DEVELOPMENT SERVICES COMMITTEE
	TO:	Mayor and Members of Council
	FROM:	Jim Baird, Commissioner of Development Services Valerie Shuttleworth, Director of Planning & Urban Design
	PREPARED BY:	Elizabeth Wimmer, Extension 2750
	DATE OF MEETING:	2004-Jun-28
	SUBJECT:	West Cathedral Community Design Plan

RECOMMENDATION:

THAT the Development Services Commission Report dated June 28, 2004, entitled “West Cathedral Community Design Plan” be received;

THAT the West Cathedral Community Design Plan, dated April 13, 2004, prepared by NAK Design Group be approved in principle, subject to the following conditions:

· That the revisions set out in the revised “Concept Plan” (Figure 1) be incorporated into the final Community Design Plan; and,

· That the following additional changes be incorporated into the Community Design Plan, to the satisfaction of the Commissioner of Development Services:

· A revision to the plan to identify lands for a future northbound Highway 404 off-ramp connecting links at Major Mackenzie Drive and Elgin Mills Road.

· A revision to the plan to revise the location of the 404 overpass to the satisfaction of the Town of Markham and the City of Richmond Hill.

· A revision to the plan to improve the residential/commercial (Community Amenity Area) interface at the south end of the plan on the Memorial Gardens, Barrowcrest Developments Inc. and Loblaws properties.

· A revision to the plan to improve the interface between the Catholic School/park campus and adjacent residential lands in the Memorial Gardens and Barrowcrest Developments Inc. lands.

· A textual revision to the community design plan (located north of Elgin Mills Road) to support the preservation of the existing mature hedgerow on the Monarch Construction Lands along the northern property boundary.

· A revision to the plan on the Monarch Construction Lands to include a north/south road connection to future development lands to the north.

· A revision to the plan on the Monarch Construction Lands to adjust the road alignment for the employment lands to provide road frontage to the south end of woodlot A.

· A revision to the “West Cathedral Open Space Study” to reflect town parkland dedication requirements on the “Slovak Greek Catholic Church Foundation” lands.

· A revision to the text in the “Community Facilities/Parks” section of the community design plan which identifies specific facility upgrades in Victoria Square Community Park.

AND THAT all subdivision and other development applications within the West Cathedral Community be reviewed to ensure compliance with the Community Design Guidelines.

AND FURTHER THAT the Commissioner of Development Services be authorized to approve the West Cathedral Community Design Plan upon finalization of all revisions noted above, to the satisfaction of the Commissioner.

BACKGROUND:

The Cathedral Community Secondary Plan (Official Plan Amendment No. 42) requires a Community Design Plan

The Cathedral Community Secondary Plan (Official Plan Amendment No. 42/adopted by Council on November 12, 1996 and approved by the Region, July 8, 1997) requires the preparation and approval of a Community Design Plan, prior to approval of any plans of subdivision. The purpose of the Community Design Plan is to establish how the Secondary Plan area is to be developed.

The majority of outstanding issues have been addressed

In October 2002, the West Cathedral Developers Group submitted the “West Cathedral Community Design Plan” prepared by NAK Design Group Inc. Staff reviewed the submission in November 2002, and requested extensive revisions. During 2003, staff worked closely with the landowners consulting team to resolve outstanding issues. In April 2004, the landowners submitted the revised Community Design Plan. While the majority of the issues identified by staff in November 2002 have been satisfactorily resolved in the most recent document, there are several items that require further refinement. In this regard, the landowners group have recently submitted (June 2004) a revised “Concept Plan” for the Cathedral Community that identifies how these remaining outstanding issues are to be addressed in conceptual terms. Staff are generally satisfied with the conceptual solutions proposed by the landowners group, but are of the opinion that additional detailed design work is required before the Community Design Plan can be finalized.

In the interests of expediting the approval of the Community Design Plan during the month of July (when Council is in recess), staff are proposing that Council approve the Community Design Plan in principle at this time, based on the revised “Concept Plan”. Final approval will be given by the Commissioner of Development Services upon finalization of all revisions contained in the “Concept Plan” and identified in this report. Staff are confident that the required revisions to the West Cathedral Community Design Plan can be completed during the summer months.

Location and area context

The West Cathedral Community is bounded by the second property north of Elgin Mills Road, Woodbine Avenue, Major Mackenzie Drive and the Highway 404. The district is comprised of many distinct natural and architectural elements.

The Community Design Plan guidelines set out development objectives, principles and standards for the community structure relative to the following areas:

Key elements of the West Cathedral Community Design Plan

Cathedral Precinct: The Cathedral Precinct surrounds the existing cathedral. This precinct is based on traditional town planning principles and is defined by a “ Mixed Use Core” which includes “High Street”, a traditional Main Street with at grade commercial uses at street level. The Cathedral itself is the focal point of this precinct (and this community) and is surrounded by formal urban plazas and high density residential development. There is also medium and low density housing. This housing form is primarily lane based and is based on a Georgian architectural theme.

(See Figure 1)

Road Network: The Cathedral community incorporates a grid pattern of streets within the “Cathedral Precinct” which is centred upon the Cathedral (focal point). Beyond the central core, a modified grid pattern of roads unfolds. The primary north-south, east-west connectors terminate at the cathedral square. The Woodbine Bypass moves around the core of the community and diverts traffic flow from the existing Woodbine Avenue and the hamlet of Victoria Square Community. A new overpass connecting the Town of Richmond Hill and the Town of Markham has been incorporated into the plan.

Open Space/Natural Systems: The East and West Branches of the Carlton Creek are situated diagonally along the southerly portion of the community. The Environmental and Stormwater Management Plan (prepared by URS and Gartner Lee and submitted to the Town in April 2004) examines these water courses in detail. The East branch is a defined channel approximately 450m upstream of Woodbine Avenue. The TRCA has defined only the lower 300m of the channel as potential fish habitat. The remaining length of the system is a dry, depressional draw with some areas of poor local drainage. The West branch of the Carlton Creek is an intermittent swale with its primary function being one of flow conveyance. In the current Secondary Plan a self sustaining watercourse was identified in the location of the West Branch. The revised Environmental and Stormwater Management Plan concludes that this is not possible. The West Cathedral Community Design Plan recommends the relocation of the East Creek Branch northward to form a combined feature with the West Branch. Together the new conveyance channel will result in a 55 m wide riparian zone along the length of the channel (East Carlton Creek). The limits of this zone will extend from Woodbine Avenue north and west to Elgin Mills Road. (See Figure 2)

Tree Preservation: The community is punctuated by a significant woodlot (woodlot A) (see Figure 2) at the north-west corner of the Community. The portion of the woodlot that falls within the developers group’s land holdings has been identified to be conveyed to the Town of Markham as parkland. It is a significant natural visual element within the community. Two smaller woodlots occur within the plan (woodlots B and C) (See Figure 2). Woodlot B is at the southwest corner of the plan on the Loblaws lands. This woodlot has not been designated as parkland dedication and will be incorporated into the future site plan application as negotiated. Woodlot C is at the southwest corner of the plan and will be preserved as part of the valleyland/open space system.

Hedgerows and individual specimen trees are to be incorporated into development sites and parkland where possible. There is a significant hedgerow on Monarch’s lands at the north end of the Community (north of Elgin Mills Road). Staff are working with Monarch to accommodate the trees in the rear of deeper residential lots, in an abutting road right of way, or as part of a relocated park. The design solution is to be incorporated into the text of the final community design plan document.

Parkland Dedication: Parkland dedication has been provided on the basis of 1ha per 300 units for neighbourhood parkland and 1acre per 1,000 population for community parkland, which is consistent with other OPA 5 communities. Woodlot A will be dedicated as per the 1acre per 1,000 population portion of the parkland conveyance standard. The existing Victoria Square Community Park is to be integrated with new parkland and the existing facilities are proposed to be upgraded by the Cathedral landowners group. The new integrated community park will feature an “Arboretum” which supports the preservation of existing mature vegetation. The neighbourhood parks are integrated with school sites throughout the plan and several small parkettes and urban squares are provided. (See Figure 4)

Heritage Sites/Integration of Victoria Square: There is one existing brick “Edwardian style” heritage dwelling at 10372 Woodbine Avenue. Council has authorized the relocation of this dwelling to elsewhere within the King David plan of subdivision or into the Woodbine MacKenzie heritage block located on the east side of Woodbine Avenue. The house cannot be retained in situ, as it was located in a stormwater pond block.

Victoria Square is a rural community located at the intersection of Woodbine Avenue and Elgin Mills Road. The community design plan builds on the community of Victoria Square through the integration of single family residential units along the west side of Woodbine Avenue on the Monarch lands and the provision of lane based townhomes in the King David and Tucciarone family lands (see Figure 1). The design of these residential units will be addressed through the provision of architectural control guidelines for these communities. It will be a requirement of these guidelines that building form shall be sympathetic to the character and architecture of the existing Victoria Square Community.

CONCERNS/ISSUES TO BE RESOLVED:

The following is a summary of outstanding issues which will require resolution prior to final approval of the West Cathedral Community Design Plan. Staff is requesting that Council delegate resolution of these issues and final approval of the document to the Commissioner of Development Services.

Addition of northbound Highway 404 off-ramps at Major Mackenzie Drive and at Elgin Mills Road: The Town’s Transportation Group has previously indicated that this infrastructure will be needed in the future to accommodate anticipated traffic volumes, and should be identified and protected in the Secondary Plan and Community Design Plan.

Highway 404 overpass: The Town of Richmond Hill is not yet satisfied with the location of the 404 overpass. Additional meetings will be required with Town of Richmond Hill and Town of Markham transportation engineers to resolve this issue.

Improve the layout and design of the residential lands in the Memorial Gardens/Barrowcrest Developments Inc. lands: Town staff are not yet satisfied with the interface of the residential development and the commercial lands (Community Amenity area) at the south end of the community. The plan currently identifies back-lotting of low density residential development onto these lands.

Improve the layout and design of the School/Park Campus on the Memorial Gardens/Barrowcrest Developments Inc. lands: The school/park campus is not a strong central focus in the plan. The park is buried in the residential lands with limited street frontage.

Hedgerow Preservation on the Monarch Construction Limited lands: A healthy mature hedgerow exists along the northerly boundary of this plan. Staff has requested that Monarch increase the depth of lots backing onto the hedgerow in order to ensure tree preservation. The current plan does not support the preservation of these trees.

The provision of a north-south link from the Cathedral Community to future development lands to the north: A internal roadway is required to provide additional connectivity to future neighbourhoods to the north.

The realignment of the road leading into the employment lands: We are requesting the roadway leading into the employment lands be realigned to provide access to the south end of woodlot A. This alignment would provide for future public/emergency access into the woodlot and greater visual exposure.

The West Cathedral Open Space Study: The study has been submitted for Town review and approval. Staff agree in principle to the dedication of 14.872 ha as “traditional parkland”. This results in a shortfall of 0.368 ha (.9 ac) of parkland provided (15.24 ha is required based on the open space plan dated March 2004. Should the number of units be adjusted as a result of future revisions to the plan, the Town would require additional land dedication or cash-in-lieu accordingly). Staff are prepared to enter into discussions to credit the dedication of “urban open spaces” on the Slovak Greek Catholic Church Foundation lands (to a maximum of 0.368 ha) provided that these spaces meet the following conditions:

(i) The plazas must be of appropriate size and configuration to serve a true function as civic squares, public meeting spaces and public amenity areas;

(ii) The design, function and programming of these spaces must be to the satisfaction of the Town;

(iii) The spaces must be fully accessible to the public, at all times;

(iv) Credit will only be given for contiguous, useable plaza space. Ancillary elements such as staircases; small courtyards; or other similar elements that are not useable for large public gatherings will not be credited, even if located adjacent to the main plazas;

(v) Capital costs associated with the construction of these plazas, and ongoing maintenance costs will be at the owner’s expense.

Parkland dedication beyond the required 15.24 ha will not be credited, nor will the owners be compensated for any such over-dedication. Upon finalization of the Community Design Plan a parks agreement will be required to address issues relating to the dedication of Woodlot A; the construction of enhanced park spaces and the long-term maintenance of non-standard parkland and open spaces.

The developers of the King David Community have long envisioned an arboretum at the south end of the Victoria Square Community Park. Through the implementation of this vision, active park facilities will be lost on this land. In exchange for the loss of these active park facilities, the developers group have agreed to upgrade existing facilities in the existing community park to the satisfaction of the Town.

Town of Markham staff and the members of the Developers Group are working together to pursue the resolution of these items.

FINANCIAL CONSIDERATIONS:

No financial considerations have been identified to date.

ENVIRONMENTAL CONSIDERATIONS:

As discussed in the section “Key Elements of the West Cathedral Community Design Plan, Open Space/Natural Systems/Tree Preservation Section”, the plan recommends changes to the open space system as defined in the existing secondary plan. (See Figure 2 and 3) The revised plan recommends the consolidation of the East and West Branches of Carlton Creek into a 55 metre wide riparian zone. The TRCA and the Town concur that this solution provides a stronger visual and physical corridor which functions as a natural focal point for the community. There are three woodlots within the community (A, B and C). Woodlots A and C will be preserved and integrated into the plan. Woodlot B was not identified for preservation within the original secondary plan. Subsequent studies have identified the woodlot to contain Black Maple which is noted as a locally rare species. The preservation of this woodlot is not possible through parkland dedication and will be subject to preservation at the time of site plan approval.

ACCESSIBILITY CONSIDERATIONS:

There are no accessibility considerations relative to this proposal.

ENGAGE 21^ST CONSIDERATIONS:

The proposed Cathedral West Community promotes a number of key goals set out in “Engage 21^st Century Markham”.

• A strong environmental focus, which provides significant open space amenities and protects and enhances the Carleton Creek, an important natural system;
• Provides for efficient use of infrastructure and managed growth, through compact development patterns, design and layout based on the principles of new urbanism, and high levels of architectural and urban design;
• Transit –supportive land use patterns and densities;
• An open space and trail network that will be fully integrated within the West Cathedral Community.

BUSINESS UNITS CONSULTED AND AFFECTED:

The Community Design Plan has been circulated to all pertinent departments and agencies. Consolidated comments have been incorporated into this document.

CONCLUSIONS:

The Community Design Plan, as endorsed by Council, will be used as a basis for the review and approval of subdivision and site plan applications for all development with the planning area. The provisions and requirements of this document will be implemented through the zoning by-law, subdivision and site plan approvals.

ATTACHMENTS:

Figure 1 - Community Design Plan Map

Figure 2 – Existing Environmental Features – West Cathedral Community

Figure 3 – Natural Features Incorporated into the West Cathedral Community

Figure 4 – Parkland Distribution

Valerie Shuttleworth, M.C.I.P., R.P.P. Director of Planning & Urban Design

Jim Baird, M.C.I.P., R.P.P. Commissioner of Development Services

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