Staff Report Meeting Date: August 23, 2017 Submitted by: Ben Puzanov, RPP, Senior Planner Number: PLA-60-2017 Subject: Application for Zoning By-law Amendment; Bella Lago Developments Inc.; 9861 Glendon Drive, Komoka Recommendation: THAT the Zoning By-law Amendment application, filed by Bella Lago Developments Inc. in order to rezone the northerly portion of the property known municipally as 9861 Glendon Drive in order to include additional zoning provisions within the site-specific Urban Residential Third Density (UR3-6) zone that applies to the land, be approved. Purpose: The purpose of this report is to provide Council with a recommendation regarding a rezoning application for two proposed vacant land condominiums located on the south side of Glendon Drive (County Road 14) and west of Komoka Road (County Road 16). A location map is included in Attachment 1. Background: The purpose of the zoning by-law amendment application is to include additional zoning provisions within the site-specific Urban Residential Third Density (UR3-6) zone that, along with the (h-4) holding provision, applies to the land subject to two vacant land condominium applications (County File Nos. 39T-MC-CDM1701 and 39T-MC-CDM1702). The zoning by-law amendment seeks the following site-specific changes to the UR3-6 zone: Existing Proposed Minimum Lot Depth 35 metres (114.8 ft) 29 metres (95.1 ft) Minimum Interior Side Yard Setback 3 metres (9.8 ft) provided that no side yard shall be required between the common wall dividing individual attached dwelling units 2 metres (6.6 ft) provided that no side yard shall be required between the common wall dividing individual attached dwelling units August 23, 2017 Page 1 of 4
Transcript
Staff Report
Meeting Date: August 23, 2017
Submitted by: Ben Puzanov, RPP, Senior Planner
Number: PLA-60-2017
Subject: Application for Zoning By-law Amendment; Bella Lago Developments Inc.; 9861 Glendon Drive, Komoka
Recommendation: THAT the Zoning By-law Amendment application, filed by Bella Lago Developments Inc. in order to rezone the northerly portion of the property known municipally as 9861 Glendon Drive in order to include additional zoning provisions within the site-specific Urban Residential Third Density (UR3-6) zone that applies to the land, be approved. Purpose: The purpose of this report is to provide Council with a recommendation regarding a rezoning application for two proposed vacant land condominiums located on the south side of Glendon Drive (County Road 14) and west of Komoka Road (County Road 16). A location map is included in Attachment 1. Background: The purpose of the zoning by-law amendment application is to include additional zoning provisions within the site-specific Urban Residential Third Density (UR3-6) zone that, along with the (h-4) holding provision, applies to the land subject to two vacant land condominium applications (County File Nos. 39T-MC-CDM1701 and 39T-MC-CDM1702). The zoning by-law amendment seeks the following site-specific changes to the UR3-6 zone: Existing Proposed Minimum Lot Depth 35 metres (114.8 ft) 29 metres (95.1 ft) Minimum Interior Side Yard Setback
3 metres (9.8 ft) provided that no side yard shall be required between the common wall dividing individual attached dwelling units
2 metres (6.6 ft) provided that no side yard shall be required between the common wall dividing individual attached dwelling units
August 23, 2017 Page 1 of 4
Minimum Exterior Side Yard Setback
6 metres (19.7 ft) 0 metres
Maximum Lot Coverage 35% for main building; 38% for all buildings, including accessory structures subject to Section 4.1 a) of Zoning By-law
55% for main building; 60% for all buildings, including accessory structures subject to Section 4.1 a) of Zoning By-law
Maximum Rear Yard Encroachment for Decks
1.5 metres (4.9 ft) 3 metres (9.8 ft)
The unit layout is included in Attachment 2. Analysis: The subject land is designated Settlement Area according to the County of Middlesex Official Plan and Medium Density Residential in the Middlesex Centre Official Plan. The minimum lot depth being proposed by the applicant would facilitate the unit configuration that was endorsed by Council through its consideration of the two vacant land condominium applications that were heard at a public meeting on July 12, 2017. The unit depths would allow for appropriate building envelopes within both developments and provide for sufficient rear yard amenity space for each townhouse. The applicant’s request to reduce the minimum side yard setbacks and increase the lot coverage is intended to maximize the use of space for each unit within the development. Given the private nature of the developments and their internal road network, staff do not anticipate any adverse visual impacts from the exterior side yard setback reduction on surrounding properties; including the Bella Lago registered plan of vacant land condominium to the south. The increase in lot coverage that is being proposed would improve the use of space on each unit while preserving adequate private rear yard amenity space. The applicant would like flexibility with deck sizes within the development and has requested a 3 metre (9.8 ft) rear yard encroachment for each such structure. The encroachment would allow unit residents to construct decks of varying sizes within their private yards. Staff supports the request given the minimum rear yard depth is required to be 8 metres (26.2 ft) and thus there would be a minimum of 5 metres (16.4 ft) of separation between each deck and rear lot line. Financial Implications: None. Strategic Plan: N/A
August 23, 2017 Page 2 of 4
GLENDON DR
LOCATION MAP
1:4,000
KOMOKA
Prepared by: Planning DepartmentThe County of Middlesex, July 24, 2017.
Description: APPLICATION FOR DRAFT PLANS OF VACANT LAND CONDOMUNIUMAMENDMENT TO PLAN OF CONDOMINIUM No. 885 (39T-MC-CDM1301)MUNICIPALITY OF MIDDLESEX CENTRE
