Report
to: Development Services Committee Report Date: May 18, 2010
SUBJECT: RECOMMENDATION
REPORT
Angus Glen Village Ltd. – West Village
(Phase 2)
South side of Major Mackenzie Drive, west of Kennedy Road
Angus
Glen Community
Implementing
Zoning By-law amendments for the final phase of a draft plan of subdivision
19TM-03004
File
Numbers ZA 08-120708 and SU 03-109045
PREPARED BY: Teema
Kanji, Senior Planner
RECOMMENDATION:
1)
That the report
entitled “Recommendation Report, Angus Glen Village Ltd. – West Village (Phase
2), South side of Major Mackenzie Drive and West of Kennedy Road, Angus Glen
Community. Implementing Zoning By-law
amendments for the final phase of a draft plan of subdivision 19TM-03004, File
Numbers ZA 08-120708 and SU 03-109045” be received;
2)
That the
application ZA 08-120708 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 for 153 units (566 population) be granted to plan of
subdivision 19TM-03004, Phase 2 and 13 units (48 population) be granted to Lots
1 to 13, 65M-4085, from the total allocation for the Angus Glen 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.
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 Angus
Glen Community (West
Village), and to
recommend that the implementing zoning by-laws be enacted, and that conditional
2011 servicing allocation be granted.
The original draft plan submitted by
Angus Glen for the West
Village included Phase 1
and Phase 2 lands and these lands have been reviewed in a comprehensive
manner. In June 2006, Council draft
approved a portion of the lands (Phase 1) based on the availability of
servicing allocation. Phase 1 included
173 single detached lots, 57 townhouse units and 120 apartment units. The remainder of the lands (Phase 2) were not
included as part of this approval because there was no servicing allocation at
the time.
On October 6, 2009 a Public Meeting was held to
consider the proposed draft plan approval and implementing zoning by-laws for a
residential plan of subdivision (Phase 2) that includes 164 single detached
houses and the retention of two heritage houses for a total of 166 units. The draft plan also includes a high density
block (Block 168) south of Major Mackenzie Drive adjacent to a 2.759 acre
(1.115 ha) park, which is proposed to be developed in the future with garden
apartments and townhouses. The plan also includes valleylands and two
stormwater management ponds.
There are 153 units (566 population)
of conditional 2011 servicing allocation available for this plan (Phase 2), and
an additional 131 units (369 population) of
conditional 2011 servicing allocation for Block 168, to accommodate a future
townhouse development. No allocation has
been assigned for the proposed two apartment blocks within Block 168. The Owner has executed a No Pre Sale
Agreement with the Town and Indemnity Agreement with the Region of York for
Block 168.
The key issues raised
at the public meeting related to size of buffers, a proposed walkway system and
the transfer of servicing allocation for 13 units from Phase 1 to Phase 2. These issues were addressed as follows:
Size
of Buffers
The limits of development were
established using the recommendations of the Environmental Impact Statement,
prepared by Gartner Lee Limited in 2004 and through various on-site visits with
the Owners representatives, Town staff and TRCA staff in 2005. Through this process, the environmental
buffer areas were determined for Phase 2 lands, and range in width from 10 m to
19 m.
`
Walkway
System
The Owner is required to pay for,
design, construct and convey or dedicate a walkway system on the south side of Major Mackenzie Drive
through the West Village Plan abutting the valley system. The walkway is to connect to existing walkway
systems within the East
Village and provide for a
future connection to the lands north and south of the East and West Villages. The Owner is required to construct the
walkway at the time of construction of the West Village Plan (Phase 2).
Transfer
of servicing allocation for 13 lots from Phase 1 to Phase 2
The Owner indicated that they have
been unable to sell 13 large lots, which have a minimum lot area of 0.134 ha
(0.333 acres) located on Glenbourne
Park Drive (Phase 1) (Figure 2). They requested that real servicing allocation
provided for these lots be transferred to Lots 85 to 97 inclusive within Phase
2 (Figure 2), to allow for the Owner to offer these 13 lots within Phase 2 for
sale in 2010. This conditional servicing
allocation originally assigned to lots 85 to 97 (Phase 2) has been transferred
to the 13 lots on Glenbourne Park Drive (Phase 1) and lots 85 to 97 (Phase 2)
have been given full servicing allocation.
A Hold provision has been placed on
the 13 lots on Glenbourne Park
Drive (Phase 1) and the applicant has also
executed a No Pre Sale Agreement with the Town and an indemnity agreement with
the Region of York.
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. Draft plan approval was issued in
December, 2009 in accordance with the Town’s Delegation By-law (2002-202).
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 Hold provisions (H1, H2 and
H3). All three hold provisions include provisions related to servicing
allocation (2011 and 2012). The
conditions that need to be satisfied prior to the removal of the Hold
provisions (H1, H2 and H3) are based on Regional servicing allocation criteria
and include execution of an indemnity agreement with the Region of York and
confirmation of servicing by the Region.
The H2 and H3 Hold provisions also include additional requirements
related to obtaining site plan approval prior to the removal of the Hold. Site plan approval will be required for
future townhouse and apartments within Block 168, and for Lot
11 (Francis Stiver House) if the heritage house is to be used as a personal
service shop. The Secondary Plan
stipulates that the Stiver House can only be used for the purposes of a spa
(personal service shop) or single detached dwelling.
Not applicable.
Not applicable.
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.
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
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: Angus
Glen Developments Ltd.
Tel: (905) 887-0090 extn. 409
c/o Michael Montgomery Fax: (905) 887-5197
10060 Kennedy Road
Markham, ON
L6C 1N9
FILE PATH: Amanda\File 03 109045 001\Documents\Recommendation Report