Report to: Development Services Committee Report Date: March 23, 2010

SUBJECT: RECOMMENDATION REPORT

Great Eldin Investments Ltd.

North of Edward Jeffreys Avenue, west of Highway 48

Wismer Commons Community

Implementing Zoning By-law amendments for Phase 2 of draft plan of subdivision 19TM-95081

File Numbers ZA 08-106617 and SU 02-111460 002

PREPARED BY: Teema Kanji, Senior Planner

RECOMMENDATION:

1) That the report entitled “Recommendation Report, Great Eldin Investments Ltd. North of Edward Jeffreys Avenue, west of Highway 48, Wismer Commons Community. Implementing Zoning By-law amendments for Phase 2 of draft plan of subdivision 19TM-95081. File Numbers ZA 08-106617 and SU 02-111460 002” be received;

2) That the application ZA 08-106617 for amendments to Zoning By-laws 304-87, as amended and 177-96, as amended, be approved;

3) That the draft amendments to Zoning By-laws 304-87 and 177-96, as amended, attached to this report (Appendix ‘A’) be finalized and enacted without further notice;

4) That conditional 2011 servicing allocation for 116 units (333 population) be granted to plan of subdivision 19TM-95081 (Phase 2), from the total allocation for the Wismer Community, assigned in accordance with the February 12, 2008 report on servicing allocation;

5) And that Staff be authorized and directed to do all things necessary to give effect to this resolution.

EXECUTIVE SUMMARY:

Not applicable.

1. Purpose 2. Background 3. Discussion 4. Financial

5. Others (HR, Strategic, Affected Units) 6. Attachment(s)

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 the implementing zoning by-laws be enacted, and that conditional 2011 servicing allocation be granted.

BACKGROUND:

The subject lands (Phase 2) consist of 3.99 ha (9.88 acres) located north of Edward Jeffreys Avenue, west of Highway 48 within the Wismer Commons community. The current plan is the final phase of a larger draft plan of subdivision that has already been draft approved and zoned (March 2007) and registered. Phase 1 consisted of 63 single detached lots and 8 single detached part lots (total 67 units) and a commercial block.

On January 16, 2007 a Public Meeting was held to consider the proposed draft plan and implementing zoning by-laws for the entire residential plan of subdivision (Phases 1 and 2). At the time, the applicant was proposing the Phase 2 lands to be developed with 46 single detached units, 29 semi-detached units and several part lots for a total of 121 units. The draft plan also included a 0.95 woodlot block (Block 71) which would provide access to the adjacent woodlot to the north and park/school to the west (Figure 2). There were no concerns expressed by area residents or landowners at the Public Meeting and no written submissions were received on these applications.

Draft Plan of Subdivision has been revised

The applicant has revised the draft plan of subdivision and is now proposing to develop the lands with 78 semi-detached units and 16 single detached units. An additional 22 part lots will be combined with part lots to the north and south to complete an additional 8 semi-detached units and 14 single detached units, for an overall total of 116 units. Staff is agreeable to allowing this change in unit mix given that Phase 1 lands to the east (Figure 2) consisted only of single detached units. The additional semi-detached units proposed will provide for a better housing mix.

There are 116 units (333 population) of conditional 2011 servicing allocation available for this plan. The applicant is in the process of executing an Indemnity Agreement with the Region of York.

OPTIONS/ DISCUSSION:

Staff recommends finalization and enactment of the by-laws

Staff have completed their review and evaluation of the applications, and the proposal is considered acceptable to staff. In accordance with the Public Meeting resolution, the draft implementing zoning by-law amendments (Appendix ‘A’) may now be finalized for enactment. The amendment to By-law 177-96, as amended includes a Hold provision (H) related to servicing allocation (2011). The conditions that need to be satisfied prior to the removal of the Hold provision (H) are based on Regional servicing allocation criteria.

Draft plan approval will be issued by the Director of Planning & Urban Design or designate in accordance with Delegation By-law 2002-202, as amended.

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 conditions of draft plan of subdivision approval and the implementing zoning by-law amendments.

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 – Proposed Plan of Subdivision

Appendix ‘A’ - Draft amendment to By-law 304-87, as amended

- Draft amendments to By-law 177-96, as amended

APPLICANT/AGENT:

Flato Management Inc. Tel: (905) 479-9292

c/o Shakir Rehmatullah Fax: (905) 479-9165

3601 Highway 7 East

FILE PATH: Amanda\File SU 02 111460 002\Documents\Recommendation Report