Report to: Development Services Committee Report Date: April 8, 2008

SUBJECT: PREMLIMINARY REPORT

Application for Draft Plan of Subdivision and Zoning By-law Amendment

11160 Woodbine Avenue Limited

11160 Woodbine Aveue

West side of Woodbine Avenue, north of Elgin Mills Road

Highway 404 North Planning District (Employment Lands)

File Nos. SU 07 128278 and ZA 07 128288

PREPARED BY: Stephen Kitagawa, Senior Planner

RECOMMENDATION:

That a Public Meeting be held to consider the an applications for Draft Plan of Subdivision and Zoning By-law Amendment to permit a plan of subdivision with in the Highway 404 North Planning District, located west of Woodbine Avenue, north of Elgin Mills Road.

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

The 21.45 ha (53 ac) subject lands are located within the Highway 404 North Planning District, on the west side of Woodbine Avenue, north of the Cathedral Community and south of 19^th Avenue.

Surrounding uses include:

To the west, across Highway 404, are lands within the Town of Richmond Hill, designated Rural Residential and Open Space and planned for medium density Residential.
To the east, across Woodbine Avenue, are lands that are presently being farmed.
To the south are vacant lands also subject to a draft plan of subdivision application. These lands are designated for employment.
To the north is the proposed corporate head office, research and parts and distribution plant for Honda Canada.

Official Plan and current zoning

The subject lands are designated Business Park Area, Business Corridor Area and Community Amenity Area in the Highway 404 North Planning District Secondary Plan (OPA 149). The proposed employment blocks are appropriate to accommodate the uses provided for in the Secondary Plan.

The lands are currently zoned Agriculture One (A1) by By-law 304-87, as amended. A zoning by-law amendment is required to implement the draft plan of subdivision.

Draft plan of subdivision submitted for the Highway 404 North Planning District

The draft plan of subdivision, 21.45 ha (53 ac.) in area, proposes 5 Business Park Blocks, a Business Corridor Block and a Community Amenity reserve block (Figure 4).

TABLE B	BLOCKS	HECTARES	ACRES
Business Park	1 to 5	14.334	35.41
Business Corridor	6	2.533	6.25
Community Amenity Reserve Block	7	0.183	0.452
Stormwater Management Block	8	0.504	1.24
Roads		3.897	9.62
TOTAL		21.45	52.97

Overpass for Highway 404

The Secondary Plan schematically show lands associated with the proposed Major Collector Road overpass of Highway 404 (Figure 5 – OPA 149 Land Use Plan). The Secondary Plan indicates that the location and configuration of the lands to be designated may be adjusted, once determined through the required Environmental Assessment, without further amendment to the Secondary Plan.

The Region of York will be undertaking an Environmental Assessment Study or Feasibility Study to determine the preferred road alignment and the lands that need to be protected for the overpass. This study is targeted for completion by May 2009. Until the EA is completed, the precise extent of the subject lands to be protected for this future overpass cannot be determined. Further discussion with the Region is required to determine an appropriate resolution to this issue and ensure that needed lands are protected.

Southern extension of Honda Boulevard to the By-pass has been incorporated into the draft plan

The approved development on the lands north of the subject property (Honda Canada Inc municipally known as 11258 Woodbine Avenue), propose to use a 30 metre wide parcel as an interim access to Woodbine Avenue, during construction of this facility, until a permanent north-south access directly to the By-pass is constructed (see Figure 4).

Roads are normally dedicated to the Town through the subdivision process. However, since construction of the Honda Canada corporate head office will precede the registration of the Vetmar and 11160 Woodbine Avenue Ltd. plans of subdivision, 11160 Woodbine Avenue has agreed to construct Honda Blvd. in advance of the registration of this draft plan (see Figure 4). To expedite and facilitate the construction of Honda Blvd, Vetmar has conveyed their portion of the right-of-way to 11160 Woodbine Avenue Ltd., by severance. The full length of this road will be dedicated to the Town once it is constructed. It is intended that the right-of-way will be conveyed, dedicated (to the Town) and constructed to coincide with the occupancy of the Honda corporate head office.

To ensure that Honda Blvd. is constructed in a timely manner, a holding provision was appended to the zoning by-law for Honda Canada Inc., requiring that a development agreement relating to the construction of this road be executed prior to removal of the hold provisions. The development agreement specifies a time line for the completion of the road construction and ensures that Honda Blvd. is constructed and paid for by the developers group. Once constructed, Honda Blvd. will cross three properties, 11258 Woodbine Avenue (Honda Canada), 11160 Woodbine Avenue (11160 Woodbine Avenue Ltd., the subject lands) and 11050 Woodbine Avenue (formerly Vetmar, now part of the subject draft plan).

Studies/documents to be submitted and approved

In comments received to date from Town Departments and outside agencies, the following documents and studies must be submitted and approved prior to draft plan approval:

Streetscape design study and open space master plan
Master servicing study
Environmental Management Plan
Phasing plan
Tree Inventory and Conservation Plan
Functional Servicing Study
Traffic Impact Study
Phase 1 Environmental Site Assessment
Geotechnical Report
Hydrogeological Study
Stormwater Management Study
Archaeological Assessment
Tri-party agreement for construction of the Woodbine By-pass
Developer group agreement
Area specific development charges

POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL:

Draft plan approval and rezoning of these lands to permit their development as a Business Park Area will contribute to the Town’s inventory of employment lands along the Highway 404 corridor, in a strategic location. With the planned infrastructure improvements in this area, and the recent approval of the Honda Canada head office to the north, these lands are strategically located within a prime employment area.

ENVIRONMENTAL CONSIDERATIONS:

The draft plan has been circulated to the Toronto and Region Conservation Authority for comment.

ACCESSIBILITY CONSIDERATIONS:

None.

ENGAGE 21^ST CONSIDERATIONS:

Approval of the proposed rezoning is consistent with a key goal set out in “Engage 21^st Century Markham” with respect to Economic Development. The proposal, which will result in the an industrial/office plan of subdivision, establishes, promotes and supports Markham as the best location for diverse high-tech and related businesses.

Industrial development plays a key role in achieving many of the economic development objectives set out by the Town. These include the expansion and diversification of the Town’s economic base and the maintenance of the fiscal health of the community through the development of non-residential lands.

BUSINESS UNITS CONSULTED AND AFFECTED:

The application has been circulated to all relevant agencies and departments. Their comments will be incorporated into the review process as required.

RECOMMENDED BY: ________________________ ________________________

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

Director, Planning & Urban Design Commissioner, Development

Services

ATTACHMENTS:

Figure 1 – Location Map

Figure 2 – Area Context and Zoning

Figure 3 – Air Photo

Figure 4 – Draft Plan

Figure 5 – OPA 149 Land Use Plan

File path: Amanda\File 07 128278\Documents\Recommendation Report

OWNER: 11160 Woodbine Avenue Ltd.,

c/o Mr. John McGovern

15 Gormley Avenue, Box 215

Gormley ON L0H 1G0

Tel: 905-888-1277

Fax: 905-888-1440

Email: mcgovern@ricegroup.ca

AGENT: Gatzios Planning and Development Consultants Ltd.

Peter Maleganovski

7030 Woodbine Avenue Unit 500

Markham ON L3R 6G2

Tel: 905-479-9502

Fax: 905-946-8971

Email: peter@gatziosplanning.ca