Report to: Development Services Committee Date of Meeting: October 17, 2006
SUBJECT: Application
for Site Plan Control Approval
Ruland Properties Inc. (The Remington Group)
Phase
1 Apartment Buildings (C and D)
Markham Centre
SC.06-107107
001
PREPARED BY: Teema Kanji, Senior Planner, Ext. 4480
Central
District
RECOMMENDATION:
That the report dated October 17, 2006, entitled “Application for Site Plan Control Approval
- Ruland Properties Inc. (The
Remington Group), Phase I Apartment Buildings (C and D) Markham Centre” be received;
That the
application for site plan control approval by Ruland Properties for two
7-storey apartment buildings containing 244 units and linked by a common lobby be endorsed in principle, subject to the conditions attached as Appendix A;
That site plan approval be delegated to the Director
of Planning and Urban Design
or her 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;
That the Owner shall submit a certificate from the Trustee for the Markham
Centre Landowners Group indicating that satisfactory arrangements have been
made to satisfy any obligations related to this site plan, financial or
otherwise, as set out in the Markham Centre Landowners Group Agreement.
That the Owner execute a Subdivision
Agreement prior to final site plan approval, to the satisfaction of the Town Solicitor
and Commissioner of Development Services;
That the Owner revise the building elevations and site plan to address any
concerns raised by Town staff, external Departments/Agencies and the Markham
Centre Advisory Committee, to the satisfaction of the Commissioner of
Development Services;
That the Owner complete any necessary studies/reports required by Town staff
and external Departments/Agencies, to the satisfaction of the Commissioner of
Development Services;
That prior to final site plan approval, the Owner shall enter into an
agreement with the Town which shall be registered on title, committing not to
enter into any agreements of purchase and sale with anyone, including individuals,
other developers or builders, for any units within the plan area unless servicing
allocation has been assigned by the Town in consultation with the Markham
Centre Landowners Group. The Owner further
agrees to save harmless the Town and Region from any claim or action as a
result of servicing capacity not being available when anticipated;
That Ruland Properties Inc. (The Remington Group) be granted a servicing
allocation for a projected population of 553.9 people (244 residential
condominium units) from the assignment allocated to Markham Centre, in
accordance with the June 20, 2006
report on servicing allocation;
That the Region of York be
advised of the servicing allocation for this development; and
That the Town reserves the
right to revoke or reallocate sewage allocation and water supply should the
development not proceed in a timely manner.
PURPOSE:
The
purpose of this report is to discuss and make recommendations on an application
for site plan control approval by Ruland Properties Inc. for the construction
of two 7-storey apartment buildings within Phase 1 of their Downtown Markham
project (Figures 1 & 2).
Council endorsed site plan approval of
two apartment buildings in June 2006
The
applicants are proposing to construct two condominium apartment buildings
within the multi-building first residential phase of the Downtown Markham
project. Overall, the first phase
apartment programme provides for 12 apartment buildings and approximately 1,200
units, oriented adjacent to the Civic Mall, along the extension of Birchmount Road and on either side of the future Verclaire Gate
extension. In June, 2006 Council
endorsed the site plan for two apartment buildings within Phase 1 (Buildings A
& B) with 188 units, located at the northeast corner of Enterprise Boulevard and West Valley Drive. The proposed
apartments (Buildings C & D) are directly east of these endorsed apartment
buildings.
Project Description
The
property is located on the north side of the Civic Mall, north of Enterprise Blvd. between West Valley Drive and Birchmount Road (Figure 4).
The applicant is proposing to construct two 7-storey apartment buildings
(Buildings C & D), consistent with the height pattern established by the
site plan approved buildings to the east in accordance with the Markham Centre
zoning by-law. The two buildings will contain a total of 244 units linked by a
one storey lobby, and share an underground parking garage and access (Figures 4
& 5).
Access
to these buildings will be via the public road network which services the
adjacent townhouse blocks. The
relationship between the private space and the adjacent Civic Mall needs to be
further defined. Staff will work with
the applicant to establish appropriate pedestrian connections through the
site.
Key
components of this project include bike storage facilities within the
underground garage, connection to District Energy, and a strong urban edge to
the Civic Mall. Ground floor units will
have individual access to outdoor patio spaces to further animate the base of
the buildings.
Building
materials consist of a combination of brick, precast columns and aluminum
windows. Additional detailing has been
introduced to strengthen the building bases.
Perimeter landscaping is intended to compliment the landscaping proposed
for the townhouse blocks to the north and tie-in with streetscape concepts for Enterprise Boulevard and the future park design process for the Civic
Mall.
Zoning and Official Plan
The
lands are designated Community Amenity Area within the Markham Centre Secondary
Plan (OPA 21). This designation
recognizes a range of medium and high density residential uses, including the
proposed apartment buildings. The lands
are zoned Markham Centre Downtown Two MC-D2 Zone in the Markham Centre Zoning
By-law (Figure 3), which serves to implement the policies in the secondary plan
and permits the apartment buildings.
Notwithstanding, minor variances may be required to accommodate the
building programme. A condition has been included to this effect (Appendix
A).
Proceeding in Advance of a Subdivision Agreement
In July, 2003, Council granted
draft plan approval to the Remington Group’s comprehensive, mixed-used
‘Downtown Markham’ project. The plan,
which will be phased, anticipates an approximate 20 year plus, build-out, and
provides for a series of residential and mixed-use neighbourhoods, local parks
and office uses.
Subsequently,
on June 20, 2006, staff reported to Council on changes to the draft plan
conditions resulting from refinement to the applicants retail program, comments
received from the TRCA and related revisions to the road pattern. These revised conditions have been appealed
to the OMB and staff is working with the parties to resolve the appeal. In the meantime, the applicant is proceeding
with obtaining site plan approval to be in a position to finalize building
permits, once the appeals have been resolved and the subdivision agreement has
been executed. The Owner will be
required to execute a Subdivision Agreement prior to final site plan approval being
granted.
Block Build-out Plan has been submitted
The
applicants have provided a comprehensive plan demonstrating the complete
build-out of the apartment and associated townhouse blocks within the first
residential phase. This plan (Figure 6)
is consistent with the approved precinct plan and demonstrates the applicant’s
ability to achieve the densities being requested and address various access,
servicing and open space requirements.
Applicant is signatory to the Markham
Centre Landowners Group
The
Owner will be required to provide a clearance letter from the Developer’s Group
Trustee confirming payment of their proportionate share of the costs of community
infrastructure and facilities, to the satisfaction of the Town Solicitor and
Commissioner of Development Services.
Site Plan to be reviewed by Markham Centre
Advisory
The
proposed apartment buildings are consistent with the design previously accepted
by the Markham Centre Advisory for the endorsed apartments to the west
(Buildings A & B). The proposed site
plan and elevations will be brought to a future advisory meeting to review the
plans for compliance with the Performance Measures Document. Staff will work to ensure the Advisory’s
comments are addressed in the final site plans and elevations. The conditions of site plan approval will
contain clauses relating to the Performance Measures’ Green Infrastructure and
TDM requirements, including the provision of bike racks.
Applicant targeting LEED Certification
The
applicant is seeking LEED certification.
Specific measures towards this certification include water reduction
through efficient landscaping and green roof technology, use of construction
methods and materials to improve air quality, as well as sorting and streaming
of construction waste.
Department/Agencies currently reviewing
the proposal
The
application has been circulated to relevant agencies and municipal departments
for review and comment. These comments
and conditions will be included in the final site plan/elevations and site plan
agreement.
Servicing Allocation is available
The
Town previously granted a servicing allocation of 800 units to the Remington
Group. This allocation was predicated on
the applicants up-fronting the cost of constructing Enterprise Boulevard and entering into a Developer’s Group Agreement. Servicing allocation is available for the
proposed 244 unit residential apartments.
FINANCIAL TEMPLATE (Separate
Attachment):
Not Applicable
ENVIRONMENTAL CONSIDERATIONS:
This proposal will be evaluated against the Markham Centre Performance
Measures. Issues of Green Infrastructure
will continue to be addressed in accordance with the Advisory’s on-going review
of this and other applications in Downtown Markham.
ACCESSIBILITY CONSIDERATIONS:
There are no accessibility
implications for the Town in this report.
ENGAGE 21ST CONSIDERATIONS:
The proposal aligns with the following key Town of Markham Corporate
Goals: Managed Growth, Quality Community and Infrastructure
Management.
BUSINESS UNITS CONSULTED AND AFFECTED:
The
applications have been circulated to applicable departments and agencies for
comment, and their requirements will be included in the final site
plan/elevations and site plan agreement.
CONCLUSION:
Subject to the
Ontario Municipal Board appeal and resolution of subdivision requirements, the
apartment buildings represent a significant step in the development of Downtown
Markham and in achieving the Markham Centre vision of a dynamic, transit
supportive, people-friendly and sustainable mixed-use community
RECOMMENDED BY:
________________________ __________________
Valerie Shuttleworth, M.C.I.P,
R.P.P Jim Baird, M.C.I.P, R.P.P
Director, Planning & Urban Design Commissioner,
Development
Services
File Path: Amanda\File\ 06 107107
001\Documents\Recommendation Report
Figure 1: Site Location
Figure 2: Area Context and Zoning
Figure 3: Aerial Photo
Figure 4: Proposed Site Plan
Figure 5: Proposed Elevations
Figure 6: Draft Block Plan
Figure 7: Coloured Renderings
Appendix A – Conditions of Site Plan Approval
APPENDIX
A – CONDITIONS OF SITE PLAN APPROVAL
1. That
prior to final site plan approval the Owner shall revise the site plan to
comply with the applicable zoning and shall obtain any necessary variances to
accommodate the building programme, as described in this report;
2. That
prior to final site plan approval the Owner shall provide easements respecting public
access connections through the subject lands, to the satisfaction of the
Commissioner of Development Services and the Town Solicitor;
3. That
prior to final site plan approval the Owner shall prepare an overall utility
plan (Composite Utility Plan), to the satisfaction of the Town for the Phase 1
lands. The plan shall comply with the approved streetscape design criteria for
Markham Centre, and minimize the exposure of above grade service structure/equipment
to the satisfaction of the Commissioner of Development Services, and that the
approved utility plan be included in the material displayed in the sales
centre;
4. That
prior to final site plan approval, the Owner shall submit final drawings
including, but not limited to, site plans and elevation drawings, an
underground parking layout plan, 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;
5. That
prior to final site plan approval the Owner shall submit a Landscape Plan,
including a detailed lighting submission, prepared by a Landscape Architect,
having O.A.L.A. membership for approval by the Commissioner of Development
Services, prior to the execution of the site plan agreement;
6. That
the Owner shall enter into a Site Plan Agreement with the Town, containing all
standard and special provisions and requirements of the Town and other public
agencies, including MTO and York Region, prior to final site plan approval;
7.
That the Owner shall satisfy the parkland obligations for the apartment
buildings, in accordance with the Parkland Principles for Markham Centre and
pursuant to the Markham Centre Secondary Plan and the Markham Centre Developers
Group Agreement, to the satisfaction of the Commissioner of Development
Services.
8.
Payment by the Owner of all applicable fees, recoveries and development
charges, prior to the issuance of any building permits.
9. That
the Owner shall provide and implement a TDM plan which clearly identifies bike
parking, and any other measures to promote alternative modes to the single
occupant vehicle;
10. That the Owner shall provide and implement a comprehensive Green
Infrastructure plan, which includes the introduction of green roof technology
on the lobby building and provides for connection to the District Energy
network, to the satisfaction of the Commissioner of Development Services;
11. That the Owner participate in the enhanced hoarding programme,
and that staff be authorized to enter into a Hoarding Agreement with the Owner;
and
12. That this endorsement shall lapse and site plan approval will not be
issued after a period of three years commencing October 17, 2006, in the event that the site plan agreement is
not executed within that period.