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TO: |
Mayor and Members of Council |
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FROM: |
Jim Baird, Commissioner of Development Services Alan Brown, Director of Engineering |
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PREPARED BY: |
Mavis Urquhart, Senior Planner Markham Centre Team Simon Hung Development Engineer, Markham Centre Team |
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DATE OF MEETING: |
January 20, 2004 |
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SUBJECT: |
Potential Surplus Property Lunar Crescent MI 482 |
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RECOMMENDATION:
That the lands at the south end of Lunar
Crescent as shown on Figure 2, remain in public ownership.
And that the Operations and Asset Management
Department staff be authorized to undertake the permanent final works for the
closure of Lunar Crescent from funds collected from abutting landowners.
PURPOSE:
To review the options respecting the future use
of the lands at the south end of Lunar Crescent, south of the erected barricade
(see Figures 1 and 2- Location Plan and Aerial Photo).
BACKGROUND:
On June 26, 2001, Council received a report on the closure of the
south end of Lunar Crescent, adjacent to Highway 7. Council directed that:
On June 17, 2002, Finance & Administration
Committee received a report from the Manager of Real Property respecting these
lands. The report recommended that:
The Committee received the report and directed
that this matter be deferred and that the Acting Commissioner of Development
Services and the Manager of Real Property be requested to prepare a report
outlining further options available. This report addresses that request.
OPTIONS/DISCUSSION:
Property Description
The property is the southerly portion of the
Right of Way for Lunar Crescent, with a small portion of a turning circle
located at the northerly end of the Burger King property, as shown on Figure 3
(attached). The roadway is approximately 65 metres in depth, varying in width with
a total area of approximately 1,500 square metres. The roadway has been
permanently blocked off just south of the existing residential properties at 44
Hughson Drive and 15 Lunar Crescent. Council directed the closure of the road
on June 26, 2001, and that has been completed physically through the erection
of a barricade. There are funds available for landscaping treatment of the
strip of land on which the barricade is located that was collected from the two
adjoining commercial property owners.
The lands are Split-Zoned
The lands are split into two zones. The
westerly portion is zoned Business Corridor (B.C.) Zone by By-law 165-80, as
amended by By-law 2001-165 and the easterly portion is subject to land use
By-law 1507 (See Area Context map – Figure 3). Both zones permit a wide range
of commercial uses. It should be noted, however, that the parcel is not of
sufficient size to be viable on its own and so these lands would have to be
added to an adjoining parcel(s) to comply with the zoning by-law requirements.
There are 3 options for future
use of the subject lands
There are 3 options for the future use/disposal
of these lands: to sell, lease or retain them. The following is a brief
analysis and discussion of the factors influencing selection of the preferred
option.
Sale or Lease of the Lands is
not recommended
Sale or lease of the lands to abutting
landowners would relieve the Town from maintaining this portion of road (i.e.
snowploughing, repair, cleaning) in the estimated amount of $350.00
·
in the case of Burger
King, Lunar Crescent is the only public road access. Similarly, access to the
signalized intersection at Lunar Crescent and Highway 7 enables left turn
movements to be made onto Highway 7 from the plaza to the east. Prior to
offering the subject lands for sale the Town would have to ensure alternative
access for these developments, possibly through cross easements that may hinder
the lands potential use.
·
the lands constitute the
existing Lunar Crescent right of way (see Figure 2) and so their use is limited
by the services and utilities located there. Municipal Services, (including
storm, sanitary, water services), are located under the road pavement and
construction is not permitted over them. Also, there are underground utilities,
as well as a fire hydrant and hydro poles within the boulevards. This existing
infrastructure would significantly limit development potential.
·
sale of the lands may result
in proposals not suitable to this location. While limited uses, such as more
parking, or a patio addition to the Burger King restaurant may be an option
over the below ground infrastructure, they are not regarded as desirable in
this prominent location, exposed to Highway 7.
The main benefit to the municipality of selling
or leasing the lands would be potential financial gain and the opportunity to
eliminate some maintenance costs. However, given the limited size and
identified constraints, these lands would likely have limited market value at
this time and maintenance costs are insignificant.
Retention is recommended
Retention of the lands located south of the
barricade in public ownership is desirable to ensure:
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protection
of opportunities for possible longterm future redevelopment and consolidation
of properties along the Highway 7 frontage, utilizing this signalized
intersection, particularly in consideration of plans for intensification and
transit along this corridor;
·
the
adjoining landowner to the west who has contributed to the signalization costs
will want to continue to benefit from access to this signalized intersection;
and,
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both adjoining properties
(to the east and west) can continue to make full turn movements via the lighted
intersection to Highway 7 without which these traffic movements would be
constrained.
FINANCIAL CONSIDERATIONS:
Minor costs associated with the maintenance of
a portion of a road right of way.
BUSINESS UNITS CONSULTED
AND AFFECTED
Manager of Real Property and Operations and
Asset Management staff have been consulted on this matter.
CONCLUSION
Based upon this analysis, the
advantages of retaining the lands at this time outweigh the disadvantages and
so the preferred option is to retain the property. Subject to Council’s
concurrence with the recommendations, the Operations and Asset Management Staff
will complete the final works for closure with funds collected from the
abutting landowners.
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Director of Engineering |
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Jim Baird, M.C.I.P., R.P.P. Commissioner of Development Services |
Figure 1
DOCUMENT #:Q:\Development\Planning\MISC\MI482\Lunar
Crescent ROW.doc
ATTACHMENTS:
Figure 1- Location
Plan
Figure 2 Aerial
Photo
Figure 3 Area
Context Map
APPLICANT/AGENT: N/A
LOCATION PLAN:
