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Report to: Development Services Committee Report Date: February 22, 2011
SUBJECT: RECOMMENDATION REPORT
Jade–Kennedy Development Corporation (South Unionville Square) – Phase 2
East
side of
Application for site plan
approval for an apartment building
File Ns. SC 10 131056
PREPARED BY: Scott Heaslip, Senor Project Coordinator, Central District
RECOMMENDATION:
- That the staff report dated February 22, 2011 entitled “Jade-Kennedy Development Corporation (South Unionville Square) – Phase 2, East side of Kennedy Road between Castan Avenue and future South Unionville Avenue, Application for site plan approval for an apartment building,” be received.
- That the application be endorsed, in
principle.
- That site plan approval be delegated to the Director of Planning or designate, to be issued following execution of a site plan agreement (Site Plan Approval is issued only when the Director has signed the site plan “approved”), when the following conditions have been met:
· The Owner has entered into a site plan agreement with the Town containing all standard and special provisions and requirements of the Town and public agencies and the conditions outlined in Schedule ‘A’ to the February 22, 2011 staff report.
· The trustee for the South Unionville Landowners Group has advised the Town in writing that the Owner is in good standing with the Group.
- That 373.3 persons (253 apartment units, less the 35% LEED Silver bonus) of servicing allocation be granted by Council to Jade-Kennedy Development Corporation.
- That the Mayor and Clerk be authorized to execute a Section 37 agreement with the Owner.
- That Staff be authorized and directed to do all things necessary to give effect to
this resolution.
EXECUTIVE SUMMARY:
Not applicable.
1. Purpose 2. Background 3. Discussion 4. Financial
5. Others (Strategic, Affected Units) 6. Attachment(s)
PURPOSE:
The purpose of this report is to recommend endorsement of an application for site plan approval to permit a 12 storey apartment building at the north-east corner of South Unionville Avenue and Kennedy Road. This is phase 2 of the South Unionville Square development.
BACKGROUND:
The subject lands have an area of 2.66 hectares (6.6 acres) and are located on the east side of Kennedy Road between Castan Avenue and South Unionville Avenue (Figure 1).
Existing Approvals and Status
In 2008 Council approved Official Plan Amendment No. 173 to permit the subject lands to be developed with “South Unionville Square”, a mixed-use development consisting of a 2-level commercial centre anchored by a supermarket, 28 townhouses, an 8-storey 180 unit apartment building, all sharing a 2-level underground parking garage and partial surface parking area.
In 2009 Council approved the implementing zoning by-law amendment (No. 2009-66) and endorsed site plan approval for phase 1, comprising the commercial component, the townhouses and the parking facilities.
In 2010 Council approved Official Plan Amendment No. 185 and corresponding zoning by-law amendment 2010-128 to increase the permitted height and residential unit count of the residential apartment component from 8 storeys and 180 units to 12 storeys and 253 units.
Phase 1 is under construction.
Proposal (Figures 4 – 6)
The applicant has applied for site plan approval for phase 2, comprising the proposed condominium apartment building at the north-west corner of Kennedy Road and South Unionville Avenue. (see figure 4)
The building will accommodate a total of 253 apartment units consisting of 90 1-bedroom plus den units, 125 2-bedroom units, 30 2-bedroom units and 8 2-bedroom plus den units.
The street level of the building will contain commercial units facing onto Kennedy Road and South Unionville Avenue, the residential lobby and residential amenity rooms.
The second level, which opens onto the internal surface parking area, will contain commercial units opening onto the parking area, residential units facing onto Kennedy Road and South Unionville Avenue and additional residential amenity rooms.
The remaining floors will contain apartment units.
The building will be faced with a combination of architectural stone, architectural pre-cast panels and tinted glazing. (Figures 5 and 6)
OPTIONS/ DISCUSSION:
Built form and materials acceptable
Phase 2 continues the architectural style, materials and colour scheme of phase 1. The ground floor commercial units facing onto Kennedy road and South Unionville Avenue continue the strong street edge relationship established in phase 1. The apartment lobby includes a pedestrian entrance onto South Unionville Avenue.
Applicant committed to LEED Silver certification
LEED components will be outlined in the site plan agreement. Staff will also ensure that appropriate Fatal Light Awareness Program (FLAP) measures are incorporated into the final project plans. The applicant will also be required to implement Travel Demand Management (TDM) measures to reduce auto dependence and increase non-auto modes of travel.
Sufficient servicing allocation available
The Town has assigned sufficient servicing allocation for phase 2, subject to LEED Silver certification.
Section 37 contribution
The applicant has agreed to make a Section 37 contribution in the amount of $182,500 for the additional 73 units and 4-storeys of building height approved by the Town in 2010. This contribution, which represents $2500 per unit, is consistent with other recent Section 37 contributions for apartment developments. In accordance with Town policy, Council will have regard for community input determining the application of the Section 37 contribution for community benefits.
Zoning hold secures conditions
The zoning by-law for the subject lands includes a holding provision (H2), which is not to be removed until the following conditions have been met:
a)
Sufficient servicing
allocation has been assigned for the apartment dwellings.
b)
A site
plan agreement has been executed for the development.
c)
A Section 37 Agreement has been executed between the Town and the Owner
regarding a contribution by the Owner pursuant to Section 37 of the
Planning Act and in accordance with the Town’s Official Plan policies, to the
satisfaction of the Town.
Staff will bring forward a by-law to remove the holding provision when all of the above conditions have been satisfied.
Not applicable.
ALIGNMENT WITH STRATEGIC PRIORITIES:
The proposed development supports the Town’s Strategic Priorities, as follows:
Growth Management - intensification along a transit corridor
Transportation/Transit - higher density, mixed-use along transit corridor and close
to the Unionville GO Station anchor mobility hub.
Environment - building to be LEED Silver certified and incorporate
FLAP measures.
DEPARTMENTS CONSULTED AND AFFECTED:
The proposed development has been circulated to internal Town departments and external agencies. All comments/requirements of these departments and agencies are or will be reflected in the final project plans, or will be secured in the site plan agreement.
RECOMMENDED BY:
_____________________________ ________________________
Biju Karumanchery, M.C.I.P., R.P.P. James Baird, M.C.I.P., R.P.P
Senior Development Manager Commissioner, Development Services
ATTACHMENTS:
Figure 1 - Location
Figure 2 - Area Context/Zoning
Figure 3 - Air Photo
Figure 4 - Site plan
Figure 5 - Building elevations
Figure 6 - Artists Rendering
Appendix ‘A’ - Conditions of Site Plan Approval
Applicant:
Mady
Development Corporation
Tel:
(905) 944 – 0907, ext.116
Email:
hkersey@madycorp.com
APPENDIX A
Conditions of Site
Plan Approval
Jade–Kennedy Development Corporation (South Unionville Square) - Phase 2
East side of
Prior to the execution of the site plan agreement, the Owner shall submit:
- site plans, elevation drawings (including building materials, colours and details), grading, servicing and engineering drawings that comply with all requirements of the Town, and authorized public agencies, to the satisfaction of the Commissioner of Development Services. The final plans shall incorporate appropriate Fatal Light Awareness Program (FLAP) components to ensure more bird friendly buildings, to the satisfaction of the Town.
- landscape plans, including streetscape details, prepared by a Landscape Architect having membership with the Ontario Association of Landscape Architects.
- A comprehensive Green Infrastructure and Travel Demand Management (TDM) plan. The plan shall include the following minimum elements - LEED Silver certification, green roof technology on lower building elements (where applicable), provision of car share facilities, and the provision of bicycle storage facilities.
for endorsement or approval by the Town.
The Owner shall enter into a Site Plan Agreement with the Town, containing all standard and special provisions and requirements of the Town, the Region and other public agencies including, but not limited to, the following:
1. Provisions for the payment by the Owner of all applicable fees, recoveries, development charges, parkland dedications (including cash-in-lieu) and financial obligations related to applicable Developers Group Agreements.
2. That the location, size and construction of all refuse storage areas and recycling facilities, and arrangements for waste collection to be to the satisfaction of the Town of Markham Waste Management Department.
3. Provisions to ensure implementation of the recommendations of the approved plans/reports.
4. Provisions for satisfying all requirements of Town departments and public agencies.
This endorsement shall lapse and site plan approval will not be issued, after a period of three years commencing on February 22, 2011, in the event that the site plan agreement is not executed within that period.
File path: Amanda\File 10 131056\Documents\Recommendation Report