Report to: Development Services Committee                         Report Date: September 18, 2007

 

 

SUBJECT:                          Status Report:  Yonge Steeles Corridor Study

PREPARED BY:               Ron Blake, Development Manager West District

 

 

 

RECOMMENDATION:

That the Development Services Commission Report entitled “Status Report: Yonge Steeles Corridor Study”, dated September 18, 2007, be received;

 

And that the study proceed as outlined in this report.

 

EXECUTIVE SUMMARY:

Not applicable

 

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

 

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

PURPOSE:

This report provides an update on the current status of the Yonge Steeles Corridor Study, the work completed to date, and the next steps in the study process.

 

BACKGROUND:

The Yonge Steeles Corridor Study, which focuses on the east side of Yonge Street between Steeles Ave and the Farmer’s Market site (south of Elgin Street) (see Figure 1: study area and Appendix 1 – Terms of Reference – Yonge Steeles Corridor Study), was initiated in response to a variety of recent planning initiatives, infrastructure issues, and development applications within the Yonge Steeles area of Markham.  These include:

 

§      Regional Official Plan Amendment 43, which updates the Region’s policies for intensification within nodes and corridors;

§      The Provincial growth plan for the Greater Golden Horseshoe, which promotes intensification within existing urban boundaries;

§      York Region Transit’s plans for a dedicated transit way along Yonge Street. 

§      The recent Provincial Government announcement for funding of an extension of the Yonge subway line north to Highway 7;

§      Ongoing sanitary, storm and water servicing constraints in the older portion of the Thornhill Community west of Bayview Avenue;

§      Submission in June 2006 of a applications for Official Plan and Zoning By-law Amendment to permit an intensive mixed use development at the north east corner of Yonge Street and Doncaster Avenue.  The development consists of two office buildings of 10 and 3 storeys, two 39 storey and two 32 storey residential condominiums, and approximately 120,000 square feet of retail space.  This level of intensification represents a major departure from the intensification policies of the Thornhill Secondary Plan.

 

The purpose of the study is to:

§      Identify a preferred redevelopmet/intensification scenario and land use plan;

§      Ensure a pedestrian and transit supportive street level environment on Yonge Street and Steeles Avenue;

§      Provide appropriate transition between redevelopment sites and existing stable low density residential neighbourhoods;

§      Provide park, recreation and community services suitable for the anticipated population in the redevelopment area;

§      Assess transportation and servicing infrastructure and to determine required improvements to accommodate the preferred scenario;

§      Establish appropriate phasing of development;

§      Prepare an implementation strategy, including amendments to the Thornhill Secondary Plan and implementing zoning by-law.

 

The study is being undertaken in three phases, including:

§      Phase 1: Background Data Collection and Review

§      Phase 2:  Land Use and Urban Design Plan and Guidelines

§      Phase 3:  Implementation Strategy and draft OPA/Zoning By-law.

 

 

DISCUSSION:

Work completed to date

In November 2006, the Development Services Committee endorsed the proposed work program for the Yonge Steeles Corridor Study (See Appendix 1) and authorized staff to begin the consultant selection process for the study.

 

In February 2007, the Town selected the consulting team of Du Toit Allsop Hillier; the Butler Group Consultants Inc.; Cansult Limited (a division of UMA Engineering); and N.Barry Lyons Consulting to undertake the study.

 

In March 2007, the study was initiated.  The consulting team began work on Phase 1: Background Data Collection and Review.  Phase 1 was completed in May 2007 and the first public open house was held on May 31, 2007.

 

A second public open house meeting was held on June 28, 2007, at which time the consulting team presented the work completed to date on Phase 2:  Land Use and Urban Design Guidelines.  The purpose of the second open house was to present conceptual urban design and redevelopment options for the corridor and to initiate public discussion of these alternatives.  A full copy of the consultants’ presentation is available at the following weblink: 

 

 

http://www.markham.ca/Markham/Departments/Planning/Studies/Studies_Yonge-Steeles.htm

 

 

Key items addressed at the June 28th meeting included:

 

§      Examples of different types of corridor intensification throughout the GTA and in other jurisdictions;

§      Different ways that the average corridor density target of 2.5 FSI (set out in Regional Official Plan Amendment 43) can be achieved within the study area; (i.e. 2.5 storeys across the whole site; 5 storey buildings covering 50% of the site; 10 storeys covering 25% of the site; etc.)

§      An examination of existing densities in the study area and in Vaughan on the west side of Yonge Street;

§      What the Region’s corridor density policies mean for the study area;

§      An exploration of potential built form and transition strategies on a typical redevelopment block within the study area.  This section of the presentation examined a variety of options including: locating all the density at the Yonge Street frontage; a more graduated transition of densities and heights along the full width of the study area between Yonge Street and Dudley Ave.; and, a potential linear open space area on the west side of Dudley to serve as a transition and buffer between the redevelopment area and the stable low density residential east of Dudley.

§      A variety of strategies to enhance the pedestrian amenity and streetscape quality along Yonge Street frontages, and;

§      A preliminary open space/greening strategy for the study area and surrounding community.

 

Study Process

The study is currently mid-way through the second phase.  The consultants are refining the land use and urban design strategies.  In addition, work on the transportation, servicing and community services analyses are underway.  Staff and the consulting team held the first meeting with the Yonge Steeles Working Group on August 2.  The working group consists of 15 members representing a balanced mix of interests within the study area.  Participants include local residents, commercial landowners and real estate developers with land holdings in the study area.  The purpose of the Working Group is to complement the series of public open house meetings by providing more in-depth stake holder input during the course of the study.  Participants will be asked to review and comment on study reports and recommendations, participate in workshops and meetings, and become familiar with the planning policies and design principles that will guide redevelopment in the study area.

 

The August 2 working group meeting focused on an examination of a more detailed and refined version of the urban design and redevelopment strategies prepared by the consultants.  A copy of the consultant’s presentation for the first working group meeting is also available at the above noted website.

 

The project meetings completed to date are summarized in the following table:

 

Study Phase

Meeting

Date

Completed

Phase 1:  Data Collection and Review

Steering Committee* 1

May 22

√

 

Public Open House 1

May 31

√

Phase 2:  Land Use and Urban Design Plan and Guideliens

Steering Committee* 2

June 18

√

 

Public Open House 2

June 28

√

 

Yonge Steeles Working Group  2

August 2

√

 

Next Steps

Staff and the consulting team have established a series of target dates for meetings and study milestones throughout the remainder of the year, as summarized in the following table:

 

Study Phase

Meeting

Target Date

Phase 2:  Land Use and Urban Design Plan and Guidelines

Steering Committee* 3

September 6

 

Yonge Steeles Working Group 2

September 18

 

Public Open House 3

October 3

 

 

 

Phase 3:  Implementation Strategy and draft OPA/ZBA

Steering Committee * 4

Mid October – date to finalized

 

Yonge Steeles Working Group 3

Late October

 

Public Open House 4

Early November

Final Report

Presentation to DSC

December 4

Statutory Public Meeting for draft OPA/ZBA

Public meeting

January 2008

 

 

* The Steering Committee consists of staff representatives from the Town of Markham, City of Vaughan, City of Toronto and York Region.  The purpose of this group is to provide technical input into the study, from Town of Markham staff as well as staff members from surrounding municipalities.

 

Public Consultation

Public consultation is a key component of the study process and consists of the following elements:

 

§      A series of public open house meetings throughout the course of the study which are intended to provide residents and the general public with a variety of opportunities to comment and provide input into the study.

§      A series of more detailed and intensive workshop meetings with the Yonge Steeles Working Group, which includes a small number of residents and commercial property owners who have expressed an interest in getting more deeply involved in the study process.

§      A staff-managed web page, which provides visitors with regular updates on the study, copies of reports and presentations completed to date, proceedings and minutes from working group and public open house meetings, as well as opportunities for visitors to leave electronic comments on the web page.

 

Intermunicipal consultation

Since the study area borders on the Cities of Toronto and Vaughan and York Region, staff are very aware of the need for intermunicipal input and coordination throughout the study process.  Early in 2007, before the study officially began, Markham staff met with their counterparts in these municipalities to advise them of the upcoming study.  Since then, staff representatives from these municipalities have attended all steering committee meetings, and have provided regular input into the study process.

 

It is important to note that the idea of a joint study with the City of Vaughan, similar to the approach taken with the Thornhill Yonge Street Study was considered early in 2007 but proved to be unfeasible for the City of Vaughan from both a scheduling and budgeting standpoint.  However, Vaughan is undertaking a similar study for the west side of the Yonge Corridor, which we understand will begin this fall.

 

FINANCIAL CONSIDERATIONS AND TEMPLATE:

Funding for this study was approved in the 2006 Capital Budget

 

 

ENVIRONMENTAL CONSIDERATIONS:

Not applicable.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

Internal Departments and external agencies will be involved as required during the course of the study.

 

 

RECOMMENDED

                            BY:    ________________________          ________________________

                                      Jim Baird                                            Valerie Shuttleworth

                                      Commissioner of Development            Director of Planning and

                                      Services                                             Urban Design

 

 

ATTACHMENTS:

Figure 1 – Yonge Steeles Corridor Study area

 

Appendix A – Terms of reference: Yonge Steeles Corridor Study

Appendix B – Yonge Steeles Corridor Study: Consultant’s Proposal

 

Q:\Development\Planning\MISC\MI 514 Yonge-Steeles Corridor Study\interim staff report.doc