RECOMMENDATION:
That
the record of the Public Meetings held on May 20, 2003 with respect to the
applications by Wykland Estates Inc. for draft plan
of subdivision 19TM-030003 and implementing
zoning by-law be received;
That the record of the Public Meeting held on
July 7, 2003 with respect to the applications by Iole
and Sandro Capogna (now Mattamy (Country Glen) Limited) for draft plan of
subdivision 19TM-030007 and implementing
zoning by-law be received;
That Wykland Estates Inc. and Mattamy (Country Glen) Limited be granted a servicing
allocation of 218 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-030003 and for draft
plan of subdivision 19TM-030007 (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-030003
and for draft plan of subdivision 19TM-030007 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 servicing allocation
should the development not proceed in a timely manner;
And 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 218 unit draft plan of subdivision within the Cornell
Community, 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 9.5
hectares (23.5 acres) and are located south of 16th Avenue 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.
To the north across 16th Avenue is a recently registered residential subdivision (Metrus Developments).
To the south and east is the recently registered first phase of the
applicant’s subdivision. Servicing of this first phase and
the Metrus subdivision to the north has been
completed and house construction is under way. To the
west (at the south-east corner of 16th Avenue and 9th Line) is a Petro
Canada Service Station, currently under construction.
Proposal
The applicant has submitted a draft plan
of subdivision consisting of the following (see Figure 3):
·
The second phase of draft plan
of subdivision 19TM-030003 (Wykland Estates Inc.),
comprising a section of the former 16th Avenue road allowance,
recently purchased by the applicant from the Town, and certain adjacent lands
which rely on the former road allowance for access.
- All of the lands within draft plan of
subdivision 19TM-030007 (Mattamy
(Country Glen) Limited), formerly
owned by Iole and Sandro
Capogna, except for the Petro
Canada Service Station site and an adjacent residential lot, which were severed
from the remainder of the property and are being retained by Mr. and Mrs. Capogna.
It should be noted that Wykland
Estates Inc, Phase 2 and Mattamy (Country Glen)
Limited are both owned by Mattamy Homes.
The proposed plan comprises:
·
218 grade-related dwellings, all served by a
rear lane
·
A 0.24 hectare (0.6 acre) park block fronting
on Country Glen Road.
·
A section of the Golden Jubilee
Greenway along the 9th Line frontage.
·
Four open space blocks (parkettes), which provide pedestrian connections from the
local streets to 9th Line and
16th Avenue
|
|
No.
of Units
|
Hectares
|
Acres
|
|
Gross Site Area
Park
Road Widening
Greenway/open space
Roads
Future Development
Net Site Area
|
|
9.5
0.2
0.3
0.3
2.6
0.3
5.7
|
23.5
0.5
0.7
0.7
6.4
0.7
14.2
|
|
Single Family Units
9.15 metre
frontage, 32 metre depth
11 metre
frontage, 32 metre depth
11 metre
frontage, 27.4 metre depth
12.2 metre frontage, 27.4 metre depth
14.3 metre frontage, 27.4 metre depth
Semi-detached/Duplex Units
Townhouse Units
Total Units
|
16
31
8
8
1
60
94
218
|
|
|
|
Net Density (units per hectare/acre in relation to net site area)
|
|
38.2
|
15.4
|
Official Plan and Zoning By-law
The subject lands are designated “Urban
Residential” in the Official Plan. All of the lands are designated “Neighbourhood
General” in the Cornell Secondary Plan except for the Golden Jubilee Greenway
lands, which are designated “Open Space.”
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
All of the surrounding lands are
registered and under development.
Approval of the proposed draft plan will facilitate completion of
development in the vicinity and will extend Country Glen Road north to 16th
Avenue, linking existing
Cornell to the new neighbourhood north of 16th
Avenue.
The
proposed plan includes a number of attractive features:
- The plan is fully lane
based.
·
The majority of the homes
adjoining the Petro Canada Service Station will back
onto the service station. In this configuration the residential garages and the
lane to will help to buffer the adjoining homes from the gas bar and car wash.
- The plan comprises a
diverse range of housing types and lot sizes, including single detached
dwellings on lots ranging in frontage from 9.15 metres to 14.3 metres,
semi detached or duplex dwellings, and townhouse dwellings.
- Homes will front,
rather than back, onto 9th Line and 16th Avenue and will be enhanced by landscape buffers and associated parkettes.
- The plan includes a
section of the Golden Jubilee Greenway.
No issues raised at the Public Meetings
Public
meetings were held on May 20, 2003 to consider
draft plan of subdivision 19TM-030003 and the implementing zoning by-law amendment,
and on July 7, 2003 to consider draft
plan of subdivision 19TM-030007 and the implementing zoning by-law amendment. No members of the public spoke at either Public
Meeting.
Final approval conditional on Regional acceptance of Markham’s flow control option
Approval
of the proposed subdivision is conditional 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. 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 enactment 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 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 – 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\SUBDIV\03109620
Capogna\Final Subdivision Report June 2005.doc
LOCATION MAP:
