Report to: Development Services Committee Report Date: January 15, 2008

SUBJECT: PRELIMINARY REPORT

Markham Townhomes Project Ltd.

Official Plan and Zoning By-law Amendment applications to permit a multi-unit building consisting of 47 stacked townhouse units and 6 street townhouses.

4142 Highway 7

File Nos. OP 07 127333 & ZA 07 127532

PREPARED BY: Stacia Muradali, Planner, ext. 7922

Central District Team

RECOMMENDATION:

That the planning staff report dated January 15, 2008, entitled “Preliminary Report, Markham Townhomes Project, Official Plan and Zoning By-law Amendment applications to permit a multi-unit building consisting of 47 stacked townhouse units and 6 street townhouses, 4142 Highway 7 (OP 07 127333 & ZA 07 127532)” be received;

And that staff be authorized to schedule a Public Meeting to consider the Official Plan and Zoning By-law Amendment applications;

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

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)

The purpose of this report is to provide preliminary information regarding the Official Plan and Zoning By-law Amendment applications to permit a proposed residential development consisting of a multi-unit building and six street townhouses for a total of 53 units. The lands are located on the north side of Highway 7, west of Sciberras Road. The report also seeks authorization for staff to schedule a public meeting to consider the applications.

BACKGROUND:

Subject lands and area context

Located on the north side of Highway 7, west of Sciberras Road, 4142 Highway 7, the “subject lands” consist of approximately 0.46 hectares (1.14 acres)(Figure 1). This vacant, rectangular site has 47.08 metres (155 feet) frontage on Highway 7 and extends approximately 99.2 metres (326 feet) in depth. The adjacent property to the west has a hedgerow which abuts the entire west property line of the subject lands. The rear of the property abuts the rear yards of single family detached homes which front onto Ferrah Street. There are street townhouse units to the immediate east, and detached dwellings and a car dealership to the west. The lands on the south side of Highway 7 are currently occupied with detached dwellings (Figure 3). The Markham Centre Secondary Plan designates the lands to the south Community Amenity Area- General, which envisions primarily high and medium density residential uses.

Proposal to develop the lands with 53 stacked and street townhouse units

The applicant is proposing to extend Lichfield Road onto the lands and develop the site with one multi-unit building consisting of 47 stacked townhouse units adjacent to Highway 7 and six street townhouses at the north-end of the property (Figure 4).

The multi-unit building will have a height of 18.58 metres (61 feet) which is

approximately five storeys, including loft space at the upper level. The building will have a gross floor area of 4,451 square metres (47,911 square feet), representing a net floor space index of approximately 2.0 on the portion of the lot south of Lichfield Road. There will be a two-level underground parking garage containing 63 resident and 8 visitor parking spaces. A small courtyard feature is proposed central to the building and next to Lichfield Road (Figure 7).

The six street townhouses will be two and a half storeys with a height of 10.6 metres (38 feet). The applicant is proposing individual garages in the front of the units, recessed partially below-grade. Each townhouse will have a gross floor area of approximately 278.7 square metres (3,000 square feet) (Figure 6).

The multi-unit building and street townhouse units will be oriented towards Lichfield Road which is proposed to extend through the centre of the site separating the street townhouse units from the multi-unit building. The Lichfield Road extension will have a width of 18.14 metres (59.5 feet) with a temporary cul-de-sac at the west end. The proposed site plan shows four visitor parking spaces on the south side of Lichfield Road, but currently does not show any visitor parking on-site and off the future public right-of-way (Figure 4). It is anticipated that Lichfield Road will eventually be extended further west upon redevelopment of the adjacent property, connecting with Ferrah Street (Figure 5).

Official Plan

4142 Highway 7 is designated Urban Residential in the Official Plan and Urban Residential- Medium Density I Housing (Area 1) in Official Plan Amendment No. 15 (OPA 15) (Figure 5). OPA 15 encompasses lands north of Highway 7, between Verclaire Gate and Sciberras Road. It provides a policy framework for land uses and built forms which are compatible and integrated with the adjacent low-density residential neighbourhood to the north. The quality of new development shall be enhanced by preserving existing trees and other vegetation, and existing natural features, wherever possible, by incorporating these elements within the design of the public realm. There is a hedgerow of trees on the adjacent property abutting the west property line and any potential impacts by the proposed development, and proposed transformer location which is shown to be located immediately at the outer edge of the hedgerow, will be examined.

The Urban Residential-Medium Density I Housing designation provides for an overall maximum residential density of 31 units per hectare (12.5 units per acre). Therefore, a maximum of 14.26 units would be permitted on this 0.46 hectare parcel of land. An Official Plan Amendment has been requested to increase the density to allow 53 units, which represents a density of approximately 115 units per hectare (46.3 units per acre) over the entire site. The height of buildings in the Medium Density I Housing category should generally be in the range of 2 to 3 ½ storeys. The proposed five storey multi-unit building exceeds the maximum height provisions as well.

4142 Highway 7 is zoned Single Family Rural Residential (RR1) in Zoning By-law 122-72, as amended (Figure 2). The RR1 zone permits a single detached dwelling. A zoning by-law amendment is required to introduce an appropriate zone category and development standards to permit the proposed development.

Local Servicing and Servicing Allocation

The downstream sanitary sewer capacity system (local) is at full design capacity. Therefore, a Hold (‘H’) provision will be placed on the property until a sanitary sewer is constructed and capacity becomes available for the area. In addition, no servicing allocation has been identified for these lands and it is unlikely that additional servicing allocation will be available before 2012.

OPTIONS/ DISCUSSION:

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

The concentration of the development and requested increase in the density provided for in the Official Plan needs to be carefully considered in an area context and in relation to the development potential for other lands in the vicinity.
The interface of the proposed development with the established neighbourhood to the north and east needs to be addressed. In addition, the relationship, including building orientation, between the proposed development, Lichfield Road and Highway 7 needs to be considered.
Town staff are concerned with the partially below-grade garages and driveways of the street townhouse units which appear to diminish a clearly defined public realm and introduces a less than ideal grade relationship with the public street and surrounding development. Potential drainage and other engineering concerns which may result from the below-grade garages and driveways need to be examined.
The grade relationship between the east side units and the primary living spaces overlooking the private outdoor amenity area may impact the existing residents on Lichfield Road.
Opportunities for the subject site to be consolidated with the two properties to the west, resulting in a more comprehensive development proposal should be explored. This would enable greater flexibility in the overall design and result in an improved grade relationship and appropriate built form.
There will be no direct access off Highway 7 for the proposed development. The applicant has provided a Traffic Impact Study to address the increase of traffic and any potential impacts on the existing neighbourhood. A complete staff review of this study has yet to be undertaken.
The four proposed visitor parking spaces on the Lichfield Road extension should be re-located from the Town’s road and an adequate amount of visitors parking provided on-site.
Technical studies including, but not limited to, Stormwater Management Study, Site Servicing and Grading plans, Plan and Profile of the Lichfield Road extension, Noise Study and Environmental Site Assessment Reports need to be submitted and reviewed to the satisfaction of the Town.
The hedgerow of trees abutting the west property line may be impacted by the proposed development, especially the west side yard setback as well as the transformer location. The applicant has provided a Tree Inventory and Preservation Study. Staff have yet to complete a review of this study.

FINANCIAL TEMPLATE (external link):

None at this time.

ENVIRONMENTAL CONSIDERATIONS:

Opportunities to reduce the impacts of the proposed development on the hedgerow abutting the west side of the property and any other natural vegetation and trees on the site will be explored.

ACCESSIBILITY CONSIDERATIONS:

None at this time.

ENGAGE 21^ST CONSIDERATIONS:

The proposed development must be considered in the context of some of the key goals set out in “Engage 21^st Century Markham” by providing for managed growth through a well-planned community that is phased and coordinated with the provision of infrastructure.

BUSINESS UNITS CONSULTED AND AFFECTED:

All Town departments and external agencies have been circulated with these applications and all comments will be considered in the final report.

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: