Report to: Development Services Committee Report Date:
SUBJECT: RECOMMENDATION REPORT
Matrundola, Blackmore, Pacitto and Rizzi
North of Edward Jeffreys Avenue, west of Highway 48
Wismer Commons Community
Proposed plan of subdivision and implementing zoning by-law amendments
SU 02 111460 (19TM-95081)
and ZA 02 111457
PREPARED BY: Gary Sellars, Senior Planner, East Development District (ext. 2960)
RECOMMENDATION:
That draft plan of
subdivision 19TM-95081
(Phase 1) by Matrundola, Blackmore, Pacitto and Rizzi, located within the
Wismer Commons Community, be draft approved subject to the conditions outlined
in Appendix ‘A’;
That the application submitted by Matrundola,
Blackmore, Pacitto and Rizzi to amend Zoning By-laws 304-87 and 177-76, as amended, be approved
for the residential portion of Phase 1 (61 units) of plan of subdivision 19TM-95081, and the draft by-laws attached as Appendices ‘B’ and ‘C’, be finalized and
enacted;
That servicing
allocation for 61 units be granted to plan of subdivision 19TM-95081 (Phase 1) from the
total allocation for the Wismer Commons Community, assigned in accordance with
the June 20, 2006 report on servicing allocation;
That
the Town reserves the right to revoke or reallocate the servicing allocation
should the development not proceed in a timely manner;
That the Region of
York be advised of the servicing allocation for this development;
That the applicant provide to
the Town the 30% payment of the required subdivision processing fees in
accordance with the Town’s Fee By-law (By-law 211-83, as amended by By-law 2007-15);
And further that the draft plan of subdivision approval will
lapse after a period of three years commencing
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 recommend draft approval for Phase 1 of
a proposed plan of subdivision in the
Wismer Commons Community and approval of implementing zoning by-law amendments for the
residential portion of Phase 1 of the plan.
BACKGROUND:
Property and Area Context
The subject lands (Figures 1, 2 and 3) consist of 9.4 hectares (23 ac.) located
north of
The easterly portion of the lands contains approximately 1.7 hectares (4.2 ac.) of a 2.2 hectare (5.4 ac.) woodlot.
To the north of the subject lands are vacant lands on which
residential development is proposed by others but does not currently have
servicing allocation, as well as a commercial use fronting onto Highway
48. A Town owned woodlot abuts the
northwest corner of the subject lands.
To the west is a vacant elementary school site on
Official Plan and Zoning By-law
The Town’s Official Plan
designates the westerly portion of the lands Urban Residential and the easterly
portion of the lands abutting Highway 48 Major Commercial Area. A portion of the existing woodlot is
designated Environmental Protection Area. The Wismer Commons Secondary Plan
designates the westerly portion of the lands Urban Residential – Low Density
and the easterly portion of the lands abutting Highway 48 Major
Commercial. The portion of the woodlot
intended to be preserved is designated Open Space/Environmentally Significant
Area. The average net site density permitted by the Secondary Plan is 17 to 37
units per hectare (6.9 to 14.9 units per acre). Phase 1 of the proposed
plan of subdivision has a net site density of 35 units per hectare (14 units
per acre). The entire site
is currently zoned Agricultural 1 (A1) under By-law 304-87, as amended.
Woodlot
The easterly portion of the lands contain approximately 1.7
hectares (4.2 ac.) of a 2.2 hectare (5.4 ac.) woodlot. A woodlot evaluation report for the
Matrundola property was carried out by
Harrington and Hoyle Ltd. in 1998 and it was determined that approximately 0.94
hectares (2.3 ac.) of the Matrundola woodlot is the most worthy of
preservation. This report was peer
reviewed by Urban Forest Innovations Inc., on behalf of the Town, in 2005 and
they agreed with the report’s conclusions.
The most significant trees within the remaining 0.5 hectare (1.2 ac.)
portion of the woodlot on the abutting property to the south (approximately
0.08 hectares) are to be retained within a proposed mixed use development. Currently
the Wismer Community is in an over dedication of parkland situation and
therefore staff have explored a number of options to preserve selected portions
of the woodlot either on private lands, or through conveyance into public
ownership. To date, an option acceptable
to both the owner and the Town has not been determined. This is addressed in the recommended
conditions of draft approval.
Servicing Allocation
On
Proposal
Applications for draft plan of subdivision approval and an implementing zoning by-law amendments have been submitted for the subject lands. The draft plan includes two phases (Figure 4). Phase 1 includes 63 single detached lots and 8 single detached part lots (total – 67 units). The lots have frontages of 10.7m (35 ft.) and 12.2m (40 ft.). Phase 1 also includes a commercial block abutting Highway 48. The submitted plans indicate a minimum 10m environmental buffer between the proposed residential lots and the woodlot to the east located on the commercial block. Phase 2 includes 46 single detached lots, 29 semi-detached lots and several part lots (total – 121 units). The single detached lots have frontages of 9.6m (31 ft.), 10.7m (35 ft.) and 12.2m (40 ft.). The semi-detached lots have 14m (46 ft.) frontages. An open space block at the northwest corner of Phase 2 provides road frontage for and access to the adjacent woodlot to the north.
OPTIONS/ DISCUSSION:
The proposal is consistent with the Wismer Commons Community Design
Plan
The proposed development is consistent with the Wismer Commons Community Design Plan, will utilize existing infrastructure and will complete the urban fabric of a key parcel within the Wismer Commons community.
No concerns were expressed by area residents or landowners at the
Public Meeting
There were no concerns
expressed by area residents or landowners at the Public Meeting
held on
Servicing allocation
is available for 61 units within Phase 1 of the proposed subdivision
The Developers’ Group Trustee has recommended that
servicing allocation for 61 units be applied to Phase 1 of the proposed plan of
subdivision from the 384 units (1,178 population) assigned to the Wismer
Commons community by Council on
The
proposed Phase 1 lotting pattern is acceptable
The proposed draft plan of subdivision for the
abutting lands to the north of Phase 1 of the proposed plan of subdivision (Wismer
Markham Dev. Inc. 19TM-02008) includes single detached lots with frontages of
13.7m (45 ft.) and 15.3m ( 50 ft.) on extensions of Everett Street and Kentland
Street, and semi-detached lots with frontages of 18.5m (61 ft.) on an extension
of
The
commercial block, including the woodlot, should remain zoned Agriculture (A1) until
a development proposal is approved for this Block
The applicant has not yet submitted a development
proposal for the commercial block (Block 72).
Nor has agreement been reached regarding the appropriate mechanism for
retaining the woodlot. Therefore, it is
recommended that the lands between the residential portion of Phase 1 and Hwy.
48 remain as one block and not be rezoned at this time but remain zoned
Agriculture (A1) until a development proposal is approved by the Town,
including satisfactory provisions for tree preservation.
.
The
recommended conditions of draft approval for Phase 1 of the plan of subdivision
include conditions with respect to the preservation of the woodlot on the
commercial block
The recommended conditions of draft approval include
the following conditions with respect to the preservation of the woodlot:
· The Owner shall acknowledge in
the subdivision agreement that the Town’s Official Plan and Wismer Commons
Secondary Plan designate a portion of the woodlot on Block 72 Environmental
Protection Area and Open Space/Environmentally Significant Area respectively.
· The Owner shall agree in the subdivision
agreement to preserve a portion of the woodlot, including a 10m environmental buffer,
on Block 72 (in private or public ownership) in accordance with the woodlot
evaluation report prepared by Harrington and Hoyle Ltd., dated
· The Owner shall agree in the
subdivision agreement that Block 72 shall not be zoned to permit development
until a detailed development proposal is approved by the Town, with provisions
for the retention of the identified portion of the woodlot, to the satisfaction
of the Town.
· The Owner shall agree in the
subdivision agreement that no trees will be removed from any portion of Block
72 until the block is rezoned and site plan approval to permit development has
been issued.
· The Owner shall agree in the
subdivision agreement that should the woodlot on Block 72 be conveyed into
public ownership, provision shall be made in Phase 2 of the proposed plan of
subdivision for pedestrian access to the woodlot from
· The Owner shall include Block 72
with the residential portion of Phase 1 on the final 65M plan so that the above
requirements related to the woodlot and commercial lands can be included in the
subdivision agreement and registered on title to this Block.
Alignment
of Street ‘A’ at the north end of the plan is acceptable
Staff have reviewed the proposed alignment of Street
‘A’ and have determined that straightening it will not be necessary. A slight bend in the road will allow for a
more efficient lot layout and provide for a more visually interesting
streetscape.
FINANCIAL TEMPLATE: (external link)
ENVIRONMENTAL CONSIDERATIONS:
As noted above, there is a woodlot on the subject lands. Preservation of selected portions of the
woodlot will be required as a condition of development approval.
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 utilize existing
infrastructure and will complete the urban
fabric of a key parcel within the
Wismer Commons community.
BUSINESS UNITS CONSULTED AND AFFECTED:
The requirements of other Town Departments and external agencies have
been incorporated into the draft plan and recommended 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
Figure
1 – Location Map
Figure 2 – Area Context/Zoning
Figure 3 – Air Photo
Figure 4 – Proposed Plan of Subdivision
Appendix ‘A’ – Conditions of Draft Approval
Appendices ‘B’ and ‘C’ – Draft Zoning By-law Amendments
APPLICANT/AGENT: Debbie
Wylie Tel: 416-214-5900
Next
Property Group. Fax: 416-214-9011
M5T
2C2
DOCUMENT:
Q:\Development\Planning\APPL\SUBDIV\02111460
Matrundola PacittoRizzi BlackmoreCon\dscrgs032007.doc