Report to: Development Services Committee Report Date:
SUBJECT: RECOMMENDATION REPORT
Greensborough North Group
South of Major Mackenzie
Drive, between
Greensborough Community
Applications for Draft Plan of Subdivision Approval and Implementing Zoning By-law Amendments
SU 06 109380 (19TM-06009) and ZA 06 109396
PREPARED BY: Gary Sellars, Senior Planner, East District (Ext. 2960)
RECOMMENDATION:
1) That the report entitled “Recommendation Report, Greensborough North Group, South of Major Mackenzie Drive, between Donald Cousens Parkway and the GO Transit rail corridor, Greensborough Community, Applications for Draft Plan of Subdivision Approval and Implementing Zoning By-law Amendments, SU 06 109380 (19TM-06009) and ZA 06 109396”, dated November 3, 2009, be received;
2)
That draft plan of subdivision 19TM-06009 submitted by
Greensborough North Group, be draft approved subject to the conditions outlined
in Appendix ‘A’;
3)
That
the application submitted by Greensborough North Group to amend Zoning By-laws
304-87 and 177-76, as amended, be approved and the draft by-laws attached as
Appendices ‘B’ and ‘C’, be finalized and enacted without further notice;
4)
That servicing allocation for 302.5 units (1,119.25
pop.) be granted to plan of subdivision 19TM-06009 from the total
allocation for the Greensborough Community, assigned in accordance with the
February 12, 2008 and May 19, 2009 staff reports on servicing allocation;
5) That the Mayor and Clerk be authorized to enter into a No Presale Agreement with the Owners of Plan 19TM-06009 (302.5 units) which agreement shall be registered on title, committing the Owners not to enter into any agreements of purchase and sale with anyone, including other developers or builders, for the lands, until York Region has advised in writing that the expected completion of the Duffin Creek Water Pollution Control Plant expansion project and the YDSS Flow Control Structures project will be within twelve (12) months;
6) That the Town reserves the right to
revoke or reallocate the servicing allocation should the development not
proceed in a timely manner;
7) That the Region of York be advised of
the servicing allocation for this development;
8) That
the applicant provide to the Town the 30% payment of the required subdivision
processing fees in accordance with the Town’s Fee By-law (By-law 211-83, as
amended by By-law 2008-257);
9) And that Staff be authorized and
directed to do all things necessary to give effect to this resolution.
PURPOSE:
The purpose of this report is to recommend draft approval of a proposed plan of subdivision in the Greensborough community and approval of implementing zoning by-law amendments for the plan.
BACKGROUND:
Property and Area Context
The subject lands consist of 21.1 ha. (52.2 acres) located south
of
The surrounding context is as follows:
·
To the north are lands which have been acquired
by the Region of York for the realignment of
·
To the north, across
· To the south are vacant lands owned by Humbold Properties Ltd. that are zoned to permit residential development. Also to the south is a woodlot which has been conveyed to the Town.
·
To the east across Donald Cousens Parkway are
vacant lands for which a rezoning application to permit a gas bar and local
commercial uses has recently been approved by Council; and further east, lands
for which a residential plan of subdivision has been submitted
· To the west is the GO Transit rail corridor and the former Emerson Electric property at the southeast corner of Major Mackenzie Drive and Hwy. 48; an application for a mixed use development has been submitted for this property.
Official Plan and Zoning By-law
The
Greensborough Secondary Plan designates the majority of the lands Urban
Residential – Low Density. A small
portion of the lands (woodlot) located south of
The lands are currently zoned
Rural Residential (RR4) by By-law 304-87, as amended.
Proposal
The
proposed plan of subdivision (Figure 4) is comprised of the following:
|
BLOCK |
LAND USE
|
|
Lots/Blocks
|
single detached residential (302.5 units) |
10.7m, 12.5m, and 13.7m / 11.321 ha. |
Block 159
|
woodlot |
0.323 ha. |
|
Blocks 160, 330 and 329 |
servicing buffers and railway buffer |
1.017 ha. |
|
Block 325 |
heritage dwelling |
0.075 ha. |
|
Blocks 327 and 328 |
neighbourhood parks |
0.271 ha. and 1.001 ha., respectively |
|
Blocks 331-333 |
walkway blocks |
0.123 ha. |
|
Block 326 |
storm water
management |
0.902 ha. |
The net
site density of the proposed plan is 26.7 uph which is within the range of 17
to 37 units per hectare permitted in the Secondary Plan.
OPTIONS/ DISCUSSION:
Town policies now allow draft plan approval in advance of servicing
allocation
On
The
Greensborough Community has received conditional 2011 allocation for 486.9
units (1,801.5 population). The
Greensborough North Group has received a total allocation for 302.5 units (1,119.25
population).
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 the issuance of draft
plan approval by the Director of
§
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 proposal is generally consistent with the Greensborough Community
Design Plan
The proposed development is generally consistent with the Greensborough Community Design Plan with respect to its land use and street pattern. The Design Plan contemplated a mix of single detached, semi detached and townhouse units throughout the Greensborough Community; the Greensborough North plan is comprised of only single detached lots. This lot pattern is a continuation of the pattern established to the south within the Humbold Ninth Line development. When considering the Humbold Ninth Line plan of subdivision, Council had expressed a desire to increase the Town’s inventory of single detached lots and considered the northerly portion of the Greensborough Community to be an appropriate location for single detached lots.
The
proposed road and lotting pattern is acceptable
The proposed road pattern and
lotting pattern at the south end of the plan continues the pattern established
on the adjacent lands being developed by Humbold Properties Ltd. Window roads
(single loaded) are provided adjacent to
Open Space/Parkland
A 1 ha. neighbourhood park is located in the southwest portion of the plan and is connected by open space/walkway blocks to a storm water management pond at the northwest corner of the plan This open space corridor is the continuation of an existing open space corridor on adjacent lands that extends to the southeast to a parkette at the northwest corner of Swan Park Road and Castlemore Avenue.
A 0.3 ha. neighbourhood park is located in the centre portion of the plan. This park is adjacent to a heritage house (Abraham Strickler house) that will be retained in its existing location.
A 0.3 ha. woodlot block at the
southeast corner of
A 20m wide open space block adjacent to the GO Transit rail corridor will include a safety berm, fencing, walkway and associated landscaping.
The heritage house (Abraham Strickler house) will be retained in its
existing location
The heritage house (Abraham Strickler house) will be retained in its existing location on a corner lot (Block 325). The house is a classic example of a mid 19th century one and half storey brick farmhouse and is designated under Part IV of the Ontario Heritage Act. Heritage staff has advised that the proposal is satisfactory.
At the public meeting held for this plan of subdivision, Committee suggested that possible uses for the heritage house might include a community centre (meeting rooms for local groups) and day nursery. The heritage house property is to be zoned residential with additional permission for a day nursery and community centre. There is sufficient area on the southerly portion of the lot for limited on-site parking to be provided for the non – residential uses. Site plan approval is required as a condition of draft plan approval for all heritage dwelling properties being used for residential purposes within new subdivisions. Since the proposed zoning by-law will also permit non-residential uses, it is recommended that the zoning for the heritage dwelling property include a Hold (H) provision which will require site plan approval prior to the removal of the Hold (H) provision to ensure that adequate parking, outdoor amenity space and landscaping are provided.
The Community Services Commission has advised that a Leisure Master Plan for the Town is currently being prepared which will recommend among other things the preparation of more detailed neighbourhood plans subsequent to the Master Plan approval. These neighbourhood plans will review the detailed service needs for each of the neighbourhoods; these plans will also include a review of the potential use of heritage dwellings for the provision of neighbourhood services.
No concerns/issues have been identified by area residents with respect
to this proposal
No concerns/issues were identified
by area residents at the public meeting or in written correspondence.
FINANCIAL CONSIDERATIONS:
Not applicable
HUMAN
RESOURCES CONSIDERATIONS:
Not applicable
ALIGNMENT WITH STRATEGIC PRIORITIES:
Growth Management and Environment
The proposed plan of subdivision will:
· complete the development
of the Greensborough Community to
· provide additional neighbourhood
parkland and a woodlot block
· be subject to the Energy
Star Program energy efficiency guidelines for low-rise residential development,
as per Council’s recent direction. This program includes: effective insulation,
high-performance windows, tightly sealed house construction and efficient duct
systems, efficient heating and cooling equipment, and energy efficient products
such as appliances and water heaters.
BUSINESS UNITS CONSULTED AND AFFECTED:
The requirements of other Town Departments and external agencies have
been incorporated into the draft plan and recommended conditions of draft
approval.
RECOMMENDED BY:
_____________________________ _______________________________
Senior Development Manager Commissioner, Development Services
ATTACHMENTS:
Figure 1 - Location Map
Figure 2 - Area Context/Zoning
Figure 3 - Air Photo
Figure 4 - Proposed Plan of Subdivision
Appendix ‘A’ – Conditions of Draft Approval
Appendices ‘B’ and ‘C’ – Draft Zoning By-law Amendments
APPLICANT/AGENT:
KLM
Sandra Wiles Fax. (905) 669-0097
L4K 3P3
File path: Amanda\File 06 109380\Documents\Recommendation Report