RECOMMENDATION:
That
the report dated January 25, 2005, entitled, “Centennial Community Centre Expansion Site Plan
application for 8600 McCowan Road, Concession 6, Part Lot 12 & 13, File No. SC 04-026681” be received.
And further that
the Site Plan for the Centennial Community Centre Expansion be approved in
principle, with the finalization of technical issues and approval of final
drawings to be delegated to the Commissioner of Development Services.
PURPOSE:
The purpose of this report is to obtain Council’s approval in principle
of the site plan application for the Centennial Community Centre expansion
project and to request Council to delegate the finalization of technical
issues and approval of final drawings to the Commissioner of Development
Services.
BACKGROUND:
Site description and area context
The subject lands are located at the
northwest corner of McCowan
Road and Bullock Drive
(refer to Figure 1) within the Markham Centre District. The lands consist of approximately
4.98 hectares (12.3 acres) and are municipally known as 8600 McCowan Road. The site includes the
Centennial Community Centre, Centennial GO Train Station and associated
parking.
To the north of the community centre are
the GO Transit rail line and a residential subdivision containing single
detached dwellings. To the south is Bullock Drive
and Markville Mall. To the west of the
property are Centennial Park, the newly constructed skateboard park and single detached dwellings. To the east are a plaza containing a Loblaws
and LCBO, and a Canadian Tire with an accessory gas station (refer to Figure
2).
Chronology of events
On September 17,
2002, Council
adopted a report that approved hiring an architect to design an expansion of
Centennial Community Centre, and established an Executive Steering Committee
(ESC). The ESC met to review the project
and based on the Recreation and Cultural Services Department (Recreation
Services) preliminary assessment of their requirements, it was concluded that
the addition would involve the design and construction of an 18,000 ft² (1,672
m²) addition, 6,500 ft² (604 m²) of renovations and a reconstructed parking
lot. Additional renovations proposed include improvements to the lobby and
administrative areas.
As part of this process, a
report from Poulos and Chung entitled ‘Centennial Community Centre Expansion
Assessment of Parking Demand, On-Site Parking Supply, Access and Circulation’
was presented to the Finance and Administration Committee. This report
recommended a parking lot design that would accommodate the proposed expansion.
On January 28, 2003 Council adopted a report that endorsed the
parking lot design as recommended in the Poulos and Chung report, and requested
staff to also review options for accommodating indoor bocce courts at the community
centre.
On June
22, 2004, Council
approved the schematic design for a 23,185 ft² (2,154 m²) expansion and 16,150
ft² (1,500 m²) of renovations to the existing building. Council also approved in principle, a
recreational area for indoor bocce courts with an area of 11,045 ft² (1,026 m²)
subject to a significant contribution from the bocce club. The Markham Bocce Association has presented
their business plan for the funding and operation of the indoor bocce
courts. The Finance and Administrative
Committee received the presentation and referred the matter to staff for
assessment, analysis and a report. This
report is currently being prepared by Community Services staff and will be
submitted for Council’s consideration in the near future.
On October
25, 2004, the
architects submitted a site plan application on behalf of the Capital Works –
Facilities Department, for the expansion of the Centennial Community
Centre. Since the initial submission,
planning and design staff has met with the consultants and project manager to review
the detailed design and address the requirements of external agencies.
Official
Plan and zoning amendments are not required
The Official Plan (revised 1987) designates these lands as Open Space on
Schedule ‘A’ – Land Use. This designation
provides for conservation and outdoor recreation uses, public parks and
accessory buildings, including community centres.
The zoning on the lands is O2 under parent by-law 184-78 as amended by
by-law 163-88. The O2 zoning category
permits a variety of uses, including community centres. Based on the designation of the Official Plan
and the permissions of the zoning by-law, amendments are not required.
DISCUSSION:
The proposal will provide additional services and updated facilities
The proposed expansion to the building will include a
new fitness centre with a fitness studio and change rooms; multi-purpose
room/small gym for active and passive programming; renovated pool change rooms (including
family change rooms) and renovations to the lobby that would improve the
reception area, enhance security and provide a more customer-oriented
administration area. Provisions have
also been included for an indoor bocce court.
Improvements to the site include a
right-in, right-out access from McCowan
Road, and increasing the amount of on-site
parking from 314 to 550 spaces (200 parking spaces for GO Transit, 344 parking
spaces for Centennial Community Centre, and 6
accessible parking spaces). As discussed
later in this report, Staff is reviewing a request from GO Transit to provide additional
parking spaces for GO Transit commuters and access improvements to the
Centennial GO Train station.
DISCUSSION:
The following
is a brief summary of issues raised to date. These matters, and any others
identified through the circulation and detailed review of the proposal will be
addressed prior to final staff approval.
Urban Design Comments:
The existing building dates back three decades and was
developed using large expanses of concrete masonry with limited glazing. The appearance presented a less than user and
pedestrian friendly presence. The new
addition incorporates the
recommendations of the Town Architect and is generally satisfactory. It integrates the older façade with more user oriented
and pedestrian friendly materials featuring large expanses of curtain wall with
varying degrees of transparency to respond to light infiltration and privacy
requirements. The use of split faced
block helps to integrate the addition into the existing buildings. There is a limited amount of aluminium
panelling used as an accent material.
The major entrances are identified with generous glazing and their
location reinforced through a glazed block feature wall that extends from the
interior out into the exterior landscape.
The site plan also takes into consideration
the need for additional parking for site users.
Through the review process, pedestrian connections, both existing and
proposed have been incorporated into the site plan. Specific issues with regard to the site plan
and related required information is discussed below.
The
landscape plan requires finalization
A landscape plan was submitted with the
original Site Plan application. This
plan will have to be revised to reflect the final, approved Site Plan. The Urban Design department would like to see the landscape
design reflect opportunities for seasonal planting, and in general a high level
of quality in plantings, including grasses and ground covers, especially for
the entry area. A rich palette of both
plant and paving materials should be developed for the site. The design should also take into
consideration the adjacent skatepark design.
A 6m wide landscape buffer should be maintained along the eastern
property line, planted with trees and shrubs in locations where they will not
interfere with vehicular and pedestrian sightlines. The style and type of lighting in the parking
lot and other landscape lighting should be indicated on the landscape plan and
detail sheet if necessary.
Also under consideration for landscape
improvements is the GO Transit parking lot.
It has been reconfigured to allow for additional parking, lot
separation, and pedestrian connections.
Urban design has recommended some reconfiguration of the parking lot adjacent
to the barrier between GO and community centre parking lots, and some
additional landscape islands to buffer pedestrians and allow for safer
circulation through the lot. Some
additional screening planting should be included in the landscape strip between
the parking lot and train tracks, as there is an existing residential
development adjacent to the tracks that is currently screened by a berm and
grouping of mature trees. The improvements
identified above should be accommodated with moderate adjustments to the site
plan.
Tree
Inventory and Preservation
A Tree Inventory/Arborist report was
submitted with the original site plan application. It indicates the species, location and
quality of each tree on the site and is to reflect the final, approved site
plan. Urban Design will request that a Tree Preservation Plan
be prepared that will also indicate where tree preservation fencing is to be
placed, a detail of the tree preservation fencing and notes to the contractor
regarding the protection of the trees.
At a site meeting, the decision was made not to construct the proposed
new parking lot that would follow the curve of Bullock Drive because it would involve the removal of
10-15 trees and considerable site work.
The parking lot will remain in its current configuration and the trees
will be preserved.
Various engineering issues require finalization
The Town will complete a functional servicing study to
confirm adequate availability of sewer capacity and watermain pressure to
service the site. All site servicing
drawings, grading plans, and a storm water management brief will be required at
the building permit stage. An implementation and monitoring strategy of on-site
sediment and erosion control measures during construction of this development
will also be required. As part of the
construction tender, the contractor for the expansion will be required to
verify the location of all existing and proposed utilities within the
rights-of-way as directed by the Director of Engineering.
All issues must be addressed to the satisfaction of
the Director of Engineering, including obtaining comments and approval
from GO Transit with regard to fencing, grading, drainage and noise attenuation
requirements for this property.
A Parking Demand, Supply, Access and Circulation Report
has been reviewed
The Town
of Markham retained Poulos & Chung Limited to
provide an Assessment of Parking Demand, On-Site Parking Supply, Access and
Circulation for the Centennial Community Centre Expansion, dated November 2002. Town Transportation staff has reviewed the
report and agree
with the recommended closure of the first entrance drive located immediately
west of McCowan Road. Staff generally agrees with the proposed right-in
and right-out entrance on McCowan Road, however, written
confirmation will be required from York Region and York Region Transit
regarding its location.
The proposed
expansion will incorporate energy efficiency and green building design
The Town of Markham is again leading
by example by incorporating energy efficiency and green building design in the
addition and renovation of the Centennial Community Centre. The architects are investigating
opportunities to introduce a green roof on various areas of the proposed
addition. The location and type of the greenroof, if feasible,
will be indicated on the final plans. Energy initiatives will
also include:
§
Increased wall and roof insulation;
§
Energy efficient windows with glazing to reduce heat
gain;
§
Installation of a new high efficiency heat pump to
serve as the building’s main heating and cooling system;
§
Equipping electronic sensors to all low flow toilets,
faucets and showers;
§
Energy efficient lighting;
These initiatives qualify the
Centennial Community Centre for a grant from Natural Resource Canada under the Canadian
Building Incentive Program.
FINANCIAL CONSIDERATIONS:
Council approved funding for the project on
June 22, 2004 as part of the approval of the schematic design. The funding requirements for the project will
be confirmed once the working drawings are complete and prior to tendering the
project. A detailed list of the funding
requirements will be brought forward through a report to the General Committee
by the Capital Works Facilities, Utilities and Construction Department.
BUSINESS UNITS CONSULTED AND AFFECTED:
The application has been circulated to
internal departments and external agencies for comments.
GO
Transit has requested additional parking as part of this project
The existing shared facilities agreement with GO Transit provides for
200 dedicated parking spaces for commuters with a separate access. In concert with this application GO Transit
has expressed interest in increasing the number of parking spaces available to commuters and
have indicated their willingness to pay for the cost of providing the
additional parking. The site plan application proposes to increase the total number of
parking spaces available to commuters (60 spaces)
and Town staff will further review this matter with GO Transit and with our
traffic consultants. GO Transit has also suggested a possible future joint
venture with the Town to build a two-level parking structure. This opportunity is being reviewed and would
be subject to a separate report to Council.
Revisions to the joint facilities agreement, as well as a separate site
plan application would be required.
The Region of York supports the application in principle
The Region of York has accepted
the proposed right in/right out access from McCowan Road. Detailed comments provided by Regional staff
include referencing setbacks on the drawings and a detailed cost estimate of
proposed work and landscaping. The
Region has also included notice that the Region of York Transportation and
Works Department intends to reconstruct this section of McCowan Road in 2012.
ENVIRONMENTAL CONSIDERATIONS:
The expansion plans make provision for tree
preservation opportunities, energy efficiency, and green building design as
discussed in this report.
ACCESSIBILITY CONSIDERATIONS:
The community centre expansion has been designed to ensure accessibility
for persons with physical disabilities.
In addition to complying with Building Code requirements for
accessibility, improvements will include access ramps and elevators to the amenities on the second floor and improvements
and expansion of the existing parking lot and traffic accessibility to the
facility.
ENGAGE 21ST
CONSIDERATIONS:
Markham’s strategic plan envisions the Town as an
award winning community leader in architectural excellence and the provision of
community services. The Centennial
Community Centre expansion supports several of the Town’s corporate goals and the Town’s Engage
21st Markham Strategic Plan.
The Centennial Community Centre provides fiscal
stewardship by managing and ensuring recreational and social resources are
available to the residents of Markham. It provides a first class recreational
facility and ensures the Town’s resources are managed responsibly and
taxpayers receive the best facilities which are accessible by all.
The
development also aligns with the corporate goal of infrastructure management,
building and strategically managing the Town’s infrastructure to meet the demands and
expectations of a growing community. By
providing infrastructure to coincide with the requirements of the expanding
community, municipal services are delivered in a timely and efficient manner.
The Centennial Community Centre expansion also
provides a facility which promotes a quality community. The additional amenities planned for the
expansion recognizes and promotes a sense of community and multiculturalism
which will appeal to all ages and stages of life by providing programs which
accommodate the recreation needs of the community.
CONCLUSION:
Based on the information contained within this report, staff request Committee’s
approval in principle of the site plan application of the Centennial Community
Centre expansion project and requests Committee to delegate the finalization of
technical issues and approval of final drawings to the Commissioner of
Development Services.
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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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DOCUMENT:
Q:\Development\Planning\APPL\SITEPLAN\04
026681 Centennial Expansion\recommendation report.doc
ATTACHMENTS:
Figure 1 – Location Map
Figure 2
– Area Context / Zoning
Figure 3
– Aerial Photograph
Figure 4
– Site Plan
Figure 5 – Elevations
APPLICANT/AGENT: Town of Markham
Alan
Wolfe – Project Consultant
Capital
Works – Facilities
Utilities
and Construction Department
Oleson
Worland Architects and Taylor_Smyth Architects
Contact: Mr. Gregg Adams
354 Davenport Road, Suite 3B
Toronto, Ontario M5R 1K6
Telephone: 416-968-6688
Fax: 416-968-7728
Email: gadams@taylorsmyth.com
FIGURE 1:
Location Map
