RECOMMENDATION:
That the staff report entitled
“Recommendation Report, Stringbridge Investments Limited, Times Investments
Limited, By-law Amendment and Precinct Plan, Southwest Corner of Highway 7 and South Town Centre Boulevard, (File number ZA 04-024490)” be received;
That the revised Precinct Plan for the 7.12
hectare (17.6 acre) Stringbridge Investments Limited and Times Investment Land
Holdings be approved;
That Appendix I to the Central Area Secondary
Plan (OPA 21) be amended to reflect the changes in the
Warden West Development Phasing Plan;
That the zoning By-law amendment application (ZA
04-024490) to remove the lands from By-law 177-96, as amended, and to add them
to Bylaw 2004-196, as amended submitted by Stringbridge Investments Limited and
Times Investments Limited, attached as Appendix ‘A’ to the staff report, be
finalized and enacted;
And that the Traffic and Transportation study be finalized
to the satisfaction of the Commissioner of Development Services.
PURPOSE:
The purpose of this report
is to provide recommendations about a proposed Zoning By-law amendment for the
7.12 hectare (17.6 acre) Stringbridge land holding. The amendment would better reflect the Town’s
and Region’s long-term vision for development of the land.
This report concludes that the
revisions to the Precinct Plan are in keeping with the refined vision of
Markham Centre and should be endorsed by Council and that the proposed changes
to the zoning by-law are appropriate and will implement the Precinct Plan.
BACKGROUND
Location and Site Characteristics
The property is located on the west side of South Town Centre
Boulevard, south of Highway 7 north of Clegg Road. (See Figures 1 and 2.) The site is generally flat, without any
significant vegetation. (See Figure 3 –
Aerial photo.) The surrounding lands are
comprised of undeveloped lands, lands with buildings being constructed and existing
office and low rise industrial development.
To the east is the future Liberty high-rise
residential/mixed use project. To the
north, across Highway 7, is the Tenstone Developments
(Tridel) high-rise residential/mixed use project. To the south is existing low rise industrial
development and to the west is the existing Hydro One office building.
There are two 1.5 storey office/warehouse
buildings on the south-west corner of the property. These buildings were constructed in 2002. They are identified as buildings 8 and 9 on
the Precinct Plan. (See
Figure 4.)
A consent application (B/47/03) to create one
new 1.46 ha (3.6 acre) parcel (Times) and retain a 5.66 ha (13.99 acre) parcel
(Stringbridge) was approved in February 2005. The owner has one year from the date of
approval to clear the conditions.
Proposal
Stringbridge
and Times Investments have proposed a mixed use project. The Precinct Plan proposal includes commercial
buildings along the Highway 7 frontage including at the north-east corner of the
site (Stringbridge) and a residential component at the south-east corner of the
site (Times). The two existing
one-storey warehouse buildings at the south-west corner of the site will
remain. (See Figure 4.)
The
Stringbridge portion of the proposal is comprised of five new commercial
buildings. The buildings would be
located along the Highway 7 street frontage and the Highway 7 and South Town Centre Boulevard intersection.
The buildings will range from 2 to 10 stories in height. The net effect is to increase the density
from 1.0 FSI to 2.5 FSI.
Times
Investments’ is proposing to develop a 1.46 ha. (3.6 acre)
portion of the south-east corner of the property. The Times’ proposal is comprised of two residential
high-rise towers. A 12 storey tower,
with ground floor retail, will front onto South Town Centre Boulevard and a 10 storey tower, will front onto Clegg Road. These two towers
would be linked, at the corner, by a building varying from 3 to 6 stories. This
will be the subject of a separate site plan report upon resolution of developers group agreement, servicing capacity and
allocation issues.
The
existing zoning permits condominium apartment dwellings. However, the residential density proposed by
Times was not contemplated when the previous approvals where granted at the end
of 2000. Consequently, the Precinct Plan
needs to be refined and the zoning By-law amended to reflect these revisions.
A revised Precinct Plan was presented to Development
Services Committee at the November 23, 2004 Public Meeting
Stringbridge submitted a
revised Precinct Plan, which was presented to Development Services Committee at the November 23, 2004 Public Meeting. (See
Figure 4.) Development
Services Committee generally supported the proposed modifications to the
Precinct Plan, including the proposed density increases.
The proposal is consistent with the Official Plan and
Secondary Plan
The Official Plan designates the lands “Commercial -
Community Amenity Area”, which provides for a diverse range of mixed uses.
The Secondary Plan (OPA 21) designates the lands
“Community Amenity Area - Major Urban Place”. This
designation calls for the lands to develop with a high concentration and
intensity of residential, commercial, employment and supporting uses. In December 2000, the Town adopted a site
specific Official Plan Amendment (OPA 81), which permits the industrial uses in
the south-west corner of the property and provides that a long term principle
for development of the lands is to create road connections between Highway 7
and Clegg Road.
The revised
Precinct Plan is consistent with the Official Plan, Secondary Plan (OPA 21) and
site specific amendment - OPA 81. However,
approval of the revised Precinct Plan will necessitate updating Appendix I to
the Secondary Plan (OPA 21) to reflect the changes in the Warden West
Development Phasing Plan.
Revised Development Phasing Plan is being finalized
The Phasing Plan
contains projected development statistics for Markham Centre by District. In accordance
with the requirements of the Secondary Plan the landowners have submitted an
update to the Phasing Plan to incorporate the residential proposal and the
increases to the FSI. The District
Development Phasing Plan document is being finalized with the Transportation
Department. The refinements to the
Phasing Plan will be completed to the satisfaction of the Commissioner of
Development Services. Staff will
continue to monitor development approvals in the area and will update Appendix
I to the Secondary Plan (OPA 21).
The proposed changes to the Precinct Plan will have a
positive impact on the employment targets in the Development Phasing Plan
The Stringbridge/Times development
proposal will provide additional employment and retail floor area. The
applicant has provided a revised Precinct Plan (Figure 4). Some of the key
elements of the revised Precinct Plan are:
- Mix of Commercial
and Residential Land Uses -
The residential uses will only be permitted on the 1.46 ha (3.6
acre) Times parcel, located at the south-east corner of the site. The proposed zoning By-law reflects
this.
- Increased FSI from
1.0 to 2.0, as of right. This would have the effect of increasing
the employment floor area target by approximately 65,700 m2
(707,212 sq. ft.) (See Table 1 below.)
- Allowing for an additional increase to the FSI from 2.0 to 2.5, subject to the submission of a satisfactory traffic study. A Holding provision, linked to the traffic
study, will be applied to the zone category. This would have the effect of increasing
the employment target by an additional 28,300 m2 (304,628 sq.
ft.). (See Table 1 below.)
- Transitioning
building height away from the corner of Highway 7 and South Town Centre Boulevard along the South Town Centre Boulevard frontage and west along the Highway 7 frontage. The commercial building at the corner of
Highway 7 and South
Town Centre Boulevard is proposed to be a minimum of 10 storeys and a
maximum of 13 stories. All
buildings fronting onto Highway 7 would be a minimum of 4 storeys.
- Introducing an improved publicly
accessible connection between Highway 7 and Clegg Road.
Table 1 compares the
approved targets (revised in May 2002) to the revised targets, including the
newest targets proposed for the Liberty development on the east side of South Town Centre Boulevard.
|
Table 1
Warden West
District Targets
|
|
|
Warden West District (as revised)
|
Revised to include Liberty & Stringbridge
|
|
Target Residential Units
|
350 high density units
|
2,188 high density units
|
|
Target Population @ 2ppu
|
700 persons
|
4,376 persons
|
|
Schools
|
None
|
None
|
|
Target Retail
|
1,500 m2
|
6,602 m2
|
|
Target Employment
|
322,200 m2
|
394,250 m2
(2x FSI)
to
422,550 m2
(2.5x FSI)
|
The
approved Precinct Plan (Figure 4) was appropriate in 2000. However, the vision for Markham Centre has
advanced considerably since then and the need to support transit through
increased development densities along transit corridors has become more crucial
for the success of Markham Centre and the Highway 7 corridor. Consequently, integrating the proposed
residential use into the development and increasing the density potential for
the balance of the site, is considered beneficial. The increased density and mixed use on the
site would comply with the Markham Centre Secondary Plan (OPA 21), as amended
and the Region’s Centres and Corridors and public transit initiatives.
The Quick
Start transit program begins in the fall of 2005
The
site will be well served by the Quick Start transit program, which will begin
in the fall of 2005. There are transit
stops on the south side of Highway 7 and on the east side of South Town Centre Boulevard. Consequently,
the site will be well served by transit in both the short and long term.
A Zoning By-law
amendment is required to implement the Precinct Plan
The property is currently zoned
Community Amenity Two (CA2*80(H)) Zone by By-law 177-96, as amended by 2001-5
and is subject to a Hold provision. Staff are recommending that the property be removed from
parent By-law 177-96, as amended and added to By-law 2004-196, as amended, (the
Markham Centre By-law).
The Stringbridge
lands, the commercial portion of the site, will be zoned Markham Centre
Downtown One (MC-D1) and the Times lands, the residential portion of the site,
will be zoned Markham Centre Downtown Two (MC-D2). The new zoning will also be
subject to Holding (H) provisions.
The
Holding provisions appended to the primary zone category will ensure that the
issues identified in the September 21, 2005 Preliminary Report are finalized to the
satisfaction of the Town. It is intended
that the Hold provisions be removed from each site when the site specific
development applications are processed.
The conditions to remove the Hold include site plan approval, the
execution of required agreements and the submission of all supporting studies,
to the satisfaction of the Town.
The
existing zoning includes a maximum FSI of 1.0, which is based on an earlier
commercial development concept. However,
approval of the Times Investments’ residential project will use most of the
entire allowable density. If the maximum
FSI remains at 1.0 the size of the buildings proposed along the Highway 7
frontage would be reduced. The proposed
amendments to the zoning By-law include:
·
Increasing the
maximum permitted FSI from 1.0 to 2.0, as of right;
·
Incorporating
permissions to increase the FSI from 2.0 to 2.5, subject to the removal of a
Holding provision. The conditions for
removal of the Holding provision would include submission of a Traffic and
Transportation study to the satisfaction of the Commissioner of Development
Services;
·
Adjusting the
minimum building height provisions;
·
Adjusting the
required locations of the “main walls” facing Highway 7 and facing the
intersection of Highway 7 and South Town Centre Boulevard;
·
Adjustments to
the minimum required width of landscaping areas; and
·
Modifications to
the parking standards.
Servicing allocation
Final
approval of the residential portion of the proposal (Times) is contingent on
allocation of servicing capacity. Allocation
also needs to be confirmed through the Markham Centre Developer’s Group. The proposed Holding provision in the zoning
By-law will contain, amongst other conditions, a requirement that servicing
allocation has been granted prior to the Hold being removed.
Parkland dedication
Parkland requirements will be addressed with the approval of the individual
site plans as the applications are approved.
Each site plan agreement will contain conditions regarding the
dedication of parkland and/or cash-in-lieu of parkland. Staff anticipate
that cash-in-lieu of parkland will be paid to the Markham Centre Developers Group,
in accordance with the standards of OPA 21 and the administrative requirements of
the Markham Centre Parkland Strategy.
Studies will be required
The
applicant has been advised that supporting studies are required for this
proposal in accordance with the provisions of the Secondary Plan (OPA 21). Staff will identify the studies required
through the circulation of each site plan application to Town departments and
external agencies. The owner will be
required to submit studies to the satisfaction of the Town prior to completion
of any recommendation report on the individual site plan applications and the
removal of the Holding provisions from the zoning By-law.
These
studies may include: traffic/transportation, noise, servicing, tree assessment,
and shadow studies in accordance with the requirements of the Secondary Plan (OPA
21). The applicants will also have to
demonstrate how the Markham Centre Guiding Principles and Performance Measures
and other green infrastructure initiatives have been incorporated into their
plans.
Traffic and transportation
circulation and studies
The
Town is in receipt of an overall Traffic study for the Stringbridge/Times
proposal. The traffic study is generally
acceptable and staff are continuing to work with the
owner to refine some of the details in the report before it is approved.
The Precinct
Plan proposal includes two access driveways from/to Highway 7. The first is approximately 100 metres (328
feet) west of South
Town Centre Boulevard and the second approximately 320 metres (1,049
feet) west of South
Town Centre Boulevard. The second
driveway is proposed to align with Circa Boulevard on the north side of Highway
7. These driveways connecting from/to
Highway 7 will be restricted to right-in/right-out movements only. Additional access to the site will be
provided from Clegg
Road and South Town Centre Boulevard. The
driveway connection to South
Town Centre Boulevard will align with the proposed Liberty development driveway on the east side of South Town Centre Boulevard.
Need for public roads and signalization
at Circa Boulevard
Town
staff have concluded that the Highway 7 and Circa
Boulevard intersection, opposite the west entrance to the site, should be
signalized. Staff will work with the
owner and York Region staff to implement the
installation of these traffic lights, which will help facilitate staff’s desire
to achieve a public road connection between Highway 7 and Clegg Road. A public road
opposite Circa Boulevard, connecting to Clegg Road, could help to ensure full turn movements at this
Highway 7 intersection.
Unfortunately
the two existing buildings on the site preclude a direct connection between
Highway 7 and Clegg
Road as well, the owners are not yet convinced of the need for
public roads. However, staff remain of the opinion that the Precinct Plan is
appropriate and can be supported at this time. Staff will again pursue possible
dedication of public road connections and/or access opportunities, with the
owner, as individual site plan and consent applications are submitted. (See “Desired Public Roads”
note on Figure 4).
FINANCIAL
CONSIDERATIONS:
The Town is currently undertaking a financial
study to examine potential financial implementation tools for Markham Centre. A
variety of strategies are being reviewed including designating Markham Centre
as a community improvement district, and requesting Provincial authorization
for Tax Increment Financing. The applicant will be required, as a condition of
final approval, to support these initiatives, or others, to assist in advancing
the infrastructure requirements for Markham Centre and achieving a superior
level of built form, urban design and public spaces for Markham Centre.
ENVIRONMENTAL
CONSIDERATIONS:
The individual site plan applicants must
demonstrate how they have incorporated the Performance Measures into their
plans and have used green initiatives in development of their proposal.
ACCESSIBILITY CONSIDERATIONS:
Any applicable accessibility issues will be examined in the course
of the review and reported upon in the recommendation reports for the
individual site plan applications as they are submitted to the Town for review
and approval.
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 internal departments and
external agencies for comments condition and requirements will be incorporated
into the final report.
|
|
|
|
|
Valerie
Shuttleworth, M.C.I.P., R.P.P.
Director
of Planning and Urban Design
|
|
Jim
Baird, M.C.I.P., R.P.P.
Commissioner
of Development Services
|
DOCUMENT: Q:\Development\Planning\APPL\ZONING\04 024490
Stringbridge\Stringbridge recomendation report (draft 5).doc
ATTACHMENTS:
Figure 1 – Location
Map
Figure 2 – Area
Context and Zoning
Figure 3 – Aerial
Photo
Figure 4 –
Proposed Precinct Plan
Appendix ‘A’ – Draft Zoning By-law
OWNER: Stringbridge Investments Limited
3625 Dufferin Street
Downsview, ON M3K 1N4
Attention:
Brian Seath
APPLICANTS: Life Construction Inc.
Hashem
Ghadaki
330 Highway 7
Richmond Hill, ON L4B 3P8
Attention: Hashem Ghadaki
AGENTS: Macaulay Shiomi Howson Ltd.
293 Eglinton Avenue East
Toronto, ON
M4P 1L3
Attention:
Elizabeth Howson
KLM Planning Partners (for Hashem
Ghadaki)
64 Jardin Drive
Concord, ON
L4K 3P3
Attention: Sandra Wiles
FIGURE 1 - LOCATION MAP:
