Report to: Development Services Committee Date of Meeting: October 17, 2006

SUBJECT: Preliminary Report

Plan of subdivision and zoning applications by Macwood/Springhill Homes Inc to permit residential and mixed-use development north of Highway 7, west of Markham By-Pass in the Cornell Community

SU 04-028274 (19TM-040016), ZA 04-028028

PREPARED BY: Margaret Wouters, Senior Planner, East District

RECOMMENDATION:

That the report dated October 17, 2006 entitled “Preliminary Report. Plan of subdivision and zoning amendment applications by Macwood/Springhill Homes Inc to permit residential and mixed-use development north of Highway 7, west of Markham By-Pass in the Cornell Community,” be received;

And that staff be authorized to schedule a Public Meeting to consider the plan of subdivision and zoning amendment applications.

EXECUTIVE SUMMARY:

Not applicable

FINANCIAL CONSIDERATIONS:

Not applicable

1. Purpose 2. Background 3. Discussion 4. Financial 5. Environmental

6. Accessibility 7. Engage ^21st 8. Affected Units 9. Attachment(s)

PURPOSE:

The purpose of this report is to provide preliminary information regarding plan of subdivision and zoning amendment applications for lands north of Highway 7 west of the Markham By-Pass in the Cornell community, and to obtain authorization for staff to schedule a Public Meeting to consider the applications.

BACKGROUND:

Property and Area Context

The subject lands consist of approximately 7.1 hectares (17.5 acres) of lands on the north side of Highway 7, west of the Markham By-Pass, municipally known as 7128, 7170 and 7186 Highway 7 (Figure 1). The lands are generally flat tableland and unvegetated with the exception of a number of mature trees in the vicinity of the dwellings and outbuildings near Highway 7 on each of the three properties. The dwelling at 7170 Highway 7 is identified as a heritage building (Frances Pike House).

The lands are surrounded by vacant lands to the west and north and to the south across Highway 7. To the east across the Markham By-Pass are vacant lands as well as a large woodlot (Figures 2 and 3).

Proposed Plan of Subdivision

The proposed plan of subdivision consists of several development blocks accessed by a network of public roads, as detailed in Table 1 and shown in Figures 4 and 5. Two primary north-south roads, including the existing Markham By-Pass (to be reconfigured to a 22m collector road) at the east boundary of the subdivision and a new 22m collector road at the west boundary of the subdivision, are outside the limits of the plan of subdivision.

The plan includes the following development blocks/uses:

· a 2.6 ha medium and high density residential and mixed-use block abutting Highway 7, consisting of 466 apartment units along Highway 7 and 90 lane-based stacked townhouse units to the north;

· 4 blocks of live/work units fronting the collector roads to the west and east (33 units);

· a partial elementary school block to the north of the subdivision; and

· lane-based street townhouse blocks between the stacked townhouse block and the school block to the north (74 units).

Table 1: Land Use Summary
Land Use	Location	Area (ha)	No. of Units
Mixed-Use
Apartments and multiple unit dwellings; mixed use	Block 23 North of Hwy 7	2.65	556
Live/work units	Blocks 1-4 Fronting westerly ‘north-south’ collector	0.27*	17
Live/work units (partial) (including lot for heritage house)	Blocks 19-22 Fronting easterly ‘north-south’ collector	0.27	17
Street Townhouses	Blocks 5-17	1.42*	74
Elementary school site (partial)	Block 24 North limit of subdivision	1.11	--
Roads/Lanes		1.42	--
Total		7.14	664

* estimated from plan

A total of 663 medium and high density residential units, including live/work units, are proposed. Surplus lands within the existing Markham By-Pass right-of-way are proposed to be combined with the adjoining live/work blocks to form appropriately size blocks. The heritage building is proposed to be relocated to a lot adjoining the live/work units fronting the easterly north-south collector (existing Markham By-Pass).

Cornell Secondary Plan and zoning

Cornell Secondary Plan (1994)

A number of land use designations in the current Cornell Secondary Plan apply to the subject lands, including ‘Neighbourhood General’, ‘Neighourhood Centre’, and ‘Community Amenity Area-Corridor’. An automotive service station site is identified within the ‘Community Amenity Area-Corridor’ designation at the northwest corner of Highway 7 and Markham By-Pass.

Draft Cornell Secondary Plan Update (2006)

An update of the Cornell Secondary Plan was initiated in 2001 in response to a number of changing circumstances affecting the Cornell community, including: changes in Provincial and Region of York policy with respect to intensification; the need for an updated parks and open space plan; and current initiatives such as the Markham-Stouffville Hospital Master Plan, the York Rapid Transit Plan (VIVA) and the objective of establishing business park uses in east Markham.

The subject lands are entirely within the lands described as ‘Cornell Centre’ in the draft Cornell Secondary Plan update, which was released for public comment in March, 2006 (Figure 6). Cornell Centre, encompassing lands on both sides of Highway 7, is intended to function as the central community focus for the Cornell community. Building on the ‘Central Core’ designations in the current Secondary Plan, the Cornell Centre concept provides a wide range of high density residential and mixed-use development and includes a significant concentration of business employment uses in the area of the Highway 7 and Markham By-pass intersection. A retail precinct south of Highway 7, between the extension of Bur Oak Avenue and the existing Markham By-Pass, has been identified as the primary community destination and focus for community-oriented retail activities, pedestrian-oriented amenities and mixed-use development including residential uses above ground floor retail.

The lands within the proposed plan of subdivision are identified as ‘Residential Neighbourhood–Cornell Centre’ and ‘Avenue Seven Corridor-Mixed Residential’ in the draft revised Cornell Secondary Plan. The ‘Avenue Seven Corridor-Mixed Residential’ designation is intended to accommodate high density residential development, incorporating retail, service and office uses at grade, to support proposed transit service (e.g., VIVA) along Avenue Seven. Residential building types include a mix of stacked townhouse, multiple unit and apartment buildings, at a minimum floor space index of 2.5 and a maximum height of 12 storeys.

The ‘Residential Neighbourhood-Cornell Centre’ designation is intended to accommodate medium and high density housing forms that provide a transition in height and density from the Avenue Seven Corridor to the lower density neighbhourhoods that adjoin Cornell Centre. Buildings will range in height from 4 to 6 storeys, with a minimum floor space index of 1.5.

Zoning

The lands are currently zoned Rural Residential Four (RR4) in By-law 304-87.

OPTIONS/ DISCUSSION:

The proposed plan of subdivision is generally consistent with the draft Cornell Secondary Plan

The proposed plan of subdivision differs substantially from a plan of subdivision originally submitted in December, 2004. The original draft plan, which proposed townhouse and commercial development on the lands, was considered premature as it was not consistent with the emerging vision for Cornell Centre. The applicant has been working with the Town in the interim to develop a plan which is more in keeping with the emerging vision for Cornell Centre.

The proposed plan of subdivision, with some modifications, would implement the following elements of the vision for Cornell Centre north of Avenue Seven:

· Provision of high density residential and mixed-use development along Avenue Seven which is required to support proposed transit service along the Avenue Seven corridor;

· Provision of transition between the higher intensity development along Avenue Seven and the residential neighourhoods beyond Cornell Centre.

The uses and building types proposed within the plan of subdivision are generally consistent with the land use designations and policies within the draft Cornell Secondary Plan, with the exception of the proposed street townhouses which are not permitted as-of-right in the draft Secondary Plan. On their own, street townhouses cannot meet the minimum density requirements (a minimum floor space index of 1.5) stipulated in the Residential Neighbourhood–Cornell Centre designation. Further analysis will be required to confirm whether street townhouses in association with other housing forms can meet the density target. Conformity with the density and height requirements of the draft Secondary Plan will be evaluated through further review of a comprehensive block plan and/or site plans.

Servicing allocation reserve for 150 apartment units along Avenue Seven

A total of 150 units of servicing allocation have been assigned to the Trustee for the Cornell Developers Group for apartment building development along the Avenue Seven corridor in Cornell Centre. These reserved units of allocation have yet to be assigned to a specific high density residential project(s) along the corridor. Servicing allocation for the total number of the proposed residential units within the plan of subdivision is not yet available.

CONCERNS/ISSUES TO BE RESOLVED:

The following is a brief summary of concerns/issues raised to date:

· Conformity with minimum density and building height requirements, and mixed-use requirements in Cornell Centre (e.g., appropriateness of street townhouses as a built form, and provision of grade-related retail/commercial uses along Avenue Seven).

· Connectivity of the proposed street pattern with neighbouring lands to the east and west.

· Integration of surplus lands within the existing Markham By-Pass right-of-way within the proposed development.

· Timing of acquisition and construction of the proposed new right-of-way at the west limit of the subdivision which provides frontage to live/work blocks; the portion of the future right-of-way abutting the subdivision is not owned by the applicant or adjoining major landowners.

· Confirmation from the Ministry of Transportation that, given the proposed devolution of this section of Highway 7 from the Province to the Region of York, Regional standards with respect to minimum building setbacks and intersection spacing along Highway 7 will be applicable.

· Appropriate integration of the heritage building within the proposed development.

· The appropriate size and configuration of the proposed school site requires further discussion with the York Region District School Board.

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.

Public Meeting is recommended

It is recommended that a Public Meeting be scheduled to consider the plan of subdivision and zoning amendment applications.

FINANCIAL TEMPLATE (Separate Attachment):

Not applicable

ENVIRONMENTAL CONSIDERATIONS:

Not applicable

ACCESSIBILITY CONSIDERATIONS:

Not applicable

ENGAGE 21^ST CONSIDERATIONS:

The proposed development will assist with the implementation of the following key Town of Markham Corporate Goals: Managed Growth, Quality Community and Infrastructure Management.

BUSINESS UNITS CONSULTED AND AFFECTED:

The application has been circulated to all relevant departments and outside agencies. Comments and requirements will be addressed during the review process.

RECOMMENDED BY:

____________________________ ____________________________

Valerie Shuttleworth, M.C.I.P, R.P.P Jim Baird, M.C.I.P, R.P.P

Director, Planning & Urban Design Commissioner, Development Services

ATTACHMENTS:

Figure 1 – Location Map

Figure 2 – Air Photo

Figure 3 – Zoning and Area Context

Figure 4 – Proposed Plan of Subdivision

Figure 5 – Conceptual Master Plan

Figure 6 – Draft Cornell Secondary Plan Land Use Schedule (2006)

APPLICANT/AGENT:

Daniel Leeming

The Planning Partnership

1255 Bay Street, Unit 201

Toronto, Ontario M5R 2A9

Tel: 416-975-1556

Fax: 416-975-1580

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