Report to:  Development Services Committee                             Report Date:  March 18, 2008

 

 

SUBJECT:                          PRELIMINARY REPORT

                                            2124123 Ontario Limited

                                            3940 Highway 7

                                            (north side of Highway 7, west of Village Parkway )

                                            Applications for Official Plan Amendment, rezoning and draft plan of subdivision to permit a medium and high density residential development  

                                            Files.: OPA 07 134436, ZA 07 134461, SU 07 134454

 

PREPARED BY:               Scott Heaslip, Senior Project Coordinator

                                            Central District, ext. 3140

 

 

RECOMMENDATION:

That the report dated March 18, 2008 entitled “Preliminary Report, 2124123 Ontario Limited, 3940 Highway 7 (north side of Highway 7, west of Village Parkway), applications for Official Plan Amendment, rezoning and draft plan of subdivision to permit a medium and high density residential development,” be received;

 

And that staff be authorized to continue discussions with the applicant to address the issues outlined in the staff report;

 

And that a Public Meeting be scheduled when the issues outlined in the report are sufficiently addressed; 

 

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)

PURPOSE:




Subject Lands and Area Context (Figures 2 and 3)

The 2 ha (4.9 acre) property is located on the north side of Highway 7, west of Village Parkway. The property has 50.3 metres (165 feet) of frontage on Highway 7 and a depth of 402 metres (1320 feet). The property is currently occupied by an older 1 ½ storey brick dwelling.  The only existing trees on the property are associated with the dwelling. 

 

To the east between the subject site and Village Parkway is the Lee Developments’ property.  In 1994, the Ontario Municipal Board approved site specific Official Plan and zoning by-law amendments and granted draft plan of subdivision approval to permit the south portion of this property to be developed with a 6-storey, 181 unit apartment building and 50 townhouses.   The north portion is reserved for potential sale to the York District School Board as part of an elementary school site.   

 

To the west are two properties, in related ownership, one occupied by an older home, and the other by an industrial building. These properties are currently for sale.  Further west is St. Justin Martyr Catholic Church.  

 

To the north are single detached homes fronting on Landmark Court and backing onto the subject lands.

 

Proposal

The concept plans submitted by the applicant (Figure 5) shows:

 

The proposed driveway onto Highway 7 has been designed to allow it to be upgraded to a mutual driveway with the adjoining property to the west, or potentially a public road, in the future.

 

Official Plan and Zoning  

The subject lands are designated “Urban Residential” in the Official Plan.

 

Secondary Plan PD1-15 (OPA #15) further designates the lands “Urban Residential – High Density 1”, “Urban Residential – Medium Density 1”, “Urban Residential – Low Density 1” and “Open Space – Neighbourhood Park.” (see Figure 4).  The overall policy direction of the applicable residential designations is:

 

The north portion of the subject lands is also identified by the secondary plan as part of a potential public elementary school site/neighbourhood park complex.

 

The secondary plan identifies an east-west minor collector road (Buchanan Drive)  bisecting the subject lands.  

 

The lands are zoned “Residential Development” (RD) by the Town’s Rural Area By-law No. 118-79.  This is a holding zone that permits one single detached dwelling existing on the date of passing of the by-law. 

 

Requested approvals

The owner has applied for Official Plan and zoning by-law amendment and for approval of a draft plan of subdivision.

 

The requested Official Plan Amendment would increase the maximum permitted building height of the apartment building to 8 storeys, incorporate maximum permitted net site densities reflecting the proposed development, and refine the transportation schedule of the secondary plan to show the southerly east-west road as the collector road (Buchanan Drive extension), whereas the secondary plan currently shows the northerly east-west road as the collector road. 

 

The requested zoning by-law amendment would zone the lands to permit development in accordance with the applicant’s concept plan.   

 

The proposed draft plan of subdivision includes the two east-west roads, the two development blocks, and a “future development” block for the potential elementary school and/or park shown in the secondary plan, in accordance with the applicant’s concept plan.  

 

OPTIONS/ DISCUSSION:

 


Potential Benefits of Approval of Proposal

The proposed apartment development fronting on Highway 7 is supportive of the Centres and Corridors policies of the York Region Official Plan and the Region’s Transit Oriented Development Guidelines. 

 

The proposed development is generally consistent with the overall policy direction of the Town’s secondary plan.

 

Approval of the development would facilitate construction of a section of the Buchanan Drive extension to Village Parkway and contribute to the school and park lands as per the secondary plan.  

 

Identified Concerns/Issues with Proposal

The following is a brief summary of concerns/issues raised to date:  

 

Coordination of development with adjoining lands:  The proposed development is significantly constrained by the narrow and deep shape of the property.  Staff have been encouraging the applicant to work with the owners of the two adjoining properties to the west to prepare a comprehensive plan for the three properties.   The two adjoining properties are in related ownership and are currently for sale.  The applicant advises that he has approached the owners, but that they are reluctant to participate in the development of a comprehensive plan.  In the interest of advancing his proposed development the applicant has prepared an overall concept plan for the three properties (Figure 6).   The applicant is encouraged to continue to try to work with the adjoining landowners.  A coordinated approach would overcome the narrow and deep shape of the individual properties to facilitate the development of an overall plan with improved built form relationships, vehicular access and circulation, enhancing the development potential of each of the properties. 

 

Height: The applicant is proposing an 8 storey apartment building, whereas the secondary plan permits a maximum building height of 5 storeys.  The relationship of the proposed development to the existing low density neighbourhood to the north and to future developments on the opposite side of Highway 7 needs to be taken into account in determining appropriate building heights for the subject property.  The Markham Centre Secondary Plan permits maximum building heights on the south side of Highway 7 opposite the subject property of “generally” 8 storeys.   The approved height of the apartment building on the adjoining Lee Developments site is 6 storeys. 

 

Servicing allocation:  No servicing allocation is currently available for the proposed development.

 

Technical and agency issues:

The following are the most significant technical and agency issues identified from a preliminary review of the proposal:

 

Conclusions

The proposed development is generally consistent with the overall policy direction of the secondary plan.  The applicant is encouraged to continue to attempt to work with the owners of the adjoining lands to the west to prepare a coordinated concept plan for the three properties. 

 

Staff will schedule a Public Meeting when the issues outlined in this report are sufficiently addressed. 

 

FINANCIAL TEMPLATE:


Not applicable.

 

ENVIRONMENTAL CONSIDERATIONS:

None at this time.

 

ACCESSIBILITY CONSIDERATIONS:

None at this time.

 

 

ENGAGE 21ST CONSIDERATIONS:

The proposed development promotes a number of key goals set out in “Engage 21st Century Markham” including Managed Growth, Quality Community and Infrastructure Management.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

The proposal has been circulated to other Town departments and public agencies for review and comment.

 

 

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 – Secondary Plan Schedule

Figure 5 – Concept Plan

Figure 6 – Concept Plan for subject and adjoining lands

 

APPLICANT/AGENT:            M. Behar Planning and Design Inc.

                                                40 Vogell Road

                                                Richmond Hill, Ontario

                                                L4B 3N6

 

                                                Tel:   (905) 292-1064

                                                Fax:   (905) 292-7633

                                                Email: moisbehar@rogers.com

 

 

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