Report to: Development Services Committee Report Date: November 20, 2007

SUBJECT: RECOMMENDATION REPORT

Pilot project evaluation of alternative lot sizes, servicing allocation and zoning approval for draft plan of subdivision 19TM-06017

Cornell Rouge Development Corporation

Cornell Community

(ZA 06-135990)

PREPARED BY: Marg Wouters, Senior Planner, East District (ext 2758)

RECOMMENDATION:

That the zoning application (ZA 06-135990), submitted by Cornell Rouge Development Corporation to implement draft plan of subdivision 19TM-06017 (SU 06-135988) south of 16^th Avenue, east of Cornell Centre Boulevard, be approved and the draft Zoning By-laws attached as Appendix ‘A’ be finalized and enacted;

That single-detached lots with frontages less than 11m and depths of 25m, and all semi-detached lots with depths of 25m be considered in residential subdivisions in the Cornell Community on a limited basis, subject to appropriate measures being taken to ensure provision of appropriately sized outdoor amenity space.

That the conditions under which single-detached lots with frontages less than 11m and depths of 25m, and semi-detached lots with depths of 25m are permitted, as outlined in this report, be included in the Community Design Plan and/or Architectural Control Guidelines for the Cornell Community, as appropriate.

That servicing allocation for 124 units (422.0 population), consisting of 79 single-detached units, 14 semi-detached units and 31 townhouse units, be granted to Cornell Rouge Development Corporation subject to written confirmation from the Trustee of the Cornell Landowners Group that servicing allocation is available from the total sewer and water allocation granted to the Cornell Community by the Town and the Region;

That Cornell Rouge Development Corporation pay their proportionate share of the Hwy 48 flow control measures, to the satisfaction of the Director of Engineering;

That the Town reserves the right to revoke or reallocate the servicing allocation should the development not proceed in a timely manner;

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 recommend approval of a variation of lane-based shallow (25m) lots developed by Cornell Rouge Development Corporation on a pilot project basis, as an appropriate lot type in the Cornell Community, and to recommend approval of servicing allocation and zoning amendments to implement plan of subdivision 19TM-06017.

BACKGROUND:

New lot type proposed in 2003, staff had concerns

The first Cornell Rouge Development Corporation (Cornell Rouge) subdivision, approved in 2003 (19TM-030006), included a component of single-detached and semi-detached lots with a depth of 25 metres (82 ft). With this lot depth, garages are required to be attached to the rear of the house, whereas the majority of the first phase of Cornell was developed with lots having sufficient depth (approximately 31m or 102 ft) to accommodate detached rear garages. The outdoor amenity area (back yard) for traditional 31m deep lots is between the house and the detached garage, whereas the outdoor amenity area on shallow (25m) lots is beside the garage/driveway.

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. On shallow lots having a frontage of less than 11m, only a single car garage can be accommodated, and the resulting outdoor amenity space is more narrow (less than 4m wide for a 7m wide semi-detached unit, and less than 5.2m for the 9m single-detached lots), as shown in Figure 1. In the recommendation report for the first phase subdivision, staff identified concerns that the outdoor amenity space on narrow shallow lots might be compromised by future widenings of the driveway, and that the requirement for a driveway parking space in front of the single car garage could result in the lanes appearing inordinately wide.

To address these concerns, staff required the following measures as conditions of draft approval of the subdivision:

· Distribution of the alternative lot frontages throughout the subdivision, with generally no more than three 9m lots in a row separated by generally not less than three 11 or 12m lots.

· Flankage lots required to be 11 or 12m in width to accommodate double car garages, which would reduce the perceived width of the lane from the street.

· 1.2m high rear yard fencing to close the rear yards off from the lanes.

· Planting one tree in the rear yard of each dwelling, adjoining the lane to discourage future widening of the driveway.

· Semi-detached houses facing 16^th Avenue were required to incorporate a useable outdoor amenity area either in the form of a wraparound porch or a second storey deck.

New lot type accepted on pilot project basis only

The conditions of draft approval for the first subdivision provided that the 25m lot depth was being accepted on a pilot project basis only, and that the lot size and product would not be accepted for general application to future phases until staff had reported on the outcome of the pilot project, and Council had endorsed the continued use of this lot depth and associated development standards. This review was to take place once 50% of the houses on such lots in the subdivision had been occupied for a minimum of 6 months and the tree planting and fencing had been completed.

The second Cornell Rouge plan of subdivision (19TM-04004), draft approved in February 2006, included a small number of shallow (25m) semi-detached lots. Staff recommended draft approval of the subdivision in advance of completion of the review of the pilot project, on the basis that the lots were dispersed in groups of not more than three lots, and all of the units provided a greater amount of amenity space (minimum 40m² , including a 7m² deck over the garage) than the zoning by-law required.

A third Cornell Rouge plan of subdivision (19TM-06017) consisting of 124 single-detached, semi-detached and townhouse dwellings and 2 apartment units, was draft approved in August, 2007 by the CAO through delegated authority. The plan of subdivision contained 45 single and semi-detached narrow shallow lots, dispersed throughout the subdivision. In the interest of letting works proceed before the winter, staff recommended conditional draft approval on the basis of an evaluation of the applicant’s model homes built on narrow shallow lots. The plan of subdivision was draft approved subject to Council approval of the required evaluation of the pilot project later in the year, and approval of any revised zoning standards arising from the evaluation, and subject to acknowledgement by the applicant that any works undertaken by the applicant prior to Council consideration of the evaluation, would be solely at the applicant’s risk.

OPTIONS/ DISCUSSION:

Pilot Project Evaluation

As of the end of October 2007, approximately 50% of the lots in the first Cornell Rouge subdivision have been occupied for 6 months. Trees are currently being planted and fencing is expected to be installed in the next few weeks.

Staff are satisfied that, in principle, the shallow lots in the Cornell Rouge subdivisions to date are an appropriate lot type for the Cornell Community, provided the lots can accommodate the minimum amount of outdoor amenity space required in the zoning by-law (30m² to 40m², depending on lot type). Driveways have not been expanded in the majority of the lots occupied to date, with the exception of a few of the narrow semi-detached lots fronting 16^th Avenue, which have guaranteed amenity space above the garage.

To ensure that the outdoor amenity space is not compromised by future driveway widenings, staff recommend that landscaping requirements such as tree planting and provision of a rearyard fence by the developer continue to apply for these types of lots.

With respect to the distribution of these types of lots, staff should continue to encourage a mix of lot sizes throughout a plan of subdivision, permitting, as a rule of thumb, groupings of generally not more than 3 narrow shallow lots, and an appropriate separation of these groupings by wider lots. Staggering narrow shallow lots on either side of a lane will reduce the potential appearance of wide lanes. The provision of a rearyard fence will also help to mitigate the appearance of wide lanes.

It is recommended that the conditions under which single-detached lots with frontages less than 11m and depths of 25m, and semi-detached lots with depths of 25m are permitted, as outlined in this report, be included in the Community Design Plan and/or Architectural Control Guidelines for the Cornell Community, as appropriate. No changes are required to the zoning standards developed for the pilot project lots.

Servicing Allocation and Zoning By-Law

The Trustee of the Cornell Developers Group has indicated that servicing allocation for 424.3 population is available for draft plan of subdivision 19TM-06017. This is slightly less (by 2.2 persons) than the allocation of 426.5 population required to serve the development. It is proposed that a Holding provision be placed on the zoning for Lot 75 (the mixed use neighbourhood centre) until such time as sufficient allocation (4.5 persons) for the two apartment units on the second floor of the neighbourhood centre is available.

It is recommended that servicing allocation for 124 units (422.0 total population), consisting of 79 single-detached units, 14 semi-detached units and 31 townhouse units, be granted to Cornell Rouge Development Corporation subject to written confirmation from the Trustee of the Cornell Landowners Group that servicing allocation is available from the total sewer and water allocation granted to the Cornell Community by the Town and the Region.

It is further recommended that the zoning amendment to implement 19TM-06017 be approved, and the draft Zoning By-laws attached as Appendix ‘A’ be finalized and enacted.

FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)

Not applicable.

ENVIRONMENTAL CONSIDERATIONS:

The proposed variation on the shallow (25m deep) lot will not compromise the minimum required outdoor amenity space, and will result in the provision (by the developer) of trees in the rearyards of these lots.

ACCESSIBILITY CONSIDERATIONS:

Not applicable.

ENGAGE 21^ST CONSIDERATIONS:

Approval of the proposed development is consistent with key goals set out in “Engage 21^st Century Markham”, with respect to Managed Growth and efficient use of infrastructure. The proposed development constitutes a logical extension to previous developments in the Cornell Community.

BUSINESS UNITS CONSULTED AND AFFECTED:

The proposal has been circulated to internal departments and external agencies. All comments and requirements have been addressed.

RECOMMENDED

BY: ________________________ ________________________

Valerie Shuttleworth, RPP, MCIP Jim Baird, RPP, MCIP

Director of Planning & Urban Design Commissioner of Development Services

ATTACHMENTS:

Figure 1: Lots with 25m Depth

Appendix ‘A’ – Implementing Zoning By-law (Plan of subdivision 19TM-06017)

Q:\Development\Planning\APPL\SUBDIV\06 135988 Cornell Rouge Phase 3\DSC pilot project evaluation 20nov07.doc