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

SUBJECT: Revised Draft Cornell Secondary Plan

(OP 06-114028)

PREPARED BY: Marg Wouters, Senior Planner, East District

RECOMMENDATION:

That the staff report entitled “Revised Draft Cornell Secondary Plan” dated April 17, 2007, be received;

And that the revised draft Secondary Plan for the Cornell Planning District, attached as Appendix “A” to the staff report, be received;

And that the revised draft Secondary Plan for the Cornell Planning District be released to the public and circulated to agencies for comment;

And that Staff be authorized to schedule a community open house to consider the revised draft Secondary Plan for the Cornell Planning District;

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

EXECUTIVE SUMMARY:

In March, 2006, a draft updated Secondary Plan for the Cornell Planning District was presented to Council. The updated Secondary Plan addresses a number of matters affecting land use in Cornell which have arisen since the original Secondary Plan was adopted by Council in 1994, including the need to address recent Provincial and Region of York community planning policies.

The majority of the comments received from the public, landowners, agencies and Town staff to date have been addressed in the revised draft Secondary Plan attached as Appendix ‘A’. A number of outstanding comments/issues will be addressed prior to the final draft being considered for approval by Council. A detailed list of proposed changes to the 2006 draft Secondary Plan is attached as Table 1. The key changes include:

• the reconfiguration and redesignation of the retail centre north of 16^th Avenue as a mixed use centre
• retention of a residential designation for certain lands on the north side of Avenue Seven between the old and new By-Passes
• the designations and policies of the current and future hospital lands

• reorganization of certain land use designations (i.e., 9^th Line or Avenue Seven Corridor and Community Amenity Area-Bur Oak Corridor designations)
• additional uses for the place of worship site within the Bur Oak Avenue Corridor
• changes to the built form requirements of the Cornell Centre mixed use retail centre
• minor changes to the open space system
• identification of the proposed location for the rapid transit terminal south of Avenue Seven, east of the old Markham By-Pass
• new location for the proposed fire station at the southwest corner of Bur Oak Avenue and the proposed east-west street south of the expanded Hospital site
• the identification of additional school site and place of worship sites.

A population of approximately 40,000 persons in approximately 16,000 dwelling units is anticipated at full build out of the Cornell community, compared with approximately 27,300 persons in 10,000 units identified in the current Cornell Secondary Plan. The projected increase in population results from the proposed changes in land use (in particular increased transit oriented development along Avenue Seven), as well as updated unit counts in existing neighbourhoods. Approximately 11,000-13,000 employment opportunities are provided for within the Planning District boundaries.

Staff recommend that the revised draft Secondary Plan be released to the public and be circulated to agencies for comment, and be presented to the public at a community open house tentatively scheduled for early May. It is anticipated that a final draft will be brought before Council for adoption in late spring, 2007.

FINANCIAL CONSIDERATIONS:

Not applicable at this time.

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 an overview of the revised draft Cornell Secondary Plan, and to obtain authorization to release the document for final public review, and to hold an additional community open house.

BACKGROUND:

The current Secondary Plan for the Cornell Community (OPA 20), adopted by Council in 1994, applies to the area generally bounded by 9^th Line to the west, Highway 407 to the south, and the channel of the Little Rouge Creek to the east and north. The Plan is based on the ‘new urbanist’ master plan prepared for the Town of Markham and the Province of Ontario by the American urban planner and architect, Andres Duany, in 1993. The new urbanist principles underlying the 1994 Secondary Plan provide for compact, transit-supportive development, accommodating a mix of uses and built form which fosters pedestrian activity and places an emphasis on the public realm.

In March, 2006, a draft updated Secondary Plan for the Cornell Planning District was presented to Council. The updated Secondary Plan addresses a number of matters affecting land use in Cornell, which have arisen since 1994. Specifically, the Cornell Secondary Plan is being updated in order to:

• reflect current Provincial and Regional policy directions, specifically the Province’s Provincial Policy Statement, Greenbelt Plan and Growth Plan for the Golden Horseshoe, and the Region of York’s Centres and Corridors growth management strategy;

• integrate the current initiatives associated with the Markham Stouffville Hospital Master Plan, the East Markham Community Centre & Library, the York Rapid Transit Plan/VIVA, the Rouge North Management Plan and the recommendations of the Town’s Eastern Markham Strategic Review particularly as they relate to the establishment of the Cornell Centre mixed use district and the provision of a regional scale business park in east Markham; and

• incorporate an updated Parks and Open Space Master Plan.

As well, the Town is using the Secondary Plan review process to formally respond to the requests from the current landowners to include permission for grade-related housing not served by rear lanes.

These matters were outlined in detail in the March 7, 2006 staff report which accompanied the draft updated Secondary Plan. The draft Land Use Schedule from the 2006 draft Secondary Plan is attached as Figure 1.

The principles of new urbanism will continue to guide development in Cornell. As mentioned in the March 7, 2006 staff report, the Town conducted a review of Cornell in 2001, with the assistance of Andres Duany, in response to the changes in land ownership and the need to ensure that future development will follow and improve upon established principles. This review affirmed the commitment to have Cornell continue to develop based on the principles of new urbanism, and identified opportunities for evolution and improvement.

Extensive Public Consultation to Date

Extensive public consultation regarding the draft Cornell Secondary Plan, including open houses, workshops and the statutory Public Meeting, has taken place as follows:

• April 19, 2005 – staff presentation of newly defined ‘Cornell Centre’ concept to Development Services Committee
• June 29, 2005 - community information meeting hosted by the Ward Councillor to introduce the residents of Cornell and other nearby communities to the ‘Cornell Centre’ concept.
• January 26 and February 2, 2006 – follow-up workshops regarding built form policies and transportation aspects, respectively.

On March 7, 2006, the draft Secondary Plan was presented to Development Services Committee, and the draft was released for review and comment by the public, landowners and public agencies. Subsequent consultation events regarding the draft Secondary Plan include:

· April 7, 2006 – staff presentation to Cornell landowners

· April 18, 2006 - staff presentations to Development Services Committee regarding neighbourhoods, Cornell Centre, parks and open space, transportation and implementation strategies

· April 19, 2006 – public open house

· June 20, 2006 – statutory Public Meeting for the Official Plan Amendment.

The draft Secondary Plan was also posted on the Town’s website, with the opportunity provided to comment online. Numerous requested meetings with individual landowners have also taken place.

In addition to these events, an Advisory Group was established, at the request of Council, to provide input with respect to the finalization of the draft Secondary Plan and implementation of the Plan. The Cornell Advisory Group membership includes residents, agency representatives, landowner representatives and members of Council. The Group has been meeting on a monthly basis since May, 2006.

OPTIONS/ DISCUSSION:

A revised draft Secondary Plan for the Cornell Planning District is attached as Appendix ‘A’. The revised draft Secondary Plan responds to comments received from the public, landowners, public agencies, and staff to date. Written comments have been received from a number of individual landowners and area residents, the Cornell Landowners Group, the Markham Stouffville Hospital, Toronto and Region Conservation Authority, Rouge Park Alliance, York Region Transit (YRT) and the York Region Rapid Transit Corporation (YRRTC). Staff have also been working closely with the York Region District School Board (YRDSB) and the York Catholic District School Board (YCDSB), to ensure the provision of an adequate number and location of school sites.

An overview of comments received is provided below, followed by an overview of the resulting proposed changes to the draft Secondary Plan. A detailed list of proposed revisions to the draft Secondary Plan land use schedules and policies are documented in Table 1. The proposed revised Land Use Schedule is attached as Figure 2.

The revised draft Secondary Plan responds to public and stakeholder comments

Public Comments

Throughout the extensive public consultation process, residents have made clear their support of the new urbanist principles on which the Cornell community is based, and the need to be vigilant in ensuring that the unique character of Cornell is reflected in future development. Residents have expressed support for the more intensive mixed use district that is Cornell Centre, but have also expressed concern that provision of community facilities must keep up with the proposed population increase. Concerns regarding the proposed joint hospital campus/community centre were also raised, as were concerns about traffic levels, and the need to ensure that future development is supported by adequate infrastructure.

A parkland dedication agreement, outlining the parks and open space requirements for the Cornell community, has been drafted and agreement reached in principle with the Cornell Landowners Group. The agreement, referred to as the Cornell Master Parks Agreement, will be executed as soon as the required schedules are completed. The agreement provides for dedication of parkland, woodlots, open spaces, and trails, as well as a commitment for cash-in-lieu of parkland for high density development within the Avenue Seven corridor. The terms of the Agreement were endorsed by Council in May, 2006 and the Agreement is now being finalized. Among the benefits of the Agreement to the Cornell Community and the Town, as outlined in the May, 2006 staff report, are greater certainty with respect to minimum future conveyances, additional parkland dedication for commercial/industrial lands, confirmation of dedications over and above parkland dedication, and the securing of infrastructure designed to provide significant pedestrian linkages.

Since Council endorsement, the Cornell Advisory Group has reviewed parks and open space matters and the draft Agreement. As a result of these discussions and review, staff recommended additional clauses for inclusion in the Agreement. These clauses provide for additional cash-in-lieu of parkland for increased population in the Avenue Seven Corridor, or provision of additional parkland or park and open space facilities. With the inclusion of these additional clauses, the Town, in consultation with the Cornell residents and developers, has the option, for example, of having a developer pay for or construct a feature (e.g., waterplay, tennis court, gazebo, etc) in an existing park and receive a credit against cash-in-lieu of parkland owing. Alternatively, we can look for opportunities to provide additional parkland in the Cornell Centre area, as development of the area proceeds over time. The Cornell Landowners Group has agreed to inclusion of these clauses. Staff continue to recommend execution of the Master Parks Agreement, as amended since May of 2006.

With respect to community facilities, the details of the proposed East Markham Community Centre and Library, to be located in Cornell, are still being finalized. The Town has been pursuing a proposal to locate the East Markham Community Centre and Library on the expanded Markham Stouffville Hospital campus. The integration of the facilities supports the Town’s policies to provide compact urban form and new urbanist principles. The ultimate size and mix of recreation facilities provided in the community centre is yet to be determined by Council, and will not be restricted by adoption of the Secondary Plan.

With respect to traffic concerns, a Traffic Impact Assessment has recently been completed in support of the draft Secondary Plan. The study, prepared by McCormick Rankin Corporation, was undertaken to assess whether the current and future transportation network within the Cornell Planning District will accommodate the trips generated by the land use pattern proposed in the draft Secondary Plan. The findings of the study indicate that the overall arterial road network and the interior collector road and local road network are capable of accommodating the forecast traffic, although certain roads at the southerly limit of the Secondary Plan Area including 9^th Line and Donald Cousens Parkway (Markham By-Pass) will operate at capacity at full build out. The analysis was based on achieving a 25% modal split. Achieving rapid transit on Avenue Seven and travel demand management (TDM) measures are therefore critical in meeting this target. Additional detailed traffic impact studies will be required to support individual development proposals.

Landowner and Resident Comments

The overall response to the draft updated Secondary Plan from the major landowners/developers in Cornell has been positive. Comments received from the major landowners, in the form of written submissions, one-on-one meetings with staff, and through the Advisory Group, have mainly pertained to the proposed land uses and policies within the expanded Cornell Centre. Clarification regarding major studies to be undertaken prior to development approvals, the requirements for green technologies, and other language in the draft Secondary Plan was also requested. In addition, the Cornell Landowners Group has suggested that, given the proposed densities and emphasis on good urban design, Cornell Centre should be ranked as high as Markham Centre when Council considers servicing allocation priorities.

Comments have also been received from smaller landowners within the Planning District. One of these landowners is the owner of a 2 acre property at 7323 Reesor Road, who has commented regarding perceived impacts of the draft Secondary Plan, and a neighbouring proposed plan of subdivision, on the property. Among the concerns cited were the limited options for their lands either as a rural residence to be surrounded by future development, or for redevelopment, given the relatively small size of the property and the heritage designation of the dwelling, as well as the impact of a proposed road traversing the property. Given the importance of intensive development along Avenue Seven to support the planned regional transit system, staff continue to support the business park land use designation currently proposed in the draft Secondary Plan. However, staff will continue to work with the owner to ensure the proposed plan of subdivision does not impede the potential of the lands to be developed in accordance with the draft Secondary Plan.

Additional landowner comments are addressed in the discussion below regarding proposed changes to the draft Secondary Plan.

York Region Transit (YRT) and York Region Rapid Transit Corporation (YRRTC)

The Regional transit agencies recognize the minimum density requirements proposed in the draft Secondary Plan as being transit-supportive. The agencies have requested that the potential location of a transit terminal be identified on the south side of Avenue Seven and that additional planning tools, e.g., density bonusing, be identified in the Secondary Plan to assist with the provision of transit infrastructure. YRRTC, the agency responsible for the planned regional rapid transit service (VIVA) has also indicated that they are pursuing the acquisition of the proposed transit terminal site under new provisions of the Planning Act, which provide for the dedication of lands for transit purposes as a condition of subdivision approval.

Markham Stouffville Hospital

Markham Stouffville Hospital has provided a number of comments related to the proposed Institutional designation on their current and proposed future land holdings. These comments include the preference for the inclusion of health care-related use permissions on the lands north of Church Street, requested changes to density requirements, and questioning the feasibility of bicycle lanes on Church Street, extending Country Glen Road through the site, providing the full width of the 9^th Line greenway, certain policies relating to the heliport, and the requirement to enter into cost-sharing agreements.

Toronto and Region Conservation Authority (TRCA) and Rouge Park Alliance

TRCA comments relate mainly to the inclusion of the deferral lands east of the Donald Cousens Parkway into the Urban Service Area and the designation of these lands for business park uses, particularly the parcel on the east side of Reesor Road, known municipally as 8359 Reesor Road. The TRCA notes that although there are no apparent natural features on this parcel, significant vegetation associated with the Little Rouge Creek corridor is located adjacent to this parcel, and the parcel has been identified in the draft Little Rouge Corridor Management Plan, as an area for potential acquisition.

A request to delete the property from the draft Secondary Plan has been received from the Rouge Park Alliance. The Rouge Park Alliance considered a resolution at their March meeting to again request the Province to dedicate the property for Rouge Park purposes. Council has commented on the draft Management Plan, and has expressed a number of concerns with the draft. A response to Council’s comments is outstanding. The Town has not endorsed the draft Plan.

Town staff maintain that, as this parcel was excluded from the lands established by the Province for the Rouge Park, and from the Greenbelt lands identified through the recently passed Provincial Greenbelt legislation, it is appropriate to be considered as developable land. The inclusion of the parcel in the draft Secondary Plan and its proposed Business Park designation are consistent with Council’s 2003 direction as provided through the recommendations of the Eastern Markham Strategic Review. The draft Secondary Plan requires that development of the proposed business park uses for these lands have a high level of design, and will have regard for the Urban Interface and Infrastructure Guidelines contained in the 2001 Rouge North Management Plan.

The TRCA requires an update of the Master Servicing Study, particularly for the deferral lands, and more specifically requires an analysis of drainage patterns and flows from this area into the Little Rouge Creek to determine appropriate storm drainage requirements, impacts on the Little Rouge Creek and potential buffering requirements for the natural features to the east of the parcel at 8359 Reesor Road. The requirement for an update to the Master Servicing Study is documented in the Secondary Plan, and an updating exercise has recently been initiated by the Cornell Landowners Group.

The TRCA also noted that trail linkages between the Cornell community and the Little Rouge Park should be coordinated with the Little Rouge Corridor Management Plan exercise, and requested clarification of the function of Reesor Road. The TRCA notes that the Little Rouge Corridor Management Plan highlights Reesor Road as one of the remaining ‘country heritage’ routes and consideration should be given to the design of Reesor Road as a parkway route providing an appropriate interface between urban use and park recreational and ecological management objectives. A similar comment was received from the Rouge Park Alliance. The draft Secondary Plan identifies Reesor Road as a minor collector road. There is no reason to believe that the location of employment east of Reesor Road will prejudice the design of the road. The nature of Reesor Road, north and south of Avenue Seven, will be identified through the Community Design Plan, in consultation with the TRCA, and having regard for the Little Rouge Corridor Management Plan.

PROPOSED KEY CHANGES TO THE DRAFT SECONDARY PLAN

The proposed revisions to the draft Secondary Plan are itemized in detail in Table 1. The key changes proposed are discussed in detail below.

A number of key changes were identified at the June, 2006 Public Meeting and are included in the revised Secondary Plan (Appendix ‘A’). They include:

• the reconfiguration and redesignation of the retail centre north of 16^th Avenue as a mixed use centre
• retention of a residential designation for certain lands on the north side of Avenue Seven between the old and new By-Passes
• the designations and policies of the current and future hospital lands
• additional uses for the place of worship site within the Bur Oak Avenue Corridor
• and the identification of additional school and place of worship sites.

Since June, 2006, a number of additional changes have been made, including:

• reorganization of certain land use designations (i.e., 9^th Line or Avenue Seven Corridor and Community Amenity Area-Bur Oak Corridor designations)
• changes to the built form requirements of the Cornell Centre mixed use retail centre
• minor changes to the open space system
• identification of the proposed location for the rapid transit terminal south of Avenue Seven, east of the old Markham By-Pass
• new location for the proposed fire station at the southwest corner of Bur Oak Avenue and the proposed east-west street south of the expanded Hospital site.

Reconfiguration of retail centre north of 16^th Avenue to ‘main street’ oriented mixed use retail centre

The configuration and policies for the retail centre north of 16^th Avenue (referred to as the Cornell North Centre) have been revised to reflect a mixed use retail centre [Schedules ‘AA’, ‘BB’ and ‘CC’ and Sections 4.5 d), 5.2, 6.3.5]. The planned function of the centre remains the same, that is, to provide a community retail focus serving Cornell’s northern neighbourhoods, but the retail is now intended to be accommodated within a multi-storey, mixed use ‘main street’ along the new north-south minor collector road extending from 16^th Avenue to Donald Cousens Parkway.

North of 16^th Avenue, development will predominantly be in the form of mixed residential and commercial buildings, with commercial uses mandated on the ground floor. Building heights will range from four to six storeys. The neighbourhood park is proposed to be integrated within the ‘main street’ development. Site-specific policies provide for 1 to 2 storey multiple unit buildings for retail and other non-residential uses and a free-standing single-storey food store at the northwest corner of the centre.

A place of worship site is still provided for at the northeast corner of the Centre. The proposed policies provide for a place of worship over the entire site (approximately 1.6 ha or 4 ac) or for a place of worship and mixed residential/commercial buildings along the main street.

South of 16^th Avenue, single use residential development is permitted, with a minimum height of three and a half storeys. The intent is to provide buildings with massing and height at the intersection of 16^th Avenue and the ‘main street’ which announce the entry into the main portion of the Centre north of 16^th Avenue.

Proposed designation changes on the north side of Avenue Seven between Old Markham By-Pass and Donald Cousens Parkway

Staff have been in discussions with two landowners/developers in this area (Cornell Rouge Development and Mr. Zoccoli/Mr. D’Allesandro) regarding changes to the proposed employment and open space designations in this area. The lands under discussion are proposed to be designated Avenue Seven Corridor-Business Park Area, Business Park Area, and Open Space in the draft Secondary Plan. A woodlot within these lands is designated Environmental Protection Area (Schedules ‘AA’ and ‘CC’).

Staff are considering retaining certain lands immediately east of the Old Markham By-Pass as residential, subject to the minimum density requirements of the Residential Neighbourhood-Cornell Centre and Avenue Seven-Mixed Residential designations, and the provision of appropriate greenspace connections (including the reconfiguration of the proposed neighbourhood park). The relocation of a portion of the open space designation from the Cornell Rouge lands to a location north of the Avenue Seven Corridor-Business Park Area designation allows for some development on the block containing the woodlot, and also provides an open space buffer between the office development anticipated within the Business Park Area – Avenue Seven Corridor designation and the proposed residential development to the north.

Proposed changes to the designations and policies for Markham Stouffville Hospital lands (Schedules ‘AA’ and ‘CC’ and Section 6.7.2)

The lands between Church Street and Riverlands Avenue are proposed to retain their Institutional designation in response to the Hospital’s request for health-care related uses to be permitted on these lands. In addition, the minimum FSI requirement (0.75) for the lands south of Church Street has been revised to become a maximum requirement, with provisions for the transfer of density from required widenings of Church Street or 9^th Line, or the 9^th Line greenway.

The minimum FSI for lands north of Church Street remains at 1.0, with a minimum 3 storey height requirement. A three storey maximum would apply to development within approximately 40 metres of 9^th Line, and on Riverlands Avenue opposite the existing residential neighbourhoods.

In response to the remainder of the Hospital’s concerns outlined previously, the reference to the provision of a pedestrian route as a continuation of Country Glen Road through the hospital campus has been deleted. The policy now provides for the integration of the campus with its surroundings through the combination of new private driveways and pathways, providing more flexibility for future expansion plans. Appropriate connectivity and integration of the hospital campus with the broader Cornell community will be defined in the Community Design Plan and in Comprehensive Block Plans.

The ability to provide the full width of the 9^th Line greenway, given the proximity of existing buildings (i.e., Participation House) to the 9^th Line property line, will require further review during the processing of development applications on the lands. Staff will also further review the feasibility of an on-road bicycle facility on Church Street, given the Hospital’s concerns regarding potential conflicts with emergency vehicles, prior to the final approval of the Secondary Plan.

No changes are proposed to the policy requiring the Hospital to prepare a study to establish possible land uses and building restrictions on lands affected by the heliport.

Reorganization of certain land use designations (i.e., 9^th Line or Avenue Seven Corridor and Community Amenity Area - Bur Oak Corridor designations)

The proposed 9^th Line or Avenue Seven Corridor-Mixed Use designation has been replaced with site-specific policies in the respective Residential Neighbourhood-Cornell Centre and Avenue Seven-Mixed Residential designations, both of which have been extended to 9^th Line [Schedule ‘AA’ and ‘CC’ and Sections 6.2.4.2 a) and 6.2.5.2 b)]. Site-specific policies for lands on the east side of 9^th Line provide for office as a primary use in addition to residential permissions at the request of landowner, Mr. L. Litvack. Residential buildings adjoining 9^th Line will be designed to provide for non-residential uses on the ground floor. Development at this location is intended to provide an appropriate transition in height where opposite lower density residential development on the west side of 9^th Line. Therefore development within approximately 40 m of 9^th Line is proposed to be limited to three storeys. A five storey height limit is proposed at the immediate northeast corner of Avenue Seven and 9^th Line, to permit the development of a signature building announcing the entrance into the Cornell Community, while limiting potential height impact on neighbourhoods on the west side of 9^th Line, both north and south of Avenue Seven. A five storey building at the corner would be consistent with the minimum required height for development on the lands further east of 9^th Line, on the north side of Avenue Seven.

The revised draft Secondary Plan also provides for health care related non-residential uses on the ground floor of buildings south of the hospital campus [Section 6.2.4.2 vi)] as requested by the owner.

Staff are not in agreement with the retention of the gas station shown symbolically on these lands in the current Secondary Plan, as requested by the owner, given the prominent location of the lands at the entrance to the Cornell community, and that the use is not transit-supportive development. Two automotive service centre sites are more appropriately located outside the regional transit corridor on Donald Cousens Parkway accessible to the community.

Site-specific policies for the north side of the intersection of Avenue Seven and Bur Oak Avenue, also provide for office development [Schedule ‘AA’ and ‘CC’ and Section 6.2.5.2 c)]. Development at this intersection is intended to provide a mix of high intensity residential and office uses, representing the most intense development within Cornell Centre. The maximum gross floor area for individual retail premises is proposed to be reduced to 1,000m² to be consistent with retail permissions in other similar circumstances.

The Community Amenity Area-Bur Oak Corridor designation is proposed to be split into two designations to reflect the different nature of the corridor outside vs within Cornell Centre. The Bur Oak Corridor outside of Cornell Centre is largely built out and is characterized predominantly by townhouse dwellings. The proposed designation recognizes the existing uses and built form (Schedules ‘AA’ and ‘CC’ and Section 6.3.2).

The Bur Oak Corridor within Cornell Centre is intended to develop as a more intensive ‘main street’ (Schedules ‘AA’ and ‘CC’ and Section 6.3.3). Residential building types are proposed to be limited to multiple unit and apartment buildings (4 to 6 storeys), with mandatory commercial uses on the ground floor near Avenue Seven.

Additional uses for the place of worship site at Bur Oak Avenue/White’s Hill Avenue

Additional retail uses are proposed for the place of worship site at the southwest corner of Bur Oak Avenue and White’s Hill Avenue [Section 6.3.2.2 a)]. This site is currently owned by the Catholic Archdiocese but may not be large enough for their purposes. In the event the entire site is not required for a place of worship, proposed policies would provide for the development of the western portion of the site for a place of worship, and either mixed use development fronting Bur Oak Avenue or a free-standing retail building not exceeding 2,000m² sited at the corner of the intersection.

Changes to the built form requirements of the Cornell Centre mixed use retail centre

Staff are considering revisions to the Community Amenity Area-Mixed Use Retail Centre designation (renamed Community Amenity Area-Cornell Centre) in parallel with the review of the Lindvest Properties (Cornell) Ltd site plan application for these lands (Section 6.3.4). The designation is intended to accommodate a mixed use, multi-storey retail centre, with a minimum number of residential units to be provided. Residential buildings are proposed to be limited to multiple unit and apartment buildings incorporating retail, service and office uses on the ground floor. ‘Main street’ development is also anticipated on a private road through the centre. Single-use, single-storey buildings are provided for at limited locations within the centre.

Staff have been working with Lindvest Properties to achieve the intention of the designation through a phased development program, and are currently reviewing in detail, a proposed development program as presented to Development Services Committee on February 27, 2007. Revisions to the policies in the revised draft Secondary Plan are limited to a more detailed description of the intent of the designation, including a minimum height of 4 storeys for mixed use buildings, and 2 storeys for non-residential buildings and changes to the minimum floor space index requirements. Further revisions may be forthcoming prior to adoption of the final draft Secondary Plan.

Minor changes to the open space system

Minor changes to the open space system are proposed to reflect the updated Parks and Open Space Master Plan, which is part of the Cornell Master Parks Agreement, to ensure linkages are provided between major open spaces, and to provide a consistent depiction of parks and open spaces on the Secondary Plan schedules.

The configuration of the Open Space designation at the southeast corner of Avenue Seven and 9^th Line has been revised to coincide with the triangular parcel of land currently owned by the Ministry of Transportation (MTO). The western portion of the Town owned parcel of land (old Highway 7 right-of-way) immediately to the south of the Province’s property, is proposed to be designated Open Space to provide for the 9^th Line greenway, but the remainder is proposed to be designated Residential Neighbourhood-Cornell Centre to be developed as either open space or residential in conjunction with the residential lands to the south.

In addition, the stormwater channel within the linear open space designation north of Avenue Seven is proposed to be specifically delineated at the request of the TRCA, and reference to the function of the channel as an ecological corridor is proposed (Section 5.4). Schedules ‘AA’ and ‘BB’ show greenspace corridors, road side green links and activity linkages to the Rouge Park consistent with the trail heads identified in the Little Rouge Corridor Management Plan.

Identification of the proposed location for the rapid transit terminal, new fire station location and identification of additional school and place of worship sites.

The YRRTC’s preferred location for the proposed transit terminal has been added to the appropriate schedules (Schedules ‘AA’, ‘CC’ and ‘DD’) and reference to the potential requirement of the dedication of lands for the transit terminal is proposed to be added to the Transportation policies [Section 8.2.8.3 d) and e)].

The location of the proposed fire station has been moved to the southwest corner of Bur Oak Avenue and the future east-west street south of the expanded Hospital lands, reflecting the Town’s preferred location.

An additional school site has been identified on Schedule ‘AA’ in the residential neighbourhood north of Avenue Seven and west of Donald Cousens Parkway at the request of the YRDSB. A nearby Catholic elementary school site has been relocated to accommodate the additional site.

An additional place of worship site is also proposed within the residential neighbourhood west of Donald Cousens Parkway north of the Cornell Centre boundary, in accordance with Council’s places of worship policy (Schedule ‘AA’). Policies referring to the Town’s Site Reservation Policy and a policy providing for an additional place of worship facility within a mixed use/shared site development within Cornell Centre are also proposed [Section 6.7.5 a) and b)].

Policy Changes – Population, Residential, Open Space, Transportation

The population and employment targets have been updated to reflect the proposed changes in land use. A population of approximately 40,000 persons in approximately 16,000 dwelling units is anticipated at full build out of the Cornell community, compared with approximately 27,300 persons in 10,000 units identified in the current Cornell Secondary Plan. Approximately 11,000-13,000 employment opportunities are provided for within the Planning District boundaries. The increase in population from the March, 2006 draft Secondary Plan (approximately 38,000 persons in approximately 14,500 units) has resulted from the proposed changes in land use, (in particular increased transit oriented development along the Avenue Seven corridor), as well as updated unit counts in existing neighbourhoods.

The Residential Neighbourhood policies (Section 6.2.2.1) have been revised to include the coach house policies from the 1994 Secondary Plan. These policies, related to the provision of independent dwelling units above garages, have been slightly modified to reflect conditions where attached garages are permitted.

References to the Cornell Master Parks Agreement and a policy outlining the components of the Agreement are proposed to be included in the Open Space policies [Section 6.5.6 a) and b)]. A policy regarding the proposed provision for cash-in-lieu credits has been included in the Open Space policies [Section 6.5.6 c)], as provided for in the Cornell Master Parks Agreement. Under the proposed policy, where cash-in-lieu is provided for in the Agreement, the Cornell Landowners Group may provide for additional parks and open space infrastructure, which would be claimed as credits against cash-in-lieu of parkland requirements, as increased residential development potential within the Avenue Seven corridor, as defined in the Agreement, is realized.

In response to TRCA comments requesting that consideration be given to the design of Reesor Road as a parkway route providing an appropriate interface between urban use and park, recreational and ecological management objectives, a policy is proposed whereby consideration will be given to enhanced landscape treatment, integrated on or off road bicycle lanes and parkway road design, where road improvements are considered. Further, where employment uses abut Reesor Road, consideration shall be given to providing view corridors into the Rouge Park, and landscaping and building design should have regard for and support the countryside character [Section 8.2.5 d)].

As requested by YRRTC, a policy is also proposed, to indicate that the Region of York may require the dedication of lands for the regional transit terminal as a condition of subdivision approval, in accordance with Section 51 of the Planning Act (Section 8.2.8.3 e). Also at the request of the YRRTC, policies related to the provision of density bonusing in accordance with Section 37 of the Planning Act are proposed [Section 8.2.8.3 f) and Section 11.5.2)] stating that zoning amendments which permit densities exceeding those identified on the Development Blocks shown in Schedule ‘CC’, resulting in an increase in the overall projected jobs and population for the Planning District, may require provision of facilities, services or matters to improve the transportation, recreation, and/or community facilities and services available to area residents, pursuant to Section 37 of the Planning Act. A protocol for the use of these provisions will be prepared and presented to Council at a later date.

Other additional proposed minor revisions to the policies in the draft Secondary Plan are outlined in Table 1.

OUTSTANDING ISSUES AND MAJOR STUDIES

There are a number of issues that are still to be resolved prior to the Council adoption of the updated Secondary Plan. In addition, a number of Planning District wide studies are underway as outlined below.

Non lane-based housing still under consideration

Consideration of non lane-based housing permissions in the updated Secondary Plan was discussed in the March 7, 2006 staff report. The current Cornell Secondary Plan requires all grade-related housing to be served by rear lanes. This is unique among new communities in Markham, and is an important characteristic of the Cornell community and its reputation as one of the premiere new urbanism communities in North America. Certain Cornell developers are requesting that policies be included in the updated Secondary Plan to permit grade-related housing not served by rear lanes, referred to as ‘non lane-based housing’.

Staff have been discussing this issue with the developers over a number of years, including a review of the issue with the assistance of Andres Duany in 2003. At that time, a consensus was reached with the developers that a component of non lane-based product could be considered at appropriate ‘edge’ locations based on a formula that would permit smaller frontage lots balanced with larger frontage lots so that an average larger lot frontage be maintained for this type of product.

Staff have remained open to further discussion with the developers on this issue and possibly amending the Secondary Plan to provide for non lane-based product. In December, 2006 a presentation regarding non lane-based housing was made to Development Services Committee by staff and Mattamy Homes for a particular proposed neighbourhood in central Cornell. Staff outlined a number of principles that would apply if non lane-based housing was to be permitted, and indicated that road right-of-way issues still needed to be resolved. Mattamy Homes have been working to resolve the right-of-way design issue.

A staff report is being prepared for Development Services Committee, outlining the conditions under which non lane-based housing may be permitted, and providing draft policies for inclusion in the Secondary Plan. The report will seek authorization to call a Public Meeting to consider the proposed policies. If acceptable, it is anticipated that the policies for non lane-based housing could be brought forward for Council adoption as part of the adoption of the Secondary Plan in late spring.

Provision of grade-related housing in Cornell Centre

Certain landowners north of Avenue Seven have requested townhouse permissions within the Residential Neighbourhood-Cornell Centre designation (e.g., Macwood/Springhill Homes Inc and Mr. Zoccoli/Mr. D’Allesandro). The Residential Neighbourhood-Cornell Centre designation is intended to accommodate only multiple unit and apartment buildings in order to generate the number of dwelling units required to support the proposed rapid transit system along Avenue Seven. The provision of intensive uses along the planned transit system is an important underlying tenet of Cornell Centre. Staff are still considering whether there are certain circumstances under which townhouse development would be appropriate within Cornell Centre. Given that grade-related housing (including townhouses) is the prominent housing form for the Cornell community outside of Cornell Centre, justification for allowing these housing forms in Cornell Centre, even on a strictly controlled basis, must be demonstrated.

Finalizing location of school and park symbols on Cornell Rouge Development lands

Cornell Rouge Development has requested the relocation of a number of neighbourhood parks and school sites on their lands south of the Community Park. Staff have held extensive consultations with both school boards to reach agreement on the number and distribution of school sites in the revised draft Secondary Plan. Staff do not recommend any further changes unless acceptable to the Town and the affected school boards.

Traffic Impact Assessment completed

As mentioned, McCormick Rankin Inc were retained in 2006 to update the original Traffic Impact Assessment for the Cornell community, as required in Section 8.2.2 of the draft Secondary Plan, to ensure that the road network identified in the draft Secondary Plan can accommodate the proposed development within the Secondary Plan area. The study assumed a population of approximately 40,000 in approximately 16,000 dwelling units, and approximately 14,000 jobs at full build out, which is consistent with the population and employment forecasts in the revised draft Secondary Plan. The findings of the study indicate that the overall arterial road network and the interior collector road and local road network are capable of accommodating the forecast traffic.

This high level transportation study will provide input into other studies such as the Master Servicing Study, Community Design Plan and Development Phasing Plan, and also will provide the basis for the more detailed traffic impact studies to be completed in support of development applications.

Master Servicing Study Update and Community Design Plan underway

The Master Servicing Study is currently being updated by the Cornell Landowners Group, taking into account the additional development proposed in Cornell Centre, and including the proposed business park lands which are currently outside the urban service area. The preparation of a Community Design Plan for the Cornell Community is also being initiated by the Cornell Developers Group in consultation with Town staff.

Highway 7 transfer to the Region of York completed

The March, 2006 staff report outlined the need for the transfer of the section of Highway 7 through Cornell (from 9^th Line to east of Reesor Road) from the provincial Ministry of Transportation (MTO) to the Region of York to be expedited to facilitate the implementation of the vision for Cornell Centre.

The transfer of the section of Highway 7 from Main Street Markham to just east of Donald Cousens Parkway has been completed. The Town’s request for transfer of Highway 7 from Donald Cousens Parkway to east of Reesor Road remains outstanding.

NEXT STEPS

Staff recommend the following next steps:

• Release the revised draft document for comment.

• Hold one additional community open house in early May 2007 to present the revised draft document to the public and receive final feedback.

• Meet with appropriate parties to finalize outstanding issues.
• Finalize draft Secondary Plan for Council adoption.

Based on this timetable, Council adoption of the draft Secondary Plan is anticipated in June, 2007.

FINANCIAL TEMPLATE (external link):

No financial implications at this time.

ENVIRONMENTAL CONSIDERATIONS:

An update to the Cornell Master Servicing Study is being prepared, taking into account the proposed business park lands which are currently outside the urban service area. Comments regarding compatibility of the proposed business park lands with the Rouge Park North are addressed in this report.

ACCESSIBILITY CONSIDERATIONS:

Not applicable at this time.

ENGAGE 21^ST CONSIDERATIONS:

The revised draft Cornell Secondary Plan supports the Town’s objectives of managed growth, quality community and economic development.

BUSINESS UNITS CONSULTED AND AFFECTED:

Internal departments and external agencies have been involved in the various reviews to date and will be further consulted before the updated Secondary Plan is adopted.

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

ATTACHMENTS:

Figure 1 - Draft Land Use Schedule (March 7, 2006)

Figure 2 - Revised draft Land Use Schedule (April 17, 2007)

Table 1 - Proposed Changes to the Draft Cornell Secondary Plan

Appendix ‘A’ - Revised Draft Cornell Secondary Plan (April 17, 2007)

(DISTRIBUTED UNDER SEPARATE COVER)

File path: Amanda\File 06 114028\Documents\Recommendation Report