Report to: Development Services Committee Report Date: November 16, 2010
SUBJECT: RECOMMENDATION
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
Cornell Community
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 November 16, 2010 entitled
“Recommendation 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, Cornell Community. File Numbers: ZA.10-114270
and SU SU.10-114270” be received.
2)
That the record of the Public Meeting held on June 1,
2010, regarding the applications for approval of Draft Plan of Subdivision and
implementing Zoning By-law be received;
3)
That the draft plan of subdivision (19TM-10002)
submitted by Wykland Estates Inc. be draft approved subject to the conditions
attached as Appendix ‘A’ to this report;
4)
That the application submitted by Wykland Estates Inc.
to amend Zoning By-laws 304-87 and 177-96, as amended, be approved and the
draft by-laws attached as Appendix ‘B’ be finalized and enacted without further
notice;
5)
That conditional 2011 servicing allocation for 130 single
detached units, 70 semi detached units and 198 townhouse units (1250.76
population) be granted to Wykland Estates, subject to written confirmation from
the Trustee of the Cornell Developers Group that servicing allocation is
available from the total 2011/2012 sewer and water allocation previously assigned
to the Cornell Community;
6)
That the Town reserves the right to revoke or
reallocate the servicing allocation should the development not proceed in a
timely manner;
7)
That the Mayor and Clerk be authorized to enter into a
No Presale Agreement with owners of 19TM-10002 for the remaining units and such 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 the lands until
such time as:
a) the Town of Markham
approves a transfer of servicing allocation to this development that is not
dependent upon the construction of infrastructure; or,
b) i) York Region
has advised in writing that the expected completion of the Southeast Collector
Trunk Sewer project will be within
twelve (12) months.
ii) The Council of the Town of Markham has
allocated adequate available water supply and sewage servicing capacity to the
subject development; or,
c) the Regional Commissioner of Environmental Services confirms
servicing capacity for this development by a suitable alternative method and
the Town of Markham allocates the capacity to this development.
8)
That the Owner provide the Town with the required
payment of 30% processing fees in accordance with the Town’s applicable Fee
By-law;
9)
That the Region of York be advised of the servicing
allocation for this development
10)
That the draft plan approval for plan of subdivision
19TM-10002 will lapse after a period of three (3) years from the date of
issuance in the event that a subdivision agreement is not executed within that
period;
11)
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 recommend approval of plan of subdivision and zoning
by-law amendment applications in the Cornell Community.
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. The site does contain some
trees, but due to grading constraints, the trees within the plan will need to
be removed. Compensation will be
provided for in accordance with the Town’s streetscape manual.
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).
The proposed plan of subdivision is generally
consistent with the Official Plan and the Cornell Secondary Plan
The lands are
designated Urban Residential in the Official Plan (Revised 1987) as amended.
The Cornell
Secondary Plan designates most of the lands Residential Neighbourhood which
provides for a mix of uses and activities including live, work, shopping, play,
worship and education. The built form of
the residential neighbourhoods is primarily intended to be compact with
grade-related residential development sited in close proximity to the streets
to foster pedestrian activity and social interaction. A portion of the lands, located south of
Riverlands Avenue are designated Residential Neighbourhood – Cornell Centre,
which is intended to accommodate medium and high density residential
development. 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. The draft plan conforms with
the Secondary Plan.
The lands are
currently zoned Agriculture One (A1), by By-law 304-87, as amended.
Proposal
The draft
plan includes four (4) park blocks, a community park block and a total of 896
lane based residential units comprised of the following (Figure 4):
Land
exchange with the York Region District School Board
A proposed land exchange, as
discussed below, with the York Region District School Board (YRDSB) with regard
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
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 (see Figures 3 and 4):
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 502 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
to the south of the school site 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.
11 part lots/blocks and 6 complete
lots are proposed within the triangular portion of the YRDSB site. These part lots will complete the development
pattern for this area.
The proposed
land exchange between YRDSB, Wykland Estates Inc. and the Town of Markham was agreed
to in principle and is presently being finalized by all parties. As
part of the exchange, Wykland Estates Inc. committed to the construction of
Donald Sim Avenue from Bur Oak Avenue to Street A. The exchange will be completed
at no cost to either the Town of Markham or the YRDSB.
Servicing Allocation
The Trustee
for the Cornell Developers Group has indicated that the required servicing
allocation for 398 units (1250.76 population) is
available for this plan of subdivision.
A holding
provision has been incorporated into the draft zoning by-law for the units
beyond the 398 units. Prior to removing
the (H) Holding provision, the following conditions must be met to the
satisfaction of the Town of Markham:
a) the Town of Markham approves a transfer of servicing
allocation to this development that is not dependent upon the completion of
infrastructure; or,
b) York
Region has
advised in writing that it is no earlier than twelve (12) months prior to the
expected completion of the Southeast Collector Trunk Sewer; or,
c) The
Council of the Town of Markham has allocated adequate available water supply
and sewage servicing capacity to the subject development; or,
d) the Regional Commissioner of Environmental
Services confirms servicing capacity for this development by a suitable
alternative method and the Town of Markham allocates the capacity to this
development.
A written clearance from the Trustee will be
required prior to registration of the subdivision indicating that sufficient
capacity has been allocated to this draft plan.
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 their requirements are reflected in the draft plan of subdivision, draft
conditions and draft zoning by-law amendment.
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
Figure 1- Location Map
Figure 2 – Area Context
Figure 3 – Air Photo
Figure 4 – Proposed Plan of Subdivision
Appendix A – Draft Conditions
Appendix B – Draft By-laws
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\Recommendation Report
Figure 1 – Location Map