RECOMMENDATION:
That the report entitled “Scheduling of a
Public Meeting to Consider an Official Plan Amendment for the Highway
407/Rodick Road Land Use Study Area (MI 466)” be received;
And That the Draft Official Plan Amendment
attached as Appendix ‘A’ be received;
And That Staff be authorized to make available
to interested parties the Background Reports prepared by the Consultant Team,
identified in the report;
And Further That a Public Meeting be scheduled
for June 17 2003 to consider the Draft Official Plan Amendment.
PURPOSE:
The
purpose of this report is to provide Development Services Committee with a copy
of the draft Official Plan Amendment (Appendix ‘A’) relating to the
redesignation of lands in the Highway 407/Rodick Road Land Use Study Area,
primarily for employment purposes, and to obtain the Committee’s authorization
to schedule a Public Meeting regarding the draft Amendment.
EXECUTIVE
SUMMARY:
The necessary studies and consultation
comprising Stage One of the Highway 407/Rodick Road Land Use Study are complete
and the Committee has directed staff and consultants to prepare a draft
Official Plan Amendment for further consideration. The draft Amendment
establishes land use designations and a policy framework for Stage Two of the
Study. Stage Two will include the preparation of a Secondary Plan and the
initiation of amendments to the Parkway Belt West Plan and the Minister’s
Zoning Order (Parkway Belt). A Public Meeting must be scheduled in order to
complete the consultation process for Stage One and to permit Council to adopt
the proposed Amendment.
If this Public Meeting can be held in June and
the Amendment is adopted prior to the summer break of Council, staff and the
consultant team may proceed with further study work and complete the study by
the end of the year. This timing would also permit Council to request the
Province to initiate the required amendments to the Parkway Belt West Plan and
the Minister’s Zoning Order that must be approved before the Town’s Amendment
can take effect. This report provides the Committee with the draft Amendment and
recommends that a Public Meeting be scheduled for June 17, 2003.
BACKGROUND:
Stage
One of the Study
Following a report to the Development Services Committee in May
2002, the Committee directed staff to prepare and bring forward terms of
reference for The Highway 407/Rodick Road
Land Use Study. As approved, the Study has two Stages, the first
focussed on adoption of an Official Plan Amendment and a request to amend the
Parkway Belt West Plan, and the second on the adoption of an implementing
Secondary Plan.
Terms of Reference and the budget for the Study were approved by
Council on June 25 2002. The Committee received updates and progress reports on
the Study on September 10, 2002, and March 25, 2003. On March 25, 2003, Committee directed staff to finalize the
background reports and prepare the Official Plan Amendment for this Study Area.
Staff and the
Consulting Team held Study Information Meetings with agencies in August and
September 2002 and with landowners in August and December 2002, and April 2003.
Study Area Boundaries and Existing Uses
The Study Area (Figure 1) is centrally located
within the Town’s urban area and is bounded by Highway 407 to the north, 14th
Avenue to the south, Warden Avenue and the CNR Line to the east, and Woodbine
Avenue to the west. This area totals
186 hectares. A smaller land parcel,
approximately 6 hectares in area, located in the northeast quadrant of Woodbine
Avenue and Highway 407 is also included in the Study Area.
The Study Area incorporates some of the oldest
industrial activity in Markham, generally consisting of long term, land
extensive industrial uses, often with associated outdoor storage. The area is surrounded by relatively
compatible, more recently constructed industrial uses, primarily in smaller
single storey building forms and often in condominium or multiple tenant
arrangements. The eastern portion of the Study Area was formerly held in
reserve by Ontario Hydro/Hydro One, but was recently transferred to the Ontario
Realty Corporation. The Study Area has access to Highway 407 via interchanges
at Warden Avenue and Woodbine Avenue.
Background Studies
The following Background
Studies, prepared by the Consultant Team, have provided information to support
the preparation of the Official Plan Amendment:
Background Report – Planning Context,
Markham Highway 407/Rodick Road Land Use Study (Meridian Planning Consultants)
The purpose of this study is to establish the
potential for the redevelopment of the Highway 407/Rodick Road Land Use Study
Area. The central location of the Study Area within the Town’s urban area, the
proximity to Highway 407 and logical extension of existing, adjoining
employment areas that the Study Area provides all support consideration of the
area for new employment activity.
Background
Environmental Report and Stormwater Management ( Ecoplans Limited)
The purpose of this
study is to document natural environmental conditions in the Study Area,
identify environmental opportunities and constraints to guide land use planning
in the area, identify appropriate minimum setbacks for the protection of key
features identified for retention and to develop and identify a preferred storm
water management strategy for the subject lands that is compatible with natural
resource protection, water quality and servicing objectives.
A number of features have been
identified in the Study Area. None of these features, which are primarily
located in the central and easterly portions of the Study Area, were found to
be mature, or high quality natural features. The features may be remnants of
plantations and hedgerows associated with former agricultural or abandoned
residential uses that in some cases predate more recent industrial activities.
No provincially significant habitats or flora species were identified.
From a water
resources perspective, floodplains associated with South Beaver Creek and its
tributaries that cross the Study Area are the most significant features
identified. Storm water management ponds that will provide both water quality
and quantity controls for future development of the area are proposed in or
adjacent to these floodplains. A number of smaller drainage features have also
been identified in the Study Area. The Town is currently undertaking a Small
Streams Study to develop a strategy to manage such drainage features and it is anticipated
that the recommendations of that study will be implemented, as appropriate,
within the Study Area.
Preliminary Environmental Site Screening Report
(Ecoplans Limited)
The purpose of this study is to identify and
prioritise areas of potential contamination within the Study Area, and to
provide recommendations for additional studies/action plans in order to ensure
that all necessary approvals and mitigating requirements can be identified and
pursued prior to or concurrent with further development approvals for the lands
within the Study Area.
Based on the findings of this preliminary
screening and the nature of the existing and historical land uses in the area,
there is a probability that some of the properties contain contamination.
Properties that have a probability of contamination have been prioritised into
three categories, those with a high potential for contamination, those with a
moderate to low potential and those sites with insignificant potential for
contamination. The screening report recommends that a “Contaminated Sites
Policy” be included in the Official Plan that would establish procedures to
identify and manage contaminated sites as a part of a site plan approval
process. This work is being done concurrently with the Land Use Study and the
required amendment will be brought forward prior to, or concurrently with, the
implementing Secondary Plan in Stage Two.
Transportation
Background Report ( Cansult Inc.)
The
transportation background study reviewed the existing and proposed road infrastructure
in the Study Area, analysed existing traffic conditions, identified the
transportation infrastructure improvements required to provide access to the
lands within the study area and assessed the impact on the existing and
proposed road infrastructure of the projected traffic volumes generated by the
study lands.
A
number of road infrastructure improvements which will impact the Study Area
lands are currently proposed including the extension of Rodick Road over
Highway 407 to complete the connection from 14th Avenue to Highway
7, the widening and reconstruction of Rodick Road between Miller Avenue and 14th
Avenue, the completion of the 407/Woodbine Avenue interchange and the widening
of Warden Avenue. In addition to these previously planned improvements, the
study has identified the potential for a new east-west collector road extending
from Woodbine Avenue easterly to Warden which could pass under Warden Avenue
south of Highway 407 and continuing eastward to provide a connection to
Birchmount Road and Markham Centre. This new east-west collector roadway would
not only provide access to lands within the Study Area and but would improve
the connectivity of the overall road network.
The
study concludes that a modal shift to transit is required to reduce traffic
demand on the north-south arterial roadways in the area. A 30 metre wide
transitway, located within the hydro transmission corridor and running parallel
to Highway 407 throughout the Study Area, has been reserved by the Province for
future east-west rapid transit service. The
Region of York is currently undertaking an Environmental Assessment that is
examining a number of possible future north-south rapid transit routes
including a route which would follow the hydro corridor and/or Rodick Road through
the study area. The
potential for two rapid transit routes to travel through and intersect within
the Study Area represents a significant opportunity for the provision of
transit services to the area.
Businesses
locating within the Study Area will be encouraged to implement travel demand
management strategies to reduce peak hour traffic volumes and to participate in
a Transportation Management Association to address local transportation issues.
Water and Sanitary Servicing Background
Report ( MacViro Consultants Inc.)
The water
and sanitary servicing report identifies the potential municipal servicing
demands which will be produced by the study lands, assesses the adequacy of the
existing sanitary sewer and water distribution systems to accommodate these
demands and provides conceptual servicing plans for the area.
The background report concludes that
the Study Area is currently well served by both water and sanitary sewer
services. While no additional external trunk infrastructure is required to
service
the
future redevelopment of the area, the existing watermain located on Rodick Road
must be replaced with a larger trunk watermain to improve supply to this area
and to adjacent areas of Pressure District 5. Local sanitary sewer and water
distribution systems must also be extended to service portions of the
development lands. The installation of these new local services will also
provide the opportunity to improve the security and flexibility of the existing
servicing systems in the area.
Existing
Policy Framework
Markham Official Plan
The lands within the Study Area are designated
PARKWAY BELT WEST on Schedule ‘A’ – LAND USE with a “Former Waste Disposal
Site” symbol northeast of the intersection of Woodbine Avenue and 14th
Avenue. The current designation
reflects the inclusion, at one time, of all of the Study Area lands within the
Provincial Parkway Belt West Plan. Some of the lands remain subject to the
Provincial Plan and some do not, but all of the lands require an appropriate
development designation within the Town’s Official Plan before further
development approvals may proceed.
The lands are within Markham’s Planning
District (No.21), and are not identified on Schedule ‘D’ – URBAN SERVICE AREA
as being within the Urban Service Area with the exception of the small parcel
located north of Highway 407. Some of the existing development within the Study
Area is however, already serviced through Town systems. Schedule ‘C’ –
TRANSPORTATION designates Rodick Road as a Major Collector Road, 14th
Avenue as a Minor Arterial Road, Warden and Woodbine Avenues as Region of York
Arterial Roads and Highway 407 as a Provincial Freeway. Schedule ‘I’ –
ENVIRONMENTAL PROTECTION AREAS identifies some natural features within the
Study Area.
Regional Official Plan
The subject lands are within the Urban Area
designated in the Regional Official Plan.
The Regional Official Plan also indicates that the Study Area falls
within the Parkway Belt West and that the alignment of an “Inter Regional
Transit Way” crosses the area immediately south of Highway 407. Regional
staff has advised that the redesignation of lands in the Study Area by the Town
will not require a corresponding amendment to the Regional Official Plan
because the lands are already within the identified Urban Area. The Region is
the approval authority for the Town’s Official Plan Amendment. The Region is
currently undertaking an Environmental Assessment to identify a future rapid
transit route that may pass through the Study Area in the vicinity of Rodick
Road.
Provincial Interests
A large portion
of the Study Area is still subject to the Parkway Belt West Plan (PBWP) and the
Minister’s Zoning Order (Parkway Belt). Consequently, these lands are still
under Provincial planning jurisdiction. Portions of the Study Area were deleted
from the PBWP through amendments in the mid 1990s, leaving only those areas not
deemed to be surplus to the needs of the Province at that time. Subsequently, the Province further amended
the PBWP (Amendment No.147) to incorporate a planned transitway corridor and
associated stations that continue to be of Provincial interest.
A significant
amount of land within the Study Area is owned by the Province. The release of
these lands for other uses will be subject to a determination that the lands
are no longer required for Provincial purposes. A further amendment to the PBWP
is required to bring the remaining lands under the Town’s planning jurisdiction
and to indicate the preferred land uses for the area. Markham will need to request this amendment.
OPTIONS/DISCUSSION:
The Draft Official Plan
Amendment
Amendment
Area
The
Amendment area includes all lands within the Study Area boundary and an
additional area of Town-owned land north of Highway 407, east of the proposed
Rodick road extension that was not originally part of the Study Area. This
land is currently designated PARKWAY
BELT WEST in the Town’s Official Plan, but no longer forms part of the Parkway
Belt West Plan. The change in designation will establish a consistent designation
for all lands comprising the valley in this area. The Amendment area has also
been extended in regard to Schedules ‘C’ and ‘G’ to show the planned extension
of Miller Avenue easterly from Warden Avenue to Birchmount Road. (Figure 2).
Land Use
Employment
Lands
The lands intended for employment use are
designated INDUSTRIAL. The policies of the Official Plan will apply in regard
to this designation, but will be further defined (including categories of
designation) in an implementing Secondary Plan to be prepared in Stage Two. The
Amendment also identifies that further development approvals for lands in the
area will be subject to all required processes/approvals for the identification
and mitigation of possible soil contamination that may be present on some lands
within the Amendment area.
Hazard Lands
The HAZARD LANDS designation will apply to the
lands south of Highway 407 within the defined floodplain as determined by the
Toronto and Region Conservation Authority, based on the floodplain study completed
by the Town in 2001. An additional area of land north of Highway 407, east of
the Rodick Road extension is also being incorporated into this designation.
Environmental
Features
Wooded
areas and hedgerows were reviewed in the background work and are addressed in
the Amendment. Further evaluation at the Secondary Plan stage will determine
the policies and requirements that will apply to these features as subsequent
development approvals proceed.
Hydro Corridors
The
TRANSPORTATION AND UTILITIES designation will apply to the existing Hydro
corridors crossing the Amendment area and any related facilities.
Transportation
The intersection of two major inter-regional
rapid transit corridors, the Highway 407 transitway and the Region of York
rapid transit system, could potentially be located at the north end of the
Study Area. The opportunity to develop a major integrated
transit node in this area, accommodating transfers between the two rapid
transit systems and creating an opportunity for supporting uses on the
surrounding lands will be investigated further in Stage Two of the Study.
Rodick Road will continue to be designated as a
Major Collector Road on Schedule ‘C’ - TRANSPORTATION and will retain a 26
metre right-of-way requirement on Schedule ‘G’ – SITE PLAN CONTROL. The Miller
Avenue realignment/extension will be designated as a Major Collector Road with
a right-of-way requirement of 26 metres.
Conclusion
Subject to any revisions required by the
Committee, the draft Official Plan Amendment attached as Appendix ‘A’ is
suitable to be considered at a Public Meeting.
FINANCIAL
CONSIDERATIONS:
None, at this time. The creation of a new
east-west collector roadway, the upgrading of the trunk waterman on Rodick Road
and the construction of the some of the major storm water management facilities
will be funded from Development Charges. This will require an update to the
Town Wide Hard Development Charges and the creation of a new Area Specific
Development Charge.
BUSINESS
UNITS CONSULTED AND AFFECTED:
The Highway 407/Rodick Road Land use Study is
jointly managed by the Planning and Engineering Departments. No other
Departments are affected by the background study and the preparation of an
Official Plan Amendment that is the focus of Stage One of the Study.
ATTACHMENTS:
Figure 1
Amendment Area
Figure
2 Proposed Extension of Miller Avenue
to Birchmount Road
Appendix ‘A’ Draft Official Plan Amendment
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Alan Brown, C.E.T.
Director of Engineering
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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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