Report to: Development Services Committee Report Date:
SUBJECT: RECOMMENDATION REPORT
Draft Plan of Subdivision and zoning applications by
Springhill Macwood Homes Inc to permit a residential and mixed-use development north of Highway 7, west of Cornell Centre Boulevard in the Cornell Community
7128, 7170, and 7186 Highway 7
File Numbers: SU 04-028274 (19TM-040016) and ZA 04-028028
PREPARED BY: Doris Cheng, Senior Planner – East District, ext. 2331
RECOMMENDATION:
1)
That the report dated
2) That the record of the Public Meeting held on November 21, 2006, regarding the applications for approval of Draft Plan of Subdivision and implementing Zoning By-law be received;
3) That draft plan of subdivision (19TM-040016) submitted by Springhill Macwood Homes Inc. to permit residential and mixed use development in the Cornell Community, be draft approved subject to the conditions set out in Appendix ‘A’ to this report;
4)
That the application submitted by Springhill Macwood
Homes Inc. to amend Zoning By-law 304-87 and 177-96, as amended, be approved
and the draft by-laws attached as Appendix ‘B’ be finalized and enacted without
further notice;
5) That the Owner provide the Town with the required payment of 30% processing fees in accordance with the Town’s applicable Fee By-law;
6) That the draft plan approval for plan of subdivision 19TM-040016 will lapse after a period of three (3) years from the date of issuance in the event that a subdivision agreement is not executed within that period;
7) And that Staff be authorized and directed to do all things necessary to give effect to this resolution.
EXECUTIVE SUMMARY:
This report recommends approval
of plan of subdivision and zoning by-law amendment applications by Springhill
Macwood Homes Inc to permit medium and high density residential development on
their lands in Cornell. The subject
lands consist of approximately 7.1 hectares (17.5 acres) located on the north
side of Highway 7, west of
The draft plan of subdivision
consists of four main development blocks containing approximately 1,400 medium
and high density units, accessed by a network of public roads. The plan also includes a small public park
and a partial elementary school block at the north limit of the subdivision. A heritage building within the property (Francis
Pike House) is proposed to be relocated to a centralized location on the
site.
Development within all of the blocks in the proposed subdivision is subject to site plan approval, at which time details regarding the built form and number of units will be confirmed. The proposed land uses, road configuration, and residential density of the proposed draft plan of subdivision generally conforms to the land use designations and policies of the Cornell Secondary Plan.
Servicing allocation for 289 apartment units
(549 population) has been assigned to this property by Council for high density
development fronting on Highway 7. The
allocation is intended to be used toward the proposed 300-unit apartment
building currently under site plan application at the northwest corner of
The proposed plan
of subdivision is acceptable and staff recommend that the plan be draft
approved subject to the conditions listed in Appendix ‘A’. Staff also recommend that the draft implementing zoning by-laws
attached as Appendix ‘B’ be finalized and enacted.
PURPOSE:
The purpose of this report is to recommend
approval of a residential plan of subdivision and implementing zoning for the lands
north of Highway 7, west of
BACKGROUND:
Property and Area Context
The subject lands consist of
approximately 7.1 hectares (17.5 acres) on the north side of Highway 7, west of
The lands are surrounded by vacant
lands to the west and north, intended for residential and community park
purposes. To the south across Highway 7
are vacant lands intended for high density residential and a mixed-use retail
centre. To the east across
The plan of subdivision consists of medium and high density mixed-use development
The draft plan of subdivision
consists of four main development blocks accessed by a network of public roads,
as detailed in Table 1 and shown in Figure 4.
|
Table 1: Land Use Summary – 19TM-040016 |
||||
|
Block |
Area (ha) |
FSI |
Use |
Units (Proposed) |
|
Block 1 |
0.69 |
2.6 |
Medium/high
density residential |
201 |
|
Block 2 |
0.65 |
2.5 |
Medium/high
density residential |
200 |
|
Block 3 |
1.58 |
2.1 |
Medium/high
density residential |
400 |
|
Block 4 |
0.3 |
|
Park |
|
|
Block 5 |
1.62 |
3.2 |
Mixed-use, high
density residential |
600 2,970 m² of
commercial/retail uses |
|
Block 6 |
1.02 |
|
Elementary School (partial) |
|
|
TOTAL |
|
|
|
1,401 units 2,970 m² of
commercial/retail |
Approximately 1,400 medium and high
density units are proposed within the four residential blocks. These units consist of approximately 600
apartment units in Block 5 fronting Highway 7, and approximately 800 multiple
and apartment units within Blocks 1 through 3 in the interior of the site.
The plan also includes a small
public park and a partial elementary school block at the north limit of the
subdivision. The heritage building
(Francis Pike House) is proposed to be relocated to a centralized location on
the site within Block 3.
The primary north-south roads
include
Development of all
blocks subject to site plan approval
Development
within all of the blocks in the proposed subdivision is subject to site plan
approval, at which time details regarding the built form and number of units
will be confirmed. A site plan application for one of the proposed
apartment buildings in Block 5, at the northwest corner of Highway 7 and
OPTIONS/ DISCUSSION:
The
proposed plan of subdivision is generally consistent with the Cornell Secondary
Plan
The subject lands are entirely
within the area described as ‘Cornell Centre’ in the Cornell Secondary
Plan. Cornell Centre, encompassing lands
on both sides of Highway 7, is intended to function as the central community
focus for the Cornell community, providing a range of high density residential,
commercial, institutional and employment uses centred on a planned regional
transit service (VIVA) along Highway 7.
The lands within the proposed plan
of subdivision are designated ‘Residential Neighbourhood–Cornell Centre’
(Blocks 1 through 3) and ‘Avenue Seven Corridor-Mixed Residential’ (Block
5). The ‘Avenue Seven Corridor-Mixed
Residential’ designation is intended to accommodate high density residential
development, incorporating retail, service and office uses at grade.
The ‘Residential
Neighbourhood-Cornell Centre’ designation is intended to accommodate medium and
high density housing forms that support the regional transit service along
Highway 7, and to provide a transition in height and density from Highway 7 to
the lower density residential neighbourhoods that adjoin Cornell Centre. Permitted uses included multiple unit and
apartment building ranging from a minimum of 4 storeys to a maximum of 6
storeys, at a minimum FSI of 1.5.
The proposed apartment building
development in Block 5 is generally consistent with the ‘Avenue Seven
Corridor-Mixed Residential’ designation, providing for two 300-unit 12-storey
buildings fronting Highway 7. The proposed buildings taper down to 8 storeys
along the north-south streets. Commercial uses are provided for on the ground
floor of the buildings along Highway 7. The FSI of the proposed buildings, calculated
over the total area of Block 5 is 3.2.
The proposed development in Blocks
1 through 3 are also generally consistent with the ‘Residential
Neighbourhood-Cornell Centre’ designation.
Proposed residential building types include a mix of multiple unit and
apartment buildings, at a minimum height of 4 storeys and a maximum height of 6
storeys. The overall FSI of the proposed
buildings within Blocks 1 through 3 is 2.4.
The implications for the school
boards of the proposed overall FSI within the blocks, will be assessed during
site plan approval.
Staff have worked with the applicant to ensure a road and block pattern
consistent with the Cornell Secondary Plan.
‘Street A’, running parallel to Highway 7, has been aligned with a
future vehicular access on the east side of Cornell Centre Boulevard, south of
the woodlot, to be developed by others. The
northerly
The proposed land uses, road configuration,
and residential density of the proposed draft plan of subdivision generally
conforms to the land use designations and policies
of the Cornell Secondary Plan.
Proposed parkland consistent with Cornell Master Parks Agreement
The public park block has been
located to provide an open space link from the elementary school site to the
interior of the development. The 0.3
hectare park is being provided as part of the additional contribution required
for high density development within the Highway 7 corridor in accordance with
the Cornell Master Parks Agreement.
Heritage
building to be integrated within the proposed development
The applicant is proposing to
relocate the heritage building (Frances Pike House) currently at 7170 Highway 7
to a location within a development block internal to the site (Block 3). The building at its proposed location will
form a visual terminus to open space links from the elementary school site to
the north and from Highway 7 to the south.
The heritage building will be
incorporated within the residential development, and the ultimate use of the
building is still under discussion. Heritage staff are satisfied with the proposed location of
the building subject to, among other things, site plan approval. The requirements of Heritage staff are included
in the conditions of draft plan approval attached as Appendix ‘A’.
Limited servicing allocation has been assigned
Servicing allocation for 289 apartment units
(549 population) has been assigned to this property by Council for high density
development fronting on Highway 7. The
allocation is intended to be used toward the proposed 300-unit apartment
building currently under site plan application at the northwest corner of
The
The 1.02 ha school block provides
just under half of the required school site. The size and configuration of the
partial school site provided in this plan is dictated largely by the larger road
pattern. The remainder of the lands
required for the school block will be obtained when the adjacent lands to the
north are developed. The YRDSB’s
conditions are included in the conditions of approval attached as Appendix ‘A’.
Issues
identified at the Public Meeting have been addressed
The statutory public meeting to
consider the draft plan and rezoning applications was held on
The concerns raised at the Public Meeting and
through the review of the application have been addressed as follows:
Height
of the high density residential proposal and appropriate infrastructure
A representative of the Cornell
Ratepayers’ Association requested a maximum height of ten storeys and that
appropriate infrastructure be in place prior to development. The proposed heights of 12 storeys along Highway
7, and six storeys in the interior of the subdivision, are consistent with the
Secondary Plan, and will be confirmed through site plan approval.
The plan of subdivision provides for portions of the required
infrastructure including segments of the ultimate road network in Cornell, a
partial school site and public open space.
Although the lands are located within an as yet undeveloped area of
Cornell, the lands immediately to the south of Highway 7 have been site plan
endorsed and zoned for a mixed-use commercial centre, and are expected to be
developed in the near future.
Integration of remnant lands from
the construction of old
Staff are in discussions with the applicant regarding the acquisition
and integration of the remnant land parcels (see Figure 4) resulting from the construction
of the old Markham By-Pass (
Zoning
By-law amendments are required
The lands are currently zoned Rural
Residential Four (RR4) in By-law 304-87, as amended. Amendments are required to delete the subject
lands from By-law 304-87 and to incorporate the lands within the Town’s Urban
Expansion Area By-law 177-96, with appropriate zones to permit the proposed
development.
The residential zone categories
will require Hold Provisions which will be removed once the following are
satisfied:
- adequate
water and sanitary sewer allocation is available;
- pre-requisite
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); and
- an
indemnity agreement with the Region in such case that the servicing infrastructure is
not delivered in the anticipated timeframe have been executed.
Draft
zoning by-laws to implement the proposed plan of subdivision are attached as
Appendix ‘B’. Staff are finalizing by-laws
in consultation with the applicant.
FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)
Not applicable.
HUMAN RESOURCES CONSIDERATIONS
Not applicable.
ALIGNMENT WITH STRATEGIC PRIORITIES:
The proposal
aligns with several Town of
- providing for development blocks, and park and school blocks consistent with the Cornell Centre policies of the Cornell Secondary Plan;
- providing for Transit Oriented Development along
Avenue 7 and
- providing portions of the public road network identified in the Cornell Secondary Plan; and
- ensuring the alignment of new public roads have regard for preservation of natural features outside of the limits of the subdivision.
BUSINESS UNITS CONSULTED AND AFFECTED:
The
applications have been circulated to various departments and external agencies,
including the
CONCLUSIONS
The
proposed plan of subdivision is acceptable and staff recommend that the plan be
draft approved subject to the conditions listed in Appendix ‘A’. Staff also recommend that the implementing
Zoning By-law Amendments contained in Appendix ‘B’, be finalized and enacted
without further notice.
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
ATTACHMENTS:
Figure 1 – Location Map
Figure 2 – Air Photo
Figure 3 – Zoning and Area Context
Figure 4 – Proposed Draft Plan of Subdivision
Figure 5 – Conceptual Site Plan
Appendix ‘A’ – Conditions of Draft Plan Approval
Appendix ‘B’ – Draft Zoning By-laws
APPLICANT: AGENT:
|
Mr. Ignazio Giardina Springhill Macwood Homes Inc. Telephone: 905-882-2320 |
Mr. Sal Crimi S.C. Land Management Corporation Telephone: 905-787-1542 Email: scland@rogers.com |
FILE PATH: Amanda\File 04 028274\Documents\Recommendation Report
Figure 1 – Location
Map
