Report to: Development Services Committee Report Date:
SUBJECT: PRELIMINARY
REPORT
1039954 Ontario Limited
Southwest corner of
Wismer Commons Community - Proposed plan of subdivision and implementing zoning by-law amendments
File Numbers: SU 02-118676 (19TM-02016 – Phase 4 and 5) and ZA 09-122509
PREPARED BY: Doris Cheng, Senior Planner – East District, ext. 2331
RECOMMENDATION:
1) That the report dated November 17, 2009 entitled “Preliminary Report, 1039954 Ontario Limited, Southwest corner of Major Mackenzie Drive & Ralph Chalmers Avenue, Wismer Commons Community – Proposed plan of subdivision and implementing zoning by-law amendments, File Numbers SU 02-118676 (19TM-02016-Phase 4 and 5) and ZA 09-122509;
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 approval and implementing zoning by-law amendments within the Wismer Commons community and to recommend that Committee authorize the scheduling of a statutory public meeting to consider the applications.
BACKGROUND:
The
applications were received
Property and Area Context
The subject
lands are comprised of 3.64 ha (9.0 acres).
The lands are located south of Major Mackenzie Drive, west of Ralph
Chalmers Avenue, within the Wismer Commons community (Figure 1 and 2). The lands are the final phases of a larger
draft plan of subdivision that has been partially draft approved, zoned and
registered based on the availability of servicing allocation.
To the north
across
Proposal
The proposed draft plan of subdivision contains a total of 59.5 single detached units and 18 semi-detached units (274.51 population), as follows:
|
Unit Type |
Number of Units |
Population |
Minimum Frontage |
|
Phase 4 |
|
|
|
|
Single
Detached Units |
22 |
81.4 |
10.7-12.2 m |
|
Semi-Detached
Units |
14 |
42.28 |
15.0 m |
|
|
|
|
|
|
Total
in Phase 4 |
36 |
123.68 |
|
|
|
|
|
|
|
Phase 5 |
|
|
|
|
Single
Detached Units |
37.5 |
138.75 |
10.7-13.7 m |
|
Semi-Detached
Units |
4 |
12.08 |
15.0 m |
|
Total
in Phase 5 |
41.5 |
150.83 |
|
|
|
|
|
|
|
Total number of Units in both Phases |
77.5 |
274.51 |
|
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 Rural Residential Four (RR4) 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 has informed staff that they have 27 units of 2011 allocation. Written confirmation of allocation from the
Trustee will be required.
The following are the requirements for approval
of draft plans of subdivision 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:
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 memo, if required, at a later date.
- The recently
released Draft Regional Official Plan identifies a 45 metre right-of-way
for
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 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, Development Services
Figure 1 – Location Map
Figure 2 – Area Context/Zoning
Figure 3 – Air Photo
Figure 4 – Proposed Plan of Subdivision
APPLICANT/AGENT:
KLM Planning Partners Inc.
Tel: 905-669-4055 Fax: 905-669-0097
FILE PATH: Amanda\File 09 122509\Documents\Preliminary Report
FIGURE 1 – Location
Map
