Report to: Development Services Committee Report Date: June 17, 2008
SUBJECT: RECOMMENDATION REPORT
GO Transit
Site
Plan application to permit a 3 level parking structure containing approximately
539 parking spaces.
Centennial
GO Station/Centennial Community Centre - 320 Bullock Drive
SC
08 108612
PREPARED BY: Anna Henriques, Planner II – Central District
RECOMMENDATION:
That the report dated June 17, 2008, entitled:
“Recommendation Report, GO Transit. Site
plan approval application to permit a 3 storey parking structure containing
approximately 539 parking spaces at Centennial GO Station/ Centennial Community
Centre - 320 Bullock Drive (SC 08 108612)”
be received;
That the site plan approval
application to permit a 3 level parking structure containing approximately 539 parking spaces at
Centennial GO Station/ Centennial Community Centre, be endorsed in principle subject
to the conditions attached as Appendix ‘A’;
That site plan approval be
delegated to the Director of Planning and Urban Design or her designate, to be
issued following finalization of all outstanding site plan issues as outlined
in this report, including but not limited to, submission and approval of (to
the satisfaction of the Director of Planning and Urban Design) landscape,
grading, drainage and site servicing plans and finalization of MOU. Site Plan approval is issued only when the
Director has signed the site plan;
And that Staff be authorized and
directed to do all things necessary to give effect to this resolution.
EXECUTIVE SUMMARY:
Not applicable
The purpose of this report is to recommend that Council
endorse an application for site plan approval, subject to conditions, for a 3
level parking structure for GO Transit containing approximately 539 parking
spaces at 320 Bullock Drive (Centennial Community Centre) and to request that
Council delegate the finalization of technical issues and approval of final
drawings to the Director of
Planning and Urban Design.
BACKGROUND:
Site description
and area context
The subject
property is located at the northwest corner of McCowan Road and Bullock
Drive (Figure 1). The site is approximately 4.98 hectares (12.3
acres) in size and contains the newly expanded Centennial Community Centre,
Centennial GO Transit Station and a surface parking lot.
Surrounding
land uses include a residential subdivision to the north (north side of the
rail line), a commercial development including Loblaws
and a gas bar to the east (across McCowan Road), Markville Mall to the south and Centennial Park to the west
(Figure 2).
New Centennial GO Station
In June 2001
Council approved the construction of a GO Transit commuter parking lot in
conjunction with the proposed GO Station at the Centennial Community
Centre. A shared facilities agreement
between the Town and GO Transit was put in place. The agreement provided for 200 dedicated
parking spaces for GO Transit patrons.
These 200 parking spaces are available for use by the Community Centre
patrons on evenings and weekends.
Centennial Community Centre Expansion
In January
2005, Council endorsed the site plan application for the Centennial Community
Centre expansion. The expansion provided
for an addition of approximately 2,154 square metres
(23,185 square feet) which included a new fitness centre; multi-purpose
room/small gym and an indoor bocce court.
Renovations to the building also improved the lobby and reception
area. The expansion provided for an
increase in the total number of on site parking spaces from 314 spaces to 550
spaces, 200 of which are for GO Transit patrons and 350 for Centennial
Community Centre users. Construction of
the expansion is underway and nearing completion.
At the time
of site plan application for the community centre expansion, GO Transit expressed
an interest in increasing the parking available to its riders at Centennial
Station. Discussions took place with GO
Transit and the Town regarding a future joint venture to build a parking
structure to accommodate additional parking.
In September
2005, Council endorsed a general strategy for the construction of a GO Transit
parking structure on the Centennial Community Centre site.
Proposal
In February
2008, a site plan application was submitted by Earth Tech Canada on behalf of
GO Transit and the Town for a proposed 3 storey parking structure with an
approximate Gross Floor Area of 10,171.25 square metres
(109,482.4 square feet) containing approximately 539 parking spaces (Figure
4). This proposal provides for an
increase of approximately 339 GO Transit parking spaces on site. These parking spaces will be available to
Community Centre users on evenings and weekends.
The proposal
also contemplates a new kiss and ride area, reconfiguration of the parking lot
just south of the proposed parking structure, a new canopy for the platform
area and additional landscaping next to the proposed parking structure and the
new kiss and ride area (Figure 4). Staff note that the proposed kiss and ride area will
encroach in to the existing landscaped berm resulting
in the loss of some trees. Compensation
for the loss of trees will be discussed further in this report.
Official Plan and Zoning
The subject
property is designated as “Open Space” in the Official Plan and is zoned O2
(Open Space) under by-law 184-78 as amended.
The Open Space designation in the Official Plan and Zoning By-law
provide for outdoor recreation uses and accessory buildings including community
centres or other uses compatible with the open space
system. Buildings and structures
accessory to permitted uses are also permitted.
The GO transit station and associated parking is considered a public use
and is contemplated in both the Official Plan and Zoning By-law.
Public Consultation
A public
information meeting was held in August, 2006 to present the proposal to the neighbouring public.
At the meeting most of the concerns were raised by area residents
immediately north of the railway tracks.
Their concerns included, but were not limited to, noise, traffic,
lighting and parking during construction.
These concerns have been considered through the site plan review process
and proposed mitigation measures are discussed further in this report.
Traffic review
At the time
of the expansion of the Centennial Community Centre, the Town retained Poulos
and Chung to provide an assessment of the parking demand, supply, access and
circulation. The report, dated November
2002, recommended:
·
closure of the first entrance driveway on Bullock,
immediately west of McCowan Road
·
a proposed right-in/right-out driveway off McCowan
These
recommendations were incorporated and completed as part of the on-going
Community Centre Expansion work.
At the time
GO Transit expressed interest in a joint venture with the Town to construct a
parking structure on site, iTrans Consulting Inc. was
retained to further assess the feasibility of the proposal. A traffic operation and parking study was
completed by iTrans.
The study examined shared parking demand/utilization and the parking structure’s
impact on existing traffic operations and road infrastructure. In order to
accommodate the proposed parking structure the following measures/improvements
were recommended:
·
Implementation of dual eastbound left turn lanes on
Bullock (at McCowan)
·
Limit movements at easterly Bullock driveway to
right-in/right-out only
Town staff in Asset Management have prepared a report to the
General Committee to be considered at the June 16, 2008 meeting, seeking authorization to retain an
engineering consulting firm to conduct the detailed design and construction
tendering of the Bullock Drive
widening. Subject to Council approval,
this widening is anticipated to be completed by August 2009, prior to
completion of the proposed GO Transit parking structure.
Part of the
site plan review process for the proposed parking structure, the Town’s
Transportation Department conducted a review of the internal site layout and
circulation. Town Transportation staff
concluded that the proposed parking structure will not interfere with regular
traffic operations of the adjacent roadways (Bullock
Drive and McCowan Road) subject to
the implementation of the measures/improvements discussed above.
Urban Design
The proposed
parking structure will consist of precast concrete
panels with brick face inserts (Figures 5 & 6). A glass canopy is proposed along the north
elevation of the structure (next to the platform). Landscaping is proposed along the south
elevation of the structure and in the passenger drop off/kiss and ride area (Figure
4).
Staff have
suggested that GO Transit consider an enhanced passenger waiting area next to
the kiss and ride area. Suggestions for
enhancement of the area include, but are not limited to, additional
landscaping, a freestanding canopy to shelter passengers, benches, lighting,
etc. These enhanced elements will serve
to improve the passenger experience while waiting for the train and for pick
up. The incorporation of additional landscaping and a freestanding canopy
structure will also act as a buffer between the GO parking area and the
residential area to the north, helping to mitigate resident concerns with
respect to noise. The additional
landscaping requested by staff will help compensate for the loss of trees
within the existing landscaped berm as a result of
the proposed kiss and ride area. The
incorporation of bike racks as part of the overall proposal has also been
recommended by staff, to encourage alternate forms of transportation to the
station.
To address
area resident concerns regarding light infiltration from the parking structure
onto neighbouring properties to the north, staff have requested that all exterior lighting and lighting
within the structure (including headlights from vehicles) be shielded from the
residential area to the north. GO
Transit is to demonstrate how they will achieve this with the submission of a
lighting plan for review and approval by staff.
Staff will
continue to work with GO Transit to resolve outstanding urban design issues
prior to final approval of the site plan.
Sustainability Measures
Consistent
with Council’s direction to pursue sustainable development measures as part of the
development approval process, staff will continue to work with GO Transit to
explore opportunities to incorporate sustainable features such as energy
efficient lighting into the design of the project.
Engineering
Staff have
requested that GO Transit submit grading, drainage and site servicing plans for
review and approval. Site plan approval
will be conditional on approval of these plans.
Relocation of Parks Maintenance Building
An existing
parks maintenance building, located at the north west corner of the property,
will need to be relocated on site in order to accommodate the proposed parking
structure. After an internal review with
the Town’s Operations department, an alternate location for the building on
site has been agreed to (Figure 4). To
better integrate the building on site, ideally it will be built with similar
materials as the community centre and as an addition to community centre in the
general location as shown on Figure 4. Staff note that the proposed relocation of this structure is
subject to review by the Town’s Building Department for compliance with the
building code and the issuance of a building permit.
Finalization of Memorandum of Understanding
Town staff are working with GO Transit in an attempt to finalize
a MOU regarding matters, including but not limited to, the operation,
maintenance and repair of the parking structure as well as cost sharing of the
required intersection improvements at Bullock and McCowan. Cost sharing of the intersection improvements
will be shared by the Town, York Region and GO Transit. Finalization of the MOU will be required
prior to commencement of construction of the parking structure.
Staging and Phasing
During the
construction period for the proposed parking structure (approximately 6
months), the 200 parking spaces currently dedicated to GO Transit users will
not be available. GO Transit is pursuing
temporary parking arrangements with nearby retail establishments in order to
accommodate GO Transit users during construction. GO Transit is proposing to use the lands just
west of the parking structure and north of the ball field as a staging area
during construction. Staff
note that this proposed location contains several trees and as such, a
tree inventory and preservation plan will be required for review and approval,
prior to site plan approval.
Conclusion
Subject to
the finalization of technical issues as outlined in this report, Planning staff are satisfied with the proposal and recommend
endorsement of the site plan. The
proposed additional parking spaces at Centennial Community Centre will increase
the service level for the Centennial GO Transit Station while benefiting Centennial
Community Centre patrons on weekends and evenings.
Cost sharing of the intersection improvements will be
addressed through finalization of the Memorandum of Understanding with GO
Transit.
Not
applicable
The proposal
aligns with the Town’s strategic priorities of Transportation and Growth
Management. The increase in available
parking at Centennial GO Station will increase the service level for an
alternative and more sustainable mode of transportation within the Town.
The Town’s
Capital Assets Department and the Town’s Manager of Real Property have been
consulted throughout the site plan review process and when writing this
report. Comments and requirements of
other departments have been incorporated into the conditions of approval.
RECOMMENDED BY:
______________________________ ________________________
Valerie
Shuttleworth, M.C.I.P, R.P.P
Jim Baird, M.C.I.P, R.P.P
Director,
Planning and Urban Design
Director, Development Services Commission
File path:
Amanda/SC08108612/Documents/FinalRecommendationReport
Figure 1 –
Location Map
Figure 2 –
Area Context and Zoning
Figure 3 –
Air Photo
Figure 4 –
Site Plan
Figure 5 –
Elevations
Figure 6 –
Colour rendering
Appendix ‘A’
– Conditions of Site Plan Approval
APPENDIX ‘A’
Conditions of Site Plan Approval
1. That GO
Transit submit final plans that satisfy all requirements, including applicable
fees and securities, of the Town and York Region;
2. That GO
Transit satisfy all the requirements of York Region
with respect to construction vehicle access;
3. That Council
endorse the intersection improvements at Bullock and McCowan, as recommended in the traffic study by iTrans Consulting Inc.;
4. That GO
Transit submit landscape plans addressing staff concerns, including but not
limited to, enhancement of the passenger waiting area (including a sheltered
waiting area for passengers) and addition of landscaping, street furniture,
bike racks and lighting to the satisfaction of the Director of Planning and Urban
Design;
5. That GO
Transit submit a lighting plan addressing concerns of light infiltration on neighbouring properties to the north for review and
approval to the satisfaction of the Director of Planning and Urban
Design;
6. That the
Memorandum of Understanding between the Town and GO Transit be finalized, including
but not limited to the operation, maintenance and repair of the parking
structure and cost sharing of the required intersection improvements, prior to
commencement of construction of the parking structure.
7. That GO Transit make arrangements to provide parking off site to
accommodate GO passengers during the construction period;
8. That GO
Transit construct the new parks maintenance building prior to demolishing the
existing one located at the north west corner of the property; and,
9. That GO Transit submit a tree inventory and
preservation plan for the proposed staging area west of the parking structure
and north of the ball field, for review and approval to the satisfaction of the
Director of Planning and Urban
Design.