RECOMMENDATION:
THAT the conditions of draft plan approval for Phase 1 of
draft plan of subdivision 19T-01015 [1473092 Ontario Limited (Metrus
Development Inc.)] attached to the
staff report dated June 25, 2002 and amended as set out in the staff report
dated May 6, 2003, be further revised as follows:
1.
That
the approval shall relate to the draft plan of subdivision prepared by KLM
Planning Partners Inc., identified as Project Number P-354 (354DES16-Phase1),
Dwg. No. – 02:6, last revision date November 6, 2003.
2.
That
the maximum number of dwelling units be 650.
3.
That
condition 9.3 be amended by deleting the words “Completion of Bur Oak Avenue
from Highway 7 to 9th Line”, and replacing them with “Completion of
Bur Oak Avenue from 9th Line to Highway 7 as soon as possible, but
no later than December 31, 2005.”
AND THAT water supply allocation for an additional 80 units be
granted to 1473092 Ontario Limited (Metrus Development Inc.), such allocation to
be from the total allocation available for the Cornell Secondary Plan Area, as
confirmed by the Trustee for the Cornell Developers Group;
AND THAT the Town reserves the right to revoke or reallocate
water allocation to the Draft Plan of Subdivision should the development not
proceed in a timely manner;
AND
FURTHER THAT the applications
submitted by 1473092 Ontario Limited (Metrus Development Inc.) to amend Zoning By-laws 304-87 and 177-96 be approved
and the implementing by-laws attached as Appendices ‘A’ and ‘B’ be enacted
without further notice.
PURPOSE:
The purpose of this report is as follows:
- To
extend the draft plan approval previously granted by Council to Metrus
Developments for Phase 1 of their draft plan of subdivision within the
Cornell community to include additional lands and an additional 80 units,
for which there is current water allocation.
- To
update the zoning for this draft plan of subdivision in accordance with
other recently approved subdivisions in Cornell.
BACKGROUND:
Property and Area Context (Figures 2 and 3)
The subject draft plan of subdivision comprises
a total of approximately 55.4 hectares (137 acres) located east of 9th
Line between existing Markham By-pass (future 16th Avenue) and the
proposed Markham By-pass, within the Cornell Secondary Plan area.
A minor watercourse runs north through the
lands to the Rouge River. There are two
existing dwellings, both of which are listed in the Heritage Markham Inventory
of Potential Heritage Resources.
The subject draft plan is designated a
combination of “Neighbourhood General”, Neighbourhood Centre”, “Community
Amenity Area – Corridor”, and “Open Space – Greenway” by the Cornell Secondary
Plan.
Status
of Approvals
In November 2001, Metrus Development Inc.
applied for draft plan approval and implementing zoning for the overall draft
plan of subdivision (Figure 4) comprising 1052 grade related residential units,
a mixed-use block at the intersection of existing Markham By-pass (future 16th
Avenue) and Bur Oak Avenue, a public elementary school site and a neighbourhood
park.
On June 25, 2002, Council granted draft
approval for the first phase of the overall plan, comprising 465 residential
units, the neighbourhood park, the elementary school and the mixed-use block,
and directed staff to report on the remainder of the plan when additional
water allocation is available. The residential unit count (465
units) represented the applicant’s share of the overall water allocation (1863 units) for the Cornell
community at the time.
On May 13, 2003, Council extended the draft approval to 570 units. This
reflected an update to the Town wide water allocation distribution, and an
increase to the applicant’s share of the overall Cornell water allocation by
105 units to a total of 570 units.
On December 16, 2003, Council approved an update to the phasing plan
for the Cornell community and authorized the Mayor and Clerk to execute a
Development Phasing Agreement with the Cornell Landowners Group to secure the
phasing requirements and associated implementation measures. Council also directed staff to put the
highest priority on the roads still to be constructed in Cornell.
The applicant has entered into a
pre-servicing agreement with the Town and is currently servicing the first
phase lands.
Current Proposal
Further extension to draft Phase 1 draft plan
approval: The Cornell Developers Group has assigned an additional 80 units of
water allocation to this subdivision.
Metrus is requesting that the Phase 1 draft approval again be extended
to include additional lands and the additional 80 units for which it now has
water allocation. The additional lands (see Figure 4) comprise two local
streets and the adjoining lots/blocks facing onto 16th Avenue.
Zoning update: Metrus is also requesting
that the zoning for this subdivision be updated to be consistent with that
applied to other recently approved subdivisions in Cornell.
Of the additional 80 units, 34 are from the 480 units of water
allocation granted by Council to the Cornell community on October 21, 2003. The
allocation of these units to Cornell is conditional on the completion of Bur
Oak Avenue to Highway 7 as soon as possible, but no later than December
2005.
The conditions of draft approval for Phase 1 currently include
provisions requiring the Cornell developers group to update the phasing plan
and to enter into a Development Phasing Agreement with the Town to secure the
key phasing requirements, including the “completion of Bur
Oak Avenue from Highway 7 to 9th Line”, prior to final approval (release for registration). The staff recommendation of this report
modifies the conditions to require “completion of Bur Oak Avenue from 9th Line
to Highway 7 as soon as possible, but no later than December 31, 2005.”
The Development Phasing Agreement will
include provisions that the Town may withhold further planning approvals and
releases for registration of draft approved plans of subdivision within the
Cornell Secondary Plan area in the event that Bur Oak Avenue has not been
completed as required.
The
implementing zoning approved by Council in 2002 for this subdivision
incorporated development standards which
were consistent with those for the first phase of the Cornell community. These standards are now more than 7 years old
and need to be refined and updated to resolve certain functional difficulties
and updated to address the evolution of the housing product in Cornell.
The
development standards included in the implementing zoning by-laws for the
Mattamy Homes subdivision in Cornell, which was draft approved in July, 2003,
incorporated refined and updated standards which address a number of items
including:
- development standards
for homes with attached garages (new product type)
- development standards
for coach homes attached to the main dwelling (new product type)
- revised garage setbacks
(to address drainage concerns)
- standards for duplex
dwellings (new product type)
- standardized front,
rear yard setbacks and building height (to ease administration)
The
applicant is requesting that these development standards also be applied to
this subdivision.
On September 9, 2003, a Public Meeting was held
to consider the requested zoning by-law amendment to update the standards for
this subdivision. There were
no comments from the audience, and the Committee had no concerns.
FINANCIAL CONSIDERATIONS:
There are no financial implications 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.
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Valerie Shuttleworth, M.C.I.P., R.P.P.
Director of Planning and Urban Design
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Jim Baird, M.C.I.P., R.P.P.
Commissioner of Development Services
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FIGURE 1
ATTACHMENTS:
Figure 1 - Applicant/Agent + Location Map
Figure
2 - Area Context
Figure
3 - Air Photo
Figure
4 - Draft Plan of Subdivision
Appendix ‘A’
- Draft amendment to By-law
304-87
Appendix
‘B’ - Draft amendment to By-law 177-96
DOCUMENT q:\development\planning\appl\cornell\ph6
\January 20, 2004 report to Development Services
APPLICANT/AGENT: Nick
Mracic tel –
(905) 669-5571, ext. 216
Metrus Development
Inc. fax – (905) 2134
1700 Langstaff Road
Concord, Ontario
L4K 3S3
