RECOMMENDATION:
That draft plans of subdivision 19TM-02010 (Phase 4)
(Brawley Manor Corporation) and 19TM-03008
(Phase 2) (Mattamy (Robinson Creek) Ltd.) located north of 16th Avenue, west
of Highway 48, be draft approved subject to the conditions outlined in Appendices
‘A’ and ‘B’ to the staff report dated December 6, 2005;
That the applications submitted by Brawley Manor Corporation and Mattamy (Robinson Creek) Ltd. to
amend Zoning By-laws 304-87 and 177-76, as amended, be approved, and the draft
by-laws attached as Appendix ‘C’ to the staff report dated December 6, 2005, be
enacted;
That the applicants
agree to pay their proportionate share of the Hwy. 48 flow control measures, to
the satisfaction of the Director of Engineering;
That Brawley Manor
Corporation be granted a
servicing allocation of 73 units for draft plan 19TM-02010 (Phase 4) and Mattamy (Robinson Creek) Ltd. be granted a servicing allocation of 4.5 units for
draft plan 19TM-03008 (Phase 2), such allocation to be from the total
allocation for the Wismer Commons Community, in accordance with the November 22,
2005 report on servicing allocation;
That the Town
reserves the right to revoke or reallocate the servicing allocation should the
developments not proceed in a timely manner;
That the
Region of York be advised of the servicing allocation for these developments;
That the applicants
provide to the Town the 30% payment of the required subdivision processing fees
in accordance with the Town’s Fee By-law (By-law 211-83, as amended by By-law
2005-189);
And further that
the draft plan approval for plans of subdivision 19TM-02010 (Phase 4) and 19TM-03008 (Phase 2) will lapse after a period of three years
commencing December 6, 2005, in the event that a subdivision agreement is not
executed within that period.
PURPOSE:
The purpose of this report is
to recommend draft approval of the proposed draft plans of subdivision 19TM-02010
(Phase 4) and 19TM-03008
(Phase 2) and implementing zoning by-law amendments.
BACKGROUND:
Property and Area Context
The subject lands (Figures 1 and 2) are
located north of 16th Avenue, west of Highway 48 within the southern
portion of the Wismer Commons community.
The lands comprise three separate parcels owned by Brawley Manor
Corporation and one parcel owned by Mattamy (Robinson Creek) Ltd. The lands are
currently vacant.
Official Plan and Zoning By-law
The Town’s Official Plan designates the lands
Urban Residential. The Wismer Commons
Secondary Plan designates the lands Urban Residential – Low Density. The lands
are currently zoned Agriculture (A1) by By-law 304-87 and Residential Two
[R2*99(H)] by By-law 177-96.
Servicing Allocation
On February 22,
2005 Council
adopted a resolution assigning servicing allocation for 4,732 residential units,
subject to Regional Council approval of Markham’s proposed flow control
option and the additional allocation to the Town which has subsequently been
granted. Based on guidelines for prioritizing
allocation, the allocation was distributed amongst the Town’s secondary plan
areas. The distribution of allocation to
the Wismer Commons Secondary Plan area was based on the completion of
development blocks (filling in the holes).
The proposed plans of subdivision
comprise some of the development blocks for which servicing allocation was
proposed. The servicing allocation for
these plans was confirmed by Council on November 29,
2005.
Proposal
The applicants have applied for draft plan of subdivision approval and
implementing zoning by-law amendments. The proposed plans of
subdivision are comprised of the following (Figure 4):
Brawley Manor Corporation (19TM-02010 - Phase 4)
|
Parcel
1
|
Residential Units
|
Frontage
|
Single Detached
|
11
|
11.1m (36ft.)
|
Semi-detached
|
8
|
minimum 9.15m (30ft.)
|
|
Parcel
2
|
Residential Units
|
Frontage
|
|
Townhouses
|
31
|
minimum 7.5m (25ft.)
|
|
Parcel
3
|
Residential Units
|
Frontage
|
Single Detached
|
18
|
15.3, 15.8 and 17m (50, 52 and 56ft.)
|
|
|
Residential Units
|
Frontage
|
|
Parcel
4
|
|
|
|
Single
Detached Part Lots
|
5
|
minimum 15.3m
(50 ft.)
|
|
Total
|
73
|
|
Mattamy (Robinson Creek) Ltd. (19TM-03008 – Phase 2)
|
|
Residential Units
|
Frontage
|
|
Single
Detached Part Lots
|
4.5
|
Minimum 15.3m
(50 ft.)
|
The net site density for this proposal is 32 units per hectare. The Secondary Plan permits an average net
site density range of 17 to 37 units per hectare for the Urban Residential –
Low Density designation.
DISCUSSION:
The proposed development is consistent with the Wismer
Commons Design Plan
The proposed development is
consistent with the Wismer Commons Design Plan,
will utilize
existing infrastructure and will complete the urban fabric of key parcels within the southern portion of Wismer
Commons.
Concerns expressed at the Public Meeting held on May 7, 2005 have been addressed
Extension
of Spencer Avenue to 16th
Avenue (Parcel 3):
Concerns
were expressed at the Public Meeting by residents of Spencer Avenue
with respect to the need for and feasibility of connecting Spencer Avenue to
16th Avenue. The applicant has submitted
a traffic study which concludes that the proposed intersection is not necessary
and would not be safe with respect to sightlines on 16th Avenue and its relationship to existing intersections at Mingay Avenue and Heritage Corners Lane. Staff have
reviewed the traffic study and concur with its findings (see attached
Transportation Department comments). The
proposed draft plan (19TM-02010 - Phase 4) has
been revised to delete the proposed intersection; Spencer Avenue
is now proposed to connect to the window road adjacent to 16th Avenue.
Completion
of Golden Meadow Drive (Parcel 4):
Concerns
were expressed at the Public Meeting by a resident of Forest Manor Place with respect to the completion of Golden Meadow Drive and its impact on habitat. The
TRCA has reviewed the proposed plans of subdivision and the written submission
from the resident with respect to his concerns on the protection of
habitat. The TRCA confirmed that they reviewed
and approved development limits in relation to the terrestrial and aquatic
features associated with the Robinson Creek Valley when they approved the Wismer Commons Master Environmental
Servicing Plan (MESP) in 2003 and have no objections to the proposed
development. Mattamy previously conveyed
the Robinson Creek Valley and the required environmental buffer between the valley and the
subject lands to the Town upon registration of their first phase.
FINANCIAL CONSIDERATIONS:
No
financial implications are to be considered in this report.
ENGAGE 21ST. CONSIDERATIONS:
Managed Growth
The proposed development will utilize existing infrastructure and will
complete the urban fabric of key parcels within the southern portion of Wismer Commons.
BUSINESS UNITS CONSULTED AND AFFECTED:
The requirements
of other Town Departments and external agencies have been incorporated into the
draft plan and recommended conditions of draft approval.
ATTACHMENTS:
Figure
1 - Applicant/Agent & Location Map
Figure
2 - Area Context/Zoning
Figure
3 - Air Photo
Figure
4 - Proposed Plans of Subdivision
Appendix
‘A’ and ‘B’ - Conditions of Draft Approval
Appendix
‘C’ - Draft Zoning By-law Amendments
Appendix
‘D’ - Transportation Department comments
|
|
|
|
|
Valerie
Shuttleworth, M.C.I.P., R.P.P.
Director
of Planning and Urban Design
|
|
Jim Baird, M.C.I.P., R.P.P.
Commissioner
of Development Services
|
FIGURE
1
DOCUMENT # Q:\Development\Planning\APPL\SUBDIV\02 115478 Brawley
Manor Phase 2B\rdscgsDec6.doc
LOCATION MAP:
