PURPOSE:
The purpose of this report is to
recommend that Development Services Committee endorse in principle, the
application for conceptual Site Plan Approval of the Master Plan for the Markham Stouffville Hospital expansion at the lands municipally
known as 381 Church Street (Figure 1). This endorsement in
principle will provide the MSH Board with the necessary municipal direction
in order to obtain funding from Infrastructure Ontario (IO) and the Ministry of
Public Infrastructure and Renewal (PIR) and proceed to develop the Request for
Proposal for the detailed architectural design of the expansion. Future detailed plans will be subject to a
further Site Plan Approval Application.
BACKGROUND:
Markham
Stouffville Hospital (MSH) has provided healthcare to Markham and the surrounding communities for over 18 years.
Originally built in 1990 to service a much smaller population, the surrounding
communities have grown significantly since that time. As a result, in
2005 the Ministry of Health and Long Term Care approved plans for Markham
Stouffville Hospital to expand its facility. Plans are well underway
for a campus that will connect community members with access to healthcare,
recreation, fitness, education and library services – an overall vision for
health and wellness.
Together
with Town Staff, MSH has committed to adhering to a set of guiding principles
intended to reflect the values and design of the established community.
The focus will be on creating a healthy environment that will allow for
the delivery of quality healthcare throughout construction, while recognizing
the importance of future development and enabling growth opportunities.
Property and Area Context
The MSH lands are located east of
Ninth Line, west of Bur Oak Avenue, south
of Church Street, and north
of Highway 7 East (Figure 1). The land includes 20.15 hectares
(approximately 50 acres) of Hospital lands (including the lands recently
acquired south of the proposed laneway) and 2.18 hectares (approximately 5.38
acres) of lands intended to be acquired by the Town for the EMCC & L.
At the northwest corner of the Hospital lands is Participation House,
which is not part of this application, and to the west across 9th
Line is a low-density residential community. To the north, across Church
Street, and under the ownership of the MSH, are
some vacant lands, ambulance station, a parking lot that is intended to be
expanded and which forms part of this application, as well as the existing
Woodhaven Senior’s Residence. Further north are Cornell residential
developments. To the south the lands are primarily vacant and in multiple
ownerships (Figure 3). To the east, across Bur
Oak Avenue, are lands primarily intended to
accommodate a future Catholic Secondary
School as well as some existing mixed-use
developments along Bur Oak Avenue.
The
role of Infrastructure Ontario and the Ministry of Public Infrastructure Renewal
Infrastructure Ontario (IO) is an agency created in 2005 to deliver
Alternative Financing Procurement (AFP) projects under the Renew Ontario
program. This initiative was created as
a five-year infrastructure investment plan to outline different strategies for
the financing and construction of infrastructure projects across Ontario, with priority given to healthcare,
education and economic prosperity.
IO leads the initiative to implement infrastructure projects on behalf of
the Ministry of Public Infrastructure Renewal (PIR). PIR is responsible for individual
infrastructure projects. Renewal of the
hospital is one of their mandates, and PIR intends to deliver this large
complex infrastructure project while achieving the best value for the
investment, while maintaining appropriate public control and ownership.
The MSH expansion is a Design, Build, Finance and Maintain (DBFM) project. The Ministry of Health funds 90% of the
infrastructure, while MSH in collaboration with their Foundation, has developed
a Local Share Plan which includes the funding for the remaining 10% of the
infrastructure and 100% of the costs for equipment, parking and retail spaces.
The Markham
Stouffville Hospital
expansion proposal
The
MSH is located in the Cornell community, planned on the principles of New
Urbanism. The proposal involves extensive internal renovations to update
the existing hospital facilities and a major expansion increasing the
hospital’s size from approximately 30,194 m² to 77,890 m² (325,000 ft² to
838,400 ft²) (Figure 4). Staff is working closely with the MSH Staff to
create an institutional ‘campus’ which includes the expanded hospital, future EMCC&L
as well as a future fire station. The
Hospital is intended to be physically linked to the EMCC&L and is expected
to be served by Markham District Energy (MDE).
The proposal by MDE to serve the needs of the Hospital is currently
being reviewed by MSH, and Hospital staff has indicated that it will likely be
accepted although it still requires approval by the Ministry of Health and
IO. The MSH and the Town expect to
capitalize on the potential synergies between the two facilities, and ensure
that the timelines for the design and construction of the hospital expansion
and the Town facilities remain on schedule. Working together will also
ensure that the coordinated vision for the hospital and Town facilities are in
keeping with the character of the Cornell community.
The
current MSH proposal is a conceptual master plan for the institutional campus
in the short term. An actual site plan
application for the current proposal is expected in the fall of 2009. The
immediate plans for MSH includes the demolition of the existing Annex
Buildings, the construction of a MDE building (details with regard to the
location and built form have yet to be determined) and the expansion of the hospital (Figure 5). The expansion
subject to this endorsement in principle is anticipated to be comprised of a new
emergency facility, critical care, diagnostic and ambulatory care, as well as
the provision of additional parking required to accommodate the demand for
these new facilities.
The
overall character of the site will include an integrated network of roads and
driveways geared to the circulation of pedestrian, bicycle and vehicular
traffic, both to the hospital and throughout the institutional campus and these
will be connected by green-space and strategic building placement. The
expansion of the MSH is intended to occur both horizontally as well as
vertically to create higher densities leaving more of the site open for future
development opportunities, and near term surface parking to serve the expanded
facility. It is intended that the campus may consider medically related
office buildings and parking structures in the future. While the formal
visual and vehicular access to the campus will continue to be focused along
Church Street, access to the hospital will also be gained from the new Street
‘A’ to the south intended to be aligned with existing Rose Way on the west side
of 9th Line (see discussion below).
Markham Stouffville
Hospital expansion will be phased over time
This application for the expansion of the MSH
will be the first phase in a series of phased developments for the
institutional campus. Phase one is
intended to support the projected immediate clinical facility needs, while the
additional pay parking provided is intended to not only serve the needs of the
expanded facility but also provide the financial resources, through visitor
parking fees, to fund existing maintenance requirements and future development
phases.
The long-term plans for this site include the demolition of Participation
House (the series of buildings located at the south east corner of 9th
Line and Church Street and which is on MSH lands under a long term lease) and
the construction of various other campus buildings. Future
phases are expected to also include parking structures to accommodate
opportunities for the incremental expansion of the community hospital to a
regional medical centre (Figure 6). The
proposed layout of surface parking areas provides opportunities for additional
health and wellness related facilities and services in the future without major
site re-design.
Hospital and Town facilities
will result in a major institutional campus
The EMCC&L is proposed to be
located between the Hospital and Bur Oak Avenue
and the Fire Hall is to be located to the south of the Community Centre. All these facilities will together create a
major institutional campus. Construction of the proposed Hospital
expansion is intended to commence in the summer of 2010 with completion
anticipated by 2013 / 2014. Construction of the EMCC&L is expected to
commence by the end of 2009 or by early 2010 with completion anticipated by
2012. The time frame for the
construction of the Fire Hall remains to be finalized.
As
noted above, MSH is expected to be served by MDE and due to critical mass
considerations MDE will only locate in the vicinity if the Hospital is
available as a client to anchor the facility.
If MDE is located in the area it will also serve EMCC &L as well as
other future Cornell developments. Once
the decision regarding MDE is finalized, its construction will have to commence
well ahead of the Hospital construction in order to serve the EMCC &L,
which will be operational ahead of the Hospital.
Matters
such as the timing and construction of access roads (streets A & B),
location of construction accesses for the individual projects and servicing of
the campus will all have to be reviewed.
All in all, the construction program within this institutional campus
will have to be carefully coordinated.
OPTIONS/ DISCUSSION:
The Official Plan designation
The MSH lands are designated
“Institutional” in the Town’s Official Plan. The Cornell Secondary Plan
(PD 29-1) also designates the lands as “Institutional” which provides for the
existing uses. The original Cornell Secondary Plan was approved by
the Region of York in July 1995. In January 2008, the Town of Markham
adopted an amendment to the Cornell Secondary Plan, which is expected to
receive Regional approval in June, 2008. Until the Region approves the
amendment, the original 1995 document remains in effect.
The amended Cornell
Secondary Plan did not change the institutional designation of the MSH lands,
but does provide height provisions in the order of 10 storeys for limited
components of the hospital building. The current hospital expansion plans
propose a built form which is expected to comply with the height provided for
in the Council adopted revised Secondary Plan.
The MSH lands are subject to a
Zoning By-law Amendment application
The MSH lands are currently the
subject of a Zoning By-law amendment application. The preliminary report
to request Council authorization to schedule a statutory public meeting was
brought forward to the Development Services Committee on May 20, 2008. A public meeting is anticipated
to be held in early fall to consider the proposed amendments required to
facilitate the hospital expansion.
The Zoning By-law Amendment
involves several parcels of land. When
the amendments are complete, the lands will form a unified institutional campus
for the hospital as well as Town facilities. The land the hospital
currently owns is predominantly zoned “Institutional - Special” [I (S)] in
By-law 1229, and a portion of the property (being a strip of land along the
east side of the property) is zoned Agricultural (A1) in By-law 304-87, as
amended (Figure 2). The hospital owned lands currently zoned
Institutional (INST) in By-law 304-87 as amended, and the lands recently
acquired by the hospital zoned Rural Residential 4 (RR4) (Figure 2), will be
rezoned and placed into By-law 1229 as amended, to form an institutional campus
with consistent zoning. The Institutional zone within By-law 1229, as
amended, currently contains development standards, including height and lot
coverage provisions which will have to be
amended to permit the expansion of the hospital. Height provisions within
the existing by-law restrict the built form to a maximum of 16.0 metres
(approximately 5 storeys), and the maximum lot coverage for the property is
restricted to 30%. The proposed amendment will permit a maximum height in
the order of 10 storeys and increase the lot coverage from 30% to approximately
50% and will be in conformity with the Council adopted Secondary Plan
Amendment.
The Hospital has also requested that
the remaining hospital lands which are currently zoned Agricultural (A1) in
By-law 304-87, as amended, be re-zoned as Institutional [I(S)] in By-law 1229
as amended. A portion of these lands will eventually form part of the EMCC
& L site.
This application is for Site
Plan Endorsement in Principle only
This MSH site plan application is
for the endorsement of the proposal in principle only, as the plans have not
been developed to the standard the Town requires for Site Plan Approval. This endorsement is intended to provide
general guidelines (it is not
intended to be prescriptive) and will provide the necessary assurance
and Council direction allowing MSH, in conjunction with Infrastructure Ontario,
to proceed with a Request for Proposal for detailed design. The final Site Plan for the Hospital
expansion will be prepared by the successful consortium which will also be
responsible for securing final Site Plan Approval, anticipated in the second
half of 2009.
To ensure that the Cornell
community vision is reflected in the tendering process for MSH, staff will
continue to work with the MSH staff and consultants to finalize a set of
Principles of Development and Urban Design Guidelines which the consortium will
have regard for. The RFP is anticipated to be completed in December 2008
for distribution. When a design team has been selected, the winning
design team will be
responsible for submitting an additional Site Plan Application to secure final
Site Plan Approval, anticipated in the second half of 2009.
MSH continue to collaborate with Town Staff to guide the vision and
design of the Hospital expansion
Staff continue to work with the
MSH to coordinate the design and construction of the Town facilities with the
hospital expansion. In June 2006,
Council directed staff to finalize the Memorandum of Understanding (MOU) with
MSH regarding land, design, construction, parking and operating
arrangement. The MOU was executed August 29, 2007. In November 2007, staff began working with
MSH’s architect, Bregmann + Hamann (B+H), with regards to the location of the EMCC
& L.
In an effort to be proactive and streamline the future detailed site plan
approval process, Town staff has worked with MSH and their consultants to draft
the Principles of Development and the Urban Design Guidelines. The Town will
have further opportunities to provide input to the Evaluation Committee for the
final consortium selection and will also have input into the development of the
Request for Proposals.
Markham Stouffville Hospital Draft Principles of Development
The following Draft Principles of
Development will guide the MSH expansion project:
1. The Markham
Stouffville Hospital campus shall recognize its role as a landmark in the
Cornell Community.
2. The campus of buildings in the MSH site constitutes a health
and wellness community. This community shall be designed in accordance
with the urban design and new urbanism planning principles embodied within the
Cornell Community.
3. The buildings and the landscape shall work in harmony to
promote an overall character of wellness and pedestrian amenity.
4. The height, massing, positioning, materials and general built
form of the buildings should have regard for the Cornell Community.
5. The campus of buildings shall have an
appropriate relationship to the surrounding streets and between buildings to
create and strengthen pedestrian linkages within the campus and to the
surrounding community.
6. Markham Stouffville Hospital will commit to
sustainable design practices with regards to both operational and built
environment and will incorporate such appropriate elements within the
development to fulfill those commitments while having regard for its financial
sustainability.
7. The east-west ‘Street B’ at the southern end of the Phase 1
hospital buildings, between Bur Oak Avenue and 9th Line, and north
of Street ‘A’, shall be designed to reflect the Cornell road standards and to
be consistent with the look of the Cornell community.
8. The landscape and streetscape shall be designed to complement
the built form, and enhance the pedestrian realm with particular reference to
linkages between streets and parking lots to building entrances as well as the
streetscapes along Church Street,
9th Line, and Street ‘A’.
9. Markham
Stouffville Hospital will provide health care accessibility to all users by
incorporating accessible design principles in all aspects of the project.
10. Markham Stouffville Hospital will
continue to collaborate with the Town of Markham
to ensure that the Town is an active participant throughout each phase and
major decision of the design and development process.
Draft Urban Design
Guidelines
The Markham
Stouffville Hospital
consulting team has worked together with staff to compile and submit a set of
Urban Design Guidelines (UDG) to guide the vision of the evolving Markham
Stouffville Hospital Campus. The future
Request for Proposal packages will include this comprehensive visioning
document.
It should be noted that the Urban
Design Guidelines is an evolving document through the cooperative efforts of
the MSH, their consortium of consultants and Town Staff. It is intended to address design issues for
the building and the site. It is anticipated the document will be
completed to the satisfaction of Town Staff and will be a supplementary
document to the RFP. The following are the subsections of the UDG:
- Architecture and site design
- Streetscape
- Site grading and drainage
- Circulation and Parking
- Landscape
- Signage
- Sustainability and LEED compliance
A full working copy of the Urban
Design Guidelines is available from staff, however a synopsis of the UDG has
been provided in Appendix A attached to this report.
The MSH expansion
Team’s goal will be to minimize changes at the final site plan approval stage
The conceptual site plan presented in this
report may be modified significantly by the time the final site plan
application is submitted. The Town input
and involvement in the Hospital expansion project is to occur primarily at the
front end, during the RFP stage. MSH’s expectation is that once the
submission of the final Site Plan Application, anticipated in 2009, occurs
changes to the final design will be kept to a minimum in order to limit cost
increases. Therefore, as discussed above,
in order to achieve the Town’s objectives for this landmark site Town staff
have worked in consultation with MSH and its consultants to formulate Draft
Principles of Development and Draft Urban Design Guidelines (discussed above)
to be included as reference within the RFP.
Aside from final site plan
approval, additional opportunities for input into the final design may be
available to the Town. Together with MSH
staff, and mediated by a representative from IO, a limited number of Town staff
(estimated at 2 to ensure confidentiality, consistency and fairness in the
tender process) will be able to meet with the three qualifying bidders in a
controlled environment to address the project.
It is staff’s understanding that there will be three meetings with each
bidder for a total of nine meetings but that IO may limit the Town’s input to
‘yes’ or ‘no’ responses. It is also
staff’s understanding that for a similar project elsewhere a municipal
subcommittee was able to meet with the winning bidder to discuss additional
matters through a series of meetings.
Staff is currently trying to determine if similar opportunities may be
available for the Town to have further input into the final design, once a
winning consultant team has been selected and prior to final site plan
application being submitted.
MSH’s commitment to
sustainability
LEED (Leadership in Energy and
Environmental Design) is a system of green building design that can be applied
to new and renovated buildings. The
intent of LEED is to quantify the performance of the buildings in terms of
impact on the environment, use of natural resources, occupant comfort, and the
cost of operation. The MSH has committed
to achieving many of the measures of LEED design; however, the opportunities to
apply the LEED initiatives are limited.
This is because hospital design is governed by various codes and
regulatory bodies that mandate the minimum building systems performance levels
for life safety, infection control and clinical functionality. Nevertheless, MSH has made a commitment to
the long-term sustainability of the MSH campus and intends to satisfy LEED
initiatives which they believe could qualify the new addition for a LEED Silver
classification, although formal LEED certification will not be sought.
MSH is also providing additional
sustainability initiatives within its campus design (see Appendix B), including
a comprehensive Transportation
Demand Management Plan (TDM). This TDM
will outline strategies, including the number and location of carpool and bicycle
spaces, change areas, public transit amenity, and other alternative travel
demand management elements, including car pooling opportunities. It is anticipated that a TDM plan may be able
to result in a 5-10% reduction in the anticipated parking requirements. There will be a transition period between
completion of the building and full occupancy which will permit potential
staging and/or indefinite deferral of some of the surface parking proposed in
the most remote lots dependant upon the success of the TDM program.
Finally, if MDE is selected to service the
Hospital it will be a key sustainability initiative. MDE has the potential to significantly reduce
greenhouse gas and smog producing emissions in the short term and the option to
add, in the future, renewable energy sources including solar, geothermal,
micro-wind and biomass.
The proposal will expand upon
the local road network
Where possible, the design standards for street and parking facilities
would be expected to conform to the urban design guidelines as proposed in the
Cornell Centre Community Design Plan which is currently being finalized. It is proposed that future internal roads on
the hospital site will be private roads with pedestrian sidewalks, consistent
with the Cornell road standard, exclusive of widened areas for drop-offs,
loading areas and turning lanes.
The primary access to 9th Line is proposed to remain through Church Street, and an additional access is proposed to be
located at the intersection of Rose Way and 9th Line (Figure 4). This new “Street A” is identified in the
Council adopted Cornell Secondary Plan as a minor collector road extending from
9th Line to Donald Cousens Parkway. The
Region has indicated that it has no issues with the proposed southern access to
9th Line from Street ‘A’ provided that it is aligned with Rose Way
on the west side of 9th Line.
The westerly portion of future Street ‘A’ is intended to be dedicated to
the Town by MSH and developed as an east-west municipal road which will have
full traffic movement, regulated by traffic signals. Construction requirements for this portion of
Street ‘A’ will be addressed through a Development Agreement which was included
as a condition of approval for the recent severance which accommodated a land
exchange between MSH and a landowner to the south.
Street ‘A’ will intersect with Street ‘B’ (intended to be a private
hospital road) which will provide access to the new hospital entrance and
emergency department, the new District Energy Plant, and additional access to
the proposed EMCC & L as it intersects with Bur Oak Avenue. This private “Street B” is also anticipated
to be constructed to meet municipal standards, with the option of providing
on-street parking, to be regulated by the hospital. Existing Butternut Lane is also proposed to
be extended from its current location south of Church Street to intersect with
Street ‘A’ and Street ‘B’, providing an internal north-south connection and
adding to the local campus road network (Figure 4).
The existing access to Church Street will continue to serve as an integral street
to the local road network. It provides
access to the medical building, the hospital, emergency and parking, however,
lands are required to widen the right-of-way on the easterly portion of the
street as it intersects with Bur Oak Avenue. The
land requirements for the final right-of-way are currently under review by Town
staff and will be required as a condition of final site plan approval.
Infiltration of traffic into the existing Rose Way west of 9th Line has been reviewed
by Transportation Staff
Street ‘A’ is proposed in
accordance with the revised Cornell Secondary Plan, anticipated to be approved
by Regional Council in June 2008. It is
expected that this access road will become the collector road that extends from
9th Line east to Donald Cousens Parkway. A concern from area residents to the west has
been expressed regarding the alignment of Street ‘A’ with Rose
Way on the west side of 9th Line, and
the signalization of that intersection.
The concern relates to the potential for traffic infiltration from the
east side of 9th Line into the existing neighbourhood on the west
side through Rose Way.
Town Engineering and Regional
staff have reviewed the alignment options and recommend that alignment of the
new street with Rose Way be
continued and not physically offset.
Reasons cited include:
1. Offsetting
with Rose Way east and west
of 9th Line would result in traffic control issues, increasing delays for
motorists exiting Rose Way
to 9th Line from both sides, and result in unnecessary and unsafe conflicts in
the centre median of 9th Line.
2. An
offset intersection may affect and render the development block on the east
side less usable.
3.
An offset intersection will affect the alignment and
design of the road, which will affect the safe vehicle operating conditions.
4. An
offset would not stop infiltration. Vehicles would still be able to make their
intended movements. If turn prohibitions
were retrofitted to try and stop the infiltration, this would be an
inconvenience for local residents, as many harmless turns would be prohibited.
5. An
aligned intersection will permit a signalized intersection at Rose
Way and 9th Line.
This will reduce conflicts, maintain development blocks, pose little or
no geometric design issues, and improve infiltration control through proper
signage, signal control and/or physical barriers.
Based on the above, Town Engineering
and Regional staff recommend maintaining a roadway configuration of Rose Way
east of 9th Line that aligns with the same road on the west side. Staff will monitor the traffic infiltration
issues on Rose Way between east and west of 9th Line upon its operations
commencement and incorporate gradual implementation of any required traffic
infiltration control measures, ranging from signed peak period restrictions,
signed all day restrictions, signal control, to physical through movement
barriers using islands. It is noted that
a recent survey in the GTA by BA Group, Transportation Consultants, of through
movements restriction implemented with signage, have shown near 100%
compliance.
The proposed parking exceeds
the Town Parking By-law 28-97 requirements
While the long term plans for parking involve structured parking
facilities, the current proposal illustrates a series of expanded surface
parking lots throughout the institutional campus. The number of parking spaces existing and
proposed on site exceeds the Town of Markham Parking By-law 28-97 requirements but is intended to
meet the MSH projected requirements for the proposed health care
facilities. The parking lot size and
configuration are primarily a function of the anticipated demands in the short
term but its layout will also accommodate future development opportunities in
accordance with the long term campus plan.
Currently, the Town of Markham Parking By-law requires a minimum of 1 parking space
for every 37m² of net floor area. With
the existing hospital and medical building, the total requirement is only 766
spaces while the hospital currently provides 1,200 spaces (434 extra
spaces). The MSH traffic consultants
have indicated that the
current parking demand is related to both demand generated by the Medical Office Building and the Hospital.
The Town Parking By-law would require a total of 1,779 parking spaces to
serve the medical building and the proposed hospital expansion. The proposed number of spaces shown on the
conceptual plan is approximately 2,100 spaces (321 extra spaces). This is based upon the projected need, based on the services that the
facilities will provide. Approximately
500 spaces are to be located north of Church Street and the remaining 1,600 spaces will
be located within the main campus. As
noted previously, the funds received from the parking revenues are utilized for
the operation of the Hospital and in part pays for the expansion plans. However, it is anticipated that the
transition period between completion of the building and full occupancy may
permit the staging and/or deferral of some of the surface parking proposed in
the most remote lots, but this will depend upon the success of the TDM program.
Heliport location
There is currently a Heliport serving the hospital located on the
north-east portion of the existing MSH lands, generally north of the proposed
EMCC & L. As part of the RFP, the
MSH intends to include a Heliport Siting Options Analysis to consider the
potential relocation of the heliport to a roof-top site located within the new
expanded hospital facility.
However, the roof-top facility has not been approved nor has a timeline
for its construction been finalized.
Funding available for the MSH expansion from Infrastructure Ontario and the Ministry Health and Long Term Care
currently does not include some of the site works, including some road
construction, parking, or the relocation of the heliport. The relocation of the heliport may be
considered further if funding becomes available, however at this time the
existing heliport will remain at its current location.
Region of York
The Region of York has been
circulated the conceptual site plan for review, particularly pertaining to the
location of the future road access from 9th Line. Town staff has also been in discussions with
the Region of York with regard to the proposed location of the future access to
9th Line. The Region of York
has indicated that it has no issues related to the general location of the
access in principle provided that it is aligned with Rose
Way on the west side of 9th Line.
The details pertaining to the
final road location, width and alignment will be determined once a detailed
site plan application has been submitted for review, at which time, the Region
of York will be circulated for review and comment.
Toronto
and Region Conservation Authority
The Toronto
and Region Conservation Authority has informed staff that the site is not
Regulated by the TRCA as the drainage channel along the east portion of the
site, which leads to existing storm water management ponds, is not considered a
natural feature. The SWM ponds are to be
decommissioned as part of the campus development.
However, because of the size of
the site, the TRCA has indicated that they would review the master storm water
management design for this proposal. With the understanding that the
current application is only an endorsement in principle, TRCA staff has no
concerns at this time. However, the TRCA
staff has circulated the application to their engineering department under the
assumption that further detailed comments will be provided upon submission of
the future site plan application.
HUMAN RESOURCES CONSIDERATIONS
Not applicable.
ALIGNMENT WITH STRATEGIC PRIORITIES:
The proposed site plan application will assist
with the implementation of the following Town of Markham Strategic Priorities:
The MSH proposal
aligns with the strategic priority of Growth Management by managing and
directing opportunities for growth for the surrounding communities; by
integrating and delivering a transportation network and municipal infrastructure;
and continuing inter-governmental coordination between various levels of
government together and external agencies to achieve the goal of expanding
health care facilities.
- Transportation
and Transit
The MSH
continues to work with the Region of York to provide improved public transit
accessibility and improvements to the local road network. Also, to encourage alternative modes of
transportation, MSH has implemented a pay for parking program. This program provides a funding strategy
which helps to offset the operating budget requirements of the Hospital. MSH is also committed to alternative modes of
transportation by providing TDM opportunities, integrated pedestrian network of
walkways, bicycle paths and secure storage facilities.
MSH has stated
their commitment to long-term sustainability through the integration of
environmental practices into their site and building design, including LEED
initiatives. As noted previously, MDE
may also be incorporated into the campus development.
- Parks,
Recreation, Culture and Library Master Plan/Public Safety
MSH is
coordinating with the Town to deliver the EMCC & L within the institutional
campus. The will result in an integrated
community service with a focus on health, wellness and lifelong learning,
ensuring that the needs of the community are embedded within the programs,
policies and facility development.
BUSINESS UNITS CONSULTED AND
AFFECTED:
The application has been
circulated to various Town departments and external agencies. Requirements of
the Town and external agencies will be reflected in the final detailed site
plan.
CONCLUSIONS:
Staff are satisfied with the proposal and
recommend that it be endorsed in principle, subject to the conditions outlined
in this 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:
Figure 1 – Location Map
Figure 2 – Area Context/Zoning
Figure 3 – Air Photo 2007
Figure 4 – Concept Master Site
Plan
Figure 5 – Concept Massing
Perspective
Figure 6 – Concept Long Term Plan
Appendix A – Draft Urban Design
Guidelines Synopsis
Appendix B - Draft Sustainable
Design Initiatives
AGENT:
Mr. Jim Kirk
Malone Given Parsons Ltd.
140 Renfrew Drive, Suite 201
Markham ON L3R
6B3
Tel: 905-513-0170 Fax: 905-513-0177 Email: jkirk@mgp.ca
File Path: Amanda\File 08 111320\Documents\Recommendation Report
Figure 1 – Location Map
Appendix A –Draft Urban Design Guidelines Synopsis
1.
Introduction – This section provides a summary
of issues that are relevant to the Markham
Stouffville Hospital.
Beginning with an introduction by the Hospital and followed by descriptive
sections on the history, vision, objectives, proposed block development, site
requirements, accessibility, and security. This section sets the tone to
describe the development context and the functional and site driven priorities
of Markham Stouffville
Hospital. The hospital is at the
beginning of an important step in the continued delivery of quality health care
to the region. All of the challenges can be seen as advantages where the
community, the long term vision, and delivery of quality services will result
in a quality facility that adds to the context of the Town of Markham.
2.
Urban Design – Set within the Cornell Secondary
Plan, this section describes the nature of the urban environment with a focus
on architecture, site planning, future development, building placement and
form. The narrative is supplemented by diagrams, graphics and summary charts of
the proposed hospital functional program. The design language is evaluated in
the context of program and functional delivery, sustainable design, and a
complimentary language to that of the surrounding community. The outcome is the
setting out of defined principles and a conceptual design of how to implement
them within the context of a defined health care program.
3.
Streetscape – All things that make up the public
environment are addressed in this section. Starting with the major streets
(Ninth Line, Church Street,
Bur Oak Avenue), internal
roads and R.O.W, including materials (paving) and street lighting. The street
character is one of the best opportunities for the Markham
Stouffville Hospital
to be seen as integrated in to the Cornell planning and context. All of the
proposed levels from the larger street organizational elements to the
materiality of the environment are important factors in the final character of
the built environment.
4.
Site Grading and Drainage – A review of the site
as it exists today and in the future, within the site specific context as well
as within the larger context of Markham’s
infrastructure is presented. The summary outlines how the proposed Markham
Stouffville Hospital
site development is in keeping with the long term plan for the area while
working to develop sustainable designs strategies that are in keeping with the
mandate of the hospital.
5.
Circulation and Parking – Seen as a key element
to the success of any development. The proposed site circulation and its
relationship to the long term infrastructure plan of this area is key. Long
term effective movement, access of regional public transit and accommodation of
potential growth in the area are all considered. In addition to the big
picture, details addressing specific components of the site (car, emergency
vehicle, bicycle and pedestrian) are identified and discussed. Supporting
information addressing site lighting, security and service delivery are
presented. The intended outcome is a comprehensive approach to creating an
effective circulation and parking strategy for now and into the future.
6.
Landscape – Complimenting the sustainability
mandate, the natural environment is one of the areas that is seen to both complement
the goals of health and well being as well providing a connection of the site
within the larger context of Markham and the Cornell Community. While
respecting the Golden Jubilee Greenway,
the vision stresses innovation, park character, creation of shade and
creation of screening for both patient privacy and reduction of scale of
parking facility. The section presents specific landscape strategies, site
furnishings and pedestrian specific lighting to demonstrate the proposed
approach. Signage is also presented to ensure that the scale and language
of the landscape at the experiential level is comfortable and efficient.
7.
Sustainability – Markham
Stouffville Hospital
will be working to develop both operational and infrastructure improvements to
demonstrate the commitment to sustainable design. Integrated with other
components of the design (parking and circulation, landscape, urban design,
site services) while addressing specific elements of the campus (building
systems, materiality, conservation and air quality). Markham
Stouffville Hospital
will be using the LEED system (Leadership in Energy and Environmental Design)
to analyze the effectiveness of the proposed measures. Markham
Stouffville Hospital
is working to effectively respond to key issues like Heat Island Effect,
Rainwater harvesting, Water Conservation, overall site energy efficiency, and
quality air and environmental inputs. The overall effect resulting in a long
term model of effective sustainable design within the context of a health care
environment.
Appendix B – Draft Sustainable Design
Initiatives
Recommended Operational
Sustainable Design Initiatives:
·
Train Building
Occupants, Facilities Managers, and Maintenance Staff in Sustainability
Principles and Methods
§
Implement a comprehensive, preventive
maintenance program to keep all building systems functioning as designed. See
WBDG Reliability-Centered Maintenance (RCM).
§
Provide operations support to facilities
managers and maintenance crews to answer questions and offer additional information.
·
Employ Environmentally Preferable Landscaping
Practices
§
Landscape with native, or indigenous, drought
tolerant plants.
§
Develop a Pest Control Plan, which includes
information about: materials and equipment for service; method for monitoring
and detection; service schedule for each building or site; any structural or
operational changes that would facilitate the pest control effort; and
commercial pesticide applicator certificates or licenses in conformity with the
Town of Markham Pesticide By-law.
§
Where unavoidable, use non-toxic outdoor
fertilizers and pesticides.
§
Consider composting/recycling yard waste.
§
Minimize site disturbance. See also WBDG
Sustainable—Optimize Site Potential.
§
Use landscaping products with recycled content
as required by EPA's Comprehensive Procurement Guidelines (CPG) for landscaping
products.
§
See also WBDG Sustainable O&M Practices.
·
Purchase Cleaning Products and Supplies that are
Resource-Efficient and Non-Toxic
§
Use cleaners that biodegrade rapidly.
§
Look for products that are concentrated, using
less packaging for more power.
§
Use integrated pest management (IPM) practices
in facilities and landscaping to reduce the use of pesticides and herbicides.
IPM has been mandated on federal property since 1996 by Section 136r-1 of Title
7, United States Code, and is cited in Title 41 of the Code of Federal
Regulations (102-74.35) as a required service for agencies subject to the
authority of the General Services Administration (GSA) and in conformity with
the Town of Markham Pesticide
By-law.
§
Use non-toxic pest control for indoor spaces and
plants. See also WBDG Evaluating and Selecting Green Products.
§
Keep air ducts clean and free of microorganisms
through a structured program of preventive maintenance.
·
Use Automated Monitors and Controls for Energy,
Water, Waste, Temperature, Moisture, and Ventilation Monitors and Controls
§
Use schedule, occupancy, or luminance sensors to
control lighting and other functions.
§
Use timers for heating/ventilation/air
conditioning (HVAC) equipment.
§
Turn off the lights, computers, and equipment
when not in use.
§
Enable power-down features on office equipment
(e.g., Energy Star® computers).
§
Turn off computer monitors when not in use.
·
Reduce Waste Through Source Reduction and
Recycling
§
Start a comprehensive recycling program with
source separation and occupant incentives.
§
Use on-site composting of organic materials.
§
Adopt green meeting practices.
·
Support Practices that Encourage Sustainable
Transportation or Minimize Travel
§
Install sufficient bike racks to meet demand.
§
Designate shuttle/bus stops in safe and
accessible areas close to the facility.
§
Provide sufficient parking spaces for
carpools/vanpools.
§
Support teleconferencing and videoconferencing
through proper operations and maintenance of communication systems.
§
Support telework (aka telecommuting) programs by
providing hoteling spaces (flexible and well-equipped office spaces that
teleworkers can use when they come into the office) and properly operating and
maintaining telework centers.
Infrastructure will follow the guidelines set out by the LEED standards
and include:
§
Roof
materiality and reflectivity
§
Paving
materiality and reflectivity
§
Natural
landscape
§
Minimal
alteration of existing land forms
§
Rainwater
Harvesting
§
Stormwater
Infiltration
§
Grey
Water Re-use
§
Permeable
surfaces
§
Low
flow fixtures
§
Irrigation
§
25%
reduction of MNECB
§
Methodology
o Fixture selection
o Equipment controls
o Total building system – heat capture
§
Daylighting
§
Building
envelope
§
Heat
Recovery
§
Efficient
internal circulation
