Report to: Development Services Committee Report Date:
SUBJECT: PRELIMINARY REPORT
Proposed policies to provide for non lane-based residential development in the Cornell Community
PREPARED BY: Isa
James, Senior Planner, Urban
Marg Wouters, Senior Planner, East District (ext 2758)
RECOMMENDATION:
That staff be authorized to schedule a Public Meeting to consider proposed policies regarding non lane-based residential development in 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
1.
Purpose 2. Background 3. Discussion 4. Financial
5. Others
(Environmental, Accessibility,
Engage 21st, Affected Units) 6.
Attachment(s)
PURPOSE:
The purpose of the report is to provide information regarding proposed policies to provide for non lane-based residential development in certain areas in the Cornell Community, and to obtain authorization to schedule a Public Meeting to consider the proposed policies.
BACKGROUND:
Residential development in Cornell is currently
lane-based
The current
(1994) Cornell Secondary Plan requires all grade-related housing to be served
by rear lanes. All development to date
in Cornell complies with this requirement.
This is unique among
Lane-based
residential development has a number of benefits, including:
·
Improved
local road streetscape - with driveways and garages at the rear of the homes
and out of public view, streets are more visually pleasing and pedestrian
friendly.
·
Improved
major road streetscape – houses can face onto major streets avoiding the need
for noise barriers (fences or berms) or window streets.
·
Improved
informal supervision of the streets (‘eyes on the street’) – with garages at
the rear of the lot, houses have a higher percentage of window area facing the
street
·
Higher
overall residential densities, resulting in a more compact community and
reduced overall land requirements.
·
Seamless
integration of various dwelling types on one street (e.g., single-detached,
semi-detached, townhouses).
·
Coach
houses (apartment units over garages) are generally only possible in a lane-
based community.
·
Floorplans
are improved, not being compromised by the intrusion of the garage.
Consideration of non
lane-based housing has been requested
Two Cornell
developers are requesting that policies be included in the updated Cornell
Secondary Plan to provide for non-lane-based housing. This matter has been under discussion with
the developers for a number of years.
The primary case presented to staff and Council to allow a
component of non lane-based housing has been to broaden the range of housing
options in Cornell. In addition, non
lane-based development may be appropriate to allow school sites to abut rear yards of houses on one side, thereby
eliminating the need for street-side security and safety fencing along one
property line.
Potential requirements for non lane-based housing were developed in consultation with Andres Duany
The Town’s goal, in consideration of any new product type, is to ensure that the unique characteristics that embody and define Cornell will not be compromised by approval of these requests. In 2003, a consensus was reached with the developers, with the assistance of Andres Duany, that a component of non lane-based housing could be considered at appropriate locations in Cornell, generally based on a formula that would permit smaller frontage lots balanced with larger frontage lots.
Staff have
continued to work with the developers to achieve further consensus regarding
policy details for non lane-based residential development. In November, 2006, Mattamy Homes
presented a proposal for a non
lane-based precinct within their lands in central Cornell to Development
Services Committee. The presentation
included a proposed plan for a non lane-based precinct centred on a local park,
and a series of model and siting options designed to reduce the impact of front
yard driveways, garages and vehicles on the streetscape. The presentation also included a set of draft
principles, prepared by Town staff, against which non lane-based development
proposals could be evaluated (see Appendix ‘A’).
The presentation was also made to the Cornell Advisory Group in December, 2006.
OPTIONS/ DISCUSSION:
Staff agree that non lane-based residential development may be appropriate under specific and limited circumstances within the residential neighbourhoods outside Cornell Centre. It is paramount that Cornell’s overall identity as a new urbanist community not be compromised by the introduction of this type of development. The set of draft principles presented to Council in November 2006 is intended to ensure that the unique character of Cornell is not compromised by non lane-based housing.
The draft principles, which have been further refined since the presentation, are as follows:
· The predominant form of residential development in Cornell shall continue to be lane-based.
· Non lane-based development may be permitted as a component of a larger neighbourhood, where the proposed development will achieve one of the following objectives:
a) Broaden the housing mix in the neighbourhood in terms of lot sizes (i.e., providing a ‘move-up’ housing type)
b) Provide an improved streetscape adjacent to
school sites bounded on four sides by roads, by eliminating the need for street-side security and safety fencing along one
of the property lines; and
c) Achieve the minimum target density of 17 units per hectare (6.9 units per acre) for the Residential Neighbourhood designation.
· The structure of a non lane-based neighbourhood component shall include the following attributes:
a) Continuation and reinforcement of Cornell’s interconnecting grid network of streets and pedestrian connections;
b) Provision of a central shared public open space as a focus/centre; the size of the central open space amenity should be a minimum of 0.5 ha in size, and be consistent with the Open Space Master Plan; and
c) A variety of lot frontages, ranging from 11m (36 ft) minimum to at least 18m (60ft).
· A non lane-based neighbourhood component should, as much as possible, retain the streetscape characteristics of the larger neighbourhood by:
a) Reducing the visual impact of driveways, garages and vehicles in front yards;
b) Maintaining as closely as possible the building to building setbacks of lane-based development; and
c) Not including reverse frontage lots or other lotting configurations which would require noise attenuation features such as fences and berms, or window streets.
These principles/policies are proposed to be included in the draft updated Secondary Plan. As well, specific requirements to achieve the above principles will be added to the Architectural Control Guidelines for the Cornell Community, as follows:
· The central focal open space amenity should be framed by large frontage (15m/50ft or greater) lots;
· The number of large lots (15m/50ft or greater) in the non lane-based component shall have a dominant presence and shall represent not less than 40% of the total number of non lane-based lots;
· The larger frontage lots should be distributed and located to visually reinforce the neighourhood character along community connector streets;
· The lotting mix should facilitate a transition from the non lane-based housing to the lane-based housing in the larger neighbourhood;
· Specific strategies to minimize the visual impact of the garage, driveways and vehicles to the street should include the use of single-car garages, rear yard garages, tandem parking arrangements, court yards, house front build-to lines and garage build-over alternatives;
· Dwelling designs and lot layouts should eliminate or severely restrict the opportunity for parking vehicles on the driveway and garage apron adjacent to the street line;
· Garage widths for lots with less than 13.4 m (44 ft) frontages should not exceed 3.5 metres; and
· Width of garages for lots with 13.4m (44 ft) frontage or greater should not exceed 6.1 metres, with the driveway apron across the municipal boulevard reduced to 3.5 metres.
Potential for non
lane-based development is limited
Lands with potential for non lane-based development in
Cornell are outlined on Figure 1. Staff
anticipate limited non lane-based development given the amount and
configuration of the remaining lands designated for low density residential
development in Cornell. The proposed
restrictions on reverse lotting, window streets and noise attenuation barriers
restrict non lane-based development to internal locations, away from arterial
roads (e.g.,
In addition to the Mattamy proposal in central Cornell,
Cornell Rouge Developments has indicated interest in a similarly sized non
lane-based precinct within their lands between
The Mattamy proposal includes approximately 300 non lane-based units, and conceptual lotting plans submitted by Cornell Rouge Developments indicate a similar number of non lane-based units may be achievable on the remaining Cornell Rouge lands. Based on these plans, the total number of anticipated non lane-based units is expected to be less than 15% of the total estimated number of low density dwelling units within the neighbourhoods outside of Cornell Centre, and less than 10% of the total number of dwelling units within the neighbourhoods outside of Cornell Centre.
Appropriate street
cross-sections being developed
One of the issues yet to be finally resolved
regarding non lane-based development is the appropriate cross-section for
locals roads. The Town’s standard
cross-section for a local road right-of-way is 17m wide, which provides for a
sidewalk on one side of the street.
Local street right-of-ways in Cornell are 15.5m wide and provide a
sidewalk on both sides of the street.
The reduced width is achieved by placing certain utilities in the rear
lanes. For the proposed non lane-based
development, the provision of utilities within the road right-of-way and the requirement
for two sidewalks results in a right-of-way that exceeds 18m, which is wider
than typical local streets in
Implementation of non
lane-based development
The implementation of non lane-based residential development requires additions or revisions to the Cornell Secondary Plan and the Architectural Control Guidelines for Cornell. The Cornell Community Design Plan, which is currently being prepared, will also need to address this type of development. Proposed draft plans of subdivision for non lane-based development would be evaluated against the policies of the Secondary Plan, the Community Design Plan and the Architectural Control Guidelines.
Draft policies for inclusion in the updated draft Cornell Secondary Plan are attached as Appendix ‘B’. It is intended that, if time permits, the draft policies be included as part of the final draft Secondary Plan when it is brought before Council for approval later this fall. Otherwise, once approved by Council, the Secondary Plan policies can be forwarded to the Region of York for approval as a modification to the updated Cornell Secondary Plan.
Scheduling of Public
Meeting is recommended
It is recommended that a public meeting be held to consider the proposed policies to permit non lane-based residential development in the Cornell Community.
FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)
Not applicable.
ENVIRONMENTAL CONSIDERATIONS:
Not applicable.
ACCESSIBILITY CONSIDERATIONS:
Not applicable.
ENGAGE 21ST CONSIDERATIONS:
The proposed policies are in keeping with the corporate goal of “Managed Growth” as these policies provide a framework for the delivery of non-lane-based housing in Cornell without compromising Cornell’s overall identity as a new urbanist community.
BUSINESS UNITS CONSULTED AND AFFECTED:
Comments from internal departments and external agencies will be addressed in the recommendation report.
RECOMMENDED
BY: ________________________ ________________________
Valerie Shuttleworth, RPP, MCIP Jim Baird, RPP, MCIP
Director of Planning & Urban Design Commissioner of Development Services
ATTACHMENTS:
Figure 1 - Lands with potential for Non-Lane-Based Housing in Cornell
Appendix ‘A’ –
Appendix ‘B’ – Draft Secondary Plan policies
Q:\Development\Planning\Teams\NEW EAST
TEAM\CORNELL\Front Load\DSC non lane based housing 16oct07.doc