Report to: Development Services Committee Date of Meeting: October 3, 2006

SUBJECT: PRELIMINARY REPORT

Co-operators Development Corp.

Application for Zoning Amendment to permit 3 residential apartment buildings with a total of 319 units.

34 Main Street Unionville, Markham Centre

File # ZA 06 120486

PREPARED BY: Anna Henriques, Planner – Central District

RECOMMENDATION:

That the staff report entitled: “Preliminary Report: Co-operators Development Group Inc. Application for Zoning Amendment to permit 3 residential apartment buildings with a total of 319 units at 34 Main Street Unionville, Markham Centre” (ZA 06 120486) be received;

And that a Public Meeting be held to consider the zoning amendment application (ZA 06-120486).

EXECUTIVE SUMMARY:

Not applicable

FINANCIAL CONSIDERATIONS:

Not applicable

1. Purpose 2. Background 3. Discussion 4. Financial 5. Environmental

6. Accessibility 7. Engage ^21st 8. Affected Units 9. Attachment(s)

PURPOSE:

The purpose of this report is to provide preliminary information regarding an application submitted by the Co-operators Development Corp. for a zoning by-law amendment at 34 Main Street Unionville and to recommend that a statutory Public Meeting be held to consider this application.

BACKGROUND:

Property and Area Context

The subject property is located within Markham Centre’s East Precinct, on the west side of Main Street Unionville, south of Highway 7 and west of Kennedy Road (Figure 1). The property encompasses an area of approximately 1.3 hectares (3.1 acres)

Surrounding land uses include the former Unionville Golf Centre to the north. This Golf Centre has recently closed down and the lands have been site plan endorsed for a future High School for Athletics and Healthy Active Living. To the east (across Main St Unionville) are existing residential dwellings and to the west is the future high school site and the CN rail line. Immediately south are lands owned by Sylmatt Investments. The future Enterprise Boulevard extension to Main Street Unionville is located just south of the Sylmatt Investments’ lands (Figure 3).

Proposal

This application for a zoning amendment has been filed to facilitate the development of 3 eight storey, residential apartment buildings with a total of 319 units. Building ‘A’ will have approximately 115 units, building ‘B’ will have approximately 117 units and building ‘C’ will have approximately 87 units. Building ‘A’ is proposed to front onto Main Street Unionville and buildings ‘B’ and ‘C’ will front onto a proposed future street (Street ‘A’) to be dedicated to the Town (Figure 4). Street ‘A is proposed to extend northwards from the future Enterprise Boulevard extension, through the western portion of the Co-operators site, and will continue northwards, terminating at the high school site. Construction of Street ‘A’ is dependent on the construction of this section of Enterprise Boulevard which is targeted for 2011, and the co-operation of the property owner to the south.

The applicant is proposing a link building between buildings ‘A’ and ‘B’. This building will be central to both buildings and will contain the main lobby, concierge area, underground parking access and approximately 120m² of amenity space.

To support the proposed apartment buildings, the applicant is proposing 384 parking spaces (1.2 spaces per residential unit), all of which will be located underground. The total number of parking spaces provided is consistent with the Markham Centre parking standards.

OPTIONS/ DISCUSSION:

Official Plan and Zoning

The property is designated “Commercial – Community Amenity Area (General)” in the Official Plan (OPA 21). This designation provides for medium and high density residential uses, subject to review of a specific development proposal and rezoning. The property is zoned Rural Residential One (RR1) (Figure 2). This zoning category does not permit the proposed use and therefore, a zoning amendment is required.

East Precinct Plan

The Markham Centre Secondary Plan (OPA 21), requires that Precinct Plans, a non-statutory guideline document, be endorsed by Council, prior to approval of any development application. The purpose of the Precinct Plan s to provide a planning context in which to evaluate future development applications.

In January of 2006, staff presented a draft Precinct Plan of the East Precinct to the Development Services Committee (Figure 6). This plan proposed a mix of land uses and outlined opportunities for future road, park and stormwater facilities.

The Plan will be presented to the Committee and Council for endorsement once matters associated with lands on the south side of YMCA Boulevard are resolved. This proposal is consistent with the land use patterns and height and density patterns established in the draft precinct plan.

Markham Centre Advisory Group

This application will be presented at a future meeting of the Advisory to discuss matters such as District Energy connections and evaluation of the Markham Centre Performance Measures.

Servicing allocation

Servicing allocation is not yet available for the proposed development. Staff will continue to process the zoning amendment application and any recommendation for approval will include the requirement for a HOLD (H) on the property. A condition for HOLD removal will be site plan approval, which will only be granted once servicing allocation has been secured for the proposed development. The applicant has advised that a site plan application will be submitted at a later date

Potential Benefits of Approval:

Approval of this application will provide for the development of lands within the East Precinct of Markham Centre. The proposal is consistent with the East Precinct Plan and the overall vision for Markham Centre which promotes the development of a more compact, transit supportive, pedestrian friendly, urban environment.

Issues/Concerns to be Resolved:

The following is a brief summary of the concerns/issues raised to date. These matters, and 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.

· A traffic impact study outlining potential impacts on Main Street Unionville, including but not limited to access, is to be submitted for review by staff;

· A noise study will be required to address potential noise impacts from adjacent land uses;

· Review by the Markham Centre Advisory Group;

· TRCA approval will be required;

· Timing of approval and relation to the lands to the south.

FINANCIAL TEMPLATE (Separate Attachment):

Not applicable

ENVIRONMENTAL CONSIDERATIONS:

The subject lands are adjacent to the school site which encompasses the Rouge River valleylands along the northerly property boundary. A 10m environmental buffer has been provided along this property line. Approval from the TRCA will be required prior to the By-law being brought forward to Council.

ACCESSIBILITY CONSIDERATIONS:

Not applicable

ENGAGE 21^ST CONSIDERATIONS:

This application aligns with the Town’s corporate goals of Managed Growth and Environmental Focus by proposing a balance between urban growth and the protection and enhancement of the natural environment surrounding it.

BUSINESS UNITS CONSULTED AND AFFECTED:

This application has been circulated internally and externally for comments.

RECOMMENDED

BY: ________________________ ________________________

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

Director, Planning & Urban Design Commissioner, Development

Services

ATTACHMENTS:

Figure 1 - Location Map

Figure 2 – Area Context/Zoning

Figure 3 – Air Photo

Figure 4 - Site Plan

Figure 5 - Elevations

Figure 6 - Draft East Precinct Plan

APPLICANT/AGENT: Brian Moss

Brian Moss and Associates

Tel: 905-831-8348

Fax: 905-831-7036

File path: Amanda\File 06 120486\Documents\Preliminary Report