RECOMMENDATION:
That
a Public Meeting be held to consider the applications (OP.03-111462, ZA.03-111480, SC.03-111481) submitted by Forest Bay
Homes Ltd., for Official Plan and zoning amendments at Part Lot 4, Concession
7.
PURPOSE:
The purpose of this report
is to provide preliminary information regarding Official Plan and zoning applications by Forest Bay Homes Ltd.
to permit an 80-unit residential condominium building on the west side of
Markham Road, between Highglen Avenue and Golden Avenue, and to recommend that
a Public Meeting be held to consider these applications.
BACKGROUND:
Subject lands and area context
The subject lands comprise approximately 0.83 hectares (2.04 acres) on the
west side of Markham Road, located mid-block between Highglen Avenue and Golden
Avenue, as shown on Figure 1. The lands
comprise parts of Blocks 43 and 44 of registered plan 65M-3425, which were
originally reserved as sites for a place of worship and elementary school,
respectively. The applicant has
indicated that an agreement has been reached with theYork Region District
School Board and with a potential purchaser of the place of worship site
regarding the required size of each of these uses. It is proposed that the lands surplus to the School Board and
place of worship needs be combined to create the subject apartment site. The realigned property boundaries are
proposed to be reflected in a reference plan.
The
subject lands are vacant and unvegetated.
Surrounding land uses include the vacant place of worship site to
the north, the vacant elementary school site and undeveloped parkland to the
west, a vacant commercial site and low density residential development to the
south, and undeveloped industrial/commercial lands to the east across Markham
Road (see
Figures 2 and 3).
Proposal is for a four-storey, 80-unit condominium
apartment building
The proposal consists of a four-storey,
80-unit condominium apartment building fronting Markham Road (see Figure
4). The main floor units of the
building facing Markham Road will have individual access at grade (see Figure
5). Full vehicular access from Markham
Road is proposed at the south limit of the subject lands. The site will also have access to the
signalized intersection at Highglen Avenue and Markham Road through an easement
within the future place of worship site to the north. Approximately 145 parking spaces are proposed in total (exceeding
the 120 spaces required by the zoning by-law), with 59 of these spaces being
provided underground.
Official Plan and Zoning
The subject lands are designated Urban
Residential in the Official Plan and Urban Residential - Low Density
Residential in the PD 24-2 (Armadale East) Secondary Plan, which does not
provide for an apartment building. An
amendment to redesignate the subject lands to Urban Residential - High Density
I is proposed.
The lands are zoned Open Space and
Institutional (O2) in By-law 90-81, as amended, which permits a number of
community and institutional uses, but not an apartment building. An amendment to the zoning by-law is
required to permit the proposed development.
Interim Control By-law 2002-215 is currently in effect on the subject
lands.
Markham Road Corridor Study
The subject lands are within the
Markham Road Corridor Study area. This
study was initiated to develop an urban design vision for the Markham Road
corridor between 14th Avenue and Steeles Avenue. The vision is to
include streetscape guidelines for development along Markham Road and an urban
design concept for a community focus for the Armadale community.
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
The potential benefits of the
proposed development are as follows:
·
the proposed built form is
consistent with the urban design vision for Markham Road as outlined in the
draft Markham Road Corridor Study;
·
the proposal would provide an
alternate form of housing, improving the mix of housing types available to the
community;
·
the proposed density is sufficient
to support transit use.
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
Issues identified to date include:
·
Confirmation that the adjustment of
Blocks 43 and 44 to produce the subject lands is acceptable to the prospective purchaser of the place of worship
site, and the York Region District School Board;
·
Conformity of the site plan with
proposed urban design guidelines identified in the Markham Road Corridor Study;
·
Compatibility with the adjacent
proposed uses;
·
Integration of the proposed
development with the undeveloped commercial site to the south, and the
undeveloped place of worship site to the north;
·
Region of York approval for the
proposed access from Markham Road; and
·
Water allocation.
It is recommended that a Public
Meeting be held to consider these applications.
FINANCIAL CONSIDERATIONS:
None
expected to be identified.
BUSINESS UNITS CONSULTED AND AFFECTED:
All Town departments and external
agencies have been circulated with these applications and all comments will be
considered in a final report.
|
|
|
|
|
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
|
Figure 1: Location Map
Figure 2: Area Context/Zoning
Figure 3: Aerial Photo
Figure 4: Proposed Site Plan
Figure 5: Proposed Elevations
