Report to: Development Services Committee Report Date: November 2, 2010

SUBJECT: PRELIMINARY REPORT

Upper Unionville Inc.

Northeast corner of 16^th Avenue and Kennedy Road within the Berczy Village Secondary Plan area

Applications for Draft Plan of Subdivision Approval and implementing Zoning By-law Amendments

File No.’s: SU 10 118874 (19TM-10003) and ZA 10 118878

PREPARED BY: Gary Sellars, Senior Planner, West District (ext. 2960)

RECOMMENDATION:

That a Public Meeting be held to consider the applications submitted by Upper Unionville Inc. for Draft Plan of Subdivision Approval and implementing Zoning By-law Amendments, for lands at the northeast corner of 16^th Avenue and Kennedy Road within the Berczy Village Secondary Plan area.

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

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 preliminary information on the applications and to seek authorization to hold a statutory Public Meeting. This report contains general information in regards to applicable OP or other policies as well as other issues and the report should not be taken as Staff’s opinion or recommendation on the application.

BACKGROUND:

Property and Area Context

The subject lands consist of 83 ha. (205 acres) at the northeast corner of 16^th Avenue and Kennedy Road, within the Berczy Village Secondary Plan area (Figure 1). The subject lands are currently being used for agricultural purposes (Beckett Farm) and contain several structures including the following:

· Philip Eckardt Log House (1820)

· Beckett Farm House (1926)

· Mid 20^th century house

· Barns and associated buildings

The surrounding context is as follows

To the north, are single detached, semi-detached and townhouse dwellings within the Berczy Village community
To the west, across Kennedy Road, is the York Downs Golf Course, a place of worship, private school and single detached dwellings
To the south, across 16^th Ave., are single detached dwellings and a medical building and pharmacy at the corner of 16^th Avenue and Kennedy Road
To the east is the Unionville Alliance Church and single detached and semi-detached dwellings within the Berczy Village community
The Bethesda Lutheran Cemetery is located on the east side of Kennedy Road, adjacent to the subject lands

Official Plan and Zoning

The Official Plan designates the subject lands Urban Residential. The Berczy Village Secondary Plan designates the majority of the lands Urban Residential - Low Density.

This designation permits detached, semi-detached, linked, duplex and street townhouse units, and medium density housing types subject to certain conditions. The net site density of all units in this designation is required to be within the range of 17 to 37 units per hectare (6.9 to 14.9 units per acre). The net site density of the proposed development is approximately 34 units per hectare (13.9 units per acre). The Secondary Plan designates other portions of the lands Neighbourhood Park and Schools. A portion of the lands adjacent to 16^th Avenue is designated High School. The York Catholic District School Board has advised the Town that these lands are surplus to their needs and are therefore not required.

The subject lands are currently zoned Agricultural One (A1) by By-law 304-87, as amended (Figure 2).

The applicant has applied for draft plan of subdivision approval and implementing amendments to Zoning By-laws 304-87 and 177-96, as amended. The proposed plan of subdivision consists of 748 single detached, 298 semi-detached and 594 townhouse units (total units - 1640), two elementary schools, parkland and two stormwater management ponds. The two heritage dwellings located on the subject lands are being retained on their original sites and incorporated into the proposed plan on their own lots. A future development block has been identified on the proposed plan at the corner of 16^th Avenue and Kennedy Road. This block contains 181 of the above-noted residential units. A land use study will be undertaken by the applicant to investigate the possible provision of mixed commercial and residential uses, and higher densities in the study area that are currently not permitted by the Secondary Plan designation for these lands.

DISCUSSION:

Community Design Plan for the subject lands being finalized

The applicant has prepared a community design plan for the subject lands in consultation with staff. A draft of the community design plan was presented to Development Services Committee on June 8, 2010. The plan is in the process of being finalized and will be brought back to Development Services Committee on November 2 for consideration. The proposed plan of subdivision is generally in conformity with the proposed Community Design Plan.

Two heritage dwellings to be retained

The two heritage dwellings located on the subject lands will be retained on their original sites and incorporated into the proposed plan of subdivision on their own lots.

Historic Bur Oak tree to be preserved

The historic Bur Oak tree located on the southwest portion of the lands will be retained and incorporated into a park.

Applicant conveying land to abutting cemetery

The applicant will be conveying one acre of land to the Bethesda Lutheran Cemetery owners. The cemetery and the additional one acre of land will be linked to the Philip Eckardt Log House lot by adjacent parkland.

The proposed development will be linked to the existing urban fabric by four collector roads

Two north/south and two east/west collector roads will link the proposed development to the existing urban fabric to the north and east within the Berczy Village community and to the south, across16^th Avenue. Roundabouts are proposed at the intersections of the collector roads. Lane based townhouse units and parkettes are proposed at these intersections.

Window roads and lane based units are proposed adjacent to the arterial roads.

Single loaded window roads and lane based townhouse units are proposed adjacent to the arterial roads.

Two stormwater management ponds are required

Two stormwater management ponds are required for the proposed development. One stormwater management pond is located at the corner of 16^th Avenue and Kennedy Road and the other is located adjacent to 16^th Avenue at the southeast corner of the plan of subdivision. A bio-swale/open space block is also proposed adjacent to 16^th Avenue.

Two elementary school sites are provided in the plan.

Public and Catholic elementary school sites are provided in the plan. The school sites are located on the collector roads.

The required parkland for this development is distributed throughout the plan.

The neighbourhood park is located adjacent to the public elementary school site. Four smaller parkettes are located throughout the plan.

An OPA will be required for the Future Development Block (Study Area)

An Official Plan Amendment will be required for the Future Development Block (Study Area) located at the north east corner of 16^th Avenue and Kennedy Road, to permit mixed use development and higher densities that are currently not permitted by the Secondary Plan designation for these lands.

FINANCIAL CONSIDERATIONS:

HUMAN RESOURCES CONSIDERATIONS:

POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL:

The urban fabric of the Berczy Village community will be completed at its southern boundary, including the provision of schools and parkland.
Two heritage dwellings will be retained on their original sites and incorporated into the plan of subdivision on their own lots.
The Bethesda Lutheran cemetery owners will obtain additional lands and the cemetery will be incorporated into the Berczy Village community.

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 Committee at a later date.

Transportation impacts of the proposed development on the surrounding community are under review.

A transportation impact study has been prepared by the applicant and is currently under review by Town staff and the Region.

Heritage Markham will require site plans for the proposed heritage dwelling lots.

Heritage Markham has reviewed the proposal and is supportive of the applicant’s plan to retain the two heritage dwellings on their original sites within the plan of subdivision.

The Philip Eckardt Log House is designated under the Ontario Heritage Act; designation of the Beckett Farm House will be required. Further review of site plans for the proposed lots on which the heritage dwellings will be located will be required to ensure that the lot dimensions are acceptable with respect to building setbacks, provision of outdoor amenity space, preservation of existing vegetation, adequate space for additions and garages, etc. More specifically, with respect to the Beckett Farm House, Heritage Markham wants to ensure the streetscape view of the west elevation of the house is acceptable.

Heritage easement agreements, restoration plans, marketing plans, interpretive plaques and letters of credit will also be required for both houses.

Background studies submitted by the applicant are currently under review

The applicant has submitted the following studies, which are currently under review by staff:

Planning Justification Report
Archaeological Assessment
Cultural Heritage Report
Functional Servicing Report
Environmental and Stormwater Management Plan Update
Traffic Impact Study
Internal Functional Traffic Design Study
Preliminary Environmental Noise Study
Soil Study and Hydrological Study
Environmental Site Assessment
Tree Inventory and Preservation Plan

ALIGNMENT WITH STRATEGIC PRIORITIES:

Growth Management

The proposed plan of subdivision will be built out in an orderly fashion based on the availability of servicing allocation and in accordance with the Berczy Village Secondary Plan and Community Design Plan, as amended.

BUSINESS UNITS CONSULTED AND AFFECTED:

The applications have been circulated to various Town departments and external agencies and are currently under review. 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 – Area Context/Zoning

Figure 3 – Air Photo

Figure 4 – Proposed Plan of Subdivision

APPLICANT / AGENT:

TACC Developments

Attention: Dave Stewart

600 Applewood Crescent

Phone: (905) 760-7300

Fax: (905) 669-9600

dstewart@tacc.com

KLM Planning Partners Inc.

Attention: Roy Mason

64 Jardin Drive, Unit 1B

Phone: (905) 669-4055

Fax: (905) 669-0097

File path: Amanda\File 10 118874\Documents\PreliminaryReport