Report to Development Services Committee Date of Meeting: June 20, 2006

SUBJECT: RECOMMENDATION REPORT

Kylemore Post Homes (Deacon Property)

Application for Official Plan Amendment, Zoning By-law Amendment and Draft Plan of Subdivision to Permit 19 single detached lots, 52 townhouses and a commercial block

North Side of 16^th Avenue, West of Kennedy Road

(OP.03-119805, ZA.03119813 & SU.03-119813)

PREPARED BY: Stephen Kitagawa, Senior Planner, West District, extension 4530

RECOMMENDATION:

That the draft plan of subdivision 19TM-030024, prepared by J.D. Barnes Limited, dated January 26, 2006, to permit 19 single detached lots, 52 townhouses and a commercial block, north side of 16^th Avenue, west of Kennedy Road, be approved subject to the conditions of draft plan approval as set out in Appendix ‘B’ to the staff report dated June 20, 2006;

That the Official Plan Amendment application submitted by Kylemore Post Homes for the lands on the north side of 16^th Avenue, west of Kennedy Road, be approved and the draft Official Plan Amendment attached as Appendix ‘C’ be finalized and adopted;

That the application submitted by Kylemore Post Homes to amend Zoning By-laws 304-87 and 177-96, as amended, be approved, and the draft by-law attached as Appendix ‘A’ to the staff report dated June 20, 2006, be enacted;

That the applicant agree to pay their proportionate share of the Hwy. 48 flow control measures, to the satisfaction of the Director of Engineering;

That Kylemore Post Homes Ltd. be granted a servicing allocation of 70 units, such allocation to be from the total allocation for the Angus Glen Community, in accordance with the February 15, 2005 and November 22, 2005, report on servicing allocation;

That the Town reserves the right to revoke or reallocate the servicing allocation for this development;

That the Region of York be advised of the servicing allocation for this development;

That the applicant provide the Town with the required payment of 30% subdivision processing fees in accordance with the Town’s Fee By-law (By-law 2005-189);

And further that the draft plan approval for plan of subdivision 19TM-010024 will lapse after a period of three years commencing June 20, 2006, in the event that a subdivision agreement is not executed within that period.

EXECUTIVE SUMMARY:

The 4.5 hectare (11.2 ac) site is located on the north side of 16^th Avenue, west of Kennedy Road.

The applicant is requesting an Official Plan Amendment, Zoning By-law Amendment and approval of a Draft Plan of Subdivision to permit 19 single detached dwellings (including existing dwelling to be retained), 52 condominium townhouses, a 0.57 ha (1.41 ac) commercial block and a 0.12 ha (0.29 ac) parkette. The applicant indicates that the proposed development is to be marketed as an adult lifestyle community and targeted towards empty nesters. The existing dwelling is not of heritage significance, however, the applicant proposes to retain the existing dwelling, to be incorporated as a lot in the draft plan of subdivision.

The following are the main issues that have been raised through the application process:

• Secondary Plan is required for Future Urban Area: In lieu of an overall Secondary Plan, the applicant provided concept plans and a site specific Official Plan Amendment. Staff reviewed the concepts and are satisfied that the proposed development will not prejudice the future development of the surrounding lands or a future Secondary Plan exercise.

• Kennedy Road property owners are concerned about future development of their lands: Property owners expressed a concern that the applicant’s proposal could inhibit their ability to redevelop their lands. The applicants indicated that they made an offer to purchase the properties in order to develop a comprehensive plan which would resolve many of the concerns. The applicants indicated that they were not able to reach an agreement with the Kennedy Road landowners to purchase the properties on a collective basis. As a result, the applicant focused on proceeding with the development applications submitted for the subject property.

The applicant has provided several development concept plans, as background to the draft plan illustrating alternative development options on the Kennedy Road properties. Staff have reviewed the concept plans and are satisfied that the draft plan will not prejudice a wide variety of development options on the Kennedy Road properties.

· East/West road required as a condition of approval of the Unionville Montessori School

As a condition of approval, the Unionville Montessori School application to the east of the subject lands, conveyed half of an east/west road allowance to the Town. As an alternative to providing the original east/west road connection, the applicant has proposed a connection to Kennedy Road further north, so that it could be signalized in the future. The road allowance adjacent to the Montessori School site may be too close to the 16^th Avenue/Kennedy Road intersection to allow for future signalization. The provision of a possible second signalized access in the future would help disperse the traffic and permit easier access to and from the area.

This is an acceptable interim situation, but both road options need to be kept open until further development of the area occurs in order to provide for and recognize all alternate road possibilities

· Signalization of 16^th and Street A and Birchview Lane and Kennedy Road requested by residents: Residents to the south of the subject lands requested traffic signals at 16^th Avenue and Street A and Birchview Lane and Kennedy Road. Signals at 16^th and Street A will be installed at the developers cost, while the cost of signals at Birchview Lane and Kennedy Road will be shared by the Town and the Region (scheduled for Fall 2006).

· Appropriateness of commercial development: Planning and Design staff are generally satisfied with the massing and built form of the commercial building as shown in the applicant’s concept plan, however, further analysis and review will be required at the site plan application stage. The applicant indicates that the commercial building will be for a high end supermarket with offices on the second floor. The attached zoning by-law restricts the permitted uses accordingly.

The proposal indicates a right-in/right-out access onto 16^th Avenue. Access is under the jurisdiction of the Region of York Transportation Department.

Staff are generally satisfied with the configuration of the draft plan of subdivision and recommend that the plan be draft approved, subject to the conditions set out in Appendix ‘B’.

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)

PURPOSE:

The purpose of this report is to provide an evaluation, recommendation, draft conditions, draft Official Plan Amendment and a draft by-law for draft plan of subdivision 19TM-030024 for 19 single detached lots and 52 townhouse lots on the north side of 16^th Avenue, west of Kennedy Road.

BACKGROUND:

Property and Area Context

The 4.5 hectare (11.2 ac) property is located on the north side of 16^th Avenue, west of Kennedy Road (Figure 2). The property contains a two storey single detached dwelling located on the south western portion of the property, to be retained. The remainder of the property is undeveloped and is currently vacant.

The site generally slopes gently down from the northeast to the southwest towards the Bruce Creek to the west. The south west portion of the site is located within and is impacted by the Regional Flood Line as established by the Toronto and Region Conservation Authority.

The Bruce Creek and lands owned by the York Downs Golf Course adjoin the property to the west and north, the Unionville Montessori School and a Bell Canada utility building adjoin the property to the east, and single detached dwellings are located to the south, across 16^th Avenue.

Official Plan designation

The subject lands are designated Agriculture (A1) and Hazard Lands with an overlay of Future Urban Area in the Official Plan. The Future Urban Area overlay, established by OPA 5 as adopted in 1993, means the lands are intended for future urban development.

The Official Plan provides that urban development of lands in the Future Urban Area shall only be permitted following technical studies relating to sewer and water servicing, sub-watershed management, transportation and development charges schedules. In addition, prior to any development on lands designated Future Urban Area, a Secondary Plan is to be prepared, approved and incorporated into the Town’s Official Plan.

Existing zoning

The lands are zoned Rural Residential Four (RR4) and Open Space One (O1) by By-law 304-87.

Proposal for condominium townhouses, freehold townhouses and single detached dwellings and a commercial block

The applicant is requesting an Official Plan Amendment, Zoning By-law Amendment and approval of a Draft Plan of Subdivision to permit 19 single detached dwellings (including existing dwelling to be retained), 52 condominium townhouses, a 0.57 ha (1.41 ac) commercial block and a 0.12 ha (0.29 ac) parkette. The applicant indicates that the proposed development is to be marketed as an adult lifestyle community and targeted towards empty nesters. The existing dwelling is not of heritage significance, however, the applicant proposes to retain the existing dwelling, to be incorporated on a lot on the draft plan of subdivision.

TABLE A
	Units	Hectares	Acres
Single Detached	17 (14 m/46 ft)	0.69	1.69
Single Detached	1 (17.3 m/56.5 ft)	0.04	0.11
Existing Dwelling	1	0.16	0.40
Townhouses	52	1.13	2.78
Total	71	2.02	4.99
Density		35.14 uph	14.22 upa
Commercial Block		0.57	1.41
Roads		0.76	1.88
Private Roads		0.42	1.04
Park		0.12	0.29
Private Buffer		0.09	0.22
Open Space Buffer/Open Space		0.59	1.45
0.3 m reserves		0.005	0.01
Gross Site Area		4.57	11.28

OPTIONS/ DISCUSSION:

Secondary Plan required for development of Future Urban Area

The Town’s Official Plan requires the preparation of a Secondary Plan prior to proceeding with any development of the subject lands. Although designated with a Future Urban Area overlay in the Official Plan, the property is part of an area on the west side of Kennedy Road, south the Angus Glen community, not currently covered by a Secondary Plan.

The requirement for a Secondary Plan is to ensure that any development within a ‘Future Urban Area’ is dealt with in a comprehensive manner based on overall district studies and technical analysis having regard to options for the future development of all surrounding lands.

The Unionville Montessori School, adjacent to the east of the Kylemore property is also within the Future Urban Area overlay and also subject to the same requirements of the Official Plan.

The owners of the Montessori School, along with the owners of the York Downs Golf Course to the north and the previous owners of the Kylemore property (Deacons) to the west, previously developed a concept/illustrative plan outlining a possible future development scenario. The concept plan was considered by Council as the basis for approving the new Montessori school, but has no official status. It was developed for illustrative purposes only, to demonstrate that approval of the Montessori School development would not prejudice or limit options for a future Secondary Plan exercise.

The applicant has provided staff with various concept plans. Revised concept plans and a revised draft plan have been submitted to address the concerns outlined in the March 2003 staff report. Issues identified in that report included backlotting onto the valley lands, provision of a parkette of adequate size, deletion of through lots and provision of the extension of the east-west road on the Montessori site (Figures 6 and 7). The applicant has submitted two concepts with only minor differences. Concept A (Figure 6) illustrates residential uses north of the Unionville Montessori School, whereas, Concept B (Figure 7) indicates a commercial block. Staff have reviewed the concept plans and are satisfied that the proposed development will not prejudice the future development of the surrounding lands or a future Secondary Plan exercise.

In lieu of a Secondary Plan Amendment, Kylemore Post Homes is proposing a site specific Official Plan Amendment (Appendix C). The proposed Official Plan Amendment redesignates the lands from Agriculture 1 to Urban Residential to permit the proposed residential and commercial block, deletes the Future Urban overlay, incorporate the lands into Planning District 31 and establishes appropriate land use designations, urban design and environmental policies.

The lands covered by the Future Urban overlay has been removed from Planning District 22 and incorporated into Planning District 31 to facilitate a comprehensive Secondary Plan in the future.

In the absence of a Secondary Plan for the surrounding lands, the Official Plan Amendment provides detailed policies relating to design guidelines for streets and lanes, locations of buildings with respect to streets, the neighbourhood commercial area, built form and public services and utilities. The Official Plan policies also identify additional studies that must be completed prior to final approval of the draft plan and set out extensive implementation policies. Staff are satisfied that the site specific Official Plan Amendment attached to the report (Appendix C) address a similar range of policy and development issues, on a site specific basis, as would be addressed in a full Secondary Plan.

Kennedy Road property owners are concerned about future development of their lands

Property owners along the west side Kennedy Road (9332 to 9392 Kennedy Road) expressed an interest, at the January 28, 2004 information meeting, in a possible land assembly that would combine their lands with the subject lands. They commented that the Kylemore proposal could inhibit their ability to redevelop their properties, should internal access arrangements not be addressed.

The applicant submitted a letter indicating that Kylemore Homes made an offer to purchase the nine properties north of the Unionville Montessori School site, adjacent to Kennedy Road in order to develop a comprehensive plan which would resolve many of the concerns. The applicant indicated that there were not able to reach an agreement with the landowners to purchase the properties on a collective basis. As a result, the applicant focused on proceeding with the development applications submitted for the subject property.

The applicant has provided several development concept plans, as background to the draft plan illustrating alternative development options on the Kennedy Road properties. Staff have reviewed the concept plans and are satisfied that the draft plan will not prejudice a wide variety of development options on the Kennedy Road properties. Should the properties be combined it would create greater flexibility and road access options.

East/West road required as a condition of approval of the Unionville Montessori School

As a condition of approval, the Unionville Montessori School was required to convey a strip of land, along their north property limit, to the Town for future public road purposes. The width of the strip of land is equal to one half of a future road allowance (8.5 m/27.8 ft). The future road link to Kennedy Road would ensure adequate access for the school and the surrounding lands. Access options for all of the surrounding lands are enhanced by the proposed connection to Kennedy Road. However, the current proposal by Kylemore does not include an extension of this proposed road within the draft plan. Originally, staff were concerned that exclusion of this road extension would limit access options for the remainder of the lands in the area, in particular properties to the north, now fronting onto Kennedy Road.

Kylemore Home’s concepts provide an east/west road further north of the Unionville Montessori School. The applicant indicates that the provision of the road further north, allows for it to be aligned with the conceptual road pattern to the east, across Kennedy Road in the Breczy Community and provides for possible future signalization. Inclusion of this new road may render the planned east/west road along the north limit of the Unionville Montessori School redundant. It should be noted that to complete either, or both, road connections requires third party involvement.

The lands required to complete either the east/west road proposed by the applicant or the remainder of the road allowance north of the Montessori site, are not owned by the Town or the applicant. If the applicant’s road proposal is accepted, lands to complete this road could only be acquired at a future date. This would only be possible if the lands required to extend the road are redeveloped in the future. At that time, the Town would be in a position to require the road dedication. The provision of a possible signalized access from Kennedy Road would help disperse the traffic and permit easier access to and from the area.

The applicant has demonstrated through the submission of a traffic study that the subject development can work without completing any east/west road to Kennedy Road at this time.

This is an acceptable interim situation, but both road options need to be kept open until further development of the area occurs in order to provide for and recognize all alternate road possibilites

Sufficient servicing allocation to permit draft plan approval of Phase 1

As set out in the February and November 2005 servicing allocation reports, Council approved that 300 units be allocated to Angus Glen Developments. The applicant has chosen to redistribute 70 units of servicing allocation to the Kylemore Homes project and is utilizing the remaining 230 for the Angus Glen West Village located south of Major Mackenzie, west of Kennedy Road.

The allocation is part of a larger regional allocation to the Town, approved by Regional Council in June of 2005. The draft plan does not need to be phased, as the 70 units of allocation is sufficient to complete the draft plan of subdivision. The draft plan includes an existing dwelling, for a total of 71 units within the draft plan. The existing dwelling is not included in the 70 units of servicing capacity allocated to the applicant.

In February, 2005, Markham Council endorsed a proposed flow control option intended to bring the Town’s sewage allocation to a point that would match its current water allocation. Regional Council approved the flow Control option in June 2005.

The applicant will be required to pay $100 per unit as their proportionate share for the cost of the Highway 48 Flow Control System, which is required to create the sanitary sewer capacity for this project.

March 2003, Development Services Report refers applications back to staff

In March 2003, staff forwarded a preliminary report to Development Services recommending that the applications be referred back to staff for further discussion with the applicant, and other property owners in the area, on the need for a comprehensive review of the future pattern of development in the Future Urban Area north of 16^th Avenue and west of Kennedy Road. A community information meeting was held on January 28, 2004.

Residents to south expressed concerns at Community Information meeting held in January 2004

On January 28, 2004, a Community Information meeting was held in the Council Chambers. Area residents in the community, south of 16^th Avenue, west of Kennedy Road expressed concern regarding future traffic generated from the proposal. Residents also noted that they are presently encountering difficulty turning out of their subdivision onto 16^th Avenue (from Aitken Circle) due to traffic volumes on 16^th Avenue.

Staff reported back to Development Services in September 2004

Staff reported back to Development Services in September 2004, further detailing the issues and concerns from the March 2003 report. Although many of the issues were not fully resolved, it was recommended that a Public Meeting be scheduled.

Public Meeting held in November 2004

A statutory public meeting was held in November 2004. The following concerns were raised:

Traffic pressures the proposal will create and its effect on entering and exiting the community to the south and illegal U-turns.

Traffic signals were requested to be installed at the intersections of 16^th Avenue and Street A and Birchview Lane and Kennedy Road to allow the residents to enter and exit safely from their subdivision. Staff also indicated that the Transportation Department will look into the need for proper signage to prohibit U-turns, should they be required after the signals have been installed.

A Traffic Impact Study has been submitted to the Town and Region for review. As a condition of draft approval, the applicant has submitted a Traffic Impact Study ensuring that at full build out of the site, that the surrounding roads will function at a good level of service.

Impact on valley and wildlife

The TRCA have been circulated and they are satisfied that the provision of the negotiated buffer will protect the valley, subject to their draft conditions.

Proposed uses for commercial block

Area residents expressed concern that the list of permitted uses for the commercial block may include fast food restaurants or patios. There was also a concern that the lighting in the parking lot may pose a problem.

The draft by-law amendment restricts the permitted uses for the commercial block to a supermarket and business offices (second floor only). Restaurants will not be included in the list of permitted uses. Site plan approval will be required for the commercial site. Parking lot lighting can be controlled through the site plan agreement.

Unionville Subcommittee reviewed concerns

The application was referred to the Unionville Subcommittee in December 2004, following the Public Meeting so that staff and Council could resolve area resident concerns. Discussion generally focused on the potential traffic generated from the proposal, but more specifically on:

• Whether the applicant’s proposed connection to 16^th Avenue (Street ‘A’) should be aligned to Aitken Circle;
• Concerns from the residents to the south who are presently encountering difficulty and safety concerns entering and exiting their neighbourhood onto 16^th Avenue from Aitken Circle and from Birchview Lane, onto Kennedy Road; and,
• What might be the best course of action to address these issues.

Staff were requested to report back to Committee of the Whole on the strengths and weaknesses of an aligned versus an offset intersection of Street ‘A’ and Aitken Circle.

On December 14, 2004, staff reported back to Committee of the Whole. It was concluded that the aligned option was preferred by the Town from a road network perspective and that the Region of York be requested to signalize the aligned intersection of Street A and 16^th Avenue and signalize the intersection of Birchview Lane and Kennedy Road.

Signalization of the intersections of Street ‘A’ and 16^th Avenue and Birchview Lane and Kennedy Road

The residents in the Aitken Circle subdivision have concerns with respect to access to and from the Regional road system. Given the volumes and speeds on both 16^th Avenue and Kennedy Road, residents indicated that it is difficult to enter and exit their community from these roads.

Residents requested the installation of traffic signals at the intersections of Aitken Circle and 16^th Avenue and/or Birchview Lane and Kennedy Road. These are the only two intersections that provide access to this residential area.

The applicant’s proposal provides a connection to 16^th Avenue via Street ‘A’, which is offset from the existing street to the south across 16^th Avenue (Aitken Circle) and is located approximately 260 metres west of the intersection of Kennedy Road and 16^th Avenue. Town standards typically require streets to be aligned in order to provide safe turning movements and proper sight lines. However, the Region of York has jurisdiction over 16^th Ave, and would not permit a signalized intersection less than the 260 metres from the Kennedy Road and 16^th Avenue intersection. Signalizing the proposed intersection, combined with synchronizing the existing signal at Kennedy Road and 16^th Avenue should help to improve conditions for residents exiting from Aitken Circle by offering more gap opportunities.

In addition to the signalization of Street A and 16^th Avenue, Council also requested the Region to consider a traffic control signal at Birchview Lane and Kennedy Road. At their meeting in February 2005, Regional Council approved signals at 16^th Avenue and Street ‘A’ at the developers cost. Regional Council also approved a left turn lane and traffic control signals at Birchview Lane and Kennedy Road, subject to cost sharing arrangements with the Town of Markham. The Town and Regional staff agreed that it would be appropriate to consider a 50% cost sharing, since the signal does not meet warrants. Town of Markham Council approved the shared funding of the intersection improvements and signalization in May 2005 and the project is included in the 2006 capital budget. Regional funding is included in the Region’s 2006 Capital Budget. Construction of the traffic signals is estimated in the fall 2006.

Park block satisfies parkland dedication

In the context of the overall concept plan, Street A was re-aligned to open up views to the valley and golf course. The parkland conveyance for the development will be satisfied through the conveyance of Block 44 (0.12 ha/0.29 ac) which is located between Street A and the valley.

The top of bank was staked by the TRCA in the summer of 2003. The applicant negotiated with the TRCA for an environmental buffer which ranges in width from 4 to 10 metres. The applicant is not providing a continuous 10 metre buffer, due to the single loaded road location, with a public boulevard adjacent to the valley. In addition, the applicant provided an open space block at the southwestern quadrant of the plan to compensate for the reduced buffer. The valley and buffer will be dedicated to the Town and will be zoned into an open space category which would prohibit structural encroachment and ensuring the long term preservation of the lands in perpetuity. In addition, a 7.5 metre structural setback is required for all lots abutting the valley corridors (including all buffer blocks).

Draft plan is satisfactory to staff

As noted above, staff worked with the applicant to re-align Street A to open up view to the valley and reduce the amount of backlotting to the valley. As well, a road connection to the east will provide for future development of abutting lands. Staff are satisfied with the proposed layout of the draft plan, subject to the draft conditions attached as Attachment B.

Fire Department satisfied with emergency access

The Fire Department requires a minimum of 2 accesses, independent of one another to ensure reliable access for responding Fire Department Vehicles. The Fire Department is satisfied with the applicant’s proposal to have an emergency access through the commercial block. The emergency access will be blocked by knock down bollards and only used if necessary by emergency vehicles.

Appropriateness of commercial development

A site plan application has not been submitted, however, the applicant has submitted a commercial concept plan (Figure 5). Planning and Design staff are generally satisfied with the massing and built form of the commercial building (Figure 5), however, further analysis and review will be required at the site plan application stage. The applicant indicates that the commercial building will be for a high end supermarket with offices on the second floor.

The proposal indicates a right-in/right-out access onto 16^th Avenue. Access is under the jurisdiction of the Region of York Transportation Department.

Draft zoning by-law

The draft zoning by-law deletes the land from the rural area zoning by-law and incorporates it into the urban expansion by-law. The draft zoning by-law permits the condominium townhouses and single detached dwellings. The commercial block only permits a supermarket and offices (located on the second floor of the grocery store). The commercial block will be subject to the development standards of the Community Amenity One zone.

Sufficient visitor parking for the townhouses

The Town’s parking by-law requires 2 parking spaces per unit for the residential units, however, 4 parking spaces (2 in the garage and 2 in the driveway) are provided. In addition the applicant is providing parking bays adjacent to the east property line which will contain 10 visitor parking spaces. Parking is not permitted on the private roads of the condominium, as they are fire routes.

3 metre landscape strips provided adjacent to the east property line and between the residential use and commercial block

The applicant is proposing a 3 metre landscape strip adjacent to the east property line and between the townhouses and the commercial block. The landscape strip adjacent to the east property line will contain parking bays at the southern end. The landscape strip between the townhouses and commercial block will be landscaped to help provide a buffer. The landscaping is required to help buffer the parking lot of the commercial block from the proposed condominium townhouses.

Street ‘B’ maintained by future condominium corporation

Street ‘B’ is proposed to be a public right-of-way. However, the Owner is required to enter into a maintenance agreement because a temporary turning circle is not possible at the end of Street ‘B’ to allow for winter maintenance vehicles to turnaround. The agreement will ensure that the future condominium corporation and any subsequent owners will maintain the road allowance, at their cost, until Street ‘B’ is extended to connect to Kennedy Road or until such time as directed by the Director of Engineering.

Street ‘B’ will function as a single loaded road with a 15.5 metre cross section and if development occurs north of the subject lands, the Town will require an additional 1.5 metres to make up a standard 17 metre residential street cross section. All infrastructure on Street ‘B’ will be constructed to the Town’s standards.

Sanitary sewer easement extends through rear yards

An existing sanitary sewer easement extends through the rear yards of the easterly condominium blocks. Any future servicing of the sewer would require a disruption to these blocks. The easement will be registered on title.

FINANCIAL TEMPLATE (Separate Attachment):

Not applicable.

ENVIRONMENTAL CONSIDERATIONS:

The TRCA has no objection to the draft approval of the plan, subject to their conditions which are incorporated into Appendix ‘B’.

ACCESSIBILITY CONSIDERATIONS:

Not applicable.

ENGAGE 21^ST CONSIDERATIONS:

The proposed development promotes a number of key goals set out in “Engage 21^st Century Markham” by providing for efficient use of infrastructure, land use patterns and density, compact development, transit support and high levels of architectural and urban design.

BUSINESS UNITS CONSULTED AND AFFECTED:

The application has undergone a full circulation. Comments have been incorporated into the report, draft by-law and draft conditions.

CONCLUSION:

Staff are generally satisfied with the configuration and layout of the draft plan of subdivision and recommend that the plan be draft approved, subject to the conditions above and in Appendix ‘B’.

The policies in the Official Plan Amendment build upon establishing planning principles, and municipal, regional and community goals. As well, the policies in the amendment conform with the policies established in the Provincial Policy Statement, namely:

· Ensuring that the subject lands are part of a comprehensively planned community;

· Making efficient use of existing infrastructure;

· Providing a range and mix of housing types; and,

· Achieving intensified use of designated urban land.

The Official Plan Amendment provides for the development of the subject lands as well as promoting the intensification of the broader surrounding area.

RECOMMENDED BY:

_______________________________ ________________________________

Valerie Shuttleworth MCIP, RPP Jim Baird MCIP, RPP

Director of Planning and Urban Design Commissioner of Development Services

ATTACHMENTS:

Figure 1 – Location Map

Figure 2 – Air Photo

Figure 3 – Site Context and Zoning

Figure 4 – Proposed Draft Plan of Subdivision

Figure 5 – Supermarket Concept Plan

Figure 6 – Concept Plan A

Figure 7 – Concept Plan B

Appendix ‘A’ – Draft By-law

Appendix ‘B’ – Draft Conditions

Appendix ‘C’ – Draft Official Plan Amendment

APPLICANT/AGENT:

Angus Glen Developments Limited

Attn: Michael Montgomery

10060 Kennedy Road

Markham, ON

L6C 1N9

Tel: (905) 887-0090, extension 409

Fax: (905) 887 5197