19TM-02010

5804 Sixteenth Avenue

Part of Lots 16 & 17, Concession 7

File Nos.: SU 02 115478 & ZA 02 115483

1039954 Ontario Limited (Wismer Commons), Phase 1

19TM-02016

Major Mackenzie Drive East

Part of Lot 20, Concession 7

File Nos.: SU 02 118676 & ZA 02 118669

RECOMMENDATION:

Wismer Markham Developments Inc. 19TM-02008

That draft plan of subdivision, Wismer Markham Developments Inc. 19TM-02008 Phase 2B, prepared by KLM Planning Partners Inc., identified as Project Number P-408, Dwg. No. – 03:4, dated May 15, 2003, be approved subject to the conditions of draft plan approval set out in Appendix ‘A’ to the staff report dated June 17, 2003;

That the applications submitted by Wismer Markham Developments Inc. to amend Zoning By-laws 177-96 and 304-87 be approved and the implementing by-laws, set out in Appendix ‘E’ to the staff report dated June 17, 2003, be enacted, without further notice;

That water supply allocation for 194 units be granted to Wismer Markham Developments 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 allocation to the Draft Plan of Subdivision should the development not proceed in a timely manner;

That the applicant submits the required 30% subdivision processing fee for the Phase 2B portion of the subdivision;

That registration of Wismer Markham Developments Inc. 19TM-02008 Phase 2B in respect to interim sanitary capacity and sewage allocation and water supply be subject to conditions listed in this report; and,

That the Wismer Commons Development Phasing Plan be updated to reflect the revision to the phasing of development as outlined in this report.

Danvest Wismer Investments Limited/Dovcom Realty Inc. 19TM-02009

That draft plan of subdivision, Danvest Wismer Investments Limited/Dovcom Realty Inc.19TM-02009 Phase 2B, prepared by KLM Planning Partners Inc., identified as Project No. P-415, Dwg. No. – 03:3, dated May 15, 2003, be approved subject to the conditions of draft plan approval set out in Appendix ‘B’ to the staff report dated June 17, 2003;

That the applications submitted by Danvest Wismer Investments Limited/Dovcom Realty Inc. to amend Zoning By-laws 177-96 and 304-87 be approved and the implementing by-laws, set out in Appendix ‘F’ to the staff report dated June 17, 2003, be enacted, without further notice;

That water supply allocation for 30 units be granted to Danvest Wismer Investments Limited/Dovcom Realty 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 allocation to the Draft Plan of Subdivision should the development not proceed in a timely manner;

That the applicant, submit the required 30% subdivision processing fee for the Phase 2B portion of the subdivision;

That registration of Danvest Wismer Investments Limited/Dovcom Realty Inc. 19TM-02009 Phase 2B in respect to interim sanitary capacity and sewage allocation and water supply be subject to conditions listed in this report; and,

That the Wismer Commons Development Phasing Plan be updated to reflect the revision to the phasing of development as outlined in this report.

Brawley Manor Corporation 19TM-02010

That draft plan of subdivision, Brawley Manor Corporation 19TM-02010 Phase 2B, prepared by KLM Planning Partners Inc., identified as Project No. P-449, Dwg. No. – 03:2, dated March 11, 2003, be approved subject to the conditions of draft plan approval set out in Appendix ‘C’ to the staff report dated June 17, 2003;

That the applications submitted by Brawley Manor Corporation to amend Zoning By-laws 177-96 and 304-87 be approved and the implementing by-laws, set out in Appendix ‘G’ to the staff report dated June 17, 2003, be enacted, without further notice;

That water supply allocation for 53 units be granted to Brawley Manor Corporation 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 allocation to the Draft Plan of Subdivision should the development not proceed in a timely manner;

That the applicant submit the required 30% subdivision processing fee for the Phase 2B portion of the subdivision;

That registration of Brawley Manor Corporation 19TM-02010 Phase 2B in respect to interim sanitary capacity and sewage allocation and water supply be subject to conditions listed in this report; and,

That the Wismer Commons Development Phasing Plan be updated to reflect the revision to the phasing of development as outlined in this report.

1039954 Ontario Limited (Wismer Commons) 19TM-02016

That draft plan of subdivision, 1039954 Ontario Limited (Wismer Commons) 19TM-02016 Phase 1, prepared by KLM Planning Partners Inc., identified as Project No. P-420, Dwg. No. – 03:4, dated May 16, 2003, be approved subject to the conditions of draft plan approval set out in Appendix ‘D’ to the staff report dated June 17, 2003;

That the applications submitted by 1039954 Ontario Limited (Wismer Commons) to amend Zoning By-laws 177-96 and 304-87 be approved and the implementing by-laws, set out in Appendix ‘H’ to the staff report dated June 17, 2003, be enacted, without further notice;

That water supply allocation for 91.5 units be granted to 1039954 Ontario Limited (Wismer Commons) 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 allocation to the Draft Plan of Subdivision should the development not proceed in a timely manner;

That the applicant submit the required 30% subdivision processing fee for the Phase 1 portion of the subdivision;

That registration of 1039954 Ontario Limited (Wismer Commons) 19TM-02016 Phase 1 in respect to interim sanitary capacity and sewage allocation and water supply be subject to conditions listed in this report; and,

That the Wismer Commons Development Phasing Plan be updated to reflect the revision to the phasing of development as outlined in this report.

PURPOSE:

The report provides recommendations regarding four residential subdivisions (Wismer Markham Developments Inc. 19TM-02008, Danvest Wismer Investments Limited/Dovcom Realty Inc. 19TM-02009, Brawley Manor Corporation 19TM-02010 and 1039954 Ontario Limited 19TM-02016) and implementing zoning applications, on lands within the Wismer Commons Community. The report represents an overview and evaluation of the proposed subdivision layout, reviews key issues associated with the proposed developments and recommends approval of the draft plans, conditions of draft plan approval and implementing zoning by-laws.

BACKGROUND:

Site location and characteristics

The subject lands are approximately 24.0 ha in total area and are located in the Wismer Commons Community, bounded by Major Mackenzie Drive, Highway 48, Sixteenth Avenue and McCowan Road (See Figure 1).

The properties are vacant and are located in the developing Wismer Commons Community where much of the adjacent lands are under construction for residential, school and open space purposes. The sites and their surrounding context are illustrated in Figure 2.

Wismer Markham Developments Inc.

The application submitted by Wismer Markham Developments Inc., is made up of two parcels of land totalling 15.805 ha (39.057 ac) having frontage on Highway 48 south of Major Mackenzie Drive. The lands are currently zoned Agriculture One (A1) by By-law 304-87 (see Figure 3) and designated Low Density Residential and Major Commercial in the Wismer Commons Secondary Plan. The land adjacent to the most northerly parcel is vacant, under development for residential purposes or subject to applications for residential and commercial uses. Vacant lands to the north are the subject of residential draft plan and zoning applications by 1039954 Ontario Limited (also subject of this report, see below). The lands to the west of this parcel have been registered and are currently under construction for residential and open space uses. Wismer Markham Developments Inc. owns other vacant land to the west and south which are subject to a future phase of the proposed residential draft plan of subdivision 19TM-02009 as well as land to the east subject to applications to amend the Official Plan and zoning by-law to permit commercial uses. Lands to the north are subject to a rezoning application by 1065764 Ontario Limited for commercial purposes. Across Highway 48 to the east are industrial operations.

The lands to the north of the southerly parcel are vacant and are owned by Wismer Markham Developments Inc. and are subject to the commercial applications noted above. Occupying the adjacent property to the south is a single detached residence listed in the Markham Inventory of Heritage Buildings. Wismer Markham Developments Inc. also owns lands to the west that are subject to a future phase of the proposed residential draft plan of subdivision 19TM-02009. An automobile service station/restaurant occupies the lands to the south of this parcel. Across Highway 48 to the east are vacant lands.

Danvest Wismer Investments Limited/Dovcom Realty Inc.

The Danvest Wismer Investments Limited/Dovcom Realty Inc. property is comprised of a 1.517 ha (3.748 ac) parcel located south of Major Mackenzie Drive, east of McCowan Road. The lands are currently zoned Agriculture One (A1) by By-law 304-87 (see Figure 4) and designated Low Density Residential in the Wismer Commons Secondary Plan. Adjacent lands surrounding the subject site are also owned by Danvest Wismer Investments Limited/Dovcom Realty Inc. To the north, south and west adjacent lands have been registered and are currently under construction for residential, school and park purposes. Other vacant lands, adjacent to the north and west, are subject to a future phase of the proposed draft plan of subdivision 19TM-02009.

Brawley Manor Corporation

The lands subject to the Brawley Manor Corporation application are made up of a 2.666 ha (6.588 ac) parcel located west of Mingay Avenue, south of Bur Oak Avenue. The lands are currently zoned Agriculture One (A1) by By-law 304-87 (see Figure 5) and Residential Two – Special (R2-S*99) by By-law 177-96 and designated Medium Density Residential in the Wismer Commons Secondary Plan. The lands to the north, west and south have been registered and are under construction for residential purposes. To the east, across Mingay Avenue, is a vacant site reserved for a separate elementary school and lands also owned by the Brawley Manor Corporation subject to a future phase of the proposed draft plan of subdivision 19TM-02010.

1039954 Ontario Limited

The 1039954 Ontario Limited property is comprised of a 4.014 ha (9.919 ac) parcel located south of Major Mackenzie Drive, west of Highway 48. The lands are currently zoned Rural Residential Four (RR4) by By-law 304-87 (see Figure 6) and designated Low Density Residential and Medium Density Residential in the Wismer Commons Secondary Plan. Lands to the west and north are vacant and subject to a future phase of the proposed residential draft plan of subdivision 19TM-02008. To the east is a property occupied by a detached dwelling and a landscape operation. Also to the east are lands occupied by a residential building listed in the Markham Inventory of Heritage Buildings and the subject of a rezoning application submitted by 1065764 Ontario Limited for commercial purposes. To the south are lands owned by Wismer Markham Developments Inc. that are subject of residential draft plan and zoning applications by Wismer Markham Developments Inc. (also subject of this report, see above). Adjacent lands to the southwest have been registered and are under construction for park and residential purposes. North across Major Mackenzie Drive East is vacant agricultural land.

OPTIONS/DISCUSSION:

WISMER MARKHAM DEVELOPMENTS INC.

Proposal is for a plan of subdivision and associated rezoning to permit a residential subdivision containing 194 units and two commercial blocks

Proposed is a draft plan of subdivision 19T-02008 (see Figure 7) containing 66.5 single detached lots, 35 semi-detached lots (70 units), 8 townhouse blocks (56 units) and 2 commercial blocks having frontage on Highway 48. The associated rezoning proposes to rezone the lands from Agriculture One (A1) to Residential Two (R2*99) and Residential Two – Special (R2-S*99). The two proposed commercial blocks are to be zoned at a later date.

The proposed subdivision will result in a total of 194 residential units (63 single detached lots plus 7 part blocks, 35 semi-detached lots plus 1 part lot), 8 townhouse blocks and 2 commercial blocks (see Figure 7). Below is a summary of the proposed residential mix, minimum lot frontages and net density.

No. of Units

Hectares

Acres

Gross Site Area

Roads

Major Commercial Blocks

Net Site Area

15.805

3.059

7.355

5.391

39.057

7.559

18.175

13.323

Single Family Units

15.3 metre frontage

13.7 metre frontage

10.7 metre frontage

Semi-detached Units

Townhouse Units

Total Units

66.5

25.5¹

37²

71.5³

194

Net Density (units per hectare/acre in relation to net site area)

35.1

14.2

¹25 lots plus 1 part lot (0.5 units) for a total of 25.5 units

² 34 lots plus 6 part lots (3 units) for a total of 37 units

³ 35 lots (70 units) plus 1 part lot (1.5 units) for a total of 71.5 units

A public meeting was held on December 3, 2003

A statutory public meeting was held on December 3, 2003, to consider the current draft plan and zoning applications as well as future applications for the remaining lands owned by the applicant. No members of the public spoke at the public meeting.

There was one written submission received from John A.R. Dawson of McCarthy Tetrault, Barristers & Solicitors, on behalf of Major Mark Holdings Limited, owner of lands adjacent to the north fronting on Highway 48, expressing concerns with respect to the applications submitted by Wismer Markham Developments Inc. Major Mark Holdings Limited were concerned they would be prejudiced if appropriate neighbourhood relationships were not established, with respect to questions of site access and the provision of services. Access to the commercial blocks on the lands owned by Major Mark Holding Limited and Wismer Markham Developments Inc. will be resolved during the processing of the site plan applications for these lands. The provision of services must be resolved prior to release for registration.

Highway 48 Urban Design Guidelines for commercial lands have been submitted

The Wismer Commons Community Design Plan requires the submission of Urban Design Guidelines prior to proceeding with Site Plan Approval of any Major Commercial development. Urban Design Guidelines for the lands designated Major Commercial along Highway 48 have been prepared by The MBTW Group and submitted to the Town for review and approval. This document establishes criteria for site planning, built form, streetscape and signage, and a process for reviewing and approving site plan applications for commercial development along Highway 48. Draft approval for commercial Blocks 115 and 116 is recommended; however, these commercial blocks should be zoned only after Town approval of the urban design guidelines.

Secondary plan conformity

The lands are designated Low Density Residential and Major Commercial in the Wismer Commons Secondary Plan. The Low Density Residential designation provides for single detached units as proposed by the applicant. The 35.1 units per hectare net site density proposed is within the range permitted by the Low Density Residential designation (17.0 to 37.0 units per hectare).

The Major Commercial designation provides for large scale multi-use, multi-purpose centres offering a diverse range of retail, service, community, institutional, recreational and residential uses intended to serve a larger market, such as a portion of the municipality and/or broader regional market. The Major Commercial designation is intended to provide an identifiable destination for major shopping needs.

Zoning by-law amendments required

The subject lands are currently zoned Agriculture One (A1) under the Town’s Rural Area By-law 304-87, as amended (see Figure 3). The applicant proposes to amend this zoning to permit the proposed additional 194-unit development. This will entail deleting the subject lands from the effective area of By-law 304-87, as amended, and applying the Residential Two (R2) and Residential Two – Special (R2-S*99) zone categories in the Urban Expansion Area By-law 177-96. The commercial Blocks 115 and 116 will be rezoned after the Town’s approval of the Highway 48 Urban Design Guidelines.

Interface of future residential lots backing onto major commercial lands

It is recommended that site plan approval for commercial Blocks 115 and 116 be subject to submission of an acceptable noise feasibility study to determine any measures necessary to mitigate possible adverse impacts on the residential lots. The proposed Urban Design Guidelines for Highway 48 (see above) will also address the interface of the proposed commercial development with the proposed low-density residential use. In addition, the prohibition of certain uses and/or uses subject to distance separations will be investigated and incorporated into the implementing by-laws for commercial Blocks 115 and 116.

DANVEST WISMER INVESTMENTS LIMITED/DOVCOM REALTY INC.

Proposal is for a plan of subdivision and associated rezoning to permit a residential subdivision containing 30 units

Proposed is a draft plan of subdivision 19T-02009 (see Figure 8) containing 30 single detached lots. The associated rezoning proposes to rezone the lands from Agriculture One (A1) to Residential Two (R2*99).

Below is a summary of the details of the proposed subdivision including net density.

No. of Units

Hectares

Acres

Gross Site Area

Roads

Net Site Area

1.517

0.338

1.179

3.748

0.835

2.913

Total Single Family Units

12.2 metre frontage

Net Density (units per hectare/acre in relation to net site area)

25.4

10.3

A public meeting was held on December 3, 2003

Secondary plan conformity

The lands are designated Low Density Residential in the Wismer Commons Secondary Plan. The Low Density Residential designation provides for single detached units as proposed by the applicant. The 25.4 units per hectare net site density proposed is within the range permitted by the Low Density Residential designation (17.0 to 37.0 units per hectare).

Zoning by-law amendments required

The subject lands are currently zoned Agriculture One (A1) under the Town’s Rural Area By-law 304-87, as amended (see Figure 4). The applicant proposes to amend this zoning to permit the proposed additional 30-unit development. This will entail deleting the subject lands from the effective area of By-law 304-87, as amended, and applying the Residential Two (R2) zone category in the Urban Expansion Area By-law 177-96.

BRAWLEY MANOR CORPORATION

Proposal is for a plan of subdivision and associated rezoning to permit a residential subdivision containing 53 units

Proposed is a draft plan of subdivision 19T-02010 (see Figure 9) containing 53 single detached lots. The associated rezoning proposes to rezone the lands from Agriculture One (A1) to Residential Two (R2*99) and Residential Two – Special (R2-S*99).

Below is a summary of the details of the proposed subdivision including net density.

No. of Units

Hectares

Acres

Gross Site Area

Roads

Net Site Area

2.666

0.721

1.945

6.588

1.782

4.806

Total Single Family Units

15.3 metre frontage

13.3 metre frontage

11.0 metre frontage

Net Density (units per hectare/acre in relation to net site area)

27.2

11.0

A public meeting was held on December 3, 2003

A statutory public meeting was held on December 3, 2002, to consider the current draft plan and zoning applications as well as future applications for the remaining lands owned by the applicant. No members of the public spoke at the public meeting.

Secondary plan conformity

The lands are designated Medium Density Residential in the Wismer Commons Secondary Plan. The net site density of 25.4 units per hectare proposed by the applicant is below the range permitted by the Medium Density Residential designation (37.1 to 79.9 units per hectare). However, the applicant is proposing within phase 2 of this plan, townhouse blocks on the east side of Mingay Avenue, south of a future elementary separate school site. These lands on the east side of Mingay Avenue are designated Low Density Residential in the Wismer Commons Secondary Plan but are considered a more appropriate location for medium density development. Section 5.1 a) Land Use Policies – General, of the Wismer Commons Secondary Plan permit minor variation of land use boundaries without amendment to the Plan provided the intent of the Plan is maintained. In addition, on June 24, 1997, Council endorsed the Wismer Commons Composite Plan Draft 12 as the basis for the review and processing of the Wismer Commons Community Design Plan and subsequent draft plans of subdivision (see Appendix J). This plan shows the lands as low-density residential development (see Figure 11). Staff are satisfied that overall density targets will be achieved.

Zoning by-law amendments required

The subject lands are currently zoned Agriculture One (A1) under the Town’s Rural Area By-law 304-87, as amended (see Figure 5). A small portion comprising a right-of-way is zoned Residential Two – Special (R2-S*99) under the Town’s Urban Area By-law 177-96. The applicant proposes to amend the Agriculture One (A1) zoning to permit the proposed 53-unit development. This will entail deleting the subject lands from the effective area of By-law 304-87, as amended, and applying the Residential Two (R2*99) and Residential Two – Special (R2-S*99) zone categories in the Urban Expansion Area By-law 177-96.

1039954 ONTARIO LIMITED (WISMER COMMONS)

Proposal is for a plan of subdivision and associated rezoning to permit a residential subdivision containing 91.5 units

Proposed is a draft plan of subdivision 19T-02016 (see Figure 10) containing 39 single detached lots and 26.5 semi-detached lots (52.5 units). The associated rezoning proposes to rezone the lands from Rural Residential Four (RR4) to Residential Two (R2*99) and Open Space Two (OS2).

The proposed subdivision will result in a total of 91.5 residential units (62 residential lots and 7 part lots) (see Figure 10). Below is a summary of the proposed residential mix, minimum lot frontages and net density.

No. of Units

Hectares

Acres

Gross Site Area

Roads

Park

0.3 reserve and walkways

Net Site Area

4.014

1.243

0.114

0.039

2.618

9.919

3.072

0.282

0.097

6.468

Single Family Units

13.7 metre frontage

12.2 metre frontage

10.7 metre frontage

Semi-detached Units

Total Units

0.5¹

9.5²

29³

52.5⁴

91.5

Net Density (units per hectare/acre in relation to net site area)

35.0

14.1

¹1 part lot for a total of 0.5 units

²9 lots plus 1 part lot (0.5 units) for a total of 9.5 units

³27 lots plus 4 part lots (2 units) for a total of 29 units

⁴26 lots (52 units) plus 1 part lot (0.5 units) for a total of 52.5 units

A public meeting was held on May 6, 2003

A statutory public meeting was held on May 6, 2003, to consider the current draft plan and zoning applications as well as future applications for the remaining lands owned by the applicant. No members of the public spoke at the public meeting.

Secondary plan conformity

The lands are designated Low Density Residential and Medium Density Residential in the Wismer Commons Secondary Plan. The Low Density Residential designation provides for single and semi-detached units as proposed by the applicant. The 35.0 units per hectare net site density proposed is within the range permitted by the Low Density Residential designation (17.0 to 37.0 units per hectare) but is not within the Medium Density Residential designation range (37.1 to 79.9 units per hectare).

However, it is noted that Section 5.2.1 g) of the Secondary Plan indicates that each plan shall generally comply with the net site density range by density category except where provided for in the context of the approved Development Phasing Plan. On June 24, 1997, Council endorsed the Wismer Commons Composite Plan Draft 12 as the basis for the review and processing of the Wismer Commons Community Design Plan and subsequent draft plans of subdivision (see Appendix J). This plan shows the lands as low-density residential development. Draft 12 formed the basis for concept plan of the Development Phasing Plan dated July 1998, approved by Council on December 15, 1998. Staff are satisfied that overall density targets of the Secondary Plan will be achieved.

Zoning by-law amendments required

The subject lands are currently zoned Rural Residential Four (RR4) under the Town’s Rural Area By-law 304-87, as amended (see Figure 6). The applicant proposes to amend this zoning to permit the proposed 91.5-unit development. This will entail deleting the subject lands from the effective area of By-law 304-87, as amended, and applying the Residential Two (R2*99) and Open Space Two (OS2) zone categories in the Urban Expansion Area By-law 177-96.

Walkway/Access Blocks

Two walkway/access blocks (Blocks 76 & 77) are proposed within this plan to provide access to adjacent properties. Block 76 is intended to provide future servicing and internal driveway access to the adjacent lands to the east occupied by a detached dwelling and landscaping operation presently having access from Major Mackenzie Drive. Block 77 is intended to provide pedestrian access to the proposed commercial development on adjacent lands to the east subject of rezoning application by 1065764 Ontario Limited. Proposed lots fronting on Major Mackenzie Drive East, that are part of a future phase of this application, have been reviewed by staff to ensure that noise walls will not be required. These proposed lots are acceptable to staff.

MATTERS RELATING TO ALL DRAFT PLANS OF SUBDIVISION

No significant environmental features

A Master Environmental and Stormwater Management Study was reviewed and approved by the TRCA and the Town for the Wismer Secondary Plan. This study identified the location of valley and stream corridors, the criteria for the treatment of stormwater runoff and the location of stormwater management facilities. The study concluded that there are no significant environmental features on these properties.

Drainage Courses/Storm Water Management

The subject lands were addressed within the Municipal Servicing Report for the Wismer Commons Community dated July 1998 and approved by the Town and the TRCA. These lands are proposed to drain to storm water management facilities to protect for quality and quantity control entering into the Robinson Creek and the Exhibition Creek.

Water and Sanitary Allocation

On December 15, 1998, Council endorsed a policy and guidelines for allocation of water for future residential developments. This allocation policy was necessary due to limited available water supply in the urban expansion area. The Town allocated a total of 2,632 units to the Wismer Commons Secondary Plan area. As per the water allocation policy, the Owner of each draft plan within this Secondary Plan area is required to provide written confirmation from the Trustee of the Developers’ Group that water allocation has been provided to the draft plan prior to draft approval. The trustee for the Developers’ Group has informed staff there will be an assignment of water allocation from the Town’s overall assignment to the Wismer Commons Community to the subject applications (see Appendix I):

Wismer Markham Developments Inc. 19TM-02008	197
Danvest Wismer Investments Limited/Dovcom Realty Inc. 19TM-02009	30
Brawley Manor Corporation 19TM-02010	53
1039954 Ontario Limited 19TM-02016	91.5

The Owner acknowledges that the Town has the right to revoke and reallocate such water allocation should construction not proceed in a timely manner. With the approval of these draft plan subdivisions, the Wismer Commons Developers’ Group have allocated all of the 2,632 units allocated to them in 1998.

Currently, development in Wismer Commons is restricted for sanitary capacity due to a temporary connection to the downstream sewers. In June 2002 Council authorized the construction, if necessary, by the Wismer Commons Developers’ Group of a temporary sanitary storage facility to allow additional development prior to the completion (in November 2003) of the Region of York’s Sixteenth Avenue trunk sanitary sewer. Conditions have been incorporated into the proposed conditions of draft plan approval (see Appendices A, B, C & D) to ensure that adequate servicing exists prior to release for registration.

Development Phasing Plan and Wismer Commons Phasing Plan – Traffic Study are to be updated

A development phasing plan for the Wismer Commons Community Planning District dated July 1998, was approved by Council on December 15, 1998 and updated February 2001. It establishes the timing of development to ensure growth is managed in a proper and orderly manner and indicates external infrastructure requirements. This plan restricted development to a number of units less than the total water allocated to Wismer Commons Community (2,632 units, phase 1 and 2 portion). The Trustee of the Developers’ Group entered into a phasing agreement with the Town on March 7, 2001, to ensure the external infrastucture identified in the phasing plan is completed before additional units could be developed.

The Developers in the Wismer Commons Community now wish to develop to their maximum amount of water allocation (all of phase 1 and 2). In support of this they have submitted an update to the traffic study, which has indicated no additional external infrastructure is required. Therefore, a full phasing plan report and agreement is not required. Attached is a Phasing Plan Development Status Plan (see Appendix K) that shows the limits of the total number of units with water allocation (2,632) and future phases.

Prior to draft plan approval of the remaining development in Wismer Commons and site plan approval of significant commercial development fronting on Highway 48, a further update to the Wismer Commons Phasing Plan and Traffic Study will be required to address the required external infrastructure.

CONCLUSION:

Staff support the draft plan approval of the subdivisions submitted by Wismer Markham Developments Inc. 19TM-02008, Danvest Wismer Investments Limited/Dovcom Realty Inc. 19TM-02009, Brawley Manor Corporation 19TM-02010 and 1039954 Ontario Limited (Wismer Commons) 19TM-02016 and recommend that the draft plans of subdivision, as outlined in Figures 7, 8, 9 & 10, be draft approved subject to the conditions of draft plan approval listed in Appendices A, B, C & D, and that the implementing zoning by-laws contained in Appendices E, F, G & H, be approved.

FINANCIAL CONSIDERATIONS:

None at this time.

BUSINESS UNITS CONSULTED AND AFFECTED:

The proposed draft plans of subdivision and implementing zoning amendment applications have undergone a full inter-departmental and agency circulation. Department comments have been incorporated into the report, the proposed conditions of draft plan approval and the proposed zoning by-laws.

ATTACHMENTS:

Figure 1 – Location Map

Figure 2 – Area Context/Zoning – Wismer Markham Developments Inc. 19TM-02008

Figure 3 – Area Context/Zoning – Danvest Wismer Investments Limited/Dovcom Realty Inc. 19TM-02009

Figure 4 – Area Context/Zoning – Brawley Manor Corporation 19TM-02010

Figure 5 – Area Context/Zoning – 1039954 Ontario Limited 19TM-02016

Figure 6 – Air Photo

Figure 7 – Proposed Plan of Subdivision – Wismer Markham Developments Inc. 19TM-02008

Figure 8 – Proposed Plan of Subdivision – Danvest Wismer Investments Limited/Dovcom Realty Inc. 19TM-02009

Figure 9 – Proposed Plan of Subdivision – Brawley Manor Corporation 19TM-02010

Figure 10 – Proposed Plan of Subdivision 1039954 Ontario Limited 19TM-02016

Figure 11 – Wismer Commons Composite Plan, Draft 12, May 6, 1997, Brawley Manor Corporation

Figure 12 - Wismer Commons Composite Plan, Draft 12, May 6, 1997, 1039954 Ontario Limited

Appendix A - Proposed Conditions of Draft Plan Approval – Wismer Markham Developments Inc. 19TM-02008

Appendix B - Proposed Conditions of Draft Plan Approval– Danvest Wismer Investments Limited/Dovcom Realty Inc. 19TM-02009

Appendix C - Proposed Conditions of Draft Plan Approval – Brawley Manor Corporation 19TM-02010

Appendix D - Proposed Conditions of Draft Plan Approval – 1039954 Ontario Limited 19TM-02016

Appendix E - Proposed Zoning By-law Amendments Approval – Wismer Markham Developments Inc. 19TM-02008

Appendix F - Proposed Zoning By-law Amendments Approval – Danvest Wismer Investments Limited/Dovcom Realty Inc. 19TM-02009

Appendix G - Proposed Zoning By-law Amendments Approval – Brawley Manor Corporation 19TM-02010

Appendix H - Proposed Zoning By-law Amendments Approval – 1039954 Ontario Limited 19TM-02016

Appendix I – Correspondence

Appendix J – Extract from the Minutes of the Council Meeting Held on June 24, 1997

Appendix K – Development Phasing Plan Update

Applicant/Agent

Wismer Markham Developments Inc.

Davnest Wismer Investments Limited/Dovcom Realty Inc.

1039954 Ontario Limited

Mr. James Kennedy Tel.: (905) 669-4055

KLM Planning Partnership Fax: (905) 669-0097

64 Jardin Drive

Concord, ON L4K 3P3

Brawley Manor Corporation

Ms. Joanne Barnett Tel.: (416) 567-1751

6 Dunkirk Road Fax: (416) 423-1980

Toronto, ON M4C 2L9

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 113757 Wismer Markham Ph 2B\recommendation report.doc

		DEVELOPMENT SERVICES COMMITTEE


	TO:	Mayor and Members of Council

	FROM:	Jim Baird, Commissioner of Development Services Valerie Shuttleworth, Director of Planning & Urban Design

	PREPARED BY:	North District Team Deborah Wylie, Senior Planner

	DATE OF MEETING:	2003-June-17

	SUBJECT:	RECOMMENDATION REPORT Applications for Draft Plan Approval and Zoning Amendment Phase 1 and 2 (Development Phasing Plan Wismer Commons) Wismer Commons Community