Report to: Development Services Committee Report Date: April 17, 2007

SUBJECT: PRELIMINARY REPORT

Cornell Rouge Development Corporation

Proposed plan of subdivision and implementing zoning by-law amendments

South of 16^th Avenue, East of Old Markham By-Pass

Cornell Community

SU 06 135988 (19TM-06017) and ZA 06 135990

PREPARED BY: Marg Wouters, Senior Planner, East District

(ext. 2758)

RECOMMENDATION:

That a public meeting be held to consider the applications submitted by Cornell Rouge Development Corporation for draft plan of subdivision (19TM-06017) approval and implementing zoning by-law amendments to permit a residential plan of subdivision within the Cornell community.

And that staff be authorized and directed to do all things necessary to give effect to this resolution.

EXECUTIVE SUMMARY:

Not applicable

FINANCIAL CONSIDERATIONS:

Not applicable

1. Purpose 2. Background 3. Discussion 4. Financial 5. Environmental

6. Accessibility 7. Engage ^21st 8. Affected Units 9. Attachment(s)

PURPOSE:

The purpose of this report is to provide preliminary information regarding applications for draft plan of subdivision approval and implementing zoning by-law amendments within the Cornell community and to obtain authorization for staff to schedule a public meeting to consider the applications.

BACKGROUND:

The subject lands consist of a total of 11.7 ha (29 ac) of land, located south of 16^th Avenue, east of the Old Markham By-Pass within the Cornell community (Figures 1, 2 and 3). Most of the lands are adjacent to a recently approved residential subdivision to the north, also owned by the applicant. Natural features include an engineered stormwater channel, approved by the Town for a previous phase, which drains to the stormwater pond south of Highway 7. A pond within the subject lands, as shown on Figure 3, was removed during construction of previous phases. To the south and east are undeveloped lands also owned by the applicant. To the west, across the Old Markham By-Pass, are vacant lands owned by Mattamy (Country Glen) Ltd.

Official Plan and Zoning By-law

The current Cornell Secondary Plan designates most of the lands Neighbourhood General, which permits grade-related residential development. An Open Space designation applies to the stormwater channel. The 2006 draft updated Cornell Secondary Plan proposes a Residential Neighbourhood designation for the majority of the lands, which is similar to the Neighbourhood General designation in the current Secondary Plan. A Neighbourhood Commercial Centre designation and Open Space designations in the form of a portion of a Community Park and a stormwater channel, are also proposed in the draft Secondary Plan for a portion of the subject lands.

The lands are zoned Agriculture One (A1) under By-law 307-87, as amended.

Servicing Allocation

On June 27, 2006 Council distributed additional servicing allocation to the Cornell Secondary Plan area through the Cornell Landowners Group Trustee. The applicant has advised that the required servicing allocation for the proposed subdivision (425.7 population) has been granted to Cornell Rouge Development Corporation from the Trustee. Written confirmation of this assignment from the Trustee will be required prior to draft approval of the subdivision.

Proposal

The proposal is for a rear-lane based third phase of the Cornell Rouge development, consisting of 125 dwelling units as follows:

Unit Type	Min. Lot Frontage (m)	Min. Lot Depth (m)	# of Units	Area (ha)
Single-Detached	12.0	25.0 to 30.2	9
	11.0	25.0 to 30.2	30
	9.0	25.0 to 28.8	31
	8.0	32.0	10
Subtotal			80	2.3
Semi-detached	7.0	25.0 to 28.5	14	0.2
Townhouse	4.5	31.0	31	0.6
Total			125	3.1

In addition, 5 hectares (12.7 ac) of parks and open space are proposed in the form of a Neighbourhood Park, an urban open space, a stormwater channel and a portion of the Community Park. A mixed use building is proposed adjacent to the urban open space to provide a neighbourhood commercial centre.

POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL:

The proposed draft plan of subdivision will provide a range of grade-related housing types and a neighbourhood centre, and will further the completion of development within the applicant’s Phase 1 area. The proposal would also provide a portion of the Cornell Community Park.

OPTIONS/ DISCUSSION:

The following is a brief summary of the concerns/issues raised to date:

Shallow lot product proposed

The first phase of the Cornell Rouge development, approved in 2003, included a significant component of lots with a depth of 25 metres (82 ft). 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 11m 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 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 would 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 second phase of the Cornell Rouge development was draft approved in February, 2006, with a small number of similar lots. The rationale for approving the lots was that these few lots were dispersed in groups of not more than 3 lots, and all of the units provided no less than 40m² of amenity space (including a deck over the garage), whereas the by-law only requires a minimum 30m² of outdoor amenity space.

There are 55 single-detached and semi-detached lots proposed in this proposed third phase of development with minimum frontages less than 11 metres, of which approximately 45 lots have depths less than 30 metres. The appropriateness of recommending these lots for approval prior to the evaluation of the pilot project is under review.

Location and Configuration of Neighbourhood Park to be determined.

The location and configuration of the proposed neighbourhood park immediately west of the stormwater channel is under review.

These matters, and any others identified through the circulation and detailed review of the proposal, will be addressed in a final staff report to be presented to Committee at a later date.

Public Meeting is recommended

It is recommended that a Public Meeting be scheduled to consider the plan of subdivision and zoning amendment applications.

FINANCIAL TEMPLATE (external link):

Not applicable.

ENVIRONMENTAL CONSIDERATIONS:

The stormwater channel was constructed as approved by the Town in a previous phase and will be conveyed to the Town as part of this phase.

ACCESSIBILITY CONSIDERATIONS:

Not applicable.

ENGAGE 21^ST CONSIDERATIONS:

Approval of the proposed draft plan of subdivision is consistent with a key goal set out in “Engage 21^st Century Markham” with respect to Managed Growth. The proposed development constitutes a logical extension to previous developments within Cornell.

BUSINESS UNITS CONSULTED AND AFFECTED:

The proposal has been circulated to internal departments and external agencies. Comments and requirements will be addressed during the review process.

RECOMMENDED

BY: ________________________ ________________________

Valerie Shuttleworth, M.C.I.P, R.P.P Jim Baird, M.C.I.P, R.P.P

Director, Planning & Urban Design Commissioner, Development

Services

File path: Amanda\File 06 135988\Documents\Recommendation Report

ATTACHMENTS:

Figure 1 – Location Map

Figure 2 – Area Context/Zoning

Figure 3 – Air Photo

Figure 4 – Proposed Plan of Subdivision

APPLICANT

Niomie Massey Tel: (416) 661-4000

Cornell Rouge Development Fax: (416) 469-4229

Corporation

369 Rimrock Road

Toronto, ON

M3J 3G2

Figure 1 - Location Map