RECOMMENDATION:
That
the conditions of draft plan approval set out in Appendix ‘A’ to the staff report
dated June 25, 2002 for Phase 1 of draft plan of subdivision 19T-01015 (14400106 Ontario Inc./Metrus Development
Inc), be 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 December 12, 2002.
2. That
the maximum number of dwelling units be increased to 570.
3. That
the applicant obtain a minor variance from the Committee of Adjustment to
reduce the minimum unit width for the townhouse blocks fronting on Bur Oak
Avenue to 4 metres.
That the applications submitted by 14400106 Ontario Inc./Metrus
Development Inc to
amend Zoning By-laws 304-87 and 177-96 be approved and the implementing
by-laws, set out in Appendices ‘A’ and ‘B’ to the staff report dated May 6,
2003, be enacted, without further notice;
That
water supply allocation for an additional 105 units be granted to 14400106 Ontario Inc./Metrus Development Inc., such
allocation to be from the total allocation available for the Cornell Secondary
Plan Area and as confirmed by the Trustee for the Cornell Developers
Group;
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.
PURPOSE:
The
purpose of this report is to extend the draft approval and zoning previously
granted by Council to Metrus Developments for their lands within the Cornell
community to include additional lands and an additional 105 units.
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.
The lands are primarily agricultural fields. 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. There are also several associated farm
buildings. Existing trees are
primarily associated with the two existing dwellings and along remnant farm hedgerows.
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 Draft Plan
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, and a combined public elementary school
site/neighbourhood park block.
On June 4, 2002, a Public Meeting was held to consider the draft plan
and implementing zoning for the overall subdivision.
On
June 25, 2002, Council granted draft approval for the first phase of the
overall plan, comprising 465 residential units, the park/school block and the
mixed-use block, and directed staff to report
on the remainder of the plan once 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.
The developers group subsequently updated the
distribution and increased the applicant’s share by 105 units to a total of 570
units.
Proposal
The applicant is requesting that the Town
extend the draft approval for the first phase to include additional lands and
increase the residential unit count by 105 units to reflect the increased water
allocation.
The additional lands include one local street
with 20 single detached and 4 semi detached units.
The remaining 81 units of additional water
allocation would be used to allow 4 metre wide townhouse units to be
substituted for 6 metre wide townhouse units on the blocks fronting on Bur Oak
Avenue within the currently draft approved portion of the subject subdivision.
The proposed plan of subdivision, as extended
and revised, is comprised of the
following:
Land use:
|
|
Hectares
|
|
|
|
|
Site Area (Gross)
Phase 1
Overall plan
|
34.1
56.1
|
|
Residential Lots/Blocks
Phase 1
Overall plan
|
12.8
27.3
|
Streets and lanes
Phase 1
Overall Plan
|
10.9
16.8
|
Road widenings
Phase 1
Overall plan
|
0.4
0.7
|
Landscape buffers and parkettes
Phase 1
Overall plan
|
0.8
2.1
|
|
Park/school block 309 (Phase 1)
|
4.3
|
|
|
0.8
|
|
Stormwater
management block (Phase 1)
|
4.0
|
Residential
uses:
|
|
Units
|
Percentage of Phase or Total
|
|
|
|
|
Residential Units
First phase
Future phases
Total
|
570
540
1110
|
51
49
|
|
Detached (9.0 m)
(29.5 ft.)
First phase
Future phases
Total
|
170
237
407
|
30
44
37
|
|
Semi-detached (14.4 m.) (47.2 ft.)
First phase
Future phases
Total
|
182
242
424
|
32
45
38
|
|
Townhouses (6 m) (19.7 ft.)
First phase
Future phases
Total
|
48
61
109
|
9
11
10
|
|
Townhouses (4 m) (13.1 ft.)
First phase
Future phases
Total
|
170
-
170
|
30
-
15
|
FINANCIAL CONSIDERATIONS:
There
are no financial considerations discussed 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.
|
|
|
|
|
Valerie
Shuttleworth, M.C.I.P., R.P.P.
Director
of Planning and Urban Design
|
|
Jim
Baird, M.C.I.P., R.P.P.
Commissioner
of Development Services
|
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
\May 6, 2003 report to development services
APPLICANT/AGENT: Jim Kennedy
KLM
Planning Partners Inc.
64
Jardine Drive, Unit 1B
Concord,
Ontario
