RECOMMENDATION

That the report entitled “PRELIMINARY REPORT, Application by Seneca College of Applied Arts and Technology for a Zoning By-Law Amendment to Permit a Community College at 10 Allstate Parkway, (ZA.03-118868)” be received;

And That a Public Meeting be held to consider the Rezoning (ZA 03 118868) application submitted by Seneca College of Applied Arts and Technology.

PURPOSE

This report provides background information regarding a proposed amendment to Zoning By-law 165-80, as amended. The zoning by-law amendment would permit the proposed community college use.

BACKGROUND

Location and Property

The 10.95 hectare (27.06 acre) site is located on the north side of Highway 7 between Allstate Parkway to the east and Highway 404 to the west. (See Figure 1). The site is comprised of one existing office building. The total Gross Floor Area of the existing office building is approximately 23,383 m² (251,700 sq. ft.). Approximately 767 parking spaces are provided on the property. The Town’s parking by-law requires the college to have 360 parking spaces and the three business office tenants who are remaining require 73 parking spaces for a total number of required spaces of 433.

Access to the site is provided via two private driveways on Allstate Parkway. The southern driveway is located approximately 150 metres (490 feet) north of Highway 7 and the northern driveway is located on the west side of Allstate Parkway opposite Centurian Drive.

Area Context

The property forms part of the Allstate Business Park, an area comprised of prestige office and industrial buildings. The Allstate Business Park is bounded by Highway 7 to the south, Highway 404 to the west, Woodbine Avenue to the east and Buttonville airport to the north. The Cochrane Drive Business Park is located to the south, across Highway 7.

Proposal

Seneca College has applied to amend the zoning of the site to permit the existing office building to be converted to a post-secondary community college. Seneca intends to provide educational services to 900 students in the initial academic year 2005/2006 and to ultimately provide educational services for up to 3,000 students per semester, by 2008. Seneca anticipates that this campus would have approximately 34 classrooms and 38 laboratories, that would accommodate approximately 1,950 students at a time.

The Official Plan designates the site as “Business Park Area”

The Official Plan designates the site “Business Park Area”. The Allstate Business Park area is comprised of office and industrial buildings characterized by development displaying high design standards including corporate head offices and research facilities. Institutional uses may be permitted, subject to Council being satisfied that any such use would be compatible with and complementary to the planned function and polices of the Business Park designation.

Existing Zoning

The property is zoned Select Industrial and Limited Commercial [M.C. (75%)] by By-law 165-80, as amended. This zone permits industrial, office and related uses, in buildings having a Floor Area Ratio of up to 75%. A Community College is not currently a permitted use.

POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL

The proposal supports and is complementary to Council’s initiative to build a knowledge based economy and community by providing training and educational opportunities to local residents and area businesses, thus adding to Markham’s competitive advantage as Canada’s High-Tech Capital. The proposed use would also support the emerging rapid transit service along the Highway 7 Corridor.

CONCERNS/ISSUES TO BE RESOLVED

The following is a brief summary of concerns/issues raised to date. These matters, and any others identified through the circulation and detailed review of the proposal, will be addressed in a final staff report to be presented to Committee at a later date.

Traffic

The applicant has submitted a traffic report. The Transportation Planning Section is reviewing this report. The Transportation Planning Section has identified three significant infrastructure initiatives in the area that would directly impact this site as they may each require property dedication for new local or regional road allowances.

The Town has undertaken a feasibility study to extend the Hwy 404 northbound off ramp at Highway 7. The preliminary work to date indicates that a ramp extension would provide relief to the congestion on Highway 7 at Allstate Parkway. This would involve the construction of a public right-of-way along a portion of the west and north sides of the site. The right-of-way would extend from Highway 7 (opposite the Highway 404 Northbound off-ramp) to Allstate Parkway (opposite Centurian Drive). Engineering Department staff have met with representatives of Seneca, and provided a proposed alignment of this ramp extension. The applicant has submitted a revised proposal for a private drive, that would extend the ramp. This is being reviewed by staff at the Town;

York Region, Richmond Hill and the Town have initiated an Environmental Assessment for a mid-block crossing of Highway 404 between Highway 7 and 16^th Avenue. The Environmental Assessment will evaluate a number of crossing alternatives. One of the proposed crossings passes through the northerly portion of this property; and

York Region and the York Region Rapid Transit Consortium (YRTP) are undertaking an Environmental Assessment for the Highway 7 transitway. One of the proposed alignments includes a diversion from Highway 7. A portion of the site could be required to accommodate any rapid transit alignment diverting off Highway 7 in this area.

Staff in the Development Services Commission would like to work with Seneca College to ensure that these infrastructure initiatives are incorporated into Seneca’s plans for the site, and to the satisfaction of the Town, the Region and the YRTP.

Transportation Demand Management program is proposed

The Town in partnership with the Region and the Town of Richmond Hill is working on a Transportation Demand Management (TDM) Initiative called “Smart Committee – Highway 407-7”. TDM uses a series of combined strategies, (such as priority parking for carpools, staggered work hours, transit subsidies and bicycling opportunities) designed to improve the efficiency of the existing transportation system by reducing peak hour demand and the use of the single occupant vehicle (SOV). Representative from Seneca College are on the Steering Committee for this initiative and it is expected that they will continue to participate as a member once a formal Transportation Management Association is set up in this area.

Existing tenants and site plan approval

There are three businesses (occupying 2,195 m² (23,627 sq. ft.)) that would remain as tenants in the building subject to Seneca moving in. Seneca is working with the tenants to resolve parking and building access issues. For example, Seneca has proposed to provide the three tenants with 123 parking spaces solely for their employees and visitors. These parking spaces would be provided free of charge. To ensure the tenants have exclusive use of the parking spaces, the college has proposed to implement an access control system. Changes to the existing driveways and landscape areas will also be required. A site plan application has been requested so that these changes, amongst others, that Seneca may require can be reviewed by internal departments and external agencies. A site plan application has not yet been submitted.

FINANCIAL CONSIDERATIONS

None at this time.

ENVIRONMENTAL CONSIDERATIONS

The site is partially located within the Toronto and Region Conservation Authority’s (TRCA’s) Fill Regulated Area and partially within the Regional Storm Flood Plain of the Rouge River (East Beaver Creek). This application has been circulated to the TRCA for comments. They have indicated no objection to the rezoning but request to be kept informed of any redevelopment proposal(s) on this site. When the site plan application is submitted it will be circulated to the TRCA for review and comment on conditions of approval.

ACCESSIBILITY CONSIDERATIONS

Accessibility considerations will be reviewed as part of the site plan approval and as part of the building permit.

ENGAGE 21^st CONSIDERATIONS

The establishment of a Community College within the Town supports the goals and objectives of the Engage 21^st Century Markham, and Council’s initiative toward a knowledge based economy and community.

BUSINESS UNITS CONSULTED AND AFFECTED

The proposal has been circulated to other Town Departments and public agencies.

ATTACHMENTS

Figure 1 – Applicant/Agent + Location Map

Figure 2 – Area Context and Zoning

Figure 3 – Aerial Photo

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

Q:\Development\Planning\APPL\ZONING\03 118868 Seneca\preliminary report.doc

		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:	West District Team Dave Miller, Senior Planner

	DATE OF MEETING:	June 1, 2004

	SUBJECT:	PRELIMINARY REPORT Application by Seneca College of Applied Arts and Technology for a Zoning By-law Amendment to Permit a Community College at 10 Allstate Parkway (File number ZA 03 118868)