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DEVELOPMENT SERVICES COMMITTEE
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TO:
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Mayor and Members of Council
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FROM:
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Jim Baird, Commissioner of
Development Services
Valerie
Shuttleworth, Director of
Planning & Urban Design
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PREPARED BY:
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Scott Heaslip, Coordinator, East
Development District
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DATE OF MEETING:
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February 21, 2006
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SUBJECT:
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RECOMMENDATION REPORT
Cornell Rouge Development
Corporation
(Madison Homes / Forest Hill Homes)
Proposed Residential Plan of
Subdivision
19TM-04004
Cornell Planning District
SU.04-015086 and ZA 04-015097
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RECOMMENDATION:
That the record of the Public Meeting held on December 6, 2005 with
respect to the applications by Cornell Rouge
Development Corporation for draft plan of subdivision 19TM-04004 and implementing zoning by-law be
received;
That
plan of subdivision 19TM-04004 be draft approved subject to the conditions
outlined in Appendix ‘A’, and the required
payment of 30% of the subdivision processing fees in accordance with the Town’s
Fee By-law (By-law 2005-357);
That Cornell
Rouge Development Corporation be granted a servicing
allocation of 204 units, such allocation to be from the total allocation
available for the Cornell Secondary Plan area;
That Cornell Rouge
Development Corporation pay their
proportionate share of the Hwy. 48 flow control measures, to the satisfaction
of the Director of Engineering;
That
the Town reserves the right to revoke or reallocate the servicing allocation
should the development not proceed in a timely manner;
That the application to amend Zoning By-laws 304-87
and 177-96 be approved, and the implementing amendments be enacted;
-and
further-
That the Region of York be advised of the servicing allocation for this
development.
PURPOSE:
The
purpose of this report is to recommend draft plan approval and approval of the
implementing zoning for a 204 unit draft plan of subdivision within the Cornell
Community.
BACKGROUND:
The subject lands are 19.4 hectares
(47.9 acres) in area and are located west of Reesor Road and
south of 16th
Avenue within the Cornell
Community. The lands comprise former farm fields and include a woodlot. There are no trees or other environmental
features outside the woodlot.
To the north is the first phase of the
Cornell Rouge development, which was draft approved by Council in 2003 and was
recently registered. To the south are additional lands owned by the applicant
that extend to Highway 7, between the existing Markham By-Pass and the future
Markham By-pass. To the east, across
the future Markham By-pass are lands within Rouge Park North. To the west, across the existing Markham
By-pass, are vacant lands owned by Mattamy Homes.
Proposal
The applicant has submitted applications
for draft plan of subdivision approval and implementing zoning for a fully
lane-based second phase of the Cornell Rouge development, comprising the
following:
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Residential Units
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Minimum Lot Frontage & Depth
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Area
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Single Detached
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59
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11
m (36 ft.) by 25 m (82 ft.)
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1.7
ha (4.2 acres)
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Single Detached
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12 m (39 ft.) by 25 m (82 ft.)
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0.6
ha (1.5 acres)
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Single-Detached
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72
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8
m (26 ft.) by 32 m (105 ft.)
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2.0
ha (4.9 acres)
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Semi-Detached
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28
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7 m (23 ft) by
25 m (82 ft)
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0.5
ha (1.3 acres)
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Townhouse
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27
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4.5 m (14.8 ft.)
by 32 m(105 ft.)
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0.5
ha (1.3 acres)
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Total
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204
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5.3
ha (13.1 acres) Net Residential Area
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Net Density
(units
per hectare/acre in relation to net site area)
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38.5
units per hectare (15.5 units per
acre)
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Public
Elementary School Block
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2.76
ha (6.8 acres)
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Woodlot Block
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6.1
h (15.1 acres)
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Park Block
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1.01
ha (2.7 acres)
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Roads and Lanes
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4.024
ha (9.9 acres)
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Total Area
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19.4
ha (47.9 acres)
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Official Plan and Zoning By-law
The Official Plan designates the lands
“Urban Residential” and “Environmental Protection Area” (the woodlot). The Cornell Secondary Plan designates the
lands “Neighbourhood General” and “Open Space – Environmentally Significant
Area” (the woodlot). The “Neighbourhood
General” designation permits a range of low density housing within the range of
17.0 to 37.0 units per hectare (6.9 to 14.9 units per acre), as well as schools
and parkland.
By-law 304-87 currently zones the lands
Agricultural One (A1) and Open Space Two (O2).
DISCUSSION:
Plan
is consistent with the principles of New Urbanism and conforms with the Cornell
Secondary Plan
The
proposed draft plan is consistent with the principles of New Urbanism and
continues to build on the vision for Cornell as a compact, pedestrian-oriented
and transit-supportive community. The plan comprises a range of housing types and
lot sizes, including single detached dwellings on lots ranging in frontage from
8 metres to 12 metres, semi-detached
dwellings and townhouse
dwellings. The proposed draft plan
conforms with the applicable policies of the Official Plan and the Secondary
Plan.
Approval of plan will bring a
significant woodlot into public ownership
The
plan includes a 6.1 hectare (15 acre) block containing the existing woodlot and
the associated environmental buffer, as well as an adjoining 1.01 hectare (2.7
acre) neighbourhood park. The applicant
will be required to prepare and implement the recommendations of a management
study/plan for the woodlot.
No issues were raised at the Public Meeting
A public
meeting was held on December 6,
2005 to consider the subject draft plan of subdivision and the implementing
zoning by-law amendment. No members of the public spoke at the Public
Meeting.
Proposed
component of shallow lot product is acceptable
The first phase of the Cornell Rouge
development included a significant component of 25 metre (82 foot) deep
lots. At this lot depth, the garages
are required to be attached to the rear of the homes, whereas the majority of
the first phase of Cornell was developed with lots having sufficient depth to
accommodate detached rear garages.
On shallow lots having a frontage of 11
metres or greater, there is sufficient area to accommodate a rear attached
double car garage and a well proportioned outdoor amenity area. However, on
lots having a frontage of less than 11 metres, there is a concern that the
outdoor amenity area will be compromised by the rear attached garages. To
address this concern, the conditions of draft approval for the first phase
provided that this lot depth was being accepted on a pilot project basis for
the first phase only, and that the lot size and product will not be accepted by
the Town for general application to future phases until staff have reported on
the outcome of the pilot project and Council has endorsed the continued use of
this lot depth and associated development standards.
The subject plan of subdivision includes
14 semi-detached lots (28 units) of 7
metre wide product on 25 metre deep lots .
Staff are satisfied with the inclusion of this product in advance of the
Town’s review of the pilot project, on the following basis:
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The semi-detached product
represents a relatively small component of the development and is dispersed in
groups of not more than 3 lots.
·
All of the semi-detached units
will provide not less than 40 square metres (431 sq. ft.) of outdoor amenity
area (including a 7 square metre deck over the garage), whereas the by-law
requires a minimum of 30 square metres of outdoor amenity area.
Elementary School Site
The elementary
school site is intended to front onto the existing Markham By-pass, which forms
the west boundary of the school site.
This road will be reconstructed by the Cornell Developers Group as a
2-lane minor collector road and be integrated into the community following
the completion of the parallel section of the permanent Markham
By-pass.
(construction of
this section of the permanent Markham By-pass is to commence later this
year) The York District Public School
Board conditions of draft approval provide that in the event the section of the
existing Markham By-pass adjoining the school site has not been reconstructed
at the time the Board requires the site, the developer will either reconstruct
the adjoining section of the temporary Markham By-pass to a minor collector
standard, or widen the local road adjoining the east boundary of the school
site to a minor collector standard.
Pickering Airport Zoning Regulations
The proposed plan
of subdivision is within the area subject to the Transport Canada Airport Zoning
Regulations (the AZR) for the Pickering Airport Site. The owners and
tenants of affected lands are responsible for compliance with the
Regulations. The AZR restricts certain
land uses and activities that could attract the types of birds that may
represent a potential hazard to aviation safety unless the potential attraction
to birds can be mitigated. The
restricted land uses include municipal parks and school yards, both of which
are included in the proposed plan of subdivision. As the owners of lands
being proposed for uses requiring mitigation, the Town of Markham and the York Region District School Board will need
to ensure that the design and management of their facilities are in compliance
with the AZR.
Recommended
conditions of draft approval and implementing zoning by-laws
are attached as Appendices “A” and “B”.
The
use permissions and development standards included in the implementing zoning
by-laws are consistent with those for the adjacent Phase 1 subdivision.
FINANCIAL CONSIDERATIONS:
No
financial implications are to be considered in this report.
BUSINESS UNITS CONSULTED AND AFFECTED:
The
proposed draft plan has been reviewed by Town Departments and external
agencies. Department/agency requirements
have been incorporated in the plan, conditions of draft approval and
implementing zoning by-law as required.
ATTACHMENTS:
Figure
1 - Applicant/Agent & Location Map
Figure
2 - Area Context/Zoning
Figure
3 – Air Photo
Figure
4 – Proposed Draft Plan of Subdivision
Appendix
‘A’ -
Recommended conditions of draft approval
Appendix
‘B’ -
Draft by-law amendments
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Valerie Shuttleworth, M.C.I.P., R.P.P.
Director of Planning & Urban Design
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Jim Baird, M.C.I.P., R.P.P.
Commissioner of Development Services
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DOCUMENT: \\MARKHAM.CA\APPS\AMANDADOCS\PLANNING\SAVEPATH\5660547010.DOC
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