RECOMMENDATION:
THAT
the Record of Public Meeting held on December 3, 2002, regarding the proposed
draft plan of subdivision and zoning by-law amendment applications (SU 02 115896
& ZA 02 115894) submitted by 16th
& McCowan Holdings Limited be received;
That the first phase (119 units) of draft plan of
subdivision 19TM-02011 (SU 02 115896) located on the north side of Sixteenth
Avenue, east of McCowan Road, proposed by 16th & McCowan Holdings
Limited, be draft approved, subject to the conditions outlined in Appendix
‘A’;
That
zoning by-law amendment application (ZA 02 115894) to amend By-laws 304-87, as
amended, and 177-96, as amended, submitted by 16th & McCowan
Holdings Limited, for lands located on the
north side of Sixteenth Avenue, east of McCowan Road, be approved and the
implementing Zoning By-laws attached as Appendix ‘B’, be
enacted;
That the applicant provide
to the Town the 30% payment of the required subdivision processing fees in
accordance with the Town’s Fee By-law (By-law 170-2000);
That water supply allocation
for 119 units be granted to 16th & McCowan Holdings Limited,
subject to written confirmation from the Trustee of the Wismer Commons
Developers’ Group that water supply has been made available from the total
allocation granted to the Wismer Commons Community by the
Town;
That the Town reserves the
right to revoke or reallocate water supply allocation should the development not
proceed in a timely manner;
That
registration of
16th & McCowan Holdings Limited, 19TM-02011 Phase
1 in respect to interim sanitary capacity, sewage allocation and water supply
be subject to conditions listed in this
report;
That
the Wismer Commons Development Phasing Plan be updated to reflect the revision
to the phasing of development as outlined in this report, and
further;
That the Region of York be
advised of the sewage and water supply allocation for this
development.
PURPOSE:
The
purpose of this report is to recommend approval of the proposed draft plan of
subdivision (19TM-02011) and implementing zoning by-laws.
BACKGROUND:
Property
and Area Context
The
subject lands have an area of 5.837 ha (14.423 acres) and are located on the
north side of Sixteenth Avenue, east of McCowan Road, within Phase 3 of the
Wismer Commons community (see Figure 1). Occupying a portion of the subject
lands are three new home sales offices selling for developments on the adjacent
lands to the north.
To
the north, are vacant lands that are subject to proposed residential plan of
subdivision, 19TM-02003 (Amber Plain Investments Limited) which currently has no
water allocation. The lands to the east are vacant and
are subject to a proposed residential plan of subdivision, 19TM-030008, Wykland
Estates Inc. Phase 1 of 19TM-030008 was approved by Council on March
9, 2004.
To the southeast is The Bridge Markham Pentecostal Church
(5440
Sixteenth Avenue).
To the south, across Sixteenth
Avenue,
are existing homes that front onto
Bendamere
Crescent
and back onto Sixteenth
Avenue.
To the west are vacant lands occupied by a detached dwelling which are also
owned by 16th & McCowan Holdings Limited and subject to a
proposed residential plan of subdivision, 19TM-98006.
Proposal
The
proposed phase 1 plan of subdivision is comprised of the
following:
|
|
No.
of Units |
Hectares |
Acres |
|
Gross
Site Area
Road
widening
Roads
Net
Site Area |
|
5.837
0.321
1.870
3.646 |
14.423
0.793
4.621
9.009 |
|
Single
Family Units
13.3 metre (43.6 feet)
frontage
10.7 metre (35 feet)
frontage
Semi-detached
Units
18.3
metre (60 feet) frontage
Total
Units |
81
46
35
38
38
119 |
|
|
|
Net
Density (units per hectare/acre
in relation to net site area) |
|
32.6 |
13.2 |
Official Plan and Zoning By-law
The
Official Plan designates the lands Urban Residential. The Wismer Commons
Secondary Plan designates the lands Low Density Residential. The proposed
density of 32.6 units per hectare (13.2 units per acre) is within the density
range of 17.0 to 37.0 units per hectare (6.9 to 14.9 units per acre) permitted
by the Low Density designation.
The
lands are currently zoned Rural Residential Four (RR4) by By-law 304-87 (see
Figure 2). The requested subdivision and zoning approvals are intended to
implement the provisions of the Secondary Plan.
OPTIONS/DISCUSSION:
The
proposed development is consistent with the Wismer Commons Community Design
Plan.
The
proposed development of these lands represents orderly development of the Wismer
community northward from 16th
Avenue
and is consistent with the Wismer Commons Community Design
Plan.
Concerns
and issues identified in the preliminary staff report have been
addressed.
The
applicant has resolved the concerns/issues identified in the preliminary staff
report on this proposal considered by Development Services Committee on
November
5, 2002,
to the satisfaction of staff, as follows:
1.
Water Allocation
In October
2003 Council allocated, subject to conditions, a further 468 units of water
allocation to the Wismer Commons Developers’ Group from the Town reserves. The
proposed draft plan of subdivision has an assigned water allocation from the
Trustee of the Developers’ Group of 119 units (Appendix C).
2. Phasing of
Proposed Subdivision
As shown on
Figure 4, this proposed phase 1 plan coordinates with the first phase of
adjoining draft plan 19TM-030008 to the east to ensure continuity of development
and traffic circulation. There is only one area of the plan where lots face onto
undeveloped lands which, given the current water allocation issues, may remain
undeveloped for a number of years.
3.
Noise attenuation
The draft
plan of subdivision has been revised to incorporate buffer blocks along
16th
Avenue for noise attenuation
purposes. These buffer blocks are within phase 2. Staff will require these
buffer blocks to be a minimum of 3 metres in width.
4. Temporary
stormwater management pond
The original
submission showed a temporary stormwater management pond. This temporary pond is
no longer required as the residential draft plan of subdivision (19TM-030008),
on the adjacent lands to the east, which proposes a stormwater management pond
servicing the subject lands, is now approved. This proposed draft plan of
subdivision has been revised to delete the temporary stormwater management pond.
5.
Sanitary Servicing
The subject lands will connect into the
Robinson Creek trunk sanitary sewer on a temporary basis
and will ultimately connect to the Region of York’s
Sixteenth
Avenue trunk sanitary sewer.
6.
Elimination of a parkette
The Wismer Commons Secondary Plan shows a parkette at the southwest
corner of Alexander Lawrie
Avenue and Street 5. The
Secondary Plan indicates that parkettes are over and above lands designated for
Neighbourhood and Community
Parks and will
not necessarily be held in public ownership. Staff
support the elimination of the parkette as the future residents of the
area will be served by a Neighbourhood
Park to the north
along Alexander Lawrie
Avenue. An amendment to the
Secondary Plan is not required.
7. Expansion of
the existing place of worship site
Any impact
the planned future expansion of the The Bridge Pentecostal Church may have on
this residential area will be minimized through measures including landscaping,
distance separations and alignment of driveway accesses.
A public meeting was held on December
3, 2002.
A statutory public meeting
was held on December 3,
2002, to consider the draft
plan (phases 1 & 2) and zoning applications. No members of the public spoke at the
public meeting. Council received the staff report and record of public meeting
and referred the application back to staff for a report and
recommendations.
Water
allocation is conditional on the completion of certain
roads.
On
December 15, 1998, Council allocated a total of 2,632 units to the
Wismer Commons Secondary Plan area. The established process is that the Trustee
of the Developers’ Group is to confirm that water allocation has been provided
to each draft plan prior to draft approval, and that has been confirmed for this
plan (Appendix C).
In October
2003, Council allocated a further 468 units to the Wismer Commons Developers’
Group subject to completion of construction of Castlemore Avenue from McCowan
Road to Highway 48 and the construction of Roy Rainey Avenue from Major
Mackenzie Drive to 16th Avenue by December 2004. The Wismer Developers’
Group (which includes the applicant) has committed to complete construction of
Castlemore
Avenue from
McCowan
Road to Highway 48 and to construct
Roy Rainey
Avenue from Major Mackenzie to
16th
Avenue (Appendix D). An amendment to the
Wismer Development Phasing Plan and execution of an amendment to the Phasing
Agreement to reflect this commitment are included in the recommended conditions
of draft plan approval. The recommended conditions of draft plan approval also
include a condition requiring an update to the Wismer Development Phasing Plan and
Traffic Study prior to draft plan approval of the remaining development in
Wismer Commons. Approval of this draft plan will facilitate the completion of
Roy
Rainey Avenue.
The plan has
been revised to provide for a mid-block road connection to lands to the west.
The adjacent
lands located to the west of the subject lands are also owned by 16th
& McCowan Holdings Ltd., and are subject to a proposed residential draft
plan of subdivision, 19TM-98006. On December 9,
2003, the
Development Services Committee referred draft plan 19TM-98006 to the Markham
Subcommittee for a review of issues raised at the public meeting, including
integration with adjacent lands to the west. As a result of meetings with staff
and the Markham Subcommittee the subject draft plan was revised to add Street 5
which provides an additional connection to the adjoining lands to the west,
which are owned by 16th & McCowan Holdings Ltd., and ultimately
to McCowan Road directly opposite Trail Ridge Lane.
Second road
access may be required.
The development
of the subject lands is dependent on the development of the adjacent lands to
the east to provide the second access required by the Fire Department to ensure
reliability of access for Fire Department vehicles under all conditions. A
condition has been incorporated into the proposed conditions of draft plan
approval (see Appendix A) which requires the Owner to provide a second access,
to the satisfaction of the Fire Department, should the development of the
adjacent lands not proceed prior to or at the same time as the subject lands.
The
boundaries of the attached implementing zoning by-law may be adjusted to
accommodate the phasing of the adjacent lands to the east. The boundaries of the proposed zoning by-law (see
Appendix B) may be refined prior to final adoption by Council in order to
coordinate the phasing of the adjacent subdivision to the east ensuring
continuity of development and traffic circulation.
Traffic
calming and bicycle route plans will be required prior to final
approval.
A condition has
been incorporated into the proposed conditions of draft plan approval (see
Appendix A, condition 10.4) requiring the submission and approval of a traffic
calming plan and bicycle path plan that builds upon the proposals of the
Town-wide Bicycle Route Study, 1998, prior to final
approval.
FINANCIAL
CONSIDERATIONS:
No financial implications at this
time.
ENVIRONMENTAL
CONSIDERATIONS:
The
subdivision and rezoning applications have been circulated to the TRCA and their
requirements are reflected in the draft plan conditions and the zoning by-law.
ENGAGE
21ST CONSIDERATIONS:
The
proposed draft plan of subdivision promotes a key goal set out in "Engage
21st Century Markham" which includes:
Managed
Growth
- The
Wismer Commons Phasing Plan and Phasing Agreement establish
the framework for the phasing and coordination of infrastructure.
- Registration
of the plan will facilitate the completion of
Roy
Rainey Avenue
and Castlemore
Avenue.
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.
CONCLUSION:
Staff support
the draft plan approval of the subdivision submitted by 16th &
McCowan Holdings Ltd., 19TM- 02011 and recommend that the plan, as outlined in
Figure 4, be draft approved subject to the conditions of approval listed in
Appendix A, and that the implementing zoning by-laws contained in Appendix B, be
approved.
|
|
|
|
|
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 – Applicant/Agent & Location Map
Figure
2 – Area Context/Zoning
Figure
3 – Aerial Photo
Figure
4 – Proposed Plan of Subdivision
Appendix
A – Recommended Conditions of Draft Plan Approval
Appendix
B – Draft Zoning By-law Amendments
Appendix
C – Letter from the Trustee of the Wismer
Commons Developers’ Group Assigning Water Allocation
Appendix D - Letter
from the Trustee of the Wismer
Commons Developers’ Group Accepting Conditions for Water Allocation
APPLICANT/AGENT:
Sandra
Wiles
KLM Planning Partners
Inc.
64
Jardin Drive
Tel.: (905)
669-4055
Concord,
Ontario L4K
3P3
Fax: (905) 669-0097
Q:\Development\Planning\APPL\SUBDIV\02115896 16th
McCowan Holdings Ltd\recommendation report.doc
