RECOMMENDATION:
That a Public Meeting be held to consider the
applications submitted by 16th & McCowan Holdings Limited,
19TM-98006 revised (SU 98 215498, ZA 98 215482) for subdivision approval and
implementing zoning by-law amendments.
PURPOSE:
The purpose of this report
is to provide preliminary information regarding applications for draft plan
approval and implementing zoning by-law amendments for lands within the Wismer
Commons Community, and to recommend a public meeting be scheduled to obtain
public comments.
BACKGROUND:
The subject lands are approximately 4.053 ha
(10.016 acres) in total area and are located on the north side of Sixteenth
Avenue, east of McCowan Road, in the Wismer Commons Community (see Figure 1).
The lands are occupied by a detached dwelling.
Adjacent the subject lands to the north is a privately owned woodlot. Also
adjacent the subject lands to the north are lands subject to a proposed
residential plan of subdivision 19TM-02003. To the east are vacant lands
subject to a proposed residential plan of subdivision 19TM-02011. To the south,
across Sixteenth Avenue, is a low density residential development. To the west,
the lands are occupied by the Salvation Army Church, and single detached
residences.
Secondary Plan and Zoning
By-law
The subject lands are located within the
Wismer Commons Planning District (see Figure 1). On August 9, 1996, the Region
of York approved the Secondary Plan for Wismer Commons (PD 36-1). The Wismer
Commons Secondary Plan designates the lands Low Density Residential. The
proposed density of 34.86 units per hectare (14.10 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.
History of
Applications
Applications
for draft plan approval and implementing zoning by-law amendments for the
subject lands were initially submitted by Gordon Lai in 1998. The applications
proposing a low-density residential subdivision were circulated to various Town departments and external agencies and a
public meeting was held November 17, 1998. The subject lands did not receive an
assigned water allocation from the Trustee of the Wismer Commons Developer’s
Group and the applications did not proceed to approval. 16th &
McCowan Holdings Limited are now the new owners of the lands.
In
September 2003, 16th & McCowan Holdings Limited submitted a
revised draft plan of subdivision. Revisions to the plan include a buffer block
to accommodate lands that fall within the drip line of trees within the woodlot
to the north, the addition of two reserve blocks to accommodate possible future
road access to adjacent lands to the west, the deletion of an east/west road
connecting to the proposed road pattern to the east, and lots of similar sizes
have been grouped together.
The road
pattern, lotting and units proposed by the revised draft plan of subdivision
are very similar to the initial draft plan submitted by Gordon Lai, however
five years have lapsed since the public meeting held in 1998. A further public
meeting is required to obtain current comments from the public.
PROPOSAL:
The proposal is for a plan of subdivision and
associated rezoning to permit a residential subdivision (see Figure 4)
containing a total of 103 low density units consisting of 23 single detached
and 80 semi-detached units and a park block to be combined with a larger park
block to the north. The associated zoning amendment application proposes to
rezone the lands from Rural Residential Four (RR4) to the appropriate zones to
permit the requested residential and open space uses.
A summary of the proposed land uses and net
density is provided in Appendix A.
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
The proposal is
in keeping with the policies and land use plan of the Wismer Commons Secondary
Plan. The proposed plan of subdivision proposes to provide a park block that
accommodates lands that fall within the drip line of trees within the woodlot
to the north (Block 70). The subdivision also proposes to provide two road
linkages to the adjacent lands to the west facilitating the possible
redevelopment of the adjacent lands.
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.
·
The proposed draft plan of subdivision currently does not have an
assigned water allocation from the Trustee of the Developer’s Group. The Town’s
initial overall assignment to the Wismer Commons Community of 2,632 units has
been allocated to other developments in the Wismer Commons area. On October 21,
2003, Council approved a further water assignment of 468 units allocated to the
Wismer Commons area. It is not yet clear if the Trustee will be allocating
units to this plan.
·
Noise attenuation may be required for lots flanking onto Sixteenth
Avenue.
·
The Owner has agreed to set aside Blocks 72 and 73 to provide future
road access to adjacent lands to the west. However, the Owner proposes that the
blocks will revert back to the developer for building lots after five years
should there not be any proposals for the redevelopment of the adjacent lands.
Staff will review the proposal of setting aside the blocks for a predetermined
period of time.
FINANCIAL CONSIDERATIONS:
No
financial implications at this time.
ENVIRONMENTAL CONSIDERATIONS:
The subject
lands are vacant of vegetation with the exception of hedgerows along the
westerly and easterly limits of the property. Town staff have confirmed that
the evergreen hedgerows can be removed in accordance with the approved
Vegetation Survey and Tree Preservation Plan prepared by Dougan and Associates
for the Wismer Commons Secondary Plan area, dated September 29, 1997. The
subdivision and rezoning applications will be circulated to the TRCA and their
comments will be reflected in the preparation of the draft plan conditions and
the zoning by-law.
BUSINESS UNITS CONSULTED AND AFFECTED:
The subdivision and rezoning
applications submitted by 16th & McCowan Holdings Limited has been circulated to various Town departments and external agencies.
Requirements of the Town and external agencies will be reflected in the
preparation of draft plan conditions and the zoning by-law.
It is recommended that the
Committee authorize the scheduling of a Public Meeting to consider the
applicant’s proposed draft plan of subdivision and zoning amendments.
ATTACHMENTS:
Figure
1 – Location Map
Figure 2 – Area Context/Zoning
Figure 3 – Aerial Photo
Figure 4 – Proposed Plan of Subdivision
Appendix A – Land use and net density summary
APPLICANT/AGENT:
Sal Crimi
52 Gatcombe Circle Tel. 905.787.1542
Richmond Hill, ON L4L 9P5 Fax
905.737.2464
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Valerie Shuttleworth, M.C.I.P., R.P.P.
Director of Planning & Urban Design
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Jim
Baird, M.C.I.P., R.P.P.
Commissioner of Development Services
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Q:\Development\Planning\APPL\SUBDIV\98215498
16th & McCowan Holdings Limited (formerly Gordon Lai)\preliminary
report.doc
