Report to: Development Services Committee Date of Meeting: November 21, 2006

SUBJECT: PRELIMINARY REPORT

Matrundola, Blackmore, Pacitto and Rizzi

North of Edward Jeffreys Avenue, west of Highway 48

Wismer Commons Community

Proposed plan of subdivision and an implementing zoning by-law amendment

SU 02 111460 (19TM-95081) and ZA 02 111457

PREPARED BY: Gary Sellars, Senior Planner, East Development District

(ext. 2960)

RECOMMENDATION:

That a public meeting be held to consider the applications submitted by Matrundola, Blackmore, Pacitto and Rizzi for draft plan of subdivision (19TM-95081) approval and an implementing zoning by-law amendment to permit a plan of subdivision within the Wismer Commons community.

EXECUTIVE SUMMARY:

Not applicable

FINANCIAL CONSIDERATIONS:

Not applicable

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

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

The purpose of this report is to provide background information regarding applications for draft plan of subdivision approval and an implementing zoning by-law amendment within the Wismer Commons community and to recommend that Committee authorize the scheduling of a public meeting to consider the applications.

BACKGROUND:

Property and Area Context

The subject lands (Figures 1, 2 and 3) comprise 9.4 hectares (23 ac.) located north of Edward Jeffreys Avenue, west of Highway 48 within the Wismer Commons community.

The easterly portion of the lands contains approximately 1.7 hectares (4.2 ac.) of a 2.2 hectare (5.4 ac.) woodlot.

To the north of the subject property are vacant lands on which residential development is proposed by others but does not currently have servicing allocation, as well as a commercial use fronting onto Highway 48. A woodlot abuts the northwest corner of the subject lands. To the west is a vacant elementary school site on Mingay Avenue. To the south are existing single detached residential lots as well as commercial lands which are proposed to contain a mixed use development fronting onto Highway 48 and Edward Jeffreys Avenue. A proposed residential plan of subdivision (Wynberry Dev.) is currently under review for vacant lands abutting the southwest corner of the subject lands. To the east, across Highway 48, are existing industrial/commercial uses.

Official Plan and Zoning By-law

The Town’s Official Plan designates the westerly portion of the lands Urban Residential and the easterly portion of the lands abutting Highway 48 Major Commercial Area. A portion of the existing woodlot is designated Environmental Protection Area. The Wismer Commons Secondary Plan designates the westerly portion of the lands Urban Residential – Low Density and the easterly portion of the lands abutting Highway 48 Major Commercial. The portion of the woodlot intended to be preserved is designated Open Space/Environmentally Significant Area. The lands are currently zoned Agricultural 1 (A1) under By-law 304-87, as amended.

The easterly portion of the lands contain approximately 1.7 hectares (4.2 ac.) of a 2.2 hectare (5.4 ac.) woodlot. A woodlot evaluation report for the Matrundola property, carried out in 2005, found that this woodlot is a former nursery and that it has been highly disturbed, has a minimal diversity of native species and is dominated by non-native species. Through arborist’s reports approximately 0.94 hectares (2.3 ac.) of the woodlot has been identified as being the most worthy of preservation. Currently the Wismer Community is in an over dedication of parkland situation and therefore staff have been exploring opportunities to preserve selected portions of the woodlot either on private lands, or as desired, through conveyance into public ownership. Resolution of this issue will be required prior to a recommendation report with respect to the proposed plan of subdivision being brought forward.

Servicing Allocation

On June 27, 2006 Council distributed servicing allocation to secondary plan areas and to specific projects, ready to proceed. The distribution was based on previously approved criteria and other considerations as outlined in the February 15, 2005 servicing allocation report. Servicing allocation for 384 units (1,178 population) was assigned to the Wismer Commons community for the purpose of filling in several of the holes in the fabric of this community. The Developers’ Group Trustee has indicated that part of that allocation (61 units) will be applied to Phase 1 of the subject plan of subdivision if draft approval is obtained.

Proposal

Applications for draft plan of subdivision approval and an implementing zoning by-law amendment have been submitted for the subject lands. The draft plan is comprised of two phases (Figure 4). Phase 1 includes 66 single detached lots and 5 single detached part lots. The lots have frontages of 10.7m (35 ft.) and 12.2m (40 ft.). Phase 1 also includes a commercial block abutting Highway 48. The submitted plans indicate a minimum 10m environmental buffer between the proposed residential lots and the woodlot to the east located on the commercial block. Phase 2 includes 58 single detached lots, 18 semi-detached lots and several part lots. The single detached lots have frontages ranging from 9.6m (31 ft.) to 14m (46 ft.). The semi-detached lots have 14m (46 ft.) frontages. An open space block at the northwest corner of Phase 2 provides road frontage for and access to the adjacent woodlot to the north.

Public Meetings

A Public meeting was previously held for the proposed plan of subdivision on September 24, 2002. However, as the public meeting was held more than 2 years ago, a new public meeting is required in accordance with the Planning and Urban Design Department’s normal practice.

POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL:

The proposed plan of subdivision will fill in one of several holes in the emerging fabric of the Wismer Commons community.

CONCERNS/ISSUES TO BE RESOLVED:

The following is a brief summary of concerns/issues raised to date. These matters, and any others identified through the circulation and detailed review of the proposal, will be addressed in a final staff report to be presented to Development Services Committee at a later date:

· preservation of an appropriate portion of the woodlot and buffer area, and provision of pedestrian access from Hammersly Boulevard to the woodlot

· urban design issues include, but are not limited to, the proposed lotting mix

· possible realignment of Street ‘A’ at the north end of the plan

· possible public or private road or pathway connection between the residential portion of the plan and Highway 48

· determination of appropriate zoning for the commercial mixed use block adjacent to Highway 48, having regard for the Highway 48 Urban Design Guidelines

· confirmation of servicing allocation assignment from the Developers’ Group Trustee

FINANCIAL TEMPLATE (Separate Attachment):

ENVIRONMENTAL CONSIDERATIONS:

As noted above, the site contains a woodlot. Preservation of selected portions of the woodlot on private lands, or as desired, through conveyance into public ownership is being explored. Resolution of this issue will be required prior to a recommendation report with respect to the proposed plan of subdivision being brought forward.

ACCESSIBILITY CONSIDERATIONS:

ENGAGE 21^ST CONSIDERATIONS:

Approval of the proposed draft plan of subdivision is consistent with a key goal set out in “Engage 21^st Century Markham” with respect to Managed Growth. The proposed development will complete the urban fabric of a key parcel within the Wismer Commons community.

BUSINESS UNITS CONSULTED AND AFFECTED:

The proposal is currently in circulation to other Town Departments and agencies.

All conditions and requirements received will be addressed and incorporated in the final draft plan and conditions of draft approval.

RECOMMENDED BY:

Valerie Shuttleworth, M.C.I.P., R.P.P.

Director of Planning & Urban Design

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

Commissioner of Development Services

ATTACHMENTS:

Figure 1 – Location Map

Figure 2 – Area Context/Zoning

Figure 3 – Air Photo

Figure 4 – Proposed Plan of Subdivision

APPLICANT/AGENT: Debbie Wylie Tel: 416-214-5900 next property group. Fax: 416-214-9011

174 Spadina Avenue

Toronto, Ontario

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