RECOMMENDATION:
That the report dated June 15, 2004 entitled “Markham Road Corridor
Study: Official Plan and Zoning By-law Amendments (OP.04-015823 and
ZA.04-015824)” be received as information for the June 15, 2004 Public Meeting.
PURPOSE:
The purpose of this report is to present
the draft Official Plan Amendment and changes to zoning by-laws required to
implement the urban design vision for the Markham Road Corridor between 14th Avenue and Steeles Avenue. The draft Official Plan
Amendment also updates the Land Use Schedule for the easterly portion of the Armadale East Secondary Plan area by incorporating previous
amendments. The draft Official Plan and
zoning by-law amendments will be considered at a Public Meeting on June 15, 2004. The report also outlines
the next steps in the implementation process.
EXECUTIVE
SUMMARY:
An
urban design vision for the Markham Road corridor between 14th Avenue and Steeles Avenue was adopted by Council in
June, 2003, following completion of the Markham Road Corridor Study. The urban design vision, developed by Brook McIlroy Inc, includes streetscape guidelines for
development along Markham Road, and a concept for the
development of a Community Focus Area in the general area of Markham Road between Highglen Avenue and Golden Avenue. The
streetscape vision for Markham Road is an attempt to strike a balance between the higher-order
transportation function of Markham Road and the need for a pedestrian-scale environment
within the corridor. The Community Focus
Area is envisaged to develop with a high intensity mix of commercial,
residential and community/recreational land uses.
The
proposed implementation strategy for the urban design vision for the Markham
Road Corridor between 14th Avenue and Steeles
Avenue, endorsed by Council in June, 2003, consisted of the preparation of
Official Plan, Secondary Plan and zoning amendments, collaboration with the
Region of York regarding design and streetscape improvements within the Markham
Road right-of-way, identification of feasible community/recreational facilities
for this area; and a financing strategy for beautification and other
improvements.
This report presents the
draft Official Plan, Secondary Plan and zoning amendments required to implement
the vision along Markham
Road, and
outlines the next steps in the implementation process. The draft Official Plan amendment identifies
a number of parcels within the Community Focus Area to be redesignated
from Retail Warehouse Area to Community Amenity Area, Major Commercial Area and
Urban Residential, and proposes a reduction in the size of retail stores
permitted in the area. The zoning for
these properties is proposed to be amended to implement the new designations. The draft Official Plan Amendment also proposes a consolidation of
previous amendments to the Secondary Plan in the form of an updated Land Use
Schedule, and updated Secondary Plan policies.
The
draft Official Plan Amendment has been circulated for review and comment. The Official Plan and Zoning By-law
amendments will be presented to Council for adoption and enactment at the end
of August, 2004, along with a report outlining the next steps in the
implementation of the vision for Markham Road, including a conceptual
streetscape plan and financial strategy.
BACKGROUND:
An
urban design vision for the Markham Road corridor between 14th Avenue and Steeles Avenue was adopted by Council in
June, 2003, following completion of the Markham Road Corridor Study. The Markham Road corridor is an important
entry point to the Town of Markham, leading northwards from
the City of Toronto towards Old Markham Village. Due to a considerable amount of vacant lands
and its strategic location near Highway 407, the area has become a prime
location for development. In addition,
the surrounding community within the Armadale
planning district in southeast Markham currently lacks a community focus, and
it has been Council’s objective to establish identifiable community focus areas
for its residential and business communities.
The availability of undeveloped lands within this corridor provides the
opportunity to develop a multi-use node which would provide a focus for the
community.
The
urban design vision, developed by Brook McIlroy Inc,
includes streetscape guidelines for development along Markham Road, and a concept for the
development of a community focus in the general area of Markham Road between Highglen Avenue and Golden Avenue.
Study Area
The
Markham Road Corridor Study area encompasses lands east and west of Markham Road between 14th Avenue and Steeles Avenue as shown in Figure 1. The study area is within the Armadale Planning District which is characterized primarily
by low density residential development.
A
large portion of the lands within the study area are vacant but a considerable
amount of development is anticipated in the near future through a number of
recent approvals and current proposals. Existing land uses include pockets of
low density residential development and commercial uses, an industrial property
and a golf driving range. Large format
retail development has been recently developed on both sides of Markham Road north of Highglen Avenue/Kirkham Drive. Construction is ongoing in
the predominantly low density residential Villages of Fairtree
subdivision on the east side of Markham Road south of Denison Street, and an
apartment building has recently been approved on the west side of Markham Road
south of Highglen Avenue. A gas station and restaurant proposal at the
northwest corner of Markham Road and Denison Street, and an application for a
food store at the northeast corner of Markham Road and Steeles Avenue are currently being
considered.
Undeveloped lands on the west side of
Markham Road include a high density residential site at the northwest corner of
Markham Road and Steeles Avenue, a number of
commercial sites at major intersections, and a place of worship site near Highglen Avenue.
Undeveloped lands on the east side of Markham Road include low and
medium density residential lands in the remaining phases of the Villages of Fairtree subdivision, and mixed industrial/commercial lands
between Golden Avenue and Kirkham Drive.
Community amenities
within the study area include a Town park at the northwest corner of Markham Road and Steeles Avenue, and planned school, park and place of worship
sites. The study area also includes a stormwater management pond facility east of Markham Road in the area of Golden Avenue, in close proximity to the valleylands
of the Morningside Tributary.
Vision
for Markham Road
The urban design vision for the Markham Road Corridor, as
illustrated in the Illustrative Plan in Figure
2, consists of two main components:
§
A streetscape vision for the
length of Markham Road between 14th
Avenue and Steeles Avenue; and
§
A design concept for a high
intensity, mixed-use Community Focus Area east of Markham Road between Kirkham Drive and Golden Avenue.
Streetscape Vision
The streetscape vision for Markham Road is
an attempt to strike a balance between the higher-order transportation function
of Markham Road and the need for a pedestrian-scale environment within the
corridor. A pedestrian-scale environment
can be achieved by placing buildings close to the street, providing direct
pedestrian access from buildings to the street, and not allowing development
practices such as rear-lotting, the construction of blank commercial facades or
large parking lots fronting the street, all of which
result in development that is not pedestrian-friendly.
The vision also includes a new street cross-section between
14th Avenue and Steeles Avenue which would
accommodate four traffic lanes (plus turning lanes at intersections) and a five
metre wide landscaped centre median to provide greenery, visual interest and a
safe crossing area for pedestrians and cyclists. Pedestrian
amenities such as benches, landscaping, and human-scaled lighting are proposed
to ensure a pedestrian-scale environment even with a high-traffic
condition. Sidewalks and a double row of
trees are proposed on either side of Markham Road and upgraded intersection treatments are
proposed to make major street crossings less intimidating.
In addition, the
intersection of Markham Road with major east-west streets will be designed to mark the ‘gateways’ or
entry points into the internal neighbourhoods.
Community Focus
Area
The
lands in the vicinity of Golden Avenue and Markham Road, as shown in the
Illustrative Plan in Figure 2,
have been identified for the development of a community focal point for the
community within the Armadale planning district. Anchored by the Markham Road/Golden Avenue intersection, the proposed
Community Focus Area extends eastward to the rail line and includes the vacant
industrial/commercial lands between Kirkham Drive and the existing stormwater management ponds.
The
conceptual road pattern includes the extension of Kirkham Drive eastward and southward along the
rail line, and the extension of Golden Avenue eastward, intersecting with Kirkham Drive at the east limit of the
area. A north-south
street is shown linking Kirkham Drive with the extension of Golden Avenue, and an east-west street is shown bisecting the
Community Focus Area, intersecting with Markham Road approximately mid-way
between Kirkham Drive and the Golden Avenue extension.
The Community Focus Area is envisaged to
develop with a mix of commercial, residential and community/recreational land
uses. Commercial uses are envisaged
along the Markham Road frontage to take advantage of high accessibility and visibility
from the arterial road. The commercial
area extends eastward to the north-south public road to be developed as a ‘main
street’ within the Community Focus Area. Buildings along the ‘main
street’ would be designed to accommodate residential uses as well as small
businesses serving the local neighbourhood, such as
restaurants, personal services, and professional offices.
A
community/recreational use area, including a public square and recreation
facilities, is proposed between Markham Road and the stormwater
ponds to the east to take advantage of this water feature. The vision also includes public parkland
directly north of the existing ponds, with frontage on an extension of Golden Avenue. The parkland could include outdoor recreation
facilities (e.g., skatepark, splashpad)
and should be linked, if possible, to the open space system along the
Morningside Tributary to the south.
The remainder of the Community Focus Area
(i.e., lands to the north of the ponds and to the east of the commercial area)
is proposed to be developed as a mixed use area with high intensity residential
uses which would provide the population necessary to support the commercial
uses and to enliven the area. This area
would consist largely of medium to high density residential development,
separated from the adjacent commercial development by the north-south ‘main
street’. Grade-related retail would be
permitted at appropriate locations within the residential area. The residential development is envisaged to
consist of 4-6 storey mid-rise buildings, with provision for taller buildings
(8-10 storeys) in areas where impact would be limited. A pedestrian scale to the taller buildings
would be achieved by providing a consistent base of two to three storeys and by
requiring setbacks in the building mass after the second or third storey.
It should be noted that the
purpose of the Illustrative Plan is to illustrate the urban design principles
that should be applied to future development within the study area, and one way
in which a Community Focus Area can be achieved. The land use analysis presented in this
report provides the basis for determining appropriate changes to the Land Use
Schedule and policies in the Secondary Plan.
The ultimate configuration of the Community Focus Area will be based on
a combination of the urban design principles, the amended Land Use Schedule and
site-specific development applications.
Implementation Strategy
The
proposed implementation strategy for the urban design vision for the Markham
Road Corridor between 14th
Avenue and Steeles Avenue, endorsed by Council in June, 2003, consisted of the following
components:
§
preparation of Official Plan,
Secondary Plan and zoning amendments
§
collaboration with the Region
of York regarding design and streetscape improvements within the Markham Road right-of-way;
§
identification of feasible
community/recreational facilities for this area; and
§
financing strategy for beautification and other improvements.
This
report presents the draft Official Plan, Secondary Plan and zoning amendments
required to implement the vision along Markham Road,
and outlines the next steps in the implementation process.
DISCUSSION:
Official
Plan, Secondary Plan and Zoning Amendments
The study area is
included in the Armadale East Secondary Plan (PD
24-2), which was approved by Council in 1985. The original Land Use
Schedule (attached as Figure 3)
includes a range of residential, commercial and industrial designations, some
of which have been subsequently amended.
In addition, the commercial and industrial designations within the
Secondary Plan have been superceded by new categories of the commercial and
industrial designations as outlined in Schedule ‘H’ of the Official Plan, which
was approved through OPA 26 in 1994.
The lands within the study area are zoned
under By-laws 90-81, 304-87 and 108-81, as amended. An interim control by-law was enacted in
September, 2002 on lands within the corridor as shown in Figure 4 to ensure that development
inconsistent with the vision did not occur before the Markham Road Corridor
Study could be completed. The interim
control by-law was extended until September 15, 2004 to allow time for a detailed land use analysis to be undertaken,
including the preparation of Official Plan and zoning by-law amendments to
implement the vision.
A review of current Official Plan and
Secondary Plan designations and zoning provisions for the lands within the
corridor indicates that for the most part, existing land use permissions are
consistent with the urban design vision.
Table 1 and Figure 4 provide a summary of
the lands reviewed and the recommended Official Plan and zoning
amendments. Of the 28 parcels reviewed, seven are recommended to be redesignated and/or rezoned to reflect the vision for this
portion of Markham Road. Four of these parcels
are located on the east side of Markham Road in the area of Kirkham
Drive (Parcels 17a, 17b, 19 and 20 on Table 1 and Figure 4), and three properties are located on the
west side of Markham Road (Parcels 4, 7
and 13).
The urban design principles outlined in the urban design guidelines,
prepared as part of the design study and endorsed by Council in June, 2003,
will also be added as policies to the Secondary Plan. These policies will include statements
regarding building placement, streetscape, built form, height, location of
entrances, open space, parking, and gateway design. The urban design guideline document will
also be attached as an Appendix to the Secondary Plan.
In addition to the
amendments proposed to implement the urban design vision, the following
additional revisions are included in the draft Official Plan Amendment:
§
a consolidation of amendments to the Land Use Schedule
for the easterly portion of Secondary Plan area (the designations of an
additional 10 parcels will be changed to reflect current Official Plan
commercial land use categories. Parcels 6 and 12 are being redesignated from the
outdated ‘Local Commercial’ category to the current ‘Neighbourhood
Commercial Centre’ category. Parcels 8, 9, 10a, 10b, 23, 24, 26 and 28 are being redesignated
from the outdated ‘Special Commercial’ category to the current ‘Community
Amenity Area’ category);
§
policies to
accompany the new Commercial designations, including policies restricting the
types of uses permitted on Community Amenity Area lands;
§
deletion of
policies for designations which no longer exist; and
§
revisions to the easterly portion of Land Use Schedule to
reflect current property lines, and the as-built locations of schools, parks
and other public facilities.
A draft Official Plan
and Secondary Plan amendment is attached as Appendix ‘A’.
The proposed changes
to the land use permissions for the seven properties recommended to be redesignated and/or rezoned to reflect the vision for this
portion of Markham Road are presented below.
Parcel 4: Parts 3, 4 and 5,
65R-26144 (southwest corner of Markham Road and Highglen Avenue)
This 0.5 hectare (1.2
acre) vacant parcel is designated Urban Residential in the Official Plan and
Urban Residential (Low Density) in the Secondary Plan, but is zoned for
institutional uses, including a place or worship, day nursery, philanthropic or
cultural institution, athletic fields, community centre, swimming pool, public
library, art gallery or playground. The
property was held by the Town in conformity with place of worship procurement
practices, until recently when it was sold to a place of worship
congregation. A site plan application
has not yet been received for a place of worship or any other use on this site. Surrounding land uses include commercial
development to the north across Highglen Avenue, lands within the proposed Community Focus Area to
the east across Markham
Road, a
high density residential site immediately to the south, and a future park site
to the west.
This property is within the area proposed
to be developed as a more intensive Community Focus Area. In addition, the Markham Road/Highglen Avenue intersection is identified as a Secondary Gateway location which
merits upgraded urban design attention.
More intensive residential development would be appropriate on this site
in the event that a place of worship use does not proceed. It is therefore recommended that the property
be redesignated to Urban Residential (Medium Density
II) in the Secondary Plan to permit multiple unit forms of housing. An amendment to the zoning by-law is not
recommended at this time.
Parcel 7: 7350 Markham Road (southwest corner Markham Road/Golden
Avenue)
This 2.3 hectare (5.7 ac) parcel is
designated Urban Residential in the Official Plan and Urban Residential (Low
Density) in the Secondary Plan. It is
currently used as a contractors yard under the
Agricultural One (A1) zone in By-law 304-87.
The site is located just south of the Community Focus Area but is
identified as a Primary Gateway location in the Markham Road Corridor Study
vision. Surrounding land uses include
low density development and a vacant commercial site to the north across Golden Avenue,
vacant lands within the proposed Community Focus Area to the east across Markham Road, a
vacant commercial property to the south, and low density residential
development to the west. The site is of
sufficient size to develop with more intensive residential development than Low
Density. It is recommended that the site
be redesignated from Urban Residential (Low Density)
to Urban Residential (Medium Density
II) in the Secondary Plan to permit multiple unit forms of
housing. An amendment to the zoning by-law is not
recommended at this time.
Parcel 13: Block 162, 65M-2911 (southwest corner of Markham Road/Elson
Street)
This vacant 0.5
hectare (1.2 ac) parcel is designated Commercial Corridor Area in the Official
Plan and is identified as a service station site under the Special Commercial
designation in the Secondary Plan.
Surrounding uses include a neighbourhood plaza
to the north across Elson Street, a vacant medium density residential block to the east across Markham Road, a future apartment site to the south and low
density residential development across Marydale Avenue to the west.
Although the site is currently zoned for a service station use, the
development of a service station on this site is unlikely given that a service
station site is being considered north along Markham Road. The owner, who also owns the vacant high
density site to the immediate south, has indicated a preference to develop
residential uses on the lands, possibly in conjunction with the high density
lands to the south. As a local
commercial plaza already exists across Elson Street to the north, to
serve the local commercial needs of the community, it is recommended that the property be redesignated to Urban
Residential in the Official Plan, and to Urban Residential (Medium Density II) in the
Secondary Plan which would provide for multiple unit forms of
housing. It is recommended that the property be zoned to remove the service
station permission and provide medium density residential use permissions. The
zoning would be subject to a Hold provision, the removal of which would be
conditional on site plan approval.
Parcels 17a and 17b: 7635
Markham Road (northeast corner of
Markham Road/Kirkham
Drive)
These two parcels,
totaling 1.86 hectares (4.6 ac), are designated Retail Warehouse in the
Official Plan and Industrial/Commercial (General)-Special Commercial in the
Secondary Plan. The lands are zoned MC
(90%)/SC1 in By-law 108-81, permitting both light industrial and large format
retail uses. The lands are vacant except
for a service station at the southern portion of the parcels. Surrounding lands uses include a Staples
store to the north, a Home Depot store to the east, vacant lands within the
Community Focus Area to the south, and a major retail development to the west
across Markham
Road.
The lands are
located just north of the proposed Community Focus Area and should be developed
for uses consistent with the Community Focus Area. The owners have expressed
interest in developing the lands with a number of retail, office and restaurant
uses, which are consistent with the Community Focus Area. It is recommended that the lands be
designated Community Amenity Area
in the Official Plan and Secondary Plan, and that the lands be rezoned to
reflect the Community Amenity Area designation, and to delete the permissions
for light industrial uses, automotive uses, and large format retail uses, which
are inconsistent with the vision for Markham Road. The zoning would be subject to a Hold
provision, the removal of which would be conditional on plan of subdivision
and/or site plan approval.
Parcel
19: 7555 Markham Road (east side of Markham Road, south of Kirkham Drive)
This 23 hectare (58 ac) parcel is
designated Retail Warehouse in the
Official Plan and Industrial-Commercial (General)/Special Commercial in the
Secondary Plan. The lands are zoned MC/
SC1 in By-law 108-81, permitting both light industrial and large format retail
uses with the permitted floor area ratio varying from 40% to 90%. Surrounding land uses include a gas station
and Home Depot store to the north, a rail line and Hydro right-of-way to the
east, stormwater ponds and vacant lands to the south,
and vacant lands to the west across Markham Road to be developed with future place of worship,
apartment building and commercial uses.
The owners of these lands have filed an appeal of the Interim Control
By-law with the Ontario Municipal Board.
These lands, along
with the stormwater ponds and vacant parcel to the
south, comprise the bulk of the Community Focus Area, which as outlined above,
is intended to develop with a mix of commercial, residential and community/recreational
uses, and an internal ‘main street’.
Costco Wholesale
Canada Inc (Costco) has entered into an agreement to purchase these lands, and
has prepared a concept plan for the development of the parcel, as shown on Figure 5. The concept plan is generally in keeping with
the urban design vision for the Community Focus Area, providing for a public
road network as proposed in the Illustrative Plan and a mix of commercial and
residential uses. Two elements in the
concept plan deviate from the Council-endorsed Illustrative Plan, namely the
development of a ‘main street’ along the east-west internal road rather than
along the north-south road, and the provision for a large format retail
(Costco) use. Proposed land uses on the
north side of the ‘main street’ include small to medium scale commercial
development along Markham Road, a large site for a Costco store in the interior
of the site, and medium density residential development on the eastern portion
of the property. Lands on the south side
of the main street are proposed to be developed for small to medium commercial
development near Markham Road and medium density built forms on the eastern portion of the
property.
Staff concur that
the ‘main street’ could be developed along the east-west road rather than along
the north-south road, as it would provide the ‘main street’ with accessibility
and visibility directly from Markham Road, and also provides for the extension
of the ‘main street’ further into the Community Focus Area, functioning as a connective
link between the commercial and residential components. In addition, the east-west orientation of
the ‘main street’ alleviates the potential design issue of ‘main street’ rearyards being visible from Markham Road.
It is recommended
that this parcel be redesignated to reflect the land
uses in the concept plan, that is, an Urban
Residential designation for the eastern portion of the property
(Medium-High Density in the Secondary Plan) and a Community Amenity Area
designation for the commercial lands fronting on Markham Road (in both the
Official Plan and Secondary Plan). The 6
hectare (15 ac) site for the proposed Costco store would be designated Major
Commercial Area in both the Official Plan and Secondary Plan, but with a
restricted list of permitted uses in the Secondary Plan to prohibit certain
uses, such as automotive uses, which are not consistent with the development of
the Community Focus Area.
Although large
format retail uses throughout these lands would not be consistent with the
vision for a high intensity mixed use centre, the proposed Costco store can be
considered as an acceptable part of the concept, given that it is located in
the interior of the site, and can be screened from Markham Road by the future
location of buildings fronting Markham Road.
It is also located directly across the road from an existing large
format retail store (Home Depot). In
addition, with the public road system in place, the proposed Costco site could
be redeveloped at a future date to smaller scale retail uses, or additional
buildings could be developed on the site if a parking structure were to be
constructed sometime in the future.
From a market perspective, the Costco store can act as a draw for
shoppers to the area, which would in turn support the smaller retail uses.
It is recommended
that the Secondary Plan policies restrict the size of individual retail
premises in the Community Amenity Area designation to small or medium scale
uses, at a gross floor area much smaller (e.g., 1,000m2) than the 6,000m2 gross floor area per
premise cap currently provided for in the Official Plan, particularly for ‘main
street’ retail uses. In addition, a
limit of one large retail premise within the Major Commercial Area designation
on this parcel is proposed to be included in the Secondary Plan Amendment. Specific retail store size limits will be
identified based on further research regarding current typical store sizes,
before the Secondary Plan Amendment is finalized.
The need for public
parkland in the area of the stormwater ponds will
also be assessed before the Secondary Plan amendment is finalized, and a
parkland symbol attached as an overlay on the Land Use Schedule, if
required. It should be noted that a
portion of the lands adjacent to the stormwater ponds
within this parcel may be required for future community recreational
facilities. This is discussed in more
detail below as part of the discussion for Parcel 20.
It is recommended
that Parcel 19 be zoned to reflect the proposed Official Plan and Secondary
Plan designations. The zoning would be
subject to a Hold provision, the removal of which would be conditional on plan
of subdivision and/or site plan approval.
Parcel
20: Block 628, 19T-95030 (east of Markham Road, north of drainage channel)
This 2.6 hectare (6.5 acre) parcel is
identified as a future development block in the Villages of Fairtree
subdivision. The parcel is designated
Retail Warehouse in the Official Plan
and Industrial-Commercial (General)/Special Commercial in the Secondary Plan. The lands are zoned Agriculture One (A1) in
By-law 304-87.
Surrounding land uses
include Parcel 19 to the north, stormwater ponds to the east, future low density
residential development to the south, and the contractors
yard and a future commercial site to the west across Markham Road.
These lands are
identified in the Illustrative Plan as a potential location for public
recreational facilities as part of the Community Focus Area. The types of recreational facilities which
could potentially be located within the Community Focus Area are being
determined as part of the recreation Master Plan review process. On May 10, 2004 Community Services staff
presented the findings and preliminary recommendations arising from the
recreation Master Plan review to Community Services and Environment
Committee. The review found a need for
additional recreational facilities in the southeast portion of the Town,
including a pool, gymnasium, fitness, program, common space and arena
facilities.
The
land requirements for the additional facilities identified as part of the
Master Plan review may exceed the land requirements assumed during the
development of the Community Focus Area concept, and therefore additional lands
in the Community Focus Area (e.g., parts of Parcel 19 to the north) may be
required to accommodate future recreation uses.
Regardless of whether Parcel 20
is of sufficient size to accommodate the range of recreational facilities
identified in the Review, the lands should be redesignated
to Community Amenity Area in the Official Plan and Secondary Plan to remove
permissions for industrial uses, large format retail uses, automotive uses, and
any other land uses inconsistent with the vision. A zoning amendment is not required at this
time.
Proposed Secondary Plan commercial land use
designations are consistent with the ongoing Commercial Policy Review
The proposed changes
to the commercial land use designations are consistent with the direction of
the ongoing Commercial Policy Review.
The lands to be redesignated are largely
Retail Warehouse Area lands which permit only large format retail uses. The Commercial Policy Review is considering
the incorporation of retail warehouse uses within the Major Commercial Area
designation to provide more flexibility for future redevelopment. The redesignation
of a portion of the Retail Warehouse Area lands within the Markham Road corridor to the Major Commercial Area and
Community Amenity Area commercial categories will allow for the development of
a greater mix of retail uses, as well as the development of residential uses,
both of which are critical to developing the higher intensity Community Focus
Area.
Next
Steps
Final amendments to be brought forward in
August, 2004
The draft Official Plan Amendment has been
circulated to internal departments and external agencies for comment. The Official Plan Amendment and Zoning By-law
Amendements will be presented to Council for adoption
and enactment at the end of August, 2004.
Design of new Markham Road cross-section and
streetscape
Staff
have had discussions with
the Region of York regarding the proposed five lane cross-section for Markham Road. No
improvements are scheduled for this portion of Markham Road as part of the Region’s 10 year capital budget, however the Region would be agreeable to including a
centre median on Markham Road subject to the costs of construction and maintenance being assumed by
the Town and/or developer.
It is recommended
that a conceptual plan for the proposed new cross-section and streetscape
improvements be prepared, identifying the design of the proposed centre median
and identifying the optimal number and location of new access points on Markham Road. This
plan would be used by Town staff and Region of York staff when reviewing development
applications along Markham Road.
Financial
strategy for streetscape improvements
The streetscape improvements recommended in the Markham
Road Corridor Study are under consideration in background studies being
completed for the re-adoption of area-specific development charge by-laws, some
of which apply to portions of the study area.
In the meantime, contributions toward streetscape improvements related
to this study are being included as conditions of approval in developments
along Markham
Road.
In addition, consultants for the Milliken Main Street Study
are preparing a financial strategy to encourage development and redevelopment
in the area of Old Kennedy Road and Steeles Avenue. The
applicability of all or portions of the strategy to the Markham Road Corridor
Study area will be assessed once the financial strategy is available.
More details regarding the preparation of a conceptual
streetscape plan and financial strategy will be provided in a staff report at
the time the revised Official Plan Amendment and Zoning By-law Amendment
documents are presented to Council at the end of August, 2004.
FINANCIAL CONSIDERATIONS:
No financial considerations have been identified to date.
ENVIRONMENTAL CONSIDERATIONS:
The stormwater ponds east of Markham Road form an integral part of the proposed
Community Focus Area south of 14th Avenue. The vision includes public
parkland directly north of the existing ponds, which should be linked, if
possible, to the open space system along the Morningside Tributary to the
south.
ACCESSIBILITY CONSIDERATIONS:
Accessibility considerations will be reviewed as part of the site plan
stage.
ENGAGE 21ST CONSIDERATIONS:
The
proposed Secondary Plan amendments promote a number of key goals set out in
“Engage 21st Century Markham”.
These include:
·
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; and
·
Potential to link new
development with an open space and trail network adjacent to the Morningside
Tributary.
BUSINESS UNITS CONSULTED AND AFFECTED:
The proposed amendments have been circulated to
internal departments and external agencies.
Internal departments have been involved throughout the study to date and
will continue to be involved as required.
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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\Teams\South\Markham
Road\Phase 2 Implementation\Markham Road
OPA and Zoning Report
ATTACHMENTS:
Figure 1 Markham Road Corridor Study Area
Figure 2 Illustrative
Plan
Figure 3 Armadale East Secondary Plan Land Use Schedule
Figure 4 Properties
within the Markham Road Corridor Study Area
Figure 5 Costco
Concept Plan – Community Focus Area
Table 1 Land
Use Analysis
Appendix ‘A’ Draft
Official Plan Amendment
FIGURE 1: Markham Road
Corridor Study Area
