RECOMMENDATION:
That a Public Meeting be
held to consider subdivision application (SU.05-021138, 19TM-05017), submitted
by 777192 Ontario Ltd, to permit commercial uses at 7555 Markham Road in the Armadale
Planning District.
PURPOSE:
The purpose of this
report is to provide preliminary information regarding a subdivision
application submitted by 777192
Ontario Ltd., and to recommend that a statutory public meeting be held to consider this
application.
BACKGROUND:
The subject lands consist
of approximately 12.7 hectares (31.4 acres) on the east side of Markham Road, south of Kirkham Drive within the Armadale East Secondary Plan area (Figure 1). The lands comprise just over half of the
larger 23 hectare (56.8 acre) property municipally known as 7555 Markham Road.
The subject lands contain a
dwelling and accessory buildings. The
dwelling has been identified as a heritage building. There are no significant environmental
features within the subject lands. A number
of trees line the driveway and surround the house and accessory buildings. A stormwater pond
complex is located south of the larger property (Figure 3 and 4).
Surrounding land uses
include a gas station and retail warehouse uses to the north across Kirkham Drive, and the stormwater ponds and a vacant commercial site to the south. To the west across Markham Road are a vacant commercial
site, a recently constructed four-storey apartment building, and a soon to be
developed place of worship site, as well as commercial uses north of Highglen Avenue. The remaining lands within the larger
property lie to the east and south of the subject site. These lands have recently been acquired by
the Town for community uses.
Proposed plan of subdivision
The subject lands are
proposed to be subdivided into three blocks for commercial purposes. The three blocks are created by a public road
system consisting of an east-west road extending from Markham Road to the east
limit of the subject lands (Street ‘A’) and a north-south road which follows an
existing easement from Kirkham Drive to the south
limit of the property (Street ‘D’), and which is planned to ultimately connect
to an extension of Golden Avenue. A road
connection (Street ‘E’) is also proposed between the new east-west road and an
extension of Kirkham Drive at the east limit of the
subdivision (Figure 4).
Block 1 (5.3 ha/13.1 ac) in
the interior of the proposed subdivision, is intended to be developed with a 13,340
m2 (143,600 sf)
Costco membership warehouse store.
Blocks 2 and 3 along Markham Road, are 2.4 ha (6.0 ac) and
2.25 ha (5.6 ac) in size respectively, and are intended to be developed by Riotrin Properties Inc with smaller commercial buildings.
Markham Road Corridor study and implementing Official Plan/Zoning amendments
The subject lands are within
the Community Focus Area identified in the Markham Road Corridor Study. The study was initiated in 2002 to develop an
urban design vision for the Markham Road corridor between
14th Avenue and Steeles Avenue. The vision adopted by Council in June, 2003 includes
the development of a vibrant mixed-use community focus between Highglen Avenue and Golden Avenue in the general
area of the subject lands. The
intent was to develop a mix of commercial, residential and
community/recreational uses, with commercial uses along Markham Road, residential uses located in the interior
of the Community Focus Area and recreational/community uses integrated with the
stormwater complex.
The mixed use internal north-south ‘main street’ was to act as a
pedestrian spine linking the residential, commercial and recreational
components.
In
2004, staff undertook a land use analysis to determine the Official Plan and
zoning amendments required to implement the Markham Road Corridor vision. At the
same time Costco Wholesale Canada Inc (Costco) entered into an agreement to
purchase 7555 Markham Road and worked with staff to produce a concept plan for the development of
the property which was in keeping with the emerging urban design vision for the
Community Focus Area. Two elements in the Costco concept plan deviated from the
Council-endorsed vision, namely the development of the ‘main street’ along the
east-west rather than the north-south internal road, and the large format
retail (Costco) use.
Staff
concurred that the ‘main street’ could be developed along an east-west road
rather than the north-south road, as it would provide the ‘main street’ with
accessibility and visibility directly from Markham Road, and would also provide
for the extension of the ‘main street’ further into the Community Focus Area,
functioning as a connective link between the commercial and residential
components. Although large format
retail uses throughout the lands were not consistent with the vision for a high
intensity mixed use centre, the proposed Costco store was considered as an
acceptable part of the concept, given that it was proposed to be located in the
interior of the site, and could be screened from Markham Road by the future
location of buildings fronting Markham Road, as well as future smaller
commercial buildings fronting the east-west main street. With the public road system in place, the
proposed Costco site could be redeveloped at a future date for a more intensive
combination of uses on the site along the ‘main street’ if a parking structure
were to be constructed sometime in the future.
In addition, from a market perspective, the Costco store could be
considered a draw for shoppers to the area, which would in turn support the
smaller retail uses along the main street.
The revised concept plan was presented to Development Services
Committee by Costco and Riotrin in May, 2004, and in June,
2004 Council approved an Official Plan Amendment (OPA 125) and zoning by-law
amendment for 7555
Markham Road, reflecting
the land uses in the revised concept plan.
These uses consisted of an Urban
Residential (High Density II) designation for the eastern portion of the
property, a Major Commercial Area designation for the proposed Costco store
(Block 1 in the proposed plan of subdivision), and a Community Amenity Area
designation for the commercial lands fronting on Markham Road (Blocks 2 and
3). All of the lands designated Urban Residential,
as well as a small area designated Community Amenity Area north of Kirkham Drive, have recently been acquired by the Town for
community uses (South East Community Centre), and are not included within the
proposed plan of subdivision.
The
Major Commercial Area policies in the Secondary Plan include restrictions on
permitted land uses, building location, and store size which provide for the
Costco use, and at the same time, provide for future ‘main street’ development
at the south limit of the Costco parcel. The Community Amenity Area policies
also restrict permitted uses, store size and building placement in order to
ensure that development is oriented toward the ‘main street’ and toward Markham
Road, and to ensure that development remains at a scale which is in keeping
with the urban design vision.
The
subject lands are currently zoned Major Commercial in By-law 177-96 with exceptions
limiting store size and building placement, reflecting the Secondary Plan
policies for the Major Commercial Area and Community Amenity Area designations. The zoning includes a Hold provision subject
to, among other things, plan of subdivision and/or site plan approval.
Site plan approval is
required for all development within the commercial parcels. A site plan application for the Costco store is
currently under review.
POTENTIAL
BENEFITS OF APPROVAL OF THE PROPOSAL:
The potential benefits of the proposed development are as follows:
·
The proposed road
pattern and built form will implement the Community Focus Area portion of the
vision for Markham
Road.
·
The proposed development
will provide the road system required for the expanded community uses now
planned in the Community Focus Area.
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.
Extension of Golden Avenue and other
transportation issues to be resolved
The vision for the Community Focus Area included the extension of Golden Avenue on the east side of Markham Road, connecting with a future extension of Kirkham Drive. A portion of
the lands required for the Golden Avenue extension are within the property abutting the subject lands to the
south. These lands are required to
complete the intersection of Golden Avenue at Markham
Road. There are currently no applications on the
abutting property. The resolution of the
Golden Avenue extension issue has implications for the alignment of
the east-west main street and the possible signalization at Markham Road. Discussions
are ongoing with the owner of the abutting lands to the south to provide the
lands for the Golden Avenue intersection extension concurrently with the development of the
proposed subdivision.
The proposed intersections with Markham Road require Region of York approval.
Memorandum of Understanding (MOU) being
finalized
A Memorandum of Understanding with Costco and Riotrin
is being drafted outlining the commitment of Costco, Riotrin
and the Town to the long term main street vision for the subject lands. It is intended that this MOU be registered
with the subdivision and/or site plan agreements on each of the blocks within
the proposed subdivision.
Integration of heritage building
Heritage Markham has recommended that the heritage building within the
subject lands, known as the Raymer-Robb house, be
designated under Part IV of the Ontario Heritage Act, and that the building be
retained at some location within the original property at 7555 Markham
Road. The house in
currently located within Block 1 (Costco) of the proposed plan. The ultimate location of the building is yet
to be finalized.
Conformity of future site plans with urban
design guidelines
Future site plans will be assessed to ensure conformity with the Council
approved urban design guidelines for the Community Focus Area, including the
provision of a gateway treatment at the Markham Road entrance.
FINANCIAL
CONSIDERATIONS:
There are no financial implications for the
Town in this report.
ENVIRONMENTAL
CONSIDERATIONS:
No environmental implications have been identified to
date. Any issues identified during the
review of the application by the Toronto and Region Conservation Authority will be addressed in the conditions
of draft plan approval, as required.
BUSINESS UNITS
CONSULTED AND AFFECTED:
The subdivision application
has been circulated to internal departments and external agencies for comment,
and all issues will be addressed in a final report.
Public meeting should be held to obtain public input
It would be appropriate to
hold a Public Meeting to obtain comments on the application.
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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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Q:\Development\Planning\APPL\SUBDIV\05
021138 Costco Markham Rd\DSC Prelim Report 18Oct05.doc
ATTACHMENTS:
Figure 1: Location Map
Figure 2: Area
Context/Zoning
Figure 3: Aerial Map
Figure 4: Proposed Plan
of Subdivision
AGENT/APPLICANT: Marshall Macklin Monaghan Ltd Tel:
905-882-4211 x 282
c/o
Chris Tyrrell Fax:
905-882-0055
80 Commerce
Valley Drive East
Markham, Ontario
L3T 7N4
FIGURE
1: LOCATION MAP
