Report to: Development Services Committee Report Date:
SUBJECT: PRELIMINARY REPORT Cornell Rouge Development Corporation
North
of Highway 7, west of
Applications for draft plan of subdivision approval and implementing zoning by-law amendments
File No.’s: SU 08 131556 (19TM-08002) and ZA 08 131562
PREPARED BY: Gary Sellars, Senior Planner - East District, ext. 2960
RECOMMENDATION:
1) That the report entitled “Preliminary Report, Cornell Rouge Development Corporation, North of Highway 7, west of Donald Cousens Parkway, Applications for draft plan of subdivision approval and implementing zoning by-law amendments, File No.’s: SU 08 131556 (19TM-08002) and ZA 08 131562”, dated March 24, 2009 be received;
2) That Staff be authorized to schedule a statutory Public Meeting to consider the applications for draft plan of subdivision approval and implementing zoning by-law amendments;
3) And that Staff be authorized and directed to do all things necessary to give effect to this resolution.
Not Applicable
PURPOSE:
The purpose of this report is to provide preliminary information regarding applications for draft plan of subdivision approval and implementing zoning by-law amendments within the Cornell community. The report also seeks authorization to hold a statutory Public Meeting with respect to the proposed applications.
BACKGROUND:
Property and Area Context
The subject lands consist of 65
hectares (160 acres) located north of Highway 7, west of
The surrounding context is as follows:
- To the northwest is existing residential development
(previous phases of Cornell Rouge)
- To the south, across Highway 7, are agricultural
lands (future
- To the east, across
- To the west, across
(see Figures 1, 2 and 3)
Proposal
Applications have been submitted for draft plan of subdivision approval and implementing zoning by-law amendments. The proposed plan consists of 980 residential units and various blocks as follows:
· 686 single detached units (8m, 9m, 11m and 12m frontages)
· 67 semi-detached units (7m frontage)
· 226 townhouse units (4.5m frontage)
· one heritage house lot (William Forster House)
· one public elementary school block and one Catholic elementary school block
· one place of worship block
· one woodlot block
· eight park blocks
· two storm water management blocks
· medium and high density residential and commercial blocks in the Cornell Centre and Avenue 7 corridor
All of the residential units are lane
based product. The majority of the proposed townhouse units front
Official
Plan and Zoning By-law
The Cornell Secondary Plan designates
the majority of the lands Residential Neighbourhood. Other designations include Open Space (storm
water management channel), Environmental Protection Area (woodlot), Community
Amenity Area – Cornell North Centre, Residential Neighbourhood – Cornell
Centre, Avenue 7 Corridor – Mixed Residential and Avenue 7 Corridor – Business
Park Area.
The lands are currently zoned Agricultural One (A1) and Open Space 02 (woodlot on southern portion of lands) under By-law 304-87, as amended.
OPTIONS/ DISCUSSION:
The proposed plan of
subdivision is generally consistent with the Cornell Secondary Plan.
The land use distribution within the proposed plan of
subdivision is generally consistent with the Cornell Secondary Plan land use
designations and community structure.
Town
policies now allow draft plan approval in advance of servicing allocation.
On
The following are the requirements for approval
of draft plans of subdivisions with conditional servicing allocation and/or no
servicing allocation:
- the owner must enter into an
agreement with the Town of Markham not to pre-sell units within the draft
plan until a specified date (one year prior to the required Regional
servicing infrastructure being available);
- the owner must enter into an
indemnity agreement with the Region. The intent of the indemnity
agreement is to protect the Region from possible lawsuits if the servicing
infrastructure is not delivered in the anticipated timeframe;
- both of the above-noted
agreements must be executed prior to draft plan approval;
- the draft plan must be subject
to hold provisions in the zoning by-law which are not to be removed until
servicing allocation is confirmed by the Region.
The portion of the draft plan with confirmed
servicing allocation would be released for registration after hold provisions
are removed.
Potential Benefits of the Proposal
This proposed plan of subdivision
will complete the urban fabric within the eastern area of the Cornell Community
between
Concerns/Issues
No concerns/issues have been identified to date. Any concerns/issues identified through the circulation and detailed review of the proposed development will be addressed in a final staff report to be presented to Committee at a later date.
FINANCIAL CONSIDERATIONS:
Not applicable
HUMAN
RESOURCES CONSIDERATIONS:
Not applicable
ALIGNMENT WITH STRATEGIC PRIORITIES:
The proposed applications will align with the Town’s strategic priorities of Growth Management and Municipal Services by implementing the proposed development in phases in coordination with available servicing allocation.
BUSINESS UNITS CONSULTED AND AFFECTED:
The applications have been circulated to various Town departments and external agencies and are currently under review. Requirements of the Town and external agencies will be reflected in the conditions of draft approval and in the final report.
CONCLUSION:
Staff
recommend that a statutory public meeting be held to consider the applications
for draft plan of subdivision approval and implementing zoning by-law amendments.
RECOMMENDED BY:
_____________________________ ______________________________
Biju Karumanchery, M.C.I.P,
R.P.P Jim Baird, M.C.I.P, R.P.P
Senior Development Manager Commissioner, Development Services
Figure 1 – Location Map
Figure 2 – Area Context and Zoning
Figure 3 – Air Photo 2007
Figure 4 – Proposed Plan of Subdivision
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APPLICANT: |
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Niomie
Massey Cornell
Rouge Development Corp. Telephone: (416) 661-4000 Fax: (416) 661-4229 |
File path: Amanda\File 08
131556\Documents\Recommendation Report