Report to: Development Services Committee Report Date: May 10, 2011

SUBJECT: Preliminary Report

Woodbine MacKenzie Developments Limited

Application for Zoning By-law Amendment to rezone the subject lands from Agricultural to Residential

East Cathedral Community

ZA 11 109848

PREPARED BY: Geoff Day, Senior Planner – West Development District

RECOMMENDATION:

That a Public Meeting be held to consider the application submitted by Woodbine MacKenzie Developments Limited to rezone the subject lands from Agricultural to Residential within the East Cathedral Community.

And that Staff be authorized and directed to do all things necessary to give effect to this resolution.

1. Purpose 2. Background 3. Discussion 4. Financial 5. Environmental

6. Accessibility 7. Engage ^21st 8. Affected Units 9. Attachment(s)

PURPOSE:

The purpose of this report is to provide preliminary information regarding an application by Woodbine MacKenzie Developments Limited to rezone the subject lands from Agricultural under By-law 304-87, as amended to Residential under By-law 177-96, as amended. It is recommended that a statutory Public Meeting be held to consider this application.

This report contains general information in regards to applicable zoning and other policies and the report should not be taken as Staff’s opinion or recommendation on the application.

BACKGROUND

Property and Area Context

The subject lands identified as Block 102 on Registered Plan 65M-3673 and Block 140 on Registered Plan 65M-3670 are located on the north side of Stony Hill Boulevard east of Woodbine Avenue within the East Cathedral Community (Figure 1). To the south and southeast across Stony Hill Boulevard is an existing York District Public School constructed in 2007. To the south and southwest are single detached residential plans of subdivision registered in 2003. To the immediate north are lands that have been recently draft approved for low density subdivision. To the east is an existing Hydro Corridor and to the west across Woodbine Avenue are existing townhouse dwellings within the West Cathedral Community (Figure 3).

Blocks must be merged with lands to the north to create developable parcels

The subject blocks must be merged with the corresponding part lots to the north owned by EMK Construction and Treelawn Construction Limited in order to create developable single detached lots.

The part lots to the north are subject to a recent draft approved plan of subdivision (19TM-06007). They have been zoned for residential uses but have not been released for registration.

The Committee of Adjustment has recently approved severance applications to create 24 part lots to the north subject to a condition that they be merged with corresponding part lots on the subject blocks. The Owner of the subject lands will be required to submit an application for part lot control to permit the creation of 24 corresponding part lots on the subject blocks.

PROPOSAL

The Owner is proposing to rezone the two subject blocks, identified above, from Agricultural to Residential to allow for these lands to be developed for 24 single detached residences.

Current Zoning and Official Plan designation

The subject lands are designated Urban Residential in the Official Plan and Urban Residential – Low Density in the Cathedral Community Secondary Plan. The future creation of the proposed lots would comply with the uses and density (17 to 37 units per hectare) provided for in the Urban Residential – Low Density designation in the Secondary Plan. Should the zoning amendment application be approved, the zoning of the lands will be Residential Two – Special (R2-S) which is the same residential zoning as the lands immediately to the north.

The lands are currently zoned Agriculture One (A1) by By-law 304-87. A zoning by-law amendment (through this application) is required to implement the future development of the lands for single detached residential uses (Figure 2).

OPTIONS/ DISCUSSION:

Proposed development now has servicing allocation

When the plan of subdivision in which the subject blocks are located was registered in 2003, allocation was not available to include the lands subject to this application and these blocks were not zoned for residential uses. On January 25, 2011, Council approved the most recent Staff report on Servicing Allocation. Through this report, an additional 24 units of “real” allocation were assigned to both Woodbine MacKenzie Developments Limited and EMK Construction and Treelawn Construction Limited.

CONCLUSION:

Staff recommend that a statutory Public Meeting be held to consider this application and to obtain input from the public.

FINANCIAL CONSIDERATIONS AND TEMPLATE:

There are no financial matters to be considered in this report.

ALIGNMENT WITH STRATEGIC PRIORITIES:

The proposed application will align with the Town’s strategic priorities of Growth Management and Municipal Services by implementing the proposed development in coordination with available servicing allocation.

BUSINESS UNITS CONSULTED AND AFFECTED:

The applications have been circulated to various Town departments and external agencies and are currently under review. Requirements of the Town and external agencies will be reflected in the preparation of the Official Plan and Zoning By-law amendments.

RECOMMENDED BY:

____________________________ ______________________________

Biju Karumanchery, M.C.I.P., R.P.P. Jim Baird, M.C.I.P., R.P.P.

Senior Development Manager Commissioner, Development Services

ATTACHMENTS:

Figure 1: Location Map

Figure 2: Area Context and Zoning By-law

Figure 3: Air Photo

Figure 4: Proposed lotting pattern

APPLICANT/AGENT:

Ryan Mino-Leahan 

KLM PLANNING PARTNERS INC.

64 Jardin Drive, Unit 1B   

Concord, Ontario   

L4K 3P3

T 905.669.4055 (ext. 224)   

F 905.669.0097

File path: Amanda\File 11 109848\Documents\Preliminary Report