RECOMMENDATION:
THAT the Record of Public Meeting held on
August 25, 2003, regarding the proposed draft plan of subdivision and zoning
by-law amendment applications (SU 03 113679 & ZA 03 117946) submitted by Wykland Estates Inc. be received;
That the first phase (145 units) of draft plan of
subdivision 19TM-030008 (SU 03 113679) located on the north side of Sixteenth
Avenue, west of Highway 48, proposed by Wykland Estates Inc. be draft approved,
subject to the plan of subdivision being red-lined to delete residential Block
71 and Buffer Block M and incorporate these lands in to the Stormwater
Management Block G, and subject to the conditions outlined in Appendix ‘A’;
That zoning application (ZA 03
113693) to amend By-laws 304-87, as amended, and 177-96, as amended, submitted
by Wykland
Estates Inc., for lands located on the north side of Sixteenth Avenue, west of
Highway 48, 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 145 units be granted to Wykland Estates Inc.
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
Wykland Estates Inc. 19TM-030008 Phase 1 in respect to
interim sanitary capacity and 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-030008) and implementing zoning by-laws.
BACKGROUND:
Property and Area Context
The subject lands have an area of 16.7 ha
(41.24 acres) and are located on the north side of Sixteenth Avenue, west of
Highway 48, within Phase 3 of the Wismer Commons community (see Figure 1). The
lands contain Robinson Creek valley lands (Block J) and
a hedgerow straddling the eastern property line. There is one single detached
dwelling and barn located in the southeast corner of the property. The dwelling
is not listed in the Heritage Markham Inventory of Heritage Buildings.
To the north the lands are under development
for low density residential and stormwater management
purposes. To the east is a low-density residential development and valley
lands. To the south, across Sixteenth Avenue, is a low-density
residential development. To the west the vacant lands are part of draft plan of
subdivision 19TM-02011.
Proposal
The proposed phase 1 plan of subdivision is
comprised of the following:
|
|
No.
of Units
|
Hectares
|
Acres
|
|
Gross Site Area
Park
Road Widening
Buffer
Stormwater Management
Ponds
Valley
Roads
Net Site Area
|
|
16.70
0.35
0.42
0.82
3.15
4.57
2.91
4.48
|
41.25
0.87
1.04
2.03
7.77
11.29
7.19
11.06
|
|
Single Family Units
13.7 metre
frontage
10.7 metre
frontage
Semi-detached Units
Total Units
|
131
65
66
14
145
|
|
|
|
Net Density (units per hectare/acre in relation to net site area)
|
|
32.4
|
14.2
|
Official Plan and Zoning By-law
The Official Plan designates the lands Urban
Residential and Hazard Lands (the Robinson Creek valley). The Wismer Commons
Secondary Plan designates the lands Low Density Residential and Hazard Lands
(the Robinson Creek valley). The proposed density of 32.4 units
per hectare (14.2 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 Agriculture One
(A1) 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 August 25, 2003, to the satisfaction of staff, as follows:
1.
Water Allocation
In October
2003, Council allocated, with conditions, a further 468 units 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 145 units (Appendix C).
2.
Noise attenuation
The draft plan
of subdivision has been revised incorporating buffer blocks along 16th Avenue for noise attenuation purposes.
3.
Lotting
The draft plan
of subdivision has been revised showing detailed lotting
of the residential blocks and a breakdown of the proposed units on a schedule
of land use.
4. Stormwater
management pond adjacent to 16th Avenue and residential lots on the east side of Roy Rainey Avenue
The draft plan
of subdivision has been revised to the satisfaction of staff to remove
residential lots backing onto the north and west sides of the stormwater management pond.
5.
Parks
The proposed
park at the northeast corner of Roy Rainey and Street A has been revised to the
satisfaction of staff reducing the frontage along the valley within the park
block.
6.
Tree Preservation
The proposed conditions
of draft plan approval require the submission and approval by Town staff of a
tree preservation plan prior to the execution of a subdivision agreement.
A public meeting was held on
September 23, 2003.
A
statutory public meeting was held on September 23,
2003,
to consider the current draft plan (phases 1 & 2) and zoning
applications. No members of the public
spoke at the public meeting.
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
Trustee of the Developers’ Group has confirmed that water allocation has been
provided to the draft plan prior to draft approval (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. 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.
Sanitary
Servicing
The draft plan
of subdivision 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.
Development
Phasing Plan and Wismer Commons Phasing Plan – Traffic Study are to be updated.
Prior to draft
plan approval of the remaining development in Wismer Commons, and prior to site plan approval of significant commercial
development fronting on Highway 48, further updates to the Wismer Commons
Phasing Plan and Traffic Study will be required to address the required
external infrastructure. A condition has been incorporated into the proposed
conditions of draft plan approval for phase 1 (see Appendix A) to require an
update to the Wismer Commons Phasing Plan and Traffic Study.
Staff
recommends that the proposed single detached lot fronting onto Sixteenth Avenue be deleted.
The draft plan
proposes a single detached lot having frontage onto Sixteenth Avenue in the location of the existing farm
dwelling. The applicant proposes to demolish the existing house and associated
farm buildings and to construct a new dwelling. The Robinson Creek valley is located to the north and east
of the proposed lot. A stormwater management pond is
proposed to the west. The proposed lot would not be connected to the
surrounding proposed subdivision. Schedule AA, Land Use Plan, of the Wismer
Commons Secondary Plan does not envision direct access to Sixteenth Avenue for residential uses. Staff
recommend that the plan of subdivision be red-lined deleting the
proposed lot and that the lands be incorporated into the lands required for the
stormwater management pond.
Proposed phasing
of plan is appropriate.
Phase 1 of the
draft plan proposes to provide all the roads required to link with adjacent
draft plans to the north and west of the subject lands. A condition has been
incorporated into the proposed conditions of draft plan approval (see Appendix
A) should the adjacent lands be developed at a later date and temporary turning
circles are required.
The
boundaries of the attached implementing zoning by-law may be adjusted to
accommodate the phasing of the adjacent lands to the west. In order to accommodate the phasing plan for the adjacent lands to the
west which is presently being finalized, the boundaries of the proposed zoning
by-law (see Appendix B) may be adjusted prior to final adoption by Council.
Staff have
been requested to investigate the early installation of traffic signals at 16th Avenue and Roy Rainey Avenue/Cairns Drive. A condition has been incorporated into the proposed
conditions of draft plan approval (see Appendix A) requiring the early
installation of traffic signals at 16th Avenue and Roy Rainey Avenue/Cairns Drive. Also required will be an agreement
between the Town, the Region and the applicant to address the funding
arrangement for the early installation of the signals.
A traffic
calming plan will be required prior to final approval.
James Parrot
Avenue, Roy Rainey Avenue and rights-of-ways adjacent to schools, parks and
places of worship have been identified as areas appropriate for the
implementation of traffic calming measures such as reduced pavement widths, and
provision of, raised intersections and cross-walks, roll-over or raised
medians, parking bays, intersection bump-outs, pavement markings and textured
pavement application. A condition has been incorporated into the proposed
conditions of draft plan approval (see Appendix A) requiring the submission and
approval of a traffic calming plan prior to final approval.
A bicycle
route plan is required prior to final approval.
The Town wide
Bicycle Route Study, 1998, proposes the implementation of a bicycle path along Roy Rainey Avenue. A condition has been incorporated into
the proposed conditions of draft plan approval for this plan (see Appendix A)
requiring, prior to final approval, the submission and approval of a bicycle
path plan for this plan of subdivision that builds upon the proposals of the Town-wide Bicycle Route Study, 1998.
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. The Robinson Creek valley, 10 metre buffer blocks, stormwater
management ponds and local park blocks will come into Town ownership upon
registration of phase 1 of the draft plan. This represents approximately 44% of
the total land area of the entire plan of subdivision.
ENGAGE 21ST CONSIDERATIONS:
The proposed draft plan of subdivision promotes two of
the key goals set out in "Engage 21st Century
Markham". These include:
Environmental Focus
· Registration of this plan will bring a substantial
section of Robinson Creek valley into public ownership. Open space and trail networks will be
fully integrated within the Wismer Commons Community.
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 require 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 Wykland Estates Inc.,
19TM- 030008 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.
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|
|
|
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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:
Michael Goldberg
Armstrong Goldberg Hunter
2171 Avenue Road
Suite 301 Tel.: (416) 322-6364
Toronto, Ontario M5M 4B4 Fax:
(416) 932-9327
Q:\Development\Planning\APPL\SUBDIV\03113679 Wykland
Estates Inc. (Wismer)\recommendation report.doc
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