Report to: Development Services Committee Report Date:
SUBJECT: PRELIMINARY REPORT
Digram Developments Inc.
Applications for Draft Plan of Subdivision and Zoning By-law Amendment (19TM-09004)
East of Highway 48 and
south of
File Numbers: ZA
09-122311 and SU 09-122312
PREPARED BY: Doris Cheng, Senior Planner – East District ext. 2331
RECOMMENDATION:
1)
That the report dated
2) That Staff be authorized to schedule a statutory Public Meeting to consider the proposed Draft Plan of Subdivision and Zoning By-law Amendment.
3) And that Staff be authorized and directed to do all things necessary to give effect to this resolution.
Not Applicable.
PURPOSE:
The purpose of this report is to provide background information regarding applications for draft plan of subdivision and implementing zoning by-law amendment in the Greensborough Planning District, and to recommend that Committee authorize the scheduling of a statutory Public Meeting.
BACKGROUND:
The
applications were received August 7, 2009.
The applications were deemed complete on
Property and Area Context
The subject
land is comprised of 14.2 ha (35.2 acres) and is located within the
Greensborough Planning District. The
lands are located north of
To the north,
across
Proposal
The draft plan includes a
stormwater management pond, valley land dedication, a park block and a total of
479 residential units comprised of the following:
|
Unit Type |
Number of Units |
Population |
Minimum Frontage |
|
Townhouse Units |
188 |
530.16 |
6.0
m |
|
Lane Based Townhouse Units |
69 |
194.58 |
4.5
m |
|
Apartment Units (Stacked Townhouses) |
222 |
503.94 |
|
|
Total number of Units |
479 |
1228.68 |
|
OPTIONS/ DISCUSSION:
Official Plan and Zoning
The Town’s
Official Plan and the Greensborough Secondary Plan designate the lands
Community Amenity Area – North of Bypass.
The lands are currently zoned Open Space One (O1) and Rural Residential
Four (RR4) by By-law 304-87, as amended.
The planned function of the
Community Amenity Area designation is to provide for a multi-use, multi-purpose
centre offering a diverse range of retail, service, community, institutional
and recreational uses serving several nearby residential and/or business
areas. Community Amenity Areas are to function as significant and identifiable
focal points for the areas served. This category of designation is also
intended to accommodate office development and medium and high density housing
at appropriate locations. However, the Secondary Plan provides that, notwithstanding
the planned function, the primary use of the lands designated Community Amenity
Area – North of By-Pass may be residential development, including low density
forms of housing.
The Greensborough Secondary Plan
stipulates that development on the lands designated Community Amenity Area –
North of By-Pass (Figure 4) shall be planned on a comprehensive basis with
zoning by-law approvals for development based on the Official Plan, Secondary
Plan and a Community Design Plan satisfactory to the Town.
The applicant is requesting a rezoning from Rural
Residential Four (RR4) and Open Space 1 (O1) in By-Law 304-87 to Residential
Two (R2) and Residential 2 (Lane) (R2-LA) in By-law 177-96 to facilitate the
development of 257 townhouse units and 222 apartment units on the 14.2 ha site.
The proposed plan of subdivision is generally consistent with the
Greensborough Planning District Secondary Plan
The land use distribution within the proposed plan of subdivision (19TM-09004) is generally consistent with the Greensborough Secondary Plan land use designations.
The applicant, in conjunction with adjacent land owners, has prepared a
draft Community Design Plan
The preparation of a
comprehensive Community Design Plan for the area north and east of
Town policies now allow draft plan approval in advance
of servicing allocation
On
To date, the Greensborough Developers
Group has a total assignment of 486.9 units of 2011 allocation (1,801.5 population). The
Trustee for the Greensborough Developers Group will distribute the allocation
amongst the Greensborough Developers. Written
confirmation of servicing allocation 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 infill a remaining vacant land parcel in the Greensborough community.
CONCERNS AND ISSUES TO BE RESOLVED:
The
following is a brief summary of concerns/issues raised to date. These matters,
and any others identified through the circulation and detailed review of the
proposal, will be addressed in a final staff report to be presented to
Development Services Committee at a later date:
·
The completion
of a comprehensive Community Design Plan for the area north and east of
·
The widths
of the proposed townhouse units will require further consideration relative to
the Town’s standard minimum requirements.
· A functional servicing study will be required to demonstrate how the proposed development will be serviced
·
A portion of the subject lands
is located within the TRCA Regulated Area and Regional Storm Floodplain of the
Rouge River Watershed. Compliance with
TRCA requirements will have to be demonstrated to the satisfaction of the
·
Traffic
impacts will have to be reviewed
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: Owner: Masood Pervez
Digram
Developments Inc.
327 Renfrew Drive, Suite 302
AGENT: Ms. Sandra Wiles
KLM Planning Partners Inc.
Telephone: 905-669-4055 Fax: 905-669-0097
Email: swiles@klmplanning.com
FILE PATH: Amanda\File 09 122312\Documents\Preliminary Report
Figure 1 – Location
Map
