RECOMMENDATION:
That the recommendation report entitled “Markham
Family YMCA, Site Plan Approval, 7996 Kennedy Road, Concession 5, Part Lot 8,
File Number SC 03.118511” be received;
That the site plan application (SC 03.118511) for the lands at 7996 Kennedy Road be approved for the Markham Family YMCA, subject to
the following conditions:
- That the owner shall submit final drawings for the entire site,
including but not limited to, site plans and elevations drawings,
landscape plans, and engineering drawings that comply with all
requirements of the Town and authorized public agencies, to the
satisfaction of the Commissioner of Development Services;
- That the owner enter into a site plan agreement with the Town,
containing all standard and special provisions and requirements of the
Town, Region of York and other public agencies
prior to commencing any work on the site or road allowance, including
providing any associated financial securities;
- That the owner shall ensure satisfactory arrangements have been
made to satisfy all obligations, financial or otherwise required in the
site plan agreement, including provision for payment of all applicable
fees, recoveries, cash-in-lieu of parkland, Developer’s Group obligations,
local services contributions and development charges, including any
applicable arrangements with the Town pertaining to the Town’s financial
commitment to the cost of constructing the facility;
- That a Landscape Plan and Landscape
Phasing Plan be submitted, prepared by a Landscape Architect having
O.A.L.A. membership, incorporating the required enhanced landscaping elements along the
future “YMCA Boulevard”, in accordance with the criteria of the Town of
Markham Urban Design Department, to be approved by the Commissioner of Development Services;
- That owner prepare a tree inventory
and preservation plan, to be approved by the Commissioner of Development
Services. The owner covenants and
agrees not to remove or allow the removal of any trees without prior written
approval of the Town. In the event
a tree to be preserved is damaged, dies as a result of act or omission, or
is removed, the owner shall provide a replacement tree(s) as approved by
the Town or funds equivalent to the values as set out in the International Society of Arboriculture
Guide for Plant Appraisal;
- That the owner shall provide a Letter
of Credit based upon an appraised value for the trees to be retained; both the retention and monetary value of
the trees are to be assessed by an Arbourist as per Town standards;
- That the owner shall covenant and agree in the site plan agreement
to provide for the urbanization and landscaping of “YMCA Boulevard”
including the construction of
sidewalks along the entire frontage of the YMCA lands and the leased
parking property to the west at no cost to the Town, and in accordance
with the plans approved by the Town, to the satisfaction to the
Commissioner of Development Services. A Letter of Credit
will be required for any required works that cannot be completed at the
time of construction pending final urban design studies;
- The owner shall contribute to downstream stormwater quality control
retrofit projects in the amount of $21,855.77 per impervious hectare of
developable land, or provide equivalent on-site stormwater quality
control, plus spill control based on impervious ground area as required by
provincial policy;
- The owner shall
provide a cultural heritage resource assessment for the lands to ensure
the assessment and identification of appropriate treatment of built
heritage and archaeological resources, and further to mitigate any
identified adverse impacts to significant heritage resources to the
satisfaction of the Town (Commissioner of Development Services) and the
Ministry of Citizenship, Culture and Recreation. No demolition, grading, filling or any
form of soil disturbances shall take place on the lands within the plan
are prior to the issuance of a letter from the Ministry of Citizenship,
Culture and Recreation to the Town indicating that all matters relating to
heritage resources have been addressed in accordance with licensing and
resource conservation requirements.
- The Owner shall
covenant and agree in the site plan agreement to implement any measures
recommended by the heritage resource assessment, to the satisfaction of the
Town and the Ministry of Citizenship, Culture and Recreation. Should archaeological remains be found
on the property, the owner shall immediately notify the Ministry of
Citizenship, Culture and Recreation.
The Owner shall also immediately notify the Ministry of
Citizenship, Culture and Recreation and the Registrar of the Cemeteries
Regulation Unit of the Ministry of Consumer and Commercial Relations if
human remains are encountered during construction. The Owner shall also agree to the
inclusion of the above requirements in the site plan agreement.
- That the owner be required to decommission the existing residential
septic system and connect the heritage home to municipal services, to the
satisfaction of the Director of Engineering;
- That the owner enter into a Heritage Easement Agreement (Thomas
Rivis House) with the Town prior to execution of the site plan agreement
and provide a letter of credit of the amount of $25,000.00;
- That the owner shall agree in the site plan agreement with the Town
to provide a detailed preservation, restoration and landscape plan for the
designated heritage home (Thomas Rivis House);
- That the owner provide a Markham Remembered Plaque
outlining the history of the house.
The plaque is to be installed by the owner at a visible location on
the property;
- That the owner permit the Town (Heritage Planning Section) the
opportunity to review and document the existing historic barn prior to
removal;
- That the owner offer the barn and out building or component parts
and items stored therein to the Markham Museum;
- That the owner advertise the availability of the buildings for
relocation elsewhere in the community or the salvaging of architectural
features on the Architectural Conservancy of Ontario website and in a
newspaper which covers the Town of Markham (Thornhill Liberal and Markham
Economist & Sun) for a period of not less than two (2) weeks prior to
demolition, and to submit proof of this advertising;
- That the demolition of the out buildings be undertaken in such a
manner as to expose the construction techniques used in the subject
building for documentation and educational purposes;
- That the Commissioner of Development Services be
authorized to modify the site plan and elevations as outlined in the
report as may be necessary to permit development to occur in keeping with
the intent of Town guidelines, standards and performance measures, as well
as to reflect key transportation infrastructure and servicing
requirements;
- That Council be kept apprised of any
modifications to the site plan and elevations which may have a significant
effect on the overall delivery of the municipal services, roads or the
YMCA facility;
- And further that the
site plan approval will lapse after a period of three years commencing June 28,
2004, in the event that
a site plan agreement is not executed within that period.
PURPOSE:
The purpose of this report is to
recommend site plan approval for the lands at 7996 Kennedy Road in Markham Centre for the Markham Family YMCA and parking
facilities.
BACKGROUND:
Chronological Summary
The YMCA approached the Town of Markham
regarding the potential of locating a facility within Markham Centre. In the fall of 2000, Council considered a
feasibility report from Community Services Commission staff. In April 2002, continued discussions resulted
in Council endorsing the Principles of a Framework for the Development of a new
YMCA. During these discussions, the Province
of Ontario agreed to provide land
for nominal consideration for the future YMCA site plan, the land for
associated parking facilities on a long-term lease basis. On June
14, 2002, the Town of Markham
announced the plans for the development of the YMCA in Markham Centre.
As part of the negotiations between the Province and the
Town, Development Services Commission staff brought forward an official plan
and zoning amendment to permit the future YMCA and other Business
Park uses on adjacent provincially
owned lands. These amendments were
adopted and enacted by Council on April
29, 2003.
On November 11,
2003, the architectural firm Moriyama & Teshima submitted an
application on behalf of the YMCA for site plan approval. Since submission, the site plan has evolved
and revisions have been submitted.
On March 31, 2004, the Ontario Realty
Corporation transferred a 4.0 acre parcel of land within the larger ±28 acre
block at 7996 Kennedy Road to the Town of
Markham for the future
Markham YMCA facility. On June 1, 2004, Council authorized the
execution of an Agreement of Purchase and Sale and Facility
Construction, Use and Disposition Agreement for the conveyance of the lands at 7996 Kennedy
Road to the YMCA of Greater Toronto. This conveyance to the YMCA (anticipated to
be completed by the end of June) is a portion of the Town of Markham’s commitment
to the cost of the proposed facility.
The balance of the Town’s commitment is comprised of the waiving or
refund of fees, charges, and levies to a maximum of $6.0 million inclusive of
the land value.
Site description and area context
The site is approximately 4 acres in area, with a long
term lease agreement for an additional 2 acres of land to be provided by the
ORC for parking facilities (refer to Figure 1).
The lands are situated west of Kennedy Road, north of Highway #407,
south of “YMCA Boulevard”, and east of the Unionville GO Station. The land includes a portion of the driveway
access easement to the GO Station, which has been transferred to the Town from
the ORC. This easement is anticipated to
be upgraded to municipal road standards by August 2005, in preparation for the
opening of the YMCA. Once the road is
reconstructed to meet municipal standards, it will be dedicated as a public
road and is proposed to be named “YMCA Boulevard”.
To the north are the Emerson industrial building, Rouge
River Valley and Unionville Fairways golf course. Unionville Fairways is currently owned by the
York Region District School Board, which is proposing a future high school,
specializing in athletic excellence.
West of the site is the Unionville GO Station and commuter parking lot
that accommodates over 812 vehicular parking spaces and a bus round about.
Currently, the 4.0 acre land parcel dedicated for the
Markham Family YMCA is vacant except for the designated ‘Thomas Rivis’ heritage
house and associated out buildings, including a barn.
The proposal is consistent with Official Plan and
Secondary Plan policies
In April 2003, Council adopted an Official Plan and
Secondary Plan amendment for the ORC lands, designating the subject lands
Business Park and Open Space, which permits office, commercial, business and
recreational uses. This amendment
included designating a significant amount of land for employment purposes,
given the high degree of exposure and accessibility of this location as a key
gateway to Markham Centre.
The proposal is consistent with the existing zoning by-law
In April 2003, Council enacted zoning amendments to
incorporate the lands at 7996 Kennedy Road into Urban Expansion Area By-law
177-96 and zone the lands as Business Park (BP), with specific permissions for
the YMCA use and associated parking, therefore the proposal is consistent with
the existing zoning and an amendment is not required.
The proposal is consistent with the vision for
Markham Centre
The location of the YMCA facility is consistent with
the intentions of OPA #21 and will provide a social, recreational, and cultural
focus for the Markham Centre community as outlined in the Guiding Principles
for Markham Centre. The proposed
facility is anticipated to be a recreational destination and community focal
point, while providing an improved level of community services in the
Town.
Land
negotiations are complete
A
registered reference plan (65R-25842) has been submitted to the Legal
Department, delineating the final property boundaries, which the Ontario Realty
Corporation transferred to the Town on March 31, 2004. These lands will be conveyed to the YMCA as
part of the Town of Markham’s cost sharing agreement for the site and
construction costs for the YMCA. The
Town agreed to contribute up to one-third of the estimated project costs
through provision of land, waived fees and charges and funding from development
charges, provided that adequate public access to the YMCA’s programs and
facilities is provided.
The Ontario Realty Corporation has transferred the lands
the YMCA will be constructed upon as well as parts 1, 2, 3, and 4 which
encompass the existing GO Transit access road to the Town. Once the access road is dedicated as a public
road, it is intended the road will be named “YMCA Boulevard,” as requested by
the YMCA and passed in the Council resolution on April 13, 2004.
PROPOSAL
A YMCA facility and associated parking is proposed
The subject lands consist of two parcels. A four acre parcel will be transferred to the
YMCA to accommodate the YMCA building, a portion of the required parking, the
heritage house, and sodded programmable spaces.
A two acre parcel adjacent to the building will be retained by the
Province and leased to the YMCA to accommodate parking requirements on a
long-term lease basis.
The YMCA proposal is for an approximately 60,500 ft² (5,620 m²) building as
part of its strategic plan for the development of new facilities for the
GTA. The facility will consist of an
indoor swimming pool, fitness area, gymnasium, running track, meeting rooms,
change rooms, and various ancillary facilities and programs for personal growth
and development. The proposal includes
the restoration of the heritage house that exists on site, with the intent to
maintain the structure until an appropriate use can be determined.
OPTIONS/DISCUSSION:
The Thomas Rivis Heritage House
will be subject to Heritage Planning requirements
The
designated Thomas Rivis Heritage Home (built circa 1855) at 7996 Kennedy Road, has
been designated under the Ontario Heritage Act for its historical and
architectural context, and is considered a significant structure to be preserved.
A heritage easement agreement is required as a condition of site
plan approval, and will require preservation and restoration in accordance with
Section 3.10 of OPA #21. Its
preservation is also consistent with the provisions of Section 2.5 of the
Official Plan (revised 1987) as amended.
The existing heritage home is to be retained on its original foundation
and integrated into the proposed facilities as an appropriate adaptive use. The heritage home has also been included in
the agreement of purchase and sale to ensure the submission of a heritage
assessment and appropriate restoration and preservation initiatives.
The YMCA
has agreed to incorporate the existing heritage structure within the new
development as a functional component of the plan. However, at this time the YMCA has not
determined a program/use for the heritage home.
Additional information will be required at the time of restoration,
including detailed plans outlining how the building is to be restored, for
review and comment by Heritage Markham.
The barn and any accessory buildings and their components which cannot
be preserved within the development will require historical documentation by a
professional heritage consultant and advertisement of their availability for
relocation and salvage, and also offered to Heritage Markham and the Markham
Museum at no cost.
The YMCA reflects the intent of the
Markham Centre Performance Measures
The Markham Centre Performance Measures were
created as a community based approach to guide and monitor the development of
Markham Centre in accordance with the community’s goals, values and
expectations. In preparing the measures,
regard for high quality standards and best practice models derived from other
municipalities and corporations. Staff are of the opinion that the initiatives
undertaken by the YMCA to meet the criteria outlined in the “Performance Measures Document; The Markham
Centre Vision for Sustainability and Smart Growth” warrants a rating of
‘Silver’ which may evolve into an improved rating as the surrounding lands
develop and the need for surface parking is reduced. The following is a summary of how the
proposed Markham Family YMCA addresses the goals and objectives of each
subgroup.
Greenlands
The YMCA
site is not located adjacent to the Markham Centre Greenlands; however the
treatment of stormwater management will significantly contribute to the on-site
groundwater base flow to the Rouge River which will aid in sustaining a healthy
natural and wildlife habitat. This is
further addressed in the section on Green Infrastructure.
Green Infrastructure
The proposal offers strategies with a focus on initiatives that
contribute to water conservation, waste reduction and efficient energy
conservation. Examples of the
initiatives proposed to be undertaken by the YMCA program include but are not
limited to:
§
Implementing bioswales and meadow areas for stormwater
storage and groundwater infiltration
§
Landscaping around the building to reduce
interior microclimatic requirements
§
Connecting to District Energy to supply heat
for the building’s air handling units and domestic hot water
§
Providing a ‘Heat Wheel’ on a Make-up Air
System to provide heat recovery and a wrap around heat pipe recovery system for
dehumidification control
§
Providing opportunities for natural
ventilation by utilizing operable windows, free cooling and night purging of
interior air
§
High performance glazing on the windows for
energy conservation
§
Installing water conserving plumbing fixtures
§
Implementing and promoting a recycling program
for waste recovery
§
Providing energy efficient lighting, high
efficiency transformers, and occupancy sensors to ensure lights are turned off
automatically to eliminate light pollution in the interior and on the exterior
of the building
Transportation
The site
is located adjacent to various modes of transportation that encourage
alternatives to single occupancy vehicles such as GO Transit, future YRTP
transit, local YRT buses, and is adjacent to roads with dedicated bicycle
lanes. The YMCA also provides showers,
change rooms, lockers and bicycle racks to promote cycling as a viable
transportation alterative. Upgraded
sidewalks and pathways have been integrated to connect private and public
areas, and provide links to public transportation beyond the YMCA lands.
While the
4 acre YMCA site will accommodate a portion of the parking supply, the adjacent
two acre parcel under long-term lease will accommodate the majority of the
surface parking for members. The site
plan illustrates the parking lot will not be fully developed until the number
of members to the YMCA warrants the need for additional parking. It is the long-term vision for the area to
eliminate the surface parking on the 2 acre parcel and consolidate parking
resources in a structure to serve the needs of the greater area, including
future offices, institutional uses and commuter parking. This intent, over the long-term, will provide
additional lands for a higher order of use other than surface parking, as the
surrounding lands develop.
Built Form
The north
façade of the building reinforces the building street line in conformity with
the performance criteria. The north face
is arcaded to provide protection for pedestrians. The building entrances and internal
orientation responds to a north-south pedestrian route, connecting the street
and building through to the heritage structure at the south edge of the
property, integrating the heritage facility into site. The orientation of the building ensures the
main entrance is the main architectural element at the intersection, creating a
high degree of visibility from the street and beyond. This entrance is appropriately located across
the street from the future transit stop, and terminates the vista from the
north-south road connecting to the future alignment of Enterprise Boulevard and
the proposed High School beyond. The
parking is set back from the street a significant distance to permit landscape
buffering to screen the parking from the street edge. The glazed curtain wall provides
opportunities for permeable interaction of the public realm with programmed
YMCA activities, and with the aid of lighting, the design further highlights
the building face to enhance the urban character of the building in the
evening. Additional information
pertaining to the materials is further discussed within the section of the report
pertaining to the site plan design and elevations of the building.
Open Space
The sodded
areas around the building have been designed with accessibility and safety in
mind. Landscape features have been
designed to provide active and passive recreational opportunities to support
activities throughout the year. These
features include a variety of native plant materials, encouraging biodiversity
in formal and informal landscaped areas.
A combination of architectural and landscape design components aid in
the screening of the parking lot from the street edge. This includes an architectural wall feature
at the entrance, a variety of street trees and shrubs, as well as a planted
berm, all contributing to minimizing the visual impact of the parking lot.
The applicant
has indicated that the funds to complete the landscape plan may not be
available upon the opening of the facility, and may be installed as funding
becomes available through membership enrolment.
As a condition of approval, a phased landscape plan will be required to
identify the stages of planting for the facility, with priority placed upon the
urban boulevard street trees.
The construction of “YMCA Boulevard” has
commenced
An environmental assessment has been completed
and approved by the Town and the Ministry of the Environment. The assessment provides for the extension of
Enterprise Boulevard to Kennedy Road, the north-south road link to “YMCA
Boulevard” and the reconstruction of “YMCA Boulevard” to the existing
Unionville GO Station. This collector
road network will contribute significantly to the necessary transportation
framework for the East Precinct area.
The Town has awarded a contract to provide for the construction of these
works including municipal services. “YMCA Boulevard” will be constructed as a
five lane cross-section, with dedicated bicycle lanes and a stormwater
management pond, all to service the YMCA.
The works
are to be completed by the end of 2005, to coincide with the projected opening
of the Markham Family YMCA. Municipal
services are expected to be installed by early fall of 2004, meeting the YMCA
construction schedule.
Town staff is also working with the
consultants to assist the YMCA in the coordination of utilities (telephone,
cable, gas, hydro) to the site. It is
anticipated that the utilities will be coordinated with the construction of the
road to be installed within the boulevard.
Discussions continue between the consultants and the utility companies.
Connections to municipal services are
required for the existing home
The existing heritage
residence on the YMCA lands utilizes a septic and well system. The YMCA will be required, as part of the
restoration of the building, to decommission the well and septic system and
connect the Heritage House to new municipal water and sanitary services
available on “YMCA Boulevard”.
Stormwater management study has been submitted for review
A stormwater management report was submitted to the
Engineering Department for review. In
addition to conventional stormwater management methods, the proposal includes
on-site source controls in the form of bio-swales located at the northwest and
southwest corners of the site. These
bio-swales will provide drainage for the proposed parking lot and also increase
the amount of infiltration into the surrounding lands. In the event that membership increases and
the demand for additional vehicle parking is required, the bioswales will be
relocated to accommodate the parking expansion.
Access to the site
Proposed access to the YMCA site is provided by two
separate driveways from “YMCA Boulevard”.
The westerly access provides an entrance to the drop off and parking
areas. Service vehicles, maintenance
vehicles and a minimal employee parking are available at the eastern
entrance. The accesses were located to
allow the building to be located at the terminus of the intersection to provide
a strong architectural presence along the street edge. The primary western entrance is proposed to
regulate access with a gate in the future, (when deemed necessary) which will
require card membership access. Based on
various YMCA projects within the Greater Toronto Area, the YMCA has indicated
that the stacking distance proposed for the future membership gate is
sufficient to meet the needs and time requirements necessary to enter the parking
lot. Emergency vehicles will be able to
automatically gain access to the site.
As development proceeds in the East Precinct, it is anticipated that
access to the YMCA will be relocated and consolidated to the local road network
to the south and east of the YMCA lands.
Additional traffic and access improvements localized to
the YMCA site includes lay-by drop off, bicycle racks and enhanced pedestrian
access to local transit stops, to encourage alternative modes of
transportation.
An archaeological survey is required
In accordance with
the Ministry of Culture’s policies, an archaeological survey is required to
determine if any artefacts of cultural or historical significance remain on
site. If any significant resource is
discovered through excavation, the landowner must contact the Ministry of
Culture.
The Town has undertaken a Precinct Plan for the East Precinct of Markham
Centre
OPA
21 calls for preparation of “Precinct Plans” within Markham Centre which are
detailed “Master Plans”. They are intended as physical structure plans that
provide guidance for the review and approval of development applications.
The
Town has retained a consultant to assist in development of the East Precinct
Plan and alternative development options.
The East Precinct Plan identifies the YMCA lands as a potential location
for public activities. The site is
strategically located at a future intersection to provide architectural
prominence and a focal point in the landscape.
The YMCA will be linked, via a future north-south road, with the
proposed York Region District High School proposed on the Unionville Fairways
site. Since the YMCA site plan is well
advanced in the approval process, it will be reflected accordingly within the
Precinct Plan.
The
Town’s Recreation, Culture and Library Indoor Facility Master Plan identified
the need for a satellite recreational facility to serve the needs and
requirements of future Markham Centre residents. With construction of the Markham Family YMCA,
this satellite facility will no longer be required. As part of the Agreement of Purchase and Sale and Facility Construction, Use and
Disposition, the Town requires the YMCA to enter into a
Community Access Agreement, offering Markham residents access to aquatic
development programs, first aid courses, open fitness time and meeting rooms at
discounted rates for Community Service Groups designated by the Town, on an
equitable basis compared with Town owned community facilities.
Anticipated schedule for the opening of the YMCA
The official groundbreaking
ceremony took place on June 14, 2004 for the new Markham Family YMCA. The installation of municipal services is
scheduled to be complete by September 2004, and construction of the YMCA building
is anticipated to begin late August 2004, with an official opening anticipated
in late 2005.
A tree inventory has been submitted for review
The consultants for the YMCA have submitted a
tree inventory for staff review. Urban
Design Staff has reviewed the Tree Preservation Plan, which indicates the
species and size of existing trees on the site.
Per Town of Markham standards, a Tree Preservation Plan must be prepared
by a landscape architect, in conjunction with an Arbourist. In addition to what the plan currently
indicates, it must also describe the general health and quality of the trees,
the existing and proposed grade elevations at the base of the trees to be
preserved, and an opinion by the Arbourist as to the retention value of the
trees considering future development.
The plan should also show a detail for the tree preservation fencing
which reflects Town standards. Upon
receipt of the above information, discussions regarding the appropriate layout
of landscape features will be further addressed.
Unified streetscape design for Markham Centre
As part of the urban downtown streetscape
currently being designed for Markham Centre, the YMCA will be providing an
upgraded urban boulevard treatment with pedestrian crossings, special features
and street lighting with expanded sidewalks across the frontage of the entire
site. The YMCA will also be required to
provide street trees in the municipal boulevard at a spacing of 9.0 metres on
centre, as per the upgraded standard.
Future development within Markham Centre will require similar treatments
to create a consistent urban street edge.
Under the conditions of the Purchase and Sale and Facility
Construction, Use and Disposition Agreement, the YMCA may be
eligible for credits under the Area Specific Development Charges By-law (ASDC)
for the East Precinct for the works undertaken that are included in the
approved ASDC By-law.
Cash in lieu of parkland is required
The
contribution for parkland will be taken as cash-in-lieu of parkland
dedication. These funds will be taken as
a condition of the site plan control agreement and may be refunded in
accordance with the Agreement of Purchase and Sale and Facility Construction,
Use and Disposition.
The landscape plan requires further refinement
The
landscape design generally reflects the goals and principals that the Town’s
Urban Design staff has set for this project.
Pending the receipt of further information with regard to the Tree
Preservation Plan, further development and detailing of the landscape design
will be addressed. The plant palette, including
variety and species selection, should address diversity, longevity, and
appropriateness, on both a site specific scale and in the context of the
surrounding environment. Further
landscaping surrounding the heritage house will be discussed and created in
conjunction with the Heritage staff to ensure the programming and transitions
between site amenities function as a cohesive unit.
The
concrete paving has been shown to have a consistent pattern throughout the
landscape, and presents opportunities for detailing such as banding. Banding can be used to emphasize entryways
and pedestrian crossings.
Screening
for the parking lot has been included in the form of a planted berm. The intent of the berm reflects appropriate
screening. However, staff are of the
opinion that an urban form of screening, such as a combination of planting and
hardscape, would be more consistent with the urban built form proposed by the
YMCA. Measures have also been undertaken
to screen the hydro transformer from the street and public view by locating it
in the loading area.
Site
furnishing styles and types, including lighting and landscape signage, will be
addressed further at the detailed design stage.
Site furnishings along the streetscape should reflect standards set for
Markham Centre.
It
is the intent of the YMCA to phase the landscape construction as membership
increases and financial resources become available. The phasing of the landscape construction
will be addressed in a phasing plan, which has been requested by staff.
The site plan, elevations and landscape plans require minor revisions
The vision for Markham Centre is to create an urban
downtown with boulevards and street edges that will support a mix of
commercial, residential, and institutional uses. Through the process of refining the site plan
for the Markham Family YMCA as the first public building created in partnership
with the Town, and given its high profile location, staff has requested a high
level of design, which complies with the intent of the Markham Centre
vision. Staff has worked in cooperation
with the YMCA and their consultants (Moriyama & Teshima) to achieve
significant improvements to the site design, elevations, and materials,
including the following:
§
Aligning the main entrance to the YMCA building
with the intersection of the north/south connection to Enterprise Boulevard,
creating a focal point for the road and providing a prominent architectural
terminus;
§
Revising internal traffic circulation to improve
the possibilities for shared vehicular access arrangements between landowners
in the future;
§
The building is located close to the street edge,
providing opportunities for pedestrian interaction;
§
The design includes an urbanized pedestrian
boulevard along “YMCA Boulevard” and the north/south internal access to the
Heritage House;
§
The colonnade ties the entire frontage of the
building, providing architectural continuity, across the façade;
§
The curtain wall glazing treatment across the front
of the building provides a permeable
architectural appearance with a significant amount of visual interaction
with the street;
§
The intent of the highly urbanized landscape
detailing along the main pedestrian walkways is to maintain a visually
harmonious streetscape. There may be an
opportunity to establish the ultimate
streetscape treatment along the north flank of the building;
§
Creating opportunities for ‘green infrastructure’
through the integration of bioswales and native plantings;
§
Materials included in the elevation consist of a
durable, pre-finished cementitious panel on the upper storey and an
architectural masonry product on the lower level. Further refinements to the detailing of the
building will be finalized with Urban Design staff.
The consultants and YMCA will be working with staff to
further refine the final detailing to the material selection prior to
construction. However, staff is
generally satisfied with the site plan and elevations for the proposed Markham
Family YMCA and recommends approval, subject to the minor revisions noted in
this report.
FINANCIAL CONSIDERATIONS:
The Town and Province have agreed to donate the required
lands for the YMCA, as part of the Town’s capital contribution to the
project. Fundraising for the project has been ongoing in
cooperation with the Town of Markham and the YMCA and through community
fundraising efforts. Details of the
financial considerations have been brought forward in a confidential report to
Committee of the Whole on June 8, 2004.
The recommendations of the report were passed by Council on June 8,
2004.
Included
as part of the Agreement of Purchase and Sale and Facility Construction,
Use and Disposition, the
Town’s primary capital contribution to the project includes providing the land
to the YMCA and the waiver or refund of certain fees, charges and levies, as
specified in the terms of the Agreement.
In addition, the Town is responsible for the construction of municipal
services to the site.
BUSINESS UNITS CONSULTED AND AFFECTED:
The site plan application has been circulated
to various departments and agencies for comment. Detailed requirements of other departments
and agencies will be incorporated into the conditions of site plan approval.
Ministry of Transportation
A letter from the Ministry of
Transportation dated January 12, 2004, identifies that they have no objection
to the proposed site plan application, subject to conditions. These conditions include no access permitted
to the property from Kennedy Road, between Highway 407 and Helen Avenue. Until additional local road networks become
available, all access is required to be restricted to the “YMCA Boulevard”, and
all below ground structures must be set back a minimum of 14 metres (to be
delineated on the site plan) from the Highway 407 Transit way limits. Also, stormwater management reports and site
servicing/site grading plans must be submitted for MTO review and approval,
prior to any construction on the property, and prior to the Town of Markham
issuing any building permits.
ENVIRONMENTAL CONSIDERATIONS:
The
ORC has agreed as part of its sale agreement, to remediate any remaining
contamination on the YMCA site as a result of past land use practices. As a portion of the contamination is under
the existing accessory buildings, remediation could not commence until the
existing tenant vacated the lands.
ACCESSIBILITY CONSIDERATIONS:
The
YMCA building has facilities designed to ensure accessibility for persons with
physical disabilities. In addition to
complying with Building Code requirements for accessibility, facilities such as
access ramps for pools, large print signage and elevators for the two storey
building have also been provided in the proposed 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 Markham Family YMCA supports several of
the Town’s corporate goals and the Town’s Engage 21st Markham
Strategic Plan.
The Markham Family YMCA provides fiscal
stewardship by managing and ensuring recreational and social resources are
available to the residents of Markham Centre and adjacent districts in
partnership with corporate and agency partners.
It provides a first class recreational facility as part of a joint
venture with the YMCA and with corporate and community fundraising
contributions, ensuring Town 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 Markham Family YMCA also provides a
facility which promotes a quality community.
The program of the YMCA has been to continually recognize, promote and
strengthen a sense of community and multiculturalism which will appeal to all
ages and stages of life by providing high-quality services, “dedicated to the
growth of all persons in spirit, mind and body, and in a sense of
responsibility to each other and the global community.” Welcoming the YMCA of Greater Toronto further
adds to the quality community and facilities of the Town of Markham.
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David
Clark
Town
Architect
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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\03 118511 YMCA
Markham\DSC June 28, 2004.doc
ATTACHMENTS:
Figure
1 – Location Map
Figure 2 – Area Context and Zoning
Figure
3 – Aerial Photograph
Figure
4 – Site Plan
Figure
5 – Elevation
Figure
6 – Elevation
Appendix
A – Colour Elevation
APPLICANT: Jim Whitehead –
General Manager of Facility Development
YMCA Association Services
42 Charles Street East
Toronto,
Ontario M4Y 1T4
Telephone:
416-413-9622 Fax: 416-413-1741
AGENT: Daniel
Teramura
Moriyama & Teshima Architects
32 Davenport Road
Toronto, Ontario M5R 1H3
Telephone: 416-924-4484
Fax: 416-925-4637
FIGURE 1 – Location Map
