RECOMMENDATION:
That Phase 1 of draft plan of subdivision
19T-01020, prepared and revised by KLM Planning Partners Inc., identified as
Project Number P-386, Dwg. No. – 02:4, be approved subject to the revised
conditions of draft plan approval set out in Appendix ‘A’ to the staff report
dated February 4, 2003;
That the applications submitted by Wynberry
Developments Inc. to amend Zoning By-laws 177-96 and 304-87 be approved and the
implementing by-laws, set out in Appendix ‘B’ to the staff report dated
February 4, 2003, be enacted, without further notice;
That
water supply allocation for 14 units be granted to Wynberry 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 submit the required 30% subdivision processing fee for the Phase
1 portion of the subdivision;
That
registration of 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 and the existing
phasing agreement be amended to include this update.
PURPOSE:
The
report provides recommendations regarding proposed revision to draft approved
plan 19T-02010 and conditions of draft plan approval, for Wynberry Developments
Inc., Phase 1, to include an additional 14 residential units and implementing
zoning for the additional lands. The
report presents an overview and evaluation of the proposed addition of 14
residential units to the approved draft plan of 85 residential units, reviews
key issues associated with the proposed revision and recommends approval for
the revision to the draft plan, conditions of draft approval and implementing
zoning by-law.
BACKGROUND:
Site location and characteristics
The
lands to be added to the previously draft approved plan are approximately 1.04
hectares in area and are located on the west side of Highway 48 between 16th
Avenue and Bur Oak Avenue, within the Wismer Commons Secondary Plan area (see
Figure 1). The lands are currently
zoned Rural Residential Four (RR4) by By-law 304-87 (see Figure 2) and
designated Low
Density Residential in the Wismer Commons Secondary Plan.
The
lands were previously used for agriculture purposes and are now vacant. To the north the lands are vacant and are
part of draft approved plan of subdivision 19T-02010, Wynberry Developments
Inc. (draft approved by the Town on June 27, 2002 (see Figure 4)). To the east and south are vacant lands also
owned by the applicant. The lands to
the east are to be conveyed to the Town, prior to the registration of plan of
subdivision 19T-02010, through a development agreement between the Town and the
Trustee of the Wismer Commons Developers’ Group, for purposes of a stormwater
management pond. The lands to the south
are also part of draft plan of subdivision 19T-02010. These lands represent Phase 2 of the Wynberry Developments Inc.
draft plan of subdivision, which has not received water allocation from the
Wismer Commons Developers’ Group and is not yet draft approved. It should be noted that the subject lands
were also previously part of Phase 2.
To
the west are vacant lands that are part of draft plan of subdivision 19T-95040,
Brawley Manor Corporation, draft approved by the Town on February 23, 1999 (see
Figure 4). The lands owned by Brawley
Manor Corporation are designated for Low Density Residential.
The site and its surrounding context are
illustrated in Figure 3.
Previous application
Draft
plan of subdivision, 19T-02010, Wynberry Developments Inc., Phase 1, proposing
85 single detached residential units including 6 part lots and 2 commercial
blocks was draft approved on June 27, 2002.
Since approval of the draft plan the Trustee of the Wismer Commons Developers’ Group has
granted from the Town’s overall allocation to the Wismer Commons Community, an
additional 14 units to 19T-02010 (see Appendix C).
OPTIONS/DISCUSSION:
Proposal is for the revision of the draft approved portion
of the plan of subdivision and associated rezoning to permit an additional 14
residential units
Proposed is a revision to the conditions
of approval for draft plan of subdivision 19T-02010 (see Figure 4) to add an
additional 14 residential units. The
associated rezoning for the additional 14 units proposes to rezone the lands
from a Rural Residential Four (RR4) zone to Residential Two Exception 99
(R2*99) Zone.
The proposed revision will result in a
total of 98.5 residential units (95 residential lots and 7 part lots) and 2
commercial blocks (see Figure 4). Below
is a summary of the proposed residential mix, minimum lot frontages and net
density of the revised plan.
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No. of Units
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Hectares
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Acres
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Gross Site Area
Roads
Road Widening & 0.3 metre reserve
Major Commercial Blocks
Net Site Area
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7.932
2.246
0.078
2.500
3.108
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19.600
5.549
0.193
6.177
7.680
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Total Single Family Units
13.7 metre frontage
10.7 metre frontage
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991
25
74
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Net Density (units per
hectare/acre in relation to
net site area)
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31.9
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12.9
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1 95 lots plus 7 part lots (3.5 units)
for a total of 98.5 units
A public meeting was held on May 7, 2002
A statutory public
meeting was held on May 7, 2002, to consider the entire proposed draft plan of
subdivision (Phases 1 and 2) and zoning by-law amendment. No members of the public spoke at the public
meeting.
Secondary plan conformity
The lands subject to the revision 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 31.9 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
Rural Residential Four (RR4) under the Town’s Rural Area By-law 304-87, as amended
(see Figure 2). The applicant proposes
to amend this zoning to permit the proposed additional 14 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.
Development Phasing Plan updated and
amendment to phasing agreement required
A development phasing plan for the Wismer
Commons Community Planning District dated July 1998, was approved by Council on
December 15, 1998. The phasing plan was
subsequently updated February 2001, subject to conditions. It establishes the timing of development to
ensure that growth is managed in a proper and orderly manner.
As a condition of the phasing plan, the Trustee of the Wismer
Developers’ Group entered into a phasing agreement with the Town on
March 7, 2001. This agreement is for
phase 1 and 2 of the Wismer phasing plan only. As this proposed development is
within phase 3 and 4 of the Wismer phasing plan, an update to the phasing plan
and amendment to the agreement is required.
This update will identify the timing of infrastructure, such as
improvements on Highway 48, to be completed prior to any development proceeding
in phase 3 and 4 of the Wismer phasing plan including the draft approved
Wynberry Developments Inc. plan of subdivision 19T-01020 and this proposed
revision to the draft approved plan of subdivision.
As part of this update, the participating owners will be required to
update the Wismer Commons Phasing Plan-Traffic Study and to review the
recommendations of the Markham East Transportation Study Update to confirm that
the assumptions and recommendations made remain accurate, and to provide
additional recommendations for future road works and public transit
infrastructure, if required.
This report update will also address the implementation of the Region of
York’s 10 year Capital Works Program and will review the implementation of a
Town/Region transit program to meet the proposed modal split targets. The phasing plan update and amendment to the
phasing agreement will be required prior to final approval of the draft plan of
subdivision.
Natural resources
The lands that are subject to the
additional 14 units contain no significant vegetation.
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 a SWM facility to protect for quality and quantity control entering
into the Robinson Creek. The TRCA have
provided conditions that have been incorporated into the proposed conditions of
draft plan approval (see Appendix A).
There are no water courses located on these lands.
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. 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. In June 2002 the Developers’
Group assigned an 85 unit water allocation from the overall assignment to the
Wismer Commons Community to the draft plan of subdivision 19T-02010. The
trustee for the Developers’ Group has informed staff there will be an
assignment of water allocation for an additional 14 units from the Town’s
overall assignment to the Wismer Commons Community (see Appendix C).
The Owner acknowledges that the Town has
the right to revoke and reallocate such water allocation should construction
not proceed in a timely manner.
Currently, Wismer Commons development 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.
CONCLUSION:
Staff support the revision to draft plan
approval of the subdivision submitted by Wynberry Developments Inc. and
recommend that Phase 1 of the revised draft plan of subdivision, as outlined in
Figure 4, be draft approved subject to the revised conditions of draft plan
approval listed in Appendix A and that the implementing zoning by-laws
contained in appendix B be approved.
FINANCIAL CONSIDERATIONS:
None at this time.
BUSINESS UNITS CONSULTED AND AFFECTED:
The proposed draft plan of subdivision
and implementing zoning amendment applications have undergone a full
inter-departmental 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
Figure 3 – Air
Photo
Figure 4 –
Proposed Plan of Subdivision
Appendix A -
Proposed Conditions of Draft Plan Approval
Appendix B -
Proposed Zoning By-law Amendments
Appendix C -
Correspondence
Applicant/Agent Mr. James Kennedy Tel.: (905) 669-4055
KLM Planning
Partnership FAX: (905)
669-0097
64 Jardin
Drive
Concord,
ON L4K 3P3
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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\01119048
Wynberry Devel\recommendation report2.doc
