RECOMMENDATION:
That the application for draft plan approval of
subdivision 19TM-02017 (SU 02 118869), submitted by Woodbine Mackenzie
Development Ltd. and located on the east side of Woodbine Avenue north of Major
Mackenzie Drive in the Cathedral Community, be approved subject to the
conditions outlined in Appendix ‘A’;
That zoning application (ZA 02 118867) to amend
By-laws 304-87, as amended, and 177-96, as amended submitted by Woodbine
Mackenzie Development Ltd., be approved and the implementing zoning by-laws
attached as Appendix ‘B’ be enacted;
That the “Residential Reserve” Blocks from the
draft approved subdivision (19TM-01002) to the northeast, also owned by
Woodbine Mackenzie Development Ltd., adjoining the subject property, referred
to as Blocks 47, 248 and 249 on Registered Plan 65M-3670, be included in the
implementing zoning by-laws and no further notice be given;
That a water supply allocation for 42 units in
the draft plan of subdivision be granted from the 260 units allocated to
Woodbine Mackenzie Development Land Holdings Ltd. by the landowners in the
Cathedral Community;
That the Town reserves the right to revoke or
reallocate water allocation to the Draft Plan of Subdivision should the
development not proceed in a timely manner;
And that the applicant provide to the Town the
required payment of 30% subdivision processing fees in accordance with the
Town’s Fee By-law (By-law 17-2000).
PURPOSE:
The purpose of this report is to recommend
approval of the proposed draft plan of subdivision (19TM-02017) and
implementing zoning by-law. The report
also recommends approval for water supply allocation for 42 residential units
(13 full lots and 29 part lots).
BACKGROUND:
Location and Site Characteristics
This 2.16 ha (5.34 acres) site is located
within the Cathedral Community, on the east side of Woodbine Avenue north of
Major Mackenzie Drive, immediately southwest of a larger draft plan of
subdivision (19TM-01002), which received draft plan approval in March
2002. Both properties are owned by
Woodbine Mackenzie Development Ltd.
The site itself is generally flat and slopes gradually from the east
towards Carleton Creek, which runs along the east side of Woodbine Avenue. The majority of the existing mature
vegetation on the site is located within the Carlton Creek floodplain and
environmental buffer, and will be preserved as part of the open space block,
which will be conveyed to the Town.
OPTIONS/DISCUSSION:
A residential
subdivision, with a mix of low density housing types is proposed
The proposed residential subdivision includes
a mix of full lots and partial “residential reserve” blocks. The full lots consist of 11 single detached
units, with lot frontages between 10.7 metres and 13.7 metres and 2
semi-detached units on a lot having a frontage of 18 metres for a total of 13
units. In addition, the applicant is
proposing a number of “residential reserve” blocks. These blocks are bisected by the original
property line that divides this property from the draft approved subdivision to
the northeast. These blocks will be
consolidated with the corresponding “residential reserve” part blocks on the
adjoining subdivision in order to create an additional 29 units (21 single
detached and 8 semi-detached units). A
total of 42 units will result from the approval of this draft plan. These statistics are summarized in column 1
of the following table.
|
|
Total No.
of Units
|
Units
(for density calculation
purposes)
|
Hectares
|
Acres
|
Gross Site Area
|
|
|
2.156
|
5.327
|
Roads (including road widening
& 0.3m reserve)
Open Space and associated
|
|
|
0.406
0.811
|
1.00
2.00
|
|
Net Site Area
|
|
|
0.939
|
2.327
|
|
|
|
|
|
|
|
Full Lots
Single Detached
13.7 m frontage
10.7 m frontage
Semi
Detached
18.0 m frontage
|
2
9
2
|
2
9
2
|
|
|
|
Residential Reserve Blocks
Single Detached
13.7 m frontage
12.2 m frontage
11.9 m frontage
10.7 m frontage
Semi-detached
18.0 m frontage
|
9
1
3
8
8
|
4.5
0.5
1.5
4.0
4.0
|
|
|
|
Total Residential Units
|
42
|
27.5
|
|
|
|
|
|
|
|
|
|
Net Density (Units per hectare/acres in relation to net
site area)
|
|
|
29.2
|
11.8
|
Column 2 of
the above table indicates the number of units for density calculation
purposes. Basing density calculation on
the full 42 units would be misleading, since a portion of each “residential
reserve” block or resulting unit is located outside of the draft plan
boundaries. Therefore in estimating density,
each of the “residential reserve” blocks is considered to be half a unit to
reflect the fact that part of the future lot is located outside of the draft
plan. For density calculation purposes,
the number of units is calculated to be 27.5 units. Using this approach the net residential
density of this draft plan is 29.2 units per hectare or 11.8 units per acre, as
shown in column 3 and 4.
The
proposed draft plan conforms to the Cathedral Community Secondary Plan
The subject property is located within the
Cathedral Community Secondary Plan (OPA No. 42), which contemplates a mix of
low-density residential and open space uses on the site. The Secondary Plan designates the lands to
the east of Carlton Creek floodplain “Urban Residential – Low Density”
permitting single-detached, semi-detached, linked, duplex and street townhouse
units.
The Carlton Creek floodplain is designated
“Hazard Lands”. In accordance with
Official Plan policies, the lands within the Carlton Creek Floodplain, plus a
minimum 10-metre environmental buffer, are to be conveyed to the Town and used
for conservation and passive recreation purposes. A small portion of the site abutting Woodbine
Avenue is designated as Community Amenity Area.
This portion of the site is too narrow to be developed and will also be
conveyed to the Town as open space.
The Secondary Plan permits low density housing
with a maximum net residential density of between 17.0 and 37.0 units per
hectare (6.9 and 14.9 units per acre).
The proposed draft plan of subdivision will have an estimated net
residential density of 29.2 units per hectare (11.8 units per acre). The proposed land uses, road configuration
and net residential density of this draft plan of subdivision conforms to the Cathedral Community Secondary Plan.
Background studies have been
approved, but a revised noise study is required
The Cathedral Community Secondary Plan requires
submission of a variety of background studies prior to approval of any draft
plan of subdivision (i.e. Community Design Plan, Tree Conservation Plan,
Environmental and Stormwater Master Plan, Master Servicing Plan, Internal
Traffic Study, and Noise Study). The
Town has approved the required background studies for East Cathedral; however, the Engineering Department has requested that an addendum to
the approved noise study be submitted recommending outdoor and indoor noise control measures for
the proposed development, including specific details relating to height of
noise fences. As set out in the attached
conditions of draft plan approval this study must be submitted to the
satisfaction of the Town prior to the execution of the subdivision agreement.
Zoning By-law amendments will be required to implement the
plan of subdivision.
In
accordance with the Secondary Plan requirements, the applicant has applied for
a zoning by-law amendment to implement the proposed plan of subdivision. The subject lands are currently zoned Rural
Residential One (RR1) under By-law 304-87, as amended. The “residential reserve” blocks, adjoining
the subject property, which are located within the draft approved subdivision
to the northeast and are to be consolidated with the subject draft plan
application, are currently zoned Agriculture One (A1). The proposed zoning by-law amendments will entail
deleting the lands from the Town’s Rural Area Zoning By-law 304-87, and
applying the Residential Two (R2) and Open Space One (OS1) zoning categories in
the Urban Expansion Area By-law 177-96.
The draft zoning by-laws are attached as Appendix ‘B’ to this
report.
The subject property was previously owned by
Memorial Gardens Ltd. who had no immediate interest in developing the site in
conjunction with the lands to the northeast.
As noted above, a narrow strip of land designated “residential reserve”
in the adjacent Woodbine Mackenzie subdivision is to be consolidated with the
subject lands. When the surrounding
Woodbine Mackenzie subdivision was draft approved these “residential reserve”
blocks were not rezoned because the lot configurations were not determined at
that time, even though a public meeting was held for the proposed residential
development of the surrounding subdivision, including the “residential reserve”
in September 2001. Planning staff
recommend that the residential reserve blocks from the adjoining draft plan of
subdivision to the northeast be rezoned at the same time, as the subject lands,
to complete the proposed draft plan of subdivision. No future notice is required.
Public Meeting held on to consider the application
On Tuesday, April 22, 2003 a public
meeting was held to consider the application.
There were no objections by any area landowners or residents.
Sanitary, storm and water availability
The water allocation update report approved by
Council at its meeting on December 3, 2002, noted an original allocation of
1,000 units for the Cathedral Community.
Subsequently, on October 14, 2003, Council granted an additional water
allocation of 575 units, thereby increasing the total water allocation for the
Cathedral Community to 1,575 units. To
date a total of 1000 units have been distributed among the Cathedral
landowners. The following chart is a
summary of water allocation for the Cathedral Community.
Total Water Allocation
|
|
1,575 units
|
|
Draft Approved Subdivisions
|
|
|
|
Grand Life Boulevard
|
280 units
|
|
|
Cathedral Town (Formerly
King David Development)
|
300 units
|
|
|
Woodbine Mackenzie
Development (formerly
Azzuria)
|
378 units
|
|
|
Woodbine Mackenzie
Development (formerly Memorial Gardens)
|
42 units
|
|
|
Total Water Allocation Granted
|
|
1000 units
|
|
Remaining Water
Allocation
|
|
575 units
|
There is not currently a Developers Group
agreement for the Cathedral Community; however, the landowners in the area have
agreed to grant water allocation to Woodbine Mackenzie Development for a total
of 260 units (in addition to the 160 units granted as part of their Phase 1
approval in March 2001) to be divided amongst two draft plans of subdivision in
the East Cathedral Community. Woodbine
Mackenzie Development will devote water allocation for 218 units to the larger
draft plan of subdivision (19TM-01002) to the northeast of the subject lands
and the remaining water allocation for 42 units is to be dedicated to the
subject property. This water allocation
will be distributed to 13 full lots with the subject lands, and 29 part lots
located partly on the subject lands and partly on the surrounding
subdivision. These part lots did not
receive any water allocation during the approval of the surrounding
subdivision.
Granting water allocation for all 42 units will complete an existing
window street fronting onto Woodbine Avenue and finish a key trunkmain along
this window street which is required to link sewer and water services between
the Woodbine Mackenzie subdivision to the northeast and the Grand Life
Boulevard subdivision to the south. A
Council resolution is required to allocate water to this draft plan of
subdivision.
Residential
Reserve Blocks
Planning staff are
satisfied with the proposed lot arrangement of the residential reserve blocks,
which conform to the established lot pattern of the draft approved plan of
subdivision to the northeast. The
residential reserve blocks on the adjoining plan of subdivision are required to
conform to the proposed lots on the subject draft plan, as set out in the
conditions of draft plan approval. The
lots on the adjoining plan of subdivision will be created through part lot
control exception.
Parkland addressed through cash-in-lieu
In the Cathedral Secondary Plan
parkland dedication is provided at a rate of 1 hectare per 300 units plus 1
acre per 1,000 residents or, when land is
not conveyed, a cash in-lieu equivalent is taken to satisfy parkland
requirements. The parkland land conveyance
requirements for the East Cathedral Community have been satisfied on other
properties within the secondary plan area.
As a result, the applicant will not be required to dedicate land, but is
required to provide cash-in-lieu to the Town of Markham to satisfy parkland
requirements.
Heritage
House on the Site
The demolished house at 10211 Woodbine Avenue
was a building listed on the Markham Inventory of Heritage Buildings, built.
c.1855. The
building was know as the Peter Rumohr Jr. House, after its original occupant
Peter Rumohr. The house was demolished
in the early 1990s by a previous land owner.
To recognize the historic significance of this Heritage Building,
Heritage Markham has recommended that the applicant be required to provide and
install two Markham remembered interpretive plaques in a visible location on
the property outlining the history and architecture of the former buildings.
FINANCIAL CONSIDERATIONS:
No financial implications at
this time.
BUSINESS UNITS CONSULTED AND AFFECTED:
The draft plan and
conditions of draft plan approval in Appendix ‘A’ have been prepared in
consultation with external agencies and municipal departments, and their
respective requirements have been incorporated.
ENVIRONMENTAL CONSIDERATIONS:
The
owner will be conveying the lands within the Carlton Creek Floodplain, plus a
minimum 10 metre environmental buffer from the regional storm flood line of
Carlton Creek. The subdivision and
rezoning applications have been submitted to the TRCA and their comments and
conditions are reflected in the preparation of the draft plan conditions and
the zoning by-law.
ENGAGE 21ST
CONSIDERATIONS:
The proposed draft plan of subdivision promotes two of
the key goals set out in “Engage 21st Century Markham”. These include:
- A
strong environmental focus, which protects and enhances the Carlton Creek.
- An
open space and trail network that will be fully integrated within the
Cathedral Community
CONCLUSION:
Staff are
satisfied with proposed draft plan, and recommend that it be approved subject
to the attached conditions.
|
|
|
|
|
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
|
Q:\Development\Planning\APPL\SUBDIV\02
118869 Woodbine Mackenzie Developments\recommendation report.doc
ATTACHMENTS: Figure 1 – Location Map
Figure 2 –
Area Context and Zoning
Figure 3 –
Air Photo
Figure 4 –
Draft Plan of Subdivision
Appendix ‘A’
– Recommended Condition of Draft Approval
Appendix ‘B’
– Proposed Zoning By-law Amendment
OWNER: Woodbine Mackenzie
Developments Limited
Carlo
Stefanutti, General Manager
5400 Yonge
Street, 2nd Floor
Toronto ON M2N 5R5
Tel:
416-227-2220
Fax:
416-227-9007
AGENT: Gagnon Law Bozzo Urban
Planners Ltd.
Jennifer
Bozzo, Planner
21 Queen
Street East, unit 500
Brampton ON L5R 3P5
Tel:
905-796-5790
Fax:
905-796-5792
Figure 1 – Location Map
