Report to: Development Services Committee Report Date:
SUBJECT: RECOMMENDATION REPORT
Best Homes Canada Inc.
Application for Zoning By-law
Amendment to permit residential lots on the future extension of
Wismer Commons Community
File No.: ZA 08-120818
PREPARED BY: Doris Cheng, Senior Planner – East District (ext. 2331)
RECOMMENDATION:
1)
That the report entitled “Recommendation Report, Best
Homes Canada Inc. Application for Zoning By-law Amendment to permit residential
lots on the future extension of Hammersly Boulevard, Wismer Commons Community, File
Number ZA 08-120818, dated February 16, 2010” be received;
2) That the record of the Public Meeting held on October 20, 2009, regarding the applications for approval of Draft Plan of Subdivision and implementing Zoning By-law be received;
3)
That the application submitted by Best Homes
Canada Inc. to amend Zoning By-laws 304-87 and 177-96, as amended, as they
apply to certain low density lands fronting Hammersly Boulevard, be approved
and the draft by-laws attached as Appendix ‘A’ be finalized and enacted without
further notice;
4)
That conditional 2011 servicing allocation for 5 units
(15.8 population) be granted from the total allocation assigned to the
applicant in accordance with the
5)
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 approval of a zoning amendment for five residential
lots on the future extension of
BACKGROUND:
The subject lands consist of 0.13 hectares (0.3 acres) of a larger 1.5 hectare (3.8 acre) property at 9582 Highway 48 which is located on the west side of Highway 48, south of Bur Oak Avenue. The subject lands are located at the western limit of the larger property and are currently vacant (Figure 1).
To the west and southwest of the larger property are vacant lands subject to proposed residential draft plans of subdivision. To the north and south are vacant lands intended for mixed use residential/commercial development. The “Matrundola Woodlot” is located on the lands to the south.
The entire
property at 9582 Highway 48 is currently the subject of a draft plan of
subdivision (19TM-09006) which proposes semi-detached lots on Hammersly
Boulevard and high density development fronting Highway 48, and medium density
development on interior roads. A proposed 0.67 hectare (1.7 acre) park
separates the low density development on
The proposal is
to zone for four semi-detached lots, one single-detached lot and a part lot on
the subject lands. The lots will front
onto the future extension of Hammersly Boulevard, most of which will be
provided through registration of the final phases of the Wismer Markham Developments Inc. draft plan of
subdivision to the west (19TM-02008) and the Great Eldin draft plan of
subdivision (19T-95081) to the southwest, both of which are nearing draft
approval. A small portion of the
The subject lands are intended to be removed from the proposed draft plan of subdivision with the lots to be created through severance.
OPTIONS/ DISCUSSION:
Official Plan and Zoning
The subject
lands are designated Urban Residential–Low Density in the Wismer Commons
Secondary Plan which provides for the proposed residential uses. The lands are also identified for low density
residential development fronting
The entire
property at 9582 Highway 48, including the subject lands, is being considered
as part of the Town-initiated Official Plan Amendment (OPA) being prepared to
implement the 2005 Highway 48 Urban
Issues identified at the Public Meeting
have been addressed
A Public
Meeting for the draft plan of subdivision and zoning amendment applications was
held on
Comments related specifically to the subject lands pertained to the provision of adequate access to the proposed public park east of the subject lands, and pedestrian linkages through the park from Hammersly Boulevard to Highway 48, and the provision of a buffer area from the woodlot in excess of 10 metres.
With respect to
the public access to the proposed park from Hammersly Boulveard, as indicated
above, the applicant has agreed to provide approximately 31 metres (102 ft) of
parkland frontage on Hammersly Bouvlevard.
The provision of a continuous pedestrian access from
With respect to the provision of adequate buffer depth for the woodlot, as indicated in Figure 4, the lot depth of the proposed lots subject to this zoning approval is consistent with the depth of existing lots (approximately 26 metres) on the east side of Hammersly Boulevard further to the south, and with lots in the two adjacent draft plans of subdivision which are nearing draft approval (19TM-02008 and 19T-95018). Acquisition of adequate buffer areas in the remainder of the draft plan of subdivision will be addressed prior to draft approval.
Servicing Allocation
Servicing allocation for 5.5 units (20.4
population) is available from the conditional 2011/2012 allocation assigned by
Council to the applicant in
Conclusion
Staff are
satisfied that zoning the subject lands in advance of the Town-initiated OPA
and approval of the draft plan of subdivision will not compromise the
comprehensive development of the remainder of the lands in accordance with the
Highway 48 Urban
Staff are also
satisfied with the creation of these lots through severance. The portion of the subject lands required to
complete
Staff recommend
a Holding provision be placed on the zoning for the lands to be lifted upon
completion of the segment of
FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)
Not applicable.
HUMAN RESOURCES CONSIDERATIONS:
Not applicable.
ALIGNMENT WITH STRATEGIC PRIORITIES:
The proposed application aligns with the Town’s strategic priorities of Growth Management and Municipal Services by implementing the proposed development in coordination with available servicing allocation.
BUSINESS UNITS CONSULTED AND AFFECTED:
The
applications have been reviewed by various Town departments and external
agencies. Requirements of the Town and
external agencies will be reflected in the implementing zoning by-law
amendments and through conditions of severance.
CONCLUSIONS:
Staff
recommend approval of the zoning amendment for five lots subject to Holding
provisions for completion of a public road and servicing allocation.
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
ATTACHMENTS:
Figure 1 – Location Map
Figure 2 – Area Context and Zoning
Figure 3 – Air Photo
Figure 4 – Adjacent Draft Plans of Subdivision
Appendix ‘A’ – Draft zoning by-law amendments
File path: Amanda\File 08 120818\Documents\Recommendation Report-Semis
Figure 1 – Location Map
