6 Agent: KLM Planning Partners Inc. 64 Jardin Drive, Unit 1B Concord, Ontario L4K 3P3 Location: Legal Description: Part of Lots 109, 110 and 111, Plan 1960 Municipal Addresses: 329 and 343 Carrville Road Purpose: A request for comments concerning a proposed draft Plan of Subdivision application to permit the creation of a two-block subdivision. Recommendations: That Staff Report SRPRS.17.028 with respect to the draft Plan of Subdivision application submitted by Elm Carrville (2016) Inc. for lands legally described as Part of Lots 109, 110 and 111, Plan 1960 (Municipal Addresses: 329 and 343 Carrville Road), Town File Number D03-16010 be received for information purposes only and that all comments be referred back to staff. Contact Person: Shelly Cham, Senior Planner, phone number 905-747-6470 and/or Salvatore Aiello, Manager of Development, Subdivisions, phone number 905-771-2471 21
Page 2 Submitted by: "Signed version on file in the Office of the Clerk" Ana Bassios Commissioner of Planning and Regulatory Services Approved by: "Signed version on file in the Office of the Clerk" Neil Garbe Chief Administrative Officer Location Map Below is a map displaying the property location. Should you require an alternative format call person listed under Contact above. 22
Page 3 Background Information The lands were subject to a Zoning By-law Amendment application (Town File Number D02-11026) to permit a townhouse development comprised of 18 units. The application culminated in the enactment of By-law No. 63-15 by the Ontario Municipal Board on July 21, 2015. Subsequently, a Site Plan application (Town File Number D06-15077) was received by the Town on October 16, 2015 and deemed complete on October 29, 2015. The application is presently being considered by the Town. The subject draft Plan of Subdivision application (Town File Number D03-16010) and a related draft Plan of Condominium (Common Element) application (D05-16010) were received and deemed complete on November 9, 2016. The applications were circulated to relevant Town departments and external agencies for review and comment. The purpose of this report is to seek Council s comments with respect to the applicant s draft Plan of Subdivision application. The related draft Plan of Condominium application will be considered in a separate report to a future Committee of the Whole meeting. Summary Analysis Further information in regard to site location is below. Site Location and Adjacent Uses The subject lands are located on the south side of Carrville Road, east of Avenue Road and have a total lot area of 0.47 hectares (1.16 acres). The lands are presently vacant and abut residential uses to the east and south, Carrville Road to the north, and a commercial use to the west (refer to Maps 1 and 2). Development Proposal Below is a summary table outlining the pertinent statistics for the applicant s development proposal (refer to Map 5): Lot area, 0.47 hectares, 1.17 acres Block 1 (residential), 0.44 hectares, 1.08 acres Block 2 (road widening), 0.03 hectares, 0.08 acres Supporting Documentation/Reports The applicant has submitted the following documents/information to the Town in support of the proposed development: Draft Plan of Subdivision Draft Reference Plan Arborist Report and Tree Preservation Plan Preservation/Removals Plan Prescribed Information 23
Page 4 Planning Analysis Other information, plans, studies and or comments are reported below: Town of Richmond Hill Official Plan The subject lands are designated Neighbourhood in accordance to Schedule A2 (Land Use) in the Town s Official Plan (refer to Map 3). Section 4.9.1 would permit medium density residential uses in a townhouse form on the subject lands. The proposed draft Plan of Subdivision would facilitate the development of an 18 unit townhouse development and would conform to the policies of the plan. By-law No. 2523, as amended By-law No. 2523, as amended by By-law No. 63-15 zones the lands Multiple Family One (RM1) Zone (refer to Map 4). By-law No. 63-15 permits block townhouse dwelling on the lands with site specific development standards. The proposed draft Plan of Subdivision must comply with the minimum lot frontage and lot area as prescribed under the site specific by-law. Department and External Agency Comments The subject application and the associated background studies and reports submitted in support of same have been circulated to various Town departments and external agencies for their review and comment. The following is a summary of the comments received as of the time of writing of this report. These comments have been forwarded to the applicant but have not been appended to this report. Development Planning Section The applicant has submitted a related draft Plan of Condominium (common element) application to seek Council s approval to establish common element condominium tenure for the subject lands for a proposed townhouse development (refer to Maps 6 and 7). In this regard, the purpose of the proposed block 1 in the draft Plan of Subdivision is to facilitate future part lot control exemption approval to create the parcels of tied land. As such, staff has no further comments in regards to the draft Plan of Subdivision. Building Services Division Zoning Section Staff has no further comments until the other development applications are approved. Development Engineering Section Subdivisions Staff had no comments and note that a subdivision agreement will not be required for the proposal. Staff has provided conditions of approval for the application (refer to Appendix B) Other Town Departments and External Agency Comments Comments have also been received from the Town s Finance Section and Richmond Hill Fire and Emergency Services, Powerstream and Enbridge. The Town department and external agencies have no objections to the application and/or has provided comments to be considered by the applicant during the more detailed implementation 24
Page 5 stage of the approval process. All of the comments have been forwarded to the applicant for consideration but have not been appended to this report. Outstanding Town Department and External Agency Comments As of the writing of this report, comments remain outstanding from the Town s Urban Design Section and Parks and Natural Heritage Section, the Region of York and the Toronto and Region Conservation Authority. Financial/Staffing/Other Implications: The recommendation does not have any financial, staffing or other implications. Relationship to the Strategic Plan: An evaluation of how the subject development proposal aligns with the Goals of the Town s Strategic Plan will be provided following a comprehensive review of the application by staff. Conclusion: The applicant is seeking Council s approval of the draft Plan of Subdivision application submitted in support of its proposal to construct a townhouse development. The purpose of this report is to provide Council and the public with an overview of the applicant s development proposal, and to discuss the regulatory regime governing the evaluation of the planning application. This report has been structured for information purposes only, with a recommendation that all comments be referred back to staff for consideration. 25
Page 6 Appendix Contents and Maps: The following attached documents may include scanned images of appendixes, maps and photographs. If you require an alternative format please call contact person listed in this document. Appendix A, Notice of Public Meeting Appendix B, Memo from J. Walters, Manager of Stormwater and Subdivisions, dated December 22, 2016 Map 1 Aerial Photograph Map 2 Neighbourhood Context Map 3 Official Plan Schedule A2 (Land Use) Map 4 Existing Zoning Map 5 Proposed Draft Plan of Subdivision Map 6 Proposed Draft Plan of Condominium Map 7 Proposed Site Plan 26
Page 7 Appendix A 27
Page 8 Appendix B Engineering and Public Works Department December 22, 2016 MEMO TO: COPY TO: FROM : Shelly Cham, Senior Planner Paul Guerreiro, Acting Supervisor - Site Plans Jeff Walters, Manager of Stormwater and Subdivisions SUBJECT: 19T-16010 Elm Carrville (2016) Inc. Draft Plan Conditions Our File: D03-16010 Further to your circulation dated November 17, 2016, we have no comments on the proposed draft plan. No subdivision agreement will be required as the purpose of the subdivision plan is to create a block within an M-Plan to facilitate the use of part lot control. All required site and municipal servicing will be included in the site plan engineering plans and agreement. The following are our conditions for draft approval: 1. The owner shall agree that maintenance of any retaining walls constructed within this draft Plan of Subdivision shall be the responsibility of the owner, and of subsequent owners. Retaining walls shall not be constructed upon lands to be transferred to the Town. 2. The owner(s) shall agree to provide the Town with digital copies of the draft and final Plan of Subdivision and all reference plans in accordance with the Town s digital submission requirements. These plans shall be tied to horizontal control at a minimum of three (3) locations at the extreme corners of the plan. 3. The owner shall convey to the Town all lands or easements required for municipal servicing of lands within or external to the plan to the satisfaction of the Commissioner of Planning and Regulatory Services. Such lands or easements shall be granted to the Town in priority to all charges and encumbrances and shall be conveyed without monetary consideration. 28
Page 9 Map 1 Aerial Photograph 29
Page 10 Map 2 Neighbourhood Context 30
Page 11 Map 3 Official Plan Schedule A2 (Land Use) 31
Page 12 Map 4 Existing Zoning 32
Page 13 Map 5 Proposed Draft Plan of Subdivision 33
Page 14 Map 6 Proposed Draft Plan of Condominium (Common Element) 34
Page 15 Map 7 Proposed Site Plan 35