REPORT TO DEVELOPMENT SERVICES
COMMITTEE
SUBJECT: PRELIMINARY
REPORT
Neamsby Investments Inc.; Mauro Guglielmo and Fulton Homes Limited; Neamsby
Investments Inc., 517737 Ontario Ltd. and Cedarland
Properties Ltd.; 1113529 Ontario Inc.
Applications
for proposed Industrial Plans of Subdivision and implementing Zoning By-law
Amendments for lands located south of 14th Avenue between Markham Road and Middlefield Road, municipally known as
5659, 5685, 5711, 5757, 5821, 5845, 5865 5875 & 5933 14th
Avenue
CONTACT/AUTHOR: Nilesh Surti, Planner, ext. 4190
APPLICATION #: SU 06 107231 (19TM-06005) & ZA
06 107241
SU
06 105719 (19TM-06002) & ZA 06 105729
SU
06 107288 (19TM-06006) & ZA 06 107293
SU
06 109644 (19TM-06010)
RECOMMENDATION:
That a Public Meeting be held to
consider the applications submitted by Neamsby
Investments Inc. (19TM-06005); Mauro Guglielmo and Fulton Homes Limited (19TM-06002); Neamsby Investments Inc.,
517737 Ontario Ltd and Cedarland Properties Ltd. (19TM-06006);
and 1113529 Ontario Inc. (19TM-06010) for approval of four proposed industrial
plan of subdivisions and implementing zoning by-laws for properties located on
the south side of 14th Avenue between Markham Road and Middlefield
Road, municipally known as 5659, 5685, 5711, 5757, 5821, 5845, 5865, 5875 and
5933 14th Avenue.
EXECUTIVE SUMMARY:
Not applicable
FINANCIAL HIGHLIGHTS:
There are no
financial matters to be considered in this report.
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Valerie Shuttleworth, M.C.I.P, R.P.P
Director, Planning & Urban Design
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Jim Baird, M.C.I.P, R.P.P
Commissioner, Development Services
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The purpose of this report is to
provide background information regarding four proposed industrial plans of
subdivision and associated rezoning applications for lands located south of 14th Avenue between Markham Road and Middlefield Road, and to recommend that statutory public meetings be held to consider these
applications.
Property and Area Context
The
subject lands are comprised of nine properties under four different ownership
groups and have a combined area of approximately 32.7 ha (80.9 ac). The lands are located contiguous to each
other on the south side of 14th
Avenue between Markham Road and Middlefield Road (See
Figure 1 & 2).
For the
most part, the lands are an empty field with no significant natural features. However clusters of trees are located at the
southeast corner of Middlefield
Road and 14th Avenue,
and at the north end of 5845
14th Avenue, and a
few trees are also scattered over the subject lands. Presently situated at 5685 14th Avenue
and partially on 5711
14th Avenue is an
existing golf driving range facility. There are existing single-detached
dwellings located at 5711 and 5865
14th Avenue, both with
outdoor storage. At the east end of the
subject lands there is an existing trailer manufacturing operation at 5933 14th Avenue,
which includes significant outdoor storage.
Surrounding
the subject lands to the south and to the west, across Middlefield Road, are
existing low density residential dwellings.
Immediately to the east is an existing commercial development (Armadale Square Plaza). To the north, across 14th Avenue,
is the Travail Road Industrial Area (See Figure 3 & 4).
Previous Draft Plan of Subdivision and associated rezoning
On December 14, 1999,
Council approved a draft industrial plan of subdivision and enacted an
implementing Zoning By-law Amendment for the three properties, municipally
known as 5757, 5821 and 5845 14th Avenue. The implementing Zoning By-law zoned those
lands as Business Corridor (BC) and General Industrial under By-law
177-96. However, draft plan approval
lapsed in December 2002.
Proposal is for an Industrial Plan of Subdivision
The
proposed industrial plans of subdivision comprise a total of 32 blocks. The applicants propose to extend Canfield Drive south
from 14th Avenue
to intersect with an internal east-west road.
This road will connect to Middlefield Road to the
west, and to the east this road will extend to 5933 14th Avenue
and swing north to intersect with 14th Avenue,
roughly between Canfield
Road and Markham Road (See
Figure 5). The proposed blocks will
range between approximately 0.67 ha (1.66 ac) and 1.5 ha (3.7 ac). Each draft plan of subdivision is described
in greater detail in the table below. The
specific boundaries of the four proposed draft plan of subdivisions are
outlined in Figure 2, 3 and 5.
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Land Owners
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Land
Area
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No. of Industrial Blocks Proposed
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Proposed
Block Sizes
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0.5 - 0.74 ha
(1.24 - 1.83 ac)
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0.75 - 0.99 ha
(1.85 - 2.45 ac)
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1 - 1.24 ha
(2.47 - 3.1 ac)
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1.25 - 1.5 ha
(3.1 - 3.7 ac)
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Neamsby Investments Inc.
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4.0 ha
(9.9 ac)
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3
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3
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Mauro Guglielmo
& Fulton Homes Limited
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8.3 ha (20.5 ac)
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8
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4
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4
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Neamsby Investments Inc., 517737 Ontario Limited & Cedarland Properties Ltd.
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16.3 ha (40.3 ac)
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17
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8
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6
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3
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1113529 Ontario Inc.
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4.0 ha
(9.9 ac)
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4
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1
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1
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2
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TOTAL
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32.6 ha
(80.6 ac)
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32
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13
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7
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5
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7
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OPTIONS/ DISCUSSION:
Official
Plan and Zoning
The subject lands are designated Industrial
in the Official Plan. The proposed
blocks fronting onto 14th Avenue (Blocks 1 through 7) have
an industrial subcategory designation “Business Corridor Area” and the
remaining blocks fronting onto the new internal roads have subcategory
designation “General Industrial Area”.
Most of the subject lands are
presently zoned Rural Residential Four (RR4) and Rural Residential Two (RR2) under
By-law 304-87, as amended, which only permits a single family detached dwelling
on each property. The remaining lands,
which were previously zoned for industrial use under By-law 177-96, as amended,
include Business Corridor (BC) zoning along the 14th Avenue frontage and General Industrial
(M) zoning for the balance of the lands.
These lands are permitted a variety of industrial and limited commercial
uses along 14th Avenue and general industrial
uses to the rear. The blocks that back
onto the residential dwellings to the south have use restrictions and are
required to provide a minimum rear yard setback of 20 metres and a minimum 9
metre landscape buffer adjacent to the residential lands.
If the subject applications are
approved, the proposed Zoning By-law Amendments would require the lands that
are zoned RR4 and RR2 to be deleted from by-law 304-87, as amended. These lands would be rezoned to Business
Corridor (BC) along 14th Avenue, and General Industrial
(M) for the balance, all under by-law 177-96, as amended. These lands would have similar use
restrictions, building setback and landscaping requirements as the lands previously
zoned for industrial use in the area.
POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL:
The
proposed industrial plans of subdivision and associated zoning by-law amendments
will advance the market availability of approximately 33 ha (81.5 ac) of
industrial land within the Town’s industrial land supply, and provide
additional employment opportunities in Markham’s east end.
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:
·
Submission
of a tree inventory and preservation plan
·
Submission
of the following engineering studies/plans, and any other studies deemed
necessary through the review process, to be completed to the satisfaction of
the Town prior to the issuance of draft plan approval:
o Internal Functional Traffic Report
o Stormwater management and
servicing studies
o Environmental Site Assessment
o Noise and Vibration Study
o Soil erosion control study
·
Determine
whether the Landowners need to enter into a Developers Group Agreement;
·
Obtain
clearance letters from Developers Groups in the area stating that all financial
obligations have been fulfilled with regards to infrastructure improvements
previously constructed to accommodate the proposed development.
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The Owner of 1113529 Ontario Inc. (5933 14th
Avenue) has not yet provided the outstanding Zoning By-law
Amendment application processing fee of $14,000. A public meeting will be scheduled for this
property after the applicant has submitted all of the applicable application
processing fees.
Public Meetings are recommended
It is
recommended that Public Meetings be held to obtain public input on these
applications.
FINANCIAL TEMPLATE
(Separate Attachment):
ENVIRONMENTAL
CONSIDERATIONS:
The applicants
are required to submit a tree inventory and preservation plan to determine
where any existing trees in the area could be preserved.
ACCESSIBILITY
CONSIDERATIONS:
ENGAGE 21ST CONSIDERATIONS:
BUSINESS UNITS
CONSULTED AND AFFECTED:
The
applications have been circulated to various Town Departments and external
agencies and are currently under review.
ATTACHMENTS:
Figure 1 – Location Map
Figure 2 – Area Context and Zoning
Figure 3 – Air Photo
Figure 4 – Landownership Map
Figure 5 – Proposed Plan of
Subdivision
Agents:
Neamsby Investments Inc. (19TM-06005)
Contact: Mr. Rudy Buczolits,
Vice President of Land Development
Neamsby Investments Inc.
7501
Keele Street, Suite 100
Vaughan
On L4K 1Y2
Tel:
905-761-8200; Fax: 905-761-2137
Mauro Guglielmo
and Fulton Homes Limited (19TM-06002)
Contact: Mr. Tony Masongsong
Masongsong
Associates Engineering Limited
1151 Denison Street, Unit 5
Markham ON L3R 3Y4
Tel: 905-944-0162; Fax:
905-944-0165
Neamsby Investments Inc.,
517737 Ontario Ltd and Cedarland Properties Ltd.
(19TM-06006); and 1113529 Ontario Inc. (19TM-06010)
Contact: Mr. Rudy Buczolits,
Vice President of Land Development
Neamsby Investments Inc.
7501
Keele Street, Suite 100
Vaughan
On L4K 1Y2
Tel:
905-761-8200; Fax: 905-761-2137
1113529 Ontario Inc. (19TM-06010)
Contact: Mr.
Donald Hindson
Cattanach Hindson Sutton VanVeldhuizen Barristers and Solicitors
57 Main Street Markham North
Markham ON L3P 1X5
Tel:
905-294-0666; Fax: 294-5688
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