Report to: Development Services Committee October 17, 2006
SUBJECT: Preliminary
Report
EMK Construction Ltd. and Treelawn
Construction Ltd.
Application
for Zoning By-law Amendment and Draft Plan of Subdivision Approval for 157
single detached lots and 88 street townhouses
10519 and 10521
Woodbine Avenue
East side of Woodbine
Avenue, south of Elgin Mills Road Cathedral
Community
SU.06-108473 & ZA.06-108487
PREPARED BY: Stephen Kitagawa, Senior
Planner
RECOMMENDATION:
That a Public Meeting be held to consider the
applications submitted by EMK Construction Ltd. and Treelawn
Construction Ltd. for zoning by-law amendment and draft plan of subdivision
approval to permit 157 single detached lots and 88 street townhouses at 10519
and 10521 Woodbine Avenue, located east of Woodbine Avenue, south of Elgin
Mills Road.
EXECUTIVE SUMMARY:
Not applicable
FINANCIAL CONSIDERATIONS:
Not applicable.
Parkland dedication
Parkland is being
conveyed on the basis of 1 hectare/300 units, however, the Cathedral Developers
group has agreed to pay cash-in-lieu of parkland at a rate of 1.2 hectares/1000
population towards the acquisition of the woodlot at the northwest corner of
the Cathedral Community. This
cash-in-lieu will be required at the time of execution of the subdivision
agreement and the amount of the cash-in-lieu will be based on an appraisal to
the satisfaction of the Town.
Staff are generally satisfied
with the location of the park block
Town staff
are generally satisfied with the location of the park block, however, are
concerned with the amount of backlotting
on the park and recommend further refinement of the lotting
surrounding the park. The submitted tree
preservation plan identifies the significant trees to be preserved including
those located within the park block.
Re-lotting may be required
along Woodbine Avenue
Staff are considering some re-orientation of the lotting along Woodbine
Avenue to reflect and respond to the lot
fabric on the West side of Woodbine
Avenue.
Heritage buildings located on the subject property
The subject
property contains two heritage dwellings listed on the Markham Inventory of
Heritage Buildings. The property has
been listed on the heritage inventory since 1982. The Edwardian dwellings are 2 ½ stories and
the estimated construction date is between 1901 and 1925.
Heritage Markham recommends
that the dwellings be preserved, designated and integrated into the draft plan
of subdivision. The applicant proposes
to preserve the dwellings in situ.
The applicant
is requesting the zoning also permit daycare centres
or private schools for the two heritage dwellings. Staff have not received
any details for the proposed commercial uses and further review is required.
Servicing allocation has not yet been
assigned for this property. In June 2006, Council allocated an additional
300 units to the Cathedral Developers Group, however,
no servicing capacity was allocated to this draft plan.
Lots adjacent
to the Hydro Corridor may require special conditions
The subject lands abut the Hydro One
transmission corridor that connects the Buttonville
Transformer Station (T.S.) to the Armitage T.S. in Newmarket.
This transmission corridor was the
subject of a Class Environmental Assessment proposal by Hydro One in 2004 to
upgrade the corridor from 230 kV to 500 kV transmission capacity. That Class E.A. was withdrawn by Hydro One,
followed by a study by the Ontario Power Authority (OPA) of
additional options to meet the electricity needs of Northern York Region.
The 2005 OPA Study recommends an
integrated solution based on:
1.
Demand reduction across York Region;
2.
New Transformer Station capacity in Northern York
Region; and,
3.
Local power generation in Northern York Region.
However the OPA Study indicates that
a “contingency” transmission solution may need to be re-considered in the event
that the preferred, integrated solution cannot be implemented.
In June 2004, Markham Council passed
a resolution adamantly opposing the Hydro One proposal to upgrade the
transmission capacity of this corridor.
Council in 2005 supported the OPA’s
recommendation for an integrated solution, and opposed the “contingency”
transmission option.
Council in
June 2004 also directed that “a warning clause be included in all future
subdivision agreements for new subdivisions that abut Hydro One corridors or facilities in the Town of Markham”.
The Town of Markham is aware
that there is public interest regarding possible negative implications for
human health from prolonged exposure to electromagnetic fields associated with
the transmission of electrical power.
The Town considers it prudent to have regard for the possible health
implications in the context of planning and approving new development in the
vicinity of hydro electric transmission facilities.
As a condition of approval of the
subject plan of subdivision, the Town will require that appropriate notices and
warning clauses be placed in offers of purchase and sale, and registered on
title, to notify current and future purchasers of the proximity to the Hydro
One transmission corridor and the need to exercise prudent avoidance in
limiting exposure to sources of electromagnetic fields associated with the
transmission of electricity. Such
notices and warning clauses would be applied to certain lots to be identified
at the time of draft approval, being those lots in close proximity to the Hydro
Corridor.
Studies to be
reviewed
The following studies/plans have been
submitted to Staff for review.
FINANCIAL TEMPLATE (Separate Attachment):