Report to: Development Services Committee                                 Report Date: March 6, 2007

 

 

SUBJECT:                          PRELIMINARY REPORT

                                            Brawley Manor Corporation

                                            North of 16th Avenue, east of Mingay Avenue

                                            Wismer Commons Community

                                            Proposed plan of subdivision and implementing zoning by-law amendments

                                            SU 02 115478 (19TM-02010 - Phase 6) and ZA 02 115483

 

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

 

 

RECOMMENDATION:

That a public meeting be held to consider the applications submitted by Brawley Manor Corporation for draft plan of subdivision (19TM-02010 – Phase 6) approval and implementing zoning by-law amendments to permit a residential plan of subdivision within the Wismer Commons community.

 

And that Staff be authorized and directed to do all things necessary to give effect to this resolution.

 

EXECUTIVE SUMMARY:

Not applicable

 

FINANCIAL CONSIDERATIONS:

Not applicable

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

 

5. Others (Environmental, Accessibility, Engage 21st, Affected Units)             6. 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, 2 and 3) consist of 4.3 ha. (10.7 acres), located north of 16th Avenue, east of Mingay Avenue within the Wismer Commons community.  The lands constitute a phase of a larger draft plan of subdivision that has been partially draft approved, zoned and registered in phases based on the availability of servicing allocation (Figure 5).  The lands are vacant and do not contain any significant natural features.

 

To the north are existing single detached and semi-detached residential lots.   To the west and east are existing single detached residential lots.   To the south are vacant lands for which a draft plan of subdivision and implementing zoning have recently been approved to permit single detached lots on an extension of Golden Meadow Drive.


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, as amended.

Servicing Allocation

On June 27, 2006 Council distributed servicing allocation to secondary plan areas and to specific projects that are 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. The Trustee of the Wismer Developers’ Group has indicated that servicing allocation is available for the proposal described below.     

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 59 single detached lots and 17 semi-detached lots (total – 93 units).  The single detached lots have frontages of 10.7m (35 ft.), 13.3m (44 ft.) and 15.3m (50 ft.).  The semi-detached lots have frontages of 18.3m (60 ft.).

 

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.

 

OPTIONS/ DISCUSSION:

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, zoned and registered in phases 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 (final) phase 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 are 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: (external link)

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.                          Jim Baird, M.C.I.P, R.P.P.

Director of Planning and Urban Design                          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:

Joanne Barnett                          Tel:  416-990-8367                                         

6 Dunkirk Road                        Fax:  416-423-1980

Toronto, ON

M4C 2L9

 

 

 

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