RECOMMENDATION:
That a Public Meeting be held to
consider the applications submitted by Mr. and Mrs.
Capogna for draft plan of subdivision approval and implementing zoning
to permit a residential plan of subdivision on Part
of Lot 16, Concession 9 in the Cornell Community.
PURPOSE:
The purpose of this report is to provide
preliminary information regarding applications for draft plan of subdivision
approval and implementing zoning, and to recommend that the Committee authorize
the scheduling of a public meeting.
BACKGROUND:
Property and Area Context
The subject lands are 7.945 hectares
(19.63 acres) in area and are located within the Cornell Community with
frontage on the south side of 16th Avenue and on the east side of 9th
Line (see Figure 1). The property is
vacant with the exception of an existing garden shed. The subject lands have been used for agricultural purposes.
To the north, across 16th
Avenue, are additional lands within the Cornell Community that have been
draft-approved for development (Metrus).
To the south and east are lands owned by Wykland Estates Inc. (Mattamy
Homes) that are the subject of separate applications for draft approval and
rezoning. Further to the south is the
existing Cornell community. To the west
of the 9th Line are existing homes which front onto Spragg Circle
and back onto 9th Line (see Figure 2).
Proposal
The applicant has submitted applications
for draft plan of subdivision approval and implementing zoning. The draft plan of subdivision proposes
between 91 and 178 dwelling units consisting of Single Family, Semi-Detached,
and Townhouse building types (see Figure 4).
A 0.69 hectare (1.7 acres) site is set aside at the intersection of 9th
Line and 16th Avenue for an automotive service station. The applicant is presently working to
finalize the specific unit count, housing mix and phasing.
Official Plan and Zoning By-law
The Official Plan designates the
majority of the lands as Urban Residential and a portion at the intersection of
9th Line and 16th Avenue as Commercial. The Cornell Secondary Plan designates the
majority of the lands as Neighbourhood General, the site at 9th Line
and 16th Avenue as Automotive Service Station, and a strip running
parallel to the 9th Line as Open Space. The proposed uses are permitted within the respective Secondary
Plan designations. By-law 304-87
currently zones the lands Agricultural One (A1).
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
Approval of the draft plan and rezoning
would continue the implementation of the Cornell Secondary Plan, extending and
completing the pattern of development within the existing Cornell Community
northwards to 16th Avenue in conjunction with the proposed
development by Wykland Estates Inc. (Mattamy Homes) to the south and to the
east. This would include a vital
segment of Country Glen Road that will help to link the existing community of
Cornell to 16th Avenue and the approved development to the north
within Cornell Phase 6 (Metrus). The
proposed draft plan of subdivision is consistent with the principles of New
Urbanism and provides the basis for a fully lane-based community that is
compact, pedestrian-oriented and transit-supportive. The draft plan is also consistent with the broad principles
emerging from the Town’s current review of the Cornell Community Structure and
Open Space Master Plan.
CONCERNS/ISSUES TO BE RESOLVED:
The following is a
brief summary of concerns/issues raised to date. These matters, and any others
identified through the circulation and detailed review of the proposal, will be
addressed in a final staff report to be presented to Committee at a later date.
Automotive Service Station
The applicant has been requested to
prepare a conceptual site plan to validate the size and configuration of the
automotive service station block. This
exercise may result in some revision to the size and configuration of the
block. The proposed service station
will require a separate application for site plan approval at a later date.
Mix of Unit Types
The current draft plan indicates blocks
of single unit types. Town staff are
working with the applicant to ensure that the draft plan provides an
appropriate mix of housing types and lot sizes within each block.
Lot and Street Patterns
Based on a preliminary review of the
plan, staff are generally satisfied with the proposed layout of the
development. Staff are working with the
Applicant to refine the proposed street pattern, lots and open spaces.
Cornell Community Structure and Open Space Master Plan
Review
The Town is currently completing a review
of the Community Structure and Open Space Master Plans for all of the remaining
phases of Cornell, with the assistance of Urban Strategies Inc. and Duany
Plater-Zyberk & Company. As part of
this process, Andres Duany is scheduled to present drafts of the new plans to
Council and the public on June 12th, 2003.
Staff do not anticipate that the review will impact on the proposed
plan.
Water Allocation
This proposed subdivision does not
currently have water allocation. Draft
approval of this plan cannot be granted until water allocation is confirmed in
accordance with Council’s policy adopted December 10, 2002.
FINANCIAL CONSIDERATIONS:
No
financial implications are to be considered in this report.
BUSINESS UNITS CONSULTED AND AFFECTED:
The
proposal is currently in circulation to other Town Departments and agencies.
ATTACHMENTS:
Figure
1 - Applicant/Agent & Location Map
Figure
2 - Area Context/Zoning
Figure
3 – Proposed Draft Plan of Subdivision
Figure
4 – Aerial Photo
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Valerie Shuttleworth, M.C.I.P., R.P.P.
Director of Planning & Urban Design
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Jim Baird, M.C.I.P., R.P.P.
Commissioner of Development Services
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DOCUMENT: q:\development\planning\appl\subdiv\03109690
capogna\preliminary report.doc
LOCATION MAP:
