RECOMMENDATION:
THAT a Public Meeting be held to consider the applications for Draft Plan of Subdivision Approval and Rezoning by:
· Barrowcrest Developments Inc., 2938 Major Mackenzie Drive East (file no. SU 02 118584; ZA 02 118517);
· 2014039 Ontario Limited c/o Roman Corporation,
Cathedral Town South, Part Lot 22 Concession 3 (file no. SU 05011381; ZA 05
011385);
· Cathedral Town Limited and 404 Developments Inc. and
the Slovak Greek Catholic Church Foundation, Cathedral Town – Precinct, Part
Lots 23, 24, and 25 Concession 3 (file no. SU 05 011998);
· Romandale Farms Limited & 404 Developments Inc.,
Cathedral Town Phase II, 10350 Woodbine Ave. (file no. SU 05 009154; ZA 05 009155);
· Tucciarone Family, 3901 Elgin Mills Rd. E. (file no. SU 01 110126; ZA 01 110135);
· Monarch Corporation, Part Lots 26 and 27, Concession 3
(northwest quadrant of Elgin Mills Rd. E. and Woodbine
Avenue), (file
no. SU 05 010966; ZA 05 010968);
To permit residential and mixed
commercial residential development in the West Cathedral Community.
THAT a capital project entitled
“Feasibility Study: Highway 404 ramp
extensions and overpass, Cathedral Community” be established at an upset limit
of $40,000 (excluding GST) to be funded from the Town-wide hard services development
charge reserves;
AND THAT the Director of
Engineering be authorized to retain McCormick Rankin Ltd. as a preferred
supplier to undertake the feasibility analysis to analyze the Highway 404 ramp
extensions at Major Mackenzie Drive and Elgin Mills Road and the proposed Highway 404 grade separation.
PURPOSE:
The purpose of this report is to provide preliminary
information regarding the above noted applications for draft plan of
subdivision approval and rezoning, including an analysis of background reports
and a preliminary list of issues to be resolved during the development review
process.
BACKGROUND:
Site location and area context
The six
applications that are addressed jointly in this preliminary report are located
on the west side of Woodbine Avenue between Major Mackenzie Drive in the south
and the first township lot north of Elgin Mills Road East to the north, within
the West Cathedral Community.
Surrounding land uses include:
·
The East Cathedral Community on the east side
of Woodbine Avenue,
which is designated as a low density residential neighbourhood and is currently
under construction;
·
Victoria Park (a Town-owned community park to
the north), which extends west from Woodbine
Avenue a distance of approximately
220 metres;
·
The community of Victoria
Square, located to the north east;
·
Future employment and commercial land to the
south on the Loblaw property fronting the north side of Major
Mackenzie Drive;
·
Future employment lands to the north.
There are several environmentally significant features
within the west Cathedral Community covered by these applications, including:
- A
large mature woodlot (designated as an Environmental Protection Area by the
Markham Official Plan) located in the north-west corner of the community,
partly on the Monarch Lands and partly on lands owned by a non-participating
land owner. The portion of this
woodlot located on the Monarch lands (which constitutes the majority of the
feature) is to be dedicated to the Town as part of the approval process
for that subdivision. The remaining
portion of the woodlot, held by the non-participating land owner, will be dedicated
at a later date, as part of the approvals for that parcel.
- A
mature hedgerow at the north end of the site on the Monarch lands has been
incorporated into a neighbourhood park and several individually significant
tree species have been identified in the West Cathedral Tree Conservation
Plan;
- A
mature apple orchard and associated vegetation is being preserved in the
context of an extension to the Victoria Square Community Park;
- The
East Carleton Creek bisects the northern portion of the community. In the
West Cathedral Community Design Plan, Environmental and Stormwater Master
Plan, and the Environmental Impact Study, a continuous open space corridor,
50 metres in width, is identified on both sides of the creek. This corridor is identified in the draft
plans of subdivision addressed in this report. The naturally occurring
corridor (East Carlton Creek) has been substantially increased in width to
offset the loss of the man-made extension of the West Carlton Creek designated
in the 1997 Cathedral Community Secondary Plan, which TRCA no longer
supported. The result is a more
substantial green corridor along the East Carleton Creek which links the
mature woodlot to the north of the plan to the valley land in the adjacent
East Cathedral Community.
The above-noted environmental features, together with
strategies to ensure their preservation, have been identified in the background
studies required by the Cathedral Secondary Plan. In addition to these natural features, the
most notable building on the site is the Cathedral itself, which will become
the focal point of the surrounding community.
There are no heritage buildings on the subject lands.
Official
Plan and Zoning Context
The West Cathedral Community is subject to the
policies of the Town of Markham Official
Plan (Revised 1987) and the Cathedral Community
Secondary Plan (OPA 42). The Secondary
Plan was originally approved by York Region in 1997. An amendment to this secondary plan was prepared
by Town staff in 2004, in response to:
·
changes in the Land Owners’ development
concepts for the Community;
·
evolving environmental standards and stormwater
management practices;
·
both the Town of Markham and
the Region of York Councils’ endorsement of an arterial road by-pass of Victoria
Square.
The amendment was adopted by Town Council in June
2004, and is currently awaiting approval by the Region, with
modifications. The applications
addressed in this report generally comply with the policies set out in the
Cathedral Community Secondary Plan and the recent amendments, except where
specified elsewhere in this report.
The majority of the lands subject to these applications
are currently zoned A1 Agricultural One, by By-law 304-87. Exceptions include several lots fronting
directly onto Elgin Mills Road East,
which are zoned in a rural residential category, and the lands subject to the
Cathedral South application, which were formerly owned by Memorial Gardens and
are zoned institutional to permit a cemetery.
Applications for rezonings have been submitted for all the subject
applications, with the exception of the Cathedral Town Precinct.
History
of the Applications
The Cathedral Community has a lengthy planning history
dating from the mid 1990’s when the initial subdivision applications were
submitted. The Cathedral Community
Secondary Plan, which was approved in 1997, was developed in response to those
early applications. However, no further
action was taken on the applications until early 2001.
Since 2001, a number of key events have occurred with
regard to the planning process for the Cathedral Community, including:
Victoria
Square By-pass:
The by-pass was endorsed by Markham Council and York
Region in the fall of 2001, and was designated in the Regional Official Plan in
early 2002. The Region prepared an
Environmental Assessment of the proposed by-pass, which was approved in
2003. The draft plans of subdivision are
intended to reflect the approved alignment of the Victoria Square By-pass. The by-pass is also reflected in the
amendments to the Cathedral Community Secondary Plan.
Stormwater
Management and Open Space System:
In addition to the changes associated with the
by-pass, the evolving West Cathedral Community plan also proposed significant
changes in the stormwater drainage and open space systems. These changes were partly associated with
revisions to the landowners’ proposals after the 1997 Secondary Plan was
approved, and partly due to new environmental requirements which came to light
during the TRCA’s review of the first drafts of the required community-wide
background studies. These revisions have
been extensively studied in the Environmental and Stormwater Management Plan
and the Environmental Impact Study prepared by the landowner’s group. These studies are currently with the TRCA and
Engineering Department for final approval.
The draft plans of subdivision addressed in this report reflect the most
recent environmental recommendations contained in these reports. Final approval of the above-noted reports is
required prior to draft plan approval of the subject applications.
Cathedral Town Phase 1:
Also in the fall of 2001, Council granted draft plan
approval to a first phase of development on the Cathedral Town
property (west side of Woodbine between the Cathedral and Victoria
Square) consisting of 300
residential units. Also at this time,
approvals were proceeding for the residential subdivisions on the east side of
Woodbine (the East Cathedral Community) which are now under construction. In October 2002, the landowner submitted a
revised draft plan for Cathedral Town Phase 1.
This revised plan reflected the evolving environmental, stormwater
management and open space systems being developed jointly between the
landowners group, the Town and the TRCA.
In August 2003, the revised draft plan of subdivision for Cathedral Town
Phase 1 was approved by Council. This
draft plan will likely be released for registration over the next several
months.
Submission
of other background studies:
Since October 2002, Town Staff have been working
closely with the applicant to prepare and finalize the background studies for
the West Cathedral Community as required by the Cathedral Community Secondary
Plan. In addition to the Environmental
and Stormwater Management Plan and the Environmental Impact Study, which are
currently awaiting final approval from the TRCA as noted above, these studies and
their current status are identified below:
·
the West Cathedral Community Design Plan,
including the Open Space Master Plan and the associated agreement (approved
with conditions by Council in June 2004, with final approval delegated to the
Commissioner of Development Services.
Staff are awaiting final revisions of the CDP and execution of the Parks
and Open Space agreement by the landowners);
·
The External Traffic Study (awaiting final
revisions from the landowners group);
·
the Master Servicing Plan (approved);
·
the Development Phasing Plan (approved);
·
Tree Preservation Plan (approved);
·
Noise Study (approved).
Proposed Developments
The applications addressed in this report cover most of
the remaining undeveloped lands within the West Cathedral Community. Exceptions include the Loblaw Properties
lands fronting Major Mackenzie Drive,
and the smaller properties held by non-participating land owners. These applications typically include a mix of
employment lands, a variety of residential house forms, and in several
applications a significant component of higher density residential and mixed
use development, as set out in the following table:
|
|
Barrowcrest Developments Inc.
(Fig 4)
|
Cathedral
Town South
(Fig
5)
|
Cathedral Town Precinct
(Fig
6)
|
Cathedral Town Phase II (Fig 7)
|
Tucciarone
Family
(Fig
8)
|
Monarch
Developments Inc (Fig 9)
|
|
Gross Site Area less:
|
19.27 ha
|
39.30 ha
|
52.49 ha
|
5.63 ha
|
14.59 ha
|
45.83
|
|
Roads
|
4.49
|
11.71
|
12.99
|
1.73
|
4.56
|
10.29
|
|
Neighb’hood
Parks
|
0.97
|
3.62
|
1.15
|
0.33
|
0.37
|
6.51 (6)
|
|
School
|
0
|
4.84
|
0
|
0
|
1.38
|
2.40
|
|
Open
Space
|
0
|
0.29
|
4.26
|
0.19
|
0.43
|
0.67
|
|
Stormwater
Pond
|
2.76
|
0
|
0
|
0
|
0
|
2.29
|
|
Residential
Reserve
|
0.32
|
1.10
|
0.66
|
.17
|
0.02
|
0.12
|
|
Net site Area (ha)
|
10.73
|
17.74
|
33.43
|
3.21
|
7.83
|
23.55
|
|
Residential
Singles
|
2.13
|
7.42
|
2.22
|
2.21
|
1.91
|
15.90
|
|
Semis
|
|
1.44
|
0
|
0
|
2.05
|
0
|
|
Townhouses
|
3.31
|
3.10
|
2.62
|
1.00
|
1.87
|
2.01
|
|
Apartments
|
0
|
0
|
3.20(3)
|
0
|
0
|
0
|
|
Mixed Use (1)
|
0.82
|
0
|
10.28
|
0
|
0
|
0
|
|
Business/commercial
|
4.47
|
5.78
|
15.12
|
0
|
2.00
|
5.66
|
|
Units
|
215
|
364
|
1,320
|
84
|
209
|
485
|
|
Singles
|
71
|
187
|
54
|
42
|
45
|
400
|
|
Semis
|
0
|
50
|
0
|
0
|
78
|
0
|
|
Townhouses
|
144
|
127
|
111
|
42
|
86
|
85
|
|
Apts.
|
0
|
0
|
1,155
|
0
|
0
|
0
|
|
Net Res Density (avg)
|
39.52 upha
|
30.43 upha
|
72.05(4) upha
|
26.17 upha
|
35.85 upha
|
27.08 upha
|
|
Low
(singles/semis)
|
33.30(2)
upha
|
26.75(2)
upha
|
24.32(2)
upha
|
19.00(2) upha
|
31.06 (2) upha
|
25.76 (2) upha
|
|
Medium
(towns)
|
43.50(2)
upha
|
40.97(2)
upga
|
42.36(2)
upha
|
42.00(2) upha
|
45.99 (2) upha
|
42.28 (2) upha
|
|
High
(apartments)
|
|
|
85.68(5)
upha
|
|
|
|
Notes:
(1) Commercial at-grade, residential apartments above
(2) Net density calculations based on number of units and land areas for
each housing type, not the land areas of the designations in the Secondary
Plan. Further information is required
from applicants to determine actual land areas and net density yields within
the housing categories established by the secondary plan.
(3) Identified as “medium density” in the draft plan.
(4) Residential land area includes areas for singles, townhouses, apartments
and “mixed use”.
(5) Average density for all apartment and mixed use blocks. This density exceeds the Official Plan
provisions for medium density range. No
high density lands are designated in the Secondary Plan or the Community Design
Plan.
(6) Includes woodlot at north west corner of the
property.
These draft plans of subdivision
are shown graphically in Figures 4 to 9, attached to this report.
POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL:
These draft plans of subdivision provide a number of important benefits
to the Town and surrounding residents, including:
·
Opportunity for early
conveyance and construction of Phases 1 and 2 of the Woodbine Avenue By-Pass
through the west Cathedral Community;
·
Opportunity to divert traffic away from Victoria
Square and to redesign the segment of Old Woodbine Ave., between the by-pass
links, as a local or collector road, thereby improving the living environment
in the Victoria Square community;
·
Provision of additional parkland, including
additions to the Victoria Square Community Park land base and
development of a comprehensive linear open space system;
·
Increase in the Town’s employment land base along
the Highway 404 corridor;
·
Creation of compact, pedestrian and
transit-supportive residential neighbourhoods, with a mix of housing types and
densities;
·
Development of the “Cathedral Precinct”, the mixed
use, medium density core surrounding the Cathedral, which will serve as the
focal point and centre for the new community;
·
A community-wide strategy to ensure protection and/or
dedication of the portion of the key environmental features including the environmentally
significant woodlot located within the Monarch Lands at the north west corner of the
community;
·
An opportunity for early extension of sewer and
water services to the 404 North Employment Lands north of the Cathedral
Community;
·
Opportunity to extend
Highway 404 northbound off ramps into the cathedral community at Elgin Mills
Road and Major
Mackenzie Drive;
·
Opportunity to protect for
a new mid-block collector and Highway 404 overpass, when required in the
future.
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:
General
issues:
The following issues apply to the West
Cathedral Community in general:
·
All community-wide background reports, as set out in Section 6.9 of
the Cathedral Community Secondary Plan, must be completed to the Town’s
satisfaction prior to draft plan approval. As previously noted, several of the required
community background studies are either being finalized by the landowners
group, or final comments from outside agencies are pending, as follow:
o
Environmental and Stormwater
Management Report (final comments from TRCA pending);
o
Environmental Impact Study
(final comments from TRCA pending);
o
Community Design Plan (Approved
in principle by Council June 2004, with final approval delegated to the Commissioner
of Development Services. Currently awaiting
revisions from the Landowners Group and execution of the Parks and Open Space
Agreement);
o
External Traffic Study (Final comments
from the Town must be addressed prior to approval of document).
The remaining
community-wide background studies have been completed to the Town’s
satisfaction.
·
Additional servicing allocation required from the Region prior to
draft plan approval. As set out in the February 15, 2005 servicing allocation report, Council recommended that an additional
557 units be allocated to the Cathedral Community. This allocation is part of a larger regional
allocation to the Town of over 4,000 units, which is contingent on approval by
Regional Council. This approval has not
yet been granted. As a result, further
draft plan approvals in the Cathedral Community cannot be granted until
additional servicing allocation is available.
(The 1,000 units of sewer allocation granted to the Cathedral Community in
1997 have been applied to other approved draft plans of subdivision in the
Community). Once allocated, the 557
units must be distributed by the Landowners Group among the individual draft
plan submissions. The amount distributed
to each subdivision plan, and the precise locations of these allocated units, must
be clearly identified on the draft plans.
Draft plan approvals will be limited to these identified areas. Further draft plan approvals will be
contingent on the Region granting additional servicing allocation to the Town.
It is
important to note that this issue does not apply to the Cathedral Town Phase II
subdivision, as the proposed 84 units in this subdivision have already received
allocation from Council as part of the approval for Cathedral Town phase I.
·
Additional subdivision-specific background studies required prior to
draft plan approval. It is recommended that all key studies be prepared early in the approval
process, and that draft plan approval not be granted until the required studies
have been completed to the Town’s satisfaction, and if necessary, draft plans
have been appropriately revised. This is
to allow any required red line revisions to the plans to be made prior to draft
approval and prior to any lots being sold.
Otherwise changes and mitigating measures and impact purchasers, and
make resolution of issues more problematic for all parties.
In the case
of the subject applications, the following studies must be completed to the
Town’s satisfaction prior to draft plan approval:
·
Functional servicing study
(including grading plan);
·
Noise impact study;
·
Internal Traffic Study;
·
Stormwater Management Study;
·
Cultural Heritage Resource
Study;
·
Site and Grading Specific Tree
Preservation Plans;
·
Phase 1 Environmental Assessment;
·
Hydrogeological Study;
·
Lotting distribution plan – a rendered concept plan which identifies the
lotting mix within each draft plan area. The Town is looking for a mix of lot
sizes within each residential street or block.
·
Housing prototype review – conceptual
housing prototypes should be reviewed with the town prior to the finalization
of the Architectural Control Guidelines. We wish to understand the impact of
various housing types on lot size and configuration.
·
A consultant report,
commissioned by the Town, to provide more detailed analysis of the proposed
off-ramp extensions and Highway 404 crossover with regard to need, timing,
location and configuration of these facilities.
The issues surrounding this report are addressed in more detail below.
Since the
subject applications are being submitted simultaneously, staff recommend that,
to the extent possible, each of the above studies address all the subject
applications on a comprehensive basis, rather than having separate studies for
each draft plan submission. This will allow for more efficient review by staff,
and will ensure that issues are addressed on a global basis. As well we believe this approach will be more
cost effective for the owners.
·
A detailed strategy for delivery of the By-pass must be
confirmed. The
Landowners Group has not yet finalized a strategy for early delivery of this
important piece of infrastructure. The
Engineering Department has briefed Council on the principles of an agreement
between the Landowners Group, Region of York and the Town, that would be
necessary to advance the construction of the By-Pass prior to the Region’s
current schedule of 2011. Negotiations
are still underway regarding conditions to advance this project, in particular
the availability of additional servicing allocation. Staff will update Transportation Committee on
the status of negotiations. Such a
strategy, outlining timing, land dedication, financial issues, servicing
allocation and the construction responsibilities of landowners must be finalized
to the satisfaction of both the Town and York Region prior to approval of any
of the subject draft plans of subdivision.
·
The Highway 404 ramp extensions and overpass require further
review. At
an April 26,
2005 meeting with the Landowners Group and Town
Staff, the Group requested that the issues of the Highway 404 ramp extensions
at Major Mackenzie Drive and Elgin Mills
Drive and the Highway 404
overpass be given further consideration.
In particular, the issues of construction feasibility, MTO approval,
Richmond Hill support for the 404 overpass, funding and property protection
were raised by the Group as requiring further study, so that they can finalize
their draft plan submissions, Developers Group Agreement, and their position on
the Area Specific Development Charges By-law.
In order to finalize these issues, the Engineering Department requests
approval to retain McCormick Rankin Ltd.
on a preferred supplier basis, to undertake preliminary designs, prepare
property requirements, obtain MTO approval of the proposed Highway 404 ramp
extensions and grade separation, and to coordinate the grade separation with
the Town of Richmond Hill. There are several reasons
why staff is recommending that McCormick Rankin be hired on a sole-source
basis:
o
This firm recently prepared the
transportation component of the Town’s Development Charges by-law review;
o
McCormick Rankin is a preferred
consultant in obtaining MTO approvals for grade-separations and highway access
ramps;
o
The Town and the Landowners
Group wish to undertake this study in a very condensed time-frame (less than a
month). Omitting the requirement for
proposal calls will save significant time.
An upset limit budget of $40,000 (excluding GST) is recommended to undertake this work, to
be funded from the Town-wide hard services development charge reserves.
·
The density calculations in several of the subdivision applications
must be revised.
The densities
proposed in the draft plan submissions must be consistent with the density
ranges set out in Section 2.13 of the Town of Markham Official Plan, as well as the maximum floor space index provisions of the
Cathedral Precinct and Community Amenity Area – Main Street
designations of the Cathedral Community Secondary Plan. In order for staff to properly review the
appropriateness of the proposed densities, the statistics tables on several of the
draft plan must be revised to clearly indicate the land areas and number of
units located within the medium and low density designations set out in the
Cathedral Secondary Plan, as well as the land areas, number of units and
proposed floor areas located within the Cathedral Precinct and Community
Amenity Area designations.
As currently
set out in the draft plans, the statistics only provide information on units
and land areas by housing type (singles, towns etc.) This does not provide sufficient information for
staff to properly assess density compliance. In particular, this comment applies to the
following subdivisions:
o
Barrowcrest Developments Inc.
o
Cathedral Town South
o
Cathedral Town Precinct
where the
boundaries between housing forms (singles, townhouses, apartments etc) do not
fully correspond with the boundaries of the density categories set out in the
Secondary Plan, and where mixed use categories are present.
·
All local street allowances should be sufficiently wide to
accommodate sidewalks on both sides of the street. In particular, the street allowances in the Cathedral Town
subdivisions appear to propose sidewalks on only one side of the street. In the Cathedral Town Phase 1 development,
which received draft plan approval in 2003, street widths and layouts were
based on the Cornell Community standards, which require sidewalks on both sides
of all streets. For the sake of
continuity, the same standards should be applied elsewhere within the
Community. Consideration must also be
given to accommodating bicycle paths and on street parking where required. Further review of the proposed street widths
will be undertaken during the detailed review of the subdivisions.
·
More diverse housing types along By-Pass: As a general
comment, all of the applications propose uniform townhouses along the
residential portions of the by-pass.
While some townhouse development is entirely appropriate, staff are
concerned that the proposed lotting will result in excessive uniformity along
the by-pass. This concern needs to be addressed and resolved on both a
community-wide and subdivision-specific basis, by introducing a greater variety
of lot sizes and housing types along this frontage. Servicing, visitor parking, fire and pedestrian
access to the long townhouse blocks proposed along these corridors are also
issues that needs to be resolved. In
particular, the “Cathedral Town” applications propose additional visitor parking for units fronting
onto the by-pass in the form of laneways widening into dead ended parking
areas. Staff are concerned that this
will be problematic with respect to maintenance, snow removal and traffic circulation.
Consideration should be given to alternative design solutions or the parking
areas should be retained in private condominium ownership. Staff, however, support the overall concept
of direct frontage of residences onto the by-pass.
Subdivision-specific
issues:
The following section identifies
subdivision-specific issues identified in preliminary review. This is a preliminary list, additional issues
may be identified during the course of detailed review of the
applications.
Barrowcrest
Developments Inc. (see Figure 4): This
subdivision consists of 215 residential units in the form of small-lot singles
and townhouses. In addition, a Business
Corridor Area is proposed adjacent to the Highway 404 corridor, in compliance
with Secondary Plan policies. In
addition, a stormwater management pond is proposed on the east side of the
property adjacent to Woodbine
Avenue and the proposed
by-pass. Two small neighbourhood
commercial areas are also proposed.
In addition to the above comments, a
preliminary list of issues includes:
·
The plan should provide for a better
intermixing of townhouse and detached units.
As it currently stands, the western half of the draft plan is
exclusively townhouses, while the eastern half is exclusively small lot
singles. Staff would also prefer a wider
range of lot frontages for detached units.
·
All lots adjacent to Street ‘A’
must front onto this road.
·
Due to proposed changes in the
Loblaw Properties Application to the south, the street pattern should be
revised to eliminate the continuation of Street ‘B’ southward into the Loblaws
site. This may also require redesign of
the local commercial area (Block 97) as a residential parcel. Further discussion between the respective
land owners is required.
·
A right of way for the
northward extension of the Highway 404 off-ramp from the Loblaw property to Markland Street
must be clearly shown on the draft plan.
Cathedral
Town South (see Figure 5): This subdivision consists of 364 residential
units in a mix of lane-based and street oriented singles, semis and townhouses
located on both sides of the southern portion of the By-pass. The draft plan also includes two school
sites, portions of two neighbourhood parks and employment lands along the
Highway 404 corridor.
A preliminary list of outstanding issues
associated with this subdivision include:
·
A possible discrepancy between
the areas identified as low density housing in the Secondary Plan and the
Community Design Plan, and the lotting pattern set out in the draft plan,
particularly along Street F north east of the By-pass which is designated
medium density, whereas semi-detached units are shown in this location in the
draft plan;
·
Need for a better transition
between the lotting patterns in the Barrowcrest subdivision and the Cathedral
South property. In Particular, along
Streets F, L and N, there is an abrupt transition between long rows of
townhouse blocks (Barrowcrest) and uniform detached lots (Cathedral South);
·
The right of way for the future
404 overpass should be clearly identified on the draft plan.
Cathedral Town Precinct (see Figure 6): The Cathedral Town Precinct includes the higher
density mixed use lands surrounding the existing Cathedral, as well as
additional lower density lands to the north and south. This application proposes 1,320 residential
units in a mix of apartments, lane-based townhouses, and detached units. The developments immediately surrounding the
Cathedral will include at grade retail and commercial, with apartments in the
upper stories. This subdivision also
includes the west and northward continuation of the open space corridor
surrounding the East Carleton Creek.
Employment lands are proposed west of the by-pass along the Highway 404
corridor.
A preliminary list of outstanding issues
associated with this subdivision include:
·
Possible discrepancies between
the densities in the draft plan and the permitted densities in the areas
identified as Medium Density, Cathedral Precinct and Community Amenity Area Main Street. In the mixed use
designations, statistics should indicate land areas, number of residential
units, and proposed gross floor areas for each block or portion of blocks
falling within each mixed use designation.
Similar comments also apply to the medium density block. Block 74 is identified as a high density
block with a residential density of 131 upha in the draft plan. However, this site is designated as Medium
Density Housing in the Secondary Plan, with a permitted maximum density of 79.9
upha.
·
Completion of the Cathedral
Precinct Urban Design Study and Parking Study is required prior to draft plan
approval of this application.
Cathedral Town Phase II (see Figure 7): This subdivision is located immediately west
of the Cathedral Town Phase 1 subdivision, and is essentially a continuation of
the first phase, westward to the by-pass.
This subdivision includes 84 units in the form of lane-based singles and
townhouses. The singles are located in
the interior of the subdivision while the townhouses are aligned along the
By-pass and Betty Roman Boulevard.
A preliminary list
of outstanding issues associated with this subdivision include:
·
An additional walkway between Charity Crescent (Crescent Park) and the by-pass, mid-way along the townhouse block should also be
incorporated into the plan to improve access for pedestrians and fire services.
Tucciarone
Subdivision (see Figure 8): This subdivision, located immediately south
of Elgin Mills Road, consists of 209 residential units in the form of singles in the
interior and townhouses along the by-pass and Elgin Mills Road. A gas station and
employment lands are proposed on the small development parcels located on the
west side of the By-pass.
A
preliminary list of outstanding issues associated with this subdivision
include:
·
Opportunities for alternatives
to standard lane-based townhouse blocks fronting Elgin Mills should also be
considered, particularly since this is a primary gateway into Victoria Square. As an alternative, “manor homes” or similar
clusterings of townhouse units, designed to look like large detached homes should
be considered. We hope to achieve a variety of product types, which are
sympathetic to the built form character of Victoria Square.
·
The road layout featuring dead
end local roads with lane connections requires further review.
·
Confirmation of the proposed
rear lane width shown in on the draft plan is required from the Town
Engineering Department and Street Services.
Monarch
Subdivision (see Figure 9): This subdivision, located north of Elgin Mills Road, consists of 485 street related residential units, in a mix of singles
and townhouses. A park and public
elementary school site are also provided.
Residential uses are proposed east of the By-pass, while a mix of
employment, a stormwater management pond, and an environmentally significant
woodlot (which is to be dedicated to the Town through the subdivision approval
process) are located on the east side of the by-pass.
A preliminary list
of outstanding issues associated with this subdivision include:
·
As with the Tucciarone
subdivision, alternative designs for the townhouse units fronting Elgin Mills Road should be considered.
·
Generally, the proposed lot
frontages and sizes appear very uniform.
Greater variety of lot sizes should be introduced.
·
Opportunities for alternative
garage and lot configurations, such as “key lots” with detached rear yard
garages (for example), should be considered along Street C and Woodbine Avenue.
·
Opportunities to develop one or
more corner stores, perhaps in a mixed retail/residential form, should be
considered at the intersection of Street C and Woodbine Avenue
leading into Victoria Square.
·
A buffer strip should be
included along the boundary between the window streets and the east side of the
by-pass.
·
The residential lots proposed
on the west side of the school block should be deleted.
·
Staff will be reporting to
Committee regarding the design of the sanitary sewer outlet to the Highway 404
North Employment Lands. In this regard
there may be a need to oversize and deepen the trunk sewer main proposed along
the Woodbine By-pass. This would also
apply to the Tucciarone Subdivision discussed above.
It should also
be noted that with both the Tucciarone and Monarch draft plan applications, it
appears that the by-pass is slightly offset when it crosses Elgin Mills. This alignment should be revised in
subsequent revisions to the draft plans to eliminate the offset.
FINANCIAL CONSIDERATIONS:
Any financial issues
identified during the circulation of these applications will be addressed in
the final recommendation reports.
ENVIRONMENTAL CONSIDERATIONS:
Key environmental considerations
associated with the West Cathedral Community include preservation of the
woodlot at the north
west corner of the
subdivision; creation of a linked open space system focused on valleylands, and
the inclusion of individual trees and hedgerows in neighbourhood parks; provision
of adequate buffers adjacent to the East Carleton Creek and the woodlot. These issues have been addressed in the draft
Environmental and Stormwater Management Plan and the Environmental Impact Study
currently under review by the TRCA, and the recommendations of those reports
have been incorporated into these draft plan submissions. Any further changes that arise from the TRCA
review will be addressed in subsequent revisions to the draft plans, if
required.
BUSINESS UNITS CONSULTED AND AFFECTED:
The
draft plan of subdivision applications have been circulated to all relevant
business units. Their comments will be
reflected in the final recommendation reports.
CONCLUSIONS:
These
draft plans of subdivision generally appear to reflect the intent and
objectives of the Cathedral Community Secondary Plan, the Community Design
Plan, and the other community-wide background studies prepared for the West
Cathedral Community. As noted in this report,
staff’s preliminary review of these applications identifies the need for several
refinements to the draft plans.
Additional changes may be identified during the detailed review of the
applications. However, staff are of the
opinion that these applications are sufficiently advanced at the present time
to warrant holding a public meeting prior to the summer recess to solicit input
from local residents.
ATTACHMENTS:
Figure 1 – Location Map
Figure 2 – Arial Photograph
Figure 3 – Zoning and area context
Figure 4 – Draft Plan of Subdivision –
Barrowcrest Developments Inc.
Figure 5 – Draft Plan of Subdivision – Cathedral Town
South
Figure 6 – Draft Plan of Subdivision – Cathedral Town
Precinct
Figure 7 – Draft Plan of Subdivision – Cathedral Town
Phase II
Figure 8 – Draft Plan of Subdivision –
Tucciarone Subdivision
Figure 9 – Draft Plan of Subdivision – Monarch Corporation
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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\Teams\WEST\Cathedral Community\preliminary
report\preliminary report May 17 20051.doc
FIGURE 1
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OWNER:
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Barrowcrest
Developments Inc.
C/O Frank Mauro Homes
70 Gibson Drive, Unit 13
Markham ON L3C 4C2
Tel: 905-475-7893
Fax: 905-475-2435
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AGENT:
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Templeton Planning Ltd.
c/o Gary Templeton
71 Tyler
Aurora ON L4G 2N1
Tel: 905-727-8672
Fax: 905-475-2435
Email: gary.templeton@sympatico.ca
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OWNER:
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(Cathedral Town – South)
2014039 Ontario Ltd.
c/o Roman Corporation
Helen Roman-Barber
200 King St. W. Ste 1315
Toronto ON M5H 3T4
Tel: 416-971-3323
Fax: 416-971-9181
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AGENT:
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Design Plan Services Inc.
T. J. Cieciura
385 The West Mall
Toronto ON M9C 1E7
Tel: 416-626-5445
Fax: 416-620-6665
Email: tjc@designplan.ca
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OWNER:
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(Cathedral Town – Precinct)
Cathderal Town Ltd & 404 Developments Inc. & The Slovak Greek
Catholic Church Foundation
c/o Helen Roman Barber
200 King St. W. Ste 1315
Toronto ON M5H 3T4
Tel: 416-971-3323
Fax: 416-971-9181
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AGENT:
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Design Plan Services Inc.
T. J. Cieciura
385 The West Mall
Toronto ON M9C 1E7
Tel: 416-626-5445
Fax: 416-620-6665
Email: tjc@designplan.ca
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OWNER:
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(Cathedral Town – Phase II)
Cathderal Town Ltd & 404 Developments Inc. c/o Romandale Farms
Helen Roman Barber
200 King St. W. Ste 1315
Toronto ON M5H 3T4
Tel: 416-971-3323
Fax: 416-971-9181
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AGENT:
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Design Plan Services Inc.
T. J. Cieciura
385 The West Mall
Toronto ON M9C 1E7
Tel: 416-626-5445
Fax: 416-620-6665
Email: tjc@designplan.ca
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OWNER:
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Clement Tucciarone et. al.
55 Doncaster Ave.
Thornhill ON L3T 1L7
Tel: 416-223-7333 or
905-886-1111
Fax: 905-886-1877
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AGENT:
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KLM Planning Partners Inc.
Sandra Wiles
64 Jardine Drive Unit 1B
Concord ON L4K 3P3
Tel: 905-669-4055
Fax: 905-669-0097
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OWNER:
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Monarch Corp.
Joseph Cimer
2025 Sheppard Ave. E
Toronto ON M2J 1V7
Tel: 416-491-7446
Fax: 416-640-1574
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AGENT:
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Bousfields Inc.
James Cox
3 Church Street Ste 200
Toronto ON M5E 1M2
Tel: 416-947-9744
Fax: 416-947-0781
Email: jcox@bousfields.ca
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