Report to: Development Services Committee Report Date:
SUBJECT: RECOMMENDATION
REPORT
Applications for draft plan of subdivision approval and implementing
zoning by-law amendments by Cornell Rouge Development Corporation, north of
Highway 7, west of
Cornell Community
File Nos: SU 08 131556 (19TM-08002) and ZA 08 131562
PREPARED BY: Marg Wouters, Manager, East District, ext. 2758
RECOMMENDATION:
1)
That the report dated
2) That the record of the Public Meeting held on May 5, 2009, regarding the applications for approval of Draft Plan of Subdivision and implementing Zoning By-law be received;
3)
That draft plan of subdivision (19TM-08002) submitted
by Cornell Rouge Development Corporation be draft approved subject to the
conditions set out in Appendix ‘A’ to this report;
4)
That the application submitted by Cornell Rouge
Development Corporation to amend Zoning By-laws 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 86
units (278.6 population) of 2008
allocation (consisting of 41
single-detached units and 45
townhouse units) and 353 units (1,269.86 population) of conditional
2011/12 allocation (consisting of 310
single-detached units, 8
semi-detached units and 35
townhouse units), be granted to Cornell Rouge Development Corporation subject
to written confirmation from the Trustee of the Cornell Landowners Group that
servicing allocation is available from the total sewer and water allocation
granted to the Cornell Community by the Town and the Region;
6)
That the Cornell Rouge Development Corporation pay
their proportionate share of the Highway 48 flow control measures, to the
satisfaction of the Director of
7)
That the Town reserves the right to revoke or
reallocate the servicing allocation should the development not proceed in a
timely manner;
8) That the Mayor and Clerk be authorized
to enter into a No Presale Agreement with owners of 19TM-08002 (557.5 units)
which agreement shall be registered on title, committing the owner not to enter
into any agreements of purchase and sale with anyone, including other
developers or builders, for the lands until York Region has advised in writing
that the expected completion of the Duffin Creek Water Pollution Control Plant
expansion project and the YDSS Flow Control Structures project will be
within twelve (12) months.
9) That the Owner provide the Town with the required payment of 30% processing fees in accordance with the Town’s applicable Fee By-law;
10) That the draft plan approval for plan of subdivision 19TM-08002 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;
11) And that Staff be authorized and directed
to do all things necessary to give effect to this resolution.
The purpose of this report is to recommend approval of applications for a draft plan of subdivision approval and implementing zoning by-law amendments by Cornell Rouge Development Corporation within the Cornell community. The lands represent the remainder of the applicant’s landholdings in Cornell that are within the urban boundary. The proposed plan of subdivision consists of 996 single-detached, semi-detached and townhouse dwellings as well as two elementary school sites, a place of worship site, a heritage building and a number of park and open space blocks. The plan also contains a number of high density residential and employment blocks and a woodlot in the southern portion of the plan along Highway 7.
Draft approval is being sought for all of the lands within the plan of subdivision but the plan is proposed to be registered in phases, proceeding generally from the south to the north based on infrastructure requirements and availability of servicing allocation. The development blocks within Cornell Centre will be zoned at the time of future site plan approval.
The draft plan is consistent with the Cornell Secondary Plan and all issues identified during the review of the plan and at the Public Meeting have been addressed. The applicant has sufficient allocation for 439 single-detached, semi-detached and townhouse units, with 353 of these units requiring a Holding provision in the zoning by-law pending the conditional allocation becoming ‘real’ in July, 2010.
Staff recommend that the plan be draft approved subject to the conditions listed in Appendix ‘A’, and that the implementing zoning by-law amendments contained in Appendix ‘B’, be finalized and enacted without further notice.
PURPOSE:
The purpose of this report is to recommend approval of applications for a draft plan of subdivision approval and implementing zoning by-law amendments within the Cornell community.
BACKGROUND:
Property and Area Context
The subject lands consist of
approximately 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 undeveloped lands
intended for future
- To the west, across
- To the northeast, across
- To the southeast, across Donald Cousens Parkway are vacant lands, some of which are also owned by the applicant, that are currently outside of the urban boundary; these lands are intended for future Business Park development.
Proposal
Applications have been submitted for
draft plan of subdivision approval and implementing zoning by-law amendments.
The plan represents the fourth phase of development of the applicant’s lands,
and the remainder of the applicant’s lands in Cornell that are located within
the Town’s urban boundary. The proposed plan of subdivision is summarized in
the table below and shown in Figures 4 to 6.
The plan contains 996 grade-related lots
(singles, semis and townhouses) and a number of high density residential and
employment blocks. All of the grade-related residential lots are lane-based. The majority of the proposed townhouse units
front
Two elementary school blocks and the
place of worship block are located on the central east-west collector road that
connects with
High density residential blocks and a
small employment block are located on the north side of Highway 7, in
the area known as Cornell Centre. The
residential blocks have the potential for approximately 740 apartment units in
total based on the minimum density requirements in the Secondary Plan. The 4 hectare woodlot and a number of parks
and open space blocks are also located in this area.
.
|
Land Use
|
Frontage
(m) |
Area
(ha) |
Units
/Floor Space |
Density |
|
Single-detached |
12 |
3.8 |
107 |
|
|
Single-detached |
11 |
6.5 |
233 |
|
|
Single-detached |
9 |
5.9 |
254.5 |
|
|
Single-detached |
8 |
2.6 |
93 |
|
|
Subtotal – single-detached |
|
|
687.5 |
|
|
Semi-detached |
14 |
0.8 |
42 |
|
|
Townhouses |
4.5 |
4.6 |
251 |
|
|
Community
Amenity (Bl 779) |
|
0.3 |
16 |
|
|
Place of Worship & School Blocks (Block 794,
Blocks 795-796) |
|
5.8 |
|
|
|
Park (incl Heritage
house), Open Space, Buffers |
|
5.3 |
|
|
|
Roads |
|
18.3 |
|
|
|
Subtotal – Residential
Neighbourhood |
|
53.9 |
996.5 |
18.5 uph |
|
|
|
|
|
|
|
Cornell
Centre |
|
|
|
|
|
Residential Neighourhood – Cornell Centre (Blocks
780-782) |
|
2.15 |
est. 350 units |
Min 1.5 fsi |
|
Avenue Seven – Mixed Residential Blocks (Block
783) |
|
1.76 |
est. 390 units |
Min 2.0 fsi |
|
Avenue Seven - |
|
0.36 |
est 4,000m2 GFA at min 1.0 fsi |
Min 1.0 fsi |
|
Woodlot (Block 793) |
|
4.05 |
|
|
|
Parks and open space |
|
0.83 |
|
|
|
SWM Channel (Block
798) |
|
0.83 |
|
|
|
Roads |
|
0.70 |
|
|
|
Subtotal
- Cornell Centre |
|
10.7 |
740 units/4,000m2 office space |
|
|
|
|
|
|
|
|
Total |
|
64.6 |
|
|
Development to be phased in
accordance with servicing allocation and infrastructure
Draft approval is being sought for all of the lands within the plan of subdivision but the plan is proposed to be registered in phases as shown in Figure 7. Development will proceed generally from the south to the north based on infrastructure requirements and availability of servicing allocation. The first phase (210 units), for which real and conditional servicing allocation is currently available, is a continuation of low density residential development in the southwestern portion of the subdivision. In addition to the residential lots, the phase includes a school block (separate), place of worship block, stormwater channel and parks and open space blocks.
The second phase (229 units), for which conditional allocation is available, includes the low density residential lands to the north of the first phase extending as far north as the Community Park. This phase includes a school block (public), the heritage house and parks and open space blocks.
The final phase to be registered
includes the lands adjacent to the
OPTIONS/ DISCUSSION:
The
proposed plan of subdivision is generally consistent with the Cornell Secondary
Plan
The majority of the subject lands
are designated Residential Neighbourhood in the Cornell Secondary Plan which
provides for ground-oriented residential development in the form of
single-detached, semi-detached and townhouse dwellings. As noted previously,
all of the lots are proposed to be lane-based as required in the Secondary
Plan.
The Secondary Plan identifies a
housing mix target of 65% low density (singles and semis) and 30% medium
density (townhouse), over Residential Neighbourhood designations and a minimum
density of 17 units per gross hectare.
The density of the ground-oriented residential portion of the
subdivision is approximately 18.5 units per gross hectare, slightly above the
minimum target density.
The mix of low and medium density
housing (73% singles/semis and 27% townhouses) does not achieve the 65% low and
30% medium density targets in the Secondary Plan. However, calculated across existing and remaining
proposed development in Residential Neighbourhood designations throughout Cornell,
the targets for housing mix are still maintained.
The five blocks in the southern
portion of the draft plan near Highway 7 (Blocks 780 to 782, Block 783 and
Block 792) are within the area described as Cornell Centre in the Secondary
Plan. All of the blocks are subject to
future site plan approval. The block
between Highway 7 and the woodlot is designated ‘Avenue Seven Corridor-Mixed
Residential’, which is intended to accommodate high density residential
development with retail, service and office uses at grade.
A small block fronting Highway 7
(Block 792) is designated Avenue Seven Corridor-Business Park Area, which
provides for high density business park and office development ranging from 5
to 10 storeys at a minimum FSI of 1.0.
At an FSI of 1.0, approximately 4,000 m2 of office space
could be developed within this block.
The three remaining blocks (Blocks
780-782) are designated Residential Neighbourhood-Cornell Centre. This designation is intended to accommodate
medium/high density housing forms that support the future rapid 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 include multiple
unit and apartment buildings ranging from a minimum of 4 storeys to a maximum
of 6 storeys, at a minimum FSI of 1.5. These blocks have the potential for an
estimated 350 apartment/stacked townhouse units.
The number of units and amount of office space to be developed on these
blocks will be confirmed through future site plan approvals. Site plan
concepts/applications have not yet been submitted for any of the blocks.
In the northern portion of the
subdivision, a block at the southeast corner of
The six park blocks and open space
blocks are consistent with the Secondary Plan and the Open Space Master Plan
contained in the Cornell Master Parks Agreement dated
The woodlot north of Highway 7 is designated
‘Environmental Protection Area’ in the Secondary Plan. The Secondary Plan provides that the boundary
of the woodlot shall be deemed to include a buffer of at least 10 metres,
measured from the dripline of existing vegetation, and also requires that an
Environmental Management Study be prepared for the designated natural feature.
Woodlot Block 793 has been
delineated by a surveyed dripline which was staked on site with TRCA and Town
staff in April 2009. The block generally
reflects the drip line plus a 10 metre buffer as required by the Secondary
Plan. An exception is a small portion of
the southeast corner of the woodlot, which is immediately adjacent to Street
‘5’. The shifting of Street ‘5’ eastward
is restricted by intersection spacing requirements along Highway 7, and by the
location of the road intersecting with Highway 7 from the south. An Environmental Impact Study (EIS) will be
required to identify mitigation measures for the lack of buffer in this
location.
An environmental analysis of the
woodlot is being undertaken as part of the Master Servicing Study update
currently being finalized by the Developers Group. A woodlot management and
preservation plan is also required to be submitted. The requirements for an EIS, environmental
analysis and woodlot management/preservation plan are included in the
recommended conditions of draft approval attached as Appendix ‘A’. The woodlot will be conveyed to the Town in
accordance with the Cornell Master Parks Agreement, upon registration of the
plan.
The proposed road pattern in the
draft plan of subdivision is consistent with the road pattern identified in the
Secondary Plan. Staff have also worked
with the applicant to ensure the east-west roads in the southern portion of the
subdivision align with the recently draft approved Springhill Macwood
subdivision (19T-950016) to the
west of
In summary, the plan of subdivision
conforms with the proposed land uses, densities, and road pattern of the
Cornell Secondary Plan.
Subdivision contains a number of lot types originally approved on pilot
project basis
Most of the single-detached and semi-detached lots within the subdivision are shallow lots having a depth of 25 metres, with frontages that range from 9 metres to over 11 metres. With a lot depth of 25 metres, garages are required to be attached to the rear of the house, resulting in an outdoor amenity space that is limited to the space between the garage and the side lot line. To address concerns that the outdoor amenity space on narrower lots (less than 11m) may be compromised by future widenings of driveways, staff imposed a number of conditions in previous phases including, among other things, appropriate distribution of the narrower lots within the plan, and the provision of a rear yard fence and tree to discourage residents from widening the driveways.
These types of lots, originally approved on a pilot project basis, were approved by Council for general use in November, 2007 subject to the conditions referred to above. The Architectural Control Guidelines for the Cornell community have been amended to incorporate the conditions under which the narrow shallow lots are permitted. The lotting in the draft plan of subdivision is consistent with these conditions.
Heritage
building to be integrated within the proposed development
The heritage house (William Forster
House) is to be retained at its existing location on a residential lot fronting
onto a neighbourhood park. The
requirements of Heritage staff for the preservation of the house are included
in the conditions of draft plan approval attached as Appendix ‘A’.
Limited servicing allocation has been assigned
In February, 2008, the applicant received servicing allocation for 76 single-detached units (281.2 population) representing a portion of their share for the funding of the 9th Line storm sewer. They also received at that time an additional 121 units (447.7 population) of conditional 2011 allocation. In May, 2009, the applicant received an additional 221 units (817.7 population) of conditional 2011/12 allocation from the 600 units of allocation assigned to the Cornell Developers Group Trustee. Applying the available allocation to the units proposed in the draft plan, the applicant has sufficient allocation for 439 single-detached, semi-detached and townhouse units, with 353 of these units requiring a Holding provision in the zoning by-law pending the conditional allocation becoming ‘real’ in July, 2010. This allocation is sufficient to serve the areas shown as Phase 4A and Phase 4B in Figure 7.
The remaining 557.5 units have no assigned servicing allocation and will require a Holding provision in the zoning by-law pending the assignment of additional allocation. The applicant will also be required to enter into a No Presales Agreement with the Town for these units.
It is recommended that servicing
allocation be granted for 439 single-detached, semi-detached and townhouse
units from the total allocation assigned to the Cornell Community.
The
The school boards are satisfied
with the proposed school blocks. The
YRDSB and YCDSB conditions of draft approval 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 of subdivision and rezoning applications was held on
Number
of signalized intersections along
Concern was raised by Committee that the number
of signalized intersections along Donald Cousens Parkway (DCP) between 16th
Avenue and Highway 7 conflicts with the function of the DCP as a fast moving
‘by-pass’. Committee suggested that
staff re-examine the number of proposed signalized intersections.
The DCP is
identified as a
Reducing the number of intersections with the DCP would create the need for more circuitous trips within Cornell to access the DCP which would funnel traffic into fewer, larger intersections with longer turning lanes. Concentrating traffic at fewer intersections will create undesirable impacts to residents fronting onto the streets near these intersections. The ‘slowing down’ effect of the intersections can be mitigated to some extent by coordination of the traffic signals to ensure the continuous traffic flow appropriate to the by-pass function for the road.
Multi-use path and proximity of
residential units to
Committee stated concern with distance separation and fencing for the
proposed dwelling units facing
A 3.0 metre wide multi-use path, to be constructed within the westerly
boulevard of the
The houses fronting the DCP will be separated from the travelling lanes
by the 3.0 to 6.0 metre boulevard as well as an additional 3.0 to 6.5 metres
occupied by a servicing block which will be conveyed to the Town, for a total
of 6.0 to 12.5 metres distance separation.
A rendering of the resulting streetscape, based on a similar condition
along
Proximity of two elementary school sites
Committee commented on the close proximity of the two elementary school
sites, and questioned whether the Catholic school site, if not required by the
Catholic Board, would be a feasible site for an additional public school
site. The number and general location of
school sites in Cornell was determined during the Secondary Plan process. The
location of both elementary school sites in this plan of subdivision are
consistent with the land use schedule in the Secondary Plan. The Catholic school site is one of only three
Catholic elementary school sites in Cornell, and is the only site to serve the
population in the southern half of Cornell, including Cornell Centre. The location of both the public school sites
in this plan of subdivision provides an even distribution/spacing of school
sites, relative to the next nearest public school site on lands directly west
of
The public Board has confirmed that they are satisfied with the
relative locations of both elementary school sites. They have further indicated that they have in
the past considered school sites in such close proximity to each other, and
have utilized a junior/middle school model which could take advantage of sites
in close proximity, but that at this time, they are assuming the need for only
one public elementary school site in this vicinity. In the event the Catholic school site is
required by neither Board, the lands will be developed with low density
residential development similar to surrounding development.
Mix of housing types
A resident inquired whether the percentage of building types (singles,
semis, townhouses) is similar to the existing mix in Cornell as this plan seems
to be predominantly single-detached dwellings, with townhouses only along the
DCP. The resident also expressed concern
that there be sufficient parking for the proposed place of worship, commented
on the lack of a neighbourhood centre in the plan, and inquired whether there
will be protection against accidental falls into the stormwater channel.
As indicated above, the density and mix of residential building types
in the proposed subdivision maintains the housing mix targets identified in the
Cornell Secondary Plan over the Secondary Plan area. It
should be noted that the number of townhouse units have been increased by 25
units since the Public Meeting, in the area of the separate elementary school
site at the west limit of the plan.
The type of single-detached and semi-detached product being offered in
this subdivision makes it difficult to mix townhouses with singles and semis on
the same street. The lot depth for
shallow singles and semis is generally 25 metres whereas the lot depth for
townhouses is typically 32 metres.
Townhouse forms are also more appropriate along the DCP as they provide
a noise attenuation function for the amenity spaces to the rear, eliminating
the need for noise fencing.
Parking for the place of worship will be provided in accordance with
the parking by-law. Any proposed reduction from the requirements of the parking
by-law would have to be justified through a parking study.
With respect to the concern for a lack of a neighbourhood centre, the
two neighbourhood centres identified in the Secondary Plan for the
neighbourhoods east of
With respect to the need for protection against potential falls into
the stormwater management channel, the Town’s practice is to not fence stormwater management
facilities including channels and ponds.
Stormwater facilities are designed to function as landscape features as
well as stormwater management facilities.
The facilities are designed with gentle slopes similar to natural
watercourses to be safe for the general public without the need for
fencing.
Sustainability
Initiatives
Throughout the low density residential portion
of the subdivision, the Owner has committed to provide wall insulation to an R22 value which is higher than the
standard R20 value. The Owner also has an Energy Star upgrade package
which the homeowner can purchase. Highlights of the package include
Energy Star windows and doors, full height basement insulation, and HVAC
systems.
Zoning
By-law amendments are required
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.
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 draft by-laws attached to this
report apply only to the low density residential portions of the draft plan,
including the associated school blocks, place of worship block and parks and
open space blocks. Holding Provisions
will be applied to the residential zones which do not have servicing
allocation. The Hold will be removed
once the following criteria 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 the event that the servicing infrastructure is
not delivered in the anticipated timeframe have been executed.
The
development blocks within Cornell Centre (near Highway 7) and within the
Cornell North Centre (lands at the corner of
Draft
zoning by-laws to implement the above-noted portions of the proposed plan of
subdivision are attached as Appendix ‘B’.
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 Residential Neighbourhood and 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;
- preservation of natural heritage and cultural heritage features such as the woodlot and heritage building;
- ensuring the alignment of new public roads have regard for preservation of natural features outside of the limits of the subdivision; and
- including sustainability initiatives such as higher than standard wall insulation and an Energy Star package that homeowners can purchase.
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 supported, 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 – Area Context and Zoning
Figure 3 – Air Photo 2009
Figure 4 – Proposed Plan of Subdivision (All)
Figure 5 – Proposed Plan of
Subdivision (North)
Figure 6 – Proposed Plan of Subdivision (South)
Figure 7 – Proposed Phasing of Development
Figure 8 – DCP Streetscape Rendering
Appendix ‘A’ – Conditions of Draft Plan Approval
Appendix ‘B’ – Draft Zoning By-laws
|
APPLICANT: |
|
Cornell
Rouge Development Corp. Telephone: (416) 661-4000 Fax: (416) 661-4229 |
Q:\Development\Planning\APPL\SUBDIV\08
131556 Cornell Rouge PH 4\Cornell Rouge Recommendation Report 13apr10.doc