RECOMMENDATION:
That
the record of the Public Meetings held on June 4, 2002 and
on January
20, 2004 with respect to the applications by Lindvest Properties (Cornell) Limited for the second
phase of draft plan of subdivision 19TM-02001 and
implementing zoning by-law be received;
That Lindvest Properties (Cornell) Limited be
granted a servicing allocation of 270 units, such allocation to be from the total allocation
available for the Cornell Secondary Plan area, contingent on York
Region confirming its acceptance of Markham’s proposed flow control option, as discussed in the February 15, 2005 report on servicing allocation
from the Director of Engineering and the Director of Planning and Urban Design
(hereafter referred to as the “flow control option”);
That the applicant
agree to pay their proportionate share of the Hwy. 48 flow control measures, to
the satisfaction of the Director of Engineering.
That the
conditions of draft approval for the second phase of draft plan of subdivision 19TM-02001 (Appendix ‘A’, attached to the staff report dated June 21, 2005) be
endorsed by Council and that final approval be delegated to the Commissioner of
Development Services, with such final approval to occur when the Region confirms its acceptance
of the flow control
option;
That the application to amend Zoning By-laws
304-87 and 177-96 for the second phase of draft plan of subdivision 19TM-02001 be
approved, and the draft by-laws, attached as Appendix ‘B’, be brought forward
to Council for approval once the Region confirms its
acceptance of the flow
control option;
-and further-
That the Town reserves the right to revoke or reallocate the water
supply allocation should the development not proceed in a timely manner;
And that the Region of York be advised of the sewage and
water supply allocation for this development.
PURPOSE:
The
purpose of this report is to recommend approval of conditions of draft approval
and of implementing zoning for a 270 unit second phase of the H and R’s Grand
Cornell development, subject to the York Region confirming its
acceptance of Markham’s proposed flow control option, as
discussed in the February 15, 2005 report on servicing allocation from the
Director of Engineering and the Director of Planning and Urban Design.
BACKGROUND:
Property and Area Context
The subject lands have an area of 11.53 hectares
(28.5 acres) and are located south of Highway 7 and east of 9th Line
in the Cornell community (see Figure 1).
The lands are vacant and contain no significant vegetation or other
environmental features.
The lands are bounded on all sides by
the recently registered first phase of draft plan of subdivision 19TM-02001. The
surrounding first phase lands comprise a total of 326 single detached,
semi-detached and townhouse units to the north, stormwater management ponds and associated
channels and a noise attenuation berm adjoining Highway 407 to the south and
east, and a section of the Golden Jubilee Greenway to the west. Servicing of the first phase has been
completed and house construction has commenced.
Further to the west, across 9th
Line, are existing homes fronting on Senator Reesor’s Drive and Delmark Boulevard and backing onto 9th Line.
Proposal
The applicant has submitted a draft plan
of subdivision (see Figure 3) for the second phase of draft plan of subdivision
19TM-02001, comprising 270 grade related residential units, all served by a
rear lane, as follows:
|
|
No.
of Units
|
Hectares
|
Acres
|
|
Gross Site
Area
Roads
Net Site Area
|
|
11.5
3.6
8.0
|
28.5
8.8
19.7
|
|
Single Family Units
8.0 metre
frontage, 32 metre depth
9.15 metre
frontage, 32 metre depth
11.0 metre frontage, 32 metre depth
Semi-detached Units
Townhouse Units
Total Units
|
69
61
69
20
51
270
|
|
|
|
Net Density (units per hectare/acre in relation to net site area)
|
|
33.8
|
13.7
|
All of the associated parks, open space
blocks, greenway blocks and stormwater management blocks were conveyed to the
Town through registration of Phase 1.
Official Plan and Zoning By-law
The subject lands are designated “Urban
Residential” in the Official Plan and “Neighbourhood General” in the Cornell
Secondary Plan.
By-law 304-87 currently zones the lands
Agricultural One (A1).
DISCUSSION
Plan is consistent with the principles
of New Urbanism and conforms with the Cornell Secondary Plan
The proposed draft plan of subdivision
is consistent with the principles of New Urbanism and provides the basis for a
fully lane-based community that is compact, pedestrian-oriented and
transit-supportive.
Plan
will complete development in the vicinity
The Phase 2 lands are entirely surrounded
by the Phase 1 area. All of the potential
construction routes into Phase 2 area would pass through Phase 1. Approval of the proposed draft plan will
facilitate the early completion of the entire neighbourhood south of Highway 7
and will avoid the future disturbance of Phase 1 residents by construction
activity.
Issues raised at the Public Meeting have been addressed
A Public
meeting was held on June 4, 2002 to consider
the overall plan (Phases 1 and 2). A further public meeting was held on January 20, 2004 to consider the current
plan for Phase 2. At the January 20, 2004 meeting, residents from
the community to the west of 9th Line expressed concern that the
plan for Phase 2 showed townhouses facing onto 9th Line. The applicant subsequently met with the
residents and agreed to revise the plan to substitute semi-detached units for
townhouses along the 9th Line frontage. The semi detached units will be designed to give
the appearance of large single detached dwellings, when viewed from 9th
Line.
Final approval conditional on Regional acceptance of Markham’s flow control option
Approval
of the proposed subdivision is conditional on the York Region
confirming its acceptance of Markham’s proposed flow control option, as discussed in the February 15, 2005 report on Servicing
Allocation from the Director of Engineering and
the Director of Planning and
Urban Design. Staff recommend that Council endorse the implementing
zoning by-law and conditions of draft approval for this subdivision and authorize
the Commissioner of Development Services to bring the implementing zoning
by-laws forward to Council for adoption and issue final draft plan approval once the Region confirms
its acceptance of the flow control option. 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 at this time.
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 – Proposed Draft Plan of Subdivision
Figure
4 – Air Photo
Appendix
‘A’ -
Recommended conditions of draft approval
Appendix
‘B’ -
Draft by-law amendments
|
|
|
|
|
Valerie Shuttleworth, M.C.I.P., R.P.P.
Director of Planning & Urban Design
|
|
Jim Baird, M.C.I.P., R.P.P.
Commissioner of Development Services
|
DOCUMENT: Q:\Development\Planning\APPL\CORNELL\PH4\Final
Subdivision Report June 2005.doc
LOCATION MAP:
