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

SUBJECT:                          PRELIMINARY REPORT

Wynberry
Developments Inc.

North
of Edward Jeffreys Avenue, west of Highway 48

Wismer
Commons Community

Proposed
plan of subdivision and implementing zoning by-law amendments

SU
01 119048 (19TM-01020 - Phase 3) and ZO 01 119040

PREPARED BY:               Gary Sellars, Senior Planner, East Development
District

(ext.   2960)

RECOMMENDATION:

That a public meeting be held to consider the applications
submitted by Wynberry Developments Inc. for draft plan of subdivision
(19TM-01020 – Phase 3) approval and an implementing zoning by-law
amendment to permit a residential plan of subdivision within the Wismer Commons
community.

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
Wismer Commons community and to recommend that Committee authorize the
scheduling of a public meeting to consider the applications.

BACKGROUND:

Property and Area Context

The subject lands (Figures 1 and 2) comprise 1.4 ha. (3.4
acres), located north of Edward
Jeffreys Avenue, west of Highway 48 within the
Wismer Commons community.  The lands
comprise a phase of a larger draft plan of subdivision that has been partially
draft approved (February 11/03), zoned and registered based on the availability
of servicing allocation (Figure 5).
The lands are vacant.

To the north are vacant lands on which residential
development is proposed but does not currently have servicing allocation.  To the west are vacant lands for which
street townhouses have recently been approved. To the south and east are
existing single detached residential lots.

Official Plan
and Zoning By-law

The Town’s Official Plan designates the lands
Urban Residential.  The Wismer
Commons Secondary Plan designates the lands Urban Residential – Low
Density.  The lands are currently
zoned Agriculture (A1) 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 384 units (1,178
population) was assigned to the Wismer Commons community for the purpose of
filling in several of the holes in the fabric of this community.

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 27 single
detached lots and 7 single detached part lots.  The lots have frontages of 10.7m (35
ft.) and 13.7m (45 ft.).  Servicing
allocation is available for the proposed plan.

Public
Meetings

A Public
meeting was previously held for the proposed plan of subdivision.  However, as the public meeting was held
more than 2 years ago, a new public meeting is required.

POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:

The proposed plan of subdivision will fill in one of
several holes in the emerging fabric of the Wismer Commons community.

CONCERNS/ISSUES TO BE RESOLVED:

No concerns/issues have been raised to
date. Any concerns/issues identified through the circulation and detailed
review of the proposal, will be addressed and incorporated in the final draft
plan and conditions of draft approval.

As noted previously, the subject lands
comprise a phase of a larger draft plan of subdivision that has been partially
draft approved (February 11/03), zoned and registered based on the availability
of servicing allocation (Figure 5). Therefore, in accordance with the recent
amendment to the delegation by-law adopted by Council on June 27, 2006, the current and
subsequent phases of this draft plan will be dealt with as follows:

Following
the Public Meeting to consider the applications for draft plan of
subdivision approval and implementing zoning by-law amendments, staff will
continue to process the applications.

After
staff have completed their review of the proposal, and if staff support
the proposal, then staff will forward the implementing zoning by-law
amendments with a covering memo to Council for approval.

Delegated
approval of the draft plan of subdivision by the Director of Planning and Urban Design would follow Council
approval of the implementing zoning by-law amendments.

However, if significant issues have been
identified at the Public Meeting then, once staff have completed their
review of the proposal, a report will  be brought forward to
Development Services Committee for consideration which will identify the
issues raised and how they have been addressed, prior to the implementing
By-law(s) being forwarded to Council.

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 development
will complete the urban fabric of a key parcel within the Wismer Commons community.

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 draft plan and conditions of draft approval.

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

Figure
5 – Phases of Development

APPLICANT/AGENT:          Bobby
Bhoola                          Tel:  905-887-7100                                          Ballantry
Homes.                        Fax:  905-887-7101

20 Cachet Woods Court

Suite 6

Markham, Ontario

L6C
3G1

DOCUMENT:

Q:\Development\Planning\APPL\SUBDIV\01119048
Wynberry Devel\dscrgsSept1906.doc