Report to: Development Services Committee Report Date: June 19, 2007

SUBJECT: RECOMMENDATION REPORT

Stringbridge Investments Limited

3495 Highway 7 (south side, west of Town Centre Blvd)

Application for site plan approval for a 4-storey office building

File No. SC: 06 135995

PREPARED BY: Scott Heaslip

Senior Project Co-Ordinator

Central District

Ext. 3140

RECOMMENDATION:

That the report dated June 19, 2007, entitled “Stringbridge Investments Limited, 3495 Highway 7 (south side, west of Town Centre Blvd), Application for Site Plan Approval for a 4-storey office building, File No. SC 06 135995,” be received;

That the application for site plan approval be endorsed, in principle, subject to the conditions attached as Appendix “A” and the following:

1. That the building elevations be refined as outlined in the staff report, to the satisfaction of the Director of Planning and Urban Design.
2. That the Owner obtain a minor variance and/or temporary use permission as outlined in the staff report to permit the proposed number and location of parking spaces on a temporary basis.
3. And that site plan approval be delegated to the Director of Planning and Urban Design or her designate, to be issued once the conditions outlined above have been satisfied. Site Plan approval is issued only when the Director has signed the site plan;

And that Council authorize the enactment of a by-law to remove the Hold Provisions H1 and H2 from the zoning of the subject lands, upon application by the Owner, once the conditions outlined in the staff report have been satisfied;

And that the Mayor and Clerk be authorized to execute a hoarding agreement, in a form satisfactory to the Town Solicitor and the Commissioner of Development Services, with Stringbridge Investments Limited.

And that this endorsement shall lapse and site plan approval will not be issued, after a period of three years commencing June 19, 2007, in the event that the site plan agreement is not executed within that period.

And that Staff be authorized and directed to do all things necessary to give effect to this resolution.

EXECUTIVE SUMMARY:

Stringbridge Investments Limited is requesting site plan approval for a proposed 4-storey office building fronting on the south side of Highway 7, west of Town Centre Boulevard.

The development conforms with the approved Precinct Plan and is recommended for endorsement, subject to the conditions outlined in this report.

The Owner will be required to obtain a minor variance to address the proposed number and location of parking spaces.

Staff recommend that Committee endorse the application and delegate site plan approval to the Director of Planning and Design, to be issued once the conditions outlined in this report have been satisfied.

The zoning of the property is subject to holding provisions. Staff will bring a by-law to Council to remove the applicable hold provisions once the conditions have been satisfied.

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 recommend that Committee endorse the application by Stringbridge Developments Limited for site plan approval for a proposed 4-storey office building on the south side of Highway 7, west of Town Centre Boulevard, and to delegate site plan approval to the Director of Planning and Urban Design.

BACKGROUND:

Property and Area Context (Figures 2 and 3)

Stringbridge Investments Limited owns the majority of the block bounded by Highway 7, South Town Centre Boulevard, Clegg Road and Rodick Road. The overall Stringbridge holding has an area of 5.7 hectares (14 acres) and presently contains two industrial buildings fronting on Clegg Road. The remainder is vacant.

To the north across Highway 7 is Tridel’s Circa @ Town Centre condominium development, and vacant lands owned by Tridel-Dorsey. To the south–east is Times Development’s Majestic Court Condominium, which is under construction. To the east across South Town Centre Boulevard are office and condominium apartment buildings under construction by Liberty Development Corporation. To the south across Clegg Road are existing industrial developments. To the west are vacant lands owned by Hydro One (see Figure 3).

Proposed development (Figures 5, 6 and 7)

The applicant proposes to develop 0.86 hectares (2.1 acres) of the property with a

4-storey, 5522 m² (59,433 ft²) office building, fronting on Highway 7.

The building is proposed to be sited close to Highway 7 and to the main driveway onto Highway 7 opposite Circa Drive to create an urban edge to these streets.

A total of 172 parking spaces are proposed, with 138 spaces in a surface lot to the rear (south) of the building and in a 34 space garage within the basement level of the building.

The building is proposed to be primarily faced with green tinted glazing, accented with stucco finished columns and pilasters up to the top of the second floor level to add visual interest and create a more pedestrian scale relationship to Highway 7. The building is intended to eventually be paired with an attached mirror image building, to the east.

OPTIONS/ DISCUSSION:

Proposed development conforms with Markham Centre Secondary Plan

The subject lands are designated “Commercia1” in the Official Plan and “Community Amenity – Major Urban Place” in the Markham Centre Secondary Plan (OPA 21). Permitted land uses within this designation include a mix of residential, commercial, employment, and community uses. The Major Urban Place component of this designation recognizes that the highest concentration of development and greatest variety of activities within the District will be located on lands with this designation, and that a mix of residential, commercial, employment and supporting uses will be provided, either within single buildings or within development blocks. This proposed development is consistent with the policies of the Official Plan and the Markham Centre Secondary Plan.

Proposed development is consistent with Precinct Plan

The Markham Centre Secondary Plan (OPA 21) requires a Precinct Plan to be prepared by the landowners on a sub-district basis to establish guidelines for detailed land use, built form, pedestrian and vehicular access and landscaping which meet the intent of the Secondary Plan. A revised Precinct Plan for Stringbridge lands (Figure 4), approved by Council in June, 2005, provides for a strong built form of office development along the Highway 7 frontage, with structured parking to the rear. The proposed development is generally consistent with the approved Precinct Plan.

Markham Centre Advisory has reviewed proposed development

The Markham Centre Advisory Group reviewed the proposed development on March 20, 2007. Overall, the Advisory Group felt that the proposed development was generally on-target relative to the Performance Measures document. The Group expressed concern with the layout of the parking area and with certain of the building materials. The Group was also concerned that the building is not proposed to be LEED certified.

The applicant has responded to these concerns, as follows:

• The design of the surface parking area and internal road network have been refined to reinforce the potential future role of the main east-west and north-south driveways as quasi-public roads, rather than an on-site driveways.
• The details of the building elevations have been revised in consultation with the Town Architect to better address the relationship to Highway 7 and to the main driveway on the west side of the building. The applicant has also agreed to upgrade the columns from stucco finish to precast concrete.
• The applicant advises that given the small scale of the building and that it is being proposed as a speculative venture (no lead tenant), it would not be economically feasible to incur the additional costs of LEED certification. However, the applicant has committed to connect the building to District Energy and use light coloured reflective roofing materials and high efficiency windows, wherever possible.

Temporary provisions for parking, in accordance with the Markham Centre Parking Strategy

The subject lands are zoned “Markham Centre Downtown Two” (MC-D2) by the Markham Centre Zoning By-law No. 2004-196, as amended.

The applicant is proposing to provide a total of 172 parking spaces, representing a ratio of 1 space for each 28 square metres of net floor area, whereas the by-law requires parking to be provided at a maximum ratio of 1 space for each 37 square metres (129 spaces), and does not permit more than the required number of parking spaces to be provided. The applicant is also proposing to provide 80% of the parking spaces on a surface lot, whereas the by-law permits only 20% of parking to be located in a surface lot.

Staff acknowledge that until the Viva service along Highway 7 has matured, the applicant will need to provide a greater number of parking spaces than contemplated by the by-law in order to be successful in leasing the building. The approved Precinct Plan for the Stringbridge lands (Figure 4) anticipates that during early phases of development, the majority of parking will be provided in surface lots, with parking structures and underground parking being phased in at a later date. The Markham Centre Parking Strategy contemplates a number of mechanisms to deal with the transition from current market demand for parking to an end state where there is a much stronger reliance on public transit. One mechanism would be the adoption of a temporary use by-law which would then be re-evaluated in three years. A second mechanism, which was employed for the Honeywell building on the Remington lands, was a minor variance for a five year term. At the end of this period staff would be in a much better position to evaluate the parking requirements based on the modal split in place at that time.

Holding Provisions H1 and H2 need to be removed

The zoning of the subject property is currently subject to Holding Provisions H1, H2 and H6 of the Markham Centre zoning by-law.

Holding Provision H1 relates to the execution any required agreements with the Town, and can be removed following execution of the required site plan agreement.

Holding Provision H2 relates to the Parking Strategy for Markham Centre, and can be removed following approval of the temporary minor variance permitting the proposed number and location of parking spaces.

Staff will bring a by-law forward to Council to remove Holding Provisions H1 and H2, upon application by the Owner, once all of the conditions outlined in the recommendations of this report have been satisfied.

Holding Provision H6 (which restricts the permitted floor area for the Stringbridge lands until traffic/transportation studies have been approved) does not need to be removed for the proposed development to proceed.

Markham Centre Enhanced Hoarding Program

The purpose of the enhanced hoarding program is to help define the Markham Centre area, identify developments as Markham Centre projects, and to co-ordinate the look and visual impact of hoarding programs in the area. Staff have requested the Owner to participate in this program. The staff recommendation includes a provision authorizing the Mayor and Clerk to execute the required hoarding agreement with Stringbridge.

FINANCIAL TEMPLATE (external link):

Not applicable.

ENVIRONMENTAL CONSIDERATIONS:

Not applicable.

ACCESSIBILITY CONSIDERATIONS:

Accessibility issues related to the building will be addressed through the provision of handicapped accessible walkways, entrances and parking spaces in accordance with the Building Code.

ENGAGE 21^ST CONSIDERATIONS:

The proposed development will support the following key goals of “Engage 21^st Century Markham”:

Economic Development - The proposed office building will contribute to the development of Markham Centre as a mixed-use “Town Centre” for Markham.

BUSINESS UNITS CONSULTED AND AFFECTED:

This application was circulated to internal departments (Fire, Building, Engineering, Design, Legal and Waste Management) and the Region of York. All requirements of Town departments and the Region will be incorporated into the final plans and secured in the site plan agreement.

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: Site Location

Figure 2: Area Context and Zoning

Figure 3: Aerial Photo

Figure 4: Approved Precinct Plan

Figure 5: Site Plan

Figure 6:  Building Elevations

Figure 7: Perspective from Highway 7

Appendix ‘A’ – Conditions of Site Plan Approval

Applicant: Brian Seath

H and R Developments

3625 Dufferin Street, Suite 500

Toronto, Ontario

M3K 1N4

Telephone: (416) 635-7520, ext. 524

Fax: (416) 635-9921

Email: bseath@hr-dev.com

File path: Amanda\File 06 135995\Documents\Recommendation Report

APPENDIX ‘A’

Conditions of site plan approval

1. That the Owner enter into a site plan agreement with the Town and the Region of York containing all standard and special provisions and requirements of the Town and the Region of York, and the specific requirements identified in the staff report.

2. That the site plan agreement include provisions for payment by the Owner of all applicable fees, recoveries and development charges, and cash-in-lieu of parkland dedication.

3. That prior to submission of the final site plan and elevation drawings, the Owner shall provide a legal survey to the Town and the Region of York confirming the alignment of the proposed driveway onto Highway 7 with the Circa Drive on the opposite side of the road.

4. That prior to the execution of the site plan agreement, the Owner shall submit final site plan and building elevation drawings which include building materials, colours and details, for approval by the Director of Planning and Urban Design or her designate.

5. That prior to the execution of the site plan agreement, the Owner shall submit Landscape Plans, including streetscape details, prepared by a Landscape Architect having membership with the Ontario Association of Landscape Architects for approval by the Town. The landscaping shall be installed properly, cared for and maintained to the satisfaction of the Town.

6. That the Owner provide and implement a detailed stormwater management plan, including quality control measures/devices to the satisfaction of the Director of Engineering.

7. That the Owner convey all required easements for storm sewers and overland flow routes to the Town.

8. That the Owner obtain permission from the Region of York to connect to the Regional sanitary sewer on Clegg Road, if required.

9. That the Owner obtain all necessary approvals from the Regional Municipality of York Transportation and Works Department and convey any lands required by the Region for road widening purposes.

10. That the Owner convey easements in favour of the Town over the north-south driveway onto Highway 7 and the main east-west driveway to ensure unimpeded public access to these driveways and the associated walkways.
11. 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.

12. That the Owner connect the building to the District Energy network.

13. That the Owner participate in the enhanced hoarding program for Markham Centre.

14. That the Owner provide and implement a comprehensive TDM plan which clearly identifies bike parking, carpool parking, provision of shower facilities for office staff using alternate forms of transportation and any other measures to promote alternative modes to the single occupant vehicle.

15. That provisions for Fire Routes, yard hydrants, Siamese connections and other emergency access requirements be to the satisfaction of the Town Fire Department.
16. That provision for snow storage, sidewalk alignment and maintenance be to the satisfaction of the Town’s General Manager of Operations and Director of Engineering.

17. That the Owner pay for all costs associated with the relocation of utilities within the right-of-way, as may be required.

18. That the Owner provide and implement erosion control measures during construction and obtain a Topsoil Removal Permit to the satisfaction of the Director of Engineering.

19. That the Owner comply with all requirements of the Town and authorized public agencies, including Power Stream, to the satisfaction of the Commissioner of Development Services.

20. That the site plan agreement provide for the installation of odour control units within any restaurants.