Report to: Development Services Committee Report Date:
SUBJECT: INFORMATION REPORT
Wynberry Developments Inc. (Phase 3)
Proposed draft plan of subdivision and implementing zoning by-law amendments
East of Mingay Avenue and
north of
Wismer Commons Community
File
Numbers ZA 09-119148-002 and SU 01-119048
PREPARED BY: Doris Cheng, East District Senior Planner - ext. 2331
RECOMMENDATION:
1) That the report dated September 22, 2009 entitled “Information Report, Wynberry Developments Inc. (Phase 3), Proposed draft plan of subdivision and implementing zoning by-law amendments, East of Mingay Avenue and north of Edward Jeffreys Avenue, File Numbers ZA 09-119148-002 and SU 01-119048” be received as background to the upcoming Public Meeting to be scheduled.
Not applicable.
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.
BACKGROUND:
Complete Application Date
The applications by Wynberry
Developments Inc. were received on
Authorization to hold a statutory
Public Meeting with respect to the proposed applications was granted by the CAO
over the 2009 summer recess.
Property and Area Context
The subject land is comprised of 0.9 ha (2.2 acres), located east of Mingay Avenue and north of Edward Jeffreys Avenue, west of Highway 48 within the Wismer Commons community (Figure 1 and 2). The lands are the final phase of a larger draft plan of subdivision that has been partially draft approved, zoned and registered based on the availability of servicing allocation. The subject lands are currently vacant.
To the north are vacant lands which are designated for an elementary separate school. Also to the north is a woodlot and other lands for future residential development. To the west is an existing low density residential plan of subdivision comprised of single-detached and semi-detached homes and townhouses. To the east and south are existing single detached residential homes.
Proposal
Applications for draft plan of subdivision approval and implementing zoning by-law amendments have been submitted for the subject lands. The original draft plan contained a total of 19.5 units in this phase. The applicant is now proposing to reduce the number of single and semi-detached units and in its place, provide for townhouse units. The new draft plan includes a total of 28.5 residential units comprised of the following:
|
Unit Type |
Number of Units |
Population |
Minimum Frontage |
|
|
|
|
|
|
Single Detached Units |
8 |
29.6 |
10.7 m |
|
Semi-Detached Units |
4 |
12.08 |
17.4 m |
|
Townhouse Units |
16.5 |
46.53 |
7.5 m |
|
Total number of Units |
28.5 |
88.21 |
|
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.
The proposed plan of
subdivision is generally consistent with the Wismer Commons Secondary Plan.
The land use distribution within the proposed plan of
subdivision is generally consistent with the Wismer Commons Secondary Plan land
use designations and the Wismer Commons Community Design Plan.
OPTIONS/ DISCUSSION:
Town policies now allow draft plan approval in advance of servicing
allocation.
On
To
date, the Wismer Commons Landowners Group has a total of 1,068 units of 2011 allocation
(3,737.8 population).
The Trustee for the Wismer Commons Landowners Group will distribute the
allocation amongst the Wismer Commons Landowners. The applicant informed staff that they
have allocation for 18.5 units (68.5 population) and has also indicated that
the Landowners Group has provided the full 28.5 units (88.21 population) of
allocation to Wynberry Developments Inc.
Written confirmation from the Trustee will be required.
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 Markham not to pre-sell units within the draft plan until
a specified date (one year prior to the required Regional servicing
infrastructure being available);
- 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.
POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL:
The proposed plan of subdivision will fill in one of the several gaps of residential development in the Wismer Commons community.
CONCERNS AND ISSUES TO BE RESOLVED:
No concerns/issues have been identified to date. Any concerns/issues identified through the circulation and detailed review of the proposed development will be addressed in a final staff report to be presented to Committee at a later date.
FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)
Not applicable.
HUMAN
RESOURCES CONSIDERATIONS
Not applicable.
ALIGNMENT WITH STRATEGIC PRIORITIES:
The proposed applications will align with the Town’s strategic priorities of Growth Management and Municipal Services by implementing the proposed development in phases in coordination with available servicing allocation.
BUSINESS UNITS CONSULTED AND AFFECTED:
The proposal has been
circulated to various Town departments and external agencies and is currently
under review. All conditions and
requirements received will be addressed and incorporated in the final draft
plan and conditions of draft approval.
RECOMMENDED BY:
____________________________ ______________________________
Biju
Karumanchery, M.C.I.P., R.P.P. Jim
Baird, M.C.I.P., R.P.P.
Senior Development Manager Commissioner of Development
Services.
ATTACHMENTS:
Figure 1 – Location Map
Figure 2 – Air Photo 2007
Figure 3 – Area Context and Zoning
Figure 4 – Proposed Plan of Subdivision
APPLICANT/AGENT: Mr. Bobby Bhoola
Ballantry Homes
Telephone: 905-887-7230 Fax: 905-887-7101
Email: info@ballantryhomes.com
FILE PATH:
Amanda\File 09 119148\Documents\Information Report
Figure 1 – Location
Map
