Report to: Development Services Committee Report Date:
SUBJECT: PRELIMINARY REPORT
Amber Plain Investment Ltd.
SU 02 110218 (19TM-02003) and ZA 08
115916
16th
and McCowan Holdings Ltd.
SU
02 115896 (19TM-02011) and ZA 08 122207
Mattamy
(
SU
03 113679 (19TM-03008) and ZA 08 120322
Wismer
Markham Dev. Inc.
SU
02 113757 (19TM-02008) and ZA 08 121722
Wismer
Commons Community
Applications
for Draft Plan of Subdivision Approvals and
Implementing
zoning by-law amendments
PREPARED BY: Gary Sellars, Senior Planner – East Development Team
RECOMMENDATION:
That a Public Meeting be held to consider the applications submitted by Amber Plain Investments Ltd., 16th and McCowan Holdings Ltd., Mattamy (Robinson Creek) Ltd., and Wismer Markham Dev. Inc., for draft plan of subdivision approvals and implementing zoning by-law amendments for the final phases of residential plans of subdivision within the Wismer Commons community.
The Staff be authorized and
directed to do all things necessary to give effect to this resolution.
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 four
applications for draft plan of
subdivision approvals 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:
Complete
Application Dates
The applications were received and
deemed complete as follows:
Amber Plain Investments
Ltd.
16th and
McCowan Holdings Ltd.
Mattamy (
Wismer Markham Dev. Inc.
Property and Area Context
The subject lands (Figures 1,
2 and 3) are located east of
Official Plan and Zoning By-law
The
Town’s Official Plan designates the majority of the lands Urban Residential. The lands adjacent to
The
Wismer Commons Secondary Plan designates the majority of the lands Urban
Residential – Low Density. The lands
adjacent to
The lands
are currently zoned Agriculture (A1) and Rural Residential (RR4) by By-law 304-87,
as amended.
Proposals
The
proposed plans of subdivision (Figures 4 to 8) are comprised of the following:
1. Amber Plain Investments Ltd.
(19TM-02003) (Figure 4)
|
|
Units
|
|
Single
Detached
|
188 |
10.7m, 13.3m, and 15.2m |
Semi-detached
|
102 |
17.4m |
|
Townhouse |
78 |
4.27m (per unit, lane based) |
|
Total Units |
368 |
|
|
Total Area |
17.5 ha. (43.2 acres) |
|
|
Net Site Density (Urban Residential Area) |
32.8 uph |
|
|
Net Site Density (Community Amenity Area) |
57.3 uph |
|
This plan
also includes the following:
·
a 1.3
ha. (3.2 acres) park block adjacent to
·
a 1.2
ha. (2.9 acres) park block adjacent to
·
a 10m
wide environmental buffer block adjacent to the
2. 16th and McCowan
Holdings Ltd. (19TM-02011) (Figure
5)
|
|
Units
|
|
Single Detached
|
48 |
10.7m and 13.3m |
Semi-detached
|
102 |
18.3m |
|
Townhouse |
NA |
|
|
Total Units |
150 |
|
|
Total Area |
6.2 ha. (15.3 acres) |
|
|
Net Site Density |
34.8 uph |
|
This plan
also includes the following:
· a 0.065 ha. (0.161 acres) park
block at the northwest corner of the plan which will eventually be combined
with adjacent park and open space lands (woodlot) to the north
3. Mattamy (
|
|
Units
|
|
Single Detached
|
55 |
10.7m, 11.6m and 13.3m |
Semi-detached
|
12 |
17.4m |
|
Townhouse |
NA |
|
|
Total Units |
67 |
|
|
Total Area |
2.94 ha. (7.3 acres) |
|
|
Net Site Density |
33.5 uph |
|
4. Wismer Markham Development Inc.
(19TM-02008) (Figures 7 and 8)
|
|
Units
|
|
Single Detached
|
217 |
10.7m,
12.2m 13.7m, and 15.3m |
Semi-detached
|
16 |
14.84m |
|
Townhouse |
95 |
5.9m (per unit, lane based) and 7.0m per unit |
|
Total Units |
328 |
|
|
Total Area |
14.6 ha. (36.1 acres) |
|
|
Net Site Density (Urban Residential Area) |
29.0 uph |
|
|
Net Site Density (Community Amenity Area) |
49.1 uph |
|
Public Meetings
Public meetings were previously
held for the proposed plans of subdivision.
However, as these public meetings were held more that 2 years ago, new
public meetings are required.
OPTIONS/ DISCUSSION:
Town policies now allow draft plan approval in advance of servicing
allocation.
On
|
Applicant |
Conditional 2011 Servicing Allocation |
No Servicing Allocation |
Total Units |
|
Amber
Plain Investments Ltd. |
77 |
291 |
368 |
|
16th
and McCowan Holdings Ltd. |
12 |
138 |
150 |
|
Mattamy
( |
12 |
55 |
67 |
|
Wismer
Markham Development Inc. |
91 |
237 |
328 |
|
Total
Units |
192 |
721 |
913 |
The
following are the requirements for approval of draft plans of subdivisions with
conditional servicing allocation and/or no servicing allocation:
§
the
owner must enter into an agreement with the Town of
§
the
owner must enter into an indemnity agreement with the Region. The intent of the indemnity agreement is to protect
the Region from possible lawsuits if the servicing infrastructure is not
delivered in the anticipated timeframe
§
both
of the above-noted agreements must be executed prior to draft plan approval
§
the
draft plan must be subject to hold provisions in the zoning by-law which are
not to be removed until servicing allocation is confirmed by the Region
The portion
of the draft plan with confirmed servicing allocation would be released for
registration after hold provisions are removed.
Development Approval Process
As previously noted, the subject lands
comprise the final phases of larger draft plans of subdivision that have been
partially draft approved, zoned and registered based on the availability of
servicing allocation. In accordance with the amendment to the delegation by-law
adopted by Council on
- Following the Public Meeting, staff will
complete their review of the applications.
- If Council supports the proposal, an
implementing zoning by-law amendment will be forwarded to Council for
approval, with a Holding provision, to be removed once servicing
allocation is confirmed.
- Draft approval of the plan of subdivision
will be issued by the Director of
However, if significant issues are
identified at the Public Meeting or through subsequent staff review, a
recommendation report will be brought forward to Development Services
Committee for consideration. A report
will identify the issues raised, and how they have been addressed, prior to the
implementing zoning by-law(s) being forwarded to Council.
POTENTIAL
BENEFITS OF APPROVAL OF THE PROPOSALS:
The
proposed plans of subdivision will fill in several of the holes in the emerging
fabric of the Wismer Commons community as servicing allocation becomes
available. Three park blocks and an environmental buffer adjacent to the
CONCERNS/ISSUES
TO BE RESOLVED:
No concerns/issues
have been identified to date. Any
concerns/issues raised through the circulation and detailed review of the
proposals will be addressed in a final staff report to be presented to
Committee, if required, at a later date.
Any financial issues identified during the
circulation of these applications will be addressed in the recommendation
reports, if required, for the subject applications
ALIGNMENT WITH STRATEGIC
PRIORITIES:
Growth Management and Environment
The proposed plans of subdivision will:
· be built out in an
orderly fashion based on the availability of servicing allocation and in
accordance with the Wismer Commons Secondary Plan and Community Design
Plan
· provide an environmental buffer adjacent to the
DEPARTMENTS
CONSULTED AND AFFECTED:
The proposals are currently in circulation to
other Town Departments and agencies for review.
CONCLUSION:
Staff recommends that
a statutory public meeting be held to consider the applications for draft plan
of subdivision approvals and implementing zoning by-law amendments.
_________________________________ ________________________________
Valerie
Shuttleworth, M.C.I.P., R.P.P.
Jim Baird, M.C.I.P., R.P.P.
Director
of Planning & Urban Design Commissioner of
Development Services
ATTACHMENTS:
Figure 1 - Applicant/Agent & Location Map
Figure 2 - Area Context/Zoning
Figure 3 – Air Photo
Figures 4 to 8 - Proposed Plans of Subdivision
APPLICANT/AGENT:
KLM
Mark Yarranton/Rade
Mikijelj Fax. (905) 669-0097
L4K 3P3
Goldberg Group Tel.
(416) 322-6364
Todd Trudelle Fax.
(416) 932-9327
2171 Avenue Road,
M5M 4B4
S.C. Land Management Corp. Tel.
(905) 787-1542
Sal Crimi. Fax.
(905) 737-2464
L4C 9P5
Metrus Development Inc Tel.
(905) 669-5571
Nick Mracic. Fax.
(905) 669-2134
L4K 3S3
Mattamy Robinson Creek Ltd. Tel. (905) 829-7879
L6H 6M5
DOCUMENT :
Q:\Development\Planning\APPL\SUBDIV\02110218
Amber Plain Ph 3A\Preliminary Report Nov 4 08.doc