RECOMMENDATION:
That a Public Meeting be held to consider the applications
submitted by Mackenzie Builders and Developers
Ltd., Danvest Wismer Investments Ltd., Amber Plain Investments Ltd., 16th
and McCowan Holdings Ltd., Mattamy (Robinson Creek) Ltd., Brawley Manor Corp.,
Wismer Markham Dev. Inc. and 1039954 Ont. Ltd. for draft plan of subdivision approvals and
implementing zoning by-law amendments to permit residential plans of subdivision within the
Wismer Commons community.
PURPOSE:
The purpose of this report is
to provide background information regarding eight applications for draft plan of subdivision approval and implementing zoning 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 and 2) are
located west of Highway 48, north of 16th Avenue, within the Wismer Commons
community. The lands comprise various phases
of larger draft plans of subdivision that have been partially draft approved
and zoned based on the availability of servicing allocation.
Official Plan and Zoning By-law
The Town’s Official Plan designates the lands
Urban Residential. The Wismer Commons
Secondary Plan designates the majority of the lands Urban Residential – Low
Density. The lands adjacent to Major
Mackenzie Drive are designated Urban Residential – Medium Density and the lands
at the southwest corner of Bur Oak Avenue and Roy Rainey Avenue are designated
Neighbourhood Commercial. The lands are currently zoned Agriculture (A1) and
Rural Residential (RR4) by By-law 304-87.
Servicing Allocation
On November 29,
2005 Council distributed all
remaining allocation (6,406 units) 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 allocation
report. A total
of 402 units (302 units, plus 100 units previously assigned in February) were assigned
to the Wismer Commons community for the purpose of filling in several of the holes in the
fabric of this community.
Proposals
The proposed plans of subdivision comprise a
total of 308 units, as follows:
1. Mackenzie Builders and Developers Ltd. (19TM-02012) (Figure 3)
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Residential Units
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Frontage
|
|
|
|
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Single Detached
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24
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10.7 and
12.2m (35 and 40ft.)
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Semi-detached
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4
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9m (30ft.)
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Total
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28
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|
2. Danvest Wismer Investments
Ltd. (19TM-02009) (Figure 4)
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Residential Units
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Frontage
|
|
|
|
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Semi-detached
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20
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9m (30ft.)
|
Lane based Townhouses
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32
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5.6m (18ft.)
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Total
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52
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|
3. Amber Plain Investments Ltd. (19TM-02003) (Figure 5)
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Residential Units
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Frontage
|
|
|
|
|
Mixed Retail and Residential
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1
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16m (52ft.)
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Semi-detached
|
22
|
7.5m (25ft.)
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|
Condominium
Townhouses
|
36
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N/A
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Total
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59
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|
The mixed retail and residential unit will
be located at the south-west corner of Bur Oak Avenue and Roy Rainey Avenue.
The applicant is proposing to relocate the historic Daniel Raymer home, currently located west of Robinson Creek south of Bur Oak Avenue, to this location and to renovate it for
retail use on the ground floor and residential use on the second floor.
4. 16th and McCowan Holdings Ltd. (19TM-02011) (Figure 6)
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Residential Units
|
Frontage
|
|
|
|
|
Single Detached
|
7
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10.7m (35ft.)
|
Semi-detached
|
20
|
9.15m (30ft.)
|
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Total
|
27
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|
5. Mattamy (Robinson Creek) Ltd. (19TM-03008) (Figure 7)
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Residential Units
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Frontage
|
|
Single
Detached
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8
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13.7m (45ft.)
|
6. Brawley Manor Corporation (19TM-02010) (Figure 8)
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Residential Units
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Frontage
|
|
|
|
|
Single Detached
|
35
|
13.3 and 15.3m (44 and
50ft.)
|
7. Wismer Markham Development Inc. (19TM-02008) (Figure 9)
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Residential Units
|
Frontage
|
|
|
|
|
Single Detached
|
40
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10.7and 13.7m (35 and 45ft.)
|
Semi-detached
|
22
|
9.15m (30ft.)
|
|
Townhouses
|
16
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6m (20ft.)
|
|
|
|
|
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Total
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78
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|
8. 1039954 Ontario Ltd. (19TM-02016) (Figure 10)
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Residential Units
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Frontage
|
|
|
|
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Single detached
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15
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10.7m and 12.2 (35 and 40ft.)
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Semi-detached
|
6
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7.5m (25ft.)
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Total
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21
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|
Public Meetings
Public meetings were previously held for the proposed plans of
subdivision. However, as these public
meetings were held more that 2 years ago, new public meetings are required.
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSALS:
The proposed plans of subdivision will fill in
several of the holes in the emerging fabric of the Wismer Commons community.
The Amber
Plain Investments Ltd. proposal to relocate the historic Daniel Raymer home to the south-west corner of Bur Oak Avenue
and Roy Rainey Avenue and renovate it for retail use on the ground floor will implement Council’s
direction from April, 2005 that neighbourhood commercial uses be provided within all of the Town’s new communities.
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
Committee at a later date.
Daniel
Raymer Home
The
plans for the relocation and renovation of the home need to be reviewed in
detail by Planning and Heritage staff.
FINANCIAL CONSIDERATIONS:
No
financial implications are to be considered in this report.
ENGAGE 21ST. CONSIDERATIONS:
Managed Growth
The proposed developments will utilize existing infrastructure and will
complete the urban fabric of key parcels within the Wismer Commons community.
BUSINESS UNITS CONSULTED AND AFFECTED:
The
proposal is currently in circulation to other Town Departments and agencies.
ATTACHMENTS:
Figure
1 - Applicant/Agent & Location Map
Figure
2 - Area Context/Zoning
Figures
3 to 10 - Proposed Plans of Subdivision
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Valerie
Shuttleworth, M.C.I.P., R.P.P.
Director
of Planning and Urban Design
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Jim Baird, M.C.I.P., R.P.P.
Commissioner
of Development Services
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FIGURE
1
DOCUMENT # Q:\Development\Planning\APPL\SUBDIV\02 115478 Brawley
Manor Phase 2B\rdscgsJan24.doc
LOCATION MAP:
