RECOMMENDATION:
THAT a Public Meeting be held to consider
applications by Stringbridge Investments Limited for approval of: a revised
Precinct Plan; supporting Zoning Amendment; and Site Plan approval for a
portion of the site; as proposed on the south side of Highway 7 and west of
South Town Centre Boulevard (ZA 04-024490 and SC 04-011279).
PURPOSE:
The purpose of this report
is to provide preliminary information on:
·
a revised Precinct Plan and supporting zoning amendment
for the entire 7.12 ha. (17.6 acre) Stringbridge land holding, to better
reflect the Markham Centre long-term vision for development of the land and to
accommodate the proposed residential development on a portion of the site; and,
·
a site plan proposal (by Times Investments to
permit a 390 unit residential apartment project on 1.46 hectares (3.6 acres) of
the 7.12 hectare Stringbridge property located between Clegg Road and Highway 7
and the Hydro ROW and South Town Centre Boulevard (Figure 2).
This report identifies
issues to be addressed prior to final recommendations being presented to
Committee. It concludes that the applications are sufficiently complete to
warrant calling a statutory Public Meeting.
BACKGROUND:
Location
and Site Characteristics
The entire Stringbridge parcel is identified
on Figure 1 and is surrounded by the following uses:
North - Tenstone Developments (Tridel highrise
residential/mixed use project – includes 17 storey residential building under
construction at the northwest corner of Town Centre Boulevard and Highway 7)
East - future Liberty highrise residential/mixed use
project (up to 16 storeys residential)
South - Low
rise industrial development
West - Hydro One office site, including development
lands fronting on Highway 7
The portion
of the Stringbridge property on which the Times Investments’ site plan is
proposed is 1.46 ha. (3.6 acres). Area context and surrounding zoning is shown
on Figure 3. The
entire site is generally flat without any significant vegetation (see Figure 4
– Aerial photo). There are two 1.5 storey office/warehouse buildings on the
southwest corner of the Stringbridge property which were approved and
constructed in 2002.
Proposal
Similar to the mixed use
projects to the north (Tenstone Developments) and to the east (Liberty
Development), Stringbridge and Times Investments are proposing a mixed use
project by introducing a residential component on the northwest corner of Clegg
Road and South Town Centre Boulevard and increasing the density of the proposed
office complex at the southwest corner of Highway 7 and South Town Centre
Boulevard (See Figure 6). The Times proposal is for a residential highrise of
up to 12 storeys with ground floor retail, fronting onto South Town Centre
Boulevard and 10 storey component on Clegg Road. The proposal is for a 3 storey
to 6 storey building link at the corner, to contain amenity area and units (see
Figures 8 and 9- Elevations). While the applicable zoning and Planning staff
support mixed uses in this location, similar to the neighbouring developments,
the approved Precinct Plan is based on a commercial complex approved in 2000,
which contemplates modest densities across the entire site. This is reflected
in the existing zoning that includes a cap of 1 FSI. As a result, approval of
the residential project will absorb much of the density available under the
current zoning, resulting in reduced building height and form along the very
important Highway 7 frontage.
While the approved Precinct
Plan (Figure 5) was appropriate in 2000, 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. The Precinct Plan
therefore should be updated to integrate the proposed residential use into the
development and increase the density potential for the balance of the site,
consistent with this approach. Increased density and mixed use on the site
would comply with the Markham Centre Secondary Plan (OPA 21), as amended.
In light of this, Planning
staff requested that, prior to approving a land severance and the residential
site plan for the Times Investment proposal, the Precinct Plan be updated to
show how the residential component will be integrated into the Plan and how
that Plan can be modified to better distribute increased densities across the
entire site, and in particular at the corner of Highway 7 and Town Centre
Boulevard intersection.
The purpose of these
applications is therefore to:
- Revise the existing Precinct Plan for the entire Stringbridge
property to:
- better reflect the new more intensive
development and building height and form in the Highway 7 corridor and
along South Town Centre Boulevard
- accommodate the proposed highrise residential
project;
- Amend the Zoning By-law to reflect the revised Precinct Plan; and,
- Secure site plan approval for a highrise residential development at
the northwest corner of Clegg Road and South Town
Centre Boulevard.
Planning
approvals to date
In October 2000, official plan and zoning amendment approvals were given
to allow a business office complex of 48,000 m2 (517,000 sq. feet) on this property. A Precinct Plan
was also approved at that time. Previously, the entire site had been approved
for mixed use development in the form of townhouses and 6 apartment buildings
and one office building.
The approved Precinct Plan (Figure 5) is shown to
include the 2 industrial buildings and seven office buildings ranging from 1.5
to 8 storeys in height located along the Highway No. 7 and South Town Centre
Boulevard and Clegg Road frontages, with the tallest building featured at the
corner, in accordance with the Secondary Plan urban design guidelines for Markham
Centre. Two 1.5 storey office/warehouse buildings on the southwest corner of
the Stringbridge property were approved and constructed in 2002. An application
for a similar building on the Highway 7 frontage was made in 2003, but did not
proceed.
In November 2003, a land severance
application was made for the 1.46 ha. parcel which is subject to the
residential site plan application described in this report. The application was
deferred, at Staff’s request, pending Council’s approval of a revised Precinct
Plan.
Official
Plan and Secondary Plan provides for residential uses
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). That
OPA permits the industrial uses in the southwest 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 which could potentially allow
signalized intersection(s) (the westerly entrance is opposite Circa Boulevard,
which serves the Tenstone development on the north side of Highway 7).
The proposed residential development and revised
Precinct Plan are consistent with site specific amendment OPA 81.
A
Zoning By-law amendment is required to implement the Precinct Plan.
The property is zoned Community
Amenity Two (CA2 *80(H)) Zone by By-law No. 2001-5 and is subject to a Hold
provision relating to the installation of the York Region’s Highway 404 Trunk sanitary sewer
construction, which has since been completed.
The Community Amenity Two Zone permits a mix of uses, including a
residential highrise, to a maximum density of 1 FSI across the entire site. The
applicant has provided a revised Precinct Plan (Figure 7), and an accompanying
zoning amendment application to implement the revised Precinct Plan. Some of
the key elements of the revised Precinct Plan are:
- Mix of
Commercial and Residential Land Uses
- Increased density and height of development along the Highway 7
frontage (all buildings fronting onto Highway 7 are now shown to be a
minimum of 4 storeys rather than 2 storeys) and in particular, at the
corner of Highway 7 and South Town Centre Boulevard where the future
commercial building is shown to be a maximum of 13 and a minimum of 10
storeys high;
- 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; and,
- Introducing an improved publicly accessible connection between
Highway 7 and Clegg Road.
Staff have met with
Stringbridge representatives and generally support the direction of the
proposed revised Precinct Plan although further review will be required. It is
the recommendation of staff that the supporting zoning by-law be pursuant to
the new Markham Centre By-law.
Site
Plan approval is requested to permit a highrise building
The applicant is requesting
approval of 2 residential towers linked by a 6 and 3 storey amenity/residential
component (See Figure 7). The tower along South Town Centre
Boulevard is proposed to be 12 storeys high and the
tower along Clegg Road is proposed to be
10 storeys. This is a change from the previous plan which showed a 12 storey building
along Clegg Road.
To date, staff have circulated
the Times site plan and held meetings with representatives of both Stringbridge
Investments and Times Investments and provided preliminary comments and
feedback to the project architect on the proposed site plan. Staff requested
changes to the plans including:
- changes to the height regime (the building along Clegg Road is now shown
to be 10 storeys while previously it was 12 storeys. A new section has
been added at the northwest corner of Clegg Road and South Town
Centre Boulevard so that the building
transitions from 3 to 6 storeys at the corner when previously it was only
3 storeys)
- reduction in the amount of
surface parking and overall parking supply
- addition of driveway access to South Town
Centre Boulevard
- architectural modifications
- provision for a green roof
- submission of traffic,
noise, shadowing and servicing studies
Some of these concerns have
been addressed and incorporated into the revised plans, which were recently
received. Elevations are attached as Figures 8 and 9 to this staff report.
These plans will be analysed in detail in the course of Staff’s review, prior
to Staff bringing forward a recommendation report.
Approval of a
Revised Development Phasing Plan is required
The Secondary Plan requires
that a Development Phasing Plan (DPP) be prepared by the landowners, on a
District basis, to ensure an orderly sequence of development and efficient
implementation of key infrastructure. Council approved a revised development
phasing plan for Warden West District in May 2002. This document must be
updated to incorporate the residential proposal.
Amendment
to Appendix 1 to OPA 21 is required
Appendix 1 to OPA 21 contains
projected development statistics for Markham Centre by District. Approval of
the revised Precinct Plan and site plan will necessitate updating this
Appendix.
Water Allocation and Sanitary
Sewer Capacity is required
On May 11, 2004, Council
passed a resolution respecting sanitary sewer capacity/allocation, stating that no further residential draft plans/site plans be
approved until staff report back in the fall with detailed information on
sanitary sewer capacity, or the Region of York confirms, in writing, to the
Town’s satisfaction, that sewage capacity is not an issue. Final approval of
the proposal is contingent on allocation of sanitary sewer capacity. Water supply allocation also needs to be
confirmed through the Markham Centre’s Developer’s Group.
Parkland
dedication
The matter of parkland
dedication remains to be resolved in the course of review of the revised
Precinct Plan. Parkland dedication requirements will
be in accordance with the Markham Centre Parkland Strategy, taking into account
any dedications made to date by Stringbridge.
Studies
will be required
The applicant has been advised
that there are supporting studies required for this proposal in accordance with
OPA 21. They will be identified by Planning Staff and requested through
circulation of the application to Town departments and external agencies prior
to completion of any recommendation report on the applications. These studies
may include: traffic, noise study, servicing study, tree assessment, and a
shadow study in accordance with the requirements of OPA 21. The applicant 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.
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.
- Final Height
and Density Distribution
- Proposed Mix
of Land-uses
- Integration of
the residential component into the larger plan
- Parking
standards and above and below ground parking ratio
- Parkland
Dedication
- Open Space
access and connections/bike lanes
- Streetscape
Design
- Public
vehicular connection between Highway 7 and Clegg Road
- Provision of
green roof and other green infrastructure/technologies
- Architectural Design
- New revised elevations
for the Times residential proposal and the Stringbridge Precinct Plan
have been submitted by the applicant and will be reviewed by the Town
Architect
- Preliminary Engineering matters
- Various supporting studies will be required.
o Regional
Engineering staff advise that a road widening will be required adjacent to Town
Centre Boulevard. Comments on the proposed Precinct Plan are pending
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. The applicant will be required 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 applicant must demonstrate how they have incorporated the Performance
Measures into their plans and have used green initiatives in development of
their proposal. Completed Performance Measure documents have been submitted
with their revised applications.
ACCESSIBILITY
CONSIDERATIONS:
Any applicable accessibility issues will be examined in the course
of the review and reported upon in the recommendation report.
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.
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Valerie Shuttleworth,
M.C.I.P., R.P.P.
Director of Planning and
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\04011279Stringbridge\Stringbridge
preliminary report.doc
ATTACHMENTS:
Figure 1 – Location Map
Figure 2 – Plan showing both Parcels
Figure 3 – Area Context and Zoning
Figure 4 – Aerial Photo –
Figure 5 - Approved Precinct Plan and Elevations - Stringbridge
Figure 6 – Revised Precinct Plan - Stringbridge
Figure 7 – Proposed Site Plan - Times
Figures 8 and 9 – Proposed Building Elevations – Times
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:
