Report to: Development Services Committee                             Date of Meeting: June 20, 2006

 

 

SUBJECT:                          Tenstone Development Inc. (Circa @ Town Centre)

                                            North side of Highway 7, between Town Centre Boulevard and Rodick Road

                                            Application for site plan approval for a 16 storey apartment building, being Phase 2 of Tridel’s Circa @ Town Centre development

                                            File No. SC 02 110607

                                                           

PREPARED BY:               Scott Heaslip, Senior Project Coordinator

                                            Central District Team, extension 3140      

 

 

RECOMMENDATION:

 

That the report dated June 20, 2006, entitled “Tenstone Development Inc. (Circa @ Town Centre) – North side of Highway 7, between Town Centre Boulevard and Rodick Road – Application for site plan approval for a 16 storey apartment building, being Phase 2 of Tridel’s Circa @ Town Centre development,”  be received;

 

And that the application be endorsed, in principle, subject to the conditions attached as Appendix “A” and provided that:

  1. Council has approved an additional 500 units of servicing allocation to Markham Centre as provided for in the June 20, 2006 report entitled “Servicing Allocation.”
  2. The Markham Centre Developers Group Agreement has been executed and that Tenstone Development Inc. is one of the signatories to the agreement.
  3. The Trustee for the Developers Group advises the Town in writing of support for the assignment of 391 units of servicing allocation to Phase 2.

 

And that 391 units of servicing allocation be granted by Council to Tenstone Development Inc. (Circa @ Town Centre), subject to the conditions outlined above;  

 

And that site plan approval be delegated to the Director of Planning and Urban Design or her designate, to be issued once the conditions outlined above have been satisfied.  Site Plan approval is issued only when the Director has signed the site plan;

 

And that Council authorize the enactment of a by-law to remove the Hold (H) provisions on the subject lands once the conditions outlined above have been satisfied and a site plan agreement has been executed;

And that the Owner participate in the enhanced hoarding program for Markham Centre, and that  the Mayor and Clerk be authorized to execute a hording agreement in a form satisfactory to the Town Solicitor and the Commissioner of Development Services, with Tenstone Development Inc.;

And that this endorsement shall lapse and site plan approval will not be issued, after a period of three years commencing June 20, 2006, in the event that the site plan agreement is not executed within that period.

EXECUTIVE SUMMARY:

Tridel’s Circa @ Town Centre development occupies the lands generally bounded by Highway 7 to the south, Town Centre Boulevard to the east, Cox Boulevard to the north and Rodick Road to the west.

The overall plan for the Circa @ Town Centre development (see figure 4), comprises:

  • Phase 1    -  a 16 storey, 390 unit condominium apartment building and 155  

                                condominium townhouse units. 

  • Phase 2   -   a 16 storey, 391 unit condominium apartment building immediately

                                west of and physically linked to the Phase 1 building.  

  • Phase 3    -  a senior’s apartment or office building
  • Phase 4    -  two office buildings.

 

On July 8, 2003 Council endorsed the overall plan for the Circa @ Town Centre development and granted site plan approval for Phase 1, utilizing the servicing allocation assigned to the project by Council in  November, 2002.  The Owner subsequently entered into a master site plan and development agreement with the Town, securing the applicant’s obligations for the delivery of key elements of public infrastructure required to support the overall development as well as the conditions of site plan approval for Phase 1.   Phase 1 has been substantially completed and is partially occupied.

 

The applicant is requesting site plan approval for Phase 2, which comprises a 16 storey, 391 unit condominium apartment building west of the recently constructed Phase 1 building.  The proposed site plan is consistent with the master site plan endorsed by Council and attached to the master site plan agreement for the property.  The building elevations are consistent with the Phase 1 building and are acceptable.

 

Staff recommend that Committee endorse the application and delegate site plan approval to the Director of Planning and Design, to be issued once the conditions outlined in the recommendation have been satisfied.

 

The zoning of the Phase 2 lands is subject to a holding provision.  Staff will bring a by-law to Council to remove the hold once the recommended conditions have been satisfied.

 

FINANCIAL CONSIDERATIONS:

Not applicable.

 

 

 

 

 

 

1. Purpose                2. Background         3. Discussion             4. Financial         5. Environmental

 

6. Accessibility       7. Engage 21st             8. Affected Units       9. Attachment(s)

PURPOSE:

 

The purpose of this report is to recommend that Committee endorse an application for site plan approval for a 16 storey, 391 unit apartment building, being Phase 2 of  Tridel’s Circa @ Town Centre development on the north side of Highway 7, west of Town Centre Boulevard, and delegate site plan approval to the Director of Planning and Urban Design.

 

BACKGROUND:

 

Area Context and property

The overall property has an area of 7.47 ha. (18.5 acres) and comprises the block bounded by Highway 7 to the south, Town Centre Boulevard to the east, Cox Boulevard to the north and the Hydro One corridor lands and Rodick Road to the west. (See Figures 1, 2 and 3)  The Phase 2 lands are located immediately west of the Phase 1 apartment building and have an area of 0.62 ha (1.5 acres). 

 

Overall Development

The overall plan for the Circa @ Town Centre development (see figure 4), comprises:

 

Phase 1:

·        A 16 storey, 390 unit condominium apartment building at the northwest corner of Highway 7 and Town Centre Boulevard.

·        155 condominium townhouse units along the south side of Cox Boulevard, west and north of the park block.

·        A new north/south public road (Circa Boulevard), approximately mid block, connecting Highway 7 to Cox Boulevard.

·        A park block, which will link a future neighbourhood park within the Phase 2, 3 and 4 lands to Cox Boulevard and the existing Millenium Park (located at the north-west corner of Town Centre Boulevard and Cox Boulevard).  

Phase 2:

·        A 16 storey, 391 unit condominium apartment building immediately west of and physically linked to the Phase 1 building.  

·        A portion of the neighbourhood park.  

Phase 3:

·        A senior’s apartment (approximately 150 units) or an office building, located at the north-east corner of Highway 7 and Circa Boulevard.

·        A portion of the neighbourhood park

 

Phase 4:

·        Two office buildings on the north side of Highway 7, west of Circa Boulevard.

·        The final portion of the neighbourhood park.

 

The overall park area to be conveyed to the Town will be approximately 1.09 hectares (2.7 acres). Subsurface rights will be conveyed back to the applicant under portions of the park blocks for a below grade parking facility.

  

Proposed Phase 2 Development

 The Phase 2 development (Figures 5-13) comprises:

  • A 16 storey, 391 unit condominium apartment building.
  • A portion of the neighbourhood park.  

 

The following chart provides the statistical information on the building components of Phase 2.

 

Phase 2 Statistics – Circa @ Town Centre

 Building Type

highrise apartment building

Building Height

up to 16 storeys

Number of Units

391

Gross Floor area

39,889 square metres (429,376 square feet)

Max. Parking

Permitted

@1.3sp./unit and .2sp./unit for visitors  -  791 parking spaces

Minimum. parking

required

n/a

Parking Provided

 

442 parking spaces

Landscaping

6,944 square metres (70% of site)

 

 

OPTIONS/ DISCUSSION:

 

DISCUSSION:

 

Proposed development is consistent with Precinct Plan

The Markham Centre Secondary Plan (OPA #21) requires a Precinct Plan to be prepared by the landowners on a sub-district basis to establish guidelines for detailed land use, built form, pedestrian and vehicular access and landscaping which meet the intent of the Secondary Plan. A Precinct Plan for the Circa @ Town Centre development was approved by Council in November 2002.  The proposed Phase 2 plan is consistent with the precinct plan.

 

Markham Centre Advisory has reviewed proposal

The applicant presented the Phase 2 plans to the Markham Centre Advisory on December 8, 2005.  The Phase 2 plans are consistent with the detailed discussion that occurred in conjunction with the Phase 1 development. Consequently, the Advisory determined the plans to be “on target” and supported the proposal.

The Markham Centre Performance Measures, which form an Appendix to the Secondary Plan, are applied to the review of development proposals to ensure successful implementation of the policies of the Secondary Plan.   The 5 key themes for the performance measures are greenlands, built form, green infrastructure, open space and transportation.  The applicant’s commitment to implement the applicable performance measures (comprehensive Green Infrastructure program, including connection to the District Energy network, program for parkland dedication and development, travel demand management measures, provision of a heritage remembrance feature, and a public art program) are secured in the master site plan agreement and will be incorporated into the final plans for Phase 2, as required.

 

Site plan and building elevations are acceptable

The Phase 2 site plan is consistent with the master site plan approved by Council in 2002, and is acceptable.  

 

The architecture and exterior building materials for the Phase 2 building are consistent with the Phase 1 building and comprise a mix of precast, glass, brick, and curtain wall panels.  The building elevations are attached to this report as Figures 6-13.

 

The applicant recently submitted updated site plans showing two stairwells and two exhaust/vest shafts serving the underground parking garage within the neighbourhood park area.  Staff are concerned with the potential impact of these items on the park, and will be requiring the applicant to relocate or otherwise address their impact to the satisfaction of staff, prior to the approval of final plans.                

 

Developers Group Agreement being finalized

The major developers in Markham Centre are currently finalizing a developers group agreement.  Execution of this agreement is a condition of final approval of the subject site plan application.

 

Servicing allocation required

A staff report recommending the distribution of the latest servicing capacity assigned to the Town of Markham by the Region of York is also on the agenda of the June 20, 2006 Development Services Committee meeting.  This report recommends that an additional 500 apartment units be assigned to Markham Centre, in addition to the 1189 units previously assigned to Markham Centre and not yet allocated to individual projects, A condition of approval of the subject application will be that Council has approved the allocation of 500 units to Markham Centre, that the Developers Group Agreement is executed, and that the Trustee for the developers group supports the assignment of servicing allocation to this project.

 

It should be noted that the site plan agreement for Phase 1 includes a commitment by the Owner not to pre-sell any units within Phases 1, 1A and 1B until water allocation has been received from the Town. This agreement is registered on title.

 

 

Key infrastructure obligations have been secured in a development agreement

In November 2002, Council approved amendments to the Official Plan and Zoning By-law as well as a Precinct Plan for the subject property. Council directed that the Owner enter into a development agreement with the Town to secure the applicant’s obligations for the delivery of key elements of public infrastructure required to support the development. On December 11, 2003 the Owner entered into a Development/Master Site Plan Agreement with the Town for the entire Circa @ Town Centre development. This agreement contains a Master Plan identifying project phasing, an overall streetscape plan and an overall landscape plan, and provisions addressing matters such as:

·        Town and developer responsibilities;

  • parkland dedication requirements;
  • parkland enhancement provisions;
  • cash-in-lieu of parkland payments for under dedication of land, after consideration of parkland enhancement credits;
  • underground parking beneath the Town Parkland;
  • road dedication and construction;
  • provision of traffic signals;
  • the posting of securities for public improvements; and
  • An acknowledgement that the Town is currently developing a financial strategy for Markham Centre which will contemplate, amongst other techniques, designating the area for a community improvement district, Tax Increment Financing and/or special tax assessment area and that the applicant will agree to support, in principle, this undertaking.

 

Council directed that the provisions of the development agreement be incorporated into the future site plan and condominium agreements for each phase of the project, as applicable. 

 

Proposed development complies with the zoning by-law

The Phase 2 lands are zoned Residential Four by By-law 177-96, as amended by By-law 2002-251.  The proposed development complies with the zoning by-law.

 

The Phase 2, 3 and 4 lands are currently subject to a hold provision.  The conditions for removal of the hold are:

·        a development agreement for the entire development has been executed

·       servicing allocation for each applicable phase of the development has been granted; and

·        a site plan agreement for each applicable phase of development has been executed.

 

Staff will bring a by-law forward to Council to remove the hold from the Phase 2 lands once the following conditions have been satisfied:

 

  1. Council has approved an additional 500 units of servicing allocation to Markham Centre as provided for in the June 20, 2006 report entitled “Servicing Allocation.”
  2. The Markham Centre Developers Group Agreement has been executed and that Tenstone Development Inc. is one of the signatories to the agreement.
  3. The Trustee for the Developers Group advises the Town in writing of support for the assignment of 391 units of servicing allocation to Phase 2.
  4. The Owner has entered into a site plan agreement with the Town for Phase 2, containing the general and specific provisions outlined in Appendix “A”. 

 

Applicant to participate in the Markham Centre Enhanced Hoarding Program

The applicant has expressed interest in participating in the Markham Centre Enhanced Hoarding Program. The purpose of the enhanced hoarding program is to help define the Markham Centre area, identify developments as Markham Centre projects, and to co-ordinate the look and visual impact of hoarding programmes in the area. In order to participate in this program, the applicant will be required to enter into a hoarding agreement with the Town.

 

Existing hydro line to be relocated

The existing overhead hydro line within the north boulevard of Highway 7 needs to be relocated further south to ensure an adequate separation from the proposed building.  The applicant is making arrangements with the Region and PowerStream to have the line relocated further into the right-of-way of Highway 7 to provide the required separation. 


 

FINANCIAL TEMPLATE (Separate Attachment):

Not applicable.

 

ENVIRONMENTAL CONSIDERATIONS:

The proposed development will be served by Markham District Energy system. 

 

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:

This application was circulated to internal departments and external agencies. All comments/requirements of these departments and agencies are either reflected in the site plan, landscape plans and elevations attached to this report, or will be reflected in the final plans and site plan agreement.

 

 

 

 

 

 

 

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

 

 

 

 

ATTACHMENTS:

Figure 1:           Site Location

Figure 2:           Area Context

Figure 3:           Aerial Photo    

Figure 4:           Overall Site Plan of Circa @ Town Centre

Figure 5:           Site Plan – Phase 2

Figure 6:           Key Plan – Building Elevations – Phase 2

Figure 7:           Building Elevations – Phase 2

Figure 8:           Building Elevations – Phase 2

Figure 9:           Building Elevations – Phase 2

Figure 10:         Building Elevations – Phase 2

Figure 11:         Building Elevations – Phase 2

Figure 12:         Building Elevations – Phase 2

Figure 13:         Building Elevations – Phase 2

 

Appendix A:         Conditions of Site Plan Approval

 

Applicant:                   Mr. Steve Upton

                                  4800 Dufferin Street

                                  Toronto, Ontario

                                  M3H 5S9

                                  Telephone:          416-736-2541

                                  Fax:                    416-661-0978

APPENDIX ‘A’

 

General and Specific Provisions to be Included in the Site Plan Agreement

 

1.       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 the specific requirements identified in this report, prior to site plan approval.

 

2.       Payment by the Owner of all applicable fees, recoveries and development charges.

 

3.       The Owner shall satisfy all requirements and obtain necessary approval from Town Departments and authorized public agencies, including PowerStream, and the Regional Municipality of York.

 

4.       The Owner shall make arrangements with the Region of York, Transportation and Works Department and PowerStream to have the existing overhead hydro line in the north boulevard of Highway 7 relocated further into the boulevard to provide the required separation from the proposed building.

 

5.       The Owner shall submit final drawings including, but not limited to site plans and elevation drawings, 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.         

 

6.       Final site plan to be revised to the satisfaction of the Director of Planning and Urban Design to relocate or otherwise address the impact of the stairwells and exhaust/vent shafts serving the underground parking garage which are proposed to be located within the neighbourhood park area.

 

7.       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 execution of the site plan agreement.

 

8.       The Owner shall provide confirmation that the height of the building meets the requirements of Transport Canada, including applicable warning clauses.

 

9.       The Owner shall participate in the enhanced hoarding programme for Markham Centre and enter into a Hoarding Agreement with the Town.

 

10.     The Owner shall provide and implement a comprehensive Green Infrastructure plan which provides for connection to the District Energy network to the satisfaction of the Commissioner of Development Services.