RECOMMENDATION:
That a Public Meeting be held to consider the
applications submitted by Wykland Estates Inc. 19TM-030008 (SU 03 113679, ZA
03113693) for subdivision approval (Phase 3) and implementing zoning by-law
amendments.
PURPOSE:
The purpose of this report
is to provide preliminary information regarding applications for draft plan
approval (Phase 3) 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 20.38 ha
(50.36 acres) in total area and are located on the north side of Sixteenth Avenue,
west of Highway 48, in the Wismer Commons Community (see Figure 1).
The lands are used for agricultural purposes.
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.
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 and Hazard
Lands. The proposed density of 32.5 units per hectare (13.13 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.
PROPOSAL:
The proposal is for a plan of subdivision and
associated rezoning to permit a residential subdivision (see Figure 4)
containing approximately 225 single detached and semi-detached units, an
existing residential block, two park blocks, two stormwater management blocks
and valley/buffer lands. The associated zoning amendment application proposes
to rezone the lands from Agriculture One (A1) 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 two park blocks, two
stormwater management facilities and valley/buffer 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 overall assignment to the Wismer Commons
Community of 2,632 units has been allocated to other developments in the Wismer
Commons area.
·
Noise attenuation may be required for
lots flanking onto arterial roads and collector roads.
·
Currently the proposed plan does not
show individual lotting but indicates residential blocks. The applicant
requests that the draft plan showing residential blocks be draft approved and
proposes to request, at a later date, that the lands be exempted from part lot
control creating individual single detached and semi-detached lots. Staff do
not support draft plan approval of the block plan and require that the draft
plan be revised prior to circulation of the application showing detailed
lotting of the residential blocks and a breakdown of the units in the schedule
of land use.
·
Staff have been asked to consider the
findings of further studies that may support the reduction of the size of the
proposed stormwater management Block H (see Figure 4) and shifting it east
deleting the existing residential Block A.
·
Staff has been requested to consider
the addition of residential lots on the east side of Roy Rainey Avenue and the
south side of Street A. It is proposed by the applicant that these lots will
back onto a smaller and relocated stormwater management Block H.
·
The south limit of park Block B is to
be revised reducing the frontage along the valley within the park block and
moving these lands into the residential Block 19.
·
A minimum 10 metre valley buffer is to
be incorporated into the existing residential Block A.
·
Tree preservation plan will be
required.
FINANCIAL CONSIDERATIONS:
No
financial implications are to be considered by this report.
ENVIRONMENTAL CONSIDERATIONS:
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.
ACCESSIBILITY CONSIDERATIONS:
Not applicable at this time.
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 provides
significant open space amenities and protects and enhances the Robinson Creek,
an important green space;
- An open space and trail network that will
be fully integrated within the Wismer Commons Community.
BUSINESS UNITS CONSULTED AND AFFECTED:
The subdivision and rezoning
applications submitted by Wykland Estates Inc. will be circulated to various
Town departments and external agencies once the draft plan of subdivision has
been revised to show lotting of the residential blocks. 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:
Michael
Goldberg
Armstrong Goldberg Hunter
9251 Yonge Street
Suite 302 Tel.: (905) 882-8150
Richmond Hill, Ontario L4C 9T3 FAX (905) 882-2069
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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\03113679
Wykland Estates Inc. (Wismer)\preliminary report.doc
