Report to: Development
Services Committee Date of Meeting: June 6, 2006
SUBJECT: Application for Site Plan Control Approval
Ruland
Properties Inc. (The Remington Group)
Phase
I Apartment Buildings
Markham Centre
SC
06 107107
PREPARED BY: Richard Kendall,
Manager of Development, Central District, Extension 6588
RECOMMENDATION:
That the report dated June 6, 2006, entitled “Application for Site Plan Control Approval - Ruland
Properties Inc. (The Remington Group), Phase I Apartment Buildings, Markham
Centre” be received;
That
the application for site plan control approval by Ruland Properties for a
10-storey and 7-storey apartment building containing 188 units and linked by a
common lobby be endorsed in principle, subject to the
conditions attached as Appendix A;
That
site plan approval be delegated to the Director of Planning and Urban Design or
her designate, to be issued following execution of a Site Plan Agreement. Site Plan approval is issued only when the
Director has signed the site plan.
That the Owner execute the Markham Centre Landowners Group Agreement and pay
their proportionate share of the costs of community infrastructure and
facilities prior to final site plan approval to the satisfaction of the Town
Solicitor and Commissioner of Development Services;
That the Owner execute a Subdivision Agreement prior to final site plan
approval to the satisfaction of the Town Solicitor and Commissioner of
Development Services;
That Council authorize the enactment of a by-law to remove the Hold (H)
provision on the subject lands upon execution of the Subdivision and Site Plan
Agreements to the satisfaction of the Commissioner of Development Services and the
Town Solicitor; and,
That the Owner revise the building elevations and site plan to address the
concerns raised by staff and the Markham Centre Advisory Committee to the
satisfaction of the Commissioner of Development Services.
EXECUTIVE SUMMARY:
Council
granted draft plan approval to the Remington Group’s comprehensive, mixed-used
project ‘Downtown Markham’ in July, 2003.
This project serves to implement many of the Town’s objectives for
Markham Centre, including protecting for the introduction of rapid transit and
providing for a variety of development parcels to accommodate a wide range of
uses. The plan anticipates an
approximate 20 year plus build-out for the various phases and in July, 2004, the Markham Centre
Zoning By-law (2004-196) was enacted to implement the plan.
Since the granting of draft plan
approval and enactment of the By-law, the applicant has been working towards
addressing certain technical issues associated with the conditions of draft
plan approval, prior to executing a subdivision agreement. Addressing these technical issues will likely
result in certain amendments to the conditions of draft plan approval, which
will be the subject of a future staff report.
In the meantime, the applicants are proceeding with obtaining phase one
site plan approvals to be in a position to finalize building permits, once the
subdivision agreement has been executed.
This report recommends the
endorsement of the site plan application for the first two (10 and 7-storey)
apartment buildings (188 units) within the plan, subject to various conditions,
including the finalization of requisite subdivision and site plan agreements
and execution of a developer’s group agreement.
An allocation of 800 units has previously been granted to the Remington
Group at the time of draft plan approval in 2003.
FINANCIAL CONSIDERATIONS:
Not applicable
The purpose of this report is to
discuss and make recommendations on an application for site plan control
approval by Ruland Properties Inc. for a 10-storey and a 7-storey apartment
building within Phase 1 of their Downtown Markham project.
In July,
2003, Council granted draft plan approval to the Remington Group’s comprehensive,
mixed-used ‘Downtown Markham’ project.
It is a project which implements many of the Town’s objectives for
Markham Centre, including protecting for the introduction of rapid transit
through the centre; respecting and enhancing the Rouge River valley; providing
for a internal road network; creating a series of new public spaces and urban
parks, including a large, urban central park as a new focus for Town-wide
activities and celebrations; and, providing for a variety of development
parcels to accommodate a wide range of uses.
The plan
contributes to achieving the Markham Centre vision though the introduction of
up to approximately 362,750 square metres (3,904,736 square feet) of office and
business park uses, 33,755 square metres (363,348 square feet) of grade-related
retail and up to 3,889 residential units in a medium to high density built form.
The plan, which will be phased, anticipates an approximate
20 year plus, build-out, and
provides for a series of residential and mixed-use neighbourhoods and local
parks. Office uses are strategically
located within three large blocks between Enterprise Boulevard and Highway 407.
In July, 2004, the Markham Centre
Zoning By-law (2004-196) was enacted to implement the plan. This application represents another
significant step in the development of Markham Centre and realizing the Town’s
mixed use vision for an urban core.
Since the granting of draft plan
approval and enactment of the Zoning By-law, the applicant has been working
towards addressing certain technical issues associated with the conditions of
draft plan approval, prior to executing a subdivision agreement. Addressing these technical issues will likely
result in certain amendments to the conditions of draft plan approval, which
will be the subject of a future staff report.
In the meantime, the applicants are proceeding with obtaining phase one
site plan approvals to be in a position to finalize building permits, once the
subdivision agreement has been executed.
Project Description
The applicants are proposing to
construct the first two condominium apartment buildings within the
multi-building first residential phase of the project. Overall, the first phase apartment programme
provides for 12 apartment buildings and approximately 1,200 units, oriented
adjacent to the Civic Mall, along the extension of Birchmount
Road and on either side of the future Verclaire
Gate extension.
The first two buildings (A and B)
will be located at the northeast corner of Enterprise
Boulevard and West Valley
Drive (Figure 1).
The westerly Building (A) will be 10 storeys and is intended to serve as
a gateway stepping down to the east at the ninth and seventh floors (Figure 5). The second building (B) would be 7 storeys
and establish the height pattern for future buildings within this phase. Additional stepping and articulation will
occur at each level of the buildings.
The two buildings, which combined
will contain 188 units, will be linked by a one storey lobby, and share an
underground parking garage. Access to
these buildings will be via the public road network which services the adjacent
townhouse blocks. Key components of this
project include a green roof above the common lobby, bike storage facilities
within the underground garage, connection to District Energy, and a strong
urban edge to the street and adjacent Civic Mall. Ground floor units will have individual
access to outdoor patio spaces to further animate the base of the
buildings.
Building materials consist of a
combination of brick, precast columns and aluminum windows. Additional detailing has been introduced to
strengthen the building bases. Building
(A) also includes additional glass and aluminum elements on the westerly
elevation on the 10th floor to mark the entrance to the residential
precinct. Perimeter landscaping is
intended to compliment that proposed for the townhouse blocks to the north and
tie-in with streetscape concepts for Enterprise
Boulevard and the future park design process for
the Civic Mall.
Zoning and Official Plan
The lands are designated Community
Amenity Area within the Markham Centre Secondary Plan (OPA 21). This designation recognizes a range of medium
and high density residential uses, including the proposed apartment
buildings. The lands are zoned Markham
Centre Downtown Two MC-D2 Zone in the Markham Centre Zoning By-law, which
serves to implement the policies in the secondary plan and permits the
apartment buildings. Notwithstanding,
minor variances may be required to address certain setback issues with respect
to the Civic Mall and the internal road network. In addition, the applicants are proposing a
slight increase in the amount of residential parking to accommodate certain of
the larger units within the proposal.
Staff will review this parking request with the consultant who undertook
the Markham Centre Parking Strategy, prior to commenting on the minor variance
application.
Block Build-out Plan has been Submitted
The applicants have provided a
comprehensive plan demonstrating the complete build-out of the apartment and
associated townhouse blocks within this component of the first residential
phase. This plan (Figure 6) is
consistent with the approved precinct plan and demonstrates the applicant’s
ability to achieve the densities being requested and address various access,
servicing and open space requirements.
Site Plan Process is Proceeding Concurrently with other Technical
Approvals
The applicant is working towards finalizing
technical approvals associated with the draft plan approval of the larger
subdivision. Resolution of these
technical issues will likely result in amendments to the conditions of draft
plan approval, which will be the subject of a future staff report to Council. The applicants are seeking phase one site
plan approvals to be in a position to finalize building permits, once the
subdivision agreement has been executed.
The conditions of site plan
approval require the owner to execute a Subdivision Agreement prior to final
site plan approval being granted. It is
noted however, that the Toronto and
Region Conservation Authority, who the applicants have been working closely
with, have advised that they have no objection in principle to the application
subject to finalization of the Master Environmental Servicing Plan.
Proposal has been Reviewed by the Markham Centre Advisory
The applicant presented this
proposal to the Advisory Group at their meeting of April 20, 2006.
The Advisory rated the proposal Gold for its Built Form, Transportation
and Green Infrastructure components and Silver for its Open Space
elements. The Greenlands criteria were
not considered applicable in this instance.
While commenting that overall, the project was “on-target”, the Advisory
requested additional information regarding the green infrastructure
initiatives, and would like to assess the landscape elements in the context of
the larger block development, with a view to possibly improving the Open Space
ranking. The conditions of site plan
approval require the applicant to provide a green infrastructure plan as well
as address TDM initiatives associated with the apartment buildings.
Applicants are Targeting LEED Certification
In addition to the review of this
application through the Markham Centre Advisory, the developers are seeking
LEED certification. Specific measures
towards this certification include water reduction through efficient
landscaping and green roof technology, use of construction methods and
materials to improve air quality, as well as sorting and streaming of
construction waste.
Departmental / Agency Comments
The Fire Department has identified
their requirements for this project which have been addressed in the conditions
of approval.
The Engineering Department
requires site servicing, grading and stormwater management reports prior to
final approval. A Functional Traffic
Design Study has been submitted and is currently being reviewed. Noise and vibration studies will also be
required in accordance with the conditions of draft plan approval.
Since the apartment buildings are
located adjacent to the Civic Mall, which will eventually accommodate the
future dedicated rapid transit alignment, York Region Rapid Transit has
requested additional information regarding the design and interface with the
transit corridor. While the timeframe
for the introduction of the dedicated transit line has not been determined, it
will be important that the design of the Civic Mall “signal” to future
purchasers that transit will be located adjacent to their buildings. This could be achieved in part through the
landscape design plan for the Civic Mall, which the Town will be addressing in
concert with the Remington Group as part of the Phase 1 subdivision approval.
Toronto and Region Conservation Authority (TRCA) has Provided Comments
The TRCA advises that the
MESP for this area has not been finalized, with issues pertaining to stormwater
management and stormwater infiltration remaining to be resolved. The Authority notes that this portion of
Remington’s development is not adjacent to the Rouge
Valley corridor, and would not
directly impact upon any significant natural features. Accordingly, TRCA
staff have no objection, in principle, to the proposed site plan applications,
subject to the remaining MESP issues being resolved in advance of this
development proceeding, and final site plan approval not being provided until
the subdivision agreement has been executed.
The conditions of site plan approval reflect this requirement.
Servicing Allocation is Available
In concert with the processing of
the applications for zoning amendments and draft plan approval, the Town
previously granted a servicing allocation of 800 units to the Remington
Group. This allocation was predicated on
the applicants up-fronting the cost of constructing Enterprise
Boulevard and entering into a Developer’s Group
Agreement. Consequently, allocation is
available to this phase of the project.
The conditions of site plan approval require the applicant to enter into
the group agreement to ensure they provide their share of the costs associated
with community infrastructure and facilities.
FINANCIAL TEMPLATE (Separate Attachment):
ENVIRONMENTAL CONSIDERATIONS:
This
proposal has been evaluated against the Markham Centre Performance Measures and
has been rated “on-target”, and the applicants advise they are seeking LEED
certification. This project is another step
in achieving the Markham Centre vision.
While issues of Green Infrastructure will continue to be addressed in
concert with the Advisory’s on-going review of this and other applications in
Downtown Markham, elements of Green Infrastructure include a green roof
on the lobby structure, District Energy connections, and bike storage facilities.
ACCESSIBILITY CONSIDERATIONS:
There are no accessibility implications for the
Town in this report.
ENGAGE 21ST CONSIDERATIONS:
The
proposal aligns with the following key Town of Markham Corporate Goals: Managed Growth, Quality Community
and Infrastructure Management.
BUSINESS UNITS CONSULTED AND AFFECTED:
The applications have been circulated to
applicable departments and agencies for comment, and their requirements have
been included as conditions of approval.
CONCLUSION:
Subject
to resolution of subdivision requirements, the apartment buildings represent a
significant initial step in the development of Downtown Markham and in
achieving the Markham Centre vision of a dynamic, transit supportive,
people-friendly and sustainable mixed-use community.
RECOMMENDED BY:
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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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Figure
1: Site Location
Figure
2: Area Context and Zoning
Figure
3: Aerial Photo
Figure
4: Proposed Site Plan
Figure
5: Proposed Elevations
Figure
6: Draft Block Plan
APPENDIX A
– Conditions of Site Plan Approval
Q:\Development\Planning\Teams\Markham
Centre\Coordinator\Remington\Phase 1 Apartment Site Plan\Phase 1 Apartment Site
Plan Report.doc
APPENDIX
A – CONDITIONS OF SITE PLAN APPROVAL
1. That prior to final site
plan approval the Owner revise the site plan to comply with the applicable
zoning, or shall obtain variances for relief from the setback, parking and
other requirements of the by-law to accommodate the building programme, as
described in this report;
2. That prior to final site
plan approval the Owner provide easements respecting public access connections
through the subject lands to the satisfaction of the Commissioner of
Development Services and the Town Solicitor;
3. That prior to final site
plan approval the Owner prepare an overall utility plan (Composite Utility
Plan) to the satisfaction of the Town for the Phase 1 lands. The plan shall
comply with the approved streetscape design criteria for Markham Centre, and
minimize the exposure of above grade service structure/equipment to the
satisfaction of the Commissioner of Development Services, and that the approved
utility plan be included in the material displayed in the sales centre;
4. That prior
to final site plan approval, the Owner enter into an agreement with the Town which
shall be registered on title, committing not to enter into any agreements of
purchase and sale with anyone, including individuals, other developers or
builders, for any units within the plan area unless servicing allocation has
been assigned by the Town in consultation with the Markham Centre Landowners
Group. The Owner further agrees to save
harmless the Town and Region from any claim or action as a result of servicing
capacity not being available when anticipated;
5. That prior to final site plan
approval, the Owner shall submit final drawings including, but not limited to,
site plans and elevation drawings, an underground parking layout plan, grading,
servicing and engineering drawings that comply with all requirements of the
Town and authorized public agencies, to the satisfaction of the Commissioner of
Development Services;
6. That prior to final site plan
approval the Owner shall submit a Landscape Plan, including a detailed lighting
submission, prepared by a Landscape Architect, having O.A.L.A. membership for
approval by the Commissioner of Development Services, prior to the execution of
the site plan agreement;
7. That the Owner enter into
a Site Plan Agreement with the Town, containing all standard and special
provisions and requirements of the Town and other public agencies, including MTO
and York Region; and, including the specific requirements identified in the
staff report, prior to final site plan approval;
8. That the Owner satisfy cash-in-lieu
of parkland obligations for the apartment buildings, in accordance with the
Parkland Principles for Markham Centre and pursuant to the Markham Centre
Secondary Plan and the Markham Centre Developers Group Agreement, to the
satisfaction of the Commissioner of Development Services.
9. That the Owner pay its proportionate
share of development charges in accordance with Area Specific Development
Charge By-laws;
10. That the location, size and
construction of all refuse storage areas and recycling facilities, and
arrangements for waste collection be to the satisfaction of the Town of Markham
Waste Management Department;
11. That provisions for Fire Routes,
yard hydrants, Siamese connections and other emergency access requirements be
to the satisfaction of the Fire Department;
12. That provision for snow removal and storage,
sidewalk alignment and maintenance be to the satisfaction of the General
Manager of Operations and Director of Engineering;
13. That the Owner provide and implement
a detailed stormwater management plan, including quality control
measures/devices, as well as provide noise and vibration studies to the
satisfaction of the Director of Engineering;
14. That the Owner comply with all
requirements of the Town and authorized public agencies, including PowerStream,
to the satisfaction of the Commissioner of Development Services;
15. That the Owner provide confirmation
that height and lighting of the buildings meets the requirements of Transport Canada,
including applicable warning clauses;
16. That the Owner provide confirmation
that they have addressed the requirements of York Region Rapid Transit,
including grading and landscaping details;
17. That the Owner provide and implement
a TDM plan which clearly identifies bike parking, and any other measures to
promote alternative modes to the single occupant vehicle;
18. That the Owner provide and implement
a comprehensive Green Infrastructure plan, which includes the introduction of
green roof technology on the lobby building and provides for connection to the
District Energy network, to the satisfaction of the Commissioner of Development
Services;
19. That the Owner participate in the
enhanced hoarding programme, and that staff be authorized to enter into a
Hoarding Agreement with the Owner;
20. That any Town support for minor
variances to the oversupply of parking be site specific in nature, only associated
with the larger residential (2 bedroom +) units and, subject to a parking
demand study;
21. That this endorsement shall lapse and site plan approval
will not be issued after a period of three years commencing June 6, 2006, in the event that the site plan agreement is
not executed within that period.