REPORT TO DEVELOPMENT SERVICES

COMMITTEE

 

 

 

 

TO:

Mayor and Members of Council

 

 

 

 

FROM:

Jim Baird, Commissioner of Development Services

Valerie Shuttleworth, Director of Planning & Urban Design

 

 

 

 

PREPARED BY:

Sabrina Bordone, ext. 8230

Planner –West Development Team

 

 

 

 

DATE OF MEETING:

April 4, 2006

 

 

 

 

SUBJECT:

PRELIMINARY REPORT

Application by Paclang Holdings Inc., Tan-Mark Holdings Ltd., Mark Tan Development Inc. and Condor Properties

Official Plan Amendment to permit medium and high-density residential uses, retail, office commercial and hotel uses in the Langstaff Area between Yonge Street and the GO Rail Line Thornhill Secondary Plan Area

OP-06-105663

 

 

RECOMMENDATION:

THAT the report entitled “Preliminary Report – Application by Paclang Holdings Inc., Tan-Mark Holdings Ltd., Mark Tan Development Inc. and Condor Properties Ltd. for an Official Plan Amendment to permit medium and high-density residential uses, retail, office commercial and hotel uses in the Langstaff Area between Yonge Street and the GO Rail Line (File OP 06 105663)” be received;     

 

THAT the application be referred back to Staff for consideration within the context of the Langstaff Land Use Study;

 

AND THAT staff call a Public Meeting once the application has been considered in the context of the Study and the concerns/issues identified in this report have been addressed to staff’s satisfaction.    

 

PURPOSE:

The purpose of this report is to provide preliminary information regarding an application by Paclang Holdings Inc., Tan-Mark Holdings Ltd., Mark Tan Development Inc. and Condor Properties Ltd. for an Official Plan Amendment to permit medium and high-density residential uses, retail, office commercial and hotel uses in the Langstaff area of Thornhill, between Yonge St. and the GO Rail Line.   

 

 

 

BACKGROUND:

Property and Area Context

The 13.8 ha (34.2 ac) subject lands are situated in Langstaff within the Thornhill Secondary Plan Area (Figure 1).

 

Abutting the subject lands are:

  • Langstaff Rd. E. and Highway 407 to the north
  • Yonge St. to the west
  • Holy Cross Cemetery to the south
  • GO Transit (former CNR) Railway Line to the east 

 

The subject lands currently support a number of industrial uses, including outdoor storage and landscaping businesses, auto repair facilities, and construction related suppliers and contractors.  In addition to the industrial uses, there are also a few remnant single detached dwellings, vacant lots, a church, and a commercial office building fronting onto Yonge St.  The Pomona Mills Creek dissects the lands in a northwest to southeast direction (Figure 2). 

 

Proposed Development

The applicants are proposing a Master Concept Plan comprised of five development areas (Figure 3).  Each development area consists of different uses and built forms.  Development Area 1, located adjacent to Yonge Street, is proposed to include a 200 room hotel and/or office tower component, with potential for high-rise (up to 8 storeys) development, grade-related retail and underground parking.  Development Areas 2, 3, and 4 are intended to be comprised of a mix of medium and high density residential uses.  A series of high rise (up to 16 to 28 storeys) point towers with connecting eight storey podiums are proposed, with townhomes integrated within and around the podium buildings.  The applicants have indicated that the residential uses and built forms proposed for Development Areas 2, 3, and 4 can accommodate approximately 3,000 residential units.  Lower-rise retail (up to 2 to 3 storeys) and office commercial uses are proposed for Development Area 5, adjacent to the GO Transit (former CNR) Railway Line.

 

Existing Official Plan Provisions

The subject lands are designated “Commercial – Retail Warehouse” in the Official Plan, with the exception of the lands surrounding Pomona Mills Creek, which are designated “Hazard Lands – Valleylands”.  The Thornhill Secondary Plan designates the subject lands “Retail Warehouse Area”. 

 

The Official Plan establishes that the planned function of the “Retail Warehouse” designation is to accommodate medium to large format retail stores, often referred to as “retail warehouses,” and large scale, “themed” retail development intended to serve as a regional destination.  Uses provided for include retail uses, offices, and light industrial, among other uses.  Residential uses are prohibited on lands under this designation.

 

The Thornhill Secondary Plan also designates the lands “Retail Warehouse Area”.  This designation recognizes the commercial opportunities presented by the close proximity to

 

Yonge St. and Highway 7, good exposure to accessibility to Highway 407, and the potential for long-term transit improvements.  Uses provided for within the “Retail Warehouse Area” include those identified in the “Retail Warehouse” designation of the Town’s Official Plan.  In this regard, residential uses are prohibited under this designation and thus, amendments to both the Official Plan and Thornhill Secondary Plan are required to permit the proposal.   

 

Zoning By-law 

The subject lands are comprised of a number of properties with different zoning categories that fall under By-law 2551, as amended.  These include a mix of properties that are zoned to permit a variety of institutional, commercial, and industrial uses.  Residential uses are not permitted in any of the current zoning categories that apply to the subject lands.  An amendment to the zoning by-law is required to permit the proposal (Figure 4).  

 

Staff are undertaking review of Secondary Plan policies in the Langstaff Area

The Langstaff Land Use Study is underway.  Phase one of the study is almost complete and all phases are anticipated to be completed early in 2007.  The purpose of this study is to review the appropriateness of the current “Retail Warehouse” (west of the GO Transit Railway Line) and the “Medium Density Housing” (east of the GO Transit Railway Line) designations set out in the Thornhill Secondary Plan, in light of development trends over the past decade and recent proposals, including the York Region Rapid Transit Plan (YRTP) transitway improvements.  The Region of York has recently completed the Yonge Street Corridor Transitway Environmental Assessment, which proposes that the Region is to acquire the lands west of the GO Transit Railway Line for a potential transit maintenance facility, which would impact the subject application. 

 

The Langstaff Land Use Study must also address incoming proposals for high density residential uses (both east and west of the GO Transit Railway Line).  Incoming development applications should be considered in the context of the Study.  The Study may recommend changes to the existing Langstaff designations and/or policies as set out in the Thornhill Secondary Plan and the Official Plan (Revised 1987), and will establish the framework for considering development applications.  The Phase One Study (Options Review) is nearing completion and it is anticipated that all phases of the study will be completed early in 2007.     

 

Staff are also undertaking a feasibility study for water, sanitary and stormwater servicing in the Langstaff Area

Based on current and potential land uses in the Langstaff Area, there are serious deficiencies in the existing water, sanitary and stormwater infrastructure.  To address this, the Town is undertaking a study to investigate the feasibility of providing water, sanitary and stormwater servicing to the Langstaff Area.  The objective of the study is to identify infrastructure requirements and recommend improvements.  In developing alternatives, future land uses have also been investigated to ensure that recommended servicing solutions for the current condition can be fully integrated with possible future development in the area.  The servicing requirements (or limitations) for this subject application will also be determined, in part, by the recommendations and conclusions as identified in the

 

finalized feasibility study, which is anticipated to be completed shortly.  Detailed servicing studies will also be required to be submitted by the applicants in support of development approvals.           

 

POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL:

The proposed development would provide a number of potential benefits, including:

 

  • Intensification and reuse of brownfield lands and lands that are currently under utilized, which will promote the Town’s objectives for compact urban form and redevelopment;
  • An opportunity to create a more transit supportive environment along this portion of Yonge Street, by promoting mixed use and residential intensification adjacent to both a proposed regional high order transit facility (the Yonge Street Corridor of the York Region Transit Way), as well as the Langstaff GO Station. 

 

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:

 

  • Need to consider the proposal within the context of the land use study for the Langstaff area, which is currently underway.  This Study may result in amendments to the Langstaff designations and/or policies, set out in the Thornhill Secondary Plan and the Official Plan.   
  • The lands included in this application have not been completely assembled.  The applicants collectively own approximately 4.74 hectares (11.73 acres); whereas, the lands included in the application consist of approximately 13.8 hectares (34.2 acres).  Staff recommend that all landowners affected by this proposal be members of the Landowner’s Group in good standing, or that the application be revised to reflect participating owners.       
  • The proposal does not take into consideration the potential transit vehicle maintenance facility that is proposed by the Yonge Street Corridor Transitway Environmental Assessment for the eastern portion of the subject lands, and consultation with YRTP is required.
  • The impact of the proposal (which is primarily for residential use) must be considered relative to the Town’s employment objectives in the Langstaff area.  A Fiscal Impact Analysis should also be required of the applicants to address the immediate and long term implications of the proposal on Municipal capital and operating costs.
  • The Pomona Mills Creek, a tributary of the Don River, flows through a portion of the subject lands.  The Toronto and Region Conservation Authority have requested that the applicants submit a comprehensive study of the subject lands in the form of a Master Environmental/Servicing Plan to precisely define the limits of development, to address Pomona Mills Creek, and to provide an adequate storm            management scheme.

 

  • Need to assess the adequacy of open space amenities proposed for the subject proposal, relative to Town parkland requirements.
  • The adequacy of surrounding school sites, and potential need for a school site in this area, requires further consideration in consultation with the School Boards.      
  • Need to address the possibility of contamination of the subject lands. The subject lands currently support a number of industrial and open storage uses which have existed for quite some time now. 
  • The applicant must also submit the following:            
    • Phase 1 and Phase 2 Environmental Site Assessment and risk assessment report to address the possibility of contamination of the subject lands
    • Functional Phasing Plan for roads and servicing
    • Traffic Impact Study
    • Noise Impact Study
    • Open Space Master Plan and accompanying Facility Fit Plan
    • The need for other studies may be identified during the detailed review of this application

 

Proposal should be examined within the context of the Langstaff Land Use Study

Staff recommend that the proposal be referred back to staff for consideration in the context of the Langstaff Land Use Study.  The Study may result in amendments to the Langstaff designations and/or policies as set out in the Thornhill Secondary Plan and the Official Plan.  The Study will address incoming proposals for high density residential uses (both east and west of the GO Transit Railway Line), including the subject application. 

   

FINANCIAL CONSIDERATIONS:

There are no financial considerations associated with this development at the present time.

 

ENVIRONMENTAL CONSIDERATIONS:

Contamination issues should be taken into consideration as the subject lands have been used for industrial uses for quite some time now.  A Master Environmental /Servicing Plan is also required to address Pomona Mills Creek and storm water management issues.      

 

ACCESSIBILITY CONSIDERATIONS:

There are no accessibility issues associated with this Official Plan application. 

 

ENGAGE 21ST CONSIDERATIONS:

The proposed development relates to several key Engage 21st objectives including promoting intensification and compact urban form and supporting transit by encouraging intensification in proximity to higher order transit facilities. 

 

 

 

 

 

 

 

BUSINESS UNITS CONSULTED AND AFFECTED:

The application has been circulated to all relevant agencies and departments.  Their comments will be incorporated into the review process as required. 

 

 

 

 

 

 

 

 

Valerie Shuttleworth, M.C.I.P., R.P.P.

Director of Planning & Urban Design

 

Jim Baird, M.C.I.P., R.P.P.

Commissioner of Development Services

 

 

FILE PATH:               AMANDA/File OP-06-105663 /Documents/DSC Preliminary Report

 

ATTACHMENTS:    Figure 1 – Location Map

                                    Figure 2 – Aerial Photo

                                    Figure 3 – Master Concept Plan

                                    Figure 4 – Area Context and Zoning

                                    Figure 5 – “Landowner’s Group” Lands           

 

AGENT:                     WALKER, NOTT, DRAGICEVIC ASSOCIATES LTD

Attn:  Peter R. Walker

172 St George Street

Toronto ON M5R 2M7

                                    Tel :      (416) 968-3511

                                    Fax :     (416) 960-0172

 

Figure 1