Report to: Development Services Committee                   Date of Meeting: September 19, 2006

SUBJECT:                          PRELIMINARY REPORT

Greensborough North Group

.                                           South of Major Mackenzie Drive, between Markham By-Pass and the GO Transit rail corridor

Proposed plan of subdivision and implementing zoning by-law amendments

SU 06 109380 (19TM-06009) and ZO 06 109396

PREPARED BY:               Gary Sellars, Senior Planner, East Development District (ext. 2960)

RECOMMENDATION:

That a public meeting be held to consider the applications submitted by the Greensborough North Group for draft plan of subdivision (19TM-06009) approval and implementing zoning by-law amendments to permit a residential plan of subdivision within the Greensborough community once the applicant has addressed the concerns/issues identified in the staff report dated September 19, 2006.

EXECUTIVE SUMMARY:

Not applicable

FINANCIAL CONSIDERATIONS:

Not applicable

1. Purpose                2. Background         3. Discussion             4. Financial         5. Environmental

6. Accessibility       7. Engage 21st             8. Affected Units       9. Attachment(s)

PURPOSE:

The purpose of this report is to provide background information regarding applications for draft plan of subdivision approval and implementing zoning by-law amendments within the Greensborough community, and to recommend that Committee authorize the scheduling of a public meeting to consider the applications once the applicant has addressed the concerns/issues identified in this report.

BACKGROUND:

Property and Area Context

The subject lands (Figures 1 and 2) comprise 21 ha. (52 acres), located south of Major Mackenzie Drive, between Markham By-Pass and the GO Transit rail corridor within the Greensborough community.  The lands are currently being used for agricultural purposes. There is a heritage house (Abraham Strickler house) and associated building, and buildings associated with a landscape firm located on the lands.

To the north are lands that have been acquired by the Region of York for the realignment of Major Mackenzie Drive.  To the south are lands on which residential development is proposed by Humbold Properties Ltd.; a portion of which will receive draft plan approval shortly.  To the west is the GO Transit rail corridor and the Emerson Electric property at the southeast corner of Major Mackenzie Drive and Hwy.48.  To the northeast, across Markham By-pass, are vacant lands that are designated Community Amenity Area in the Greensborough Secondary Plan.

Official Plan and Zoning By-law

The Town’s Official Plan designates the lands Urban Residential and Environmental Protection Area (woodlot).  The Greensborough Secondary Plan designates the lands Urban Residential – Low Density, Neighbourhood Park and Open Space – Environmentally Significant Area (woodlot).  The lands are currently zoned Rural Residential (RR4) by By-law 304-87.

Servicing Allocation

On June 27, 2006 Council distributed servicing allocation to secondary plan areas and to specific projects, ready to proceed.  The distribution was based on previously approved criteria and other considerations as outlined in the February 15, 2005 servicing allocation report.   Servicing allocation for 169 units (625 population) was assigned to the Greensborough community; however, none is available for this proposed plan of subdivision.  Council adoption of new procedures for granting draft plan of subdivision and implementing zoning by-law amendment approvals for proposals that do not have servicing allocation will be required prior to any development approval.

Proposal

Applications for draft plan of subdivision approval and implementing zoning by-law amendments have been submitted for the subject lands. The draft plan includes 297 single detached lots with frontages of 10.7m (35 ft.), 12.5m (41 ft.) and 13.7m (45 ft.), and 33 single detached part lots. A stormwater management pond block, neighbourhood park block and woodlot block are also included in the plan.

POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL:

The proposed plan of subdivision will continue the pattern of orderly development of the Greensborough community northward to Major Mackenzie Drive.

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 Development Services Committee at a later date:

·   servicing allocation is currently not available for the proposed plan of subdivision

·   servicing infrastructure (stormwater, sanitary and water supply) issues need to be resolved, including:

a) construction details of the ultimate storm sewer and Pond "C"

b) confirmation that pond sizes are adequate to accommodate this development

c) width of buffer blocks south of Markham By-Pass to accommodate sanitary and storm sewers and  confirmation of sanitary sewer alignment to serve this development

d) confirmation that the existing watermain infrastructure south of this plan can accommodate the development without the need for the ultimate Markham By-Pass watermain

·   The proposed plan does not provide for the retention and preservation of a significant heritage house (Abraham Strickler house).  Heritage Markham recommends that the house be designated under Part IV of the Ontario Heritage Act as a property of cultural heritage or interest and that it be preserved on its original site and foundation and integrated into the proposed plan.  This will be the subject of a separate staff report.

·   Urban Design issues include but are not limited to:

a)  resolution of lotting, open space, and road network issues

b)  assurance of an appropriate relationship between reverse frontage lots and Major MacKenzie Drive

FINANCIAL TEMPLATE (Separate Attachment):

Not applicable

ENVIRONMENTAL CONSIDERATIONS:

Not applicable

ACCESSIBILITY CONSIDERATIONS:

Not applicable

ENGAGE 21ST CONSIDERATIONS:

Managed Growth

Approval of the proposed draft plan of subdivision is consistent with a key goal set out in “Engage 21st Century Markham” with respect to Managed Growth.  The proposed plan of subdivision will continue the pattern of orderly development of the Greensborough community northward to Major Mackenzie Drive.

BUSINESS UNITS CONSULTED AND AFFECTED:

The proposal is currently in circulation to other Town Departments and agencies.

All conditions and requirements received will be addressed and incorporated in the final report, if required.

RECOMMENDED BY:

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

ATTACHMENTS:

Figure 1 – Location Map

Figure 2 – Area Context/Zoning

Figure 3 – Air Photo

Figure 4 – Proposed Plan of Subdivision

APPLICANT/AGENT:          James Kennedy                                    Tel:  905-669-4055                              KLM Planning Partners Inc.               Fax:  905-669-0097

64 Jardin Drive, Unit 1B

Concord, Ontario

L4K 3P3

DOCUMENT: Q:\Development\Planning\APPL\SUBDIV\06 109380 Greensborough North Group\dscrgsSept1906GN.doc