APPENDIX ‘A ’
OFFICIAL PLAN
of the
TOWN OF
AMENDMENT NO. XXX
To amend the Official
Plan (Revised 1987), as amended.
OFFICIAL PLAN AMENDMENT
and
SECONDARY PLAN
for the
CORNELL PLANNING DISTRICT
(Planning District No. 29-1)
DRAFT DATED
OFFICIAL PLAN
and
SECONDARY PLAN
for the
CORNELL PLANNING DISTRICT
AMENDMENT NO. XXX
This Official Plan Amendment was
adopted by the Corporation of the Town of
Mayor
Town Clerk
BY-LAW NO. _________
Being a by-law
to adopt Amendment No. XXX to the Town of
THE COUNCIL OF
THE CORPORATION OF THE TOWN OF
1. THAT
Amendment No. XXX to the Town of
2. THAT
this by-law shall come into force and take effect on the date of the final
passing thereof.
READ A FIRST, SECOND AND THIRD TIME AND PASSED THIS
________ DAY OF _____________, 2006.
TOWN CLERK MAYOR
TABLE OF CONTENTS
PART I - INTRODUCTION
1.0 GENERAL 11
2.0 LOCATION AND DESCRIPTION OF AMENDMENT
AREA 11
3.0 PURPOSE 11
4.0 CONTEXT 12
5.0 BASIS OF THE AMENDMENT 17
PART II - THE OFFICIAL PLAN AMENDMENT
1.0 THE AMENDMENT 23
2.0 IMPLEMENTATION 25
3.0 INTERPRETATION 25
PART III - THE SECONDARY PLAN
Table of Contents 29
1.0 INTRODUCTION 33
2.0 PURPOSE OF THE SECONDARY PLAN 33
3.0 LOCATION AND DESCRIPTION OF THE PLANNING
DISTRICT 33
4.0 GOAL, OBJECTIVES AND PRINCIPLES 33
5.0 COMMUNITY STRUCTURE 41
6.0 LAND USE DESIGNATIONS AND POLICIES 44
7.0 INFRASTRUCTURE POLICIES 84
8.0 ENVIRONMENTAL POLICIES 97
9.0 CULTURAL HERITAGE POLICIES 101
10.0 URBAN DESIGN AND SUSTAINABLE DEVELOPMENT
POLICIES 103
11.0 IMPLEMENTATION 115
12.0 INTERPRETATION 124
PART IV - THE APPENDICES
Appendix
1 Cultural Heritage Resources 125
Appendix
2 Location of Cultural Heritage
Resources
PART
I – INTRODUCTION
(This is not an operative part of Official Plan Amendment No. XXX)
PART I – THE INTRODUCTION, is included for information
purposes and is not an operative part this Official Plan Amendment.
PART II – THE AMENDMENT, and Schedules ‘A’ –
Land Use, ‘B’ –
PART III –
THE SECONDARY PLAN, and Schedules ‘AA’ – Detailed Land Use, ‘BB’ –
Community Structure, ‘CC’ – Cornell Centre Development Blocks, and ‘DD’ –
Transportation, attached thereto, constitute the Secondary Plan for the Cornell
Planning District. Part III is also an
operative part of this Official Plan Amendment.
The APPENDICES are included for information
purposes only and are not an operative part of this Official Plan Amendment.
They include Appendix 1 (Cultural Heritage Resources), Appendix 2 (Location of Cultural
Heritage Resources)
2.0 LOCATION
AND DESCRIPTION OF AMENDMENT AREA
This
Amendment applies to the lands within the Cornell
The
Amendment area currently accommodates the urban residential neighbourhood
development, the Markham Stouffville hospital, and a mix of agricultural and
rural residential uses. There are five
significant woodlots located within the
3.0 PURPOSE
The purpose of this Amendment is to incorporate into the
Official Plan, an updated Cornell Secondary Plan, which refines and designates
lands in the Cornell Planning District for urban residential uses, community
amenity uses, institutional uses, and higher order industrial and office uses,
and establishes appropriate policies to guide future compact development in the
area. In addition, the Secondary Plan
designates lands for open space and environmental protection purposes, and for
transportation purposes, to further define the open space system and
transportation system for the Planning District.
The
Amendment replaces Official Plan Amendment No. 20 to the Official Plan (Revised
1987) as amended, which established the Secondary Plan PD 29-1 for the Cornell
Planning District. Among other things, the Amendment:
·
deletes the Rouge Park North/Greenbelt lands, as shown
on Schedule ‘B’ to this Amendment, from
·
incorporates the lands shown on Schedule ‘D’ to this
Amendment, into the Urban Service Area and designates the lands Industrial for
business park uses;
·
designates the majority of the lands within the Planning
District as Urban Residential bisected by designated Community Amenity Area
development corridors and designated Open Space greenspace corridors;
·
designates the lands within the Cornell Centre Mixed Use
District for higher density urban residential and office uses mixed with
community amenity area uses, business park uses, and institutional uses within
a community facilities and health care campus;
·
identifies the approximate size, location and
configuration of existing and future roads, transitways and transit facilities
and other elements of the transportation system; and
·
identifies the approximate size, location, and
configuration of existing and future parks, open spaces, linkages and other
elements of the open space system.
4.0 CONTEXT
Provincial Policy
Emerging provincial
policy confirms the need to manage and direct land use to achieve efficient
land use patterns while providing for strong livable communities, facilitating
economic growth and protecting the environment. The Province has initiated a
set of provincial growth management initiatives which together with revisions
to the
The Provincial Policy Statement
The Provincial Policy Statement
(PPS), dated March 2005, requires that “sufficient land shall be made available
through intensification and redevelopment and, if necessary designated growth
areas, to accommodate an appropriate range and mix of employment opportunities,
housing and other land uses to meet the projected needs for a time horizon of
up to 20 years.”
The Cornell
Proposed Growth Plan for the Greater Golden
Horseshoe
The provincial Proposed Growth Plan
for the Greater Golden Horseshoe, dated November 2005, places a long-term
emphasis on intensification and redevelopment of existing urban areas to
increase compact urban form and slow urban expansion. In particular, the proposed plan identifies
intensification corridors as “lands along major roads or arterials that can
provide a focus for higher density mixed-use development, higher order transit,
and infrastructure investment.” In
addition, the proposed plan identifies designated growth areas, commonly known
as
The Avenue Seven Corridor, within
The degree of intensification
planned for the Avenue Seven corridor in the Cornell Centre Mixed Use District
is consistent with the contemplated provincial growth plan objective of
municipalities accommodating a minimum 40 % of their projected growth through
intensification. It is intended that new
development taking place in the designated growth area outside the Cornell
Centre Mixed Use District in the
Cornell Centre will also serve as a
significant inter-modal hub for major
highways and arterials (Highway
407/ Avenue 7/ Markham By-Pass); major
rail
lines (GO Transit Havelock Line);
rapid transit ( provincial Highway 407
transitway, regional Avenue Seven
transitway - VIVA) and to potentially serve as a regional transportation
terminus linking to a possible future regional airport at
The Cornell Centre Mixed Use District
is planned to function as a regional employment node, building on the emerging
health care campus and on the opportunity to locate a highly accessible,
regional scale concentration of employment at the confluence of major road and
transit networks. The employment lands
planned for Cornell are strategically located adjoining Avenue Seven at
intersection of Highway 407 and the Markham By-Pass and represent the last
opportunity for strategically located land available for employment on the 400
series highways in Markham.
The Provincial Greenbelt Plan,
dated February 2005, is a component of the provincial growth strategy that identifies
where urban growth will not occur in order to provide for the permanent
protection of agriculture and environmental lands. Rouge Park North lands previously located
within the Cornell
Regional Policy
Emerging Regional
Policy represents a shift towards a growth management model
that complements
the Provincial Policy and encourages additional development within the existing
urban areas of the Region. The Regional
Centres and Regional Corridors will be the prime locations for infill and intensification;
the most intensive of which being directed to Regional Centre and Key
Development Areas within the Regional Corridors.
Centres and Corridors Strategy
and Regional Official Plan Amendment No. 43
In June 2004, the Region of York
adopted an updated growth management strategy for Centres and Corridors
identifying four key action areas: policy, programs, financial tools and
infrastructure investment, to guide the development of an urban structure based
on a hierarchy of Centres and Corridors, served by rapid transit. The Centres and Corridors Strategy focuses on
concentrating a balance of live/work development opportunities, at transit
supportive densities, within walking distance of a rapid transit corridor. Regional Official Plan Amendment No. 43 was
approved in January 2005. The Town of
Set within the context of the
Regional Centres and Corridors strategy, the Avenue Seven Corridor and the
Cornell Centre Mixed Use District in the Cornell
VIVA –
Viva, York Region’s new rapid
transit service, commenced operation in September 2005 and will provide fast,
convenient connections to link
Town of
Official Plan Amendment No. 5
and the Eastern
In 1993, the Town of
In 2003, the Town of
In an effort to address the
imbalance of jobs versus residents in Eastern Markham, the rural lands not
comprising part of the Rouge Park North or the provincial Greenbelt within the
revised Cornell
Avenue
Seven Corridor Strategy
In
The strategy will align Avenue
Seven policies with the Provincial and Regional policy frameworks and identify
“key development areas”, including Cornell Centre, where infill and
intensification will occur in the Avenue Seven Corridor over time. It will also establish transit supportive
land use and built form criteria in support of detailed Secondary Plans for
these key development areas providing greater specification and directions
regarding land use, density of development, infrastructure needs and built
form. The ultimate objective is for
Avenue Seven to be transformed into a significant public boulevard with a rapid
transitway and mixed-use development at transit supportive densities.
Avenue Seven and the Cornell Centre
Mixed Use District are key components of the emerging Avenue Seven Corridor
Strategy. Within the context of local
community values and using effective community design principles, the Town will
achieve planning for significant infill and intensification within this key
development area of the Avenue Seven Corridor.
The Master Plan and Community Structure
Plan for the Cornell Community
The 1994 Master Plan for the Cornell Community, prepared under the
direction of Andres Duany and Elizabeth Playter-Zyberk Architects Inc., formed
the foundation for the policies and land use schedules contained in the
Secondary Plan for the Cornell
The Master Plan concept contemplated a series of self-contained
neighbourhoods with a mix of uses and activity; specialized districts
performing primary functions; and corridors providing linkage and defining
patterns of activity between the neighbourhoods and districts. The focal point of the Master Plan concept is
the Central Core and the Central Corridor which is intended to serve all
residents of the Cornell Community, as well as having a regional function
serving
The
Community Structure for the Cornell
Updating the Community Structure to reflect the emerging context of
senior government policy and the updated Parks and Open Space Master Plan,
provides an opportunity to refine and update the land use pattern and policies
and the land use schedules for the
In November 2005 the provincial government approved a project to
redevelop
The Markham Stouffville Hospital Master Plan was initiated to identify
renovations and expansions to the
A key component of the Cornell Centre Mixed Use District will be the
community facilities and health care campus that will provide a regional and
community focus for expanded health care, wellness, community centre, library
and accessory uses that are integrated into the network of roads, transit
,parks and open spaces, pedestrian linkages and built form of the Cornell
community.
5.0
BASIS OF THE AMENDMENT
The Town of
·
respond
to current senior government policy initiatives including the Provincial Growth
Plan and Greenbelt Plan, and the Region of York’s Centres and Corridors
Strategy, particularly as they relate to the planning of the Cornell Centre Mixed Use District;
·
integrate
the current initiatives associated with the Master Plan for the Markham
Stouffville Hospital, the East Markham Community Centre, the York Rapid Transit
Plan/VIVA, and the recommendations of the Eastern Markham Strategic Review,
endorsed by Council, particularly as they relate to the planning of the Cornell
Centre Mixed Use District and the provision of a regional scale business park
in Eastern Markham; and
·
update
the land use schedules to address the evolution of a Parks and Open Space
Master Plan.
Responding to Senior Government Policy
The Town of
The existing Secondary Plan envisioned and
provides for all of the structural elements to establish a significant centre
in the Avenue 7 Corridor including a health care campus, a transit hub, a
business park, a retail centre and a medium and high density mixed use
residential neighbourhood.
The updated Secondary Plan will include new policies to encourage
growth in the Cornell Centre Mixed Use District in the form of an urban,
compact, mixed use, pedestrian friendly environment with a focus on transit
service and community design consistent with a more dense urban
environment. Some of the changes include
a new development regime and enhanced urban design guidelines for the Avenue
Seven Corridor and an expanded business park around the interchange of the
Markham By-Pass with Highway 407.
The updated Secondary Plan policies specifically address changes to:
·
the land
use pattern and community structure;
·
the open
space system;
·
the
housing mix and density;
·
the
provision of a significant employment area;
·
the
transportation system including provision of a regional VIVA transitway; and
·
an
expanded community facilities and health
care campus.
Provision
of a
The existing Secondary Plan provides for the
possible future redesignation of lands south of Highway 7 and west of the
proposed interchange of the future Markham By-Pass with Highway 407 for
employment purposes. In addition, the
plan provides that upon approval of a plan for the
Based on
recommendations of the Employment Lands Strategy Study, in May, 2000, the Town
initiated the Employment Lands Technical Study (ELTS) to identify potential
lands for possible future industrial use at two locations outside the urban
boundary of the Town. One of these locations was the east quadrant of the Town
adjoining the Highway 407 Corridor, north and east of the established urban
area of the Town. In June 2002, Council adopted the Secondary Plan for Box
Grove incorporating employment lands in the vicinity of Highway 407 and the
Markham By-pass initiating the establishment of a new business park in
Based on a
comprehensive review, the updated Secondary Plan policies provide for a significant
employment area that capitalizes on the opportunity to establish a regional
scale technology-based business park at the hub of a number of transportation
facilities in
Lands identified as a deferral area pending
approval of expansion of Urban Settlement Area by the Region of
Within the
updated Secondary Plan, these lands are identified as a deferral area pending
approval by the Region of an expansion of the urban settlement area. Under the Provincial Policy Statement 2005, a
planning authority may identify an expansion of a settlement area boundary at
the time of a comprehensive review. The
Cornell Secondary Plan review is based on the most up to date population and
growth projections and allocations from the Region and the Province and takes
into account the alternative options for employment uses on the lands considered
through the comprehensive employment land supply study and the Eastern Markham
Strategic Review. The uses contemplated
in the existing Open Space Reserve generally preserve the option for future
employment activity on the lands
The official plan
amendment for the expansion lands will add approximately 45 ha of strategic
employment land along Hwy 407 and the new Markham By-Pass to the Cornell Centre
Mixed Use District of the Cornell
The deferral
lands represent the last opportunity to accommodate prestige employment
activities along the Highway 407 economic growth corridor in the Town of
The Town’s
Strategic Plan - “Engage 21st Century Markham”, has positively
confirmed
The Cornell Centre employment lands present an
opportunity to establish a regional scale technology based business park (ie. a
life sciences cluster developed in conjunction with the health care campus) at
the hub of a number of transportation facilities (ie. Markham By-Pass, Hwy 407
& 7, GO Gateway Station and Viva regional rapid transitway terminus.) By
combining approximately 45 ha of expansion lands with employment land proposed
for Cornell and existing in the Box Grove communities,
PART II - THE OFFICIAL PLAN AMENDMENT
(This is an operative part of Official Plan Amendment
No. XXX)
1.0
THE AMENDMENT
The following text and Schedules ‘A’, ‘B’, ‘C’, ‘D’, ‘E’, ‘F’, ‘G’ and
‘H’ attached hereto constitute Amendment No. XXX to the Town of
1.1
Schedule
‘A’ – LAND USE of the Official Plan (Revised 1987) as amended, is hereby
amended by designating certain lands, as shown on Schedule ‘A’ attached hereto.
1.2
Schedule ‘B’ – PLANNING DISTRICTS of the Official Plan
(Revised 1987) as amended, is hereby amended by adjusting the
1.3
Schedule ‘C’ - TRANSPORTATION of the Official Plan
(Revised 1987) as amended, is hereby amended by changing the designation of
certain Major Arterial Roads and Major Collector Roads internal to the
1.4
Schedule ‘D’ – URBAN SERVICE AREA of the Official Plan
(Revised 1987) as amended, is hereby amended by adding approximately 45 hectares
of land, located east of the Markham By-Pass in the vicinity of Highway 7, to
the Urban Service Area as shown on Schedule ‘D’ attached hereto.
1.5 Schedule ‘G’ - SITE
PLAN CONTROL of the Official Plan (Revised 1987) as
amended, is hereby
amended by changing the road widening requirements for
certain Major
Arterial Roads and Major Collector Roads internal to the
District, as shown
on Schedule ‘E’ attached hereto.
1.6 Schedule
‘H’ – COMMERCIAL/INDUSTRIAL CATEGORIES of the Official Plan (Revised 1987) as
amended is hereby amended to identify the categories of commercial and
industrial land use for certain lands designated as INDUSTRIAL and COMMERCIAL
as shown on Schedule ‘F’ attached hereto.
1.7 Schedule ‘I’ – ENVIRONMENTAL PROTECTION
AREAS of the Official Plan (Revised 1987) as amended is hereby amended to
include approximately 45 hectares of land, located east of the Markham By-Pass
in the vicinity of Highway 7, within the Urban Development Area Boundary and
features as identified on Schedule ‘G’ attached hereto.
1.8 Appendix Map 1 – GREENWAY SYSTEM of the
Official Plan (Revised 1987) as amended is hereby amended by adding
approximately 45 hectares of land, located east of the Markham By-Pass in the
vicinity of Highway 7, to the Urban Development Area Boundary along with
features as identified on Schedule ‘H’ attached hereto.
1.9 Section 1.1.2 of Part II
of the Official Plan (Revised 1987) as amended is hereby amended by deleting
the number “20” and by adding the number “XXX” to the list of amendments, to be placed in numerical order
including any required grammatical and punctuation changes.
1.10 Section 1.1.3 (c) of Part
II of the Official Plan (Revised 1987) as amended, is hereby amended by
deleting number “20” and replacing it with Official Plan Amendment No. “XXX.”
1.11 Section 4.3.29 of the
Official Plan (Revised 1987) as amended is hereby deleted and replaced with the
following:
“4.3.29
Cornell Planning District
(Planning District No. 29)
4.3.29.1
General Policies
a)
A Secondary Plan was originally adopted as an Official
Plan Amendment No. 20 and incorporated into this Plan for the area identified
as Planning District No. 29. The original Secondary Plan provided for the development of a new
residential community comprising a range of complementary and supporting land
uses including uses generating employment.
Official Plan Amendment No. 20
shall be repealed and the original Secondary Plan shall be replaced with an
updated Secondary Plan. The new Secondary Plan shall update the community
structure of the Cornell community to reflect the emerging context of
Provincial and Regional growth management initiatives. The new Secondary Plan
shall refine and update the land use pattern and policies, and the land use
schedules for the Cornell Planning District, particularly as they relate to the
Cornell Centre Mixed Use District and the establishment of a regional scale
business park. Objectives and principles
for development in the community shall be updated in the new Secondary Plan.
b)
The configuration of certain roads shown on Schedule
‘C’ - TRANSPORTATION, are schematic only and will be subject to further study
and a determination of final location, land and design requirements through
Environmental Assessments, or other appropriate studies. The Secondary Plan for
the Planning District will identify the required studies and any restrictions
on development approval pending study completion.
c) In
the event that an Environmental Assessment or implementing transportation study
necessitates revisions to the alignment or right-of-way of a road, and
consequently to the pattern or design of other roads within the
d) The Secondary Plan for the Planning District
may further define the classification, function and design requirements for the
roads and other components of the transportation system, based on more detailed
transportation, planning or design studies.
e) The Secondary Plan shall establish that the
staging and approval of development in the Planning District shall be subject
to the completion and approval by the Town and concerned agencies of a
comprehensive set of technical studies.
Detailed technical studies that will form the basis for development
approval to implement the Secondary Plan shall address, but not be limited to:
·
municipal servicing requirements;
·
environmental and stormwater management;
·
transportation system design and traffic
management;
·
natural and cultural heritage;
·
community design; and,
·
development phasing.
In addition to studies to
address the foregoing matters, Environmental Assessments may also be required
to permit the approval of certain infrastructure and may be identified in the
Secondary Plan.
f)
This Plan and the Secondary Plan shall provide for the redesignation of
certain Industrial lands to Urban Residential in the Cornell Centre Mixed Use
District. In the event that Council
determines an alternate designation shall be assigned, the designation on
Schedule ‘A’ to this Plan may be revised accordingly without further amendment
to this Plan or the Secondary Plan.
1.12 Section
9 – SECONDARY PLANS of Part II of the Official Plan (Revised 1987) as amended,
is hereby amended by deleting Section 9.2.13 and replacing it with:
“9.2.13 Secondary Plan PD 29-1 for the Cornell Planning District
(Official Plan Amendment No. XXX).”
2.0
IMPLEMENTATION
The provisions of the Official Plan, as amended from time to time,
regarding the implementation of that Plan, shall apply to this Amendment.
3.0
INTERPRETATION
The provisions of the Official Plan, as amended from time to time,
regarding the interpretation of that Plan, shall apply to this Amendment.
PART III - THE SECONDARY PLAN
(This
is an operative part of Official Plan Amendment No. XXX)
SECONDARY PLAN PD 29-1 – CORNELL
PLANNING DISTRICT
Table of Contents 29
1.0 INTRODUCTION 33
2.0 PURPOSE OF THE SECONDARY PLAN 33
3.0 LOCATION
AND DESCRIPTION OF THE PLANNING DISTRICT
33
4.0 GOAL,
OBJECTIVES AND PRINCIPLES 33
4.1 Introduction 33
4.2 Policy
Context 34
4.3 Goal 34
4.4 Objectives 35
4.4.1 Community
Structure and Land Use 35
4.4.2 Sustainable Development 35
4.4.3 Mixed Use District 35
4.4.4 Residential Development 35
4.4.5 Employment 36
4.4.6 Commercial Development 36
4.4.7 Community Facilities and Health Care Campus 36
4.4.8 Open Space System/Environmental Features 36
4.4.9 Natural and Cultural Heritage Features 36
4.4.10 Urban Design 37
4.4.11 Transportation 37
4.4.12 Municipal Servicing Systems 38
4.4.13 Implementation 38
4.5 Principles 38
5.0
COMMUNITY STRUCTURE 41
5.1 Residential
Neighbourhoods 42
5.2 Cornell Centre Mixed Use
District 42
5.3 Development and
Greenspace Corridors 43
6.0 LAND
USE DESIGNATIONS AND POLICIES 44
6.1 General
Policies That Apply to All Lands 44
6.1.1 Schedules 44
6.1.2 General Housing Policies 46
6.1.3 General Employment Policies 49
6.1.4
6.2 Land
Use Designations – Urban Residential 50
6.2.1 General
Policies 50
6.2.2 Residential
Neighbourhood 51
6.2.3 Neighbourhood
Commercial Centre 52
6.2.4 Residential
Neighbourhood – Cornell Centre 53
6.2.5 Avenue Seven Corridor – Mixed
Residential 55
6.2.6 Avenue Seven Corridor and 9th
Line – Mixed Use 57
6.3 Land
Use Designations – Community Amenity Area 60
6.3.1 General Policies 60
6.3.2 Community Amenity Area – Retail Centre 61
6.3.3 Community Amenity Area – Bur Oak Corridor 62
6.3.4 Community Amenity Area – Mixed Use Retail
Centre 65
6.3.5 Community Amenity Area – Automotive Service
Centre 67
6.4 Land
Use Designations – Industrial 68
6.4.1 General Policies 68
6.4.2 Avenue Seven Corridor –
6.4.3
6.4.4 Business Corridor Area – Automotive
Service Centre 72
6.5 Land
Use Designations – Open Space 73
6.5.1 General Policies 73
6.5.2 Open Space Guidelines 74
6.5.3 Open Space Acquisition 75
6.5.4 The
Central Community Park 76
6.5.5
6.5.6 Stormwater Management Ponds and Channels 77
6.5.7 The 9th Line Greenway 77
6.6 Land
Use Designations – Environmental Protection Area 77
6.6.1 General Policies 77
6.6.2 Woodlots – Environmental Protection Area 77
6.7 Land
Use Designations – Institutional 78
6.7.1 General Policies 78
6.7.2 Community Facilities and Health Care
Campus 79
6.7.3 Emergency Services 80
6.7.4 School Sites 80
6.7.5 Places of Worship 82
6.7.6 Day Care Centres 84
7.0
INFRASTRUCTURE POLICIES 84
7.1 General Policies 84
7.2 Transportation 84
7.2.1 General
Policies 84
7.2.2 Traffic
Study Requirements 86
7.2.3 Highway
407 88
7.2.4 Arterial
Roads 88
7.2.4.1 General Policies 88
7.2.4.2 Avenue Seven 88
7.2.4.3
7.2.4.4 The
9th Line and
7.2.5 Collector
Roads 89
7.2.6 Local
Roads 90
7.2.7 Lanes 91
7.2.8 Public
Transit 91
7.2.8.1 General Policies 91
7.2.8.2 Transit Supportive Development 92
7.2.8.3 Avenue
Seven Transitway and Transit Facility 92
7.2.8.4 Highway
407 Transitway and Transit Facility 93
7.2.9 Pedestrian
and Bicycle System 93
7.2.10
Parking 93
7.3 Services and Utilities 94
7.3.1 General
Policies 94
7.3.2 Servicing
Study Requirements 95
7.3.2.1 Master Servicing Study 95
7.3.2.2 Functional Servicing Report 95
7.3.2.3 Stormwater Management Report 96
7.3.3 Utilities
and Telecommunications 96
7.3.4 District
Heating Plans 97
8.0 ENVIRONMENTAL POLICIES 97
8.1 General Policies 97
8.2 Environmental Management Study 97
8.2.1 Stormwater Management 98
8.3 Potential
Contamination 99
8.3.1 General Policies 99
8.3.2 Required Studies 99
8.4 Pollution Prevention and Reduction 100
8.5 Noise and Vibration Attenuation 100
8.5.1 General Policies 100
8.5.2 Required Studies 100
8.6 Natural Features 100
8.6.1 Hedgerows and Trees 100
8.6.2 Woodlots 101
8.6.3 Lands Adjacent to the
8.7 Energy Conservation 101
9.0 CULTURAL HERITAGE POLICIES 101
10.0 URBAN DESIGN AND SUSTAINABLE DEVELOPMENT
POLICIES 103
10.1 General
Policies 103
10.2 Community Design Plan 104
10.3 Public Realm 105
10.3.1 Streets
and Lanes 105
10.3.2 Views
and Focal Points 106
10.3.3 Location
of Buildings with respect to Streets and Open Space 106
10.3.4 Streetscape 107
10.4 Open Space System 108
10.4.1 Plan
and Guidelines 108
10.5 Built Form and Landscape 108
10.5.1 Development Blocks and Lots 108
10.5.2 Built Form 109
10.5.3 Pedestrian Environment 112
10.5.4 Guideline
Requirement 113
10.6 Implementation Strategy 114
10.7 Sustainable Development Strategy 115
11.0 IMPLEMENTATION 115
11.1 General Policies 115
11.2 Plan of Subdivision/Condominium 115
11.3 Consents 116
11.4
11.5 Zoning 116
11.5.1 Zoning By-law 116
11.5.2 Holding Zone 116
11.6 Site Plan Control 118
11.7 Development Charges and Financial
Agreements 118
11.8 Developers’ Group Agreement(s) 118
11.9 Development Phasing Plan 118
11.10 Comprehensive Block Plans 120
11.11 Financial Strategy and Plan 121
11.12 Required Studies, Reports and Plans 121
11.13 Public Sector Agreement to Comply 123
11.14 Land Dedication and Acquisition 123
12.0 INTERPRETATION 124
The following text and maps, identified as
Schedule ‘AA’ – Detailed Land Use, Schedule ‘BB’ – Community Structure, Schedule
‘CC’ – Cornell Centre Development Blocks, and Schedule ‘DD’ – Transportation, attached
hereto, constitute the Cornell Secondary
Plan as established and adopted by Amendment No. XXX to the Official Plan
(Revised 1987) as amended.
2.0 PURPOSE
OF THE SECONDARY PLAN
The purpose of this Secondary Plan is to provide a detailed
land use plan and policies for the continued regulation of land use and development
within the Cornell
3.0 LOCATION AND DESCRIPTION OF THE PLANNING
DISTRICT
This
Secondary Plan applies to the lands within the Cornell
4.0 GOAL, OBJECTIVES
AND PRINCIPLES
4.1 Introduction
The goal, objectives and principles which the Town is seeking to
achieve through the detailed policies of this Secondary Plan are outlined
below. The goal, objectives and
principles, together with the goals and objectives of the Official Plan
(Revised 1987) as amended, provide the framework for the planning and future
use of lands in the Planning District by both the public and private sectors.
The goal, objectives and principles will be implemented by mechanisms
set out in this Secondary Plan and the Official Plan (1987) as amended,
particularly Section 11, Implementation, of this Secondary Plan.
4.2
Policy Context
Emerging provincial policy envisages the planning and development of
“complete communities” to accommodate growth and the transit and infrastructure
required to support growth. Complete
communities demonstrate well-designed, compact urban development, accommodating
both a mix of housing and a range of jobs, with convenient access to public
transportation. To encourage development of complete communities the Provincial
Growth Plan for the Greater Golden Horseshoe envisages increasing intensification
within the built up areas of upper tier municipalities with a focus on urban
growth centres and intensification corridors where the potential for
development at transit supportive densities is greatest.
Emerging regional policy represents a shift towards a growth management
model that complements the provincial policy and encourages additional
development within the existing urban areas of the Region. The regional centres and regional corridors
will be the prime locations for infill and intensification, the most intensive
of which being directed to regional centres and key development areas within
the regional corridors. Set within the context of the Regional Centres and
Corridors Strategy, the Highway Seven Corridor and the Cornell Centre Mixed Use
District in the Cornell
The Town of
4.3
Goal
To provide a policy framework and direction for land use planning to
guide the community structure and continued development of the Cornell
4.4 Objectives
4.4.1 Community Structure and Land Use
a) To continue to create a balanced, pedestrian-oriented
community structure comprised of residential neighbourhoods, a mixed use
district serving as a regional sub-centre, located on a regional transit
corridor and functionally specialized development and greenspace corridors.
b) To provide opportunities for a variety of
housing types, employment retail/commercial uses and community facilities.
c) To incorporate and enhance a regional health
care campus integrated with community services.
4.4.2 Sustainable
Development
To ensure the continued development of a sustainable community,
consistent with the provincial and regional growth management initiatives, by:
·
promoting a
compact development form at transit-supportive densities and with a
balanced mix of residential and employment uses; and
·
encouraging the
use of new green technologies and best practices in sustainable building
and open space design with an emphasis on
air and water quality, water and energy
efficiency
and conservation, and waste management practices.
4.4.3 Mixed
Use District
To provide for a mixed use district serving
·
functions as a regional sub-centre
·
integrates a balance and diversity of employment and
housing at transit supportive densities within a regional transit corridor; and
·
responds to Provincial and Regional residential
intensification targets.
4.4.4
Residential Development
To continue to generate and enhance a compact urban
community development that provides:
·
a variety of housing forms and tenures in safe and
attractive settings;
·
housing and employment in close proximity; and
·
more intensive housing development within the Regional
transit corridor.
4.4.5 Employment
a)
To ensure the provision of sufficient lands for a range
of employment uses to achieve a balanced live/work relationship with the
Community.
b)
To ensure that the lands are designated for specific
employment uses, and that the development of employment lands is integrated
into the structure of the community.
c)
To provide a location for a regional scale business park
for Eastern Markham.
d) To
integrate retail and higher employment uses into a mixed-use retail centre and
the Avenue Seven regional transit corridor.
4.4.6 Commercial
Development
To provide accessible locations for the concentration
of retail/service uses serving the Cornell
Community.
4.4.7 Community
Facilities and Health Care Campus
a) To
provide locations for community facilities that are visible and accessible to
serve the needs of residents and users.
b)
To encourage multi-functional “shared use” of public
lands and buildings.
c)
To incorporate a health care and community facilities
campus focused on the
4.4.8 Open Space System/Environmental Features
a) To provide a functional open
space system for the community that is accessible and visible to residents and
users.
b)
To ensure continuity of the open space
system and to provide opportunities for recreational and naturalized links
including connections to the Little Rouge Creek Corridor.
c) To ensure, within the open space system, the
preservation and enhancement of significant, existing environmental features
and to promote the restoration of linkages between these features.
4.4.9 Natural
and Cultural Heritage Features
a) To preserve existing
natural features wherever feasible including significant vegetation, topographic
features and scenic views.
.
b) To preserve existing cultural heritage features
including buildings and properties of cultural heritage value and interest and
archaeological resources.
4.4.10 Urban Design
a)
To ensure a high quality and consistent level of urban
design for the public and private realm through adherence to the principles,
policies and requirements of this Secondary Plan.
b)
To create a public realm composed of streets, lanes and
open spaces that is clearly defined by structure and built form and
incorporates the visual aspects of other amenities, including landscape and
streetscape elements, sidewalks and bicycle paths.
c)
To further refine the urban design principles and
policies set out in this Secondary Plan by requiring the preparation of a Community
Design Plan which will incorporate guidelines respecting the public realm
including streetscape, public buildings and major amenity features, as well as
guidelines regarding parks and open spaces , built form and landscaping,
bicycle and pedestrian networks.
4.4.11 Transportation
a)
To develop a transportation system, comprised of local,
regional, and provincial road and transit networks, that provides for:
·
the integration of different modes of transportation and
a variety of connections to ensure that people and goods flow efficiently within
the
·
an inter-connected “modified grid” network of streets,
sidewalks, lanes, pathways and open spaces to ensure ease of access, orientation
and safety for pedestrians, cyclists and vehicles; and
·
regional rapid transit service and a transit hub along Avenue
Seven to interface with local transit service.
b) To ensure that the
required components of the transportation system for any portion of the
Secondary Plan are committed to be in place and operative prior to, or
coincident with, development.
c)
To ensure the phased implementation of transit services
based on acceptable operational and functional criteria.
d)
To encourage transit use by locating the majority of the
population and employment within a 5 minute walk (400 metres) of an identified
transit stop.
e)
To develop and implement a travel demand management program
for the Cornell
4.4.12 Municipal
Servicing Systems
a) To ensure that the municipal services,
including the necessary water, sanitary sewer and stormwater management systems
required for any part of the Cornell Planning District, are in place and
operative prior to, or coincident with, the development of the lands.
b) To ensure the provision of stormwater management
facilities that do not negatively impact on natural features and that are
integrated to contribute to a continuous open space system, while meeting
provincial, municipal and agency water quality and quantity requirements and
standards.
4.4.13 Implementation
a)
To ensure that the costs of services, public facilities
and infrastructure required to permit and support the development of the lands
in the
·
the provisions of the Development Charges Act and the
Development Charges by-laws adopted by the Town, the Region and the Boards of
Education;
·
the provisions of the
·
the Town’s Development Staging Strategy;
·
the Development Phasing Plan (approved
·
the required Developers Group Agreement(s);
·
the Development Phasing Agreement (approved
·
any other agreements required by the Town and the
Region.
b) To ensure that development within the Planning
District is linked to the delivery of the major components of the
transportation and servicing infrastructure.
4.5 Principles
a)
The principles set out in this Section of the Secondary
Plan establish the fundamental
rules that characterize the vision for the
Cornell community.
b)
The principles articulate the objectives set out in
Section 4.3 of this Secondary Plan by
establishing the context and direction
for the development of the community and serve as the basis for the policies
and other implementing mechanisms set out in this Secondary Plan and in the
Official Plan (Revised 1987) as amended.
c) The general
principles that characterize the community of Cornell are as follows:
i) Land Use
A complete and integrated community with a range and mix
of employment and housing types, varied and high quality open space, and convenient
access to public transportation and local stores and services.
Uses and activities distributed within a well-designed
community comprising compact urban development defined by streets and public
open spaces as places of shared use, and compatible building types, achieved
through their scale, massing and relationship to each other, to support public
life and year round activity in the public realm.
ii)
Community Structure
The organizational
elements that structure the community include the Residential Neighbourhoods,
the Cornell Centre Mixed Use District, the Avenue Seven and Bur Oak Development
Corridors, and the Greenspace Corridors.
iii) Residential Neighbourhoods
The major portion of
the community is comprised of residential neighbourhoods. Each neighbourhood is characterized by the following:
·
primarily residential uses and including a mix of
compatible commercial,
employment and institutional uses;
·
a neighbourhood centre that is a focus for compatible
commercial and public uses
within the neighbourhood and that is
defined by a public space such as a public
square, park or significant intersection;
·
neighbourhood edges defined by a major road, development
or greenspace
corridor or the mixed use district;
·
an optimal size of 400 metres from centre to edge which
is the equivalent of a
five minute walk;
·
public open spaces located to define the character and
structure of the
neighbourhood;
· streets defined by buildings contributing to
pedestrian activity; and,
·
a range of building types mixed within neighbourhood
blocks to achieve the variety and animation typical of traditional pedestrian
oriented neighbourhoods.
iv) Cornell
Centre Mixed Use District
The Cornell Centre Mixed Use District is to
be developed as a compact, mixed-use, pedestrian friendly, transit
supportive urban node incorporating a balance of live-work opportunities. It will provide for:
·
the development of Avenue Seven as a high quality urban
boulevard and major
mixed-use spine incorporating a regional transitway and characterized by high
density,
multi-storey buildings;
·
the Markham Stouffville Hospital campus providing a regional
and community focus for expanded health care, wellness, community centre,
library and accessory uses that are integrated into the network of roads,
transit, parks and open spaces, pedestrian linkages and built form of the
surrounding Cornell community;
·
a concentration (or focus) of community, institutional
and recreational uses and activities in the vicinity of Bur Oak Avenue north of
Avenue Seven;
·
a major regional employment focus within Eastern Markham
at the intersection of local, regional and provincial roads and transit
networks and serving as a gateway to a possible future airport at the Pickering
Airport Site;
·
a major community retail focus south of Avenue Seven in
the form of a multi-storey, mixed-use, retail
centre with residential/office uses above a retail base;
·
the greatest concentration of building heights and
densities within a development corridor centered on Avenue Seven while ensuring
a suitable transition at the point where lower density residential neighbourhoods
adjoin the mixed-use district;
·
an eastern terminus for the Avenue Seven regional rapid
transit system and a transit hub to interface with local bus routes;
·
a parking strategy and plan that will reduce reliance on
single occupancy vehicles, promote parking structures and support the delivery
of high density, mixed use, transit-supportive development along the Avenue Seven corridor;
·
a focus for the use of green infrastructure technologies
and practices, environmental sustainability, energy efficiency and conservation
and waste management practices; and
·
a financial strategy and plan to support the delivery of
higher standard parks, open spaces and streetscapes, parking structures and
transit facilities.
v) Public Realm:
The pattern of
development is based on a distinction between private property and the public
realm which is comprised of clearly defined streets and open spaces and a recognition
of the need to purposefully plan for the public realm.
The major component of
the public realm is the public street system based on a modified, rectilinear grid
which provides for permeability and connectivity for all components of the
transportation system. Purposeful
variations are incorporated into the grid through street alignments and block
geometrics to achieve local identity and character and to provide visual forms
and vistas to significant amenities and features.
Within the grid system,
the streets are organized on a hierarchical basis reflecting their particular
functional and design requirements. A
mixed-use “main street” character will be mandated for
Streets play a multi‑functional
role in the community, providing for a variety of activities and services, including
parking, to meet community needs.
Significant natural and
cultural features are preserved and incorporated into the design of the interconnected
open space system serving the community. The Cornell Centre Mixed Use District
will have an urban open space network of publicly accessible parks, plazas,
walkways and sidewalks.
Public use spaces and
buildings are significant organizing elements in the pattern of development and
serve as focal points in defining patterns of land use and community structure.
Buildings are placed in
a consistent relationship to public and private road rights of way to define
and support public life and year round activity in the public realm.
The principal
pedestrian system is based on the provision of public sidewalks on both sides
of all public streets.
5.0 COMMUNITY
STRUCTURE
The structure of the
Cornell Community will be established in this Secondary Plan and further
defined and articulated by the Cornell Community
5.1
Residential Neighbourhoods
The Residential Neighbourhoods are the
fundamental structural element of the Cornell Community. Neighbourhoods must be
cohesive and comprehensible to their residents. Neighbourhoods are pedestrian
friendly, self-contained, areas with a mix of uses and activities.
The Cornell Community includes seven Residential Neighbourhoods. They each address a mix
of uses - residential, retail/service, office, recreational and institutional.
Residential densities, lot sizes and building types shall vary throughout the
Community and within each neighbourhood to achieve the variety and animation
typical of traditional neighbourhoods.
The focus of each Residential Neighbourhood is on
a Residential Neighbourhood Centre that comprises medium density forms of
housing and/or small scale convenience commercial uses, a small park or urban
open space. Most residences are to be located within a 5 minute walking
distance (400 metres) of the Residential Neighbourhood Centre.
If convenient locally oriented commercial uses
are available at a minimum of two locations peripheral to the neighbourhood and
a majority of residences are within a five minute walking distance thereof, commercial
uses will not be mandatory in the Residential Neighbourhood Centre.
As much as possible, neighbourhoods flow one into
another without a sense of significant transition. Each neighbourhood’s
distinctive character is established through various factors: the nature and
configuration of natural features and open spaces in the area; the preservation
of historic houses; the presence and configuration of commercial and
institutional uses; and the application of neighbourhood-related architectural
design guidelines.
The Parks and Open Space System is arranged to provide
easy access for all residents and to add to the character and structure of each
neighbourhood. Smaller parks and open spaces are dispersed throughout and are
located and configured to be significant visual elements of the Residential Neighbourhoods.
The Cornell Centre network is a coherent
component of the
5.2
Cornell Centre Mixed Use District
Cornell
Centre is a planned district functioning as a regional sub-centre and
integrating a balance and diversity of employment and housing at transit
supportive densities within a regional
transit corridor.
As a regional sub-centre, incorporating a balance
of “live-work” opportunities, the district is a focal point for community,
institutional, recreational and retail activities within a regional transit
corridor.
A diversity of community supportive retail
activities is concentrated into a mixed-use retail centre at the heart of the
district adjacent to Avenue Seven. Grade related retail provides continuity and
support to the mixed use centre at key locations along the Avenue Seven and
The district is planned to function as a regional
employment node, building on the emerging health care campus and on the opportunity
to locate a highly accessible, regional scale concentration of employment
activity at the intersection of major road and transit networks.
The district fulfills the vision of the Cornell
Secondary Plan to provide and promote a diversity of housing by accommodating
and supporting a concentration of higher density housing forms within walking
distance of transit, retail and community facilities.
5.3
Development and Greenspace Corridors
Development
and Greenspace Corridors are located through the centres and edges of the Residential
Neighbourhoods and the Cornell Centre Mixed Use District, and serve to connect
the neighbourhoods and district within the Cornell Community and the rest of
The road-based Development Corridors include
Avenue Seven is a major regional transportation
corridor, and the focus of substantial investment in transit. It is an east-west route that connects Cornell
Centre with other Regional Centres in
Open space-based Greenspace Corridors, comprising elements of the open
space system within the Cornell Community, provide continuous and integrated
connections and help to define the community structure. These
corridors are focused on the 9th Line, a major central park, the
existing woodlots and stream corridors and the various components of the public
open space network, including school sites, stormwater features and along
specially designed streets. In addition
to their linking function within Cornell, these corridors also lead to entry
points into the publicly owned Little Rouge Creek Corridor.
Greenspace Corridors have been located in the Cornell Centre Mixed Use District
to accommodate an existing tributary and achieve a separation between the
residential portion of the district and the business park. These corridors are intended to achieve a link
between the wooded features and major parklands north of Avenue Seven and the woodlot
and major open space features south of Avenue Seven.
6.0 LAND
USE DESIGNATIONS AND POLICIES
6.1 General
Policies That Apply To All Lands
a)
The basic pattern of land use for the subject lands is
established as shown on Schedule ‘A’ – Land Use of the Official Plan. A more detailed pattern of land use is
established on Schedule ‘AA’
– Detailed
Land Use attached hereto. The pattern of land use will be further implemented
through required plans and guidelines and development approvals such as subdivision or site plan approval processes,
taking into account preservation of cultural heritage resources, stormwater management
requirements, detailed land use relationships and street patterns. Minor adjustments in the land use pattern may
be considered through such plans and approvals provided the intent of the Secondary
Plan is substantially maintained.
Variations in the provisions of the Secondary Plan will only be dealt
with through an amendment to the Secondary Plan.
b)
The locations of park sites, greenways, school sites and
sites of other community facilities shown on Schedule ‘AA’ – Detailed Land Use have
been selected without regard to property ownership. In order to ensure that property owners
contribute their proportionate share towards the provision of community and
infrastructure facilities such as schools, parks, greenways, roads and road
improvements, external services and stormwater management facilities, property
owners will be required to enter into one or more agreements, as a condition of
approval of development for their lands, providing for the equitable
distribution of the costs (including that of land) of the aforementioned
community and common public facilities.
c)
Notwithstanding any other policies of this Secondary
Plan, stormwater management facilities including stormwater management ponds,
and all municipal facilities and utilities, shall be permitted on lands in any
land use designation, with the exception of lands designated Environmental Protection
Area, subject to studies satisfactory to the Town.
d) For
the purposes of this Secondary Plan, Development Approval shall mean approval of draft plan of subdivision,
zoning by-law amendment, and site plan control application.
e) For
the purposes of this Secondary Plan, Building Placement refers to the relationship between the edge of a building and the
adjoining right of way of a public street.
6.1.1 Schedules
a) The proposed land use structure, community structure,
development blocks and the schematic transportation network are identified on
Schedule ‘AA’ – Detailed Land Use, Schedule ‘BB’ – Community Structure,
Schedule ‘CC’ – Cornell Centre Development Blocks, and Schedule ‘DD’- Transportation,
to this Secondary Plan. The location and approval for development of land uses
and transportation infrastructure within the
b) In accordance with the
provisions of the Official Plan, the following land use designations are
established and applied to lands within the Planning District, as shown on
Schedule ‘AA’ – Detailed Land Use:
·
‘Residential Neighbourhood’;
·
‘Residential Neighbourhood – Cornell Centre’;
·
‘Neighbourhood Commercial Centre’;
·
‘Avenue Seven Corridor – Mixed Residential’;
·
‘Avenue Seven Corridor – Mixed Use’;
·
‘Community Amenity Area – Retail Centre’;
·
‘Community Amenity Area – Bur Oak Corridor’;
·
‘Community Amenity Area – Mixed Use Retail Centre’;
·
‘Community Amenity Area – Automotive Service
Centre’;
·
‘Institutional’;
·
‘Avenue Seven Corridor –
·
‘
·
‘
·
‘Business Corridor Area – Automotive Service
Centre’;
·
‘Open Space’; and
·
‘Environmental Protection Area’.
c) In addition to
the land use designations, a number of existing and proposed specific land
uses, facilities or regulated areas are identified specifically, schematically
or by text on Schedule ‘AA’ –Detailed Land Use, including:
·
·
Public Elementary and Secondary Schools;
·
Catholic Elementary and Secondary Schools;
·
Place of Worship Sites;
·
Emergency
Services Facilities; and
·
Stormwater Management Facilities.
The locations
of stormwater management facilities shown symbolically on Schedule ‘AA’ –
Detailed Land Use will be subject to further study and confirmation regarding
location and design in the Master Servicing Study and Stormwater
Management Reports.
d) Schedule
‘BB’ – Community Structure identifies the general community structure for the
e) In accordance with the
provisions of the Official Plan, Schedule ‘DD’ - Transportation identifies a
proposed system of arterial and collector roads, adjoining and internal to the
f) Minor changes to the land use structure set
out on Schedule ‘AA’- Detailed Land Use, Schedule ‘BB’ – Community Structure,
and Schedule ‘CC’ – Cornell Centre Development Blocks will only be permitted
without the need for an amendment to this Secondary Plan if the general intent
of the Plan and its fundamental goal and objectives are maintained to the
satisfaction of the Town.
Similarly, minor
changes to the transportation system shown on Schedule ‘DD’- Transportation
will only be permitted without the need for an amendment to this Secondary Plan
if the basic requirements for the road pattern, transit services and
transportation objectives are maintained to the satisfaction of the Town.
6.1.2
General Housing Policies
It
is the intent of this Secondary Plan to provide opportunities for a broad range
of housing forms in the Cornell
a) The total number of
principle dwelling units within the
b)
The Cornell Centre Mixed Use District will provide increased
housing opportunities including choices of density and mix of types that
increase availability of housing to accommodate the work force that
c) Residential
development is permitted in the Residential Neighbourhood, Residential Neighbourhood
– Cornell Centre, Avenue Seven Corridor – Mixed Residential, Avenue Seven
Corridor – Mixed Use, Community Amenity Area – Retail Centre, Community Amenity
Area – Bur Oak Corridor and the Community Amenity Area – Mixed Use Retail
Centre designations as shown on Schedule ‘AA’ – Detailed Land Use and subject
to the provisions of this Secondary Plan.
d) Residential
densities specified in Section 3.3.2 a) of the Official Plan (Revised 1987) as
amended, shall apply to guide development approval, but may be varied in the
zoning by-law provided:
i)
the housing mix and density provisions of Sections 6.1.2
d), 6.1.2 e) and 6.1.2 f) regarding the low, medium and high density housing
categories are satisfied; and
ii) the
provisions of this Secondary Plan in regard to the Development Phasing Plan are
satisfied.
e) The
total number of dwelling units specified in Section 6.1.2 a) shall be distributed
in
housing
density categories in accordance with the following target housing mix:
|
Density Category |
Proportion of Housing Mix |
|
Low Density |
32 % |
|
Medium Density |
32 % |
|
High Density |
36 % |
For the Cornell Centre Mixed
Use District the target housing mix shall consist exclusively of medium density and high density
units.
f)
Notwithstanding
the target housing mix, the total number of dwelling units in the High Density
Housing Category may be increased beyond 36% of the total specified in Section 6.1.2
a) provided the additional high density units are located within the Cornell
Centre Mixed Use District.
g) Notwithstanding the density provisions of
Section 3.3.2 of the Official Plan (Revised 1987) as amended, the following
housing unit density provisions shall apply to the housing density categories located
outside of the Cornell Centre Mixed Use District of this Secondary Plan, identified herein and above in Section 6.1.2 :
i) Low Density
Housing
The average net site density of all units in the Low
Density Housing Category shall
be within the range of 17.0 to
37.0 units per hectare (6.9 to 14.9 units per acre).
ii) Medium Density Housing
The average net site density of all units in
the Medium Density Housing Category
shall be within the
range of 37.1 to 79.9 units per hectare (15 to 32.3 units per acre).
iii) High Density Housing
The average net site density of all units in
the High Density Housing Category shall
be within the range of
80.0 to 148.0 units per hectare (32.4 to 60.0 units per acre).
h) For the purposes of calculating the
average net site density for each density category in Section 6.1.2 g), and for
the purpose of confirming housing mix based on the proportion of dwelling units
in each density category, dwellings will be assigned to a density category
based on the land use designation in which they occur, as follows:
|
Density
Category |
Contributing Land Use Designations |
|
Low |
Residential
Neighbourhood |
|
Medium |
Neighbourhood Commercial
Centre Community Amenity Area
– Bur Oak Corridor Community Amenity Area
– Retail Centre |
|
High |
Community Amenity
Area - Bur Oak Corridor Community Amenity Area
– Retail Centre |
Procedures
for the assignment of dwelling units from the particular land use designations
to the density categories will be established as part of the required Development
Phasing Plan (Section 11.9).
i) Notwithstanding the density provisions
of Section 3.3.2 of the Official Plan (Revised 1987) as amended, the built form
density provisions applying to the medium and high density housing density categories
located within the Cornell Centre Mixed Use District shall be governed by the
minimum floor space index and maximum building height requirements identified in
the specific land use designations for the Cornell Centre Mixed Use District and
above in Section 6.1.2.
j) It is
intended that there be a range of housing opportunities within the Secondary
Plan area, but recognizing that the highest densities shall occur in the Cornell
Centre Mixed Use District and within the Avenue Seven Corridor.
k) The density and mix of housing types provided
for in the Cornell Centre Mixed Use District is intended to accommodate
different housing tenures and affordable housing forms.
l) An overall
target housing mix for the Secondary Plan area is set out in Section 6.1.2 e)
above. The required Development
Phasing Plan (Section 11.9) is to include the distribution of housing by
density and mix.
m) For the
Cornell Centre Mixed Use District, Comprehensive Block Plans for each Residential
Neighbourhood, Development Corridor or Mixed Use District will identify, in
detail, the composition and distribution of the anticipated housing stock
including the number and location of affordable and assisted housing units and
how these relate to the distribution identified in the Development Phasing
Plan.
n) Notwithstanding the maximum number of
dwelling units provided for in Section 7.1(a), the Town reserves the right to
monitor and ensure, through the approval of the Comprehensive Block Plans
and plans of subdivision, that the densities and mix of housing types within
each Residential Neighbourhood, Development Corridor and Mixed Use District is appropriate and is consistent with the
provisions of the Development Phasing Plan (Section 11.9), the Official
Plan (Revised 1987) as amended, and this Secondary Plan.
6.1.3 General
Employment Policies
a) Sufficient
lands are designated to accommodate a planned mix of retail, office and
institutional activities generating between 11,000 and 13,000 jobs primarily
located in the Cornell Centre Mixed Use District.
b) The majority
of the potential employment will be located in the Cornell Centre Mixed Use
District. Additional employment
potential is provided through provision for commercial and institutional
activities within the neighbourhoods.
Home occupations are also expected to contribute to employment.
c)
Strategically located employment lands along the Avenue
Seven Regional Corridor and at the interchange of Highway 407 and the Markham
By-Pass will be preserved to ensure the Town continues to offer a diversity of
job opportunities for the work force that lives in the Region.
d) The
Town is committed to ensuring that an adequate supply of land for prestige
industrial and office employment is provided in order to:
·
accommodate these forms of development;
·
accommodate prestige industrial and office employment
growth;
·
sustain the Town’s economic base and competitive
position; and
·
ensure an appropriate balance between population and
employment.
The Town shall not approve applications to
change the designation of the lands, or to create exceptions to the land use
provisions of the Official Plan and this Secondary Plan, for lands within the ‘Avenue
Seven Corridor – Business Park Area’ or ‘Business Park Area’ categories of
designation that involve or rely upon challenges to the overall supply of
designated employment land within the Town, including arguments of scale, other
than in the context of a comprehensive growth management, or Official Plan,
review process.
e) Employment
targets in the Cornell Centre Mixed Use District will contribute to an overall,
long-term Region of York target resident-employee ratio of 1:1.
f) Development
approvals for lands designated for mixed use (housing and employment) will be
monitored to ensure that short term housing approvals do not preclude
opportunities for the development of employment uses.
g) As part of
the required Development Phasing Plan (Section 11.9), the lands
identified for employment activity will be translated into employment targets.
The Town will monitor these targets in order to ensure that the provision of
jobs is achieved in accordance with the Development Phasing Plan.
6.1.4
a)
Certain lands within the
b) In the event that the Federal Airport
Zoning Regulations for the Pickering Airport Site are amended to delete certain
lands within the Planning District from the designated area of the Regulations,
the provisions of Section 5.1.2 a) and related provisions of this Secondary Plan
dealing with compliance with the Regulations, shall no longer apply to the
deleted lands, without further amendment to this Secondary Plan.
6.2 Land Use
Designations – Urban Residential
6.2.1 General
Policies
a) It is the intent of this Secondary Plan to
provide for a mix of low, medium and high
density
residential development offering a variety of housing forms and tenure
throughout the Planning District.
b) It is intended that the Cornell Centre Mixed
Use District will accommodate and
support
a concentration of higher density housing forms within walking distance of
retail
and employment activities and transit and community facilities. Development approval on lands adjacent to
Avenue Seven and
c) Lands
within the Cornell Planning District that are designated Urban Residential in
the
Official Plan (Revised 1987)
are subject to the relevant provisions of Section 3.3
of the Official Plan (Revised
1987), as amended and to the further provisions of this
Secondary Plan.
d)
Lands designated URBAN RESIDENTIAL on Schedule ‘A’ –
Land Use to the Official Plan (Revised
1987), as amended are further organized into five designation categories, as
shown on Schedule ‘AA’ – Detailed Land Use, as follows:
1.
Residential
Neighbourhood
2.
Neighbourhood
Commercial Centre
3.
Residential
Neighbourhood – Cornell Centre
4.
Avenue Seven Corridor –
Mixed Residential
5.
Avenue Seven Corridor
and 9th Line – Mixed Use
e) Prior
to any development proceeding in the Residential Neighbourhoods or the Avenue
Seven Development Corridor
of the Cornell Centre Mixed Use District, Comprehensive Block Plans
shall be approved by the Town in accordance with the provisions of Section
11.10 of this Secondary Plan.
6.2.2 Residential
Neighbourhood
a) The Residential
Neighbourhood designation shall accommodate a range of primarily ground-related
housing, schools and public parkland.
Permitted residential building types shall include detached,
semi-detached, duplex, townhouse, link and small plex-type, and multiple unit
buildings. Coach houses are also
permitted within the NR designation.
b) Permitted residential
building types shall be distributed throughout the Residential Neighbourhood designation
and within each neighbourhood. Distribution shall be regulated through zoning
following the review of draft plans of subdivision.
c) Except within the Residential Neighbourhood
Centres, building heights shall generally not exceed 3 storeys.
d)
On lands designated Residential Neighbourhood identified
on Schedule 'AA', and where defined in the Community Design Plan and shown
on Schedule 'BB' – Community Structure, a Residential Neighbourhood Centre shall
be required. The following criteria
applies to the establishment of the required Residential Neighbourhood Centres:
i)
Residential Neighbourhood Centres are to be located
generally at the centre of each neighbourhood, on or near the intersection of
the principal internal roads;
ii)
Notwithstanding Section 6.2.2 a), each Residential Neighbourhood
Centre shall include a range of medium density residential housing and a small park
or urban open space and a small convenience commercial component, except where
convenience commercial uses are available within a five minute walking distance
(500 metres) of the Residential Neighbourhood Centre. Permitted residential
building types shall include townhouse, small plex-type (e.g. quattroplex) and
multiple unit buildings. Apartment units
shall be permitted above the ground floor in mixed use buildings. Retail
development shall be located on the ground floor of mixed use buildings; and
iii)
The Community Design Plan shall define the limits
and mix of uses in the Residential Neighbourhood Centre.
e)
Notwithstanding the permitted uses identified in Section
6.2.2 a), a limited range of low intensity commercial uses shall also be
permitted on the property known municipally as 8882 Reesor Road and may include
uses such as an art gallery, antique shop, professional offices, a specialty
boutique, a day care centre, or a bed and breakfast establishment. These uses may be permitted subject to the
following:
i) zoning and site plan
approvals to confirm the suitability of the property for the
proposed use; and
ii) the additional uses
permitted in this Section shall be located within the existing
heritage building on
the property. The enlargement of the
heritage building may be
permitted,
subject to review by the municipal heritage committee and Heritage
Section staff.
f) Notwithstanding
the permitted uses identified in Section 6.2.2 a), a private school and a day
care centre shall also be permitted on the property known municipally as 8961 9th Line, subject to the
following:
i) zoning and site plan approvals to confirm the
suitability of the property for the
proposed
use; and
ii)
the additional uses permitted in this Section shall be located within the
existing
heritage building on
the property. The enlargement of the
heritage building may be
permitted, subject
to review the municipal heritage committee and Heritage Section
staff.
6.2.3 Neighbourhood
Commercial Centre
a) Lands within the Neighbourhood Commercial Centre designation
shall be subject to the general provisions of Section 3.4 and the specific
provisions of Section 3.4.6.3 of the Official Plan (Revised 1987), as amended,
and to the further provisions of this Secondary Plan.
b) The Neighbourhood Commercial Centre designation shall provide opportunities
for
development of commercial use and mixed use buildings and projects
serving an
immediate residential neighbourhood.
c) The Neighbourhood Commercial Centre designation provides for
commercial development in ground oriented mixed use buildings. A minimum of 65 square metres gross floor area
of retail space shall be provided on the combined ground floor area of the mixed
use buildings. In addition to retail and
residential uses, compatible service, office and daycare may be permitted at
grade. Residential and office uses shall be permitted on the second storey and only
residential uses shall be permitted above two storeys in a mixed use building.
d) The zoning by-law will
establish where residential, office, commercial uses shall be
permitted within mixed use
building areas within the Neighbourhood Commercial
Centre designation.
e) Building
heights within the Neighbourhood Commercial Centre designation will be a
minimum of 2 storeys and a maximum of 4 storeys.
6.2.4
Residential
Neighbourhood – Cornell Centre
Notwithstanding Section 6.2.1 c) of this
Secondary Plan, lands within the Residential Neighbourhood – Cornell Centre
designation are subject to the provisions of this Secondary Plan, including:
a) The Residential Neighbourhood – Cornell Centre
designation applies to certain lands in the Cornell Centre Mixed Use District, north
and south of Avenue Seven adjacent to the Residential Neighbourhoods, and the
Development and Greenspace Corridors. The
Residential Neighbourhood - Cornell Centre designation is intended to
accommodate a mix of medium and high density residential development. Permitted residential building types shall
include a mix of stacked townhouse, multiple unit, and apartment buildings. Development
in this designation is intended to accommodate medium and high density housing
forms that provide a suitable transition in height and density from the Avenue
Seven Corridor to the existing lower density residential neighbourhoods that
adjoin the Mixed Use District.
b) The
following policies shall apply to the development of lands in the Residential
Neighbourhood –Cornell Centre designation:
i) The minimum floor space index of all
development on an individual parcel in each development block within the
designation is shown on Schedule ‘CC’ – Cornell Centre Development Blocks;
ii)
In the event that additional public streets or lanes are introduced to a
development block as part of a development proposal, the minimum floor space
index attributed to the area of land comprising the right-of-way will be
transferred to the remaining lands in the block, increasing the minimum floor
space index to be developed on the remaining lands;
iii)
Transfer of density from one parcel to another may be considered as part
of a Comprehensive Block Plan approval, provided the required minimum
floor space index for a complete development block can be achieved, to the
satisfaction of the Town;
iv) With the exception of density transfer as
provided for in Section 6.2.4 b) ii) and iii), the floor space index referred
to in Section 6.2.4 b) i) may only be exceeded if it can be demonstrated and
assured that the increase in floor space index does not result in an increase
in the overall projected school population for Cornell Centre;
v) Minimum
and maximum building heights shall be shown in Figure 6.2.4 for each of the
development blocks within the designation as shown on Schedule ‘CC’ – Cornell
Centre Development Blocks;
vi) Maximum building
heights shall only be increased as part the approval/amendment of a Comprehensive
Block Plan(s) and implementing development approval, consistent with the approved
Community Design Plan;
vii) Standards for building placement shall be as
shown generally in Figure 6.2.4 for each of the development blocks within the
designation, as shown on Schedule ‘CC’ – Cornell Centre Development Blocks, to
be demonstrated in the Community Design
Plan and the Comprehensive Block Plan, and confirmed in the
implementing zoning by-law;
viii) Three storey building forms shall only be
permitted on lands immediately adjacent
to existing low
density residential neighbourhoods at the perimeter of the Cornell
Centre
Mixed Use District;
ix) Notwithstanding the permitted uses identified
in Section 6.2.4 a), a limited amount of office, retail and service uses directly
related to the provision of health care and medical services may be permitted
on the ground floor only of buildings facing the public street to the south of the
Community Facilities and Health Care Campus;
x) Notwithstanding the provisions of Section
2.17.1 c) i) of the Official Plan, a place of
worship may be located
on lands having access to any arterial, collector or local road
in the Residential
Neighbourhood – Cornell Centre designations;
xi) The
primary entrances to buildings adjoining Avenue Seven shall be oriented to
Avenue Seven;
xii) Surface parking lots will not
be permitted on lands generally within 40 metres of
the Avenue Seven right-of-way; and
xiii) Vehicle and loading access to a development
block shall not be permitted from
Avenue
Seven, but shall be restricted to interior streets or lanes.
|
Figure 6.2.4 - Residential
Neighbourhood – Cornell Centre |
||||
|
Land Use |
Density |
Height |
Building Placement |
|
|
Designation |
Minimum FSI |
Minimum |
Maximum |
From Right-of-Way |
|
Residential Neighbourhood – Cornell Centre |
2.5 |
4 storeys |
10 storeys |
2.5m |
|
1.5 |
4 storeys |
6 storeys |
2.5 m |
|
|
4.5 m Avenue Seven |
||||
|
1 |
4 storeys |
6 storeys |
2.5 m |
|
|
3 storeys adjacent to existing residential in
place, approved or planned |
4.5 m Avenue Seven |
|||
6.2.5
Avenue Seven Corridor –
Mixed Residential
Notwithstanding the provisions of Section 6.2.1 c),
lands within the Avenue Seven Corridor – Mixed Residential designation are
subject to the following provisions:
a) The Avenue Seven Corridor – Mixed
Residential designation applies to certain lands in the Cornell Centre Mixed Use
District, located on the north side of Avenue Seven, east and west of
b)
In addition to providing for residential development in
high and medium density residential buildings, lands designated Avenue Seven
Corridor – Mixed Residential adjoining Avenue Seven will be zoned to permit the
following compatible uses only on the ground and second floor, subject to the
provisions of this Secondary Plan:
·
retail uses;
·
personal service uses;
·
offices
·
banks and financial institutions;
·
health and fitness recreational uses;
·
institutional uses including community facilities and
government services
compatible with and
complementary to the planned functions and policies of the
designation;
·
day care centres;
·
private and commercial schools;
·
places of worship; and
·
restaurants.
c) The following policies shall apply to the development of lands in
the Avenue Seven Corridor – Mixed Residential designation:
i) The
minimum floor space index of all development on an individual parcel for each of the development blocks within the
designation is shown on Schedule ‘CC’ – Cornell Centre Development Blocks;
ii) In the event that additional public streets
or lanes are introduced to a development block as part of a development
proposal, the minimum floor space index attributed to the right-of-way will be
transferred to the remaining lands in the block increasing, the minimum floor
space index to be developed on the remaining lands;
iii) Transfer of density from one parcel to
another may be permitted as part of a
Comprehensive
Block Plan approval, provided the required minimum floor space
index
for the complete development block and the appropriate minimum height
requirements
for buildings adjoining Avenue Seven can be achieved, to the
satisfaction of the Town;
iv) With the exception of density transfer as
provided for in Sections 6.2.5 c) ii) and iii), the floor space index referred to in Section
6.2.5 c) i) cannot be exceeded unless it can be demonstrated and assured that
the increase in floor space index does not result in an increase in the overall
projected school population for Cornell Centre;
v) Minimum and maximum building heights shall be
as shown in Figure 6.2.5 for each of the development blocks within the
designation as shown on Schedule ‘CC’ – Cornell Centre Development Blocks;
vi) Standards for building placement shall be as
shown generally in Figure 6.2.5 for each of the development blocks within the
designation, as shown on Schedule ‘CC’- Cornell Centre Development Blocks, to
be demonstrated in the Community Design Plan and the Comprehensive
Block Plan, and confirmed in the implementing zoning by-law;
vii) Buildings are to be primarily residential in use. The ground floor and
potentially
the second floor of buildings adjoining Avenue Seven shall be designed
to accommodate a range of secondary
retail, service and office uses compatible
with the primary residential use;
viii) Buildings adjacent to Avenue Seven shall be
designed to ensure that the
gross
floor area of ground floor non-residential uses represents a minimum of 75%
of
the gross ground floor area;
ix) For lands designated
Avenue Seven Corridor - Mixed Residential * with an asterisk on Schedule ‘AA’ –
Detailed Land Use and Schedule ‘CC’ – Cornell Centre Development Blocks, residential uses and uses accessory to, or
supportive of, residential uses above the ground floor, shall not occupy more
than 25% of the ground floor area in buildings adjoining Avenue Seven;
x) The primary entrance to
ground floor premises in buildings adjoining Avenue Seven will be from Avenue
Seven;
xi) Notwithstanding the provisions of Section
2.17.1 c) i) of the Official Plan, a place of worship, permitted in accordance
with the provisions of Section 6.2.5 b), may be located on any arterial,
collector or local road in the Avenue Seven Corridor - Mixed Residential designation;
xii) Surface
parking lots will not be permitted on lands generally within 40 metres of the
Avenue Seven
right-of-way; and
xiii) Vehicle
and loading access to a development block shall not be permitted from
Avenue
Seven, but shall be restricted to interior streets or lanes.
|
Figure 6.2.5 – Avenue Seven Corridor – Mixed
Residential |
|||||
|
Land Use |
Density |
Height |
Building Placement |
||
|
Designation |
Min FSI |
Minimum |
Maximum |
Podium |
From Right-of-Way |
|
Avenue Seven Corridor – Mixed Residential |
2.5 |
4 storeys |
12 storeys |
Min 2 storeys on Avenue Seven |
2.5 m local roads |
|
5 storeys Avenue Seven |
Min 1m setback above 2nd
Floor Max 3m setback above 2nd
Floor |
4.5 m Avenue Seven |
|||
|
2 |
4 storeys |
8 storeys |
Min 4 storeys on Avenue Seven |
2.5 m local roads |
|
|
5storeys Avenue Seven |
Min 3m setback above ground floor |
4.5 m Avenue Seven |
|||
6.2.6 Avenue Seven Corridor and 9th
Line – Mixed Use
Notwithstanding the provisions of Section 6.2.1 c),
lands within the Avenue Seven Corridor and 9th – Mixed Use designations shall be subject to
the following provisions:
a) The Avenue Seven
Corridor and 9th Line – Mixed Use designations applie to certain
lands in the Cornell Centre Mixed Use District, located on the north east
corner of Avenue Seven and the 9th Line and on the north side of
Avenue Seven at the intersection with
b) Lands designated 9th
Line – Mixed Use at the northeast corner of Avenue Seven and the 9th
Line are intended to accommodate:
· medium density
residential development incorporating retail, service and office uses on the
ground floor and potentially the second floor of multi-storey buildings; and/or
· office development
incorporating retail and service uses on the ground floor and potentially the
second floor of multi-storey buildings.
Permitted residential
building types may include a mix of stacked townhouse, multiple
unit and apartment
buildings. Development at this location
is intended to provide a
suitable transition in
height and density from the Avenue Seven Corridor to the existing
lower density residential
neighbourhoods west of the 9th Line.
c) In addition to permitting residential and/or
office development in medium density residential and/or office buildings, lands
designated 9th Line Mixed Use adjoining Avenue Seven and the 9th
Line shall be zoned to permit the following compatible uses only on the ground
floor and second floor, subject to the provisions of this Secondary Plan:
·
retail uses;
·
service uses;
·
offices uses;
·
banks and financial institutions;
·
institutional uses including community facilities and
government services
compatible with and
complementary to the planned functions and policies of the
designation;
·
day care centres; and
·
restaurants.
d) Lands designated Avenue
Seven Corridor – Mixed Use at the north side of Avenue
Seven at intersection with
·
high density residential development incorporating
retail, service and office uses on
the
ground floor and potentially the second floor of multi-storey buildings; and/or
· office development
incorporating retail and service uses on the ground floor and
potentially the second
floor of multi-storey buildings.
Permitted residential
building types shall include a mix of stacked townhouse, multiple
unit and apartment
buildings. Development at this location
is intended to provide
the greatest
concentration of heights and densities in the mixed-use district along
Avenue Seven and
e) Lands
within the Avenue Seven Corridor – Mixed Use designation may permit office uses above the
ground floor and second floor of a multi storey office building in accordance
with the provisions of this Secondary Plan.
f) In
addition to permitting residential and/or office development in high density
residential and/or office buildings, lands designated Avenue Seven Corridor –
Mixed Use adjoining Avenue Seven and
·
retail uses;
·
service uses;
·
offices;
·
banks and financial institutions;
·
health and fitness recreational uses;
·
institutional uses including community facilities and
government services
compatible with and
complementary to the planned functions and policies of the
designation;
·
day care centres;
·
private and commercial schools;
·
places of worship; and
·
restaurants.
g) The following policies shall apply to the development of all lands
in the Avenue Seven Corridor and 9th Line – Mixed Use designations:
i)
The minimum floor space index of all development on an
individual parcel in each development block within the designations is shown on
Schedule ‘CC’ – Cornell Centre Development Blocks;
ii) In
the event that an additional public street or lane is introduced to the
development block as part of a development proposal, the minimum floor space
index attributed to the right-of-way will be transferred to the remaining lands
in the block, increasing the minimum floor space index to be developed on the
remaining lands;
iii)
Transfer of density from one parcel to another may be considered as part
of a Comprehensive Block Plan approval, provided the required minimum floor space
index for the complete development block and the appropriate minimum height
requirements for buildings adjoining Avenue Seven can be achieved, to the
satisfaction of the Town;
iv) With the exception of density transfer as
provided for in Sections 6.2.6 g) ii) and iii), the floor space index referred
to in Section 6.2.6 g) i) may only be exceeded if it can be demonstrated that
the increase in floor space index does not result in an increase in the overall
projected school population for Cornell Centre;
v) Minimum
and maximum building heights shall be as shown in Figure 6.2.6 for each of the
development blocks within the designation as shown on Schedule ‘CC’ – Cornell
Centre Development Blocks;
vi) Standards for building placement shall be as
shown generally in Figure 6.2.6 for each of the development blocks within the
designation, as shown on Schedule ‘CC’ – Cornell Centre Development Blocks, to
be demonstrated in the Community Design Plan and the Comprehensive
Block Plan, and confirmed in the implementing zoning by-law;
vii)
Buildings are to be primarily residential or office in use. The ground floor
and potentially the second
floor of buildings adjoining Avenue
Seven or Bur Oak Avenue or 9th Line shall be designed to
accommodate a range of secondary retail, service and office uses compatible
with the primary use;
viii)Buildings adjacent
to Avenue Seven, Bur Oak Avenue and the 9th Line will be designed to
ensure that the gross floor area of ground floor non-residential uses represents
a minimum of 75% of the gross ground floor area;
ix) The retail uses permitted shall generally be
limited to individual premises of not more than:
·
1000 square metres of gross floor area for the lands at
the north east corner of Avenue Seven and 9th Line; and
·
2000 square metres of gross floor area for the lands on
the north side of Avenue Seven at the intersection with
The implementing zoning by-law may further
restrict the number of premises that may be permitted to have the maximum
permitted gross floor area or the proportion of gross floor area that may be
devoted to premises of the maximum size.
x) The primary entrance to ground floor premises
in buildings adjoining Avenue Seven, Bur Oak Avenue and the 9th Line
will be from those streets; and
xi) Notwithstanding the provisions of Section
2.17.1c) i) of the Official Plan, a place of worship, permitted in accordance
with the provisions of Section 6.2.6 f), may be located on lands having access
to any arterial, collector or local road in the Avenue Seven Corridor and 9th
Line - Mixed Use designations;
xii) Surface parking lots will not be permitted on
lands generally within 40 metres of the
Avenue Seven
right-of-way;
xiii)Vehicle and
loading access to a development block shall not be permitted from Avenue
|
Figure 6.2.6 - Avenue Seven Corridor and 9th
Line – Mixed Use |
|||||
|
Land Use |
Density |
Height |
Building Placment |
||
|
Designation |
Min FSI |
Minimum |
Maximum |
Podium |
From Right-of-Way |
|
9th Line – Mixed
Use |
1.5 |
3 storeys adjoining the 9th Line |
min 2 storeys Avenue Seven |
12.5m 9th Line |
|
|
4 storeys Avenue Seven |
6 storeys Avenue Seven |
min 1m – max 3m setback above 2nd floor |
4.5m Avenue Seven |
||
|
Avenue Seven Corridor – Mixed Use |
2.5 |
4 storeys |
10 storeys |
min 2 storeys on Avenue Seven and |
2.5m Bur
Oak Ave |
|
5 storeys Bur Oak & Avenue Seven |
min 1m – max 3m setback above 2nd floor |
4.5m Avenue Seven |
|||
6.3 Land Use Designations – Community Amenity
Area
6.3.1 General Policies
a)
It is the intent of this Secondary Plan to provide a mix
of retail, service and office uses in the form of a retail centre at the north
end of the
b) It is
intended that the Cornell Centre Mixed Use District will provide a major
community retail focus in the form of a mixed use development corridor along
Bur Oak Avenue north of Avenue Seven and a mixed use centre with residential/office
uses above a retail base and direct access to the south side of Avenue Seven.
c) Lands
within the Cornell
d) Lands designated COMMUNITY AMENITY AREA on
Schedule ‘A’– Land Use to the Official Plan (Revised 1987), as amended are
further organized into four designation categories, as shown on Schedule ‘AA’ –
Detailed Land Use, as follows:
1.
Community Amenity Area
– Retail Centre
2.
Community Amenity Area –
Bur Oak Corridor
3.
Community Amenity Area
– Mixed Use Retail Centre
4.
Community Amenity Area –
Automotive Service Centre
c)
Prior to any development proceeding on the
6.3.2
Community Amenity Area – Retail Centre
Notwithstanding the provisions of Section 6.3.1 c),
lands within the Community Amenity Area
– Retail Centre designation shall be subject to the following provisions:
a) The Community
Amenity Area – Retail Centre designation is intended to accommodate retail
development, serving the Cornell community and nearby residential development,
together with compatible office and service uses. In addition, the Community Amenity Area –
Retail Centre designation provides for a place of worship site.
b)
Lands designated Community Amenity Area – Retail Centre shall
be zoned to permit the following uses subject to the further provisions of this
Secondary Plan:
·
retail uses;
·
service uses;
·
offices;
·
banks and financial institutions;
·
health and fitness recreational uses;
·
institutional uses including community facilities and
government services
compatible with and
complementary to the planned functions and policies of the
designation;
·
day care centres;
·
private and commercial schools;
·
places of worship;
·
restaurants; and
·
other similar uses consistent with the planned function
and policies of the
designation.
c) With the exception of lands that may
be approved to accommodate a place of worship, it is intended that the
predominant use of the lands designated Community Amenity Area – Retail Centre
shall be for retail uses, primarily serving the short-term and convenience
needs or the Cornell Community and nearby residential development. The
implementing zoning bylaw shall ensure that the proportion of the gross floor
area of development on the lands devoted to retail uses shall exceed the
proportion devoted to other permitted uses.
d)
Building heights within the Community Amenity Area – Retail
Centre designation shall
generally be within a range
of 1 to 3 storeys, except where a mixed
use building may
be specifically zoned to permit
a greater height.
e) Notwithstanding the
provisions of Section 2.17.1 c) i) of
the Official Plan, a place of
worship site within the Community Amenity Area – Retail Centre
designation shall not be greater than 1 hectare.
6.3.3
Community Amenity Area
– Bur Oak Corridor
Notwithstanding Section 6.3.1 c), lands within the
Community Amenity Area – Bur Oak
Corridor designation shall be subject to the following provisions:
a) The Community Amenity Area – Bur Oak Corridor designation is intended to
accommodate development of single and mixed use buildings to accommodate residential,
retail, service, office and institutional uses serving the Cornell Community.
The Community Amenity Area – Bur Oak Corridor designation provides for
residential, commercial and institutional development in townhouse, stacked
townhouse, multiple unit and apartment buildings, and office and institutional
buildings.
b) Lands designated Community Amenity Area – Bur Oak Corridor shall be zoned to
permit the following uses
subject to the further provisions
of this Secondary Plan:
·
medium and high density residential uses;
·
retail uses;
·
service uses;
·
offices;
·
day care centres
·
nursing homes; and
·
places of worship.
c) The
following policies shall apply to the development of lands in the Community
Amenity Area – Bur Oak Corridor designation:
i) The minimum floor space index of all
development on an individual parcel in each
development block within the designation
is shown on Schedule ‘CC’ – Cornell Centre Development Blocks;
ii) Buildings shall accommodate a primary residential
use. The ground floor of buildings should be designed to accommodate a range of
secondary retail, service and office uses compatible with the primary
residential use. Compatible
institutional uses shall be permitted in stand alone buildings and/or on the
ground floor of residential apartment buildings.
iii) Building heights within the Community
Amenity Area – Bur Oak Corridor designation shall generally be within a range
of 3 to 8 storeys. Minimum and maximum building heights shall be as shown in
Figure 6.3.3 for each of the development blocks within the designation as shown
on Schedule ‘CC’ – Cornell Centre Development Blocks;
iv) Standards for building placement are shown generally in Figure
6.3.3 for each development block, as shown on Schedule ‘CC’ – Cornell Centre
Development Blocks, to be demonstrated in the Community Design Plan and
the Comprehensive Block Plan, and confirmed in the implementing zoning
by-law for the
v) The individual premises
in which retail, service and office uses are located shall be directly
accessible from the adjoining street; and
vi) The design of buildings
shall ensure that the gross floor area of ground floor non- residential uses
shall be a minimum of 75% of the gross ground floor area.
d)
Notwithstanding the provisions of this Section, a place of worship shall
be permitted on
the
e) Notwithstanding Sections 6.3.3 b) and c), for
lands designated Community Amenity Area – Bur Oak Corridor * with an asterisk on Schedule ‘AA’ – Detailed
Land Use and Schedule ‘CC’ – Cornell Centre Development Blocks, the following
uses shall be permitted subject to the further provisions of this Secondary
Plan:
·
medium and high density residential uses;
·
retail uses;
·
service uses;
·
offices;
·
banks and financial institutions;
·
health and fitness recreational uses;
·
institutional uses including community facilities and
government services
compatible with and
complementary to the planned functions and policies of the
designation;
·
day care centres;
·
private and commercial schools; and
·
restaurants.
f) The
following policies shall apply to the development of lands in the Community
Amenity Area – Bur Oak Corridor * designation:
i) The minimum floor space index of all
development on an individual parcel in
each development block within the
designation is shown on Schedule ‘CC’ – Cornell
Centre Development Blocks;
ii) Minimum
and maximum building heights shall be as shown in Figure 6.3.3 for each of the
development blocks within the designation as shown on Schedule ‘CC’ – Cornell
Centre Development Blocks;
iii) Standards for building placement shall be as
shown generally in Figure 6.3.3 for each of the development blocks within the
designation, as shown on Schedule ‘CC’ – Cornell Centre Development Blocks, to
be demonstrated in the Community Design Plan and the Comprehensive
Block Plan, and confirmed in the implementing zoning by-law;
iv) Buildings are to be a primarily residential
or office in use. The ground floor
and potentially the
second floor of buildings adjoining
will be designed to
accommodate a range of secondary retail, service and office
uses compatible with
the primary use;
v) Buildings adjacent to
vi) The residential uses shall not occupy more
than 25% of the ground floor area;
vii) The
retail uses permitted shall be limited `to individual premises of not more than
1000 square metres of gross floor area;
viii)The entrances to individual premises
in which retail, service and office uses are located shall be directly
accessible from Bur Oak Avenue; and
ix) Vehicle and loading access to a development
block shall not be permitted from Bur
Oak Avenue, but shall be restricted to
interior streets or lanes.
|
Figure 6.3.3 Community Amenity Area – Bur Oak
Corridor |
|||||
|
Land Use |
Density |
Height |
Building Placement |
||
|
Designation |
Min FSI |
Minimum |
Maximum |
Podium |
From Right-of-Way |
|
Community Amenity Area - Bur Oak Corridor |
1 |
3 storeys |
4 storeys |
|
2.5 m from Bur Oak |
|
1.5 |
3 storeys |
4 storeys |
|
2.5 m from Bur Oak |
|
|
Community Amenity Area Bur Oak Corridor* |
1.5 |
4 storeys |
8 storeys |
min 2 storeys adjacent toBurOak |
2. 5 m from Bur Oak |
|
min 1m – max 3m setback above 2nd floor |
|||||
6.3.4
Community Amenity Area
– Mixed Use Retail Centre
Notwithstanding the
provisions of Section 6.3.1 c), lands within the Community Amenity Area – Mixed Use Retail Centre designation shall
be subject to the following provisions:
a) The
Community Amenity Area – Mixed Use Centre designation applies to certain lands
in the Cornell Centre Mixed Use District, located on the south side of Avenue
Seven, east of
b) For Lands designated Community Amenity Area – Mixed Use Retail Centre:
i)
The following uses are provided for subject to the
further provisions of this
Secondary Plan:
·
multiple unit and apartment buildings;
·
retail uses;
·
service uses;
·
office;
·
banks and financial institutions;
·
institutional uses including community facilities and
government services compatible with and complementary to the planned functions
and policies of this designation;
·
restaurants;
·
hotels;
·
entertainment uses consistent with the planned function
and policies of the
designation;
and
·
other similar uses consistent with the planned function
and policies of the designation.
ii) The retail uses permitted shall generally be
limited to individual premises with a gross floor area of not more than 2000
square metres.
c)The following provisions shall apply to lands designated
Community Amenity Area
– Mixed Use Retail Centre * with an asterisk:
i) Only
the following uses shall be permitted subject to the further provisions of this
Secondary Plan:
· retail
uses;
· theatres;
· entertainment
uses consistent with the planned function and policies of the
designation; and
· above
ground parking structures.
ii) The
retail uses permitted shall be limited to individual premises with a gross
ground floor area of not more than 6000 square metres;
iii) Surface parking
lots will not be permitted on lands generally within 40 metres of the Avenue
Seven right-of-way;
d) The following policies apply to the
development of all lands in the Community Amenity Area – Mixed Use Retail Centre and the
Community Amenity Area – Mixed Use Retail Centre * designations:
i)
The minimum floor space index of all development on an
individual parcel in each development block within the designation is shown on
Schedule ‘CC’ – Cornell Centre Development Blocks;
ii)
The mixed use retail
centre will have direct pedestrian access from, and a visual relationship to,
Avenue Seven;
iii) The ground floor shall
be designed to accommodate a range of primary retail, service and office uses
compatible with secondary residential uses where permitted;
iv) The mixed use retail centre
and, in particular, ground floor retail, service and office facilities, will be
integrated with adjacent Avenue Seven mixed residential development;
v) Curbside parking will
be provided within the private road right-of-way of the mixed-use retail centre.
Underground and above ground parking structures will be integrated with single
use and mixed use buildings to serve all components of the mixed use retail centre;
vi) Building heights,
including above ground parking structures, within the Community Amenity Area - Mixed
Use Retail Centre designation shall be within a range of 1 to 6 storeys. Minimum and maximum building heights shall be
as shown in Figure 6.3.4 for each of the development blocks within the
designation, as shown on Schedule ‘CC’ – Cornell Centre Development Blocks;
vii) Standards for building
placement shall be as shown in Figure 6.3.4 for each of the development blocks
within the designation, as shown on Schedule ‘CC’ – Cornell Centre Development
Blocks, to be demonstrated in the Community Design Plan and the Comprehensive
Block Plan, and confirmed in the
implementing zoning by-law;
viii)The entrances to premises
in which retail, service and office uses
are located shall be directly
accessible from the adjoining street or private road;
ix) The design of buildings shall ensure that the
gross floor area of ground floor
non-
residential uses shall be a minimum of 75% of the gross ground floor area;
x) For lands designated Community
Amenity Area – Mixed Use Retail Centre on Schedule ‘AA’ – Detailed Land Use and Schedule
‘CC’ – Cornell Centre Development Blocks, residential uses shall not occupy
more than 25% of the ground floor area;
xi) Surface parking lots
will not be permitted generally on lands within 40 metres of the Avenue Seven right-of-way;
xii) Vehicle and loading
access to a development block shall not be permitted from Avenue Seven and
|
Figure 6.3.4 Community Amenity Area – Mixed Use Retail
Centre |
|||||
|
Land Use |
Density |
Height |
Building Placement |
||
|
Designation |
Min FSI |
Minimum |
Maximum |
Podium |
From Right-of-Way |
|
Community Amenity Area
– Retail Centre * |
1 |
1 storey |
2 storeys |
|
4.5
m from Private Road |
|
Community Amenity Area –
Mixed Use Retail Centre |
2 |
1 storey |
6 storeys |
Min 1m - Max 3m setback above ground floor |
4.5 m from Private Road |
6.3.5 Community Amenity Area – Automotive Service
Centre
Notwithstanding the provisions of Section 6.3.1 c), lands
within the Community Amenity Area –
Automotive Service Centre designation shall be subject to the following provisions:
a)
The Community Amenity Area – Automotive Service Centre designation
applies to lands located on the south east corner of the 9th Line
and
b)
Lands designated
Community Amenity Area – Automotive Service Station may be
zoned to permit only the following uses:
· an automobile service station; and
·
a car wash.
6.4 Land
Use Designations - Industrial
6.4.1
General Policies
a)
It is the intent of this Secondary Plan to provide for
the development of a business park accommodating a range of compatible high
performance industrial and office employment activities. It is also an objective of this Plan to
provide limited opportunities, at appropriate locations, for complementary and
supportive retail and service uses serving the business park activities.
b) It is intended that the development in the
business park shall reflect the quality and design of similar successful
business areas in the Town and provide a regional employment focus within
Eastern Markham capitalizing on its location at the intersection of local,
Regional and Provincial road and transit networks and serving as a gateway to a
possible future airport at the Pickering Airport Site. Development approval on lands adjacent to Highway 407, Avenue Seven
and the Markham By-Pass will be subject to the recommendations and requirements
of the Community Design Plan and any related development guidelines and
standards approved by the Town.
c) Lands within the
Cornell
d)
Lands designated INDUSTRIAL on Schedule ‘A’– Land Use to
the Official Plan (Revised 1987), as amended are further organized into three
designation categories, as shown on Schedule ‘AA’ – Detailed Land Use, as
follows:
1.
Avenue Seven Corridor -
2.
3.
Business Corridor Area
– Automotive Service Centre
e)
Prior to any development proceeding in the
6.4.2 Avenue
Seven Corridor -
Notwithstanding Section 6.4.1 c) of this
Secondary Plan, lands within the Avenue Seven Corridor – Business Park Area designation
shall be subject to the following provisions:
a) The Avenue Seven Corridor – Business Park Area
designation applies to certain lands in the Cornell Centre Mixed Use District,
located on the north and south side of Avenue Seven, west of the Markham
By-Pass. The Avenue Seven Corridor –
b)
In addition to permitting office uses in multi-storey
buildings, lands designated Avenue Seven Corridor – Business Park Area
adjoining Avenue Seven may be zoned to permit the following compatible ground
floor and second floor uses, subject to the provisions of this Secondary Plan:
·
ancillary retail and service uses and restaurants, where
internally integrated as a
component of an office
building and clearly intended for the convenience use of local
businesses and employees;
·
banks and financial institutions;
·
institutional uses including government services compatible
with and complementary
to the planned function and
policies of the designation;
·
research and training facilities;
·
data processing and related facilities;
·
day care centres; and
·
commercial schools.
c) The following policies shall apply to the development of lands in
the Avenue Seven Corridor – Business Park Area designation:
i)
The minimum floor space index of all development on an
individual parcel in each development block
within the designation is shown on Schedule ‘CC’ – Cornell Centre Development
Blocks;
ii) In the event that
additional public streets or lanes are introduced to a development block as
part of a development approval, the minimum floor space index that would be
attributable to the right-of-way shall be transferred to the remaining lands in
the block increasing, the minimum floor space index to be developed on the
remaining lands;
iii) Transfer of density from one parcel to another
may be considered as part of a Comprehensive Block Plan approval, provided the required minimum floor space
index for the complete development block and the appropriate minimum height
requirements for buildings adjoining Avenue Seven can be achieved, to the
satisfaction of the Town.
v) Minimum
and maximum building heights shall be as shown in Figure 6.4.2 for each of the development blocks within the
designation as shown on Schedule ‘CC’ – Cornell Centre Development Blocks;
vi)
Standards for building placement shall be as shown generally in Figure
6.4.2 for each of the development blocks within the designation, as shown on
Schedule ‘CC’- Cornell Centre Development Blocks, to be demonstrated in the Community
Design Plan and the Comprehensive Block Plan, and confirmed in the
implementing zoning by-law;
vii) Buildings shall accommodate
a primary office use. The ground floor
of buildings
adjoining
Avenue Seven shall be designed to accommodate a range of secondary
retail and office uses compatible with the
primary office use;
viii) The primary service entrance
to individual ground floor premises in buildings adjoining Avenue Seven shall
be oriented to Avenue Seven;
ix) A Regional Transit Facility accommodating an
interface of local and regional transit services shall be provided for at the
western edge of the business park and integrated into an appropriate
development where adjoining Avenue Seven;
x) Surface parking lots will not be permitted on
lands generally within 40 metres of the
Avenue Seven
right-of-way;
xi) Vehicle
and loading access to a development block shall not be permitted from
Avenue Seven, but shall be
restricted to interior streets or lanes.
|
Figure 6.4.2 - Avenue Seven Corridor – |
|||||
|
Land Use |
Density |
Height |
Building Placement |
||
|
Designation |
Min FSI |
Minimum |
Maximum |
Podium |
From Right-of-Way |
|
Avenue Seven Corridor – |
1 |
5 storeys |
10 storeys |
Min 2 storeys on Avenue Seven Min 1m - Max 3m setback above 2nd floor |
2.5 m local roads |
|
4.5 m Avenue Seven |
|||||
6.4.3
Notwithstanding the provisions of Section 6.4.1 c), lands within the Business
Park Area designation shall be subject to the following provisions:
a) The Business Park Area designation applies
to the majority of the employment lands located in the eastern portion of the Cornell
Centre Mixed Use District centered on the Avenue Seven and Markham By-Pass and bounded
by greenspace corridors, the Little Rouge Park and the Avenue Seven Corridor west
of the Markham By-Pass. The Business
Park Area designation is intended to accommodate individual office buildings, office
and prestige industrial campus development and prestige industrial uses in
single and multi-unit buildings.
b) Permitted uses within the Business Park Area designation
shall include those uses
identified in Section 3.5.6.2 c) of the
Official Plan.
c) Notwithstanding Section 6.4.3 b) of this
Secondary Plan, hotels may only be permitted in the Business Park Area
designation, subject to the review of a specific development proposal and
rezoning pursuant to the provisions of Section 6.4.1 c) and this Secondary
Plan.
d) The following policies shall apply to the development of lands in
the Business Park Area designation:
i) The
minimum floor space index of all development on an individual parcel in
each development block within the designation is
shown on Schedule ‘CC’ – Cornell Centre Development Blocks;
ii) In the event that additional public streets
or lanes are introduced to a development block as part of a development proposal,
the minimum floor space index that would be attributable to the right-of-way will
be transferred to the remaining lands in the block, increasing the minimum
floor space index to be developed on the remaining lands;
iii) Transfer of density from one parcel to
another may be considered as part of a Comprehensive Block Plan approval, provided the required minimum floor
space index for the complete development block and the appropriate minimum
height requirements for buildings adjoining Avenue Seven can be achieved, to
the satisfaction of the Town.
iv) Maximum
building heights are eight stories.
However, the Town may permit an increase in building height as part of the
approval/amendment of a Comprehensive Block Plan and an implementing
development approval, consistent with the approved Community Design Plan;
v) A Regional Transit Facility accommodating an
interface of local and regional transit service shall be provided for at the
western edge of the business park and integrated into an appropriate
development where adjoining the south side of Avenue Seven;
vi) Vehicle and loading access to a development
block shall not be permitted from
Avenue Seven and the Markham By-Pass but shall
be restricted to interior streets or
Lanes;
vii) Surface parking lots will not be
permitted on lands generally within 40 metres of
the Avenue Seven
right-of-way;
viii) The development
of the Business Park Area lands west of the
ix) The
development of Business Park Area lands adjacent to the Rouge Park North shall
have regard for the Urban Interface and Infrastructure Guidelines contained in
the Rouge North Management Plan (2001).
These guidelines shall be addressed in the Master Servicing Study,
the Environmental Management Study, and the Community Design Plan.
6.4.4
Business Corridor Area – Automotive Service
Centre
Notwithstanding the provisions of Section
6.4.1 c), lands within the Business Corridor
Area –
Automotive Service Centre designation shall be subject to the following
provisions:
a)
The Business Corridor Area – Automotive Service Centre designation
applies to lands located on the east
side of the Markham By-Pass north and south of Avenue Seven as shown on
Schedule ‘AA’ – Detailed Land Use. The Business
Corridor Area – Automotive Service Centre designation is intended to
accommodate an automotive service campus in buildings compatible and consistent
with the development of the adjoining lands.
b) Subject
to the provisions of Section 3.5.5.1 of the Official Plan (Revised 1987), lands
designated Business
Corridor Area – Automotive Service Centre may be zoned to permit only the
following uses:
· automobile service stations;
· automobile repair uses; and
·
a car wash.
c) Lands designated Business Corridor Area – Automotive
Service Centre located within the deferral area shown on Schedule ‘AA’ –
Detailed Land Use Plan are subject to the approval of addition of the lands to
the Urban Service Area of the
6.5
Land Use Designations - Open Space
6.5.1 General Policies
a) It is the intent of this Secondary Plan to establish
an open space system which is highly inter-connected and forms a fundamental
structural element within the Cornell community. It is intended that the greenspace
corridors, comprising elements of the parks and
open space system, will form an integral component of the community
structure.
b) Lands within the Cornell
c) Lands
designated OPEN SPACE on Schedule ‘A’– Land Use to the Official Plan (Revised 1987) are further organized into four
designation categories, as shown on Schedule ‘AA’ – Detailed Land Use, as
follows:
1.
The
2.
3.
Stormwater Management
Ponds and Channels; and
4. The 9th
Line Greenway.
d) Certain
lands included within the Open Space designations are shown schematically
and/or symbolically on Schedule ‘AA’.
The locations, configuration and boundaries of these lands shall be
confirmed through detailed studies and plans identified herein, and may be
revised, in accordance with the findings and recommendations of these studies
without further amendment to this Secondary Plan. These studies and plans include:
i) a comprehensive
Community Design Plan, as set out in Section 10.2 of this
Secondary
Plan comprising, among other things:
·
Public Realm Design Guidelines;
·
Open Space Guidelines; and
·
Built Form and Landscape Guidelines.
ii)
an Environmental Management Study, as set out in
Section 8.2 of this Secondary Plan to, among other things,:
·
determine the boundaries of Environmental Protection Areas of the open space
system;
and
·
identify measures for the enhancement of the existing
woodlots as natural heritage features including opportunities and means for
additional planting to
extend
to the south and east the existing woodlot south of Avenue Seven in a manner
consistent with the provision of stormwater management facilities adjacent to
Highway 407; and
·
provide guidelines for stormwater management to ensure
this function will complement and, whenever feasible, enhance natural heritage
features.
iii) Stormwater Management Reports, as set
out in Section 7.3.2.3 of this Secondary Plan.
e) Public
Parks shall be established in accordance with the provisions of Section 3.9.3
of the Official Plan (Revised 1987), as amended, and the relevant findings and
recommendations of the studies identified in this Secondary Plan.
6.5.2 Open
Space Guidelines
a)
Open Space Guidelines shall be prepared to the
satisfaction of the Town as a component of the Community Design Plan
referred to in Section 6.5.1 and prior to the final approval of any Comprehensive
Block Plans and plans of subdivision.
b) The Open
Space Guidelines are intended to guide the development of the open space system
in the
c) The
Open Space Guidelines will recognize the relevant provisions of the Official
Plan and will:
i) be
based on the Parks and Open Space Master Plan developed for the Cornell
Community, including an assessment of the anticipated population and household
composition, the locations of significant natural features, and proposed public
and community facilities, recommend a system of neighbourhood and community
parkland, open spaces and linkages to serve the community;
ii) provide
recommendations on the size, location and configuration of parklands in the
community;
iii) recommend a system of
principal pedestrian and bikeway routes linking principal parks and community
facilities, and destinations of public interest, and proposals for necessary
remedial works to ensure continuous and unimpeded movement;
iv) provide for a link
between the wooded features and major parklands north of Avenue Seven and the
woodlot and major open space features south of Avenue Seven to achieve a
separation between the residential neighbourhoods, the mixed use retail centre
and the business park portions of the Cornell Centre Mixed Use District;
v)
provide for the incorporation of Environmental
Protection Areas into parklands, based on the findings and recommendations of
the Environmental Management Study;
vi) provide direction for
open space programming, multi-functional “shared use” facilities and programs,
designs and development concepts for parks and open spaces;
vii) identify opportunities
for open space connections through the community facilities and health care
campus to link with the Cornell open space system as well as opportunities for
connections between open space features within the Cornell open space system;
viii)identify opportunities and a range of
appropriate measures for the enhancement
of
the existing woodlots as natural heritage features ;
ix) identify opportunities and means for
additional planting to extend, to the south and east, the existing woodlot
south of Avenue Seven, in a manner consistent with the provision of stormwater management facilities adjacent to
Highway 407;
x) provide guidelines for the planning and
implementation of stormwater management to ensure that this function will
complement and, whenever feasible, enhance significant natural heritage features;
and
xi) identify opportunities for integration of the
open space system, paths and trails with the Little Rouge Creek Corridor.
6.5.3 Open
Space Acquisition
a) Public
open space shall be provided in accordance with the provisions of the
b) Woodlots and tree stands worthy of
preservation may be incorporated into parks as areas for passive recreation in
addition to the minimum amount of land required for active recreational
facilities.
c) Parks or
portions thereof may be designed to include water quantity/quality control
features, subject to the approval of the Town, in consultation with the
d) The 9th
Line Greenway, as provided for in Section 6.5.3, shall not form part of the
required parkland dedication. Lands for the
greenway shall be dedicated to the Town, or secured through easements or use
agreements.
e) As noted
in Section 6.1 b), property owners will be required to enter into one or more
agreements providing for the equitable distribution of the costs of public open
space features such as parks, woodlots and greenways planned within the urban
area west of the future Markham By-Pass.
Compensation between landowners pursuant to such agreement(s) will be an
important mechanism in facilitating public acquisition of the open space
features.
f) Lands
dedicated to the Town shall be prepared and landscaped as required by the Town,
pursuant to the recommendations of the Open Space Guidelines, and specific
parks and open space landscaping studies.
6.5.4 The
a) The
b)
The
c) The
6.5.5
a) Neighbourhood Parks are shown symbolically on
Schedule 'AA' – Detailed Land Use. Parkettes are not shown on the Schedule. Parkette locations and configurations shall be
determined through draft plan of subdivision approvals
b)
c) The general location and area totals of
d) The number, locations, functions and
configurations of
6.5.6 Stormwater
Management Ponds and Channels
a) Stormwater Management Ponds
and Channels are shown on Schedule 'AA' – Detailed Land Use.
b) Stormwater Management Ponds and Channels within the Open
Space designation shall be subject to the provisions of Section 3.10 of the
Official Plan (Revised 1987), as amended.
c) Stormwater Management
Ponds and Channels shall be designed and implemented in accordance with
approved Environmental Management Study and Stormwater Management Reports
and the policies of Section 8.2.1 of this Secondary Plan.
6.5.7 The 9th Line Greenway
a) The 9th Line Greenway, also known
as the Golden Jubilee Greenway, is identified on Schedule ‘AA’ – Detailed Land
Use, as an open space feature incorporated into the
Planning District as a major link in the
intended Open Space System to provide for a
multi-use pathway, serving both
pedestrian and cyclists, and connecting pedestrian
and bicycle routes within the Community.
6.6 Land
Use Designation – Environmental Protection Area
6.6.1 General Policies
a) Lands within the Cornell
Planning District that are designated Environmental Protection Area in the
Official Plan (Revised 1987) shall be subject to the general provisions of
Section 2.2 of the Official Plan (Revised 1987) as amended, and to the further
provisions of this Secondary Plan.
6.6.2 Woodlots - Environmental Protection Areas
a) The Environmental
Protection Area designation is established in this Secondary Plan in accordance
with the provisions of Section 2.2.2 of the Official Plan (Revised 1987), as
amended.
b) The locations of natural features to which the
Environmental Protection Area designation apply are shown schematically on
Schedule 'AA' – Detailed Land Use.
c) Notwithstanding the depiction of each designated feature on Schedule
'AA', the boundary of each feature shall be deemed to include a buffer of at
least 10 metres, measured from the drip line of existing vegetation.
d) An Environmental Management Study
shall be prepared for the designated natural heritage features as provided for
in Section 8.2 and shall include:
·
determination of the boundaries of the lands designated
Environmental Protection Area which shall include the woodlot, a minimum 10
metre buffer and any other lands required for expansion or buffering;
·
an assessment of the possible impacts from roads,
utilities and services and development of approved uses on lands around the
designated area including matters such as grading, construction practices,
stormwater management, and building placement during and after construction;
and,
·
a description of the manner in which potential negative
impacts will be avoided or mitigated and of the enhancement or restoration
measures required to improve the ecological integrity of the designated area
and its linkage with other natural features.
·
where lands within the Environmental Protection Area
designation are impacted by infrastructure requirements, an Environmental
Impact Study may also be required in accordance with Section 2.2.2.10 of the
Official Plan (Revised 1987) to assess the impacts and recommend mitigative
measures to ensure an overall net environmental benefit to the natural heritage
features.
This study shall be completed to the
satisfaction of the Town prior to the approval of development applications in
the vicinity of the features or the agreement by the Town to accept their
dedication.
e) Once the Environmental Management Study
has been completed, any change to the delineation of the environmental feature boundary
shall only be considered within the context of an Environmental Impact Study in
accordance with Section 2.2.2.10 of the Official Plan (Revised 1987), as
amended.
6.7 Land Use Designation - Institutional
6.7.1 General
Policies
a) Institutional
uses within the Secondary Plan area shall be permitted in accordance with the
provisions of Section 3.6 of the Official Plan (Revised 1987) as amended and
this Secondary Plan.
b)
Notwithstanding the primary Institutional designation, the uses
contemplated in Section 3.6.3 b) of the Official Plan (Revised 1987) shall not
be permitted on the Community Facilities and Health Care Campus.
c) Common
institutional uses such as schools, community facilities, places of worship and
day care centres are provided for under several land use designations and shall
not be required to have an Institutional land use designation.
6.7.2 Community Facilities and Health Care
Campus
a)
The site of the
·
the provision of health care, including hospitals, health
and wellness facilities,
medical
offices, treatment centres, sanatoria, clinics and residential health care
facilities
and affiliated with the principal hospital activity; and
·
the provision of
community facilities, including a library, gymnasium, aquatic
facilities,
fitness centre, youth and older adult space and other program space.
Ancillary uses
including laboratories, drugstores and personal services (e.g. optician)
and sales of health
care and medical equipment/supplies shall also be permitted.
b)
The following policies shall apply to the development of
lands in the Institutional designation:
iii)
The minimum floor space index of all development on the
Community Facilities and Health Care Campus shall be as shown in Figure 6.7.2
and Schedule CC – Cornell Centre Development Blocks;
iv) Minimum and maximum
building heights shall be as shown in Figure 6.7.2 for the Community Facilities
and Health Care Campus within the designation as shown on Schedule CC – Cornell
Centre Development Blocks, subject to the building restrictions or requirements
on lands affected by the heliport as identified in the study required in
Section 6.7.2.(vii);
v)
Standards for building placement shall be as shown
generally in Figure 6.7.2 for the Community Facilities and Health Care Campus,
within the designation as shown on Schedule CC – Cornell Centre Development
Blocks, to be demonstrated in the Community Design Plan and the Comprehensive
Block Plan, and confirmed in the implementing zoning by-law;
vi) The Community Facilities
and Health Care Campus will be integrated with the surrounding Cornell
community through a network of internal and external pedestrian routes
including the provision of a north-south pedestrian route as a continuation of
Country Glen Road south through the campus;
vii) The existing heliport
on the Hospital property is certified for day and night use and is subject to
regulations established by Transport Canada in “Heliport & Helideck Standards
and Recommended Practices” (TP2586E).
These regulations include restrictions on the height of natural and
man-made features and mobile objects, including motor vehicles, within the
required flight/landing paths. Noise
impacts are also a potential factor affecting the suitability of lands in the
vicinity of the heliport for certain uses;
viii)In order to
establish possible land use and building restrictions or requirements on lands
affected by the heliport and possible zoning and site plan requirements for
which the Town may be responsible, the Town shall require that a study be
completed by the Hospital and other affected property owners, prior to the
approval of development on any potentially impacted lands. This study shall be completed by qualified
professionals to the satisfaction of the Town and shall include appropriate
consultation with concerned departments and agencies;
ix) Relocation by the
Hospital of the heliport from its present location, to a location directly
linked to the main hospital building shall be encouraged. Such relocation shall be done in a manner
that reduces impacts and constraints on development on surrounding lands to a
minimum; and
x) Prior to any development proceeding on the
Community Facilities and Health Care Campus, a Comprehensive Block Plan
shall be approved by the Town in accordance with the provisions of Section
11.10 of this Secondary Plan.
|
Figure 6.7.2
Institutional |
||||
|
Land Use |
Density |
Height |
Building Placement |
|
|
Designation |
Min FSI |
Minimum |
Maximum |
From Right-of-Way |
|
Institutional |
.75 |
3 storeys |
6 storeys |
2.5 m local roads |
|
3 storeys |
6 storeys |
3 m |
||
|
3 storeys |
6 storeys |
|
||
|
3 storeys abutting the 9th Line |
12.5 m 9th Line |
|||
6.7.3 Emergency
Services
a) Symbols
denoting the existing ambulance services centre and the intended location of a
fire hall are shown on Schedule ‘AA’ – Detailed Land Use. The location and configuration of the fire
hall site will be further defined through the Community Design Plan and
implementing development approvals.
6.7.4 School
Sites
a) Symbols denoting intended locations for
public and separate elementary and high
school sites are shown
on Schedule ‘AA’ – Detailed Land Use. Generally, the elementary school sites
will be equally distributed throughout the
b) School sites may be relocated
in consultation with the School Boards without further amendment to this
Secondary Plan provided the alternate sites are consistent with the structural
objectives and attributes of those denoted on Schedule ‘AA’ – Detailed Land Use.
c) The size and configuration of each school site shall be consistent
with the policies or requirements of the respective School Board, however final
site sizes and configurations shall be determined in consultation with the
School Boards within the context of the Community Design Plan and plans
of subdivision.
d) Where a school site adjoins public parkland, the site shall be configured
and designed to facilitate potential joint use between the Town and the
respective School Board.
e) The Town will cooperate with the School Boards to promote smaller
school site sizes in the Cornell Centre Mixed Use District, and to maximize the
area available for on-site recreational and athletic use through the
construction of multi storey buildings that reduce building floorplates within
the District.
f) In the
event that all or part of an additional public school facility is required for
the Cornell Centre Mixed Use District, the Town will cooperate with the York
Region District School Board to investigate alternatives to facilitating an
additional elementary school program facility into a mixed use/shared site
development within the District.
g) School
site locations have been selected to adjoin, or to be within a reasonable
walking distance of, potential future transit routes. In implementing transit service it is
intended that schools should be located at potential transit stops. School buildings shall be oriented to
facilitate direct access to transit routes and stops.
h) In
the event that all or part of a school site is not be required by a School
Board, the following alternate uses shall be permitted in order of priority:
i) open
space uses in accordance with the provisions of Section 6.5 of this
Secondary Plan and Section
3.9 of the Official Plan (Revised 1987) as
amended, particularly
parks or other open space linkages which contribute to the creation of the greenlands corridors
identified on Schedule ‘BB’; or,
ii) compatible institutional uses as identified
in the implementing zoning by-law, or based on specific evaluation of each
site, and which may include religious institutions, government buildings,
community and recreational facilities and cultural buildings (e.g. museum, art
gallery); or,
iii) uses permitted in the Residential Neighbourhood
and Residential Neighbourhood – Cornell Centre designations and in the case of
sites fronting on to Bur Oak Avenue, uses permitted in the Community Amenity
Area – Bur Oak Corridor designations, to the average depth of lots on adjoining
lands in this designation; and,
iv) The Town shall have
first right of refusal to acquire all or part of the school site; government
agencies and community groups with identified needs shall have the second right
of refusal.
i) Notwithstanding Sections 6.7.4
c), in order to retain flexibility in accommodating future residential development
in the Cornell Planning District, the Town will cooperate with the School
Boards to promote appropriate school site sizes, to allow the building area to
be increased to accommodate a larger school program or a special program as a
component of a larger school program if required.
j) The
Town will cooperate with the School Boards to pursue and encourage school sites
and buildings will be developed in accordance with the following policies:
i)
joint
use sites and multiple use buildings will be encouraged wherever possible. The Town will work with the School Boards to
achieve appropriate and efficient site designs, especially in campus settings,
and to maximize public service and safety;
ii) elementary schools will be located to be
accessible by residents in more than one neighbourhood; and,
iii) parking and loading areas will be provided and access points
designed in a manner that will minimize conflicts between pedestrian and
vehicular traffic.
6.7.5 Places of Worship
a) Place of
worship sites have been identified symbolically on Schedule 'AA', in accordance
with the site locational requirements of the Official Plan (Revised 1987), as
amended. Generally, the place of worship sites are located on an
arterial or major collector road within the Cornell
b) The
location and configuration of place of worship sites will be further defined
through the Community Design Plan and plans of subdivision. Place of worship sites may be relocated
without further amendment to this Secondary Plan provided the alternate sites
are consistent with the structural objectives and attributes of those denoted
on Schedule ‘AA’ – Detailed Land Use, and are consistent with the site locational
requirements of the Official Plan (Revised 1987), as amended.
c)
Places
of worship are a permitted land use only within the following land use
designations in accordance with applicable provisions of the Official Plan
(Revised 1987), as amended and this Secondary Plan:
·
Residential Neighbourhood
·
Residential Neighbourhood – Cornell Centre
·
Avenue Seven Corridor – Mixed Residential
·
Avenue Seven Corridor and 9th Line
– Mixed Use
·
Community Amenity Area – Bur Oak Corridor
·
Community Amenity Area – Retail Centre
d) The provision of a variety of
place of worship site sizes will be encouraged, with a
minimum site size of 1.0
hectare.
e) Place of worship sites shall
be identified in the required Development Phasing Plan
and the Community Design
Plan. Appropriate development
parcels shall be
incorporated
in plans of subdivision and sites will be zoned to permit a place of worship or
appropriate alternate uses.
f) The
Town shall, by subdivision or other appropriate agreements, ensure that a
minimum of 5 sites are made available for acquisition and use for places of
worship for a period of at least 5 years from the date of registration of the
plan of subdivision.
g) Place of worship sites may be
pre-zoned, with a “Hold” prefix to permit a place of
worship, accessory uses and
appropriate alternative uses, if the site is not acquired
for a place of worship. Removal of the “Hold” prefix on a dual zoned
place of
worship shall be tied to:
i) execution of a site plan agreement for a
place of worship; or
ii) expiration of a site reservation period and
the execution of a site plan agreement
for the
alternative land use.
h) The Town shall establish
within subdivision or other appropriate agreements, such
conditions for the
disposition of place of worship sites, as Council deems appropriate.
i) Notwithstanding
the provisions of Section 2.17.1 c) i) of the Official Plan, a place of worship
may be located on any arterial, collector or local road in the Neighbourhood
Residential – Cornell Centre or Avenue Seven Corridor - Mixed Residential
designations within the Cornell
j) Notwithstanding
the provisions of Section 2.17.1 d) ii) of the Official Plan, the required
parking for places of worship in the Cornell Centre Mixed Use District shall
reflect the unique character of the area and shall be consistent with any
approved parking strategy for lands within Cornell Centre.
6.7.6 Day Care Centres
a) Day
care centres shall be permitted in accordance with the provisions of Section
2.11 of the Official Plan (Revised 1987), as amended.
b) Appropriate sites for new day
care centres may implemented through the approval of a zoning by-law.
7.0 INFRASTRUCTURE POLICIES
7.1 General Policies
a) The provisions of Section 7.0 apply to
lands in all land use designations.
b) Infrastructure investment by the Town will be
prioritized and coordinated with the Region of York to coincide with the
improvements to the Avenue Seven Regional Corridor and Regional Transitway and
the build out of the Cornell Centre Mixed Use District, including:
i) a rapid
transit and conventional transit network;
ii) a road network,
including improvements to the public realm; and
iii) sewer and water systems.
7.2 Transportation
7.2.1 General Policies
a) The
proposed transportation network serving the
b)
All components of the transportation system shall be
planned and provided in accordance with the policies of the Official Plan
(Revised 1987) as amended, and the policies of this Secondary Plan, and where
applicable the policies of the Regional Official Plan. The location, function and detailed design of
each new road and the Regional Transitway and its associated intersections will
require the approval of the Town and/or the Region of York. Road projects shall be completed in
accordance with the requirements of the Municipal Class Environmental
Assessment Process.
c) The
major components of the proposed road and rapid transit networks within and
adjacent to the
·
the completion of the Markham By-Pass, a
·
the completion of the Highway 407 Provincial Transitway
and the Highway 407 interchange at the Markham By-Pass;
·
the upgrading of Avenue Seven, a
·
the upgrading and realignment of
·
the extension of
·
a series of Minor Collector Roads and locals roads
providing internal access to the lands to be developed.
d) It is anticipated that the collector road
system will be the subject of a Master Plan Environmental Assessment. The Master Plan Environment Assessment would
address roads that are not subject to a separate, specific environmental
assessment, such as those identified in this Plan. The Master Plan Environmental Assessment may
be conducted concurrently with other Environmental Assessments and may be
undertaken in conjunction with traffic studies required by this Plan. The Town will determine the sequence and
relationship for the required Environmental Assessments and traffic studies.
e) Roads shall be provided in accordance with
the requirements of Section 5 of the Official Plan (Revised 1987) as amended,
and adopted Town design standards.
Notwithstanding the general provisions of Section 5 of the Official
Plan, specific alternate provisions and standards may be established through
this Secondary Plan that further define the classification, function and design
requirements of roads and other components of the transportation system.
f) The required rights-of-way of all roads within the
g) Notwithstanding
the provisions of Section 5.3.4 of the Official Plan (Revised 1987) as amended,
an additional right-of-way width may be required for the roads identified on
Schedule ‘DD’ – Transportation and shall be dedicated to the Town and the
Region for sight triangles, cuts, fills, extra lanes at intersections, high
occupancy vehicle lanes and for accommodating bicycles, sidewalks, and
landscaping where appropriate in accordance with the specifications and
requirements of the Region of York and the Town. Determination of final
right-of-way requirements shall be made through the completion of the studies
identified in this Secondary Plan and the implementing development approval
processes.
h) Construction access shall be designed to
ensure that the impact on existing residential areas is minimized. Construction access arrangements for lands
designated for residential and non-residential development shall be identified
in the Development Phasing Plan and confirmed through subdivision and
site plan control agreements.
7.2.2 Traffic Study Requirements
a)
A comprehensive updated Traffic Impact Assessment
of the internal and external road network shall be completed to the satisfaction of the Town, prior to development
approval. The Assessment will confirm
that the road network identified in this Secondary Plan is appropriate in terms
of the development proposed by the landowners within the
This Assessment shall be completed in
accordance with the Town’s Traffic Impact Assessment Guidelines, and shall be
consistent with the findings and recommendations of the Markham Transportation
b)
An Internal Functional Traffic Design Study
shall be completed and updated, to the satisfaction of the Town, prior to
development approval. The study shall identify detailed infrastructure and
right-of-way designs required to accommodate auto, truck, transit, bicycle, and
pedestrian route requirements, and traffic calming measures in the
This study shall be
completed in accordance with the Town’s Internal Functional Traffic Design
Study Guidelines. An Internal Functional
Traffic Design Study shall be consistent with the findings and
recommendations of the Traffic Impact Assessment and shall not receive
final approval prior to the approval of the Traffic Impact Assessment.
c) The Traffic Impact Assessment and a comprehensive Internal
Functional Traffic Design Study shall be completed, updated and approved
prior to the approval of the Development
Phasing Plan in order to inform that Plan.
d) Site
specific Traffic Impact Studies may be required for applications for
development approval within the Planning District. A site specific Traffic Impact Study
will determine the traffic impact of the proposed development and the feasible
and practical means available to accommodate traffic from the proposed
development. These studies may include analysis of items
such as: turning movements, storage
length, internal circulation, fire access, driveway design and grading, gap
studies and the traffic impact of any proposed change in use. Site specific Traffic
Impact Studies shall be subject to the approval of the Town in consultation
with the Region of York, as required, and must be consistent with the findings
and recommendations of the Markham Transportation Planning Study, the Traffic
Impact Assessment and the Internal Functional Traffic Design Study and
such other studies or analyses as the Town may identify.
e) Final
designs and requirements for roads and other components of the transportation
system shall be established based on the findings and recommendations of the
following studies:
·
Markham Transportation Planning Study and its updates;
·
Town of
·
Traffic Impact
Assessment
·
Internal
Functional Traffic Design Study;
·
Environmental Assessment studies;
·
Community Design Plan;
·
Environmental Management Study;
·
Environmental Impact Study(ies); and
·
Site Specific Traffic Impact Studies.
These studies shall be completed and the
requirements for all transportation system components confirmed and updated to
the satisfaction of the Town in consultation with other concerned agencies,
prior to approval of development within the
7.2.3 Highway
407
a) 407 ETR approval is required for all
development applications locating within 46 metres of the Highway 407 property
line. A minimum setback of 13.7 metres
shall be required from the Highway 407 property line for all above and
below-ground buildings and structures, including detention ponds.
b) The Town
supports early construction of the interchange of Highway 407 with the Markham By-Pass.
c) The Town
does not support construction of a full interchange at Highway 407 and the 9th
Line unless the need for this interchange is demonstrated, after the
interchange with the Markham By-Pass is operational. The feasibility of an interchange at the 9th
Line and Highway 407 is currently being investigated by the Town and the Region
of York, 407 ETR, and the Ontario Ministry of Transportation. Subject to the
resolution of this issue, sufficient land for this interchange shall be
reserved.
7.2.4 Arterial
Roads
7.2.4.1 General
Policies
a) The Town will pursue arterial road designs
with the Region of York that balance
functional
requirements with the objectives of this Secondary Plan in regard to roads
as a significant element of the
public realm, and in accordance with the
recommendations of the Community
Design Plan.
b) Direct
vehicular access from individual new residential lots and blocks to Arterial
Roads shall not be permitted. Access to
new residential lots and blocks shall be provided from Local Roads, and where
appropriate, Collector Roads. Direct vehicular access from individual
non-residential properties to Arterial Roads shall not be permitted where there
is an available alternate access to another road, unless approved by the Town
or the Region of York.
7.2.4.2 Avenue
Seven
a) Highway 7 traverses the southern portion of
the
b) Avenue Seven between the 9th
Line and the Little Rouge Creek is designated as a
c) The
alignment of Avenue Seven east of the existing Markham Bypass may be altered to
facilitate an alternate crossing of the Little Rouge Creek. The final alignment will be determined in the
context of an Environmental Assessment Study as provided for in Section
5.3.2 c) of the Official Plan (Revised 1987), as amended.
d) Any realignment of Avenue Seven, as described
in this Secondary Plan, may require the realignment of other roads in the
vicinity, including the future Markham By-Pass and
7.2.4.3
a) The future Markham By-Pass is designated as
a
b) The
alignment of the future Markham By-pass shown on Schedule ‘DD’- Transportation
is schematic only. The final alignment
of this road shall be determined through the following studies pursuant to the
provisions of the Environmental Assessment Act RSO 1980c140:
·
an environmental assessment study by the Town of
Markham, to determine the route alignment for the future Markham By-pass
between Highway 48 and Avenue Seven; and
·
an environmental assessment study by the Region of York to
determine the route of the future Markham
By-pass south of Avenue Seven.
7.2.4.4 The 9th
Line and
a) The 9th Line
and
7.2.5 Collector
Roads
a)
The proposed
system of Major and Minor Collector Roads is shown on Schedule‘DD’ -
Transportation. The design requirements
for the collector roads shall be determined in accordance with the pertinent
findings and recommendations of the studies identified in Section 7.2.2 d). Routes
and design requirements will be confirmed through the approval of these studies
and implemented through subsequent development approvals.
b)
c)
“Existing
A future Markham By-Pass will be built as a
Regional Arterial Road as set out in Section 7.2.4.3 to replace the existing
Markham By-Pass to the west which runs north from Avenue Seven to the 9th
Line. Once the future Markham By-Pass
is complete the existing Markham By-Pass will no longer be required to serve as
a
7.2.6 Local Roads
a) The system of local roads shall include
the primary road network providing frontage for lots and development parcels
and a complementary system of rear alleys and lanes providing access for
required on-site parking and service vehicles.
b) The design requirements for local roads shall
be determined in accordance with the pertinent findings and recommendations of
the studies identified in this Secondary Plan including the recommendations of
the Traffic Impact Assessment, the Internal Functional Traffic Design
Study, and shall be consistent with the Town’s Design Criteria and Standard
Drawings. Routes will be confirmed
through the approval of the Community Design Plan and implemented
through subsequent development approvals.
c) Notwithstanding the provisions of Section
5.3.5 b) i) of the Official Plan (Revised 1987), as amended, local roads shall
be organized to form a network intersecting whenever possible with the
principal roads designated on Schedule ‘DD’ - Transportation, in order to
maximize permeability throughout the
d) Notwithstanding the provisions of Section
5.3.3 b) iii) of the Official Plan (Revised 1987), as amended, local roads may
intersect with arterial roads at appropriate locations, in order to maximize
connectivity to the arterial road system, subject to the approval of the Region
of York and the Minister of Transportation.
7.2.7 Lanes
a) A secondary and complementary system of
public roads at the rear of lots and development parcels used for residential
or commercial purposes shall be developed within the urban portion of the
Secondary Plan area. This system shall
be comprised of rear alleys and lanes providing access to the required on-site
parking and service areas.
b) Functional and design standards for lanes
shall be established by the Town, based on the findings and recommendations of
the following studies:
·
Internal Functional Traffic Design Study
·
Traffic Impact Assessment; and,
·
Cornell:
Municipal Infrastructure Servicing Standards
Detailed designs for lanes shall be
established in the approval of the Community Design Plan and subsequent
development approvals.
c) Public
utilities may be located within lanes subject to functional and design
standards established by the Town.
d) Lanes shall be planned to provide for “through”
traffic movements.
7.2.8 Public
Transit
7.2.8.1 General
Policies
a) The Town will work with the applicable
transit providers, the Region of York and the Province of Ontario to develop a transit
system for the Planning District, in accordance with the Markham Planning
Transportation Study as updated, and pursuant to the provisions of Section 5.6 of
the Official Plan (Revised 1987), as amended.
b) The introduction of transit services to this
c)
It is intended to develop a series of transit routes
that serve and link the centres of each neighbourhood. There will be a transit stop at the centre of
each neighbourhood located so as to be within 400 metres of most
households. Additional transit stops on
the neighbourhood routes and on routes flanking neighbourhoods will be
implemented as required.
d)
It is intended that a local transit loop be located on
the
7.2.8.2 Transit-Supportive
Development
a) To facilitate the development of a transit
supportive urban structure, the following
measures shall be reflected in
development proposals throughout the Cornell Planning
District , including the subdivision of
land:
·
provision of a local road pattern and related pedestrian
routes that provide for
direct pedestrian access to transit
routes and stops;
·
documentation of walking distances to ensure all areas
within the Secondary Plan
area are adequately served by public
transit;
·
provision for transit stops and incorporation of bus
bays where appropriate into
road design requirements;
·
transit waiting areas incorporated into buildings
located adjacent to transit stops;
and,
·
the policies and objectives of the Town of
Implementation Plan.
b) The
built form and land use of the Cornell Centre Mixed Use District shall promote
public transit ridership through site planning and building design, building
scale, distribution of development densities, land use mix and location,
including:
·
development sites which are connected by a fine grid of
streets, internal driveway
connections, and sidewalks to provide direct and safe access to major
streets and
public transit services; and
·
compact and intensive development including designations
incorporating higher
density, compact development forms and residential development that is
not exclusively
ground related, including single and semi-detached and single tier townhouse dwellings.
7.2.8.3 Avenue
Seven Transitway and Transit Facility
a) A future Avenue Seven regional transitway is shown
schematically on Schedule ‘DD’- Transportation.
The transitway is intended to accommodate the VIVA rapid bus transit
service, ultimately in exclusive transit lanes, and provide fast, convenient
connections to link
b) The
alignment of the future Avenue Seven regional transitway as shown on Schedule
‘DD’- Transportation is schematic
only. The final alignment of the transitway
within the Avenue Seven Regional Corridor shall be determined through an Environmental
Assessment Study by the Region of York.
The transitway is planned to be constructed by 2015.
c) Provision
is made for a regional transit facility to be located, at the western edge of
the business park and integrated into an appropriate development where
adjoining Avenue Seven, in the Cornell Centre Mixed Use District. The regional transit
facility will be established by the Region of York and is intended to provide
an eastern terminus for the Avenue Seven regional transitway and provide a
transit hub to interface with local bus routes serving the health care and
community facilities campus, the mixed use retail centre, the business park,
and the residential neighbourhoods of the
d)
It is intended that the final station location will be determined during
preparation of the Community Design Plan and confirmed through the Comprehensive
Block Plan and development approvals.
The Region of York may require the dedication of lands for the transit
station.
7.2.8.4 Highway 407 Transitway and Transit Facility
a)
A Transit Station at
Highway 407 is intended to provide for transfers from local or regional transit
services to east-west inter-regional rapid transit service on the proposed provincial
transitway in the Highway 407 corridor. The location of a potential transit
station servicing the Cornell Planning District and its operational
requirements will be determined through the Highway 407 Transitway System
Plan and Station Site Plan Study, subsequent environmental assessment
studies to be completed by the Ministry of Transportation, and through Town and
agency review of proposals for stormwater management facilities or other permitted
uses in the Cornell Centre Mixed Use District.
7.2.9 Pedestrian
and Bicycle Path System
a) The
Secondary Plan area shall have pedestrian and bicycle path systems which serve
the entire Community and which are linked with other pathway systems in the
Town and to the
7.2.10 Parking
a) It is intended that on-street
parking will be encouraged at appropriate locations on all roads, with the
exception of lanes and the Avenue Seven transitway, in order to assist in
calming traffic movement and thereby enhancing pedestrian safety.
b) Subject
to the findings and recommendations of the Internal Functional
Traffic Design Study, and the Community
Design Plan,. on-street parking may be approved at certain locations for
specified times to satisfy a portion of the parking requirements of adjacent
non-residential development.
c) Off-street
parking for all uses shall be required and shall be provided on-site, primarily
with access from rear lanes. For the ‘Avenue
Seven Corridor – Mixed Residential’, ‘Avenue Seven Corridor – Mixed Use’,
‘Avenue Seven Corridor – Business Park Area’ ‘Business Park Area’, and ‘Community
Amenity Area – Mixed Use Retail Centre’ land use designations, a maximum
parking supply shall be imposed such that no additional parking such that no
additional parking shall be provided beyond the provisions of the Zoning
By-law.
d) Parking
shall be required in accordance with the provisions of the Zoning By-law.
e) A comprehensive
Parking Strategy and Plan will be developed by the Town for the Cornell Centre
Mixed Use District, including phasing and parking strategies developed as part
of the Comprehensive Block Plans, that will reduce reliance on single
occupancy vehicles, promote parking structures and support the delivery of high
density, mixed use, transit supportive development along the Avenue Seven Regional
Corridor.
f) Surface
parking lots will not be permitted generally on lands within 40 metres of the
Avenue Seven right-of-way in the Cornell Centre Mixed Use District.
7.3 Services
and Utilities
7.3.1 General Policies
a) New development within the Planning District shall be on full urban
municipal services. Servicing requirements for the development of lands in the
Planning District shall be based on the land use structure and designations and
the transportation system identified in this Secondary Plan and shall be
determined through the Master Servicing Study and the Environmental
Management Study.
b) New
development within the Planning District will be serviced by sanitary sewers
extended from the York-Durham Sewage System.
The assignment of a sewage capacity allocation to the lands in the District
will be determined by the Town, in consultation with the Region of York, at the
subdivision approval stage or site plan approval stage, in accordance with the
approved and updated Master Servicing Study and the approved Development
Phasing Plan. Sewage allocation assigned to a subdivision or other approved
development may be revoked or reallocated by the Town if the subdivision or
other approved development does not proceed in a timely manner.
c) A piped municipal water supply will be
provided from the York Water Supply System.
The allocation of water supply to the lands in the District will be
determined by the Town, in consultation with the Region of York, at the
subdivision approval or site plan approval stage in accordance with the approved
and updated Master Servicing Study and the approved Development
Phasing Plan. Water allocation
assigned to a subdivision or other approved development may be revoked or
reallocated by the Town if the subdivision or other approved development does
not proceed in a timely manner.
d) Prior to development approval within the
Planning District, satisfactory arrangements
between the
Developers’ Group, the Town and the Region of York shall be
established
to ensure timely delivery of the key components of the servicing infrastructure
for the
7.3.2 Servicing Study Requirements
7.3.2.1 Master Servicing Study
a) Prior
to the approval of development within the
·
sanitary
sewers;
·
watermains;
·
stormwater
management facilities;
·
major
roads, bridges and interchanges;
·
utility
and telecommunication services; and
·
preliminary
grading.
Where the provision of infrastructure
services required to support development in the Planning District necessitates
changes to infrastructure external to the Planning District, these changes
shall also be identified in the Master Servicing Study. The Study will
also identify circumstances that may require phasing the delivery of services
and infrastructure and recommend appropriate solutions. Information essential
to understanding the provision and delivery of infrastructure services to
inform the Development Phasing Plan, the Town’s Development Charges
Study and developers’ group agreements shall also be included in the Master
Servicing Study.
b) The Master Servicing Study shall be reviewed and updated to
take into account the recommendations of the Environmental Management Study
and approved by the Town, in consultation with the Region of York, affected
agencies and utilities.
c) With regard to stormwater management, the Master Servicing
Study and the Stormwater Management Reports shall incorporate the
findings and recommendations of the approved Environmental Management Study.
7.3.2.2 Functional Servicing Report
a) Prior to development approval
a proponent shall submit a Functional Servicing Report for a plan of
subdivision or other development proposal for review and approval by the Town.
This report shall reflect the findings and recommendations of the approved and
updated Master Servicing Study and support the detailed design of the
plan of subdivision and shall address, but not be limited to, lot grading,
sewer and watermain works, road cross sections and utility requirements. Engineering drawings are to be prepared in
accordance with this report and shall be submitted for review and approval by
the Town. All municipal services shall be designed in accordance with the
current policies and standards of the Town, and where applicable, affected
agencies.
7.3.2.3 Stormwater Management Report
a) Prior to development approval, and based on
the findings and recommendations of the approved Environmental Management Study and the approved Master
Servicing Study, a proponent may be required to submit a Stormwater Management Report
for review and approval by the Town in consultation with the Toronto and Region
Conservation Authority. The Report shall
provide detailed information regarding the provision of water quality and
quantity management facilities, hydraulic gradelines, overland flow routes, and
erosion and siltation controls for the plan of subdivision or other
development proposal.
b) The Stormwater Management Report(s)
for existing stormwater management ponds and channels in the Planning District shall
be reviewed and updated to take into account the recommendations of the Environmental
Management Study.
7.3.3 Utilities and Telecommunication
a) Requirements
for all new local utility and telecommunication services required in the
Planning District shall be identified in the Master Servicing Study, the
Development Phasing Plan and the Functional Servicing Reports.
b) The Town will require that to the greatest
extent possible, public and private utilities shall be planned and constructed
in a coordinated manner. Utility and telecommunication services shall be
planned to be located underground and shall be grouped wherever possible. Where
required, above ground utility fixtures shall be located and designed in
accordance with Town policies and the requirements of the Master Servicing
Study, the Community Design Plan.
c) Utility and telecommunication services shall
be permitted in all land use designations subject to the requirements of the Environmental
Management Study and
the Master Servicing Study and detailed engineering designs to be
approved by the Town. Services located
within the Environmental Protection Area land use designations as shown on
Schedule ‘AA’- Detailed Land Use, shall be
minimized, and shall coincide with required road rights-of-way wherever
possible. In the event that a single
loaded road is approved to adjoin lands designated Environmental Protection Area, services should
be confined to the edge of the road right-of-way farthest from the
Environmental Protection Area designation, wherever possible.
d) Utility providers are to confirm that
existing, upgraded or new services will be available to support proposed
development, prior to development approval.
7.3.4 District Heating Plants
a) District heating plants shall be permitted
within the Cornell Centre Mixed Use District, as identified on Schedules ‘AA’,‘BB’
and ‘CC’, subject to the approval of a Community Design Plan for the
entire Cornell planning district.
8.0 ENVIRONMENTAL
POLICIES
8.1 General
Policies
a) The policies of Section 8.0 apply to lands in all land use
designations.
b) Certain lands within the
8.2 Environmental
Management Study
a) Prior to the approval of development within
the Planning District, the landowners shall prepare an Environmental
Management Study to the satisfaction of the Town, in consultation with the
b)
The Environmental
Management Study will include, but not be limited to, the following:
·
identification
and evaluation of natural heritage features, including watercourses, flora and
fauna, hedgerows, woodlots, natural linkages and the function of such features
in aquatic and terrestrial
systems;
·
recommendations
regarding implementation of the Rouge North Management Plan Urban Interface and
Infrastructure Guidelines;
·
identification
and assessment of potential impacts to existing natural heritage features from
urbanization, including road and utility locations relative to lands designated
‘Environmental Protection Area’;
·
recommendations
for the location and design of stormwater management facilities for
incorporation into the Master Servicing Study, if required;
·
completion
of a preliminary screening for potential soil contamination or an Environmental
Site Assessment as provided for in Section 7.2.2 a); and,
·
completion
of a preliminary assessment of potential sources of noise and vibration and
recommendations for mitigation and further detailed study prior to development
approval.
c) The
Environmental Management Study shall be approved by the Town, in
consultation with the
d) Where development approvals have already been
granted, the Environmental Management Study will need to recognize and
incorporate approved stormwater management facilities and other decisions
related to natural heritage features.
8.2.1 Stormwater Management
a) With
regard to stormwater management, the Environmental Management Study and any
required Stormwater Management Reports shall:
·
ensure
that stormwater management facilities are designed to serve as a community resource, and to maintain
environmental and ecological integrity to the greatest extent possible;
·
confirm appropriate best stormwater management
practices, relating to the appropriate location, design and sizing of
stormwater management facilities in accordance with the current policies and
criteria of the Town, the Ministry of the Environment, and the Toronto and
Region Conservation Authority; and
·
address the requirements of the Federal Airport
Zoning Regulations for the Pickering Airport Site and where applicable identify
appropriate mitigation requirements to be incorporated into the design of
stormwater management facilities to ensure compliance with the Regulations.
b) Designs
for all stormwater management facilities are to be reviewed and approved by the
Town, in consultation with the Ministry of the Environment and the
8.3
Potential Contamination
8.3.1 General
Policies
a)
Given
the history of agricultural uses in the Planning District, there is potential
for existing site contamination. Prior
to development approval, a proponent must demonstrate to the satisfaction of
the Town, in consultation with other affected agencies, that the environmental
condition of the subject property is suitable for the proposed land use and
will not result in adverse effects to human health or the natural environment.
b)
In
response to the recent amendments to the Environmental Protection Act regarding
Records of Site Condition, and the municipal responsibility to ensure that
contaminated sites are remediated prior to development so there will be no
adverse effect, it is anticipated that the Town will develop a protocol for the
review of development applications on potentially contaminated sites. Once approved by Council, development
applications relating to lands within the
c)
If it is
determined by a qualified person through an Environmental Site Assessment
process that a property or portion thereof cannot be appropriately remediated
to a condition suitable for the uses proposed in the approved land use
designation identified in this Secondary Plan, then the Town may withhold
development approvals and review the land use designation.
8.3.2 Required
Studies
a) A
preliminary environmental screening of lands within and adjacent to the
Planning District shall be undertaken by a qualified person (as defined by the
Environmental Protection Act) to the satisfaction of the Town prior to
submission of any development applications.
The Town encourages this screening to be undertaken early in the
development process, as a Phase I Environmental Site Assessment for the
whole Planning District, as part of the Environmental Management Study
required by this Secondary Plan.
Alternatively, a preliminary environmental screening, undertaken by a
qualified person, shall be a required to be submitted with each development
application.
b) Where
a preliminary environmental screening suggests a potential for contamination on
a property, appropriate environmental site assessments shall be undertaken by
qualified persons, prior to development approval, to the satisfaction of the
Town in consultation with other concerned agencies, which shall address the
potential for contamination both on site and off site. Remediation of the property shall be undertaken
as necessary to ensure that the environmental condition meets or exceeds
Provincially approved standards for the proposed use. To confirm that the property is suitable for
the proposed use, the Town may require that a Record of Site Condition
be filed with, and acknowledged by, the Environmental Site Registry office of
the Ministry of the Environment.
8.4 Pollution
Prevention and Reduction
a) Noxious
uses shall not be permitted within any land use designation within the Planning
District.
b) Proposed
industrial uses shall be required to comply with Provincial environmental laws
to ensure that there is no adverse effect as defined in the Environmental
Protection Act.
8.5 Noise
and Vibration Attenuation
8.5.1 General Policies
a) In accordance with the provisions of
Sections 2.2 c), 2.2.1 a) and 3.3.3 d) of the Official Plan, appropriate noise
mitigation measures shall be incorporated into proposed development to minimize
any incompatibility between land uses.
8.5.2 Required Studies
a) Prior
to development approval, and based on the findings and recommendations of the Environmental Management Study a proponent shall submit a Noise and Vibration Analysis
Report, for review and approval by
the Town. The Report will identify sources and levels of noise and vibration
from traffic and stationary sources within and adjacent to the Planning
District and recommend appropriate mitigation measures for residential and
non-residential development. The Report
is to be prepared to the satisfaction of the Town, in consultation with the
Region of York.
8.6 Natural
Features
8.6.1
Hedgerows and Trees
a) It is the intent of the Town to preserve
and incorporate into the pattern of development within the Planning District as
many existing, healthy trees as possible.
b) Hedgerows located within the Planning
District shall be subject to the provisions of Section 2.2.2.4.4.of the
Official Plan and shall be evaluated in the Environmental Management Study. Those hedgerow features determined to be in
good health and considered sustainable over the long-term, shall be identified
for protection and retention, which shall be addressed in the update of the Master
Servicing Study and the Community Design Plan. Hedgerow features may be further evaluated
at the development approval stage, and where hedgerow features cannot be
incorporated into a specific development proposal, at least the equivalent
quality and calibre of tree cover shall be planted at an alternate location
within the Planning District to the satisfaction of the Town.
c) Prior to approval of a
development, the Town will require the preparation of a Tree Inventory and
Conservation Plan identifying all existing trees, including those in
hedgerows, their type, size and condition, trees proposed to be retained and
removed, and the methods to be used to ensure the preservation and health of
trees to be retained.
8.6.2 Woodlots
a) There are five mature woodlot identified
for protection in the
b) The protection of the woodlots and associated
environmental buffers shall be provided in accordance with the Section
2.2.2.4.3 and Section 2.2.2.9 of the Official Plan. The woodlot boundaries and environmental
buffers shall be identified in the Community Design Plan and finally
delineated prior to development approval.
c) The woodlots and buffers shall be set
aside for environmental protection purposes.
The Town will require the woodlots and associated buffers to be zoned in
an environmental protection zone category.
The zoning by-law for the woodlot and buffer may include permission for
the transfer of density to adjoining lands, if the woodlot and associated
buffer are dedicated to the Town.
8.6.3 Lands Adjacent to the Rouge Park North
a) The
development of the Business Park Area lands adjacent to the Rouge Park North on
Schedule ‘AA’ – Detailed Land Use, shall have regard for the Urban Interface
and Infrastructure Guidelines contained within the Rouge North Management Plan
(2001). These guidelines shall be addressed in the Master Servicing Study,
the Environmental Management Study and the Community Design Plan.
8.7 Energy
Conservation
a)
The Town will encourage development within the Planning
District that is consistent with programs to reduce energy consumption and to
promote waste reduction and district energy delivery.
b)
Energy conservation will be encouraged through
appropriate site planning, urban design and the use of energy efficient
materials and landscaping.
9.0 CULTURAL HERITAGE POLICIES
a) The provisions of Section 9.0 apply to lands in all land use designations.
b) Conservation
of cultural heritage resources shall be consistent with the provisions of
Section 2.5 of the Official Plan and this Secondary Plan.
c) A number
of properties and buildings having cultural heritage value or interest have
been identified by the Town within this
d) It is
the intent of this Secondary Plan to facilitate the retention and conservation
of buildings or features of architectural and/or historical merit on their
original sites and to promote the integration of these resources into new
development proposals in their original use or an appropriate adaptive re-use.
Significant cultural heritage landscapes shall also be conserved.
e) Prior to
the approval of the Community Design Plan, Council shall obtain a
recommendation from the municipal heritage committee (Heritage Markham) as to
whether any existing heritage buildings or features should be retained on their
original sites, relocated to other sites within the
f) As a condition of development approval,
the Town will ensure the protection and preservation of those heritage
buildings and features identified as to be retained through a variety of means
including the following:
·
Obtain designation of the property pursuant to
the Ontario Heritage Act;
·
Secure a Heritage Easement Agreement on the
property;
·
Secure satisfactory financial and/or other
guarantees to fully restore or reconstruct any heritage structures damaged or
demolished as a result of new development;
·
Ensure the heritage resource is preserved on a
lot of an appropriate size that does not compromise the integrity, visibility
or aesthetics of the resource, provides for the necessary functionality of the
lot (ie. amenity area, landscaping and parking), and allows the resource to be
oriented to the street;
·
Obtain site plan approval and a Site Plan
Agreement for the heritage building including the implementation of a
traditional restoration plan for the heritage building; and
·
Require notice provisions and commemoration of
the heritage building through heritage notice in offers of purchase and sale,
and through the acquisition and installation of an interpretative plaque for
the heritage building, in a publicly visible location on the property (i.e.
Markham Remembered Program).
g) All
development adjacent to or incorporating a heritage resource must, from an
urban design perspective, be respectful of the resource, having regard for
scale, massing, setbacks, building materials and design features. It shall be
demonstrated that the heritage attributes of the heritage resource will be
conserved. Mitigative measures and/or
alternative development approaches may be required in order to conserve the
heritage attributes affected by the new development or site alteration. The
strategy for integrating heritage resources shall be outlined in the Community
Design Plan.
h) To
comply with heritage conservation policies of the Provincial Policy Statement,
the Town may require a Heritage Impact Assessment and/or a Heritage
Conservation Plan as a condition of development approval and site
alteration applications.
i) Where a
known cultural heritage resource has been lost or is permitted to be
demolished, the Town may require some form of commemoration or interpretation
as a condition of approval for development and site alteration applications
(i.e “Markham Remembered” plaque).
j) Prior to construction of infrastructure or
development approval, an Archaeological Assessment shall be completed to
the satisfaction of the Town and the Archaeology and Heritage
10.0 URBAN
DESIGN AND SUSTAINABLE DEVELOPMENT POLICIES
10.1 General Policies
a) The planning of the Cornell Community is based
on the principles of New Urbanism. The emphasis is on designing a community
that is diverse in use and population, is scaled to the pedestrian, can
accommodate private automobiles and transit and has a well defined and high
quality public realm - the streets, open spaces and public buildings. This Secondary Plan is premised on high
quality urban design, including measures to ensure, among other things:
·
the provision of a clearly defined public realm;
·
respect for areas of natural heritage;
·
a well defined grid of lots and development blocks;
·
predictable and consistent built form;
·
safety, accessibility and comfort in the pedestrian
environment;
·
an urban open space network of publicly accessible and
interconnected parks, plazas, walkways and sidewalks with linkages to natural
amenities and transit facilities; and
·
buildings that define streets and frame open spaces and
contribute to the pedestrian activity and amenity.
b) The Cornell Centre Mixed Use District is
based on principles of sustainable development and builds on the principles of
New Urbanism. The principles integrate and balance the three elements of
environment, economic and social sustainability. The Cornell Centre Mixed Use District is
premised on sustainable development policies, including measures to ensure,
among other things:
·
a balance of live/work opportunities providing a
diversity of housing and job choices;
·
compact form, pedestrian amenity and reduced reliance on
single occupancy vehicles through parking and Travel Demand Management
strategies;
·
the integration of high density mixed use development
with bus and rapid transitway services provided within the Avenue Seven and Bur Oak Avenue
development corridors; and
·
the use of new green technologies and best practices in
sustainable building design and open space design with an emphasis on air and
water quality, water and energy efficiency and conservation, and efficient waste
management practices.
10.2 Community
Design Plan
a) The
key components of a comprehensive Community Design Plan shall be
approved by the Town, prior to any implementing development approvals. The purpose of the Community Design Plan
is to further articulate the community structure and refine the community
design and built form concepts for the
b) The
comprehensive Community Design Plan will address the entire
·
Urban Residential – Residential Neighbourhoods;
·
Urban Residential – Cornell Centre Mixed Use District;
·
Community Amenity Area;
·
Institutional;
·
Open Space and Environmental Protection Area;
·
Business Corridor Area; and,
·
c) The Community Design Plan will
address, among other things, the following key components as described below:
·
Public Realm Design Guidelines;
·
Open Space Guidelines; and
·
Built Form and Landscape Guidelines
In addition, the Community
Design Plan shall include an Implementation Strategy to ensure that all
development, both public and private sector, is consistent with the principles
and objectives of this Secondary Plan and the Community Design Plan.
d) The Urban Design policies contained within
this Secondary Plan, set out general criteria for the development of both the
public realm and private lands. These
policies also provide the basis that is necessary to develop specific standards
and regulations to guide the approval of development, including the subdivision
of land and site plan control.
Built Form and Landscape Guidelines will
establish specific regulatory requirements, and will be the principal controls
on design matters for the Cornell Secondary Plan. They will harmonize with the Public
Realm Design Guidelines, the Parks and Open Space Master Plan and the Open
Space Guidelines (Section 6.5.2) together with the findings of the Town of
10.3 Public
Realm
a) The
public realm comprises public streets, lanes, parks and open spaces and the
public use activity areas
of public lands and buildings.
10.3.1 Streets and Lanes
a)
It is intended that streets and lanes will:
· provide access for vehicles, pedestrians and
bicycles, opportunities for vistas, view
corridors
and pedestrian amenity areas, and space for utilities and services;
· be subject to comprehensive streetscape
requirements, including landscaping, that will ensure that the public realm is
consistent in quality and design; and,
· generally, be aligned to create a modified
rectilinear grid pattern that defines
development blocks.
10.3.2 Views
and Focal Points
a)
The preservation, enhancement and creation of
significant views and focal points shall
be encouraged by:
· preserving and enhancing views to natural
features, including woodlots, topographic
features,
water bodies, and across open spaces;
· providing opportunities for views of important
public buildings, heritage buildings,
open
spaces, natural features, and other landmarks; and,
· providing for sites that terminate streets and
view corridors.
b)
To recognize the importance of public and institutional
buildings in the community
and to enhance their public status these buildings are encouraged to be sited
at the following locations:
· at the termination of a street or view
corridor;
· at street intersections;
· on
· sites that enjoy prominence due to topographic
and natural features.
10.3.3 Location
of Buildings with Respect to Streets and Open Space
a)
To reinforce the street, lane and block pattern
established by this Secondary Plan, the
following
measures will be employed:
·
buildings will be aligned parallel to a public street;
·
buildings will be located in close proximity to the
property line adjoining the public street;
·
buildings on corner sites will be sited and massed
toward the intersection of the adjoining public streets;
·
siting and massing of buildings will provide a
consistent relationship, continuity and enclosure to the public streets;
·
siting and massing of buildings will contribute to and
reinforce the comfort, safety, and amenity of the public streets;
·
buildings located adjacent to, or at the edge of parks
and open spaces, will provide opportunities for overlook onto the open space;
·
the massing, siting and scale of buildings located
adjacent to, or along the edge of a park or open space will create a degree of
enclosure or definition appropriate to the type of open space they enclose;
and,
·
buildings of significant public use or architectural
merit may be sited to specifically differ from the surrounding urban fabric in
order to emphasize their importance as landmarks.
10.3.4 Streetscape
a) The
Public Realm Design Guidelines are intended to ensure that the treatment of the
rights-of-way of public streets is consistent in quality and design throughout
the Planning District and in general conformity with the Town’s Design
Implementation Guidelines, July 1998, as revised. The Public Realm Design
Guidelines component of the Community Design Plan will reflect the road
design requirements for traffic management and transit service identified in
the Internal Functional Traffic Design Study and establish principles,
guidelines and requirements addressing, but not be limited to, matters such as:
·
defining a hierarchy of primary and secondary
streets, and based on their functional
requirements to identify appropriate and consistent treatments for each street
type including standards for sidewalks,
pedestrian crossings, lighting, landscaping and street furniture;
·
appropriate locations and designs for required
above ground utility and telecommunications infrastructure;
·
any other streetscaping requirement identified
in a study or plan required by this Secondary Plan.
10.4 Open
Space System
a) The Open Space System comprises the
10.4.1 Plan and
Guidelines
a) A Parks and Open Space Master Plan and Open
Space Guidelines shall be prepared to the satisfaction of the Town as a
component of the Community Design Plan referred to in Sections 6.5.1 and
10.2 and prior to the final approval of any Comprehensive Block Plans
and plans of subdivision. The required Open Space Guidelines as outlined in
Section 6.5.2 are intended to guide the development of the open space system in
the
10.5 Built Form and Landscape
10.5.1 Development Blocks and Lots
a) All the available urban
lands are to be subdivided into a series of development blocks, defined by a modified rectilinear grid
system of public streets and lanes.
b)
The size and configuration of each development block
will:
· be appropriate to its intended use;
· facilitate and promote pedestrian movement;
and,
· provide
a sufficient number and, where appropriate, a range of building lots to
achieve cost
effective and efficient development.
c)
Each development lot in a block will:
· have frontage on a public street or private
street, park or open space;
· incorporate on-site parking and a service
area that are accessed from a rear lane;
and,
· be of
sufficient size and appropriate configuration to accommodate development
that reflects the planning and urban
design policies set out in this Secondary Plan
and implementing Community
d) Notwithstanding the provisions of this
Secondary Plan, a lot that does not have
frontage on a
public street may be permitted, provided the front lot line adjoins public
open
space fronting a public street or a private street, and the rear lot line adjoins,
and has access from, a public lane, park or open space.
e) Notwithstanding the
provisions of this Secondary Plan, a lot in the Community
Amenity Area –
Avenue, may be permitted to have a
second access to parking from a public street
provided:
·
the lot contains
a comprehensively designed mixed-use development; and,
·
the principal
access to the required service areas on the lot is from a public lane;
and,
· the need for a second access to parking can
be demonstrated to be necessary to
facilitate
the development pattern, but will not interfere with, or promote unsafe
traffic
and pedestrian movement; and,
·
the development pattern is otherwise consistent with the
provisions of this
Secondary Plan and implementing Community
Design Plan.
10.5.2 Built Form
a) Building Compatibility - New
development will be compatible with adjacent and neighbouring development by
ensuring that the siting and massing of new buildings does not result in undue
negative impacts on adjacent properties particularly in regard to overlook,
shadowing, wind and other environmental factors.
Comfortable
microclimatic conditions, including sunlight access, sky views and wind
conditions, public safety, and adequate privacy conditions for residential
buildings and their outdoor amenity areas, will be provided and maintained.
To
ensure these policy requirements are achieved, implementing zoning by‑laws
for this Secondary Plan will establish consistent relationships between
buildings and their associated property limits.
b) Siting, Massing and Scale of Building
- Siting and massing of new buildings will provide an appropriate degree of
continuity and enclosure to the public street and open spaces that the
buildings frame. The siting, massing and
scale of:
·
residential
buildings permitted in those areas designated Neighbourhood Residential and
Neighbourhood Centre, as shown on Schedule ‘BB’ will reflect the massing and
character of traditional rural and urban
·
mixed‑use
buildings permitted in Community Amenity Area –
and
Cornell Centre Mixed Use District (Community Amenity Area etc.)
designations
that front on to Bur Oak Avenue will reflect the massing and character of building types typically found on a
traditional "Ontario Main Street"; and
· siting to screen parking and loading areas.
c) Location
of Building Entrances - To support public transit and for reasons of public
safety and convenience, primary entrances
to principal buildings shall be clearly
visible and located on a public street
frontage or onto a public open space.
Access from sidewalks
and public open space areas to primary building entrances shall be convenient
and direct, with minimum changes in grade, and shall be accessible to people
who are physically challenged (mobility impaired).
d) Parking and Servicing - To minimize
disruptions to the safety and ensure the attractiveness of the public streets, a
system of public lanes will provide the primary access for on‑site
parking and servicing functions.
To
enhance the quality and safety of the public street, the construction of
private parking lots and structures which occupy the at‑grade frontage of
public streets is discouraged.
Surface
parking is prohibited generally within 40 metres of the Avenue Seven
right-of-way.
To reduce the impact of surface parking and to provide at grade
amenity areas the provision of structured parking shall be encouraged for
higher density development in the Community Amenity Area –
Where it is not feasible to locate parking below
grade, parking should be located to the rear of principal buildings.
e) Community
Amenity Area – Retail Centre:
·
Buildings should generally be 1 to 3 storeys in
height.
·
Buildings should be compatible in height,
massing and character with neighbouring residences.
·
Buildings should be located to give spatial
definition primarily to the Markham By-pass and secondarily to the adjacent
local collector road.
·
Landscape elements may be used to supplement the
built form along the local collector road.
·
Windows and display spaces should be provided
along the Markham By-Pass and local collector road to provide interesting and
attractive street views.
·
Signage on buildings directly facing the local
collector road should not be rear lit.
·
Building entrances should be dominant elements
in the elevations facing the street and be configured to generously support
pedestrian needs such as providing waiting areas and protection from the
weather.
·
Hard surfaced landscaped areas should be
provided adjacent to potential restaurant spaces for possible patio seating.
·
Adjoining commercial sites should share a
minimized number of access drives into parking areas.
·
Pedestrian links to street sidewalks should be
provided.
f )
Neighbourhood Commercial Centre Buildings:
·
Commercial buildings and associated urban open
spaces should be located on roads linking neighbourhood centers to emphasize
the sense of transition from one neighbourhood to the next, providing
orientation cues and opportunities for highlighting unique neighbourhood
identities.
·
Customer parking support for the first 65 square
metres of commercial uses should be provided through on-street parking.
·
Loading/receiving should be accommodated from
the street (not the lane).
·
Elevations should be designed to address the
retail/service nature of the ground floor while respecting and harmonizing with
the residential uses of the upper floor(s) and neighbouring houses.
·
Buildings should be compatible in height and
massing to neighbouring residences.
·
Signage should be incorporated into the
elevation design and be sized in accordance with the Sign By-law.
·
Signage should not be back-lit to help maintain
the buildings fit within the residential neighbourhood.
·
Patio or porch space with seating should be
provided for customers to gather and linger.
·
Patios or porches should have views of open
spaces and should be located away from neighbouring residences.
·
Building entrances including access to the upper
floors should face the street.
·
1.8 metre high privacy fences should be
installed between the rear yard of the Neighbourhood Commercial Centre and
adjacent residences.
·
An internal garbage room should be provided.
g) Public
and
·
Community Buildings should be designed, sited
and constructed to act as quality landmarks, be visually prominent, emphasizing
their importance to the community.
·
Where possible, Community Buildings should be
located on prominent sites to terminate significant view corridors, or at
important street intersections, or on
·
Community buildings should be located, where
practical, close to the dominant street upon which they are located to create a
sense of containment for the street.
·
Prominent entrances should be provided on the
dominant street side.
·
Community buildings should be massed to
emphasize their dominant visual presence within the community.
h) Cornell
Centre
·
Buildings should be aligned close to the
sidewalk to define the street edge.
·
Building entrances should be well designed and
oriented to the street.
·
Buildings at corner sites should have greater
height and mass toward the intersection.
·
Buildings with ground floor retail should align
first floor and entrance(s) with the street grade and large display windows
should face and animate the pedestrian edge.
·
Buildings and private/public spaces should be
designed to ensure the highest level of pedestrian safety with “eyes on the
street”.
·
Building edges should be designed for pedestrian
comfort by reducing the impacts of micro climate conditions in appropriate
locations to support outdoor use and activity.
·
High quality streetscapes should provide
generous sidewalks, high quality pedestrian lighting and street tree planting.
·
Buildings should be designed to the highest
standard with special attention paid to pedestrian level architecture,
roofscape and materials.
10.5.3 Pedestrian
Environment
a) Public Safety
To promote safety and security in public
places, including streets, parks and open spaces, schools, public transit routes
and the public use activity areas of buildings, the following measures are
encouraged:
·
the design and siting of new buildings should provide
opportunities for visual overlook and ease of physical access to adjacent
streets, parks and open spaces;
·
clear, unobstructed views to parks and open spaces
should be provided from the adjoining
streets;
·
appropriate lighting, visibility and opportunities for
informal surveillance should be provided for all walkways, parking lots, parking
garages and outdoor amenity areas; and,
·
public use activity areas located within buildings
should be located at‑grade and oriented to the public street.
b)
Public Accessibility
To ensure ease of access for the pedestrian and the enjoyment of
public streets and
other outdoor spaces,
the following measures are encouraged:
·
public‑oriented spaces and activity areas,
including building entrances, terraces and porches, will be oriented toward
public streets;
·
provision of a consistent level of streetscape design,
incorporating such elements as appropriate paving, planting, fencing, lighting
and signage and street furniture; and,
·
avoiding the location of building ventilation systems in
pedestrian areas.
c) Public Comfort
·
To protect pedestrians from the winds produced by
buildings and structures and to ensure comfortable walking and sitting
conditions in public and open spaces, wind testing may be required to establish
the appropriate size, mass and height of development, and the locations of
mitigating features.
·
To ensure adequate sunlight availability on parks,
public open spaces and pedestrian
areas, the Town may regulate building heights, siting and massing.
·
Along major transit routes, and other locations where it
is appropriate to provide pedestrians with protected passage, durable, easy to
maintain, weather protection systems, such as building overhangs, canopies,
colonnades, and awnings, shall be integrated into building design.
10.5.4 Guideline
Requirements
a)
The Built Form and Landscape Guidelines component of
the Community Design Plan will establish principles, guidelines and
requirements addressing, but not be limited to, the following matters:
·
building height, massing and relationship to
adjoining primary and secondary streets, with particular attention to lands
adjoining, or visible from, Highway 407, Avenue Seven, the Markham By-Pass and
the 9th Line;
·
appropriate on-site location and design
requirements for parking lots, parking structures, loading areas and utilities
infrastructure;
·
screening to minimize the visibility of loading
areas and rooftop equipment;
·
quality and design standards for all
non-residential buildings;
·
built form guidelines for industrial,
commercial, and residential development within the
·
standards and requirements for residential lots
that can accommodate a coach house;
·
particular design requirements at the interface
between areas of residential and non-residential development;
·
approaches to the integration of heritage
buildings from an urban design perspective having regard for the scale,
massing, setbacks, building materials and design features of adjoining
development and the relationship of heritage buildings to the proposed street
system;
·
alternatives to development using reverse
frontage;
·
the integration of required noise attenuation
features, including berms, acoustical walls and fences with a view to minimize
use of acoustical walls and fences through appropriate subdivision design;
·
the appropriate configuration of development
blocks, the height and placement of buildings and landscaping treatment
adjoining the Rouge Park North;
·
the appropriate amount and location of parkland
required to serve the
·
requirements for the condition of parkland to be
dedicated to the Town;
·
on-site landscaping requirements and standards
for non-residential development;
·
landscaping or other planting requirements in
buffers/setbacks adjoining natural features including revegetation where this
requirement is identified; and,
·
any other design or landscaping requirement
identified in a study or plan required by this Secondary Plan.
10.6 Implementation Strategy
a) It
is the intent of the Implementation Strategy to ensure that all development, both
public and private sector, is consistent with the principles and objectives of
this Secondary Plan and the Community Design Plan. The Implementation Strategy will:
·
provide a framework that will ensure a
consistent and reasonable approach in the review and approval for all
development within the Planning District;
·
provide a framework that will ensure consistent consideration and application of
design principles and requirements identified in the Community Design Plan throughout the Planning District;
·
provide a framework for the implementation of
measures to protect, enhance and restore significant natural features,
including recommended measures for the management of natural features and other
open space elements; and,
·
identify the applicable development control
mechanisms, which may include architectural guidelines, and includes the preparation
of Comprehensive Block Plans within the Cornell Centre Mixed Use
District , to achieve the objectives of the Community Design Plan.
10.7 Sustainable Development Strategy
a) In addition to the Implementation Strategy outlined
in Section 10.6 above, the Town will
develop
a Sustainable Development Strategy to ensure that all development, both public
and
private sector, is consistent with the Sustainable Development principles
outlined in
Section
4.4.2 of this plan. The Sustainable
Development Strategy will complement the Implementation Strategy for this Plan
and will:
·
provide a framework and set of Performance
Measure Targets for the implementation of new green infrastructure technologies
and best practices in sustainable building and open space design with an
emphasis on air and water quality, water and energy efficiency and conservation,
and efficient waste management practices;
·
provide a
framework and set of targets for achieving a balance of live/work including:
i) residential intensification targets, including
minimum affordable housing
targets, in accordance with provincial
and regional intensification targets; and
ii) employment targets that will contribute to an
overall, long-term Town wide, resident-employee ratio of 1:1; and
·
identify the
applicable development control mechanisms, which may include transfer of
density, incentive zoning or development charges, alternate parking standards,
and includes the preparation of Comprehensive Block Plans within the
Cornell Centre Mixed Use District, to achieve the objectives of the Sustainable
Development Strategy.
11.0 IMPLEMENTATION
11.1 General
Policies
a) The provisions of
Section 11.0 apply to lands in all land use designations
b) The
provisions of the Official Plan regarding implementation shall apply with
regard to this Secondary Plan, except as set out herein.
11.2 Plan of
Subdivision/Condominium
a)
Plans of subdivision/condominium shall
only be recommended for approval which:
·
conform with the policies and designations of
the Official Plan and this Secondary Plan;
·
are consistent with the final and approved
recommendations of all the additional studies required by this Secondary Plan;
and,
·
are not premature and are in the public
interest.
11.3 Consents
a) Subdivision of land shall generally take
place by way of plan of subdivision.
Consents may be permitted in accordance with the provisions of Section
2.7 of the Official Plan, and the applicable provisions of this Secondary Plan,
and the implementing zoning by-law.
11.4
a) Public parkland shall be provided in
accordance with the provisions of the
b) A
c) Lands
dedicated to the Town shall be prepared and landscaped as required by the Town
in accordance with the recommendations of the Community
11.5 Zoning
a)
All development within the
b) This Secondary Plan shall be implemented by an
appropriate zoning by-law or by-laws to zone the lands in accordance with the
designations and provisions herein.
Zoning shall be established at the time of development approval, and may
reflect the recommendations and requirements of studies and plans required to
be completed in accordance with the provisions of the Secondary Plan.
11.5.2 Holding Zone
a) The
lands within this
b) A
holding symbol may be applied to part or all of the lands within the
i) either:
·
a plan
of subdivision has been draft approved and a related subdivision
agreement
between the landowner and the Town has been executed; or,
·
a
consent has been granted by the Committee of Adjustment and a
Development
Agreement between the landowner and the Town has been
executed; and,
ii) the following conditions have been satisfied:
·
the Town has
granted site plan approval and a Site Plan Control Agreement
between the landowner and the Town has
been executed; or,
·
the Town has approved a comprehensive
development concept for a phase
of development confirming that the implementing zoning satisfactorily
achieves the required development standards; and,
iii) the Town,
in consultation with concerned agencies, is satisfied that adequate water and
sanitary sewer facilities and stormwater management facilities are available to
service the subject lands, pursuant to a Town approved Development Phasing
Plan for the
iv) the Town, in consultation with concerned agencies, is satisfied
that the lands proposed to be released for development can be adequately served
by the existing and committed transportation network without adverse impact on
the transportation system or to other committed development, and that
construction timing and/or financing for elements of the transportation system
required to serve the development has been satisfactorily secured and that
development is not otherwise premature; and,
v) the Town, in consultation
with concerned agencies, is satisfied that any potential site contamination has
either been remediated to an environmental site condition which meets
appropriate Provincial standards for the proposed land use and will not result
in any adverse effects, or that such remediation can be secured through other
means, such as conditions in a subdivision agreement, or securement of a Record
of Site Condition prior to issuance of a building permit; and,
vi) an applicable development charges by-law has
been enacted.
11.6 Site Plan Control
a) All lands within the
11.7 Development Charges and
Financial Agreements
a)
Prior to any development approval by the
Town, the Town shall have enacted
development charge by-laws identifying the Town-wide and area specific
development charges that may be applicable to the land within the
b)
Prior to approval of development the Town, in consultation
with the Region shall be satisfied as to the availability of transportation
facilities, water supply and sewer capacity to accommodate the development and
with provisions, including any required agreements, to secure improvements to
the
11.8 Developers’ Group Agreement(s)
a) The locations of proposed public
infrastructure such as roads, stormwater management facilities or the provision
of other community facilities identified in this Secondary Plan have been
incorporated without regard to property ownership. In order to ensure that all
affected property owners contribute equitably towards the provision of
community and infrastructure facilities such as parks, enhancement and
restoration of natural features, roads and road improvements, internal and
external services and stormwater management facilities, the Town may require
that property owners enter into one or more Developers’ Group Agreements, to
address the sharing of the common costs of development as a condition of
development approval for their lands.
b) These agreements shall
provide for the equitable distribution of the costs, including lands, of the
aforementioned community and common public facilities and associated studies
where such costs are not dealt with under the Development Charges Act, 1997.
11.9 Development
Phasing Plan
a) Prior
to the approval of development the November 21, 2003 Development Phasing
Plan dealing with all the lands to be developed within the
b) The Development Phasing Plan shall be updated to be
consistent with required supporting studies identified in this Secondary Plan,
and applicable Provincial, Regional
Town, and Toronto and Region Conservation Authority policies, and shall
describe the intended sequence of development within the
c) Among
other things, the Development Phasing Plan will be updated as required
to address the following:
·
the proposed schedule for approval, and the
planned distribution of housing by density and mix of dwelling types;
·
the development potential and proposed schedule
for approval of lands designated for employment use;
·
the proposed schedule to provide the necessary
community and public facilities relative to the construction and occupancy of
dwellings;
·
the proposed schedule relative to development
for the construction and operation of major infrastructure for servicing new
development including the planned trunk routes and any interim servicing
approved by the Town prior to alternate servicing being in place. In the case of storm water management
facilities, the schedule of construction, including interim facilities and the mitigation
of environmental impacts will also be identified;
·
the proposed schedule for the construction or
reconstruction of major internal and boundary roads and traffic management
measures and the schedule for construction and operation of routes intended for
construction equipment and deliveries;
·
the proposed schedule for the construction and
operation of major utilities including all telecommunications services;
·
the proposed schedule for delivery of such other
infrastructure including the future Markham By-Pass and facilities necessary to
support the proposed development;
·
the proposed schedule relative to undertaking
work to preserve or enhance significant environmental features, and where
applicable, to dedicate such features and associated buffers to the Town;
·
the proposed schedule for implementing any recommendations of the required studies that
logically relates to the phasing, sequencing and timely construction and
operation of infrastructure, services, utilities, remedial measures or other
facilities planned to support the development of lands within the
·
such other matters as may be identified by the
Town to be addressed in the updated Development Phasing Plan.
11.10 Comprehensive Block Plans
a)
Prior to development approval in the Cornell Centre
Mixed Use District, Comprehensive Block Plans shall be prepared by the
proponents of development for the applicable Residential Neighbourhood, Community
Facilities and Health Care Campus, Mixed Use Retail Centre, Business Park and
Avenue Seven Corridor and Bur Oak Corridor Mixed Use development blocks as
identified on Schedule ‘CC’ – Cornell Centre Development Blocks to the
satisfaction of the Town.
b)
The boundaries of the Comprehensive Block Plans
shall be guided by the Neighbourhoods, Development Corridors, and Community
Facilities and Health Care Campus and
c)
Comprehensive Block Plans shall be used to demonstrate
how the pattern of development and built form of the Cornell Centre Mixed Use
District will implement the requirements of the community design plan and the
provisions of this Secondary Plan in a manner which is consistent with the
principles and objectives of the Secondary Plan.
d)
Comprehensive Block Plans will be required where
there are:
·
multiple
buildings, parcels or landowners involved in a development proposal;
·
more than one
land use designations applying to the development parcel(s);
·
major streets or
open space features bounding the development parcel(s);
·
gradations in
building height within the development parcel(s); and
·
density transfers
proposed within the development parcel(s).
e)
Among other things, a Comprehensive Block Plan
shall include:
·
the proposed pattern of streets and developments
blocks;
·
the proposed system of streets, transit,
pedestrian and bicycle routes;
·
specific urban design issues that will be
addressed in implementing plan(s) of subdivision, zoning standards and site
plan approvals, based on the guidelines incorporated into the Community
Design Plan;
·
the proposed pattern of land use including the
distribution of residential density and the proposed scale of non-residential
areas;
·
the identification of specific areas within the
plan area that will require specific lot and building placement, orientation
and/or architectural features;
·
the location of uses and design features such as
school sites, parks, open space buffers, natural features and cultural heritage
facilities, based on the guidelines incorporated into the Community Design
Plan
·
the composition and distribution of the housing
stock including densities, mix and the number and location of affordable and
assisted dwelling units;
·
where applicable, the anticipated boundaries of
implementing plans of subdivision;
·
in the case of a school site, the proposed
pattern of alternate land use, in the event that the site is not required for
school use;
·
in the case of the community facilities and
health care campus, the proposed pattern of alternate land use, in the event
that the expansion of the existing hospital site south does not take place.
·
parking and phasing strategies to demonstrate
the evolution of the deployment of density on development parcel(s) through the
appropriate building locations and parking targets; and
·
building placement and the location of primary
pedestrian entrances to buildings to facilitate transit supportive development.
11.11 Financial Strategy and
Plan
a) A financial strategy and plan will be
developed for the Cornell Centre Mixed Use
District by the Town, in consultation
with the Province and the Region of York, to support the delivery of higher
standard parks, open spaces and streetscapes, parking structures and transit
facilities.
11.12 Required
Studies, Reports and Plans
a)
This Secondary Plan provides for the preparation for
approval by the Town of a number of studies, reports and plans that will be
used to determine in greater detail the necessary requirements and controls to
permit development to proceed within the
·
Environmental Management Study
·
Master Servicing Study
·
Traffic Impact Assessment
·
Community Design Plan
·
Development Phasing Plan.
Landowners or
proponents of development will be encouraged to undertake other studies on a
comprehensive basis, when appropriate. The Town reserves the option to initiate
any study, assessment, report or plan required by this Secondary Plan and to
recover the associated costs as a condition of development approval.
b)
The Terms of Reference for all studies, reports and
plans etc. required to be prepared in accordance with the provisions of this
Secondary Plan, shall be prepared or approved by the Town, prior to initiating
each study, report or plan.
c)
Studies, reports and plans required by this Secondary
Plan shall be completed to the satisfaction of the Town, by qualified
professionals, who, where applicable, are licensed to practice in
d)
The Town may require a peer review of any study, report
or plan required by this Secondary Plan, or submitted in support of an
application for development approval relating to lands within the
e)
Development
approval on lands within the
f)
The following studies, reports and plans are among
those identified in this Secondary Plan to be prepared to the satisfaction of
the Town and submitted for Town approval:
·
Master Servicing Study Section
7.3.2.1
·
Environmental Management Study Section 8.2
·
Traffic Impact Assessment Section
7.2.2
·
Internal Functional Traffic Design Study Section 7.2.2
·
Community Design Plan Section 10.2
·
Development Phasing Plan Section
11.9
·
Comprehensive Block Plans Section
11.10
·
Phase
I Environmental Site Assessment Section 7.2.1 a)
·
Archaeological Assessment Section
9 j)
·
Heritage Impact Assessment Section
9 h)
·
Heritage Conservation Plan Section
9 h)
·
Noise and Vibration Analysis Report Section 8.5.2
·
Tree Inventory and Conservation Plan Section 8.6.1 c)
·
Functional Servicing Report Section
7.2.2.2
·
Stormwater Management Report Section 7.2.2.3
·
Environmental Impact Study Section
6.7.5 e)
In addition to these studies, reports and
plans, there may be other specific study requirements identified in this
Secondary Plan and not listed above, that are also subject to the provisions of
Section 11.12.
11.13 Public
Sector Agreement to Comply
a) It
is the intent of this Secondary Plan to achieve the agreement of all public
agencies involved in any aspect of development in the
11.14 Land
Dedication and Acquisition
a) The policies of Section 7.7 of the
Official Plan shall apply.
b) Where
the Town is to be deeded land for public highways, road widenings, parkland,
stormwater management facilities or any other public use, the Town will
require, as a condition of the transfer, an environmental clearance, in a form
satisfactory to the Town, to ensure that the condition of the land is suitable
for the proposed use. The Town may require that a Record of Site Condition
be filed with, and acknowledged by, the Environmental Site Registry office of
the Ministry of the Environment.
12.0 INTERPRETATION
a) This
Secondary Plan includes goals, objectives, principles and policies. It is intended as a guide to development
within the Cornell
b) The provisions of the Official Plan, as
amended from time to time, regarding the
interpretation of that Plan shall apply in regard to this Secondary Plan
insofar as
they affect the subject area.
PART IV - APPENDICES
(This
is not an operative part of Official Plan Amendment No. XXX)
APPENDIX 1
CULTURAL HERITAGE RESOURCES
The following
properties are listed in the Markham Inventory of Heritage Buildings. These properties are of cultural heritage
value or interest and subject to the policies of Section 9.0 of the Secondary
Plan. Their locations correspond to those shown on the attached map.
|
Address |
Location (see appendix
2) |
Notes (historic
name) |
|
6881 Highway 7 |
A |
Lewis J. Burkholder House, south side of Highway
7 |
|
6937 Highway 7 |
B |
John Reesor Farmhouse, south side of Highway 7 |
|
7265 Highway 7 |
C |
Abraham Reesor Farmhouse, south side of Highway
7 |
|
7170 Highway 7 |
D |
Francis Pike House, north side of Highway 7,
west of existing By-Pass |
|
7323 Highway 7 |
E |
Frank Albert Reesor House, south of Highway 7 |
|
7482 Highway 7 |
F |
William Reynolds House, northwest corner of
Highway 7 and |
|
|
G |
William Reesor Armstrong House |
|
|
H |
Nicholas Reesor Farmhouse |
|
|
I |
William Forster House |
|
|
J |
Hawkins House |
|
|
K |
William Grant House |
|
8961 9th Line |
L |
Benjamin Marr house |
|
|
M |
Peter Pike House |
|
|
N |
Anthony Forster House |