Report to: Development Services Committee Report Date:
SUBJECT: RECOMMENDATION REPORT
Danvest Wismer
Investments Limited and Dovcom Realty Inc.
Phase 3
East of McCowan Road and
south of
Wismer Commons Community – Implementing Zoning By-law amendments for draft plan of subdivision 19TM-02009
File Numbers: ZA
09-123881 and SU 02-115478-002
PREPARED BY: Doris Cheng, Senior Planner – East District ext. 2331
RECOMMENDATION:
1) That the report dated April 20, 2010 entitled “Recommendation Report, Danvest Wismer Investments Limited and Dovcom Realty Inc. Phase 3, East of McCowan Road and south of Major Mackenzie Drive, Wismer Commons Community – Implementing Zoning By-law amendments for draft plan of subdivision 19TM-02009, File Numbers ZA 09-123881 and SU 02-115478-002” be received.
2)
That the application ZA 09-123881 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, as
amended and 177-96, as amended, attached to this report (Appendix ‘A’) be
finalized and enacted without further notice;
4)
That conditional 2011 servicing allocation be granted
to plan of subdivision 19TM-02009 Phase 3, from the total allocation for the
Wismer Commons Community, assigned in accordance with the
i) 208 units (690 population) to Danvest Wismer Investments Limited and Dovcom Realty Inc. comprised of 113 single detached units, 20 semi-detached units, 75 townhouse units;
ii) 31 units (103.8 population) to Amber Plains Developments Limited comprised of 15 single detached units and 16 semi-detached units; and
iii) 40.5 units (129.61 population) to Mackenzie Builders and Developers Ltd. comprised of 17.5 single detached units and 23 townhouse units.
5) That the Mayor and Clerk be authorized to enter into a No Presales Agreement, if required, with the Owner of Plan 19TM-02009 which agreement shall be registered on title, committing the Owner not to enter into any agreements of purchase and sale with anyone, including other developers or builders for future phases of these lands until:
i) York Region has advised in writing that the expected completion of the Southeast Collector Sewer will be within twelve (12) months;
ii)
The Council of the Town of
iii) The Trustee for the Wismer Commons Developers’ Group Cost Sharing Agreement has assigned the remaining 192.5 units of conditional servicing (water and sewer) allocation to the Owner.
6)
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 the implementing
zoning by-laws be enacted, and that conditional 2011 servicing allocation be
granted.
BACKGROUND:
On
The subdivision
consists of a total of 472 residential units, of which 400.5 units will be
retained by Danvest Wismer Investments Limited and Dovcom Realty Incorporated. The Wismer Commons Developers Group has
allocated 208 units (690 population) to the applicant for this phase of
development. The remaining 192.5 units have
no allocation and will be subject to a Holding Provision.
Danvest Wismer
Investments Limited will transfer 31 units, consisting of 15 single-detached
and 16 semi-detached units to Amber Plains Developments Limited. The Developers Group has assigned 31 units (103.8
population) of allocation to
Similarly, Danvest
Wismer Investments Limited will transfer 40.5 units consisting of 17.5
single-detached units and 23 townhouses to Mackenzie Builders and Developers
Ltd. for which the Developers Group has assigned 40.5 units (129.61 population)
of allocation. Mackenzie Builders and
Developers Ltd. will also be subject to the conditions of draft approval for
this subdivision, but will register these lots separately.
OPTIONS/ DISCUSSION:
The
distribution of the additional conditional 2011 servicing allocation was conditional
on the completion of municipal road infrastructure in the Wismer Community,
including the completion of
The completion
of this collector road will improve the overall flow of traffic in the Wismer
Commons community. Staff continues to work with the
applicant and the Developers Group to finalize the construction drawings of
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.
Therefore, 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 Holding provision (H) which applies to those
units that do not have servicing allocation.
The conditions that need to be satisfied prior to the removal of the (H)
are based on Regional servicing allocation criteria.
Delegated
approval of the draft plan of subdivision by the Director 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 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 Zoning By-law Amendments
APPLICANT: Frank Palombi
Danvest Wismer Developments Ltd. and Dovcom Realty
Inc.
3625 Dufferin Street
Telephone: 416-635-7520
Fax: 416-635-9921
Email: FPalombi@hr-dev.com
AGENT: Ms. Sandra
Wiles
KLM
Planning Partners Inc.
Telephone:
905-669-4055 Fax: 905-905-669-0097
Email: swiles@klmplanning.com or wilesplan@rogers.com
FILE PATH: Amanda\File 09 123881 \Documents\Recommendation Report
Figure 1 – Location
Map
