SUBJECT:                  PRELIMINARY REPORT

                                    Applications for Draft Plan of Subdivision Approval and            Rezoning by Vetmar Limited, 11050 Woodbine Avenue

                                    (File Nos.: SU 07 127303 & ZA 07 127193)

 

                                    To permit a mixed employment/residential development in the    404 North Planning District

 

PREPARED BY:       Geoff Day, Planner – West Development District ext. 3071

 

 

RECOMMENDATION:

THAT a Public Meeting be held to consider the applications for Draft Plan of Subdivision Approval and Rezoning by Vetmar Limited, 11050 Woodbine Avenue (File Nos.: SU 07 127303 & ZA 07 127193), to permit a mixed employment/residential  development in the 404 North Planning District.

 

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

 

EXECUTIVE SUMMARY:

Not Applicable

 

 

1. Purpose       2. Background         3. Discussion        4. Financial      5. Others (Strategic, Affected Units)       6. Attachment(s)

 

 

PURPOSE:

The purpose of this report is to provide preliminary information regarding zoning by-law amendment and draft plan of subdivision applications submitted by Vetmar Limited for a mixed employment/residential  development in the 404 North Planning District, and to recommend that a statutory public meeting be held to consider the application.

 

BACKGROUND:

The 34.82 ha (86.03 acre) 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 19th Avenue.

 

Surrounding uses include:

Official Plan and Zoning Context

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 is 34.82 ha (86.03 acres) in area and proposes 3 Business Park Blocks, 2 Community Amenity Blocks, 70 single detached units, 60 semi-detached units, 102 Townhouse units and a Park Block.  A section of the future Woodbine By-pass bisects the lands.  

 

The employment lands portion of the subdivision is located predominantly on the north side of the Woodbine By-pass having an area of 21.76 ha (53.77 acres).  The residential component is located on the south side of the Woodbine Avenue By-pass having an area of 5.83 ha (14.41 acres). A portion of a 2.1 ha (5.19 acre) Community Park (shared with Monarch Developments) is proposed within the southern residential portion of the draft plan (Figure 4)    

 

Land Use

LOT/BLOCK No.

HECTARES

ACRES

 

Business Park

120 to 122

20.52

50.7

Community Amenity Area

118-119

1.24

3.06

Future Development

124-125

0.18

0.44

Park

123

0.54

1.33

Landscape Strips and 0.3m reserves

126-142

0.18

0.44

Roads

 

6.34

15.67

Single Detached Semi Detached

1-100

3.81

9.41

Townhouses

101-117

2.02

5

TOTAL

 

34.824

86.03

 

 

Gross Site Area less:

34.82 ha

Employment Uses

21.76

Roads & reserves

3.52

Park

0.54

Net site Area (ha)

9.0

Single Detached

70

Semi  Detached

60

Townhouses

102

Total Residential units

232

Net Res Density 

25.77 upha

 

The draft plan of subdivision is shown in Figure 4, attached to this report.

 

ISSUES TO BE RESOLVED:

Town - adopted policies to allow draft plan approval in advance of servicing allocation

The Region (fall 2007) and the Town (February 2008) have adopted policies for draft plan approval of subdivisions with conditional (to 2011) servicing allocation, or no servicing allocation.  Furthermore, the Town of Markham report granted 2011 conditional allocation of 126 units / 413.4 population to the 404 North community. 

 

Both reports set out the following requirements for approval of draft plans of subdivision with conditional allocation or no allocation:

 

 

Generally, hold provisions will not be lifted until allocation has been confirmed by the Region.   It is anticipated that pre-sales could begin six months prior to lifting the hold provision (one year prior to occupancy).  The subdivision, or a portion, would be released for registration after hold provisions are lifted. 

 

The applicant and the Landowners’ Group Trustee must identify and confirm the units subject to the conditional allocation

The residential portion of the subject application proposes 232 units (70 singles, 60 semi’s, 102 townhouses) which is approximately equivalent to a population of 728 residents.  This exceeds the conditional 2011 allocation of 126 units or 413.4 population.  Prior to draft plan approval, the applicant will have to identify the specific units on the draft plan which will be subject to the 2011 conditional allocation.  A letter from the trustee of the landowners’ group must also be submitted to the Town confirming the proposed allocation assignment.

 

Because the units under the conditional allocation will proceed before the units which have no allocation, the draft plan approval conditions and zoning by-law amendment must be crafted to accommodate these timing and phasing differences.  The portions of the draft plan without conditional allocation will be placed under a different hold provision than those that have conditional allocation.  Also, different conditions will apply regarding the release from the no presale and indemnity agreements, and release for registration.  These matters will be addressed in detail in the recommendation report for the subject applications.

 

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

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 this plan of subdivision, 11160 Woodbine Avenue (owner to the north) has agreed to construct Honda Boulevard through these lands in advance of the registration of this draft plan.  To expedite and facilitate the construction of Honda Boulevard, Vetmar has already conveyed their portion of the right-of-way to 11160 Woodbine Avenue Ltd., through 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, 11160 Woodbine Avenue (Rice Commercial Group), Vetmar and Honda have entered into a development agreement regarding the construction of Honda Boulevard.  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. 

 

Status of the Woodbine Avenue By-pass

The Woodbine Avenue Bypass north of Elgin Mills is at the 60% design approvals stage with the Region of York and the R-plans are being finalized at this time for submission to the Region.  Vetmar has conveyed the By-pass right of way from the southern boundary of their lands (adjacent to the Monarch subdivision) to the intersection with Honda Blvd.  The balance of the by-pass right of way dedication (from Honda Blvd to existing Woodbine) and securities for the By-pass are to be executed over the next several weeks by way of the Tri-party agreement and the Master Letter of Credit Agreement between the Town, the Region and the Rice Group.  More detail on the status of the by-pass construction is included in the Engineering Department’s June 17 report regarding the tender award for phase 1 of the By-pass.

 

Studies/documents to be submitted and approved

In accordance with the provisions of the 404 North Secondary Plan and 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

·        Addendum to the West Cathedral Community Design Plan (for the residential portion)

·        Master servicing study

·        Environmental Management Plan

·        Phasing plan

·        Tree Inventory and Conservation Plan

·        Functional Servicing Study to comply with the Master Servicing Study

·        Traffic Impact Study to comply with the Master Transportation Study

·        Phase 1 Environmental Site Assessment

·        Geotechnical Report

·        Hydrogeological Study

·        Stormwater Management Study

·        Noise Feasibility Study

·        Archaeological Assessment

·        Tri-party agreement for construction of the Woodbine By-pass

·        Developer group agreement

·        Area specific development charges

 

A preliminary review of the draft plan has identified the following matters to be addressed in relation to the residential component of the proposed plan:

 

1)      A greater variety of built form should be provided along the Woodbine Avenue By-pass;

2)      Parallel service road should be contemplated which would assist in creating a landscape buffer to the By-pass and adjacent to the future employment lands to the north;

3)      A conceptual layout for the Community Amenity Area (Block 118) in order to address the relationship between this block and the residential lots abutting Street “E”;

4)      Each block should contain a greater mixture of 11.0m, 12.2m, and 15.2m lots and building form. 

 

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.

 

Draft plan approval and rezoning of these lands to permit their development as an urban residential area will implement the Urban Residential designation of the Official Plan. 

 

FINANCIAL TEMPLATE

Any financial issues identified during the circulation of these applications will be addressed in the final recommendation reports.

 

ALIGNMENT WITH STRATEGIC PRIORITIES:

Growth Management

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.  The residential portion of the draft plan is compatible to the compact residential built form established for the Cathedral Community to the south.

 

Transportation and Transit

The Woodbine Avenue By-Pass will be fully conveyed to the Region within the next several weeks.  When complete, the By-pass will assist in alleviating congestion issues in this area of the Town.  The construction of the multi use trail system will provide residents with alternative means of transportation which reduces pollution, improves quality of life and promotes heath and fitness.

 

DEPARTMENTS 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.

 

CONCLUSION:

The draft plan of subdivision generally appears to reflect the intent and objectives of the Highway 404 North Planning District Secondary Plan.  Refinements may be identified during the detailed review of the application.  However, Staff are of the opinion that this application is sufficiently advanced to warrant holding a public meeting.

 

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 127303\Documents\Preliminary Report

 

 


FIGURE 1

 

OWNER:         Vetmar Limited

                        c/o Aldo Vettese

                        10 Rubicon Ct.

                        Willowdale ON  M2M 3P8

                        (P) 416-225-8595

 

 

 

AGENT:          Malone Given Parson

                        c/o Nick Pileggi

                        140 Renfrew Drive, Unit 201

                        Markham ON  L3R 6B3

                        (P) 905-513-0170

                        (F) 905-513-0177

 

 

LOCATION MAP: