Report to: Development Services Meeting                           Date of Meeting: October 17, 2006

 

 

SUBJECT:                          PRELIMINARY REPORT

                                            Town initiated Official Plan, Secondary Plan and Zoning By-law Amendments to implement the approved land use and urban design vision for the Highway 48 Corridor between 16th Avenue and Major Mackenzie Drive (OP 06 129338 and ZA 06 129342)

 

PREPARED BY:               Nilesh Surti, Planner, ext. 4190

                                            East District Team

 

 

RECOMMENDATION:

That staff be directed to prepare Official Plan, Secondary Plan and Zoning By-law amendments (OP 06 129338 and ZA 06 129342) to implement the approved land use and urban design vision for the Highway 48 corridor between 16th Avenue and Major Mackenzie Drive.

 

That the draft documents be circulated to all landowners in the area, for review and comments;

 

And that a Public Meeting be held to consider these draft amendments.

 

EXECUTIVE SUMMARY:

Not applicable

 

FINANCIAL CONSIDERATIONS:

Not applicable

1. Purpose                     2. Background                      3. Discussion                        4. Financial        

 

5. Others (Environmental, Accessibility, Engage 21st, Affected Units)             6. Attachment(s)

 

PURPOSE:

The purpose of this report is to provide preliminary information regarding Official Plan, Secondary Plan and Zoning By-law amendments initiated by the Town to implement the approved design vision and land use guidelines for the Highway 48 corridor between 16th Avenue and Major Mackenzie Drive as proposed in the Highway 48 Urban Design Study and to recommend that a Statutory Public meeting be held.  


 

BACKGROUND:

Study Area and surrounding context

The Highway 48 corridor area comprises lands on the east and west side of Highway No. 48 between 16th Avenue and Major Mackenzie Drive, north of the Markham Village Heritage District (See Figure 1). 

 

The lands on the west side of Highway No. 48 are largely vacant and generally consist of larger parcels in the ownership of major developers.  The Markham Museum is situated south of the development parcels on the west side.  A woodlot of approximately 2.5 hectares (6.2 acres) is also located on the west side of Highway No. 48 north of Edward Jefferys Avenue. 

 

The lands on the east side of Highway No. 48 are generally comprised of smaller parcels, many of which are occupied by existing industrial/commercial buildings.  At the southeast corner of Highway No. 48 and Bur Oak Avenue is the Mount Joy GO Station.  The watercourse known as the Mount Joy Creek traverses the lands east of Highway No. 48, just south of Major Mackenzie Drive, then meanders down to Anderson Avenue and along the railroad tracks in open and enclosed channels.  The area includes the intersection of three collector roads with Highway No. 48, namely Castlemore Avenue, Bur Oak Avenue and Edward Jefferys Avenue. 

 

Adjacent land uses east and west of the Highway 48 corridor are predominantly low and medium density residential development within the communities of Wismer Commons and Greensborough.  Lands to the north, across Major Mackenzie Drive, are vacant and outside the current urban boundary. 

 

Highway 48 Urban Design Study

An urban design vision for the Highway 48 corridor between 16th Avenue and Major Mackenzie Drive was endorsed by Council on October 25, 2005, following the completion of the Highway 48 Urban Design Study.  This study helped to establish consistent land-use and urban design guidelines for the new emerging developments and the redevelopment of existing uses within the area.   

 

The study developed by Brook McIlroy Inc, created six districts within the Highway 48 corridor distinguished by their existing conditions, available opportunities and the different development pressures.  In addition, the study outlined three design scenario possibilities for the lands that fall within the Mixed-use and Large Format Retail District on the west side of Highway 48, north or Bur Oak Avenue (See Figure 2, 3A, 3B and 3C).  In addition, the study also included three streetscape treatments for the Highway 48 corridor.

 

Proposed Official Plan and Zoning By-law amendment to incorporate the urban design and land use guidelines in the Highway 48 Urban Design Study

In addition to endorsing the Highway 48 Urban Design Study in October of 2005, Council authorized staff to prepare, in consultation with affected landowners, Official Plan, Secondary Plan and Zoning By-law amendments to implement the urban design vision for the Highway 48 corridor. 

 

The Highway 48 Urban Design Study provides urban design and land use guidelines to be used in the evaluation of future development applications within the Highway 48 corridor between 16th Avenue and Major Mackenzie Drive.  In order to implement the approved design and land use guidelines for the Highway 48 corridor amendments are required to the Official Plan, Secondary Plan and Zoning By-laws.  The following are the key design principles for the Highway 48 corridor that will be incorporated into the text of the Official Plan: 

 

1.       Highway 48 corridor will be a compact, mixed use district incorporating commercial and higher density residential uses. 

2.       Highway 48 corridor will be defined by buildings located close to the street, with on-site parking located at the rear or internal to the site.

3.       Larger format retail uses will be integrated with smaller format retail and other uses.

4.       Parking will be a combination of surface, on-street and structured.  Surface parking will not be a dominant feature.

5.       An attractive built form and streetscape edge transition will be provided to the historic main street.

6.       High density residential uses potentially in mix use buildings will be encouraged in the vicinity of the GO Transit station.

7.       Highway 48 corridor will be connected to the adjacent residential communities with appropriate transitions in height and mass of buildings.

8.       Alternative modes of transportation including walking, cycling and transit will be supported.  

 

The existing zoning for the Highway 48 corridor also needs to be updated to be consistent with the approved Highway 48 Urban Design guidelines. 


 

OPTIONS/ DISCUSSION:

Current Official Plan and Zoning

The majority of the lands on the west side of Highway No. 48 fall within the Wismer Commons Secondary Plan Area.  These lands are designated Major Commercial Area in the Wismer Commons Secondary Plan.  A few properties located in the northwest quadrant of Highway No. 48 and 16th Avenue are not included in the Wismer Commons Secondary Plan and are designated Community Amenity Area in the Official Plan.

 

The lands on the east side of Highway No. 48 are not part of a Secondary Plan.  The lands between Major Mackenzie Drive and Bur Oak Avenue are designated Major Commercial Area in the Official Plan and the remaining lands between Bur Oak Avenue and 16th Avenue are designated Community Amenity Area (See Figure 4). 

 

These designations provide for a broad range of retail, office, service, community, institutional, entertainment and recreational uses as well as medium and high density housing, at appropriate locations. 

 

The lands on the west side of Highway No. 48 and north of Bur Oak Avenue are presently zoned Major Commercial (MJC) under By-law 177-96.  The lands south of Bur Oak Avenue are either zoned for commercial, agricultural, rural residential or institutional uses within By-laws 177-76, 304-87 and 1229, as amended.   The majority of the lands on the east side of Highway No. 48 are presently zoned for industrial and commercial uses within By-laws 177-76, 88-76 and 1229, as amended (See Figure 5). 

 

As discussed above, amendments to the Official Plan and Secondary Plan are required in order to incorporate the urban design vision and land use guidelines for the Highway 48 corridor into Official Plan policies. Specific policies will include statements regarding building placement, streetscape, built form, height, location of entrances, open space and parking.  Although the existing land use designations will not change, staff will address a more appropriate distribution of uses.  Furthermore, Staff will determine whether creating a new secondary plan for the Highway 48 corridor would be a more appropriate method of implementing the key design principles of the Highway 48 Urban Design Study or whether this goal can be achieved by adding area specific exceptions, which will be incorporated into the text of the Official Plan. 

 

Existing zoning will also be examined to determine whether any inappropriate uses (e.g. industrial/manufacturing, agricultural and automobile uses) should be removed, and also to incorporate new standards with respect to setbacks, build-to lines, lot frontages, lot area, building height, coverage, landscaping, etc. required to implement the vision for the area.

 

Preliminary discussions with the major landowners following Council’s endorsement of the Highway 48 Urban Design Study

As directed by Council, following the endorsement of the Highway 48 Urban Design Study, staff had preliminary discussions with the major landowners on the west site of Highway No. 48 between Bur Oak Avenue and Major Mackenzie Drive to determine an appropriate design scenario as proposed in the study.  At that time, the landowners indicated to staff that they wanted additional time to determine the implications of the study for their properties.  

 

Environmental Assessment for the future design of Highway No. 48

The Town is expected to embark on an Environmental Assessment for Highway No. 48 (including areas beyond the Highway 48 Corridor) to determine the appropriate number of lanes, the opportunity to provide on-street parking, the design of intersections, appropriate setbacks, etc.  The terms of reference for the Environmental Assessment is anticipated to be issued in November 2006 and the study is expected to be completed by late 2007 or early 2008.  The Highway 48 Urban Design Study included three streetscape design options for Highway No. 48, and these options will be forwarded to the Engineering Department for consideration as part in the Environmental Assessment review process.  The preparation of the draft Official Plan and Zoning By-law amendments will need to have regard for the Highway No. 48 Environmental Assessment study.   

 

Potential Benefits of Approval of new Official Plan policies and Zoning:

Some of the anticipated benefits include:

 

Concerns/Issues to be resolved

The following is a brief summary of concerns/issues raised to date.  These matters, and others will be addressed in a final staff report to be presented to Committee at a later date:

 

 

FINANCIAL TEMPLATE:

It is anticipated that the draft Official Plan Amendment will be prepared by staff, however, it is expected that a consultant will have to be retained to prepare the draft Zoning By-law amendment for the Highway 48 corridor.  This project (Project No. 7733) is anticipated to cost $5,000.00 and is included in the 2007 Capital Budget. 


 

ENVIRONMENTAL CONSIDERATIONS:

Not Applicable.

 

ACCESSIBILITY CONSIDERATIONS:

Not Applicable.

 

ENGAGE 21ST CONSIDERATIONS:

The proposed development is consistent with Markham’s Community Vision of managing growth proactively by providing additional commercial services in time to meet the demands of the growing communities of northeast Markham.  In addition, good urban design is also seen as critical to the success of the community.  Council’s endorsement of the Highway 48 Urban Design Study creates a vision, which will help to steer future development towards a high-quality, mixed-use, higher-density and pedestrian-friendly environment. 

 

BUSINESS UNITS CONSULTED AND AFFECTED:

The applications have been circulated to all Town departments, Ministry of Transportation and Regional Municipality of York, and their recommendations/ comments will be incorporated in the final report and implementing documents.

 

 

 

 

 

RECOMMENDED BY:

 

 

 

 

 

________________________________        _________________________________

Valerie Shuttleworth M.C.I.P., R.P.P.               Jim Baird, M.C.I.P., R.P.P.

Director of Planning and Urban Design  Commissioner of Development Services

 

ATTACHMENTS:

Figure 1 – Hwy 48 Urban Design Study Area Context

Figure 2 – Urban Design Districts

Figure 3A – Scenario 1 – Large Format Retail Units at the Rear

Figure 3B – Scenario 2 – Large Format Retail Units at the Street

Figure 3C – Scenario 3 – Internal Main Street

Figure 4 – Current Official Plan Designation

Figure 5 – Current Zoning

 

File Path:  Q:\Development\Planning\APPL\OPAPPS\Town Initiated OPA (Hwy 48 Corridor)\Preliminary Report.doc