Report to: Development Service Committee Report Date: May 18, 2010
SUBJECT: PRELIMINARY
REPORT
Wykland
Estates Inc.
Applications for Draft
Plan of Subdivision and Zoning By-law Amendment (19TM-10002)
West of Cornell Centre
Blvd., south of 16th
Avenue
File Numbers: ZA.10-114269 and SU.10-114270
PREPARED BY: Stephen
Kitagawa, Senior Planner – East District ext 2531
RECOMMENDATION:
1)
That the report dated May 25, 2010, entitled
“Preliminary Report, Wykland Estates Inc., Applications for Draft Plan of
Subdivision and Zoning By-law Amendment (19TM—10002), West of Cornell Centre
Blvd., south of 16th Avenue, File numbers ZA.10-114269 and
SU.10-114270” be received .
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.
EXECUTIVE SUMMARY:
Not applicable.
The purpose
of this report is to provide background information regarding applications for
draft plan of subdivision and implementing zoning by-law amendment in the
Cornell Community, and to recommend that Committee authorize the scheduling of
a statutory Public Meeting. This report
contains general information in regards to applicable Official Plan and other
policies as well as other issues and the report should not be taken as staff’s
opinion or recommendation on the application.
The
applications were received on April
19th, 2010. The
applications were deemed complete on April 23, 2010.
Property and Area Context
The 44.72 ha
(110.5 ac) subject property is located within the Cornell Planning
District. The lands are located west of Cornell Centre Blvd., south
of 16th Avenue
(Figure 1). The subject lands are
vacant.
To the west,
north and east are existing residential subdivisions, to the southeast is a
woodlot and lands intended to be developed as future community park and to the
south are additional lands owned by the applicant for future development
(Figure 2 and 3).
Proposal
The draft
plan includes four (4) park blocks and a total of 892 lane based residential
units comprised of the following (Figure 4):
Official Plan and Zoning
The Town’s
Official Plan designates the lands Urban Residential and the Cornell Secondary
Plan designates the lands Residential Neighbourhood. The lands are currently zoned Agriculture One
(A1), by By-law 304-87, as amended.
The
Residential Neighbourhood designation is intended to be developed with ground-oriented
buildings sited in close proximity to the streets to foster pedestrian activity
and social interaction. All development
is to be accessed from rear lanes. The
residential neighbourhoods also include parks and open spaces interconnected
through pathways and street-side green linkages.
Lands within
the Residential Neighbourhood designation may be zoned to permit detached,
semi-detached, duplex, townhouse and small-plex multiple unit buildings.
The proposed
land use is generally consistent with the Cornell Secondary Plan land use
designations.
Land exchange with the York Region District School
Board
A proposed land exchange, as
discussed below, with the York Region District School Board (YRDSB) in regards
to their Secondary School site is shown on the proposed draft plan. This land exchange is being proposed in order
to create a more desirable rectilinear school site that will accommodate future
site facilities in a more efficient manner.
It will also accommodate a more regularized street and block pattern
within the Cornell Community.
The modifications to the school block
are broken into two parts:
a) On the
south side of the existing school site, a triangular piece of land is made up
of two parts: a
YRDSB block and land dedicated to the Town as a right-of-way, but not yet
constructed. The triangular parcel of
the school block (0.48 ha) is proposed to be returned to Wykland Estates in
exchange for a similar land area along the eastern boundary of the school site
(shown as Block 532 on the draft plan).
This land exchange will maintain the same total school site area while
providing a more rectangular site configuration.
b) Secondly,
the lands dedicated as public right-of-way (but not yet
constructed) is proposed to be shifted northward to the new south limit
of the reconfigured school site. The
realigned street would continue to form an extension of the existing Donald Sim
Avenue on the west side of Bur Oak Avenue to complete a more regularized
grid-like pattern consistent with the rest of the Cornell street pattern.
In anticipation of the proposed land
exchange, 11 part lots/blocks and 6 complete lots are proposed within the
triangular portion of the YRDSB site.
These part lots will, upon conclusion of the land exchange between YRDSB
and Wykland Estates Inc., complete the development pattern for this area.
CONCERNS AND ISSUES TO BE RESOLVED:
The following
is a brief summary of issues raised to date.
These matters, and any others identified through the circulation and
detailed review of the proposal, will be addressed in a final staff report to
be presented to Development Services Committee at a later date:
- Determination of whether the proposed development
conforms to the density provisions in the Cornell Secondary Plan (OPA 168).
- Review of the proposed lotting and block pattern and mix
of housing types.
- Any issues resulting from the review of technical
studies including, but not limited to, stormwater management and servicing
reports, grading and drainage plans, tree preservation plan, and
environmental site assessment report.
- Confirmation of available servicing allocation.
- Confirmation that the proposed land exchange as
outlined above is acceptable to the YRDSB and the Town.
Not
applicable.
Not
applicable.
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.
These
applications have been circulated to various departments and external agencies
and are currently under review.
Requirements of the Town and external agencies will be reflected in a
future recommendation report.
RECOMMENDED BY:
_____________________________ ________________________________
Biju
Karumanchery, M.C.I.P.,R.P.P. Jim Baird, M.C.I.P.,R.P.P.
Senior
Development Manager Commissioner
of Development Services
ATTACHMENTS:
Figure 1- Location Map
Figure 2 – Area Context
Figure 3 – Air Photo
Figure 4 – Proposed Plan of Subdivision
APPLICANT: Owner:
Wykland Estates Inc.
Attn: Chris
Strzemieczny
2360 Bristol Circle
Oakville, Ontario
L6H
6M5
AGENT: The Planning Partnership
Limited
Attn: Daniel H. Leeming
1255 Bay Street,
Unit #201
Toronto, ON
Tel: 416-975-1556 Fax: 416-975-1580
File path: Amanda\File 10 114270\Documents\Preliminary
Report
Figure 1 – Location Map