REPORT TO DEVELOPMENT SERVICES COMMITTEE

 

 

 

 

 

TO:

Mayor and Members of Council

 

 

FROM:

Jim Baird, Commissioner of Development Services

 

Valerie Shuttleworth, Director, Planning & Urban Design

 

PREPARED BY:

Ron Blake, Senior Project Coordinator

West District Team

 

 

DATE OF MEETING:

April 4, 2006

 

 

SUBJECT:

RECOMMENDATION REPORT

Thornhill Yonge Street Study and Draft Amendments to the Markham Official Plan and the Thornhill Secondary Plan

(OPA 1)

File SD 03 106647

 

 

 

RECOMMENDATION:

That the report entitled “Recommendation Report:  Thornhill Yonge Street Study and Draft Amendments to the Markham Official Plan and Thornhill Secondary Plan (OPA1), File SD 03 106647” be received;

 

That the recommendations of Heritage Markham concerning the Thornhill Yonge Street Study, attached as Appendix A, be received;

 

That Urban Strategies Inc.’s final report entitled “Thornhill Yonge Street Study, 2005:  A Framework for Renewal, Reinvestment and Community Building”, distributed under separate cover, be endorsed as the basis for draft amendments to the Official Plan and Secondary Plan subject to the following clarifications and revisions recommended by staff:

 

  • That the option of height bonusing up to a maximum of one or two additional storeys in the Mid-Rise Street Related Mixed Use area (identified as the Heritage Main Street I designation in the draft Official Plan Amendment attached as Appendix A) would be within an overall maximum height restriction of 5 storeys;
  • That in order to ensure that the new 3-5 storey development is complementary to the character of the heritage area, that within the parameters of the Study’s proposed Built Form Guidelines, new mid-rise development be compatible with the basic tenets of traditional historical commercial architecture typically found in an older downtown setting.
  • That in reviewing public realm streetscape improvement on Yonge Street within the study area, consideration will also be given to including the public realm areas on Yonge Street outside of the study area, but within the heritage conservation district to ensure design consistency throughout the heritage district; and,
  • That all loose streetscape furnishings and fixed street furniture and lighting (including transit/bus shelters and kiosk) be reflective of and complementary to the heritage character of the area;
  • That balconies shall not be permitted along the Yonge Street frontage within the Thornhill Heritage Conservation District.

 

That a Public Meeting be scheduled to consider the staff-initiated amendments to the Markham Official Plan and the Thornhill Secondary Plan (PD 3-1), attached as Appendix B;

 

That the Thornhill Yonge Street Corridor be designated as a Community Improvement Project Area;

 

And that the draft by-law to designate the Thornhill Yonge Street Corridor as a Community Improvement Project Area, attached as Appendix C, be brought forward to Council, concurrent with the proposed amendment to the Thornhill Secondary Plan (PD 3-1).

 

PURPOSE:

The purpose of this report is to summarize the results and recommendations of the Thornhill Yonge Street Study undertaken by Urban Strategies Inc. (provided under separate cover); to summarize and address the comments and recommendations of Heritage Markham concerning the study; and to present a draft, staff initiated Official Plan Amendment, based on the Thornhill Yonge Street Study and clarifications/revisions recommended by staff, which will serve as a key document in the implementation of the study.

 

BACKGROUND:

Study Area and surrounding context:

The Thornhill Yonge Street Study is a joint planning study undertaken by the Town of Markham and the City of Vaughan, and prepared by Urban Strategies Inc.  The study focuses on the properties fronting directly onto Yonge Street, located between the Farmer’s Market site on the south side of Elgin Street, northward to the northern boundary of the Thornhill Mews property north of Thornhill Summit Drive.  (see Figure 3).  The portion of the study area on the east side of Yonge Street is within the jurisdiction of the Town of Markham.

 

Existing land uses consist of a mix of commercial, retail, and medium and high density residential uses on both sides of Yonge Street.  In addition, there are three remaining heritage buildings within the study area on the Markham side:  two properties at the south east and north east corners of Colborne Street and Yonge Street and a third heritage building at the northern boundary of the study area that was incorporated into the Thornhill Mews redevelopment, built approximately 15 years ago.  Other than the remaining heritage buildings noted above, much of the development on the Markham side dates from the 1950’s to 1970’s, is characterized by low rise buildings with extensive front yard parking, and is generally not sympathetic  to the heritage character of the Thornhill Heritage Conservation District, or supportive of a pedestrian-oriented “Main Street” environment.

 

By contrast, the established low rise residential neighbourhoods immediately east and west of the study area, with their rich inventory of well preserved heritage houses, exhibit an attractive residential character and form the core areas of the Thornhill Heritage Conservation District.

 

Study initiated to promote revitalization of Yonge St. in Thornhill Village

Thornhill Village is an important heritage conservation district in both the Town of Markham and the City of Vaughan.  However, many properties fronting onto Yonge Street are in need of improvement and re-investment.  Periodic widening of Yonge Street, a poor pedestrian environment and unattractive streetscape, high traffic volumes and restrictive land use regulations have, to date, curtailed revitalization attempts within the study area.

 

The purpose of the Thornhill Yonge Street Study is to:

 

  • Identify broad goals and objectives of residents, the business community and landowners regarding the future of this portion of the Yonge Street corridor;
  • Develop an integrated urban design vision for Yonge Street, which encompasses both the Markham and Vaughan sides of the street;
  • Develop a strategy to enhance retail opportunities;
  • Establish a streetscape improvement program for Yonge Street;
  • Develop an implementation strategy.

 

The study has also informed York Region Transit’s work on the proposed Yonge Street Transitway.  During the course of the study, municipal staff and the consultant team worked very closely with York Region Transit to develop and enhance transitway cross sections and designs that would be appropriate for and improve this section of the Yonge Street Corridor.

 

Study Area incorporates part of the Thornhill Heritage Conservation District

The Study area overlaps a portion of the Thornhill Heritage Conservation District, in particular the properties fronting Yonge Street between the north side of John St. and the northern boundary of the Thornhill Mews Property north of Thornhill Summit Drive.  To the south, the properties fronting Yonge Street between the south side of John Street and the Farmer’s Market (south of Elgin Street) are not part of the Heritage Conservation District; only the boulevard portion of Yonge Street is within the heritage area.   The Thornhill Heritage District extends much further to the east of Yonge St., incorporating a large portion of the residential neighbourhood centred on John Street, and also extends further north, incorporating the East Don River Valley Lands north of the study area and the boulevard portion of Yonge Street between the northern boundary of the Toronto Ladies Golf Club and Kirk Drive.

 

Study Area characterized by overlapping jurisdictions

The study area falls within the jurisdiction of the Town of Markham, the City of Vaughan and the Region of York.  On the Markham side, several planning documents guide new development and redevelopment, including:

 

Provincial Policies and new planning initiatives:  The recent Provincial Policy Statement (2005), together with the Greenbelt Plan (February 2005) and the Places to Grow plan (2006) will shape future municipal policy directions and growth in the GTA.  These documents are aimed at maximizing growth opportunities within existing urban areas through infill and intensification.  Higher order transit corridors within urban areas are identified as key areas for intensification and redevelopment.

 

York Region Official Plan:  The York Region Official Plan establishes a commitment to invest in transit infrastructure, including streetscape enhancements within identified nodes and corridors.  The Yonge Street corridor is designated as a Regional corridor.  The Regional Plan supports mixed-use intensification along these corridors.  The Region recently refined its transit supportive land use policies, density targets and urban design performance standards through ROPA #43, adopted in December 2004.

 

Thornhill Heritage Conservation District Plan:   The Thornhill Heritage Conservation District was created in 1986 and is the Town’s oldest heritage district.  The District was adopted pursuant to Part V of the Ontario Heritage Act and the District Plan is adopted by municipal by-law.  The overall goal of the District Plan is to provide policies and guidelines in order to ensure the continuation and enhancement of the district’s historical, village-like ambience while providing for contemporary needs.  Two of the District’s objectives are to develop vacant building and redevelopment sites in a way which will enhance the district’s character; and to ameliorate the effects of Yonge Street on the district.  The Town is currently undertaking a comprehensive review of the existing policies and guidelines of the Heritage District Plan. 

 

Town of Markham Official Plan (1987) and the Thornhill Secondary Plan (OPA1):  Both of these documents designate the lands fronting Yonge Street north of John Street as Heritage Main Street Area; the lands south of the existing townhouse development on the south side of John Street as a Community Amenity Area and the existing townhouse development as Medium Density Housing.  A key provision of the Heritage Main Street Area designation is to preserve the “historical, village-like ambiance” of the Heritage Main Street Area.  Within this designation, mixed use development consisting of retail at grade and residential/commercial above is encouraged; densities are restricted to 0.75 to 1.0 FSI; and building height is limited to 3 storeys.  On the Community Amenity Area properties south of John Street, densities between 0.3 and 1.0 FSI are permitted, maximum building height is limited to 4 storeys, but may be increased through rezoning in accordance with criteria set out in the Secondary Plan.

 

Planned transit improvements will transform the Yonge streetscape

York Region Transit Planning has completed an environmental assessment study for a new dedicated bus transitway along the Yonge Street Corridor.  It is anticipated that the environmental assessment will be approved shortly by the Province.  The preferred transit way concept consists of two dedicated bus ways down the centre of Yonge Street, separated by a 3.5 metre wide landscaped median (see Figure 5).  Two north and south bound traffic lanes will be retained, as well as left and some right turn lanes at key intersections such as Yonge Street and Centre Street, John Street and Elgin Street.  A transit stop is proposed at Yonge and John Street.  The timing for these streetscape improvements has not yet been finalized, and will depend on the availability of funding from senior levels of government.

 

Staff has been successful in working with York Rapid Transit Plan and VIVA officials on the introduction of interim transit shelters and related street furniture that reflect the heritage characteristics of the heritage district.  It is expected that this cooperative approach will continue when the new dedicated bus transitway and its associated infrastructure are being designed and implemented.

 

DISCUSSION:

A new vision for Yonge Street in Thornhill Village

The Thornhill Yonge Street Study envisions Thornhill’s main street transformed - from a somewhat non-descript traffic artery into a vibrant, mixed-use main street with a balanced mix of residential, retail and commercial redevelopment, and an extensive and an integrated system of open spaces, public squares and private gathering areas (see Figure 5).  The vision builds on Thornhill’s many strengths: its healthy residential neighbourhoods, its strong heritage character, and municipal, regional and provincial planning and transit initiatives.  Key elements of the vision and land use recommendations set out in the study include:

 

  • A predominance of retail and commercial uses at street level, consisting of specialty retail, and neighborhood and convenience shopping;
  • An attractive transit and pedestrian supportive streetscape along Yonge Street consisting of hard surfaced streetscape elements with in-ground street trees, pedestrian scaled lighting, streetscape furnishings and a 3.5 metre raised landscaped median along the centre of the road;
  • Transit-supportive, mid rise intensification at key redevelopment sites consiting of 3 to 5 storey mixed use buildings within the Heritage Main Street Areas and 6 to 8 storey buildings in the Community Amenity Area south of John Street. These building heights were selected in order to meet two key objectives:  provide sufficient incentive to promote sensitive redevelopment along the corridor (in particular, to provide an incentive to develop underground parking on redevelopment sites); and to provide for development which will be compatible with and sensitive to the scale of existing heritage buildings and adjacent residential neighbourhoods;
  • Urban design and land use policies emphasizing appropriate transitions and compatibility between redevelopment sites and existing heritage and residential properties;
  • Protection and enhancement of heritage resources;
  • New public parks and open spaces fronting onto side streets accessing Yonge Street, including the Farmers Market south of Elgin; the north side of John Street at Yonge Street; and either the north or south sides of Thornhill Summit Drive at Yonge Street;
  • Limitations on the number of mid-block private driveways accessing Yonge Street, in order to provide a more pedestrian-supportive walking environment;
  • Linked parking areas and connecting laneways at the rear of properties fronting on Yonge Street, and a prohibition of new front yard parking areas on Yonge Street;
  • Promotion of underground parking in new development;
  • Detailed design guidelines to promote high quality urban design and site planning;
  • Unification of the Vaughan and Markham sides of Yonge Street through compatible Urban Design guidelines.

Extensive public consultation process

The study incorporated an extensive public consultation process including:

·        Visioning workshop on February 27, 2003

·        A stakeholder group meeting on May 5, 2003,

·        A Public open house on May 28, 2003;

·        A business and commercial Property owner “roundtable discussion” on July 3 2003;

·        A second stakeholder group meeting on November 27, 2003;

·        A second public open house on December 4, 2003

·        A third public open house on April 27, 2004

 

The Study was completed in four phases:

 

  • Phase 1 – Background information and analysis, identification of community goals and liaison with YRTP regarding transit way design options
  • Phase 2 – Development of alternative urban design and streetscape options
  • Phase 3 – Development of the draft Master Plan
  • Phase 4 – Final report

 

A comprehensive streetscape improvement program

In addition to the land use recommendations and proposed urban design guidelines, the study also contains recommendations for streetscape improvements within the study area (see Figure 6).  The improvements are intended to occur within the proposed 36 m. road allowance for Yonge St. through joint funding between York Region, Markham and Vaughan.  The study recommends that the streetscape improvements within the Yonge Street right of way would be undertaken at the time of transitway construction.

 

Within the 36 m. right of way, streetscape improvements include:

 

  • Construction of a 3.5 m continuous raised landscape centre median
  • Two dedicated transit lanes adjacent to the centre median
  • Four traffic lanes will be maintained
  • Provision of a 5.2 metre public boulevard on each side of the street (within the right of way) which will include decorative lighting, special paving and street tree planting.

 

In addition, the study recommends that building setbacks of a minimum 1.8 m from the Yonge Street right of way (and in some locations up to 5.2 meters from the right of way) be required in order to provide for additional boulevard width beyond the right of way.  This “enhancement area” would remain in private ownership and would be established through revised building setback requirements in zoning by-laws, and implemented through appropriate hard and soft landscaping treatments, as part of the site plan approval process.  It is intended that these enhanced setback areas would provide locations for outdoor café’s, produce display and similar activities.  

 

The study also recommends enhanced streetscape treatments at three key intersections (see Figure 5):  the Elgin/Arnold intersection; the John Street transit node; and the Centre/Yonge Street intersections; and the development of a “heritage art walk” (see Figure 7) on the east side of Yonge Street south of John Street which, due to the reverse lotting of the existing townhouses, provides no opportunity to develop street-oriented uses.  The intent of the installation is to convey the historic evolution of the Village of Thornhill through historic plaques, artwork and other installations, and will feature unique paving, decorative landscaping and the preservation of the existing mature trees.  A 33% equal split cost sharing agreement between the Region, Markham and Vaughan is recommended for these streetscape improvements.

 

It is important to note that a key element of the streetscape improvement program, particularly as it relates to the proposed boulevard improvements, is predicated on the future burial or relocation of the existing high voltage hydro lines along both sides of Yonge Street.  There may be an opportunity to address the burial/relocation of these lines when Yonge Street is reconstructed to accommodate the transitway.  However, if the hydro lines remain in place, the future potential to accommodate enhanced boulevard street tree plantings will be compromised.

 

Community Improvement Area

The designation of the study area as a Community Improvement Area under Section 28 of the Planning Act would permit Council to target the area for a variety of specific enhancements such as improvements to land, buildings, parking flow and streetscapes.  Municipalities can also provide grants or loans to property owners within Community Improvement Areas to assist in the costs of repairs and improvements.

 

An integrated Open Space system

The study recommends the incorporation of five new parkettes and open spaces within the study area (see Figure 5):  two at the Elgin/Arnold intersection; one on the north side of John Street at Yonge; one on the north side of Thornridge at Yonge (on the Vaughan side); and a fifth parkette at Yonge and Thornhill Summit.  These spaces will be designed to front mainly on the secondary streets, and will be passive in nature, functioning as community gathering spaces.  These parkettes will be acquired during the redevelopment process, and may require the purchase of land by the Town in cases where the proposed parkland exceeds Planning Act thresholds.

 

Comprehensive design guidelines for redevelopment sites

The design guidelines set out in the study promote high urban design standards for future redevelopment and infill, in order to enhance the pedestrian and visual character of the corridor and to ensure that existing heritage resources are protected and enhanced by new development.  The design guidelines address building heights; materials and design details; landscaping; parking, loading and access; and building massing, orientation and setbacks.

 

Implementation Strategy

The Thornhill Yonge Street Study sets out a detailed implementation strategy.  Key elements include:

 

  • Amendments to the Official Plan, Secondary Plan and Heritage District Conservation Plan to reflect the urban design and land use recommendations contained in the study;
  • Amendments to the Zoning By-law to allow for mixed use development along the corridor.  Zoning amendments would likely occur at the time of redevelopment or infill applications;
  • Designate the study area as a Community Improvement Plan area under Section 28 of the Planning Act, and adopt the Thornhill Yonge Street Study as the Community Improvement Plan for the area;
  • Explore the potential for establishing a Community Improvement Project Area Capital Budget and Community Improvement Fund to implement public realm improvements as outlined in the study;
  • Explore the potential for a joint Markham/Vaughan architectural review committee;
  • Establish a joint Vaughan/Markham “Streetscape and Transitway Project Management Team” to work collaboratively with the Region to implement the proposed transitway and streetscape improvements.

 

As a first step in the implementation process, staff have prepared a draft Official Plan and Secondary Plan Amendment, based on the land use and urban design recommendations set out in the study and clarifications/revisions recommended by staff.  The draft OPA is attached as Appendix B.  Staff recommend that a public meeting be scheduled to consider the policies contained in this document.

 

Study presented to Heritage Markham and the Architectural Review Committee

Staff presented the draft study to Heritage Markham on February 8th, 2006 and undertook more detailed discussions at the Heritage Markham Architectural Review Sub-Committee on February 22, 2006.  On March 8, 2006, Heritage Markham recommended that the feedback provided at the Architectural Review Sub-Committee be forwarded to staff for consideration in the preparation of this report to Development Services Committee (See Appendix A).

 

The feedback indicates that the study document contains many beneficial and positive proposals which will enhance the future quality and amenity of the Yonge Street corridor.  The feedback also notes some issues of concern which are summarized below, followed by a staff comment and/or recommendation:

 

a)      the negative impact of further widening of Yonge Street, and that transit initiatives rather than heritage conservation appears to be leading the direction of the Study’s recommendation

 

Comment: Yonge Street will be slightly widened to accommodate the introduction of the dedicated transit lanes.  The perception of a widened street will be lessened by the introduction of a landscaped centre median on Yonge Street and the introduction of new development scaled in mass and height to suit the size of the new street creating a defined urban space.  The Study recognizes that the transit initiative will have a major impact on Yonge Street, but it is only one of the factors which have shaped the Study’s overall recommendations.

 

It is also important to note that the consultants and municipal staff worked very closely with YRTP’s consultants to ensure that the impact of the proposed transit way would be minimized and integrated into the heritage district to the extent possible.  In this regard, the study team were successful in negotiating reduced vehicle lane widths (3.25 m instead of the typical 3.5 m width on Regional roads); reduced turning radii at intersections; and, in the section of the proposed transit way between Centre Street and Colbourne Street, where there is a reduced building to building distance between the heritage buildings on the Vaughan and Markham sides of the street, the study team were successful in negotiating a reduced right of way of 28 metres (vs. 36 metres elsewhere) for the transit way, in order to preserve the heritage buildings and at the same time provide a reasonable pedestrian boulevard at this very narrow point.

 

b)      the Vision Statement does not explicitly mention heritage issues

 

Comment: The Vision does address heritage issues.  Among other factors, the Vision “promotes protection for, and enhancement of heritage resources and their environs” (p. 36).  The concept plan illustrating the Vision also identifies the heritage buildings within the study area.  A number of key planning principles are also identified which build on established municipal and heritage preservation goals.  One of these key principles is to “protect and strengthen core assets-distinctive places and heritage resources”.

 

c)      The maximum building height within the heritage district (up to 5 storeys) and proposed densities are not compatible with the preservation of the village-like ambiance of old Thornhill

 

Comment: Historically, building heights on Yonge Street were in the 2-3 storey range and the buildings were, for the most part, independent structures.  However, most of the historic fabric of old Thornhill within the study area has disappeared and has been replaced with commercial strip mall type development that is not compatible. Unlike places such as Unionville, Forest Hill Village or Kleinburg, a large extent of the study area needs to be redeveloped to improve its overall character.  The opportunity to replace the existing strip plazas with three-storey mixed use development has existed for a number of years, but has not been pursued as it does not appear to be economically feasible within current policies and regulations.

 

The study proposes a new form of village environment which is greater in height and density.  There are a number of reasons why the consultant and staff support this approach, including: 

·        a desire to use the mass and scale of the building fabric to help narrow the perception of Yonge Street,

·        a desire to encourage reinvestment and offer development opportunities which will in turn improve the urban experience and commercial strength of the area,

·        mixed  retail-residential redevelopment appears to be the most viable development typology based on existing market conditions, but this requires a level of intensification to offset the land development and construction costs and attract investment; and

·        a desire to achieve below grade parking facilities, which is both expensive and necessary for most mixed use redevelopment projects.

 

The real challenge will be to ensure that the new infill is compatible with the heritage district’s character and Heritage Markham will have an active role in this task.  The Study does indicate that “new development should both respect the past and the heritage context of the neighbourhood, and foster a distinct main street character which is unique to Thornhill”.  However, the Study’s Built Form Guidelines promote “a healthy range of architectural expression and variation”.  It is suggested that the recommendation to endorse the Study indicate that in order to ensure that the new 3-5 storey development is complementary to the character of the heritage area, that within the parameters of the Study’s proposed Built Form Guidelines, new mid-rise development be compatible with the basic tenets of traditional historical commercial architecture typically found in an older downtown setting.

 

d)      The effect of the Study might be to shrink the boundaries of the heritage district

 

Comment:  The Study and its recommendation do not in any way propose to modify the boundaries of the heritage district.  The study area focused on properties that are primarily in commercial use fronting onto Yonge Street in Thornhill Village.  It included a number of properties south of John Street which are outside of the heritage district.  If the concern is that any future public realm streetscape improvements will not correspond to the heritage district boundaries (primarily to the north of the study area), staff has indicated that this issue can be addressed when detailed designs and funding are being negotiated.

 

It is suggested that the recommendation to endorse the Study indicate that in reviewing public realm streetscape improvements on Yonge Street within the study area, consideration will be given to including the public realm areas on Yonge Street within the heritage conservation district to ensure design consistency.

 

e)      A portion of Yonge Street containing several heritage buildings on the Vaughan side was not included in the study

 

Comment: The Study focused on properties in commercial use and those areas that appeared to have some intensification potential.  The Vaughan heritage buildings, which back onto extensive parkland, appear to function as a cohesive heritage enclave with limited commercial intensification potential.

 

f)       Increased densities will lead to traffic and parking infiltration into the nearby residential neighbourhood

 

Comment: The necessary parking requirements will be accommodated in underground facilities and/or rear surface parking lots.  As with all new development, the impact on adjacent streets can be monitored and if issues arise, appropriate restrictions can be introduced.

 

g)      Fewer Yonge Street entrances and integrated parking schemes at the rear of properties may lead to increased traffic speeds.  Also an absence of on-street parking potential on Yonge Street.

 

Comment: The elimination of individual driveway entrances on Yonge Street offers a safer environment for both drivers trying to enter onto Yonge Street and pedestrians on the sidewalk.  This is also a policy in the current Thornhill Heritage District Plan.  Drivers should be directed to use the integrated parking lots and enter Yonge Street at signalized intersections.  The absence of on-street parking recognizes the regional transportation function of Yonge Street.

 

h)      The future of the York Farmer’s Market

 

Comment: The Study recommends a new “market square” in front of the Octagon Restaurant.  Building on the tradition of the York Market, the Market and other community activities are proposed to continue in a new public square framed by existing and new mixed use development.  This will create an attractive and permanent home for the market, and a destination and amenity space for retail and leisure activities throughout the week.  A collaboration would be required between the two affected land owners as part of the private redevelopment of the site as it relates to parking.

 

i)        The proposal that street furnishings are to be “timeless” in design rather than having a heritage character

 

Comment: The Study suggests that both loose streetscape furnishings and fixed street furniture and lighting complement each other and be utilized throughout the study area to create a cohesive and harmonious image. Black or dark grey is recommended for the colour of these fixtures.  The Study does indicate that transit shelters, bus shelters and transit information kiosks should be timeless, without evoking any period or style.

 

It is suggested that the recommendation to endorse the Study indicate that all loose streetscape furnishings and fixed street furniture and lighting (including transit/bus shelters and kiosks) be reflective of and complementary to the heritage character of the area.

 

CONCLUSION:

The Thornhill Yonge Street Study contains recommendations for  appropriately scaled mixed use redevelopment and streetscape improvements which will enhance the pedestrian quality and amenity of the Yonge Street corridor through Thornhill.  Staff recommend that the study be received and endorsed subject to the points of clarification/revisions noted in the recommendations, that the comments of Heritage Markham be received, and that staff be authorized to schedule a public meeting to consider the draft Official Plan Amendment, based on the recommendations of the study and attached as Appendix B to this report.

FINANCIAL CONSIDERATIONS:

The Study contains order of magnitude cost estimates for the proposed streetscape improvements and a recommended funding strategy.  It is important to note that the study sets out a long term master plan for future redevelopment and streetscape improvements, and the cost estimates contained in the study are preliminary and conceptual.  More specific cost estimates will have to be based on future detailed streetscape and transit way design studies.  A multi-year implementation strategy, including partnerships arrangements, will be required.

 

ENVIRONMENTAL CONSIDERATIONS:

Vegetation will be affected by the proposed streetscape improvements, but this vegetation has been assessed by staff to be of poor quality.  The proposed Art Walk on Yonge Street will incorporate existing mature vegetation.

 

ATTACHMENTS:

Figure 1 – Location Map

Figure 2 – Air Photo

Figure 3 – Study Area

Figure 4 – Transitway Alternatives

Figure 5 – Vision

Figure 6 – Proposed Streetscape Cross Section

Figure 7 – Proposed Heritage Walk

 

Appendix A – Heritage Markham Resolution of March 8, 2006 and Architectural Review Sub-Committee Notes (February 22, 2006)

Appendix B – Draft Official Plan Amendment

Appendix C – Draft By-law to designate the Thornhill Yonge Street Community Improvement Project Area

 

 

 

 

 

 

 

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

 

 

 

File Path: 

Q:\Development\Planning\Teams\WEST\Thornhill main street study\staff report\REPORT TO DEVELOPMENT SERVICES COMMITTEE.doc

 

 

LOCATION MAP: