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TO: |
Mayor and Members of Council |
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FROM: |
Valerie Shuttleworth, Acting Director of Planning Jim Baird, Acting Commissioner of Development Services |
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PREPARED BY: |
Dave
Miller, Senior Planner, West District Team |
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DATE OF MEETING: |
2003-Oct-14 |
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SUBJECT: |
Langstaff Land Use Study, Terms of Reference, Phase
I (SD.03 - 116189) |
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THAT the Development Services Commission Report
entitled “Langstaff Land Use Study, Terms of Reference, Phase I”, dated October
14, 2003, be received;
THAT the study terms of reference attached as
Appendix ‘A’ be endorsed;
THAT staff be authorized to proceed with
consultant selection and commencement of the Study, in accordance with
provisions of the Purchasing By-law, with consultant fees not to exceed
$37,190.29 inclusive of 7% G.S.T. ($35,800 inclusive of 3% G.S.T.);
THAT funds are provided for in Planning Department’s 1993 Capital Budget Account # 79 5399 135 Langstaff Study and 2002 Capital Budget Account # 80 5399 4812 005 Langstaff Land Use Study (Phase 2);
AND THAT staff report back on the consultant
selection and detailed work program upon completion of the “Request for Proposal”
process.
PURPOSE
The purpose of this report is to provide
information on the terms of reference for a Langstaff Land Use Study. The terms of reference attached to this
report as Appendix ‘A’ provides a guideline for the Purchasing Department to
begin negotiations with preferred consultant(s).
DISCUSSION
Background
The Langstaff area is a mixed use enclave of
small-scale industrial, open storage and residential uses. The area is bounded to the north by Highway
407, to the south by the Holy Cross Cemetery, to the east by Bayview Avenue and
to the west by Yonge Street.
Consequently, the area is isolated from the remainder of Thornhill. A framework for a mixed commercial and
residential community was established in the Thornhill Secondary Plan. The Thornhill Secondary Plan was approved in
June of 1997, with modifications.
However, the land assembly and re-development anticipated by that Plan
has not occurred.
The
original version of the Thornhill Secondary Plan as adopted in 1991
contemplated redevelopment of the existing industrial and residential areas in
the Langstaff area upon the completion of more detailed studies and a Tertiary
Plan addressing land use and market analysis, urban design guidelines,
environmental protection and mitigation, and infrastructure requirements
respecting transportation, water, sewers and storm water management. In March
1992, Council authorized the undertaking of the Langstaff Development
Feasibility and Urban Design Study.
The
Langstaff Development Feasibility and Urban Design Study completed in February
1995 included, amongst other things, an assessment of opportunities and
constraints for the Langstaff Area lands, a community review of three
development options, and a recommended land use plan along with guidelines for
infrastructure improvements and an implementation strategy. The Tertiary Plan recommended by the Study
was approved in June 1997, as an amendment to the Thornhill Secondary Plan. The Secondary Plan designates the Langstaff
area for Retail Warehouse use between Yonge Street and the C.N.R., and for
Urban Residential (Medium Density) from the C.N.R. to Bayview Avenue.
Since
the introduction of the Langstaff Redevelopment Area policies into the Thornhill
Secondary Plan, a number changes in land use and infrastructure have occurred
or are currently under review which may directly influence the feasibility of
redevelopment potential for the Langstaff area.
These changes include:
·
the construction of Highway 407 and the
resulting access arrangements and grade conditions;
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the partial realignment of Langstaff Road East
with signalized access to Yonge and Bayview;
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a proposal by MTO for a Hwy 407 Transitway with
stations within the vicinity of the Langstaff area;
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a proposal to relocate the GO Station north to
a new Richmond Hill Intermodal Station and a new underpass access from
Langstaff Road East to the new GO station;
·
proposals by the York Rapid Transit Plan
Consortium for a Yonge Street Transitway and a Hwy 7 Transitway, including a
potential maintenance facility west of the CNR line in the Langstaff Area;
·
redevelopment of the Jail Farm lands in
Richmond Hill as a retail warehouse centre; and
·
the further development of the adjoining
Cemetery lands by the Catholic Archdiocese.
In addition, a number of changes to planning policy and legislation have
occurred or are under review which may also directly influence the feasibility
of redevelopment potential for the Langstaff area. The changes include:
·
approval of the Town’s Strategic Plan and
Corporate Goals;
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the Langstaff Sewer and Watermain Design Study
now underway (by the Town);
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adoption of the Markham Transportation Planning
Study;
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an endorsement of rapid transit corridor
planning principles for the Hwy 7 corridor and authorization to complete a
study of public transit and transit supportive development opportunities along
Highway ,7 by the Town;
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confirmation of the Town’s role respecting the
provision of rental and affordable housing and opportunities for Community
Rental Housing Program funding;
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a proposal by York Region for policy changes to
implement a Centres and Corridors Strategy - identifying a new Richmond
Hill/Langstaff Regional Centre and identifying Highway 7 as a Regional
Corridor;
·
new Provincial legislation respecting
Brownfields redevelopment;
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Revision to the Town’s Community Improvement
policies; and
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a review of lands under Provincial ownership by
the Ontario Realty Corporation.
The
land assembly and redevelopment anticipated in the Thornhill Secondary Plan has
not occurred. A detailed review of the
Langstaff Redevelopment Area policies is required to determine whether the mix
of land uses, densities, design and development standards, and infrastructure
and transportation arrangements currently contemplated continue to be
appropriate. This review should
include, but not be limited to, an up to date analysis of the opportunities and
constraints for redevelopment and a review of previous development options
including land use and servicing configurations to determine if the changes
outlined above or changes in market trends have influenced the feasibility of
redevelopment potential for the Langstaff area.
Staff anticipate that the full study will be
conducted in two phases. In Phase I the
consultant team would review and evaluate the opportunities and constraints
facing the Langstaff area. If the Phase
I report recommends substantial changes to the policies of the Thornhill
Secondary Plan the Phase II consultant would be expected to recommend specific policies to be incorporated into the Thornhill
Secondary Plan, provide an Urban Design Plan and a Development Guidelines
Report, and prepare any required implementation documents such as Zoning and
Property Standard By-laws.
Council allocated approximately $20,600 for
this study in the 2002 Capital Budget and approximately $15,200 remains in the
1993 budget, from the earlier study. Town
staff have prepared a detailed terms of reference for this study. The proposed terms of reference are attached
as Appendix A.
The attached Terms of Reference for the
Langstaff Land Use Study have been forwarded to the Purchasing Department as a
guideline for initiating the “Request for Proposal” process, and negotiating
the contract with the selected consultant, subject to the Chief Administrative
Officer’s approval.
Planning Department staff will report back to
the Development Services Committee on the consultant selection and detailed
work program, upon completion of the “Request for Proposal” process.
Sufficient
funds to retain a consultant to carry out the Langstaff Land Use Study, Phase I
have been approved in the 1993 and 2002 Development Services Commission Capital
Budget Account # 79 5399 135 Langstaff Study and Account # 80 5399 4812 005
Langstaff land Use Study (Phase 2) respectively.
Internal
departments and external agencies will be involved as required during the
study.
ATTACHMENTS
Figure 1 Langstaff Study Area
Figure 2 Area Context and Zoning
Figure 3 Air Photo
Appendix ‘A’ Langstaff
Land Use Study Terms of Reference
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Valerie
Shuttleworth, MCIP, RPP Director
of Planning and Urban Design |
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Jim
Baird, MCIP, RPP Commissioner
of Development Services |
