APPENDIX ‘A’
OFFICIAL PLAN
of the
TOWN OF
AMENDMENT NO. XXX
To amend the Official Plan (Revised 1987), as amended.
OFFICIAL
PLAN AMENDMENT
and
SECONDARY PLAN
for the
CORNELL
PLANNING DISTRICT
(
FINAL DRAFT
(
OFFICIAL PLAN
and
SECONDARY PLAN
for the
CORNELL PLANNING DISTRICT
AMENDMENT NO. XXX
This Official Plan Amendment
was adopted by the Corporation of the Town of
Mayor
Town Clerk
BY-LAW NO.
_________
Being a by-law to adopt Amendment No. XXX to the Town
of
THE COUNCIL OF THE CORPORATION OF THE TOWN OF
1. THAT Amendment No. XXX to the Town
of
2. THAT this by-law shall come into
force and take effect on the date of the final passing thereof.
READ A
FIRST, SECOND AND THIRD TIME AND PASSED THIS ________ DAY OF _____________, 2008.
TOWN CLERK MAYOR
TABLE OF CONTENTS
PART I -
INTRODUCTION
1.0 GENERAL 11
2.0 LOCATION
AND DESCRIPTION OF AMENDMENT AREA 11
3.0 PURPOSE 11
4.0 CONTEXT 12
5.0 BASIS
OF THE AMENDMENT 16
PART II -
THE OFFICIAL PLAN AMENDMENT
1.0 THE
AMENDMENT 23
2.0 IMPLEMENTATION 25
3.0 INTERPRETATION 25
PART III -
THE SECONDARY PLAN
Table
of Contents 29
1.0 INTRODUCTION 33
2.0 PURPOSE
OF THE SECONDARY PLAN 33
3.0 LOCATION
AND DESCRIPTION OF THE PLANNING DISTRICT 33
4.0 GOAL,
OBJECTIVES AND PRINCIPLES 33
5.0 COMMUNITY
STRUCTURE 42
6.0 LAND
USE DESIGNATIONS AND POLICIES 44
7.0 URBAN
DESIGN AND SUSTAINABLE DEVELOPMENT POLICIES 84
8.0 INFRASTRUCTURE POLICIES 97
9.0 ENVIRONMENTAL POLICIES 109
10.0 CULTURAL HERITAGE POLICIES 114
11.0 IMPLEMENTATION 115
12.0 INTERPRETATION 124
PART IV - THE
APPENDICES
Appendix 1 Cultural
Heritage Resources 127
Appendix 2 Location
of Cultural Heritage Resources
Appendix 3 Development
Blocks – Cornell Centre and Cornell North Centre
PART I – INTRODUCTION
(This is not an operative part of Official Plan
Amendment No. XXX)
PART I – INTRODUCTION, is included for information
purposes and is not an operative part this Official Plan Amendment.
PART II – THE AMENDMENT, and Schedules ‘A’ – Land Use,
‘B’ –
PART III – THE SECONDARY PLAN, and Schedules ‘AA’ –
Detailed Land Use, ‘BB’ – Community Structure, ‘CC’ – Development Blocks, and
‘DD’ – Transportation, attached thereto, constitute the Secondary Plan for the
Cornell
The APPENDICES are included for information purposes
only and are not an operative part of this Official Plan Amendment. They
include Appendix 1 - Cultural Heritage Resources, Appendix 2 - Location of
Cultural Heritage Resources, and Appendix 3 - Development Blocks – Cornell
Centre and Cornell North Centre.
2.0 LOCATION AND DESCRIPTION
OF AMENDMENT AREA
This
Amendment applies to the lands within the Cornell
The
Amendment area currently accommodates the urban residential neighbourhood
development, the Markham Stouffville hospital, and a mix of agricultural and
rural residential uses. There are five
significant woodlots located within the
3.0 PURPOSE
The
purpose of this Amendment is to incorporate into the Official Plan, an updated
Cornell Secondary Plan, which refines and designates lands in the Cornell
The
Amendment replaces Official Plan Amendment No. 20 to the Official Plan (Revised
1987), as amended, which established the Secondary Plan PD 29-1 for the Cornell
·
deletes the Rouge Park North/Greenbelt lands, as shown on Schedule ‘B’
to this Amendment, from
·
incorporates the lands shown on Schedule ‘D’ to this Amendment, into
the Urban Service Area and designates the lands Industrial for business park
uses;
·
designates the majority of the lands within the
·
designates the lands within the Cornell Centre mixed-use district for
higher density urban residential and office uses mixed with community amenity
area uses, business park uses, and institutional uses within a community
facilities and health care campus;
·
identifies the approximate size, location and configuration of existing
and future roads, transitways and transit facilities including a terminal and
other elements of the transportation system; and
·
identifies the approximate size, location, and configuration of
existing and future parks, open spaces, linkages and other elements of the open
space system.
4.0 CONTEXT
Provincial
Policy
Current provincial
policy confirms the need to manage and
direct land use to achieve efficient land use patterns while providing for
strong livable communities, facilitating economic growth and protecting the
environment. The Province has initiated a set of provincial growth management
initiatives which, together with revisions to the
The Provincial Policy Statement (PPS), dated March
2005, requires that “sufficient land shall be made available through
intensification and redevelopment and, if necessary designated growth areas, to
accommodate an appropriate range and mix of employment opportunities, housing
and other land uses to meet the projected needs for a time horizon of up to 20
years.”
The Cornell
Growth Plan for the Greater Golden Horseshoe
The provincial Growth Plan for the Greater Golden
Horseshoe, dated
The Avenue Seven Corridor, within
The degree of intensification planned for the Avenue
Seven Corridor in Cornell Centre is consistent with the contemplated provincial
Growth Plan objective of municipalities accommodating a minimum 40% of their
projected residential growth through intensification. It is intended that new development taking
place in the designated growth area outside Cornell Centre in the
Cornell Centre will also serve as a significant
inter-modal hub for major highways and arterials (Highway 407/ Avenue Seven/
Donald Cousens Parkway); major rail lines (GO Transit Havelock Line); rapid
transit (provincial Highway 407 transitway, regional Avenue Seven transitway -
Viva) and to potentially serve as a regional transportation terminus linking to
a possible future regional airport at Pickering. The Growth Plan encourages the designation
and preservation of lands in the vicinity of existing major highways, rail
lines and international airports as areas for manufacturing, warehousing, and
associated retail, office and ancillary facilities and major office development
where higher order transit services are planned.
Cornell Centre is planned to function as a regional
employment node, building on the opportunity to locate a highly accessible,
regional scale concentration of employment at the confluence of major road and
transit networks. The prestige business
park lands planned for Cornell are strategically located adjoining Avenue Seven
at the intersection of Highway 407 and Donald Cousens Parkway, and represent
the last opportunity for strategically located prestige business park land on
the 400 series highways in Markham.
The Provincial Greenbelt Plan, dated February 2005, is
a component of the provincial growth strategy that identifies where urban
growth will not occur in order to provide for the permanent protection of
agriculture and environmental lands.
Rouge Park North lands previously located within the Cornell
Regional Policy
Current Regional policy represents a shift towards a
growth management model that complements Provincial policy and encourages
additional development within the existing urban areas of the Region. The Regional Centres and Regional Corridors
will be the prime locations for infill and intensification, the most intensive
being directed to Regional Centres and Key Development Areas within the
Regional Corridors.
Centres and Corridors Strategy and Regional Official
Plan Amendment No. 43
In June 2004, the Region of York adopted an updated
growth management strategy for Centres and Corridors identifying four key
action areas: policy, programs, financial tools and infrastructure investment,
to guide the development of an urban structure based on a hierarchy of Centres
and Corridors, served by rapid transit.
The Centres and Corridors Strategy focuses on concentrating a balance of
live/work development opportunities, at transit-supportive densities, within
walking distance of a rapid transit corridor.
Regional Official Plan Amendment No. 43 was approved in January
2005. The Town of
Set within the context of the Regional Centres and
Corridors strategy, the Avenue Seven Corridor in Cornell Centre is a planned
regional corridor with a subcentre/node that will be developed on the
principles of balanced live/work opportunities, compact urban form, natural
heritage protection, transit-supportive development and a choice of housing
opportunities. This is consistent with the Region’s desired urban structure
where Regional Centres and Corridors will accommodate the highest concentration
and variety of land uses served by rapid transit in the Region.
Transit-Oriented Development Guidelines
In September 2006, the Region of York adopted Regional
Transit-Oriented Development (TOD)
Guidelines to advance the implementation of York Region’s planned urban
structure of Regional Centres linked by Regional Corridors, served by public
transit. The Regional TOD Guidelines are
an information and implementation tool to support existing planning policies
and programs at the local municipal level.
For the Avenue Seven Corridor and Cornell Centre the guidelines will
assist in planning for well designed, pedestrian-friendly and
transit-supportive development.
Viva –
Viva, York Region’s new rapid transit service,
commenced operation in September 2005 and will provide fast, convenient
connections to link
Town of
Official Plan Amendment No. 5 and the Eastern
In
1993, the Town of
In 2003, the Town of
In an
effort to improve the balance of jobs versus residents in Eastern Markham, the
rural lands not comprising part of the Rouge Park North or the provincial
Greenbelt within the revised Cornell
Avenue Seven Corridor Strategy
In
The strategy will align Avenue Seven policies with the
Provincial and Regional policy frameworks and identify “key development areas”,
including Cornell Centre, where infill and intensification will occur in the
Avenue Seven Corridor over time. It will
also establish transit supportive land use and built form criteria in support
of detailed Secondary Plans for these key development areas providing greater
specification and directions regarding land use, density of development,
infrastructure needs and built form. The
ultimate objective is for Avenue Seven to be transformed into a significant
public boulevard with a rapid transitway and mixed-use development at
transit-supportive densities.
Avenue Seven and Cornell Centre are key components of
the emerging Avenue Seven Corridor Strategy.
Within the context of local community values and using effective
community design principles, the Town will complete planning for infill and
intensification within this key development area of the Avenue Seven Corridor.
The Master
Plan and Community Structure Plan for the Cornell Community
The 1994 Master Plan for the Cornell community formed
the foundation for the policies and land use schedules contained in the
Secondary Plan for the Cornell
The Master Plan concept contemplated a series of
neighbourhoods with a mix of uses and activity; specialized districts
performing primary functions; and corridors providing linkage and defining
patterns of activity between the neighbourhoods and districts. The focal point of the Master Plan concept is
the Central Core and the Central Corridor which is intended to serve all
residents of the Cornell community, as well as having a regional function
serving
The Community
Structure for the Cornell
Updating the Community Structure to reflect current senior government policy and the
updated parks and open space master plan, provides an opportunity to refine and
update the land use pattern and policies and the land use schedules for the
The
A key component of Cornell Centre will be the
community facilities and health care campus that will provide a regional and
community focus for expanded health care, wellness, community centre, library
and accessory uses that are integrated into the network of roads, transit,
parks and open spaces, pedestrian linkages and the built form of the Cornell
community.
5.0
BASIS OF THE AMENDMENT
The Town of
·
respond to current senior government policy
initiatives including the Provincial Growth Plan and Greenbelt Plan, and the
Region of York’s Centres and Corridors Strategy, particularly as they relate to
the planning of Cornell Centre;
·
accommodate the proposed expansion initiatives of the Markham
Stouffville Hospital, the Central East Community Centre and Library, the York
Rapid Transit Plan/Viva, and the recommendations of the Eastern Markham
Strategic Review as endorsed by Council, particularly as they relate to the
planning of Cornell Centre and the provision of a regional scale business park
in eastern Markham; and
·
update
the land use schedules to reflect an updated parks and open space master plan.
Responding to Senior Government Policy
The Town of
The existing
Secondary Plan envisioned and provided for all of the structural elements to
establish a significant centre in the Avenue Seven Corridor including a health
care campus, a transit hub, a business park, a retail centre and a medium and
high density mixed-use residential neighbourhood.
The updated Secondary Plan includes new policies to
encourage growth in Cornell Centre in the form of an urban, compact, mixed-use,
pedestrian-friendly environment with a focus on transit service, and community
design consistent with a more dense urban environment. Some of the changes include a new development
regime and enhanced urban design guidelines for the Avenue Seven Corridor, and
an expanded business park around the interchange of
The updated Secondary Plan policies specifically
address changes to:
· the land use pattern and community structure;
· the open space system;
· the housing mix and density;
· the provision of community amenity areas in the form
of mixed-use development corridors and mixed-use retail centres;
· the provision of a significant employment area;
· the transportation system including provision of a
regional Viva transitway; and
· an expanded community facilities and health care campus.
Provision of
a
The existing Secondary Plan provides for the possible
future redesignation of lands south of Highway 7 and west of the proposed
interchange of
Based on recommendations of the Employment Lands
Strategy Study, in May, 2000, the Town initiated the Employment Lands Technical
Study (ELTS) to identify potential lands for possible future industrial use at
two locations outside the urban boundary of the Town. One of these locations
was the east quadrant of the Town adjoining the Highway 407 Corridor, north and
east of the established urban area of the Town. In June 2002, Council adopted
the Secondary Plan for Box Grove incorporating employment lands in the vicinity
of Highway 407 and to proceeding with further
study of a smaller area of land in the vicinity of Highway 407 and
Based on a comprehensive review, the updated Secondary
Plan policies provide for a significant employment area that capitalizes on the
opportunity to establish a regional scale business park at the hub of a number
of transportation facilities in
Lands
identified as a Deferral Area pending approval of expansion of Urban Settlement
Area by the Region of
Within the updated Secondary Plan, these lands are
identified as a Deferral Area pending approval by the Region of an expansion of
the urban settlement area. Under the Provincial Policy Statement 2005, a
planning authority may identify an expansion of a settlement area boundary at
the time of a comprehensive review. The
Cornell Secondary Plan review is based on the most up to date population and
growth projections and allocations from the Region and the Province and takes
into account the alternative options for employment uses on the lands
considered through the comprehensive employment land supply study and the
Eastern Markham Strategic Review. The
uses contemplated in the Open Space Reserve designation in the 1994 Secondary
Plan (OPA 20), generally preserve the option for future employment activity on
the lands.
The Official Plan amendment for the expansion lands
will add approximately 75 hectares of land along Highway 407 and
The deferral lands represent the last opportunity to
accommodate prestige employment activities along the Highway 407 economic
growth corridor in the Town of
The Town’s Strategic Plan - “Engage 21st
Century Markham”, has positively confirmed
The
Cornell Centre employment lands present an opportunity to establish a regional
scale business park at the hub of a number of transportation facilities (i.e.,
Donald Cousens Parkway, Highways 407 & 7, the GO Gateway Station south of
Highway 407 and the Viva regional rapid transitway terminus). By combining approximately 45 net hectares of
prestige business park lands on the expansion lands with another 22 net
hectares of prestige business park land proposed within Cornell and 43 net
hectares existing in the Box Grove community to the south, Eastern Markham will
benefit from a regional scale concentration of employment activity on
approximately 110 net hectares of strategically located prestige business park
lands directly supporting the Town’s Economic Development Strategy.
PART II - THE OFFICIAL PLAN
AMENDMENT
(This is an operative
part of Official Plan Amendment
No. XXX)
1.0
THE AMENDMENT
The following text and Schedules ‘A’, ‘B’, ‘C’, ‘D’,
‘E’, ‘F’, ‘G’ and ‘H’ attached hereto constitute Amendment No. XXX to the Town
of
1.1
Schedule ‘A’ –
LAND USE of the Official Plan (Revised 1987), as amended, is hereby amended by
designating certain lands, as shown on Schedule ‘A’ attached hereto.
1.2
Schedule ‘B’ –
PLANNING DISTRICTS of the Official Plan (Revised 1987), as amended, is hereby
amended by adjusting the
1.3
Schedule ‘C’ -
TRANSPORTATION of the Official Plan (Revised 1987), as amended, is hereby
amended by changing the designation of certain Major Arterial Roads and Major
Collector Roads internal to the
1.4
Schedule ‘D’ –
URBAN SERVICE AREA of the Official Plan (Revised 1987), as amended, is hereby
amended by adding approximately 75 hectares of land, located east of Donald
Cousens Parkway in the vicinity of Highway 7, to the Urban Service Area as
shown on Schedule ‘D’ attached hereto.
1.5 Schedule ‘G’ - SITE PLAN CONTROL of the
Official Plan (Revised 1987), as amended, is hereby amended by changing the
road widening requirements for certain Major Arterial Roads and Major Collector
Roads internal to the
1.6 Schedule ‘H’ – COMMERCIAL/INDUSTRIAL
CATEGORIES of the Official Plan (Revised 1987), as amended, is hereby amended
to identify the categories of commercial and industrial land use for certain
lands designated as INDUSTRIAL and COMMERCIAL, as shown on Schedule ‘F’
attached hereto.
1.7 Schedule
‘I’ – ENVIRONMENTAL PROTECTION AREAS of the Official Plan (Revised 1987), as
amended, is hereby amended by adding approximately 75 hectares of land, located
east of Donald Cousens Parkway in the vicinity of Highway 7, to the Urban
Development Area and to designate features as identified on Schedule ‘G’
attached hereto.
1.8 Appendix
Map 1 – GREENWAY SYSTEM of the Official Plan (Revised 1987), as amended, is
hereby amended by adding approximately 75 hectares of land, located east of
Donald Cousens Parkway in the vicinity of Highway 7, to the Urban Development
Area and to designate features as identified on Schedule ‘H’ attached hereto.
1.9 Section 1.1.2 of Part II of the Official
Plan (Revised 1987), as amended, is hereby amended by deleting the number “20”
and by adding the number “XXX” to
the list of amendments, to be placed in numerical order including any required
grammatical and punctuation changes.
1.10
Section 1.1.3 (c) of Part II of the Official Plan (Revised 1987), as
amended, is hereby amended by deleting number “20” and replacing it with
Official Plan Amendment No. “XXX”.
1.11 Section
4.3.29 of the Official Plan (Revised 1987), as amended, is hereby deleted and
replaced with the following:
“4.3.29 Cornell
(
4.3.29.1 General Policies
a) A
Secondary Plan was originally adopted as Official Plan Amendment No. 20 and
incorporated into this Plan for the area identified as
Official Plan Amendment No. 20 shall be repealed and
the original Secondary Plan shall be replaced with an updated Secondary Plan.
The new Secondary Plan shall update the community structure of the Cornell
community to reflect current Provincial and Regional growth management
initiatives. The new Secondary Plan shall refine and update the land use
pattern and policies, and the land use schedules for the Cornell
b) The
configuration of certain roads shown on Schedule ‘C’ - TRANSPORTATION, are
schematic only and will be subject to further study and a determination of
final location, land and design requirements through Environmental Assessments,
or other appropriate studies. The Secondary Plan for the
c) In the event that an Environmental
Assessment or implementing transportation study necessitates revisions to the
alignment or right-of-way of a road, and consequently to the pattern or design
of other roads within the
d) The Secondary Plan for the
e) The Secondary Plan shall establish that the
staging and approval of development in the
·
municipal
servicing requirements;
·
environmental and
stormwater management;
·
transportation
system design and traffic management;
·
natural and
cultural heritage;
·
community design;
and
·
development
phasing.
In addition to studies to address the foregoing matters,
Environmental Assessments may also be required to permit the approval of
certain infrastructure and may be identified in the Secondary Plan.
f) This
Plan and the Secondary Plan shall provide for the redesignation of certain
Industrial lands to Urban Residential in Cornell Centre. In the event that Council determines an
alternate designation shall be assigned, the designation on Schedule ‘A’ to
this Plan may be revised accordingly without further amendment to this Plan or
the Secondary Plan.
1.12 Section
9 – SECONDARY PLANS of Part II of the Official Plan (Revised 1987) as amended,
is hereby amended by deleting Section 9.2.13 and replacing it with:
“9.2.13 Secondary Plan PD 29-1 for the
Cornell
2.0
IMPLEMENTATION
The provisions of the Official Plan, as amended from
time to time, regarding the implementation of that Plan, shall apply to this
Amendment.
3.0
INTERPRETATION
The provisions of the Official Plan, as amended from
time to time, regarding the interpretation of that Plan, shall apply to this
Amendment.
PART III - THE SECONDARY PLAN
(This is an operative part of Official Plan Amendment
No. XXX)
SECONDARY PLAN PD 29-1 – CORNELL PLANNING
DISTRICT
Table of Contents 29
1.0 INTRODUCTION 33
2.0 PURPOSE
OF THE SECONDARY PLAN 33
3.0 LOCATION AND DESCRIPTION OF THE PLANNING
DISTRICT 33
4.0 GOAL, OBJECTIVES AND PRINCIPLES 33
4.1 Introduction 33
4.2 Policy Context 34
4.3 Goal 34
4.4 Objectives 34
4.4.1 Community Structure and Land Use 34
4.4.2 Sustainable
Development 35
4.4.3 Mixed-use
District (Cornell Centre) 35
4.4.4 Residential
Development 35
4.4.5 Employment 35
4.4.6 Commercial
Development 36
4.4.7 Community
Facilities and Health Care Campus 36
4.4.8 Open
Space System/Environmental Features 36
4.4.9 Natural and Cultural Heritage Features 36
4.4.10 Urban
4.4.11 Transportation 37
4.4.12 Municipal
Servicing Systems 37
4.4.13 Implementation 38
4.5 Principles 38
5.0 COMMUNITY STRUCTURE 42
5.1 Residential
Neighbourhoods 42
5.2 Cornell
North Centre 42
5.3 Cornell Centre 43
5.4 Development
and Greenspace Corridors 43
6.0 LAND USE DESIGNATIONS AND POLICIES 44
6.1 General Policies - All Lands 44
6.1.1 Schedules 46
6.1.2 General Housing Policies 47
6.1.3 General Employment Policies 49
6.1.4
6.2 Urban Residential
6.2.1 General Policies 50
6.2.2 Residential Neighbourhood 51
6.2.2.1 General Development and
6.2.2.2 Residential Neighbourhood Centre Policies 52
6.2.2.3 Site Specific Policies 53
6.2.3 Neighbourhood Commercial Centre 53
6.2.3.1 General Development and
6.2.4 Residential Neighbourhood – Cornell
Centre
54
6.2.4.1 General Development and
6.2.4.2 Site Specific Policies 56
6.2.5 Avenue Seven Corridor – Mixed
Residential 57
6.2.5.1
General Development and
6.2.5.2
Site Specific Policies 59
6.3 Commercial
6.3.1 General Policies 60
6.3.2 Community Amenity Area – Bur Oak Corridor 61
6.3.2.1 General Development and
6.3.2.2 Site Specific Policies 62
6.3.3 Community Amenity Area -– Bur Oak Corridor
Cornell Centre 62
6.3.3.1 General Development and
6.3.3.2 Site Specific Policies 64
6.3.4 Community Amenity Area – Cornell Centre 64
6.3.4.1 General Development and
6.3.4.2 Site Specific Policies 66
6.3.5 Community Amenity Area – Cornell North
Centre 67
6.3.5.1 General Development
and
6.3.5.2 Site Specific Policies 69
6.3.6 Community Amenity Area – Automotive Service
Centre 70
6.3.6.1 Development Policies 70
6.4 Industrial
6.4.1 General Policies 70
6.4.2
6.4.2.1 General Development and
6.4.3
6.4.3.1 General Development and
6.4.3.2 Site Specific Policies 74
6.4.4 Business Corridor Area – Automotive
Service Centre 74
6.4.4.1 General Development and
6.5 Open Space
6.5.1 General Open Space System Policies 75
6.5.2
6.5.3
6.5.4 Stormwater Management Ponds and Channels 76
6.5.5 The 9th Line Greenway 76
6.5.6 Open Space Acquisition 76
6.6 Environmental Protection Area
6.6.1 General Policies 77
6.6.2 Woodlots –
Environmental Protection Area 77
6.7 Institutional
6.7.1 General Policies 78
6.7.2 Community Facilities and Health Care
Campus 78
6.7.3 Emergency Services
80
6.7.4 School Sites 80
6.7.5 Places of Worship 82
6.7.6 Day Care Centres 84
7.0 URBAN
DESIGN AND SUSTAINABLE DEVELOPMENT POLICIES 84
7.1 General Policies 84
7.2 Community
7.3 Public
Realm 87
7.3.1
Streets and Lanes 87
7.3.2 Views and Focal Points 87
7.3.3
Location of Buildings with respect to Streets and Open Space 87
7.3.4 Public Realm
7.4 Open
Space System 89
7.4.1
Open Space Guidelines 89
7.5 Built
Form and Landscape 90
7.5.1
Development Blocks and Lots 90
7.5.2
Built Form 91
7.5.3
Pedestrian Environment 94
7.5.4
Built Form and Landscape Guidelines 95
7.6 Implementation Strategy 96
7.7 Sustainable
Development Strategy 96
8.0 INFRASTRUCTURE POLICIES 97
8.1 General
Policies 97
8.2 Transportation 97
8.2.1 General Policies 97
8.2.2 Traffic Study Requirements 99
8.2.3 Highway 407 100
8.2.4 Arterial Roads 101
8.2.4.1 General Policies 101
8.2.4.2 Avenue Seven 101
8.2.4.3
8.2.4.4 9th Line and
8.2.5 Collector Roads 102
8.2.6 Local Roads 102
8.2.7 Lanes 103
8.2.8 Public Transit 103
8.2.8.1 General Policies 103
8.2.8.2 Transit
Supportive Development 104
8.2.8.3 Avenue Seven Transitway and Transit
Terminal 104
8.2.8.4 Highway 407 Transitway and Transit
Terminal 105
8.2.9 Pedestrian and Bicycle System 105
8.2.10 Parking 106
8.2.11 Travel Demand Management 106
8.3 Services
and Utilities 106
8.3.1 General Policies 106
8.3.2 Servicing Study Requirements 107
8.3.2.1 Master Servicing Study 107
8.3.2.2 Functional Servicing Report 108
8.3.2.3 Stormwater Management Report 108
8.3.3 Utilities and Telecommunications 108
8.3.4 District Heating Plans 109
9.0
ENVIRONMENTAL POLICIES 109
9.1 General
Policies 109
9.2 Environmental
Management Study 109
9.2.1 Stormwater
Management 110
9.3
Potential Soil and Groundwater Contamination 111
9.3.1 General Policies 111
9.3.2 Required Studies 111
9.4 Pollution Prevention and Reduction 112
9.5 Noise and Vibration Attenuation 112
9.5.1 General Policies 112
9.5.2 Required Studies 112
9.6 Natural Features 112
9.6.1 Hedgerows
and Trees 112
9.6.2 Woodlots 113
9.6.3 Lands Adjacent to the
9.7 Energy Conservation 113
10.0 CULTURAL
HERITAGE POLICIES 113
11.0 IMPLEMENTATION 115
11.1 General
Policies 115
11.2 Plan of
Subdivision/Condominium 115
11.3 Consents 115
11.4
11.5 Zoning
By-law
11.5.1 Zoning 116
11.5.2 Section 37 Provisions 116
11.5.3 Holding
Zone 117
11.6 Site
Plan Control 118
11.7 Development
Charges and Financial Agreements 118
11.8 Developers’
Group Agreement(s) 118
11.9 Development
Phasing Plan 119
11.10 Comprehensive
Block Plans 120
11.11 Financial
Strategy and Plan 121
11.12 Required
Studies, Reports and Plans 121
11.13 Public
Sector Agreement to Comply 123
11.14 Land
Dedication and Acquisition 123
12.0 INTERPRETATION 124
SCHEDULES
APPENDICES
The following text and maps, identified as Schedule
‘AA’ – Detailed Land Use, Schedule ‘BB’ – Community Structure, Schedule ‘CC’ –
Development Blocks, Schedule ‘DD’ – Transportation, and Appendices 1 through 3
attached hereto, constitute the Cornell Secondary Plan as established and
adopted by Amendment No. XXX to the Official Plan (Revised 1987) as amended.
2.0 PURPOSE OF THE SECONDARY
PLAN
The
purpose of this Secondary Plan is to provide a detailed land use plan and
policies for the continued regulation of land use and development within the
Cornell
It
is anticipated that the entire
·
higher average residential densities, developed in Cornell to date;
·
provision of a broader range of housing, some at higher densities, and
additional employment potential within the Avenue Seven corridor, in response
to the Centres and Corridors Strategy of the Region of York; and
·
the opportunity to respond to the Provincial Growth Plan for the
Greater Golden Horseshoe in a manner and at a location, consistent with its
policies.
3.0 LOCATION
AND DESCRIPTION OF THE PLANNING DISTRICT
This
Secondary Plan applies to the lands within the Cornell
4.0 GOAL, OBJECTIVES AND
PRINCIPLES
4.1 Introduction
The goal, objectives and principles which the Town is
seeking to achieve through the detailed policies of this Secondary Plan are
outlined below. The goal, objectives and
principles, together with the goals and objectives of the Official Plan
(Revised 1987), as amended, provide the framework for the planning and future
use of lands in the
The goal, objectives and principles will be
implemented by mechanisms set out in this Secondary Plan and the Official Plan
(1987), as amended, particularly Section 11, Implementation, of this Secondary
Plan.
4.2
Policy Context
Current
Provincial policy envisages the
planning and development of ‘complete communities’ to accommodate growth and
infrastructure, including community facilities and transit, required to support
growth. Complete communities demonstrate
well designed, compact urban development, accommodating both a mix of housing
and a range of jobs, with convenient access to public transportation. To
encourage development of complete communities the Provincial Growth Plan for
the Greater Golden Horseshoe promotes intensification within the built up areas
of upper tier municipalities with a focus on urban growth centres and intensification
corridors where the potential for development at transit-supportive densities
is greatest.
Current
Regional policy represents a shift
towards a growth management model that complements the provincial policy and
encourages additional development within the existing urban areas of the
Region. The regional centres and
regional corridors will be the primary locations for infill and
intensification, the most intensive of which being directed to regional centres
and key development areas within the regional corridors. Set within the context
of the Regional Centres and Corridors Strategy, the Highway Seven Corridor and
Cornell Centre in the Cornell
The Town of
4.3
Goal
To provide a policy framework and direction for land
use planning to guide the community structure and continued development of the
Cornell
4.4 Objectives
4.4.1 Community Structure and Land Use
a) To
continue to create a compact, balanced, pedestrian-oriented community structure
comprised of residential neighbourhoods, a mixed-use district serving as a
regional sub-centre, located on a regional transit corridor and functionally
specialized development and greenspace corridors.
b) To provide opportunities for a variety of housing types,
employment retail/commercial uses and community facilities.
c) To incorporate and enhance a regional health care campus
integrated with community services.
4.4.2 Sustainable Development
To
ensure the continued development of a sustainable community, consistent with
the provincial and regional growth management initiatives, by:
·
promoting a compact development form at transit-supportive densities
and with a balanced mix of residential and employment uses; and
·
encouraging the use of new green
technologies and best practices in sustainable building and open space
design with an emphasis on air and water quality, water and energy efficiency
and conservation, and efficient waste management practices.
4.4.3 Mixed-use District
(Cornell Centre)
To provide for a mixed-use district serving
·
functions as a regional sub-centre;
·
integrates a balance and diversity of employment and housing at
transit-supportive densities within a regional transit corridor; and
·
responds to Provincial and Regional intensification requirements.
4.4.4
Residential Development
To continue to generate and enhance compact urban
community development that provides:
·
a variety of housing forms and tenures in safe and attractive settings;
·
housing and employment in close proximity; and
·
more intensive housing development within the regional transit
corridor.
4.4.5 Employment
a)
To ensure the provision of sufficient lands for a range of employment
uses to achieve a balanced live/work relationship with the community.
b)
To ensure that the lands are designated for specific employment uses,
and that the development of employment lands is integrated into the structure
of the community.
c)
To provide a location for a regional scale business park with excellent
transportation access for eastern
d) To integrate retail and higher employment uses into a mixed-use
retail centre and the Avenue Seven regional transit corridor.
4.4.6 Commercial Development
a) To
provide accessible locations for the retail/service uses serving the Cornell
community.
b) To
provide a major community retail focus in the mixed-use development corridors
and mixed-use retail centres adjacent to the regional transit corridors of
Avenue Seven in the south end and
4.4.7 Community Facilities and
Health Care Campus
a) To provide locations for community facilities
that are visible and accessible to serve the needs of residents and users.
b)
To encourage multi-functional ‘shared use’ of public lands and
buildings.
c)
To incorporate a health care and community facilities campus focused on
the
4.4.8 Open Space System/Environmental Features
a) To
provide a functional and linked open space system for the community that is
accessible and visible to residents and users.
b) To ensure
continuity of the open space system and to provide opportunities for
recreational and naturalized links including recreational connections to the
Little Rouge Creek Corridor.
c) To ensure,
within the open space system of the
4.4.9 Natural and Cultural
Heritage Features
a)
To preserve existing natural features wherever feasible including
significant vegetation, topographic features and scenic views.
b)
To preserve existing cultural heritage features including buildings and
properties of cultural heritage value and interest and archaeological
resources.
4.4.10
Urban
a)
To ensure a high quality and consistent level of urban design for the
public and private realm through adherence to the principles, policies and
requirements of this Secondary Plan.
b)
To create a public realm composed of streets, lanes and open spaces
that is clearly defined by structure and built form and incorporates the visual
aspects of other amenities, including landscape and streetscape elements,
sidewalks and bicycle paths.
c)
To further refine the urban design principles and policies set out in
this Secondary Plan by requiring the preparation of:
·
a Community
·
Comprehensive Block Plans for development parcels in Cornell Centre and the
Cornell North Centre to demonstrate how the pattern of development and built
form will implement the requirements of the Community
4.4.11
Transportation
a)
To develop a transportation system, comprised of local, regional, and
provincial road and transit networks, and bicycle and pedestrian routes, that
provides for:
·
the integration of different modes of transportation and a variety of
connections to ensure that people and goods flow efficiently within the
·
an inter-connected ‘modified grid’ network of streets, sidewalks,
lanes, pathways and open spaces to ensure ease of access, orientation and
safety for pedestrians, cyclists and vehicles; and
·
regional rapid transit service and a regional transit terminal along
Avenue Seven to interface with local transit service.
b) To ensure
that the required components of the transportation system for any portion of
the Secondary Plan are committed to be in place and operative prior to, or
coincident with, development.
c)
To ensure the phased implementation of transit services based on
acceptable operational and functional criteria.
d)
To encourage transit use by locating the majority of the population and
employment generally within a five minute walk (500 metres) of an identified
transit stop.
e)
To develop and implement a travel demand management program for the
Cornell
4.4.12 Municipal Servicing
Systems
a) To ensure that the municipal services,
including the necessary water, sanitary sewer and stormwater management systems
required for any part of the Cornell
b) To ensure the provision of stormwater management facilities
that do not negatively impact natural features and that are integrated to
contribute to a continuous open space system, while meeting provincial,
municipal and agency water quality and quantity requirements and standards.
4.4.13 Implementation
a)
To ensure that the costs of services, public facilities and
infrastructure required to permit and support the development of the lands in
the
· the provisions of the Development Charges Act
and the Development Charges By-laws
adopted by the Town, the Region and the
Boards of Education;
· the provisions of the
(Revised 1987), as amended;
· the
Town’s Development Staging Strategy;
· the Development Phasing Plan (approved
· the required Developers Group Agreement(s);
· the
Development Phasing Agreement (approved
· any other agreements required by the Town or
the Region.
b) To
ensure that development within the
4.5 Principles
The
planning of the Cornell community is based on the principles of New Urbanism
developed by the Congress of New Urbanism to guide public policy, development
practice, urban planning and design.
Among other things, the principles include:
·
“The neighborhood, the district, and the
corridor are the essential elements of development and redevelopment ….They
form identifiable areas that encourage citizens to take responsibility for
their maintenance and evolution.
·
Neighborhoods should be compact,
pedestrian-friendly, and mixed-use. Districts generally emphasize a special
single use, and should follow the principles of neighborhood design when
possible. Corridors are regional connectors of neighborhoods and districts;
they range from boulevards and rail lines to rivers and parkways.
·
Many activities of daily living should occur within
walking distance, allowing independence to those who do not drive, especially
the elderly and the young. Interconnected networks of streets should be
designed to encourage walking, reduce the number and length of automobile
trips, and conserve energy.
·
Within neighborhoods, a broad range of housing
types and price levels can bring people of diverse ages, races, and incomes
into daily interaction, strengthening the personal and civic bonds essential to
an authentic community.
·
Appropriate building densities and land uses should
be within walking distance of transit stops, permitting public transit to
become a viable alternative to the automobile.
·
Concentrations of civic, institutional, and
commercial activity should be embedded in neighborhoods and districts, not
isolated in remote, single-use complexes. Schools should be sized and located
to enable children to walk or bicycle to them.
·
The economic health and harmonious evolution of
neighborhoods, districts, and corridors can be improved through graphic urban
design codes that serve as predictable guides for change.
·
A range of parks, from tot-lots and village greens
to ballfields and community gardens, should be distributed within neighborhoods.
Conservation areas and open lands should be used to define and connect
different neighborhoods and districts.”
4.5.1 The principles that follow establish the
fundamental rules that characterize the vision for the Cornell community.
The principles articulate the objectives set out
in Section 4.4 of this Secondary Plan by
establishing the context and direction for the development of the
community and serve as the basis for the policies and other implementing mechanisms
set out in this Secondary Plan and in the Official Plan (Revised 1987), as
amended.
The
general principles that characterize the community of Cornell are as follows:
a) Land Use
A complete and integrated
community with a range and mix of employment and housing types, varied and high
quality open space, and convenient access to public transportation, and public
and private services.
Uses
and activities distributed within a well designed community comprising compact
urban development defined by streets and public open spaces as places of shared
use, and compatible building types, achieved through their scale, massing and
relationship to each other, to support public life and year round activity in
the public realm.
b) Community
Structure
The organizational elements that
structure the community include the Residential Neighbourhoods, Cornell Centre
including
c) Residential Neighbourhoods
The major portion of the community is comprised of
residential neighbourhoods. Each neighbourhood is characterized by the
following:
·
primarily residential uses, including a mix of compatible commercial
and institutional uses;
·
a neighbourhood centre that is a focus for compatible commercial and
public uses within the neighbourhood and that is defined by a public space such
as a public square, park or significant intersection;
·
neighbourhood edges defined by a major road, development or greenspace
corridor or the mixed-use district;
·
an optimal size of 500 metres from centre to edge which is generally
the equivalent of a five minute walk;
· public open spaces located to define the
character and structure of the neighbourhood;
· streets defined by buildings contributing
to pedestrian activity; and
·
a range of building types mixed within neighbourhood blocks to achieve
the variety and animation typical of traditional pedestrian-oriented
neighbourhoods.
d) Cornell
North Centre
The Cornell North Centre,
located at the intersection of 16th Avenue and the minor collector
road extending northward to Donald Cousens Parkway, as identified on
Schedule ‘CC’ – Development Blocks, will
provide a major community retail focus north of 16th Avenue in the
form of a multi-storey, mixed-use, retail centre with provision for residential
uses above a retail base.
e) Cornell Centre
The Cornell Centre
mixed-use district is to be developed as a compact, mixed-use, pedestrian-
friendly, transit-supportive urban node incorporating a balance of live/work
opportunities. The district will provide
for:
·
the development of Avenue Seven as a high quality urban boulevard and
major mixed-use spine incorporating a regional transitway and characterized by
higher density, multi-storey buildings;
·
the Markham Stouffville Hospital campus providing a regional and
community focus for expanded health care, wellness, community centre, library
and accessory uses that are integrated into the network of roads, transit,
parks and open spaces, pedestrian linkages and built form of the surrounding
Cornell community;
· a concentration (or focus) of community,
institutional and recreational uses and activities in the vicinity of Bur Oak
Avenue north of Avenue Seven;
· a major regional employment focus within
eastern
· a major community retail focus south of
Avenue Seven in the form of a multi-storey,
mixed-use, retail centre with residential/office uses above a retail
base;
· the greatest concentration of building
heights and densities within a development corridor centered on Avenue Seven
while ensuring a suitable transition at the edge where lower density
residential neighbourhoods adjoin the mixed-use district;
· an eastern terminus for the Avenue Seven
regional rapid transit system and a transit terminal to interface with local
bus routes;
·
a parking strategy and plan that will reduce reliance on single
occupancy vehicles, promote parking structures and support the delivery of high
density, mixed-use, transit-supportive development along the Avenue Seven
corridor;
·
a focus for the use of green infrastructure technologies and practices,
environmental sustainability, energy efficiency and conservation and efficient waste
management practices; and
·
a financial strategy and plan to support the delivery of higher
standard parks, open spaces and streetscapes, parking structures and transit
facilities.
f) Public Realm:
The pattern of development in
Cornell is based on a distinction between private property and the public realm
which is comprised of clearly defined streets and open spaces and a recognition
of the need to purposefully plan for the public realm.
The major component of the
public realm is the public street system based on a modified, rectilinear grid
which provides for permeability and connectivity for all components of the
transportation system. Purposeful
variations are incorporated into the grid through street alignments and block
geometrics to achieve local identity and character and to provide visual cues and
vistas to significant amenities and features.
Within the grid system, the
streets are organized on a hierarchical basis reflecting their particular
functional and design requirements. A
mixed-use ‘main street’ character will be mandated for Bur Oak Avenue in the
vicinity of the Avenue Seven Corridor and within the mixed-use retail centres
of Cornell Centre and Cornell North Centre.
Streets play a multi‑functional
role in the community, providing for a variety of activities and services,
including parking, to meet community needs.
Significant natural and cultural
features are preserved and incorporated into the design of the interconnected
open space system serving the community.
Cornell Centre will have an urban open space network of publicly
accessible parks, plazas, walkways and sidewalks.
Public use spaces and buildings
are significant organizing elements in the pattern of development and serve as
focal points in defining patterns of land use and community structure.
Buildings are placed in a
consistent relationship to public and private road right-of-ways to define and
support public life and year round activity in the public realm.
The principal pedestrian system
is based on the provision of public sidewalks on both sides of all public
streets.
5.0 COMMUNITY STRUCTURE
The structure of the Cornell
community will be established in this Secondary Plan and further defined and
articulated by the Cornell Community
5.1
Residential Neighbourhoods
The residential neighbourhoods are the fundamental
structural element of the Cornell community. Neighbourhoods must be cohesive
and comprehensible to their residents. Neighbourhoods are pedestrian-friendly,
self-contained areas with a mix of uses and activities.
The Cornell community includes seven residential
neighbourhoods located outside of Cornell Centre. Residential densities, lot sizes and building
types shall vary throughout the community and within each neighbourhood to
achieve the variety and animation typical of traditional neighbourhoods.
The focus of each residential neighbourhood is a residential
neighbourhood centre that comprises medium density forms of housing and/or
small scale convenience commercial uses, and a small park or urban open
space. Most residences are to be located
generally within a five minute walking distance (500 metres) of the residential
neighbourhood centre.
If convenient locally oriented commercial uses are
available at a minimum of two locations peripheral to the neighbourhood and a
majority of residences are generally within a five minute walking distance
thereof, commercial uses will not be mandatory in the residential neighbourhood
centre.
As much as possible, neighbourhoods flow one into another without a
sense of significant transition. Each neighbourhood’s distinctive
character is established through various factors: the nature and configuration
of natural features and open spaces in the area; the preservation of historic
houses; the presence and configuration of commercial and institutional uses; and
the application of neighbourhood related architectural design guidelines.
The open space system is arranged to provide easy access for all residents and to
add to the character and structure of each neighbourhood. Small parks and open
spaces are dispersed throughout and are located and configured to be
significant visual elements of the residential neighbourhoods.
5.2
Cornell
North Centre
Cornell North Centre will provide a community focal
point for high quality urban amenities and community activities at the north
end of the Cornell community. The Centre
is situated on a ‘main street’ comprising a mix of uses, including higher
density residential development, and an array of retail/service facilities,
combined to create a residential neighbourhood centre for the residential
community north of 16th Avenue and west of Donald Cousens Parkway.
5.3 Cornell Centre
Cornell
Centre is a planned mixed-use district functioning as a regional sub-centre and
integrating a balance and diversity of employment and housing at
transit-supportive densities within a regional transit corridor.
As a regional sub-centre, Cornell Centre is a focal
point for community, institutional, recreational and retail activities within a
regional transit corridor.
A variety of community supportive retail activities is
concentrated into a mixed-use retail centre at the heart of the district
adjacent to Avenue Seven. Grade-related
retail provides continuity and support to the mixed-use centre at key locations
along the Avenue Seven and
The district is planned to function as a regional
employment node, building on the health care campus and on the opportunity to
locate a highly accessible, regional scale concentration of employment activity
at the intersection of major road and transit networks.
The district fulfills the vision of the Cornell
Secondary Plan to provide and promote a diversity of housing by accommodating
and supporting a concentration of higher density housing forms within walking
distance of transit, retail and community facilities.
5.4 Development and Greenspace Corridors
Development
and Greenspace Corridors are located through the centres and edges of the residential neighbourhoods and Cornell Centre.
They serve to connect the neighbourhoods and mixed-use district within
the Cornell Community and the rest of
The road based Development Corridors include
Avenue Seven is a major regional transportation
corridor, and the focus of substantial investment in transit. It is an east-west route that connects
Cornell Centre with other Regional Centres in
Open
space-based Greenspace Corridors, comprising elements of the open space system
within the Cornell community, provide continuous and integrated connections and
help to define the community structure. These corridors are focused on 9th
Line, a major central park, the existing woodlots and the various components of
the public open space network, including school sites and stormwater features,
and along specially designed streets. In
addition to their linking function within Cornell, these corridors also lead to
entry points or trail heads into the publicly owned Little Rouge Creek Corridor. The north-south stormwater management channel just west of
Greenspace
Corridors have been located in Cornell Centre to accommodate an existing tributary
and achieve a separation between the residential portion of the district and
the business park. These corridors are
intended to achieve a link between the wooded features and major parklands
north of Avenue Seven and the woodlot and major open space features south of
Avenue Seven.
6.0
LAND USE DESIGNATIONS AND POLICIES
The
land use designations for the Cornell Secondary Plan shown on Schedule ‘AA’ –
Detailed Land Use establish the general pattern for future development in the
Secondary Plan Area. The policies for
these designations are set out in Sections 6.2 to 6.7
inclusive.
6.1 General
Policies - All Lands
a)
The basic pattern of land use for the Cornell
b)
The locations of park sites, open
spaces, school sites and sites of other community facilities shown on
Schedule ‘AA’ – Detailed Land Use have been selected without regard to property
ownership. In order to ensure that
property owners contribute their proportionate share towards the provision of
community and infrastructure facilities such as schools, parks, open spaces,
roads and road improvements, external services and stormwater management
facilities, property owners will be required to enter into one or more
agreements, as a condition of approval of development for their lands,
providing for the equitable distribution of the costs (including that of land)
of the aforementioned community and common public facilities.
c)
Notwithstanding any other policies of this Secondary Plan, stormwater
management facilities including stormwater management ponds, and all municipal
facilities and utilities, shall be permitted on lands in any land use
designation, with the exception of lands designated ‘Environmental Protection
Area’, subject to studies satisfactory to the Town. In addition, district
heating plants shall be permitted in the designations within Cornell Centre, as
identified on Schedule ‘AA’- Detailed Land Use and Schedule ‘CC’- Development
Blocks.
d)
For the purposes
of this Secondary Plan, the following definitions shall apply:
· ‘Development
Approval’ shall mean approval of development in the form of draft plan of
subdivision, zoning by-law amendment, site plan control, or severance.
· ‘Floor Space
Index (FSI)’ is defined as the gross floor area of all buildings on a lot
divided by the area of the lot on which the buildings are developed.
· ‘Gross Site
Area’ is defined as the area of a parcel of developable land, exclusive of
lands intended for arterial roads and lands designated ‘Environmental
Protection Area’.
· ‘Development
Block’ refers to a parcel of developable land exclusive of public roads, parks
and lands designated ‘Open Space’ and ‘Environmental Protection Area’, as identified
on Schedule ‘CC’ – Development Blocks and further delineated in Appendix
3.
· A ‘Comprehensive Block Plan’, as
required in Section 11.10 of this
Secondary Plan, is a plan consisting of one or more Development Blocks, and may
include public roads, parks and lands designated ‘Open Space’ and
‘Environmental Protection Area’ as shown on Schedule ‘CC’ – Development Blocks.
· ‘Building
Placement’ refers to the relationship between the edge of a building and the
adjoining right-of-way of a public street.
· ‘Podium’
refers to the continuous projecting base of a building adjoining the
right-of-way of a public street.
e) Density Calculation
i)
Density within
the ‘Residential Neighbourhood’ and ‘Neighbourhood
Commercial Centre’ designations, and lands designated ‘Community Amenity Area’
located outside of Cornell Centre and Cornell North Centre, shall be calculated
on a Gross Site Area basis; and
ii) Density within all other designations will be
calculated on a Floor Space Index (FSI) basis.
Where additional public roads are proposed within a Development Block as
shown on Schedule ‘CC’ – Development Blocks, the area of any additional roads
proposed within the Development Block shall be included in the calculation of
the Floor Space Index. Where a Development Block includes lands to be used for
schools, place of worship, parks and open space and certain other lands
intended for public ownership, these lands are not to be included in the
calculation of the Floor Space Index.
f) Within a Development Block, provided building types comply
with the provisions of the relevant land use designation, individual buildings
may achieve more or less than the minimum required Floor Space Index, provided
the minimum required Floor Space Index is achieved over the entire Development
Block.
g) Adjustments to the boundaries of a
Development Block(s) by the Town may only be permitted where consistent with
the provisions of this Secondary Plan.
h) With the exception of density transfer as
provided for in Section 6.1 f),
the minimum Floor Space Index provisions identified for each of the
designations may only be exceeded if it can be demonstrated to the satisfaction
of the Town and the school boards, that the increase in Floor Space Index does
not result in an increase in the overall projected school population for
Cornell Centre.
i) Increases
in height above the maximum height permitted on an individual parcel in each
Development Block within the Cornell Centre designations and the ‘Community
Amenity Area – Cornell North Centre’ designation, may be considered within the
context of an application for zoning to permit a height increase and the
approval/amendment of a Comprehensive Block Plan(s) and implementing
Development Approval, consistent with the approved Community
j) Zoning By-laws, pursuant to Section 37 of
the
k) Notwithstanding the height permissions of
this Secondary Plan, the height of development in the vicinity of the existing
heliport on the Hospital property, shall be subject to the provision of a
study, in accordance with Section 6.7.2 b) viii), to establish possible zoning
and site plan requirements on lands affected by the heliport.
6.1.1 Schedules
a)
The proposed land use structure, community structure, development
blocks and the schematic transportation network are identified on Schedule ‘AA’
– Detailed Land Use, Schedule ‘BB’ – Community Structure, Schedule ‘CC’ –
Development Blocks, and Schedule ‘DD’ – Transportation, to this Secondary Plan.
b) In accordance with the provisions of the
Official Plan, the following land use designations are established and applied
to lands within the
·
‘Residential Neighbourhood’
·
‘Residential Neighbourhood – Cornell Centre’
·
‘Neighbourhood Commercial Centre’
·
‘Avenue Seven Corridor – Mixed Residential’
·
‘Community Amenity Area – Bur Oak Corridor’
·
‘Community Amenity Area – Bur Oak Corridor Cornell Centre’
·
‘Community Amenity Area – Cornell Centre’
·
‘Community Amenity Area – Cornell North Centre’
·
‘Community Amenity Area – Automotive Service Centre’
·
‘Institutional’
·
‘
·
‘
·
‘Business Corridor Area – Automotive Service Centre’
·
‘Open Space’
·
‘Environmental Protection Area’
c) In addition to the land use designations,
a number of existing and proposed specific land uses, facilities or regulated
areas are identified specifically, schematically or by text on Schedule ‘AA’ –
Detailed Land Use, including:
·
·
Public and Catholic Elementary and Secondary Schools
·
Place of Worship Sites
·
Emergency Services facilities
·
Stormwater Management facilities, and
·
Regional Transit Terminal facilities.
The stormwater management
facilities shown symbolically on Schedule ‘AA’ – Detailed Land Use will be
subject to further study and confirmation regarding location and design in the Master
Servicing Study and Stormwater Management Reports.
d) Schedule ‘BB’ – Community Structure
identifies the general community structure for the
e)
Schedule ‘CC’ –
Development Blocks identifies the detailed structure of Cornell Centre, which
is made up of a number of residential, community amenity, business park, and
institutional designations. Schedule
‘CC’ – Development Blocks also identifies the detailed structure of Cornell
North Centre, which consists of a
multi-storey, mixed-use, retail centre with residential uses above a retail
base.
f)
Schedule ‘DD’ – Transportation identifies a
proposed system of arterial and collector roads, adjoining and internal to the
g) Except as provided for in this Secondary
Plan, minor changes to the land use designations and structure set out on
Schedule ‘AA’ – Detailed Land Use and
Schedule ‘BB’ – Community Structure will only be considered without the need
for an amendment to this Secondary Plan if the general intent of the Plan and
its fundamental goal and objectives are maintained to the satisfaction of the
Town.
Similarly, minor changes to
the transportation system shown on Schedule ‘DD’ – Transportation will only be
considered without the need for an amendment to this Secondary Plan if the
basic requirements for the road pattern, transit services and transportation
objectives are maintained to the satisfaction of the Town.
6.1.2
General Housing Policies
It
is the intent of this Secondary Plan to provide opportunities for a broad range
of housing forms in the Cornell community. Having regard for the housing policies
established in Section 2.13 of the Official Plan (Revised 1987), as amended,
the following policies shall apply within the Cornell
a) Approximately
16,000 principal dwelling units are provided for in the Secondary Plan Area,
inclusive of units in mixed-use designations.
b) Higher
density housing forms will be provided within Cornell Centre, the Bur Oak
Corridor and the Cornell North Centre.
The highest residential densities will be developed in Cornell
Centre. The increased density provided for in
these areas is intended to accommodate a variety of housing types and tenures,
including affordable housing forms.
c) Residential
development is provided for in the ‘Residential Neighbourhood’, ‘Neighbourhood
Commercial Centre’, ‘Residential Neighbourhood - Cornell Centre’, ‘Avenue Seven
Corridor – Mixed Residential’, ‘Community Amenity Area – Bur Oak Corridor’,
‘Community Amenity Area – Cornell Centre’, and ‘Community Amenity Area –
Cornell North Centre’ designations as shown on Schedule ‘AA’ – Detailed Land
Use. Specific provisions relating to the
residential development contemplated in each designation are established in
this Secondary Plan.
d)
Where residential development is contemplated,
the following housing mix and density targets shall apply:
i) The
total number of dwelling units referred to in Section 6.1.2
a) shall be
distributed in housing density categories in accordance with the following
target housing mix:
|
Residential Neighbourhoods and Bur Oak
Corridor Target Housing Mix |
|
|
Density Category |
Proportion of Housing Mix |
|
Low Density |
65 % |
|
Medium Density |
30% |
|
High Density |
5 % |
|
Cornell Centre & Cornell North Centre Target
Housing Mix |
|
|
Density Category |
Proportion of Housing Mix |
|
Low Density |
0 % |
|
Medium Density |
20 % |
|
High Density |
80 % |
The target housing mix within Cornell
Centre and the Cornell North Centre, shall consist exclusively of medium
density and high density units;
ii) The minimum target density of all housing
units located in the Residential
Neighbourhoods and the Bur Oak Corridor outside of Cornell Centre, shall
be 17 units per hectare (6.9 units per acre), calculated on a Gross Site Area
basis; and
iii) The minimum target density provisions
applying to the housing units to be provided within Cornell Centre and the
Cornell North Centre shall be governed by minimum Floor Space Index and maximum
building height requirements, as identified in the policies of the respective
designations. The minimum required
Floor Space Index ranges from 1.0 to 2.5 in these designations.
e) The
distribution of housing by density and mix shall be further refined in the
required Development Phasing Plan (Section 11.9) in accordance with the
housing target mix in Section 6.1.2 d)
i).
f) Comprehensive Block Plans for
lands within Cornell Centre, the Bur Oak Corridor and the Cornell North Centre
will identify in detail, the composition and distribution of the anticipated
housing stock including the number and location of affordable and assisted
housing units, consistent with the distribution identified in the Development
Phasing Plan.
g) Notwithstanding the target number of
dwelling units referred to in Section 6.1.2 a), the Town reserves the
right to monitor and ensure, through the approval of Comprehensive Block
Plans, plans of subdivision and other forms of Development Approval, that
the densities and mix of housing types is appropriate and is consistent with
this Secondary Plan.
6.1.3 General
Employment Policies
a)
Sufficient lands are designated within the
b)
The majority of the employment opportunities will
be located within Cornell Centre.
Additional employment opportunities are provided through commercial and
institutional activities within residential neighbourhood centres, the Bur Oak
Corridor and Cornell North Centre. Home
occupations are also expected to contribute to employment opportunities.
c)
Within Cornell Centre, strategically located
employment lands in the vicinity of Avenue Seven and
d)
The Town is committed to ensuring that an
adequate supply of employment lands are available in order to:
·
accommodate
prestige industrial and office employment growth;
·
ensure
an appropriate balance between population and employment; and
·
maintain
the Town’s economic base and competitive position.
Except as provided in
Section 6.4.3 of this Secondary Plan, applications to change the designation of
the lands, or to create exceptions to the land use provisions of the Official
Plan (Revised 1987), as amended, and this Secondary Plan, for lands within the
‘Business Park Area – Avenue Seven Corridor’ or ‘Business Park Area’ categories
of designation that rely upon challenges to the overall supply of designated
employment land within the Town, including arguments of scale, shall not be
considered, unless supported by a comprehensive growth management or Official
Plan review process.
e) When
considering development proposals for lands designated for residential
mixed-use development, consideration will be given to maximizing the potential
for employment uses.
f) As
part of the required Development Phasing Plan (Section 11.9), the lands
identified for employment activity will be translated into employment targets
satisfactory to the Town. The Town will monitor Development Approvals
to ensure that the employment targets are achieved in accordance with the provisions of this Secondary
Plan.
6.1.4
a)
Certain lands within the
b) In the
event that the Federal Airport Zoning Regulations for the Pickering Airport
Site are amended to delete certain lands within the
6.2 URBAN
RESIDENTIAL DESIGNATIONS
It is
the intent of this Secondary Plan to provide for a mix of low, medium and high
density residential development offering a variety of housing forms and tenure
throughout the
It is intended that Cornell
Centre will accommodate higher density housing forms within walking distance of
retail and employment activities and transit and community facilities.
6.2.1 General Policies
a)
Lands within the Cornell
b)
Lands designated URBAN RESIDENTIAL on Schedule
‘A’ – Land Use to the Official Plan
(Revised 1987), as amended, are further organized into the following
designation categories, as shown on Schedule ‘AA’ – Detailed Land Use:
·
Residential Neighbourhood
·
Neighbourhood Commercial Centre
·
Residential Neighbourhood – Cornell Centre
·
Avenue Seven Corridor – Mixed Residential
·
Open Space
Specific
policies applicable to these designations are outlined below, with the
exception of Open Space policies, which are outlined in Section 6.5.
c) Prior
to any development proceeding within any Development Block as identified on Schedule ‘CC’ –
Development Blocks within the ‘Residential Neighbourhood – Cornell Centre’
or ‘Avenue Seven Corridor – Mixed Residential’ designations, a Comprehensive
Block Plan shall be approved by the Town in accordance with the provisions
of Section 11.10 of this
Secondary Plan.
d) In the
event that all or part of a school site is not required for school purposes,
the provisions of Section 6.7.4 h) iii)
shall apply without further amendment to this Plan.
e) Notwithstanding the Residential Neighbourhood
– Cornell Centre and Avenue Seven Corridor – Mixed Residential designations for
lands bounded by Avenue Seven, 9th Line, Bur Oak Avenue and the
Institutional designation to the north, the comprehensive development of these
lands for health and wellness related uses may be considered through a specific
development proposal and rezoning, subject to the following:
i) The
proposed uses supplement and complement the uses contemplated in the Community
Facilities and Health Care Campus within the Institutional designation to the
north;
ii) The
uses will not compromise the community structure of the Secondary Plan, and in
particular, the mixed-use retail centre south of Avenue Seven;
iii)
The lands are generally
developed in accordance with the density, height and design policies of the
underlying land use designations;
iv) Community
design is based on the principles and policies of this Plan;
v) Development
shall be subject to approval of a Comprehensive Block Plan encompassing all of
the lands, prepared with community input by means of a comprehensive design
exercise; and
vi) Review
of required supporting studies.
6.2.2 Residential Neighbourhood
The
‘Residential Neighbourhood’ designation applies to over half of the lands in
the Cornell Community and specifically applies to the residential
neighbourhoods outside of Cornell Centre.
The residential neighbourhoods are intended to provide for a mix of uses
and activities including, live, work, shopping, play, worship and
education. The built form of the
residential neighbourhoods is primarily intended to be compact with
ground-oriented buildings sited in close proximity to the streets to foster
pedestrian activity and social interaction.
Each
of the residential neighbourhoods is intended to have a Residential
Neighbourhood Centre generally within a five minute walk of the neighbourhood
edges. The residential neighbourhoods
also include parks and open spaces interconnected through pathways and
street-side green linkages.
6.2.2.1 General Development and
Pursuant to the provisions
of Section 6.2.1 a), the following policies shall apply to lands within the
‘Residential Neighbourhood’ designation. Additional site specific policies, as
outlined in Section 6.2.2.3, shall apply to certain lands within the
designation.
a) Lands within this designation may be zoned
to permit the following dwelling types: detached, semi-detached, duplex,
townhouse, and small, plex-type multiple unit buildings.
b)
Notwithstanding the policies of Section 2.13 of the Official Plan (Revised 1987) as amended, or any other
policies of the Official Plan, coach houses shall be permitted on lots in the
Residential Neighbourhood designation in accordance with the following
provisions:
i) A
coach house is a small, independent unit, which may be used as a
self-contained dwelling unit, or for activities accessory to those permitted in
the principal dwelling unit. The unit may be physically separate from
the principal dwelling unit with which it is associated, but has its primary
access from a rear lane or alley abutting the lot upon which both the coach
house and its associated principal dwelling are located;
ii) A coach house shall only be permitted in
association with a principal street-related, single-detached, semi-detached or
townhouse dwelling on a lot having not less than 9.75 metres of frontage per
principal unit;
iii)
For the purposes of interpreting Section 3.3.2 a) of the Official Plan (Revised 1987) as amended, a coach
house shall be regarded as an accessory apartment. Implementing zoning shall ensure that a coach
house, used for residential purposes, shall not be permitted on a lot at the
same time that there is an occupied apartment within the principal dwelling
unit;
iv)
A coach house shall not be conveyed separately from its associated
principal street related dwelling unit;
v)
A coach house will not be included in the determination of permitted
densities of residential development and shall be regarded as part of its
associated principal dwelling unit for the purposes of calculating development
charges; and
vi)
A coach house shall be included in calculating housing mix, and may be
included in calculating requirements for parkland, public services, community
facilities and on-site parking.
c)
A mix of residential building types shall be distributed throughout the Residential Neighbourhood
designation within each neighbourhood. The distribution of building types shall
be regulated through zoning following the review and approval of draft plans of
subdivision.
d)
The minimum target density of all housing units
located in the Residential Neighbourhoods outside of Cornell Centre and Cornell
North Centre, shall be 17 units per hectare (6.9 units per acre), calculated on
a Gross Site Area basis.
e) Except within the Residential Neighbourhood Centres,
building heights shall generally not exceed three storeys.
6.2.2.2 Residential
Neighbourhood Centre Policies
a) Residential
Neighbourhood Centres, as
identified on Schedule ‘BB’ – Community Structure, are generally located at the
centre of each neighbourhood, on or near the intersection of the principal
internal roads. The Centres are intended
to provide limited amenities, and a focal point, for individual neighbourhoods.
b)
A Residential Neighbourhood Centre shall be
required where shown on Schedule 'BB' – Community Structure. Each Residential Neighbourhood Centre shall,
at minimum, include medium density residential housing and a small park or
urban open space. Convenience commercial uses shall be required in a Residential
Neighbourhood Centre where the Residential Neighbourhood Centre identified on
Schedule ‘BB’ – Community Structure coincides with the location of a
Neighbourhood Commercial Centre.
c) Residential
building types shall be limited to townhouse, and small, plex-type multiple
unit buildings and mixed-use buildings within a Neighbourhood Commercial Centre
forming part of a Residential Neighbourhood Centre. Apartment units shall be permitted above the
ground floor in mixed-use buildings.
d) Building
heights within the Residential Neighbourhood Centre shall be a minimum of two
storeys and a maximum of four storeys.
e) The Community
6.2.2.3
Site Specific Policies
a) Notwithstanding
the permitted uses identified in Section 6.2.2.1, a limited range of low intensity commercial uses, such as
an art gallery, antique shop, professional offices, a specialty boutique, a day
care centre, or a bed and breakfast establishment, shall also be permitted on
the property known municipally as 1982
Donald Cousens Parkway, and identified as Heritage Building I on
Appendix 2 – Cultural Heritage, subject to the following:
i) zoning
and site plan approvals to confirm the suitability of the property for the
proposed use; and
ii) the additional uses
permitted in this Section shall be located within the existing or enlarged
heritage building on the property. The enlargement of the heritage building may
be permitted, subject to all required Development Approvals and the review of
plans satisfactory to Heritage Markham.
b) Notwithstanding the
permitted uses identified in Section 6.2.2.1,
a private school and a day care centre shall also be permitted on the property
known municipally as 8961 9th Line, subject to the following:
i) zoning
and site plan approvals to confirm the suitability of the property for the
proposed use; and
ii) the
additional uses permitted in this Section shall be located within the existing
or enlarged heritage building on the property.
The enlargement of the heritage
building may be permitted, subject to all required Development Approvals and
the review of plans satisfactory to Heritage Markham.
6.2.3 Neighbourhood Commercial Centre
Lands designated
‘Neighbourhood Commercial Centre’ are generally located at the centre of
residential neighbourhoods, on or near the intersection of the principal
internal roads. The designation provides for a limited amount of convenience
retail, personal service and business activity intended to serve local
residents, in ground-oriented residential buildings.
Where
a Neighbourhood Commercial Centre is identified on Schedule AA – Detailed Land
Use, it forms the basis of a Residential Neighbourhood Centre, as identified on
Schedule ‘BB’ – Community Structure and referred to in Section 6.2.2.2.
6.2.3.1 General Development and
The following policies shall
apply to lands within the ‘Neighbourhood Commercial Centre’ designation:
a)
Lands within the ‘Neighbourhood
Commercial Centre’ designation shall be subject to the general
provisions of Section 3.4 and the specific provisions of Section 3.4.6.3 of the
Official Plan (Revised 1987), as amended, and to the further provisions of this
Secondary Plan.
b)
Lands within the ‘Neighbourhood Commercial Centre’ designation shall be
zoned to permit only mixed-use building types in the form of townhouse, and small, plex-type multiple unit buildings.
Apartment units shall be permitted above the ground floor in mixed-use
buildings. Mixed-use
buildings within the designation shall be designed to be compatible with
adjacent residential development.
c)
The provision of ground floor retail uses shall
be mandatory in a mixed-use building.
The zoning by-law shall establish a minimum gross floor area requirement
for retail uses on the ground floor of a mixed-use building, sufficient to meet
the convenience retail needs of neighbourhood residents;
d) In addition to the required retail uses
identified in Section 6.2.3.1 i), the following uses shall be permitted in a
mixed-use building:
·
compatible
personal service, office and daycare uses on the ground floor; and
·
compatible
office uses on the second floor, and
·
residential
uses on any floor in the building.
e) The zoning by-law will establish where
residential, office, commercial uses shall be permitted within mixed-use
buildings.
f) Building heights within the Neighbourhood Commercial Centre
designation shall be a minimum of two storeys and a maximum of four storeys.
6.2.4
Residential
Neighbourhood – Cornell Centre
The
Residential Neighbourhood –
Cornell Centre designation applies to certain lands within Cornell Centre,
north and south of Avenue Seven. The
designation is intended to accommodate medium and high density residential
development, supporting the retail and employment uses and the planned regional
transit service along Avenue Seven.
The
Cornell Centre neighbourhoods north and south of Avenue Seven will be connected
through a regular pattern of streets and pedestrian connections. The
residential neighbourhoods will also provide for a linked network of parks,
public and private open spaces and green corridors.
6.2.4.1 General Development and
Pursuant to the provisions
of Section 6.2.1 a), the following policies shall apply to lands within the
‘Residential Neighbourhood – Cornell Centre’ designation. Additional site specific policies, as
outlined in Section 6.2.4.2, shall apply to certain lands within the
designation.
a) Lands within this designation may be zoned
to permit the following residential building types: multiple unit and apartment
buildings.
b)
A limited amount of office, retail
and personal service uses, directly related to the provision of health care and
medical services, may be permitted on the ground floor of a building facing the
public street at the south limit of the Institutional designation identified in
Schedule ‘AA’ – Detailed Land Use, subject to approval of a specific development application and a site specific
zoning amendment, or as part of the approval of a Comprehensive Block
Plan(s) and implementing Development Approval, consistent with the approved
Community
Retail
uses shall generally be limited to individual premises of not more than 500
square metres of gross floor area. The
implementing zoning by-law may further restrict the number of retail premises
that may be permitted to have the maximum permitted gross floor area or the
proportion of gross floor area that may be devoted to retail premises of the
maximum size.
c) In
the event that all or part of a school site fronting on
d) Development shall be consistent
with the new urbanist principles of a pedestrian-oriented street network with
buildings defining the edges of the streets.
e) The minimum Floor Space Index of all
development in each Development Block shall be as shown in Figure 6.2.4 and on Schedule ‘CC’ –
Development Blocks.
f) Minimum and maximum building heights shall
be as shown in Figure 6.2.4.
g)
Standards for Building Placement shall generally be as shown in Figure 6.2.4 for each of the
Development Blocks within the designation, as shown on Schedule ‘CC’ –
Development Blocks. Building Placement
will be further defined in the Community
h)
The primary entrances to buildings adjoining Avenue Seven, Bur Oak
Avenue and 9th Line shall be oriented to those streets.
i)
Surface parking lots shall not be permitted on lands generally within
40 metres of Avenue Seven, except behind buildings facing on Avenue Seven with
access restricted to interior street or lanes.
j)
Vehicle access to a development adjoining Avenue
Seven, Bur Oak Avenue or 9th Line shall generally not be permitted
from these streets, but shall be restricted to interior streets or lanes.
k)
Loading access to a development adjoining Avenue
Seven, Bur Oak Avenue or 9th Line shall not be permitted from these
streets, but shall be restricted to interior streets or lanes.
|
Figure 6.2.4 - Residential Neighbourhood –
Cornell Centre |
||||
|
Land
Use |
Density |
Height |
Building
Placement |
|
|
|
Minimum FSI |
Minimum |
Maximum |
From Right-of-Way |
|
Residential Neighbourhood – Cornell Centre |
2.5 |
4 storeys |
10 storeys |
2.5m |
|
1.5 |
3 storeys adjoining 9th Line |
|
||
|
4 storeys |
6 storeys |
2.5 m |
||
|
4 storeys adjoining lands designated Residential
Neighbourhood |
12.5 m
9th Line |
|||
|
1.0 |
4 storeys |
6 storeys |
2.5 m |
|
|
3 storeys adjoining lands designated Residential
Neighbourhood and adjoining 9th Line |
4.5 m Avenue Seven |
|||
6.2.4.2 Site Specific Policies
a)
Notwithstanding Section 6.2.4.1, the following additional
provisions shall apply to lands within the ‘Residential Neighbourhood – Cornell
Centre’ designation adjoining 9th Line as shown in hatching on
Schedule ‘AA’ – Detailed Land Use and Schedule ‘CC’ – Development Blocks:
i) Development at this
location is intended to provide residential and/or office uses adjoining 9th
Line, with an appropriate transition in height where opposite lower density
residential development west of 9th Line.
Offices
are permitted as a primary use.
Buildings shall be primarily residential or office in use, and shall be
designed to accommodate secondary retail, personal service and office and other
uses compatible with the primary use, on the ground floor;
ii) Building types shall include:
·
multiple unit and apartment buildings
·
office buildings
iii) Lands within this designation may be zoned
to permit the following uses on
the ground floor or second floor of residential or office buildings adjoining
9th Line:
·
retail uses
·
offices
·
personal service uses
·
banks and financial institutions
·
institutional uses, including community facilities and government
services compatible with, and complementary to, the planned function and
policies of the designation
·
day care centres, subject to the provisions of Section 6.7.6, and
·
restaurants.
iv) The maximum height of development within approximately 30 metres
of the 9th Line right-of-way shall be 3 storeys for office buildings,
and the equivalent height for residential buildings;
v) Retail uses
shall generally be limited to individual premises of not more than 500 square
metres of gross floor area. The
implementing zoning by-law may further restrict the number of retail premises
that may be permitted to have the maximum permitted gross floor area or the
proportion of gross floor area that may be devoted to retail premises of the
maximum size; and
vi) To accommodate the provision of non-residential uses at grade in
residential buildings, residential buildings
adjoining 9th
Line shall be designed to ensure that the gross floor area of non-residential
uses on the ground floor, generally
represents a minimum of 75%, but in no
case shall represent less than 55%, of the ground floor gross floor area.
6.2.5 Avenue Seven Corridor – Mixed Residential
The
‘Avenue Seven Corridor – Mixed Residential’ designation applies to certain
lands along Avenue Seven in Cornell Centre, specifically on the north side of
Avenue Seven, east and west of Bur Oak Avenue, and on the south side of Avenue
Seven, east of Bur Oak Avenue. The
designation is intended to accommodate high density residential and mixed-use
development supporting the retail and employment uses and planned regional
transit service along Avenue Seven.
Development within the Avenue Seven corridor will
also provide for a linked network of parks, and public and private open spaces.
6.2.5.1 General
Pursuant to the provisions
of 6.2.1 a), the following policies shall apply to lands within the ‘Avenue
Seven – Mixed Residential’ designation.
Additional site specific policies, outlined in Section 6.2.5.2, apply to certain lands within
the designation identified with hatching or with a single large asterisk (*) on
Schedule ‘AA’ – Detailed Land Use.
a)
Lands within this designation may be zoned to permit the following
residential building types: multiple unit and apartment buildings.
b)
Buildings shall be primarily residential in use, and where adjoining
Avenue Seven, the ground floor shall be designed to accommodate secondary
retail, personal service and office and other uses compatible with the primary
residential use.
c)
Lands adjoining
Avenue Seven within the ‘Avenue Seven Corridor – Mixed Residential’ designation
may be zoned to permit the following uses only on the ground and second floors of buildings, subject to the
provisions of this Secondary Plan:
·
retail uses
·
personal service uses
·
offices
·
banks and financial institutions
·
health and fitness recreational uses
·
institutional uses, including community
facilities and government services compatible with and complementary to the
planned functions and policies of the designation
·
day care centres, subject to the provisions of
Section 6.7.6
·
private and commercial schools
·
places of worship, subject to the provisions of
Section 6.7.5, and
·
restaurants.
d) Retail
uses shall generally be limited to individual premises of not more than 500
square metres of gross floor area. The
implementing zoning by-law may further restrict the number of retail premises
that may be permitted to have the maximum permitted gross floor area or the
proportion of gross floor area that may be devoted to retail premises of the
maximum size.
e) The minimum Floor Space Index of all
development in each Development Block shall be as shown in Figure 6.2.5 and on Schedule ‘CC’ –
Development Blocks.
f) Minimum and maximum
building heights shall be as shown in Figure 6.2.5.
g) To accommodate the
provision of non-residential uses at grade, residential buildings adjoining
Avenue Seven, Bur Oak Avenue or 9th Line shall be designed to ensure
that the gross floor area of non-residential uses on the ground floor, generally represents a minimum of 75%,
but in no case shall represent less
than 55%, of the ground floor gross
floor area.
h) Buildings will be located close to the
Avenue Seven and collector road
frontages to form a continuous, pedestrian-oriented urban edge to the streets.
i) `Where buildings fronting Avenue Seven
are located at intersections, ground floor uses, particularly retail uses,
shall wrap around the edges of intersecting streets.
j) Standards for Building Placement, and
Podium heights, where applicable, shall generally be as shown in Figure
6.2.5 for each of the Development Blocks within the designation, as
shown on Schedule ‘CC’ – Development Blocks.
Building Placement will be further defined in the Community
k) The primary entrances to buildings
adjoining Avenue Seven, Bur Oak Avenue or 9th Line shall be oriented
to those streets.
l)
Surface parking lots shall not be permitted on lands generally within
40 metres of Avenue Seven, except behind buildings facing Avenue Seven with
access restricted to interior streets or lanes.
m)
Vehicle access to a development adjoining Avenue
Seven, Bur Oak Avenue or 9th Line shall generally not be permitted
from these streets, but shall be restricted to interior streets or lanes.
n)
Loading access to a development adjoining Avenue
Seven, Bur Oak Avenue or 9th Line shall not be permitted from these
streets, but shall be restricted to interior streets or lanes.
|
Figure 6.2.5 – Avenue Seven Corridor –
Mixed Residential |
|||||
|
Land
Use |
Density |
Height |
Building
Placement |
||
|
|
Min FSI |
Minimum |
Maximum |
Podium |
From Right-of-Way |
|
Avenue Seven Corridor – Mixed Residential |
2.5 |
4 storeys |
12 storeys |
|
2.5 m
local roads |
|
8 storeys Avenue Seven |
Min 2 storeys on
Avenue Seven Min 1m, Max 3m
setback above 2nd Floor |
4.5 m Avenue Seven |
|||
|
2.0 |
4 storeys |
8 storeys |
|
2.5 m local roads |
|
|
5 storeys Avenue Seven |
Min 2 storeys on
Avenue Seven Min 1m, Max 3m
setback above 2nd floor |
4.5 m Avenue Seven |
|||
|
|
|||||
6.2.5.2 Site Specific Policies
a) In addition to the provisions of Section
6.2.5.1, development on lands within the ‘Avenue
Seven Corridor - Mixed Residential’ designation identified with a single large
asterisk (*) on Schedule ‘AA’ – Detailed Land Use and Schedule ‘CC’ –
Development Blocks, shall include non-residential uses on the ground
floor. For developments at these
locations adjoining Avenue Seven:
i) any residential uses or accessory residential uses on the ground
floor, shall generally not
exceed 25%, and in no case shall exceed
45%, of the ground floor gross
floor area; and
ii) where buildings fronting
Avenue Seven or
b) Notwithstanding
Section 6.2.5.1, the
following additional provisions shall apply to lands within the ‘Avenue Seven Corridor – Mixed Residential’ designation at the northeast corner of Avenue Seven and 9th Line as
shown in hatching on Schedule ‘AA’ – Detailed Land Use and Schedule ‘CC’ –
Development Blocks:
i) Development at this location is intended to provide residential
and/or office uses adjoining 9th Line, with an appropriate
transition in height where opposite lower density residential development west
of 9th Line.
Office
uses are permitted as a primary use. Buildings shall be primarily residential
or office in use, and shall be designed to accommodate secondary retail,
personal service and office and other uses compatible with the primary use, on
the ground floor; and
ii) The maximum height of
development within approximately 30 metres of the 9th Line
right-of-way shall be 3 5 storeys for office buildings and the equivalent height for
residential buildings.
iii) Notwithstanding Section 6.2.5.1 c), health and fitness
recreational uses, private and commercial schools and places of worship are not
permitted on the lands adjoining 9th Line.
c) Notwithstanding
Section 6.2.5.1 and
Section 6.2.5.2 a), the following additional provisions shall apply to
lands within the ‘Avenue Seven Corridor – Mixed Residential’ designation on the north side of the Avenue Seven
and Bur Oak Avenue intersection as shown in hatching on Schedule ‘AA’ –
Detailed Land Use and Schedule ‘CC’ – Development Blocks:
i) 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.
Office
uses are permitted as a primary use. Buildings shall be primarily residential
or office in use, and shall be designed to accommodate secondary retail,
personal service and office and other uses compatible with the primary use, on
the ground floor; and
ii) Retail uses shall
generally be limited to individual retail premises not exceeding 1,000 square
metres of gross floor area. The
implementing zoning by-law may further restrict the number of retail premises
that may be permitted to have the maximum permitted gross floor area or the
proportion of gross floor area that may be devoted to retail premises of the
maximum size.
6.3 COMMERCIAL DESIGNATIONS
It is the intent of this
Secondary Plan to provide retail, service and office uses within Neighbourhood
Commercial Centres, Cornell Centre, within a mixed-use development corridor
along
6.3.1 General Policies
a)
Lands designated COMMERCIAL on Schedule ‘A’ –
Land Use and Community Amenity Area on Schedule ‘H’ – Commercial/Industrial
Categories to the Official Plan (Revised 1987), as amended, shall be subject to
the general provisions of Section 3.4 and the specific provisions of Section
3.4.6.2 of the Official Plan (Revised 1987), as amended, and to the further
provisions of this Secondary Plan.
b)
Lands within the Cornell
·
Community
Amenity Area – Bur Oak Corridor
·
Community
Amenity Area – Bur Oak Corridor Cornell Centre
·
Community
Amenity Area – Cornell Centre
·
Community
Amenity Area – Cornell North Centre
·
Community
Amenity Area – Automotive Service Centre
Specific policies applicable to each of the foregoing
designations are established in this Secondary Plan.
c)
Prior
to any development proceeding within any Development Block as identified on
Schedule ‘CC’ – Development Blocks within the Community Amenity Area
designations, Comprehensive Block Plans shall be approved by the
Town in accordance with the provisions of Section 11.10 of this Secondary Plan.
6.3.2
Community
Amenity Area – Bur Oak Corridor
The
‘Community Amenity Area – Bur Oak Corridor’ designation is intended to provide
a mixed-use ‘main street’ focus for residential neighbourhoods. The designation
provides for residential, commercial and institutional development in single
use and mixed-use buildings.
Development
within the Bur Oak Corridor will also provide for a linked network of parks, and public and private open spaces.
6.3.2.1 General Development and
Pursuant to the provisions
of Section 6.3.1 a) the following policies apply to lands within the ‘Community Amenity Area – Bur Oak Corridor’ designation. Additional site specific policies, outlined
in Section 6.3.2.2, apply to
certain lands within the designation.
a) Lands within this designation may be zoned to
permit residential and mixed-use buildings in the form of townhouse, multiple unit and apartment buildings.
b) Buildings shall be primarily residential in
use, and where adjoining
c)
Lands within the ‘Community Amenity Area – Bur
Oak Corridor’ designation may be zoned to permit the following uses subject to
the further provisions
of this Secondary Plan:
·
residential uses
·
retail uses
·
personal service uses
·
offices
·
day care centres, subject to the provisions of
Section 6.7.6
·
nursing homes
·
places of worship, subject to the provisions of
Section 6.7.5, and
·
restaurants.
d)
Notwithstanding Section 6.3.2.1 c), restaurants may be permitted only through approval of
a site-specific development proposal and zoning approval.
e)
The minimum Floor Space Index for development
within the ‘Community Amenity Area – Bur Oak Corridor’ designation shall be
1.0.
f)
Building heights within the ‘Community Amenity
Area – Bur Oak Corridor’ designation shall generally be a minimum of three storeys and a maximum of four
storeys.
g)
To accommodate the provision of non-residential
uses at grade, buildings shall be designed to ensure that the gross floor area
of non-residential uses on the ground floor, generally represents a minimum of 75%, but in no case shall represent less than 55%, of the ground floor gross floor area.
h)
Buildings shall be located close to the
i)
The primary entrances to buildings adjoining
j)
On-street parking shall be provided within the
public road right-of-ways.
k)
Vehicle access to a development adjoining
l)
Loading access to a development adjoining
6.3.2.2 Site Specific Policies
a) Notwithstanding Section 6.3.2.1,
the following provisions shall apply to the 1.6 hectare place of worship site
at the southwest corner of
i) Development may consist of:
·
a place of worship occupying the entire site,
with the building oriented toward
·
a place of worship occupying a minimum 0.8
hectares of land on the western portion of the site; and either of the
following types of development on the remaining eastern portion of the site:
·
a mixed-use building(s) oriented toward Bur Oak
Avenue and designed to accommodate ground floor retail, service and offices
compatible with a primary residential or office use; or
·
a free-standing retail building of appropriate
scale and design sited at the corner of
ii)
Notwithstanding the provisions of Section 6.3.2.1 e) and f),
there shall be no requirement for a minimum Floor Space Index or minimum height
for a place of worship or free-standing
retail building on this site.
6.3.3
Community
Amenity Area – Bur Oak Corridor Cornell Centre
The
‘Community Amenity Area – Bur Oak Corridor Cornell Centre’
designation is intended to provide a major community retail focus in the form
of a mixed-use ‘main street’ within Cornell Centre. The designation provides for residential,
commercial, office and institutional development in single use and mixed-use buildings.
Development
within the Bur Oak Corridor Cornell Centre will also provide for a linked
network of parks, and public and
private open spaces.
6.3.3.1 General Development and
Pursuant to the provisions
of Section 6.3.1 a) the following policies apply to lands within the ‘Community Amenity Area – Bur Oak Corridor Cornell Centre’ designation. Additional site specific policies, outlined
in Section 6.3.3.2, apply to
certain lands within the designation identified with hatching or with a single
large asterisk (*) on Schedule ‘AA’ – Detailed Land Use.
a)
Lands within this designation may be zoned to permit the following
residential building types: multiple unit and apartment buildings.
b) Buildings shall be primarily residential
in use with the ground floor designed to accommodate secondary retail, personal
service and office and other uses compatible with the primary residential use. Permitted
community facilities may be accommodated in stand-alone buildings.
c) Lands within
the ‘Community Amenity Area – Bur Oak Corridor Cornell Centre’ designation may
be zoned to permit the following uses only on the ground and second floors,
subject to the provisions of this Secondary Plan:
·
banks and financial institutions
·
health and fitness recreational uses
·
institutional uses, including community
facilities and government services compatible with and complementary to the
planned functions and policies of the designation
·
private and commercial schools, and
·
restaurants.
d) The minimum Floor Space
Index of all development in each Development Block within the designation shall
be as shown on Schedule ‘CC’ – Development Blocks.
e) Building
heights within the designation shall be a minimum of four storeys and a maximum
of six storeys.
f) To accommodate the provision of non-residential uses at grade, buildings
shall be designed to ensure that the gross floor area of non-residential uses
on the ground floor, generally
represents a minimum of 75%, but in no
case shall represent less than 55%, of the ground floor gross floor area.
g)
Buildings shall be located close to the
h) Where buildings fronting
on Avenue Seven and
i) Building Placement from
the
j) Podium heights along
k) The
primary entrances to buildings adjoining
l)
On-street parking shall be provided within the public road
right-of-ways.
m) Vehicle
access to a development adjoining
n) Loading
access to a development adjoining
6.3.3.2 Site Specific Policies
In addition to the provisions of
Section 6.3.3.1, for lands designated ‘Community Amenity Area – Bur Oak
Corridor Cornell Centre’ with a single large asterisk (*) on Schedule ‘AA’ –
Detailed Land Use and Schedule ‘CC’ – Development Blocks, the following
additional policies shall apply.
a) Any residential uses or
accessory residential uses on the ground floor of mixed-use buildings, shall generally not exceed 25% and
in no case shall exceed 45% of the ground floor gross floor area.
b) Retail uses shall
be limited to individual
premises not exceeding 500 square metres of gross floor area. The implementing
zoning by-law may further restrict the number of retail premises that may be
permitted to have the maximum permitted gross floor area or the proportion of the
gross floor area that may be devoted to retail premises of the maximum size.
6.3.4
Community
Amenity Area – Cornell Centre
The
‘Community Amenity Area – Cornell Centre’ designation
applies to certain lands within Cornell Centre, located on the south side of
Avenue Seven, east of
The
designation is intended to provide a retail centre of high quality urban
amenities and community activities serving the entire Cornell community as well
as eastern Markham. The retail centre is
intended to generally take the form of a multi-storey, mixed-use centre,
including a ‘main street’ character along public or private roads extending
through the centre. Single-use, single
storey development is permitted in limited areas. The centre will be visually and physically
linked with the adjacent residential neighbourhoods, development along Avenue
Seven, and the major business park precinct to the east.
A minimum of 200 residential units is anticipated
in the ‘Community Amenity Area –
Cornell Centre’ designation at ultimate build-out.
6.3.4.1 General Development and
Pursuant to the provisions
of Section 6.3.1 a), the following policies apply to lands within the
‘Community Amenity Area – Cornell Centre’ designation. Additional site specific policies, outlined
in Section 6.3.4.2, apply to certain lands within the
designation identified with a double asterisk (**) on Schedule ‘AA’ – Detailed
Land Use and Schedule ‘CC’ – Development Blocks.
a) Lands within this designation may be zoned to permit
residential and mixed-use building types in the form of townhouse, multiple unit and apartment buildings. Free standing non-residential buildings may
also be permitted in limited areas.
b) Mixed-use
buildings shall be primarily residential or office in use; the ground floor
shall be designed to accommodate secondary retail, personal service and office
and other non-residential uses compatible with the primary residential or
office use
c) Lands
within the ‘Community Amenity Area – Cornell Centre’ designation may be zoned
to permit:
·
residential uses
·
retail uses
·
personal service uses
·
offices
·
banks and financial institutions
·
institutional uses, including community
facilities and government services compatible with and complementary to the
planned functions and policies of this designation
·
restaurants
·
hotels
·
entertainment uses consistent with the planned
function and policies of the designation, and
·
other similar uses consistent with the purpose
and intent of the designation.
d) Retail uses
shall generally be limited to individual retail premises with a gross floor
area not exceeding 2,000 square metres.
The implementing zoning by-law may further restrict the number of retail
premises that may be permitted to have the maximum permitted gross floor area
or the proportion of the gross floor area that may be devoted to retail
premises of the maximum size.
e) Any residential uses or
accessory residential uses on the ground floor of mixed-use buildings, shall generally not exceed 25% and
in no case shall exceed 45% of the ground floor gross floor area.
f) The minimum
Floor Space Index of development in each Development Block within the
designation shall be as shown in Figure 6.3.4
and on Schedule ‘CC’ – Development Blocks.
g)
Minimum and maximum building heights shall be as
shown in Figure 6.3.4. Mixed-use building heights shall be within a
range of four to six storeys.
h)
Standards for Building Placement, and Podium
heights, where applicable, shall generally be as shown in Figure 6.3.4 for each of the
Development Blocks within the designation, as identified on Schedule ‘CC’ – Development Blocks. Building Placement shall be further defined
in the Community
i)
Development shall provide direct pedestrian
access from, and a visual relationship to, Avenue Seven.
j)
Development, and in particular the ground floor
retail, service and office facilities, shall be integrated with the adjacent
mixed-use residential
development along Avenue Seven.
k)
Where non-residential buildings adjoin private roads or ‘main streets’,
the primary entrances to individual premises shall be oriented to the ‘main
street’ and private roads they abut.
l)
On-street parking shall be provided within the
private road right-of-ways.
|
Figure 6.3.4 Community Amenity Area –
Cornell Centre |
|||||
|
Land
Use |
Density |
Height
|
Building
Placement |
||
|
|
Min FSI |
Min |
Max |
Podium |
From Right-of-Way |
|
Community Amenity
Area – Cornell Centre (**) |
0.45 |
1 storey |
2 storeys |
|
4.5m from public or private Road |
|
Community Amenity
Area – Cornell Centre |
1.0 |
2 storey equivalent (non-residential) 4 storeys (mixed-use) |
6 storeys |
Min 1m, max 3m
setback above ground floor |
4.5m from public
or private Road |
6.3.4.2 Site Specific Policies
a) Notwithstanding
Section 6.3.4.1, the following provisions shall apply to lands within the
‘Community Amenity Area – Cornell Centre’ designation identified with a double
asterisk (**) on Schedule ‘AA’ – Detailed Land Use and Schedule ‘CC’ – Development Blocks:
i) Uses shall
be limited to the following:
·
retail uses, and
·
entertainment uses consistent with the planned function and policies of
the designation.
ii) Retail
uses shall generally be limited to individual premises with a gross ground
floor area not exceeding 2,000 square metres, except for two retail premises
where the gross ground floor area may exceed 2,000 square metres, up to a maximum
of 6,000 square metres.
The
implementing zoning by-law may further restrict the number of retail premises
that may be permitted to have the maximum permitted gross floor area or the
proportion of the gross floor area that may be devoted to retail premises of
the maximum size;
iii) The
primary entrance to retail premises shall be designed to address the ‘main
street’ and private streets they abut.
b) It is intended that the lands within the
‘Community Amenity Area – Cornell Centre’ designation be developed in
phases. The ‘first phase of development’
shall be defined by the first site plan approval granted to any or all lands
within the Community Amenity Area - Cornell Centre designation.
Sections 6.3.4.1 f), g) and h) shall not
apply to development within the ‘first phase of development’, except for the
lands subject to Section 6.3.4.2 a).
Development proposals to add or reduce the gross floor area approved
within the ‘first phase of development’, other than by a minor amount, shall be
subject to Sections 6.3.4.1 f), g) and h).
c) Notwithstanding Section 6.3.4.1 g) and
6.3.4.2 b), mixed-use townhouse buildings not fronting public streets shall
have a minimum height of three storeys.
6.3.5 Community Amenity Area – Cornell North Centre
The
‘Community Amenity Area – Cornell North Centre’ designation applies to certain
lands bordering
The
designation is intended to provide a community retail focus serving the
northern neighbourhoods in Cornell. The
centre is intended to accommodate a multi-storey, mixed-use retail centre
including a mixed-use ‘main street’ character along the north-south minor
collector road extending from
6.3.5.1 General Development and
Pursuant to the provisions
of Section 6.3.1 a), the following policies apply to lands within the
‘Community Amenity Area – Cornell North Centre’ designation. Additional site specific policies, outlined
in Section 6.3.5.2, apply to
certain lands within the designation identified with a double asterisk (**) on
Schedule ‘AA’ – Detailed Land Use and Schedule ‘CC’ – Development Blocks.
a) Lands within this designation may be zoned
to permit residential and mixed-use building types in the form of townhouse, multiple unit and apartment
buildings.
b) Mixed-use buildings shall be
primarily residential in use; the ground floor shall be designed to accommodate
secondary retail, personal service and office and other non-residential uses
compatible with the primary residential use.
c) Lands within the ‘Community Amenity Area –
Cornell North Centre’ designation may be zoned to permit:
·
residential uses
· retail uses
· personal service uses
·
offices
·
banks
and financial institutions
·
institutional uses, including community
facilities and government services compatible with and complementary to the
planned functions and policies of this designation
·
restaurants
·
day care
centres, subject to the provisions of Section 6.7.6
·
places
of worship, subject to the provisions of Section 6.7.5, and
·
other
similar uses consistent with the purpose and intent of the designation.
d) Notwithstanding
Section 6.3.5.1 c), restaurants
may be permitted only through approval of a site specific development proposal
and zoning approval.
e) Retail uses
shall generally be limited to
individual retail premises with a gross floor area not exceeding 500 square
metres. The implementing zoning by-law
may further restrict the number of retail premises that may be permitted to
have the maximum permitted gross floor area or the proportion of the gross
floor area that may be devoted to retail premises of the maximum size.
f) Residential uses located on the ground floor of mixed-use
buildings adjoining the ‘main street’ and
g) The minimum
Floor Space Index of development in each Development Block within the
designation shall be as shown in Figure 6.3.5 and on Schedule ‘CC’ –
Development Blocks.
h)
Building heights shall be within a range of four
to six storeys. Minimum and maximum
building heights shall be as shown in Figure 6.3.5.
i)
Notwithstanding Section 6.3.5.1 h), three
storey buildings shall be permitted on the south side of
j)
A
k)
Buildings shall be located close to the ‘main
street’ frontage to form a continuous, pedestrian-oriented urban edge to the
street.
l)
Standards for Building Placement, and Podium
heights, where applicable, shall be generally as shown in Figure 6.3.5 for each of the
Development Blocks within the designation, as identified on Schedule ‘CC’ –
Development Blocks. Building placement
will be further defined in the Community
m)
Buildings at the intersection of the minor collector road and
n)
The primary entrances to buildings adjoining the
‘main street’ shall be oriented to the street.
o)
On-street parking shall be provided within the
public road right-of-ways.
p)
Vehicle access to a development adjoining the ‘main
street’ shall generally not be permitted from the street, but shall be
restricted to interior streets or lanes.
q)
Loading access to a development adjoining the
‘main street’ shall not be permitted from the street, but shall be restricted to interior streets or lanes.
|
Figure 6.3.5 Community Amenity Area –
Cornell North Centre |
|||||
|
Land
Use |
Density |
Height
|
Building
Placement |
||
|
|
Min FSI |
Minimum |
Maximum |
Podium |
From Right-of-Way |
|
Community Amenity
Area – Cornell North(**) |
0.3 |
1 storey |
2 storeys |
|
4.5 m from public or private Road |
|
Community Amenity
Area – Cornell North |
1.0 |
4 storeys (3 storeys south of |
6 storeys |
Min 1m, max 3m
setback above ground floor |
4.5 from public or
private road |
6.3.5.2 Site Specific Policies
a)
Notwithstanding Section 6.3.5.1, the following
provisions shall apply to lands within the ‘Community Amenity Area – Cornell
North Centre’ designation identified with a double asterisk (**) on Schedule
‘AA’ – Detailed Land Use and Schedule ‘CC’ – Development Blocks:
i) Permitted uses shall be limited to:
·
retail uses
·
personal service uses
·
offices
·
banks and financial institutions, and
·
restaurants;
ii) Individual uses shall not be permitted in
freestanding buildings with the exception of a food store;
iii) Retail uses shall be
limited to individual premises with a gross ground floor area not exceeding
2,000 square metres, and a food store with a gross ground floor area not
exceeding 6,000 square metres; and
iv) Buildings shall be designed to primarily
be oriented, and have direct access to, the ‘main street’.
b)
Notwithstanding Section 6.3.5.1 c), the
following provisions shall apply to the 1.6 hectare place of worship site at
the southeast corner of the future north-south minor collector road and
i) Development may consist
of:
·
a place of worship occupying the entire site,
with the building oriented to the
intersection of the minor collector road and local road at the southern
portion of the site; or
·
a place of worship occupying a minimum 0.8
hectares of land on the southwest portion of the site with the building
oriented to the intersection of the minor collector road and local roads, and on the southeast portion of
the site, a mixed-use building, primarily residential in use, with ground floor
retail or service uses not exceeding 500 square metres of gross floor area,
compatible with the primary residential use.
ii) Notwithstanding
the provisions of Section 6.3.5.1
g) and h), there shall be no
requirement for a minimum Floor Space Index or minimum height for a place of
worship on this site.
6.3.6 Community Amenity Area – Automotive Service Centre
The
‘Community Amenity Area – Automotive Service Centre’ designation applies to
lands at the southeast corner of 9th Line and
6.3.6.1 Development Policies
Pursuant to Section 6.3.1
a), the following policies apply to lands within the ‘Community Amenity Area –
Automotive Service Centre’ designation:
a)
Permitted uses shall be limited to:
·
an automobile service station, and
·
a car wash.
b) Notwithstanding the
provisions of Section 3.4.5.1 of the Official Plan (Revised 1987), as amended,
retail uses as provided for in Section 3.4.5.1 shall only be permitted as part
of a site specific development proposal and zoning approval.
c) Development shall be compatible
with the development of the adjoining lands.
6.4 INDUSTRIAL DESIGNATIONS
It is the intent of this
Secondary Plan to provide for the development of a business park accommodating
a range of compatible high performance industrial and office employment
activities. It is also an objective of
this Plan to provide limited opportunities, at appropriate locations, for complementary
and supportive retail and service uses serving the business park activities.
It is intended that the
development in the business park shall reflect the quality and design of
similar successful business areas in the Town and provide a regional employment
focus within eastern Markham capitalizing on its location at the intersection
of local, regional and provincial road and transit networks, and proximity to a
possible future airport at the Pickering Airport Site.
6.4.1 General Policies
a) Lands within the Cornell
b) Lands within the Cornell
·
·
·
Business
Corridor Area – Automotive Service Centre
·
Open
Space
Specific
policies applicable to these designations are outlined below, with the
exception of Open Space policies, which are outlined in Section 6.5.
c) Development Approval on lands adjacent to
Highway 407, Avenue Seven and
d) Prior
to any development proceeding in these designations, Comprehensive Block
Plans shall be approved by the Town in accordance with the provisions of
Section 11.10 of this Secondary Plan.
6.4.2
The
Office
development in this designation is intended to be the most intensive in the
Cornell
6.4.2.1 General Development and
Pursuant to the provisions
of Section 6.4.1 a), the following policies shall apply to lands within the
‘Business Park Area – Avenue Seven Corridor’ designation:
a) Lands within this designation may be zoned
to permit multi-storey office buildings.
b) Buildings
shall be primarily office in use, and where adjoining Avenue Seven, the ground
floor shall be designed to accommodate secondary retail, personal service and
restaurant uses ancillary to the primary use of the building, and integrated
within the building.
c) Lands within the designation may be zoned
to permit:
·
offices
·
banks and financial institutions
·
research and training facilities
·
data processing and related facilities
·
commercial schools
·
institutional uses, including government
services compatible with and complementary to the planned functions and
policies of this designation
·
day care centres, subject to the provisions of
Section 6.7.6
·
retail uses
·
personal service uses, and
·
restaurants.
d) The minimum
Floor Space Index of development in each Development Block within the
designation shall be as shown in Figure
6.4.2 and on Schedule ‘CC’ – Development Blocks.
e) Minimum and
maximum building heights shall be as shown in Figure 6.4.2.
f) To
accommodate the provision of retail and other secondary uses at grade,
buildings adjoining Avenue Seven
shall be designed to ensure that the gross floor area of retail and other
secondary uses on the ground floor generally
represents a minimum of 75%, but in no
case shall represent less than 55%, of the ground floor gross floor area.
g) A site for
a regional transit terminal facility is identified symbolically as ‘RTT’ at the
western edge of the designation on Schedules ‘AA’, ‘CC’ and ‘DD’. Lands for the site are to be secured by the
Region of York. The intent of the
Secondary Plan is that the facility will be integrated into an appropriate
office development where the site adjoins Avenue Seven.
h) Standards
for Building Placement, and Podium heights, where applicable, shall generally
be as shown in Figure 6.4.2 for
each of the Development Blocks within the designation, as identified on Schedule ‘CC’ –
Development Blocks. Building Placement
will be further defined in the Community
i) `The primary entrances to buildings
adjoining Avenue Seven shall be oriented to that street.
j) Surface parking lots shall not be
permitted on lands generally within 40 metres of Avenue Seven, except behind
buildings facing Avenue Seven with access restricted to interior streets or
lanes.
k) Vehicle access to a
development adjoining Avenue Seven shall generally not be permitted from that
street, but shall be restricted to interior streets or lanes.
l) Loading access to a
development adjoining Avenue Seven shall not be permitted from that street, but
shall be restricted to interior streets or lanes.
|
Figure 6.4.2 - |
|||||
|
Land
Use |
Density |
Height |
Building
Placement |
||
|
|
Min FSI |
Minimum |
Maximum |
Podium |
From Right-of-Way |
|
|
1.0 |
5 storeys |
10 storeys |
Min 2 storeys on Avenue Seven Min 1m - Max 3m setback above 2nd floor |
2.5 m
local roads |
|
4.5 m Avenue Seven |
|||||
6.4.3
The
‘Business Park Area’ designation applies to the majority of the employment
lands located in the eastern portion of Cornell Centre, centered on the Avenue
Seven and
6.4.3.1 General Development and
Pursuant to the provision of
Section 6.4.1 a), the following policies shall apply to lands within the
‘Business Park Area’ designation:
a)
Permitted uses within the ‘Business Park Area’ designation shall
include those uses identified in Section 3.5.6.2 c) of the Official Plan
(Revised 1987), as amended.
b)
Notwithstanding Section 6.4.3.1 a), hotels may only be permitted
subject to the review of a specific development proposal and rezoning pursuant
to the provisions of Section 6.4.1 c) and this Secondary Plan.
c)
Notwithstanding Section
6.4.3.1 a), sports, health and fitness recreational uses may only be permitted
where internally integrated as a component of an office building or hotel,
subject to the review of a specific development proposal and rezoning pursuant
to the provisions of Section 6.4.1 c) and this Secondary Plan.
d)
A site for a regional transit terminal facility
is identified symbolically as ‘RTT’ at the western edge of the designation on
Schedules ‘AA’, ‘CC’ and ‘DD’. Lands for
the site are to be secured by the Region of York. The intent of the Secondary Plan is that the
facility will be
integrated into an appropriate development where the site adjoins Avenue Seven.
e)
The minimum Floor Space Index of all development
in each Development Block within the designation shall be as shown on Schedule
‘CC’ – Development Blocks.
f)
Maximum building height shall be ten storeys.
g) The development of Business Park Area lands east of
h) Surface
parking lots shall not be permitted on lands generally within 40 metres of
Avenue Seven, except behind buildings facing Avenue Seven with access
restricted to interior streets or lanes.
i) Vehicle access to a
development adjoining Avenue Seven and
j) Loading access to a
development adjoining Avenue Seven and
6.4.3.2
Site Specific Policies
a) Notwithstanding Section 6.4.3.1, the development of the
Business Park Area lands west of
If demonstrated through an appropriate study,
to the satisfaction of Council, that the minimum employment target can be met
on the Business Park Area lands bounded by the north-south collector road east
of the woodlot, Donald Cousens Parkway and Highway 407, then Council may review
the designation of the lands west of the north south collector road adjacent to
the woodlot to permit appropriate and compatible mixed residential development,
including a gross floor area for residential development that does not result
in an increase in the overall projected school population for Cornell Centre,
and based on the review, assign an alternate designation to the lands east of
the woodlot to permit residential development without further amendment to this
Secondary Plan.
The assignment of an alternate
designation will only be considered within the context of an application for
zoning approval to permit residential development and the approval of a Comprehensive
Block Plan in accordance with Section 11.10 of this Plan.
b) Notwithstanding
Section 6.4.3.1 a), stand-alone restaurants, entertainment uses, and health and
fitness recreational uses, shall also be permitted on the properties known
municipally as 7265
Highway 7, 7323 Highway 7, 7482 Highway 7, and 8359 Reesor Road and 8724 Reesor
Road, subject to the following:
i) zoning and site plan approvals to confirm the
suitability of the property for the proposed use; and
ii) the
additional uses permitted in this Section shall be located within the existing
or enlarged heritage building on the property.
The enlargement of the heritage
building may be permitted, subject to all required Development Approvals and
the review of plans satisfactory to Heritage Markham.
6.4.4 Business Corridor Area – Automotive Service
Centre
The ‘Business Corridor Area – Automotive Service Centre’ designation
applies to certain lands located on the east side of
6.4.4.1 General Development and
Pursuant to the provisions of Section 6.4.1 a), the following policies
shall apply to lands within the
a)
Lands within the designation may be zoned to permit only the following
uses:
· automobile service stations;
· automobile repair uses; and
· car wash facilities.
a) Notwithstanding the provisions of Section 3.5.5.1 of
the Official Plan (Revised 1987), as amended, retail uses as provided for in
Section 3.5.5.1 shall only be permitted as part of a site specific development
proposal and zoning approval.
6.5
OPEN SPACE DESIGNATION
6.5.1 General Open Space System Policies
a)
It is the intent
of this Secondary Plan to establish a linked open space system which is highly
interconnected and forms a fundamental structural element within the Cornell
community. It is intended that the greenspace corridors, comprising elements of
the parks and open space system, will form an integral component of the
community structure.
b)
The ‘Open Space’ designation includes the following open space system
components:
·
·
· Stormwater Management Facilities
· 9th Line Greenway
c) Certain
lands included within the Open Space designations are shown schematically
and/or symbolically on Schedule ‘AA’ – Detailed Land Use. The locations, configuration and boundaries
of these lands shall be confirmed through detailed studies and plans identified
in this Secondary Plan and may be revised, in accordance with the findings and
recommendations of these studies without further amendment to this Secondary
Plan. These studies and plans include:
· a comprehensive Community
· an Environmental Management Study, as
set out in Section 9.2, and
· Stormwater Management Reports, as set
out in Section 8.3.2.3.
d) Public parks
shall be established in accordance with the provisions of Section 3.9.3 of the
Official Plan (Revised 1987), as amended, and the relevant findings and recommendations
of the studies identified in this Secondary Plan.
6.5.2
a) The
b) The
c) The
6.5.3
a)
b) Neighbourhood
Parks are shown symbolically on Schedule 'AA' – Detailed Land Use. The number,
general location and area totals of
c) Notwithstanding
Section 3.9.3 a) i) and ii) of the Official Plan (Revised 1987) as amended,
Neighbourhood Parks and Parkettes will generally be 0.2 to 2.0 hectares in
size. They are intended to provide space
for field sports, playgrounds and the passive recreational needs of the local
residential neighbourhood.
d) The
functions and configurations of
6.5.4 Stormwater Management Facilities
a)
Stormwater management facilities, including ponds and channels, are
shown on Schedule 'AA' – Detailed Land Use.
b)
Stormwater management facilities shall be designed and implemented in
accordance with the approved Environmental Management Study, Stormwater
Management Reports and the policies of Section 9.2.1 of this Secondary
Plan.
6.5.5 The 9th
Line Greenway
a) The 9th Line Greenway, also known
as the Golden Jubilee Greenway, designated ‘Open Space’ on Schedule ‘AA’ –
Detailed Land Use, is a linear open space along 9th Line, extending
the length of the
6.5.6 Open Space Acquisition
a) Public open space shall be provided in accordance with the
Cornell Master Parks Agreement dated
b) The Cornell Master Parks Agreement contains, among other
things, a minimum parkland dedication requirement for the Cornell
c) Woodlots and tree stands worthy of preservation may be
incorporated into parks as areas for passive recreation in addition to the
minimum amount of land required for active recreational facilities.
d) Parks or portions thereof may be designed to include water
quantity/quality control features, subject to the approval of the Town, in
consultation with the
e) The 9th Line Greenway, as provided for in Section
6.5.5, shall not form part of the required parkland dedication. Lands for the Greenway shall be dedicated to
the Town, or secured through easements or use agreements.
f) Lands dedicated to the Town shall be prepared and landscaped
as required by the Town, pursuant to the recommendations of the Open Space
Guidelines as required in Section 7.4.1
and specific parks and open space landscaping studies.
6.6 ENVIRONMENTAL PROTECTION AREA DESIGNATION
6.6.1 General Policies
a) Lands
within the Cornell
b) Environmental Protection Areas in the
6.6.2 Woodlots - Environmental Protection Areas
a)
The ‘Environmental Protection Area’ designation is established in this
Secondary Plan in accordance with the provisions of Section 2.2.2 of the
Official Plan (Revised 1987), as amended.
b)
The locations of natural features to which the ‘Environmental
Protection Area’ designation apply are shown schematically on Schedule 'AA' –
Detailed Land Use.
c)
Notwithstanding the depiction of each designated feature on Schedule
'AA', the boundary of each feature shall be deemed to include a buffer of at
least 10 metres, measured from the drip line of existing vegetation.
d) An Environmental Management Study shall be prepared for
the designated natural heritage features as provided for in Section 9.2. This study shall be completed to
the satisfaction of the Town prior to the approval of development applications
in the vicinity of the features or the agreement by the Town to accept their
dedication.
e) Once
the Environmental Management Study has been completed, any change to the
delineation of the environmental feature boundary shall only be considered
within the context of an Environmental Impact Study in accordance with Section
2.2.2.10 of the Official Plan (Revised 1987), as amended.
f) Lands
within the ‘Environmental Protection Area’ designation shall also be subject to
the woodlot policies of Section 9.6.2.
6.7 INSTITUTIONAL DESIGNATION
6.7.1 General Policies
a) Institutional uses within the Secondary
Plan area shall be permitted in accordance with the provisions of Section 3.6
of the Official Plan (Revised 1987) as amended, and this Secondary Plan.
b) Notwithstanding the primary
‘Institutional’ designation, the uses contemplated in Section 3.6.3 b) of the
Official Plan (Revised 1987) as amended, shall not be permitted on the
Community Facilities and Health Care Campus.
c) Common institutional uses such as schools,
community facilities, places of worship and day care centres are provided for
under several land use designations and shall not be required to have an
Institutional land use designation.
d) Notwithstanding the provisions of various
land use designations respecting minimum Floor Space Index and minimum building
height, there shall be no requirement for a minimum Floor Space Index and
minimum building height for common institutional uses such as schools,
community facilities, places of worship and day care centres.
e) Prior to any development proceeding
within any Development Block as identified on Schedule ‘CC’ – Development
Blocks within the Institutional designation, Comprehensive Block Plans
shall be approved by the Town in accordance with the provisions of Section
11.10 of this Secondary Plan.
6.7.2 Community Facilities
and Health Care Campus
a)
The site of the
·
the provision of health care, including hospitals, health and wellness
facilities, medical offices, treatment centres, sanatoria, clinics, residential
health care facilities affiliated with the principal hospital activity and
retirement home facilities; and
·
the provision of community facilities, including a library, gymnasium,
aquatic facilities, fitness centre, youth and older adult space and other
program space.
Uses ancillary to the primary community facility and health care uses,
including but not limited to laboratories, retail uses, restaurants and
personal services, shall also be permitted.
b) The following policies shall
apply to the development of lands in the ‘Institutional’ designation:
i) The
minimum and maximum Floor Space Index of all development within the Community Facilities and
Health Care Campus shall be as shown in Figure 6.7.2 and Schedule CC –
Development Blocks. The maximum Floor
Space Index for all development on the lands south of
ii) The
transfer of density from the lands required for the future widening of Church
Street and 9th Line, and the dedication of the 9th Line
Greenway, shall only be permitted as part of a Comprehensive Block Plan
approval for the Campus lands south of Church Street, provided the maximum
floor space index for the complete Development Block is not exceeded to the
satisfaction of the Town;
iii)
Minimum and maximum building heights
shall be as shown in Figure 6.7.2 for each
Development Block within the designation as identified on Schedule CC – Development Blocks, subject to the
building restrictions or requirements on lands affected by the heliport as
identified in the study required in Section 6.7.2 b) viii). The maximum height
for development within approximately 30 metres of the streetline of 9th
Line, and adjoining lands designated Residential Neighbourhood shall be three
storeys;
iv) Notwithstanding the provisions in Figure 6.7.2, height
increases, in the order of 10 storeys, may be considered for limited components
of hospital buildings located within the interior of the lands designated
Institutional south of
v) Standards
for Building Placement shall be as shown generally in Figure 6.7.2 for each Development Block within the designation as identified on Schedule CC –
Development Blocks. Building Placement
will be further defined in the Community
vi)
The Community Facilities and Health
Care Campus will be integrated with the surrounding Cornell community through a
network of internal and external pedestrian routes including the provision of a
pedestrian route through the campus linking the pedestrian routes in the north
Cornell community with the pedestrian routes in the south Cornell community;
vii)
The existing heliport on the Hospital
property is certified for day and night use and is subject to regulations
established by Transport Canada in “Heliport & Helideck Standards and
Recommended Practices” (TP2586E). These
regulations include restrictions on the height of natural and man-made features
and mobile objects, including motor vehicles, within the required
flight/landing paths. Noise impacts are
also a potential factor affecting the suitability of lands in the vicinity of
the heliport for certain uses;
viii) In order to establish possible land use and
building restrictions or requirements on lands affected by the heliport and
possible zoning and site plan requirements for which the Town may be
responsible, the Town shall require that a study be completed by the Hospital
and other affected property owners, prior to the approval of development on any
potentially impacted lands. This study
shall be completed by qualified professionals to the satisfaction of the Town
and shall include appropriate consultation with concerned departments and
agencies; and
ix)
Relocation by the Hospital of the
heliport from its present location, to a location directly linked to the main
hospital building shall be encouraged.
Such relocation shall be done in a manner that reduces impacts and
constraints on development on surrounding lands to a minimum.
|
Figure 6.7.2 Institutional |
||||
|
Land Use |
Density |
Height |
Building Placement |
|
|
|
FSI |
Minimum |
Maximum |
From
Right-of-Way |
|
Institutional |
Min.
1 |
3
storeys |
6
storeys 3
storeys adjoining 9th Line and lands designated Residential Neighbourhood |
2.5 m local roads 3
m
12.5
m 9th Line |
|
Max.
.75 |
||||
6.7.3 Emergency Services
a) Symbols denoting the existing ambulance
services centre and the intended location of a fire hall are shown on Schedule
‘AA’ – Detailed Land Use. The location
of the fire hall site will be further defined through the Community
6.7.4 School Sites
a) Symbols denoting intended locations for
public and separate elementary and high school sites are shown on Schedule ‘AA’
– Detailed Land Use. Generally, the elementary school sites will be equally
distributed throughout the
b) School
sites may be relocated in consultation with the School Boards without further
amendment to this Secondary Plan provided the alternate sites are consistent
with the structural objectives and attributes of those denoted on Schedule ‘AA’
– Detailed Land Use.
c) The size and configuration of each school site shall be
consistent with the policies or requirements of the respective School Board,
however, final site sizes and configurations shall be determined in
consultation with the School Boards within the context of the Community
d) Where
a school site adjoins public parkland, the school site shall be of a size,
configuration and design that facilitates potential joint use between the Town
and the respective School Board.
e) The Town will cooperate with
the School Boards to promote smaller school site sizes in Cornell Centre,
potential joint use of parkland, and to maximize the area available for on-site
recreational and athletic use through minimizing surface parking area and
through the construction of multi-storey school buildings that reduce building
floorplates.
f) In the event that all or
part of an additional public school facility is required for Cornell Centre,
the Town will cooperate with the York Region District School Board to
investigate alternatives to facilitating an additional elementary school
program facility into a mixed-use/shared site development within the District.
g) School
site locations have been selected to adjoin, or to be within a reasonable
walking distance of, potential future transit routes. In implementing transit service it is
intended that schools should be located at potential transit stops. School buildings shall be oriented to
facilitate direct access to transit routes and stops.
h) In
the event that all or part of a school site is not be required by a School
Board, the following alternate uses shall be permitted in order of priority:
i)
open space uses in accordance
with the provisions of Section 6.5 of this Secondary Plan and Section 3.9 of
the Official Plan (Revised 1987), as amended, particularly parks or other open
space linkages which contribute to the creation of the Greenspace Corridors identified on Schedule ‘BB’; or
ii) compatible
institutional uses as identified in the implementing zoning by-law, or based on
specific evaluation of each site, and which may include religious institutions,
government buildings, community and recreational facilities and cultural
buildings (e.g., museum, art gallery); or
iii)
uses permitted in
the underlying ‘Residential
Neighbourhood’ and ‘Residential Neighbourhood – Cornell Centre’ designations;
however, where sites front Bur
Oak Avenue, the lands shall be developed in accordance with the uses permitted
in the ‘Community Amenity Area – Bur Oak Corridor’ and ‘Community Amenity Area
– Bur Oak Corridor Cornell Centre’ designations, to the average depth of lots
on adjoining lands in that designation; and
iv)
the Town shall have first right
of refusal to acquire all or part of the school site; government agencies and
community groups with identified needs shall have the second right of refusal.
i) Notwithstanding Sections 6.7.4 c), in
order to retain flexibility in accommodating future residential development in
the Cornell
j) The
Town will cooperate with the School Boards to pursue and encourage school sites
and buildings to be developed in
accordance with the following policies:
i) joint use sites and multiple use buildings
will be encouraged wherever possible.
The Town will work with the School Boards to achieve appropriate and
efficient site designs, especially in campus settings, and to maximize public
service and safety;
ii) elementary schools will be located to be accessible by
residents in more than one neighbourhood; and
iii)
parking and loading areas will be provided and access points designed in
a manner that will minimize
conflicts between pedestrian and vehicular traffic.
6.7.5 Places of Worship
a) Sites for
places of worship shall be set aside in accordance with the Town of
b) Five
proposed place of worship sites have been
identified symbolically on Schedule 'AA' – Detailed Land Use. Generally, the place of worship sites
are located on an arterial or major collector road within the Cornell
c) Place of
worship sites may be relocated without further amendment to this Secondary
Plan, provided the alternate sites are consistent with the structural
objectives and attributes of those denoted on Schedule ‘AA’ – Detailed Land
Use, and are consistent
with the site locational requirements of the Official Plan (Revised 1987), as
amended.
d) Places of worship are a permitted land
use only within the following land use designations, in accordance with
applicable provisions of the Official Plan (Revised 1987), as amended, and this
Secondary Plan:
·
Residential Neighbourhood
·
Residential Neighbourhood – Cornell Centre
·
Avenue Seven Corridor – Mixed Residential
·
Community Amenity Area – Bur Oak Corridor
·
Community Amenity Area – Cornell North Centre
e) The
provision of a variety of place of worship site sizes will be encouraged, with
a minimum site size of 1.0
hectare.
f) The
location and configuration of place of worship sites will be further defined
through the Community
g) The Town shall, by subdivision or other
appropriate agreements, ensure that a minimum of five sites are made available
for acquisition and use for places of worship for a period of at least five
years from the date of registration of the plan of subdivision.
h) Place of worship sites may be pre-zoned,
with a ‘Hold’ prefix to permit a place of worship, accessory uses and appropriate
alternative uses, if the site is not acquired for a place of worship. Removal of the ‘Hold’ prefix on a dual zoned
place of worship shall be tied to:
i) execution of a site plan agreement for a
place of worship; or
ii) expiration of a site
reservation period and the execution of a site plan agreement for the
alternative land use.
i) The Town shall establish within
subdivision or other appropriate agreements, such conditions for the
disposition of place of worship sites, as Council deems appropriate.
j) Notwithstanding the provisions of this
Section, mixed-use buildings oriented to Bur Oak Avenue which are designed to
accommodate ground floor retail, service and offices compatible with a primary
residential use, or a freestanding retail building of appropriate scale and
design and not more than 2000 square metres of gross floor area, may be
permitted on the eastern portion of the place of worship site on the southwest
corner of Bur Oak Avenue and White’s Hill Avenue, provided a place of worship
occupying a minimum 0.8 hectares of land is provided on the western portion of
the site.
k) Notwithstanding the provisions of this
Section, mixed-use buildings with ground floor retail and service uses of not
more than 500 square metres of gross floor area compatible with a primary
residential use may be permitted on the southeast portion of the place of
worship site on the southeast corner of the minor collector road and Donald
Cousens Parkway in Cornell North Centre, provided a place of worship site
occupying a minimum 0.8 hectares of land is provided on the southwest portion
of the site at the intersection of the minor collector road and the local road.
l) Notwithstanding the provisions of Section
2.17.1 d) ii) of the Official Plan (Revised 1987), as amended, the required
parking for places of worship in Cornell Centre shall reflect the unique
character of the area and shall be consistent with any approved parking
strategy for lands within Cornell Centre.
m) Notwithstanding the
provisions of Section 2.17 c) of the Official Plan (Revised 1997), as amended,
places of worship may be located on any arterial, collector or local road where
permitted within a land use designation within the
n) Notwithstanding the
provisions of this Secondary Plan, there shall be no requirement for a minimum
FSI or minimum height for places of worship located within the Community
Amenity Area – Bur Oak Corridor and Community Amenity Area – Cornell North
Centre designations.
6.7.6 Day
Care Centres
a) Day care
centres shall be permitted in accordance with the provisions of Section 2.11 of
the Official Plan (Revised 1987), as amended.
b) Appropriate sites for new day care centres
may be implemented through the
approval of a zoning by-law.
7.0 URBAN DESIGN AND
SUSTAINABLE DEVELOPMENT POLICIES
7.1 General Policies
a) The planning of the Cornell community is
based on the principles of New Urbanism developed by the Congress of New
Urbanism to guide public policy, development practice, urban planning and
design. Among other things, the
principles include:
·
‘The primary task of all
urban architecture and landscape design is the physical definition of streets
and public spaces as places of shared use.
·
Individual architectural projects should be
seamlessly linked to their surroundings. This issue transcends style.
·
The revitalization of urban places depends on
safety and security. The design of streets and buildings should reinforce safe
environments, but not at the expense of accessibility and openness.
·
In the contemporary
metropolis, development must adequately accommodate automobiles. It should do
so in ways that respect the pedestrian and the form of public space.
·
Streets and squares should
be safe, comfortable, and interesting to the pedestrian. Properly configured,
they encourage walking and enable neighbours to know each other and protect
their communities.
·
Architecture and landscape
design should grow from local climate, topography, history, and building
practice.
·
Civic buildings and public
gathering places require important sites to reinforce community identity and
the culture of democracy. They deserve distinctive form, because their role is
different from that of other buildings and places that constitute the fabric of
the city.
·
All buildings should
provide their inhabitants with a clear sense of location, weather and time.
Natural methods of heating and cooling can be more resource-efficient than
mechanical systems.
·
Preservation and renewal of
historic buildings, districts, and landscapes affirm the continuity and
evolution of urban society.”
b) For the Cornell
·
the provision of a clearly defined public realm;
·
respect for areas of natural heritage;
· a well defined grid of streets, lots and
development blocks;
·
predictable and consistent built form;
·
safety, accessibility and comfort in the pedestrian environment;
·
an urban open space network of publicly accessible and interconnected
parks, plazas, walkways and sidewalks with linkages to natural amenities and
transit facilities; and
·
buildings that define streets and frame open spaces and contribute to
the pedestrian activity and amenity.
c) Cornell Centre is based on principles of
sustainable development and builds on the principles of New Urbanism. The
principles integrate and balance the three elements of environment, economic
and social sustainability. Cornell Centre is premised on sustainable
development policies, including measures to ensure, among other things:
·
a balance of live/work opportunities providing a diversity of housing
and job choices;
·
compact form, pedestrian amenity and reduced reliance on single
occupancy vehicles through parking and Travel Demand Management strategies;
·
the integration of high density mixed-use development with bus and
rapid transitway services provided within the Avenue Seven and Bur Oak Avenue
development corridors; and
·
the use of new green technologies and best practices in sustainable
building design and open space design with an emphasis on air and water
quality, water and energy efficiency and conservation, and efficient waste
management practices.
7.2 Community
a) The
key components of a comprehensive Community
b) The comprehensive Community
·
Residential Neighbourhood;
·
Residential Neighbourhood - Cornell Centre;
·
Avenue Seven Corridor – Mixed Residential
·
Community Amenity
Area designations;
·
Institutional;
·
Open Space;
·
Environmental
Protection Area;
·
Business Corridor
Area, and
·
Business Park Area
designations.
c) The Community
·
Public Realm
·
Open Space
Guidelines; and
·
Built Form and
Landscape Guidelines
In addition, the Community
d) For Cornell Centre and Cornell North Centre,
the Community
e) A Comprehensive Block Plan may
replace a Community
f) The Urban
Built
Form and Landscape Guidelines will establish specific regulatory requirements,
and will be the principal controls on design matters for the Cornell Secondary
Plan. They will harmonize with the Public Realm
7.3 Public
Realm
a) The
public realm comprises public streets, lanes, parks and open spaces and the
public use activity areas of public lands and buildings.
7.3.1 Streets and Lanes
a)
It is intended that streets and lanes will:
· provide
access for vehicles, pedestrians and bicycles, opportunities for vistas, view
corridors and pedestrian amenity areas, and space for utilities and services;
· be subject to comprehensive streetscape
requirements, including landscaping, that will ensure that the public realm is
consistent in quality and design; and
·
generally, be aligned to create a modified rectilinear grid pattern
that defines Development Blocks.
7.3.2 Views and Focal Points
a)
The preservation, enhancement and creation of significant views and
focal points shall be encouraged by:
·
preserving and enhancing views to natural features, including woodlots,
topographic features, water bodies, and across open spaces;
·
providing opportunities for views of important public buildings,
heritage buildings, open spaces, natural features, and other landmarks; and
·
providing for sites that terminate streets and view corridors.
b)
To recognize the importance of public and institutional buildings in
the community and to enhance their public status these buildings are encouraged
to be sited at the following locations:
· at the termination of a street or view
corridor;
· at street intersections;
· on
· on sites that enjoy prominence due to
topographic and natural features.
7.3.3 Location of Buildings
with Respect to Streets and Open Space
a)
To reinforce the street, lane and block pattern established by this
Secondary Plan, the following measures will be employed:
· buildings
will be aligned parallel to a public street;
· buildings
will be located in close proximity to the property line adjoining the public
street;
· buildings
on corner sites will be sited and massed toward the intersection of the
adjoining public streets;
· siting and massing of buildings will
provide a consistent relationship, continuity and enclosure to the public
streets;
· siting and massing of buildings will contribute
to and reinforce the comfort, safety, and amenity of the public streets;
· buildings located adjacent to, or at the
edge of parks and open spaces, will provide opportunities for overlook onto the
open space;
· the massing, siting and scale of buildings
located adjacent to, or along the edge of a park or open space will create a
degree of enclosure or definition appropriate to the type of open space they
enclose; and
· buildings of significant public use or architectural
merit may be sited to specifically differ from the surrounding urban fabric in
order to emphasize their importance as landmarks.
7.3.4 Public Realm
a) The
Public Realm
· defining a
hierarchy of primary and secondary streets, and based on their functional
requirements to identify appropriate and consistent treatments for each street
type including standards for sidewalks, pedestrian crossings, lighting,
landscaping and street furniture;
·
appropriate
locations and designs for required above ground utility and telecommunications
infrastructure;
·
any other
streetscaping requirement identified in a study or plan required by this
Secondary Plan.
7.4 Open Space System
a)
The Open Space System consists of
the community park, neighbourhood parks and
parkettes, stormwater management ponds and channels, woodlots and the 9th
Line Greenway, and the public and private realm connections between them
throughout the
b)
Open Space Guidelines shall be prepared to guide development of the
Open Space System to the satisfaction of the Town as a component of the Community
7.4.1
Open Space Guidelines
a) The Open Space Guidelines are intended
to guide the development of the open space system in the
b) The Open
Space Guidelines will recognize the relevant provisions of the Official Plan
and will:
i) be based on the parks
and open space master plan developed for
the Cornell community, including an assessment of the anticipated population
and household composition, the locations of significant natural features, and
proposed public and community facilities, recommend a system of neighbourhood
and community parkland, open spaces and linkages to serve the community;
ii) provide
recommendations on the size, location and configuration of parklands in the
community;
iii) recommend a system of principal pedestrian and bikeway routes
linking principal parks and community facilities, and destinations of public
interest including the Rouge Park, and proposals for necessary remedial works
to ensure continuous and unimpeded movement;
iv) provide for a link between the wooded features and major
parklands north of Avenue Seven and the woodlot and major open space features
south of Avenue Seven to achieve a separation between the residential
neighbourhoods, the mixed-use retail centre and the business park portions of
Cornell Centre;
v) provide for the incorporation of Environmental Protection Areas
into parklands, based on the findings and recommendations of the Environmental
Management Study;
vi) provide direction for open space programming, multi-functional
‘shared use’ facilities and programs, designs and development concepts for
parks and open spaces;
vii) identify opportunities for open space connections through the Community Facilities and Health
Care Campus to link with the Cornell open space system as well as
opportunities for connections between open space features within the Cornell
open space system;
viii) identify
opportunities and a range of appropriate measures for the enhancement of the
existing woodlots as natural heritage features;
ix) identify
opportunities and means for additional planting to extend, to the south and
east, the existing woodlot south of Avenue Seven, in a manner consistent with
the provision of stormwater management facilities adjacent to Highway 407;
x) provide guidelines for the planning and implementation of
stormwater management to ensure that this function will complement and,
whenever feasible, enhance significant natural heritage features; and
xi) identify opportunities for integration of the open space system,
paths and trails with the Little Rouge Creek Corridor.
7.5 Built Form and Landscape
7.5.1 Developable Blocks and
Lots
a) All the available urban lands are to be
subdivided into a series of developable blocks, defined by a modified
rectilinear grid system of public streets and lanes.
b)
The size and configuration of each developable block will:
· be appropriate to its intended use;
· facilitate and promote pedestrian movement;
and
·
provide sufficient number and, where appropriate, a range of
building lots to achieve cost effective and efficient development.
c)
Each parcel of land in a developable block will:
· have frontage on a public street or private
street, park or open space;
· incorporate on-site parking and a service
area that are accessed from a rear lane; and
·
be of sufficient size and appropriate configuration to accommodate
development that
reflects the planning and urban design policies set out in this Secondary
Plan and implementing Community
d) Notwithstanding the provisions of this
Secondary Plan, a lot that does not have frontage on a public street may be
permitted, provided the front lot line adjoins public open space fronting a
public street or a private street, and the rear lot line adjoins, and has
access from, a public lane, park or open space.
e) Notwithstanding the provisions of this
Secondary Plan, a lot in the ‘Community Amenity Area – Bur Oak Avenue’
designation, having substantial frontage on Bur Oak Avenue, may be permitted to
have a second vehicular access to parking from a public street provided:
· the lot contains a comprehensively designed
mixed-use development; and
· the
principal vehicular access to the required service areas on the lot is from a
public lane; and
· the need for a second access to parking can
be demonstrated to be necessary to facilitate the development pattern, but will not
interfere with, or promote unsafe traffic and pedestrian movement; and
· the development pattern is otherwise
consistent with the provisions of this Secondary Plan and the implementing Community
7.5.2 Built Form
a)
Building
Compatibility
New development will be compatible with adjacent and
neighbouring development by ensuring that the siting and massing of new
buildings does not result in undue negative impacts on adjacent properties
particularly in regard to overlook, shadowing, wind and other environmental
factors.
Comfortable
microclimatic conditions, including sunlight access, sky views and wind
conditions, public safety, and adequate privacy conditions for residential
buildings and their outdoor amenity areas, will be provided and maintained.
To
ensure these policy requirements are achieved, implementing zoning by‑laws
for this Secondary Plan will establish consistent relationships between
buildings and their associated property limits.
b)
Siting,
Massing and Scale of Building
Siting and massing of new buildings will provide an
appropriate degree of continuity and enclosure to the public street and open
spaces that the buildings frame.
The siting, massing and scale of residential buildings
permitted in areas designated ‘Residential
Neighbourhood’ and identified as Residential
Neighbourhood Centres on Schedule ‘BB’, will reflect the massing and
character of traditional rural and urban Ontario residential building types.
The siting, massing and scale of mixed‑use
buildings permitted in the ‘Community
Amenity Area – Bur Oak Avenue’ designation
and the designations in Cornell Centre that front Bur Oak
Avenue will reflect the massing and character of building types typically found
on a traditional ‘Ontario Main Street’.
Buildings will be sited to screen parking and loading areas.
c)
Location of Building Entrances
To support public transit and for reasons of
public safety and convenience, primary entrances to principal buildings shall
be clearly visible and located on a public street frontage or onto a public
open space.
Access from sidewalks and public
open space areas to primary building entrances shall be convenient and direct,
with minimum changes in grade, and shall be accessible to people who are
physically challenged (mobility impaired).
d)
Parking and
Servicing
To minimize disruptions to the safety and
ensure the attractiveness of the public streets, a system of public lanes will
provide the primary access for on‑site parking and servicing functions.
To
enhance the quality and safety of the public street, the construction of
private parking lots and structures which occupy the at‑grade frontage of
public streets is discouraged. Where it
is not feasible to locate parking below grade, surface parking lots shall be
situated to the side or rear of buildings to increase street-presence of
buildings. Surface parking is prohibited
generally within 40 metres of the Avenue Seven right-of-way.
To
reduce the impact of surface parking and to provide at grade amenity areas the
provision of structured parking shall be encouraged for higher density
development in Cornell Centre. Site plan and building placement arrangements
shall permit surface parking lots to be phased out over time in favour of
structured or reduced parking while at the same time improving access to
transit services.
e) Neighbourhood
Commercial Centre Buildings
Commercial buildings and associated urban
open spaces should be located on roads linking neighbourhood centres to
emphasize the sense of transition from one neighbourhood to the next, providing
orientation cues and opportunities for highlighting unique neighbourhood identities.
Buildings should be compatible in height and massing
to neighbouring residences. Elevations should be designed to address the
retail/service nature of the ground floor while respecting and harmonizing with
the residential uses of the upper floor(s) and neighbouring houses.
Building entrances including access to the upper
floors should face the street. A portion
of customer parking for the ground floor commercial uses may be provided
through on-street parking, where appropriate.
f) Public
and
Community buildings should be designed,
sited and constructed to act as quality landmarks, be visually prominent,
emphasizing their importance to the community. Community buildings should be
massed to emphasize their dominant visual presence within the community.
Where possible, community buildings should be located
on prominent sites to terminate significant view corridors, or at important
street intersections, or on
Community buildings should be located, where
practical, close to the dominant street upon which they are located to create a
sense of containment for the street. Prominent entrances should be provided on
the dominant street side. The Community Facilities and Health Care Campus
and future high school should
provide an animated, pedestrian-oriented urban edge to
g) Cornell Centre
Buildings should be aligned close to the sidewalk to
define the street edge. Building entrances should be well designed and oriented
to the street.
Buildings with ground floor retail should align the first floor and entrance(s) with
the street grade and large display windows should face and animate the
pedestrian edge.
Buildings at corner sites should have greater height and mass
toward the intersection. Height and
density will shed outward from the Avenue Seven Corridor in an appropriate transition to
residential neighbourhoods located outside of the Cornell Centre. The greatest concentration of built form and
height will be located in the vicinity of the Avenue Seven and
Building edges should be designed for pedestrian
comfort by reducing the impacts of micro climate conditions in appropriate
locations to support outdoor use and activity.
Buildings should be designed to the highest standard
with special attention paid to pedestrian level architecture, roofscape and
materials. High quality streetscapes should provide generous sidewalks, high
quality pedestrian lighting and street tree planting.
h) Mixed-Use Retail Centres
The
character of the mixed-use retail centres in Cornell Centre and Cornell North
Centre will be defined primarily by a consistent and cohesive built form to be
articulated in the Community
Mixed-use buildings
should generally be four to six storeys in height and compatible in height,
massing and character with neighbouring residences.
Building
placement should reinforce a continuity of built form and definition of the
public realm at the street edge. In
particular, buildings will be located close to the ‘main street’ frontage to
form a continuous, pedestrian-oriented urban edge to the public or private
street. The built form of the ‘main
street’ will frame view corridors and provide safe pedestrian access to
adjacent neighbourhoods, transit corridors and open space features.
Buildings at the intersection of
Large format retail buildings
and multiple unit retail
buildings should contribute to the character of the streets they abut and should be articulated into smaller components to
ensure visual fit within the neighbourhood. Main entrances to retail buildings should be oriented to the street, not
parking lots. The front of retail buildings should figure prominently on the
‘main street’. Entrances should be
plentiful and directly accessible from the sidewalk. Loading should not be directly visible from adjacent streets.
The mixed-use retail centres
provide a community focal point for high quality urban amenities and community
activities. Pedestrian links to street
sidewalks should be provided where entrances are not immediately adjacent to
street sidewalks. Development within the
mixed-use retail centres is intended to be integrated with the adjacent
residential neighbourhoods, development and transit corridors, and the open
space system.
7.5.3 Pedestrian Environment
a)
Public Safety
To
promote safety and security in public places, including streets, parks and open
spaces, schools, public transit routes and the public use activity areas of
buildings, the following measures are encouraged:
·
the design and siting of new buildings should provide opportunities for
visual overlook and ease of physical access to adjacent streets, parks and open
spaces;
·
clear, unobstructed views to parks and open spaces should be provided
from the adjoining streets;
·
appropriate lighting, visibility and opportunities for informal
surveillance should be provided for all walkways, parking lots, parking garages
and outdoor amenity areas; and
·
public use activity areas located within buildings should be located at
grade and oriented to the public street.
b) Public
Accessibility
To ensure ease of access for the pedestrian and the enjoyment of
public streets and other outdoor spaces, the following measures are encouraged:
· public‑oriented spaces and activity
areas, including building entrances, terraces and porches, will be oriented toward public
streets;
· provision
of a consistent level of streetscape design, incorporating such elements as appropriate
paving, planting, fencing, lighting and signage and street furniture; and
· avoiding the location of building
ventilation systems in pedestrian areas.
c) Public Comfort
· To
protect pedestrians from the winds produced by buildings and structures and to
ensure comfortable walking and sitting conditions in public and open spaces,
wind testing may be required to establish the appropriate size, mass and height
of development, and the locations of mitigating features.
· To
ensure adequate sunlight availability on parks, public open spaces and
pedestrian areas, the Town may regulate building heights, siting and massing.
· Along
major transit routes, and other locations where it is appropriate to provide
pedestrians with protected passage, durable, easy to maintain, weather
protection systems, such as building overhangs, canopies, colonnades, and
awnings, shall be integrated into building design.
7.5.4 Built Form and Landscape
Guidelines
a) The Built
Form and Landscape Guidelines component of the Community
·
building height,
massing and relationship to adjoining primary and secondary streets, with
particular attention to lands adjoining, or visible from, Highway 407, Avenue
Seven, Donald Cousens Parkway and 9th Line;
·
appropriate
on-site location and design requirements for parking lots, parking structures,
loading areas and utilities infrastructure;
·
screening to
minimize the visibility of loading areas and rooftop equipment;
·
quality and
design standards for all non-residential buildings;
·
built form
guidelines for industrial, commercial, and residential development within the
·
standards and
requirements for residential lots that can accommodate a coach house;
·
particular design
requirements at the interface between areas of residential and non-residential
development;
·
approaches to the
integration of heritage buildings from an urban design perspective having
regard for the scale, massing, setbacks, building materials and design features
of adjoining development and the relationship of heritage buildings to the
proposed street system;
·
alternatives to
development using reverse frontage;
·
the integration
of required noise attenuation features, including berms, acoustical walls and
fences with a view to minimize use of acoustical walls and fences through
appropriate subdivision design;
·
the appropriate
configuration of development blocks, the height and placement of buildings and
landscaping treatment adjoining the Rouge Park North;
·
the appropriate
amount and location of parkland required to serve the
·
requirements for
the condition of parkland to be dedicated to the Town;
·
on-site
landscaping requirements and standards for non-residential development;
·
landscaping or
other planting requirements in buffers/setbacks adjoining natural features
including revegetation where this requirement is identified; and
·
any other design
or landscaping requirement identified in a study or plan required by this
Secondary Plan.
7.6 Implementation Strategy
a)
It is the intent
of the Implementation Strategy to ensure that all development, both public and
private sector, is consistent with the principles and objectives of this
Secondary Plan and the Community
·
provide a
framework that will ensure a consistent and reasonable approach in the review
and approval for all development within the
·
provide a
framework that will ensure consistent consideration and application of design
principles and requirements identified in the Community
·
provide a
framework for the implementation of measures to protect, enhance and restore
significant natural features, including recommended measures for the management
of natural features and other open space elements; and
·
identify the
applicable development control mechanisms, which may include architectural
guidelines, and includes the preparation of Comprehensive Block Plans
within Cornell Centre and Cornell North Centre, to achieve the objectives of
the Community
7.7 Sustainable Development
Strategy
a)
In addition to the Implementation Strategy outlined in Section 7.6
above, the Town will develop a
Sustainable Development Strategy to ensure that all development, both public
and private sector, is consistent with the Sustainable Development objectives outlined in Section 4.4.2
of this Plan. The Sustainable
Development Strategy will complement the Implementation Strategy for this Plan
and will:
i) provide a framework and set of
Performance Measure Targets for the implementation of new green infrastructure
technologies and best practices in sustainable building and open space design
with an emphasis on air and water quality, water and energy efficiency and
conservation, and efficient waste management practices;
ii) provide
a framework and set of targets for achieving a balance of live/work including:
·
residential intensification targets, including minimum affordable
housing targets, in accordance with provincial and regional intensification
targets; and
·
employment targets that will contribute to an overall, long term Region
of York target resident-employee ratio of 1:1; and
iii) identify
the applicable development control mechanisms, which may include transfer of
density, incentive zoning, conditional zoning or development charges, alternate
parking standards, and includes the preparation of Comprehensive Block Plans within
the Cornell Centre and Cornell North Centre, to achieve the objectives
of the Sustainable Development Strategy.
8.0 INFRASTRUCTURE POLICIES
8.1 General Policies
a) The provisions of Section 8.0 apply to
lands in all land use designations.
b) Infrastructure investment by the Town will
be prioritized and coordinated with the Region of York to coincide with the
improvements to the Avenue Seven Regional Corridor and regional transitway and
the build out of Cornell Centre, including:
i) a rapid transit and conventional transit
network;
ii) a road network, including improvements to the
public realm; and
iii)
sewer and water systems.
8.2 Transportation
8.2.1 General Policies
a) The proposed transportation network
serving the
b) All components of the transportation
system shall be planned and provided in accordance with the policies of the
Official Plan (Revised 1987), as amended, and the policies of this Secondary
Plan, and where applicable the policies of the Regional Official Plan. The location, function and detailed design of
each new road, and the regional transitway and its associated intersections,
will require the approval of the Town and/or the Region of York. Road projects shall be completed in
accordance with the requirements of the Municipal Class Environmental
Assessment Process.
c)
The major components of the proposed road and rapid transit networks
within and adjacent to the
·
the completion of
the Highway 407 Provincial transitway;
·
the completion of
the Highway 407 interchange at
·
the completion of
the widening of 9th Line from Highway 407 to
·
the upgrading of Avenue Seven, a
·
the upgrading and
realignment of
·
the extension of
Bur Oak Avenue south of Avenue Seven as a Major Collector Road;
·
a series of Minor Collector Roads and locals roads providing internal
access to the lands to be developed; and
·
transit services, which will operate along arterial and collector
roads.
d) It
is anticipated that the collector road system will be determined through a
master planning exercise. The master plan would address roads that are not
subject to a separate, specific environmental assessment, such as those
identified in this Plan. The master plan
exercise may be conducted concurrently with Environmental Assessments and may
be undertaken in conjunction with traffic studies required by this Plan. The Town will determine the sequence and
relationship for the required Environmental Assessments and traffic studies.
e) Roads shall be provided in accordance
with the requirements of Section 5 of the Official Plan (Revised 1987), as
amended, and adopted Town design standards.
Notwithstanding the general provisions of Section 5 of the Official Plan
(Revised 1987), as amended, specific alternate provisions and standards may be
established through this Secondary Plan that further define the classification,
function and design requirements of roads and other components of the
transportation system.
f) The
required rights-of-way of all roads within the
g) Notwithstanding
the provisions of Section 5.3.4 of the Official Plan (Revised 1987), as
amended, an additional right-of-way width may be required for the roads
identified on Schedule ‘DD’ – Transportation and shall be dedicated to the Town
and the Region for sight triangles, cuts, fills, extra lanes at intersections,
high occupancy vehicle lanes, transitways, and a transit priority network and
for accommodating bicycles, sidewalks, and landscaping where appropriate in
accordance with the specifications and requirements of the Region of York and
the Town. Determination of final right-of-way requirements shall be made
through the completion of the studies identified in this Secondary Plan and the
implementing development approval processes.
h) Construction
access shall be designed to ensure that the impact on existing residential
areas is minimized. Construction access
arrangements for lands designated for residential and non-residential
development shall be identified in the Development Phasing Plan and
confirmed through subdivision and site plan control agreements.
8.2.2 Traffic
Study Requirements
a)
A comprehensive
updated Traffic Impact Assessment of the internal and external road
network shall be completed to the satisfaction of the Town, in consultation
with the Region of York, as required, prior to development approval. The Assessment will confirm that the road
network identified in this Secondary Plan is appropriate in terms of the
development proposed by the landowners within the
This
Assessment shall be completed in accordance with the Town’s Traffic Impact
Assessment Guidelines, and shall be consistent with the findings and
recommendations of the Markham Transportation
b)
An Internal
Functional Traffic
c) The Traffic
Impact Assessment and a comprehensive Internal Functional Traffic
d) Site specific Traffic Impact Studies
may be required for applications for Development approval within the
e) A program for monitoring traffic flows and
providing for traffic calming measures may be required for applications for
Development Approval within the
f) Final designs and
requirements for roads and other components of the transportation system shall
be established based on the findings and recommendations of the following
studies:
·
Markham Transportation
·
Town of
·
Traffic Impact Assessment;
·
Internal Functional Traffic
·
Environmental Assessment studies;
·
Community
·
Environmental Management Study;
·
Environmental Impact Study(ies); and
·
Site Specific Traffic Impact Studies.
These studies shall be completed and the
requirements for all transportation system components confirmed and updated to
the satisfaction of the Town in consultation with the Region of York and other
concerned agencies, prior to approval of development within the
8.2.3 Highway 407
a) 407 ETR
approval is required for all development applications locating within 46 metres
of the Highway 407 property line. A
minimum setback of 13.7 metres shall be required from the Highway 407 property
line for all above and below-ground buildings and structures, including
detention ponds.
b) The Highway 407/9th Line and Highway 407/Donald
Cousens Parkway interchanges shall be subject to further review through an
Environmental Assessment to be undertaken by the Town or the Region of
York. Notwithstanding this, the Town
shall require that sufficient lands be reserved to accommodate the full
interchanges through development approval processes for lands in the area of
the interchanges.
c) Development of lands within the vicinity of the Highway 407/9th
Line and Highway 407/Donald Cousens Parkway interchanges may only receive
development approval following determination of land and design requirements
for the full interchange, or if the proponent of the development can
demonstrate, to the satisfaction of the Province and the Town, that sufficient
lands to accommodate the full interchange have been provided or reserved
through the development approval process, and that development on adjacent
lands will not compromise the potential for future construction of a full
interchange.
8.2.4 Arterial Roads
8.2.4.1 General Policies
a)
The Town will pursue arterial road designs with the Region of York that
balance functional requirements with the objectives of this Secondary Plan in
regard to roads as a significant element of the public realm, and in accordance
with the recommendations of the Community
b)
Direct vehicular access from
individual new residential lots and blocks to Arterial Roads shall not be
permitted. Access to new residential
lots and blocks shall be provided from Local Roads, and where appropriate, collector roads. Direct vehicular access from individual non-residential
properties to arterial roads shall not be permitted where
there is an available alternate access to another road, unless approved by the Region
of York, in consultation with the Town.
8.2.4.2 Avenue Seven
a) Highway 7 traverses the southern portion
of the
b) Avenue Seven from 9th Line to approximately 185 metres
east of the
c) The alignment of Avenue Seven east of
d) Any realignment of Avenue Seven, as
described in this Secondary Plan, may require the realignment of other roads in
the vicinity, including
8.2.4.3
a) The
8.2.4.4 9th Line and
a) 9th Line and
8.2.5 Collector Roads
a) The
proposed system of Major and Minor Collector Roads is shown on Schedule ‘DD’ –Transportation.
The design requirements for the collector roads shall be determined in
accordance with the pertinent findings and recommendations of the studies
identified in Section 8.2.2 f). Routes and design requirements will be confirmed through the
approval of these studies and implemented through subsequent development
approvals.
b) Bur Oak Avenue is designated as a
c) With the completion of the
d) Reesor Road
provides the primary north-south access through eastern
8.2.6 Local Roads
a) The system of local roads shall include the primary road
network providing frontage for lots and development parcels and a complementary
system of rear lanes providing access for required on-site parking and service
vehicles.
b) The design requirements for local roads
shall be determined in accordance with the pertinent findings and
recommendations of the studies identified in this Secondary Plan including the
recommendations of the Traffic Impact Assessment, and the Internal Functional Traffic
c) Notwithstanding the provisions of Section 5.3.5 b) i) of the
Official Plan (Revised 1987), as amended, local roads shall be organized to
form a network intersecting whenever possible with the principal roads
designated on Schedule ‘DD’ – Transportation, in order to maximize
permeability throughout the
d) Notwithstanding the provisions of Section 5.3.3 b) iii) of the
Official Plan (Revised 1987), as amended, local roads may intersect with
arterial roads at appropriate locations, in order to maximize connectivity to
the arterial road system, subject to the approval of the Region of York.
8.2.7 Lanes
a) A secondary and complementary system of public roads at the
rear of lots and development parcels used for residential or commercial
purposes shall be developed within the Secondary Plan area. This system shall be comprised of rear lanes
providing access to the required on-site parking and service areas.
b) The
design requirements for lanes shall be determined in accordance with the
pertinent findings and recommendations of the studies identified in this Secondary
Plan including the recommendations of the Traffic Impact Assessment, and the Internal Functional Traffic
Detailed
designs for lanes shall be established in the Community
c) Public
utilities may be located within lanes subject to functional and design
standards established by the Town.
d) Lanes shall be planned to provide for ‘through’ traffic
movements.
8.2.8 Public Transit
8.2.8.1 General Policies
a) The Town will work with the applicable transit providers, the
Region of York and the Province of Ontario, to develop a transit system for the
b) The introduction of transit services to
this
c)
It is intended to develop a series of transit routes that serve and
link the centres of each neighbourhood. A transit stop will be located at the centre of each neighbourhood so as to
generally be within 400 metres of most households. Additional transit stops on the neighbourhood
routes and on routes flanking neighbourhoods will be implemented as required.
d) Transit
stops will be placed at most intersections, passenger generators and transfer
points. The bus stop spacing shall not
be less than 250 metres. The Highway 7 Corridor and Vaughan North-South Link
Public Transit Improvements Environmental Assessment (Viva) has identified
rapid transit stations at approximately 1 kilometre spacing, located within the
centre median of Avenue Seven.
e) It
is intended that a local transit loop be located on the
8.2.8.2 Transit-Supportive
Development
a) To facilitate the development of a
transit-supportive urban structure, the following measures shall be reflected
in development proposals throughout the Cornell
·
provision of a local road pattern and related pedestrian routes that
provide for direct pedestrian access to
transit routes and stops;
·
documentation of walking distances to ensure all areas within the
Secondary Plan area are adequately
served by public transit;
·
provision for transit stops and incorporation of bus bays where
appropriate into
road design requirements;
·
transit waiting areas incorporated into buildings located adjacent to
transit stand, and
·
the policies and objectives of the Town of Markham’s Transit
Accessibility Implementation Plan.
b) The
built form and land use in Cornell Centre shall promote public transit
ridership through site planning and building design, building scale,
distribution of development densities, land use mix and location, including:
·
development sites which are connected by a fine grid of
streets, internal driveway
connections, and sidewalks to provide direct and safe access to major
streets and public transit services; and
·
compact and intensive
development including designations incorporating higher density, compact development
forms and residential development that is not exclusively
ground related, such as single and semi-detached and townhouse dwellings.
8.2.8.3 Avenue Seven Transitway and Transit Terminal
a) A future
Regional Transitway along Avenue Seven is shown schematically on Schedule ‘DD’ – Transportation. The Transitway is intended to accommodate the
Viva rapid bus transit service, ultimately in exclusive transit lanes, and
provide fast, convenient connections to link
b) The
alignment of the future Avenue Seven Regional Transitway as shown on Schedule
‘DD’ –Transportation
is schematic only. The final alignment
of the Transitway within the Avenue Seven Regional Corridor shall be determined
through an Environmental Assessment Study by the Region of York.
c) Provision is made for a regional transit
terminal to be located at the western edge of the business park and integrated
into an appropriate development where the site adjoins Avenue Seven in Cornell
Centre. The location of the terminal is shown symbolically as ‘RTT’ on
Schedules ‘AA’ – Detailed Land Use, Schedule ‘CC’ – Development Blocks and
Schedule ‘DD’ – Transportation. The regional transit terminal will be established by
the Region of York and is intended to provide an eastern terminus for the
Avenue Seven Regional Transitway and provide a transit terminal to interface
with local bus routes serving the community
facilities and health care campus, the mixed-use retail centre, the
business park, and the residential neighbourhoods of the
d)
It is intended that the location of the regional transit terminal will be
reflected in the Community
e)
Lands for the regional transit terminal will be secured by the Region
of York. The Region of York may require the dedication of lands for the
regional transit terminal as a condition of Section 51 of the
f)
In accordance with the Section 37 provisions of Section 11.5.2 of this
Secondary Plan, the Town or Region of York may require the provision of transit
facilities and services in support of increasing the level of transit service
and the transit modal split.
8.2.8.4 Highway 407 Transitway and Transit Terminal
a) A Transit
Station at Highway 407 is intended to provide for transfers from local or
regional transit services to east-west inter-regional rapid transit service on
the proposed provincial transitway in the Highway 407 corridor. The location of
a potential provincial transit terminal servicing the Cornell
8.2.9 Pedestrian and Bicycle
Path System
a) The
Secondary Plan area shall have pedestrian and bicycle path systems which serve
the entire Community and which are linked with other pathway systems in the
Town and with the
8.2.10 Parking
a) It is intended that on-street parking will
be encouraged at appropriate locations on all roads, with the exception of lanes,
in order to assist in calming traffic movement and thereby enhancing pedestrian
safety.
b) Subject
to the findings and recommendations of the Internal Functional Traffic
c) Off-street
parking for all uses shall be required and shall be provided on-site, primarily
with access from rear lanes.
d) Parking
shall be required in accordance with the provisions of the zoning by-law. For the
‘Avenue Seven Corridor – Mixed Residential’, ‘Business Park Area – Avenue Seven
Corridor’, ‘Business Park Area’ and ‘Community Amenity Area – Mixed-use Retail
Cornell Centre’ land use
designations, a maximum parking supply shall be implemented through the
provisions of the zoning by-law.
e) A
comprehensive Parking Strategy and Plan will be developed by the Town for
Cornell Centre, including phasing and parking strategies developed as part of
the Comprehensive Block Plans, that will reduce reliance on single
occupancy vehicles, promote parking structures and support the delivery of high
density, mixed-use, transit-supportive development along the Avenue Seven
Regional Corridor.
f) Surface
parking lots will not be permitted generally on lands within 40 metres of the
Avenue Seven right-of-way in Cornell Centre.
8.2.11 Travel Demand Management
a) A comprehensive Travel Demand Management Plan
will be initiated by the Town, including initiatives, developed and implemented
by the Cornell residential and business park communities, that will reduce trip
distance and travel time, reduce traffic congestion, and reduce reliance on
single occupancy vehicles and promote a shift from automobile use to other
modes of transportation.
8.3 Services and Utilities
8.3.1 General Policies
a)
New development within the
b) New
development within the
c) A
piped municipal water supply will be provided from the York Water Supply
System. The allocation of water supply
to the lands in the District will be determined by the Town, in consultation
with the Region of York, at the subdivision approval or site plan approval
stage in accordance with the approved and updated Master Servicing Study
and the approved and updated Development
Phasing Plan.
d) Prior to development approval within the
8.3.2 Servicing
Study Requirements
8.3.2.1 Master Servicing Study
a)
Prior to the approval of
development within the
·
sanitary sewers;
·
watermains;
·
stormwater
management facilities;
·
major roads,
bridges and interchanges;
·
utility and
telecommunication services; and
·
preliminary
grading.
Where the provision of infrastructure services required to support
development in the
b) The
Master Servicing Study shall be reviewed and updated to take into
account the recommendations of the Environmental Management Study and
approved by the Town, in consultation with the Region of York, affected
agencies and utilities.
c)
With regard to stormwater management, the
Master Servicing Study and the Stormwater Management Reports
shall incorporate the findings and recommendations of the approved Environmental
Management Study.
8.3.2.2 Functional Servicing Report
a) Prior
to development approval a proponent shall submit a Functional Servicing
Report for a plan of subdivision or other development proposal for review
and approval by the Town. This report shall reflect the findings and
recommendations of the approved updated Master Servicing Study and
support the detailed design of the plan of subdivision and shall address, but
not be limited to, lot grading, sewer and watermain works, road cross sections
and utility requirements.
8.3.2.3
Stormwater Management Report
a)
Prior to development approval, and based on the findings and
recommendations of the approved Environmental Management Study and the approved Master
Servicing Study, a proponent may be
required to submit a Stormwater
Management Report for review and approval by the Town in consultation with
the Toronto and Region Conservation Authority.
The Report shall provide detailed information regarding the provision of
water quality and quantity management facilities, hydraulic gradelines,
overland flow routes, and erosion and siltation controls for the plan of
subdivision or other development proposal.
b) The Stormwater Management
Report(s) for existing stormwater management ponds and channels in the
8.3.3
Utilities and Telecommunication
a) Requirements
for all new local utility and telecommunication services required in the
b) The
Town will require that to the greatest extent possible, public and private
utilities shall be planned and constructed in a coordinated manner. Utility and
telecommunication services shall be planned to be located underground and shall
be grouped wherever possible. Where required, above ground utility fixtures
shall be located and designed in accordance with Town policies and the
requirements of the Master Servicing Study, and the Community
c) Utility and telecommunication services
shall be permitted in all land use designations subject to the requirements of
the Environmental Management Study and the Master Servicing Study
and detailed engineering designs to be approved by the Town. Services located within the Environmental
Protection Area land use designations as shown on Schedule ‘AA’- Detailed Land
Use, shall be minimized, and shall coincide
with required road rights-of-way wherever possible. In the event that a single loaded road is
approved to adjoin lands designated Environmental Protection Area, services
should be confined to the edge of the road right-of-way farthest from the
Environmental Protection Area designation, wherever possible.
d) Utility
providers are to confirm that existing, upgraded or new services will be
available to support proposed development, prior to development approval.
8.3.4 District Heating Plants
a) District
heating plants shall be permitted within the Cornell Centre designations, as
identified on Schedule ‘AA’ – Detailed Land Use, subject to the approval of a Community
9.0 ENVIRONMENTAL
POLICIES
9.1 General
Policies
a) The policies of Section 9.0 apply to
lands in all land use designations.
b) Certain lands within the
9.2 Environmental
Management Study
a)
Prior to the
approval of development within the
b)
The Environmental
Management Study will include, but not be limited to, the following:
·
identification and
evaluation of natural heritage and hydrological features, including
watercourses, groundwater, flora and fauna, hedgerows, woodlots, natural
linkages and the function of such features in aquatic and terrestrial systems;
·
determination of the boundaries of the lands
designated ‘Environmental Protection Area’ which shall include the woodlot, a
minimum 10 metre buffer and any other lands required for expansion or
buffering;
·
an assessment of the possible impacts to existing
natural heritage features from roads, utilities and services and development of
approved uses on lands around the designated ‘Environmental Protection Area’
including matters such as grading, construction practices, stormwater
management, and building placement during and after construction;
·
a description of the manner in which potential
negative impacts will be avoided or mitigated and of the enhancement or
restoration measures required to improve the ecological integrity of the
designated ‘Environmental Protection Area’ and its linkage with other natural
features;
·
where lands within the ‘Environmental Protection Area’
designation area are impacted by infrastructure requirements, an Environmental
Impact Study may also be required, in accordance with Section 2.2.2.10 of the
Official Plan (Revised 1987), as amended, to assess the impacts and recommend
mitigative measures to ensure an overall net environmental benefit to the
natural features;
·
recommendations regarding implementation of the Rouge
North Management Plan Urban Interface and Infrastructure Guidelines;
·
recommendations for the location and design of
stormwater management facilities for incorporation into the Master Servicing
Study, if required;
·
completion of a preliminary screening for potential
soil contamination or an Environmental Site Assessment as provided for
in Section 9.3.2 a); and
·
completion of a preliminary assessment of potential
sources of noise and vibration and recommendations for mitigation and further
detailed study prior to development approval.
c) The Environmental Management Study
shall be approved by the Town, in consultation with the
d) Where
development approvals have already been granted, the Environmental
Management Study will need to recognize and incorporate approved stormwater
management facilities and other decisions related to natural heritage features.
9.2.1 Stormwater Management
a)
With regard to stormwater
management, the Environmental Management Study and any required Stormwater
Management Reports shall:
·
ensure that
stormwater management facilities are designed to serve as a community resource, and to maintain
environmental and ecological integrity to the greatest extent possible;
·
confirm
appropriate best stormwater management practices, relating to the appropriate
location, design and sizing of stormwater management facilities in accordance
with the current policies and criteria of the Town, the Ministry of the
Environment,
and the Toronto and Region Conservation Authority; and
·
address the
requirements of the Federal Airport Zoning Regulations for the Pickering
Airport Site and, where applicable, identify appropriate mitigation
requirements to be incorporated into the design of stormwater management
facilities to ensure compliance with the Regulations.
b)
9.3 Potential Soil and Groundwater Contamination
9.3.1 General
Policies
a)
Given the history
of agricultural uses in the
b)
In response to
the recent amendments to the Environmental Protection Act regarding
Records of Site Condition, and the municipal responsibility to ensure that
contaminated sites are remediated prior to development so there will be no
adverse effect, it is anticipated that the Town will develop a protocol for the
review of development applications on potentially contaminated sites. Once approved by Council, development
applications relating to lands within the
c)
If it is
determined by a qualified person through an Environmental Site Assessment
process that a property or portion thereof cannot be appropriately remediated
to a condition suitable for the uses proposed in the approved land use
designation identified in this Secondary Plan, then the Town may withhold
development approvals and review the land use designation.
9.3.2 Required
Studies
a) A
preliminary environmental screening of lands within and adjacent to the
b) Where a
preliminary environmental screening suggests a potential for contamination on a
property, appropriate environmental site assessments shall be undertaken by
qualified persons, prior to development approval, to the satisfaction of the
Town in consultation with other concerned agencies, which shall address the
potential for contamination both on-site and off-site. Remediation of the property shall be
undertaken as necessary to ensure that the environmental condition meets or
exceeds Provincially approved standards for the proposed use. To confirm that the property is suitable for
the proposed use, the Town may require a Record of Site Condition to be
filed with the Environmental Site Registry of the Ministry of the Environment.
9.4 Pollution
Prevention and Reduction
a) Noxious
uses shall not be permitted within any land use designation within the
b) Proposed
industrial uses shall be required to comply with Provincial environmental laws
to ensure that there is no adverse effect as defined in the Environmental
Protection Act.
9.5 Noise
and Vibration Attenuation
9.5.1 General Policies
a) In accordance with the provisions of
Sections 2.2 c), 2.2.1 a) and 3.3.3 d) of the Official Plan, appropriate noise
mitigation measures shall be incorporated into proposed development to minimize
any incompatibility between land uses.
9.5.2 Required
Studies
a) Prior to development approval, and based on the findings and
recommendations of the Environmental Management Study, a proponent
shall submit a Noise and Vibration Analysis Report for review and
approval by the Town. The Report will
identify sources and levels of noise and vibration from traffic and stationary
sources within and adjacent to the
9.6
Natural Features
9.6.1
Hedgerows and Trees
a) It
is the intent of the Town to preserve and incorporate into the pattern of
development within the
b) Hedgerows
located within the
c)
Prior to approval of a
development, the Town will require the preparation of a Tree Inventory and
Conservation Plan identifying all existing trees, including those in
hedgerows, their type, size and condition, trees proposed to be retained and
removed, and the methods to be used to ensure the preservation and health of
trees to be retained.
9.6.2 Woodlots
a) There are five mature woodlot identified
for protection in the
b) The protection of the woodlots and
associated environmental buffers shall be provided in accordance with the
Section 2.2.2.4.3 and Section 2.2.2.9 of the Official Plan. The woodlot boundaries and environmental
buffers shall be identified in the Community
c) The woodlots and buffers shall be set
aside for environmental protection purposes.
The Town will require the woodlots and associated buffers to be zoned in
an environmental protection zone category.
The zoning by-law may provide
for the transfer of density from additional
woodlot or buffer lands not identified
in the Cornell Master Parks Agreement, to adjoining development lands, if such woodlot and/or buffer lands are dedicated to the Town.
9.6.3 Lands
Adjacent to the Rouge Park North
a) The
development of the Business Park Area lands east of Reesor Road adjoining the Rouge Park North as shown on Schedule ‘AA’ –
Detailed Land Use, shall have regard for the Urban Interface and Infrastructure Guidelines contained within the
Rouge North Management Plan (2001). These guidelines shall be addressed in the Environmental
Management Study, the Master Servicing Study and the Community
9.7 Energy
Conservation
a)
The Town will
encourage development within the
b)
Energy
conservation will be encouraged through appropriate site planning, urban design
and the use of energy efficient materials and landscaping.
10.0 CULTURAL
HERITAGE POLICIES
a) The
provisions of Section 10.0 apply to lands
in all land use designations.
b) Conservation of cultural heritage
resources shall be consistent with the provisions of Section 2.5 of the
Official Plan and this Secondary Plan.
c) A number of properties and buildings
having cultural heritage value or interest have been identified by the Town
within this
d) It is the intent of this Secondary Plan to
facilitate the retention and conservation of buildings or features of
architectural and/or historical merit on their original sites and to promote
the integration of these resources into new development proposals in their
original use or an appropriate adaptive re-use. Significant cultural heritage landscapes
shall also be conserved.
e) Prior to the approval of the Community
f) As
a condition of development approval, the Town will ensure the protection and
preservation of those heritage buildings and features identified to be retained
through a variety of means including the following:
·
Obtain
designation of the property pursuant to the Ontario Heritage Act;
·
Secure a Heritage
Easement Agreement on the property;
·
Secure satisfactory
financial and/or other guarantees to fully restore or reconstruct any heritage
structures damaged or demolished as a result of new development;
·
Ensure the
heritage resource is preserved on a lot of an appropriate size that does not
compromise the integrity, visibility or aesthetics of the resource, provides
for the necessary functionality of the lot (i.e., amenity area, landscaping and
parking), and allows the resource to be oriented to the street;
·
Obtain site plan
approval and a Site Plan Agreement for the heritage building including the
implementation of a traditional restoration plan for the heritage building; and
·
Require notice
provisions and commemoration of the heritage building through heritage notice
in offers of purchase and sale, and through the acquisition and installation of
an interpretative plaque for the heritage building, in a publicly visible
location on the property (i.e., Markham Remembered Program).
g) All development adjacent to or
incorporating a heritage resource must, from an urban design perspective, be
respectful of the resource, having regard for scale, massing, setbacks,
building materials and design features. It shall be demonstrated that the
heritage attributes of the heritage resource will be conserved. Mitigative measures and/or alternative
development approaches may be required in order to conserve the heritage
attributes affected by the new development or site alteration. The strategy for
integrating heritage resources shall be outlined in the Community
h) To comply with heritage conservation
policies of the Provincial Policy Statement, the Town may require a Heritage
Impact Assessment and/or a Heritage Conservation Plan as a condition
of development approval and site alteration applications.
i) Where a known cultural heritage resource
has been lost or is permitted to be demolished, the Town may require some form
of commemoration or interpretation as a condition of approval for development
and site alteration applications (i.e., ‘Markham Remembered’ plaque).
j) Prior
to construction of infrastructure or development approval, an Archaeological
Assessment shall be completed to the satisfaction of the Town and the
Archaeology and Heritage
11.0 IMPLEMENTATION
11.1 General Policies
a) The provisions of Section 11.0 apply to
lands in all land use designations.
b) The provisions of the Official Plan
regarding implementation shall apply with regard to this Secondary Plan, except
as set out herein.
11.2 Plan
of Subdivision/Condominium
a)
Plans
of subdivision/condominium shall only be recommended for approval when it is
demonstrated that the plans:
·
conform with the
policies and designations of the Official Plan and this Secondary Plan;
·
are consistent
with the final and approved recommendations of the additional studies required
by this Secondary Plan; and
·
are not premature
and are in the public interest.
11.3 Consents
a) Subdivision of land shall generally take
place by way of plan of subdivision.
Consents may be permitted in accordance with the provisions of Section
2.7 of the Official Plan, and the applicable provisions of this Secondary Plan,
and the implementing zoning by-law.
11.4
a) Public parkland shall be provided in
accordance with the Cornell Master Parks Agreement, dated June 5, 2007, between the Town and the
Cornell Landowners Group, the provisions of
the
b)
Community and Neighbourhood parkland may be required at the
locations shown by symbol on
Schedule ‘AA’ – Detailed Land Use. Details of requirements for parkland
dedication or cash-in-lieu of parkland dedication, and park location(s) shall
be confirmed in the Community
c) Lands
dedicated to the Town shall be prepared and landscaped as required by the Town
in accordance with the Cornell Master Parks Agreement and the recommendations
of the Community
11.5 Zoning
By-law
11.5.1
Zoning
a)
All development
within the
b) This Secondary Plan shall be implemented by an
appropriate zoning by-law or by-laws to zone the lands in accordance with the
designations and provisions herein.
Zoning shall be established at the time of development approval, and may
reflect the recommendations and requirements of studies and plans required to
be completed in accordance with the provisions of the Secondary Plan.
11.5.2 Section 37 Provisions
a)
In addition to the provisions of Section 7.3 d) of the Official Plan
(Revised 1987), as amended, and pursuant to Section 37 of the
· the provision of rental and affordable housing;
· the conservation of heritage resources;
· the provision of and/or improvement of parkland and
open space;
· the provision of community facilities such as day care
centres, schools, community centres and recreational centres, the community
facilities and health care campus, and other municipal facilities such as
firehalls and libraries;
· the provision of municipal parking structures;
· the provision of local improvements to transit
facilities including rapid and surface transit and pedestrian connections;
· implementation of a parking strategy and/or Travel
Demand Management Plan in support of increasing the transit modal split;
· the provision of off road bicycle facilities;
· the provision of improvements to the public realm and
other local improvements and sustainable development practices identified in
the Community
· the provision of land for other municipal purposes
such as district energy.
b)
Bonus provisions
shall be considered where the bonus density and height conforms with the intent
of this Secondary Plan and the height and density is compatible with adjacent
existing or proposed development.
c)
An agreement
shall be required between the landowner and the Town relating to the bonus
provisions.
11.5.3
Holding Zone
a) The lands within this
b)
A holding symbol may be applied
to part or all of the lands within the
i)
either:
·
a plan of
subdivision has been draft approved and a related subdivision agreement
between the landowner and the Town has been executed; or
·
a consent has
been granted by the Committee of Adjustment and a Development Agreement between
the landowner and the Town has been
executed;
ii)
the following conditions have
been satisfied:
·
the Town has granted site plan approval and a Site Plan
Control Agreement between the landowner
and the Town has been executed; or
·
the Town has
approved a comprehensive development concept for a phase of development confirming that the implementing
zoning satisfactorily achieves the required development standards;
iii) the
Town, in consultation with concerned agencies, is satisfied that adequate water
and sanitary sewer facilities and stormwater management facilities are
available to service the subject lands, pursuant to a Town approved Development
Phasing Plan for the
iv) the
Town, in consultation with concerned agencies, is satisfied that the lands
proposed to be released for development can be adequately served by the
existing and committed transportation network without adverse impact on the
transportation system or to other committed development, and that construction
timing and/or financing for elements of the transportation system required to
serve the development has been satisfactorily secured and that development is
not otherwise premature;
v)
the Town, in consultation with
concerned agencies, is satisfied that any potential site contamination has
either been remediated to an environmental site condition which meets
appropriate Provincial standards for the proposed land use and will not result
in any adverse effects, or that such remediation can be secured through other
means, such as conditions in a subdivision agreement, or securement of a Record
of Site Condition prior to issuance of a building permit;
vi)
an applicable development charges
by-law has been enacted.
11.6 Site
Plan Control
a) All
lands within the
11.7 Development
Charges and Financial Agreements
a)
Prior
to any development approval by the Town, the Town shall have enacted
development charge by-laws identifying the Town-wide and area specific
development charges that may be applicable to the land within the
b)
Prior to approval
of development, the Town in consultation with the Region shall be satisfied as
to the availability of transportation facilities, water supply and sewer
capacity to accommodate the development and with provisions, including any
required agreements, to secure improvements to the Regional road system. In
this regard, the Town may require front-end or accelerated payment agreements
and limitations to be placed on development, consistent with the approved Development
Phasing Plan.
11.8 Developers’ Group Agreement(s)
a) The
locations of proposed public infrastructure such as roads, stormwater
management facilities or the provision of other community facilities identified
in this Secondary Plan have been incorporated without regard to property
ownership. In order to ensure that all affected property owners contribute
equitably towards the provision of community and infrastructure facilities such
as parks, enhancement and restoration of natural features, roads and road
improvements, internal and external services and stormwater management
facilities, the Town may require that property owners enter into one or more
Developers’ Group Agreements, to address the sharing of the common costs of
development as a condition of development approval for their lands.
b) These
agreements shall provide for the equitable distribution of the costs, including
lands, of the aforementioned community and common public facilities and
associated studies where such costs are not dealt with under the Development
Charges Act, 1997.
11.9 Development Phasing Plan
a) Prior
to the approval of development the November 21, 2003 Development Phasing
Plan dealing with all the lands to be developed within the
b) The
Development Phasing Plan shall be updated to be consistent with required
supporting studies identified in this Secondary Plan, and applicable
Provincial, Regional, Town and Toronto and Region Conservation Authority
policies, and shall describe the intended sequence of development within the
c) Among other things, the Development
Phasing Plan will be updated as required to address the following:
·
the proposed
schedule for approval, and the planned distribution of housing by density and
mix of dwelling types;
·
the development
potential and proposed schedule for approval of lands designated for employment
use;
·
the proposed
schedule to provide the necessary community and public facilities relative to
the construction and occupancy of dwellings;
·
the proposed
schedule relative to development for the construction and operation of major
infrastructure for servicing new development including the planned trunk routes
and any interim servicing approved by the Town prior to alternate servicing
being in place. In the case of storm
water management facilities, the schedule of construction, including interim
facilities and the mitigation of environmental impacts will also be identified;
·
the proposed
schedule for the construction or reconstruction of major internal and boundary
roads and traffic management measures, and the schedule for construction and
operation of routes intended for construction equipment and deliveries;
·
the proposed
schedule for the construction and operation of major utilities including all
telecommunications services;
·
the proposed
schedule for delivery of such other infrastructure including the Avenue Seven
rapid transitway, and facilities necessary to support the proposed development;
·
the proposed
schedule relative to undertaking work to preserve or enhance significant
environmental features, and where applicable, to dedicate such features and
associated buffers to the Town;
·
the proposed
schedule for implementing any recommendations of the required studies that
logically relates to the phasing, sequencing and timely construction and
operation of infrastructure, services, utilities, remedial measures or other
facilities planned to support the development of lands within the
·
such other
matters as may be identified by the Town.
11.10 Comprehensive
Block Plans
a)
Prior to development approval in Cornell Centre and Cornell North
Centre, Comprehensive Block Plans shall be prepared by the proponents of
development for the applicable Residential Neighbourhood, Community Facilities
and Health Care Campus, Mixed-use Retail Centres, Business Park, and Avenue
Seven Corridor and Bur Oak Corridor Development Blocks as identified on
Schedule ‘CC’ – Development Blocks and Appendix 3 – Development Blocks, to the
satisfaction of the Town.
b)
The boundaries of the Comprehensive Block Plans shall be guided
by the Neighbourhoods, Development Corridors, and Community Facilities and
Health Care Campus and
c)
Comprehensive Block Plans shall be used to demonstrate how the pattern of
development and built form within Cornell
Centre and Cornell North Centre will implement the requirements of the Community
d)
Comprehensive Block Plans will be required where there are:
· multiple
buildings, parcels and/or landowners involved in a development proposal;
· more
than one land use designation applying to the development parcel(s);
· major
streets or open space features bounding the development parcel(s);
· gradations
in building height within the development parcel(s); and
· density
transfers proposed within the development parcel(s).
e) Among other things, a Comprehensive Block
Plan shall include:
·
the proposed pattern of streets and developable
blocks;
·
the proposed system of streets, transit,
pedestrian and bicycle routes;
·
specific urban design issues that will be
addressed in implementing plan(s) of subdivision, zoning standards and site
plan approvals, based on the guidelines contained
in the Community
·
the proposed pattern of land use including
the distribution of residential density and the proposed scale of non-residential
areas;
·
the identification of specific areas within
the plan area that will require specific lot and building placement,
orientation and/or architectural features;
·
the location of uses and design features
such as school sites, parks, open space buffers, natural features and cultural
heritage facilities, based on the guidelines contained in the Community
·
the composition and distribution of the
housing stock including densities, mix and the number and location of
affordable and assisted dwelling units;
·
where applicable, the anticipated boundaries
of implementing plans of subdivision;
·
in the case of a school site, the proposed pattern
of alternate land use, in the event that the site is not required for school
use;
·
in the case of the Community Facilities and
Health Care Campus, the proposed pattern of alternate land use, in the event
that the expansion of the existing hospital site south does not take place.
·
parking and phasing strategies to
demonstrate the evolution of the deployment of density on development parcel(s)
through the appropriate building locations and parking targets; and
·
building placement and the location of
primary pedestrian entrances to buildings to facilitate transit-supportive
development.
f) A Comprehensive
Block Plan may replace a Community
11.11 Financial
Strategy and Plan
a) A financial strategy and plan may be
developed for Cornell Centre by the Town, in consultation with the Province and
the Region of York, to support the delivery of higher standard parks, open
spaces and streetscapes, parking structures and transit facilities.
11.12 Required Studies, Reports and Plans
a) This Secondary Plan provides for the
preparation for approval by the Town of a number of studies, reports and plans
that will be used to determine in greater detail the necessary requirements and
controls to permit development to proceed within the
·
Environmental
Management Study
·
Master
Servicing Study
·
Traffic Impact
Assessment
·
Community
·
Development
Phasing Plan.
Landowners or proponents of development will be
encouraged to undertake other studies on a comprehensive basis, when
appropriate. The Town reserves the option to initiate any study, assessment,
report or plan required by this Secondary Plan and to recover the associated
costs as a condition of development approval.
b)
The Terms of Reference for all studies, reports and plans required to be
prepared in accordance with the provisions of this Secondary Plan, shall be
prepared or approved by the Town, prior to initiating each study, report or
plan.
c)
Studies, reports
and plans required by this Secondary Plan shall be completed to the
satisfaction of the Town, by qualified professionals, who, where applicable,
are licensed to practice in
d)
The Town may
require a peer review of any study, report or plan required by this Secondary
Plan, or submitted in support of an application for development approval
relating to lands within the
e)
Development
approval on lands within the
f)
The following
studies, reports and plans are among those identified in this Secondary Plan to
be prepared to the satisfaction of the Town and submitted for Town approval:
·
Master
Servicing Study Section
8.3.2.1
·
Environmental
Management Study Section 9.2
·
Traffic Impact
Assessment Section 8.2.2
·
Internal
Functional Traffic
·
Community
·
Development
Phasing Plan Section 11.9
·
Comprehensive
Block Plans Section 11.10
·
Phase I
Environmental Site Assessment Section 9.3.2 a)
·
Archaeological
Assessment Section 10 j)
·
Heritage
Impact Assessment Section 10 h)
·
Heritage
Conservation Plan Section 10
h)
·
Noise and
Vibration Analysis Report Section 9.5.2
·
Tree Inventory
and Conservation Plan Section 9.6.1 c)
·
Functional
Servicing Report Section
8.2.2.2
·
Stormwater Management
Report Section 8.2.2.3
·
Environmental
Impact Study Section 6.6.2 e)
In addition to these studies, reports and plans, there
may be other specific study requirements identified in this Secondary Plan and
not listed above, that are also subject to the provisions of Section 11.12.
11.13 Public Sector Agreement to Comply
a) It
is the intent of this Secondary Plan to achieve the agreement of all public
agencies involved in any aspect of development in the
11.14 Land Dedication and Acquisition
a) The policies
of Section 7.7 of the Official Plan (Revised 1987), as amended, shall
apply.
b) Where the
Town is to be deeded land for public highways, road widenings, parkland,
stormwater management facilities or any other public use, the Town will
require, as a condition of the transfer, an environmental clearance, in a form
satisfactory to the Town, to ensure that the condition of the land is suitable
for the proposed use. The Town may require that a Record of Site Condition
be filed with, and acknowledged by, the Environmental Site Registry office of
the Ministry of the Environment.
12.0 INTERPRETATION
a) This Secondary Plan includes goals,
objectives, principles and policies. It
is intended as a guide to development within the Cornell
b) The
provisions of the Official Plan, as amended from time to time, regarding
the interpretation
of that Plan shall apply in regard to this Secondary Plan insofar as they
affect the subject area.
PART IV -
APPENDICES
(This is not an operative part of Official Plan
Amendment No. XXX)
APPENDIX 1
CULTURAL
HERITAGE RESOURCES
The following properties are listed in the Markham
Inventory of Heritage Buildings. These
properties are of cultural heritage value or interest and subject to the
policies of Section 10.0 of the Secondary Plan. Their locations correspond to
those shown on the attached map.
|
Address |
Location (see appendix 2) |
Notes (historic name) |
|
6881 Highway 7 |
A |
Lewis J.
Burkholder House, south side of Highway 7 |
|
2 Stoney |
B |
John Reesor
Farmhouse, south side of Highway 7 |
|
7265 Highway 7 |
C |
Abraham Reesor
Farmhouse, south side of Highway 7 |
|
7170 Highway 7 |
D |
Francis Pike
House, north side of Highway 7, west of existing By-Pass |
|
7323 Highway 7 |
E |
Frank Albert
Reesor House, south of Highway 7 |
|
7482 Highway 7 |
F |
William
Reynolds House, northwest corner of Highway 7 and |
|
|
G |
William Reesor
Armstrong House |
|
|
H |
Nicholas
Reesor Farmhouses – stone and frame |
|
|
I |
William
Forster House |
|
|
J |
Hawkins House |
|
|
K |
William Grant
House |
|
8961 9th Line |
L |
Benjamin Marr
house |
|
|
M |
Peter Pike
House |
|
|
N |
Anthony
Forster House |