Arrowdale Developments Limited,
Bonnydale Limited
19TM-03001
5601 Major Mackenzie Drive East,
Part of Lot 20, Concession 7
File Nos.: SU 03 106255 & ZA 03 106253
1039954 Ontario Limited (Wismer
Commons)
19TM-02016
Major Mackenzie Drive East
Part of Lot 20, Concession 7
File Nos.: SU 02 118676 & ZA 02 118669
Lindvest Wismer Commons Limited
5697 Major Mackenzie Drive East
19TM-02019
Part of Lot 20, Concession 7
File Nos.: SU 02 119221 & ZA 02 119217
RECOMMENDATION:
That
a Public Meeting be held to consider the applications submitted by Arrowdale Developments Limited, Bonnydale Limited
19TM-03001( SU 03 106255 & ZA 03 106253), 1039954 Ontario Limited (Wismer
Commons) 19TM-02016 (SU 02 118676 & ZA 02 118669) and Lindvest Wismer
Commons Limited 19TM-02019 (SU 02 119221 & ZA 119217) for draft plan
approval (Phase 3) and implementing zoning by-law amendments.
PURPOSE:
The purpose of this report is to provide
preliminary information regarding the 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 18.268 ha (45.14 acres) in total area (See
Appendix A for the acreage of each individual application) 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 primarily vacant and are located in the developing Wismer
Commons Community where most of the adjacent lands are under development for
residential, school and open space purposes.
All three properties are bounded by future residential development and
in the case of 1039954 Ontario Limited, future Community Amenity to the
east. Rural agriculture lands are to
the north of all three properties, across Major Mackenzie Drive East.
No significant
environmental features
A Master
Environmental and Stormwater management Study was reviewed and approved by the
TRCA 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.
An
overall tree preservation plan was approved for all phases of Wismer Commons
Community (excluding all lands of non-participating Owners) at the Community
Design planning stage. No significant
trees have been identified to date on the subject plans. A further tree inventory and preservation
plan will be required for all commercial blocks at the site plan approval
stage.
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, Medium Density Residential,
Open Space, Neighbourhood Commercial, Community Amenity Corridor and Major
Commercial. The requested
subdivision and zoning approvals are intended to implement the provisions of
the Secondary Plan.
The lands are currently zoned Rural Residential Four (RR4)
by By-law 304-87 (see Figures 2).
PROPOSALS:
The proposals are for plans of subdivision and associated
rezoning to permit residential subdivisions (see Figures 4-6) containing a
total of 401 units (316 single detached units and 85 semi-detached units) and
two park blocks. The associated zoning
amendment applications propose to rezone the lands from Rural Residential Four
(RR4) to the appropriate zones to permit the requested residential uses.
Summaries of the proposed land uses, residential mix,
minimum lot frontages and net density for each application are provided in
Appendix A.
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
The proposals
are in keeping with the policies and land use plan of the Wismer Commons
Secondary Plan. These plans of
subdivision propose to provide low-density residential units as well as part of
two park blocks.
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.
Concerns/issues common to all applications to be
addressed include:
·
The proposed draft plans of
subdivision currently do not have an assigned water allocation from the Trustee
of the Developer’s Group. The town’s
overall assignment to the Wismer Commons Community was 2,632 units. To date 2,323 units have been assigned (309
units remaining) and it is expected that the Trustee will assign the remaining
units to other developments in the Wismer Commons area.
·
Revised
Phasing Plan with accompanying studies, i.e., traffic and transportation.
·
Noise
attenuation in relation to arterial roads and collector roads
Concerns/issues
applicable to 1039954 Ontario Limited, 19TM-02016, to be
addressed include:
- Appropriateness of the proposed development pattern of residential
lots backing onto the proposed commercial blocks in relation to screening
and buffering of the residential uses from the commercial uses
- Provision for servicing to existing dwelling at 5899 Major
Mackenzie Drive.
- Back lotting on Major Mackenzie Drive.
FINANCIAL CONSIDERATIONS:
No financial implications are to be
considered by this report
BUSINESS UNITS CONSULTED AND AFFECTED:
The subdivision and rezoning 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 and zoning by-laws, once these plans are in a position to be
considered for approval.
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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\03106255
ArrowdaleBonneydaleDevelopmentsLtd\Preliminary Report March 25.doc
ATTACHMENTS:
Figure 1 – Location Map
Figure 2 – Area Context/Zoning
Figure 3 – Aerial Photo
Figure 4 – Proposed Plan of Subdivision, Arrowdale Developments Limited,
Bonnydale Limited 19TM-03001
Figure 5 – Proposed Plan of Subdivision 1039954 Ontario Limited (Wismer
Commons) 19TM-02016
Figure 6 Proposed Plan of
Subdivision Lindvest Wismer Commons Limited 19TM-02019
APPLICANT/AGENT:
Arrowdale Developments Limited
Bonnydale Limited 19TM-03001
James Kennedy
KLM Planning
Partners Inc. Tel.: (905) 669-4055
64 Jardin Drive, Unit
FAX 905) 669-0097
Concord, ON L4K 3P6
1039954 Ontario Limited (Wismer Commons)
19TM-02016
James Kennedy
KLM Planning
Partners Inc. Tel.: (905) 669-4055
64 Jardin Drive, Unit
FAX 905) 669-0097
Concord, ON L4K 3P6
Lindvest Wismer Commons Limited
19TM-20109
Sandra Wiles
KLM Planning
Partners Inc. Tel.: (905) 669-4055
64 Jardin Drive, Unit
FAX 905) 669-0097
Concord, ON L4K 3P6
