RECOMMENDATION:
That a Public Meeting be held to consider the
applications submitted by Angus Glen Farm Ltd. & Angus Glen Golf Club Ltd.
for Secondary Plan Amendment, Zoning By-law Amendment and Draft Plan of
Subdivision 19TM-030004 – West Village.
PURPOSE:
The
purpose of this report is to provide preliminary information regarding
applications submitted by Angus Glen Farm Ltd. & Angus Glen Golf Ltd. for
approval of a draft plan of subdivision, Secondary Plan Amendment and
implementing zoning amendments, to permit the development of a residential plan
of subdivision in the Angus Glen Secondary Plan Community. Staff recommends a public meeting be
scheduled to obtain public comment on the applications.
BACKGROUND:
Property and Area Context
The 52 hectare (128 ac.) property
is located on the south side of Major Mackenzie Drive, east of Warden Avenue
(Figure 1). Adjoining the property are:
- Rural Residential Estate lots to the west and south
- York Downs Golf and Country Club to the south
- Bruce Creek, traversing through the Angus Glen Golf Club to the
east
- Angus Glen, East village to the east across Bruce Creek
- Angus Glen Community Centre to the north, across Major Mackenzie
Drive
The subject lands are adjacent to
the Bruce Creek, which has a well-defined valley system traversing through the
lands to the east. A small tributary
with a man made pond (Stollery pond) is located in the northeast quadrant of
the draft plan of subdivision. There is
a substantial amount of vegetation on the lands surrounding the Stollery pond,
consisting of mature trees and undergrowth.
The majority of the remainder of the lands has been used for
agricultural purposes and has no significant vegetation.
The subject property contains the following structures:
- Georgian cottage (estimated date of construction 1876-1900). 1 1/2 storey, vertical board and
batten house. Listed on the
Markham Inventory of Heritage Buildings, but not yet designated (see no. 1
on Figure 4).
- Peter Stoeber (Stiver) house (estimated date of construction
1840-1860). 1 1/2 storey,
fieldstone house which is presently designated under Part IV of the
Ontario Heritage Act (see no. 2 on Figure 4).
- Casely house (construction date 1870). A two-storey, red brick, stretcher bond house. Listed on the Markham Inventory of
Heritage Buildings, but not yet designated (see no.3 on Figure 4).
- Two barns (Nos. 4 & 5 on Figure 4).
- A garage and two bungalows with no heritage significance (see nos.
6 (garage), 7 and 8 on Figure 4)
Subject lands comprise the West Village,
on Block 316 of the Original Draft Approved Plan
The Region of York originally approved
draft plan of subdivision 19T-95026 on May 7, 1996 with 3 phases of residential
development comprising 746 residential units (single-detached and townhouse
units). Three future phases of
development were also draft approved as blocks. These future phases were identified as Blocks 303 (Phase 4),
Block 302 (Phase 5) and Block 316 (West Village). Phases 1, 2, 3 and 4 are registered and Phase 5 is presently
being processed for registration.
Phases 1 to 5 comprise the East Village. The subject lands comprise the West Village (Block 316).
Below is a summary of all approved phases
of the Angus Glen East Village to date:
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Table 1
|
|
Phase
|
Single Detached
|
Townhouse
|
Total Units
|
Date Registered
|
|
Phase 1
|
128
|
43
|
171
|
Plan
65M-3114,
May
7, 1996
|
|
Phase 2
|
109
|
57
|
166
|
Plan
65M-3175
November
27, 1996
|
|
Phase 3
|
62
|
|
88
|
Plan
65M-3176
October
17, 1997
|
Phase 3A
|
|
42
|
42
|
Plan
65M-3301
February
12, 1999
|
Phase 4
|
|
54
|
109
|
Plan
65M-3468
December
21, 2000
|
Phase 5
|
|
|
45
|
|
Totals
|
|
222
|
621
|
|
Official Plan and Zoning
The Angus Glen Secondary Plan
designates the lands Low Density Residential, Low Density – Special Control,
High Density Residential, Medium Density Residential and Hazard Lands.
The lands are zoned Rural
Residential Estate, Agriculture 1 and Open Space by By-law 304-87
Proposal for the West Village is a departure from the East
Village new urbanism design
The
applicant is proposing a subdivision made up of conventional single-detached
lots (no rear lanes), two Medium Density Blocks (for future townhouses or
apartment development), 4 park blocks, two stormwater management blocks, a
future residential block and two blocks to be added to the adjacent Angus Glen
golf course.
The
proposed conventional single-detached lots for the West Village are a departure
from the new urbanism design of the East Village, which is comprised of mostly
lane-based product.
A summary of the proposed West Village draft
plan is included on Table 2.
|
Table 2
|
|
|
|
Area
|
Net Density
|
|
|
Units
|
Ha
|
Ac
|
|
|
|
Gross Site Area
|
|
52
|
128
|
|
|
|
Roads
|
|
|
20.4
|
|
|
|
Parkland
|
|
|
6.37
|
|
|
|
Buffer
|
|
|
|
|
|
|
Stormwater management ponds
|
|
|
|
|
|
|
Future golf course lands
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Single Detached Units
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
- Stollery Residence (Peter Stoeber –Stiver house)
|
|
|
|
|
|
|
Total Single detached Units
|
|
|
66.1
|
13.29
uph
|
5.3 upa
|
|
|
|
Medium Density Block 360
|
Option 1
|
|
|
3.69
ac
|
36.9
uph
|
14.9
upa
|
|
Option 2
|
|
134.2
uph
|
54.2
upa
|
|
|
|
|
|
14.3
ac
|
54.4
uph
|
14.3
upa
|
|
|
|
33.6
uph
|
13.6
upa
|
|
Minimum Number Of Units
|
|
|
|
|
|
|
|
|
|
|
|
|
POTENTIAL BENEFITS OF APPROVAL OF
THE PROPOSAL:
- Road connection between the East and West Villages
- Executive Housing of a type generally not being provided
sufficiently in the Town of Markham
- Provision of 4 park blocks
- Environmental buffer adjacent to valleyland
- Opportunity for retention and incorporation of heritage buildings
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.
Amendment/revisions
required to comply with Secondary Plan
The net site densities as set out
in the Secondary Plan, are to be within the following ranges:
Low Density Residential and Low
Density – Special Control – 17 to 37 uph (6.9 to 14.9 upa)
Medium Density – 37.1 to 79.9 uph
(15 to 32.3 upa)
High Density Residential – 80 to
148 uph
The proposed density of 13.29 uph
(5.2 upa) (Table 2) for the Low Density Residential and Low Density Special
Control do not meet the minimum 17 uph density provision of the Secondary
Plan. A revision to the draft plan or
an amendment to the Secondary Plan is required.
The proposed Medium Density Blocks
do not meet (except for Block 361 option 1) the minimum density requirements of
the Secondary Plan (Table 2). However,
the applicant indicates that a concept has not yet been finalized for the two
multiple residential development blocks.
An amendment to the Secondary Plan
is also required to accommodate the following proposed revisions to the land
use schedule.
- Relocation of the High Density Block located adjacent to the valley
to a Medium Density Block south of Major Mackenzie Drive.
- Deletion of a road connection to the existing rural residential
development to the west.
- The proposed lots adjacent to the existing residential community to
the west, are designated Low Density with special controls requiring a
minimum lot size of 0.12 ha (0.30 ac.) and other design related
restrictions. Either revisions to
the draft plan are required to increase the minimum lot size of lots 246 –
249 to comply with the Secondary Plan or an amendment to the Secondary
Plan is required.
The applicant is required to revise
the draft plan to reflect the provisions of the Secondary Plan or submit an
application to amend the Secondary Plan.
We have been advised by the applicant that a Secondary Plan amendment
application is being submitted.
Walkway required
In June 2001, Angus Glen Golf
Property Ltd. and Angus Glen Farm Ltd. executed a site plan agreement for the
expansion of an additional 18 hole golf course. As a requirement of the site plan approval, Angus Glen is
required to include a public access route adjacent to the Bruce Creek
valley-lands. The site plan agreement
contains conditions requiring the owner to pay for, design, construct and
convey or dedicate a walkway system on the south side of Major Mackenzie Drive
through the West Village plan, abutting the valley system. The Owner is required to construct the
walkway at the time of construction of the West Village Plan. Where the walkway comes away from the valley
and enters the municipal road allowance, the owner is required to provide an
enhanced environment to accommodate the walkway system.
The walkway is not shown on the
applicant’s draft plan. Further
discussions with the applicant are required to determine the precise location
of the walkway.
The Toronto and Region Conservation Authority to confirm
buffer
These applications have been
circulated to the TRCA for comment. The
provision of the buffer area adjacent to Bruce Creek will be of particular
interest to the TRCA. Confirmation of a
stable top of bank may be required by the Town and TRCA, requiring a slope
stability report.
Parkland dedication
The size and location of the
proposed park spaces will have to be rationalized in relation to unit counts
and parkland dedication requirements.
It should be noted that, while the proposed central location of park
Block 357 is generally acceptable, it would be desirable to increase the size
of this block to make it more visible, functional and a central feature to the
plan.
Stollery Pond
The Stollery Pond is proposed to be
dedicated to the Town as an enhancement to the plan and a stormwater management
pond. Submission of a Slope Stability
Analysis is required to confirm the stability of the embankment.
Water allocation is available for a portion of the
development
In 1998, as part of the
distribution of water allocation to development areas within the Town, Angus
Glen West Village received 641 units.
In December 2003, Council withdrew allocation for 241 units, resulting
in a remaining 400 units of allocation.
Phasing will be determined in accordance with available water
allocation.
Sanitary Sewers
In
March 2003 a sanitary sewer was constructed within the West Village located
generally along the valley lands to service the Angus Glen Community Centre
located on the north side of Major Mackenzie Drive. South of the Stollery pond, the sewer line conflicts with some of
the proposed residential lots. Further
discussions with the applicant are required to either relocate the sewer line
or revise the draft plan of subdivision.
Minor Water Courses
There appears to be three minor
water courses that flow from the higher elevated land on the west side of the
property to Bruce Creek. A minor water
course study is required to determine the significance of these minor courses.
Studies required prior to draft approval
The following studies/plans are to
be submitted and approved prior to draft approval:
- Preliminary Stormwater Management Study
- Functional Servicing Study
- Noise Feasibility Study
- Traffic Impact Study
- Minor Water Course Study
- Slope Stability, Erosion Potential Analysis
- Phasing Plan
- Sidewalk Plan
- Preliminary Grading Plan
- Tree Preservation Plan
(Others studies, as identified
through the circulation process)
FINANCIAL CONSIDERATIONS:
None
at this time.
BUSINESS UNITS CONSULTED AND AFFECTED:
The
applications have been circulated to various Town departments and external
agencies and are currently under review.
Requirements of the Town and external agencies will be reflected in the
preparation of the draft plan conditions, Secondary Plan Amendment and zoning
by-laws.
It
is recommended that the Committee authorize the scheduling of a Public Meeting
to consider the applicant’s proposed draft plan of subdivision, zoning and
Secondary Plan Amendments.
|
|
|
|
|
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
|
DOUCUMENT: q:\development\planning\appl\zoning\03109048
angus glen - west
village\psk0506.doc
ATTACHMENTS: Figure 1 - Location Map
Figure
2 - Area Context/Zoning
Figure
3 - Air Photo
Figure 4 - Draft Plan of Subdivision
APPLICANT/AGENT: Angus
Glen Farm Ltd. and Angus Glen Golf Club Ltd.
Attn: Michael Montgomery
10060
Kennedy Road
Markham,
ON
L6C
1N9
Tel: (905) 887-0090 ext. 409
Fax: (905) 887-5197
