Report to: Development Services Committee                             Report Date:  October 7, 2008

 

 

SUBJECT:                          Preliminary Report:

                                            The Rockport Group

                                            Zoning Amendment to permit the development of a retirement residence at 34 Main Street South Unionville in Markham Centre.

                                            ZA 06 120486 001

PREPARED BY:               Anna Henriques, Planner II – Central District

 

RECOMMENDATION:

That the staff report entitled: “Preliminary Report: The Rockport Group Inc.  Application for Zoning Amendment to permit the development of retirement residences at 34 Main Street South Unionville in Markham Centre” (ZA 08 124690) be received;

 

That a Public Meeting be held to consider the zoning amendment application (ZA 08 124690) and that notice not be provided in accordance with the enhanced notification procedures for Markham Centre applications but instead be provided as outlined in this report;

 

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:

The purpose of this report is to provide preliminary information regarding a revised application submitted by the Rockport Group for a zoning by-law amendment to permit retirement residences at 34 Main Street South Unionville and to recommend that a statutory Public Meeting be held to consider the revised application.

Previously the Co-Operators proposed three 8 storey residential condominium buildings with a total of approximately 319 units.

 

BACKGROUND:

Complete Application

The revised zoning amendment application (ZA 08 124690) submitted by the Rockport Group was deemed complete on September 4, 2008.

 

Property and Area Context

The subject property is located within Markham Centre’s East Precinct, on the west side of Main Street South Unionville, south of Highway 7 and west of Kennedy Road (Figure 1).  The property encompasses an area of approximately 1.4 hectares (3.5 acres).  Surrounding land uses include the newly constructed Bill Crothers Secondary School to the north and west.  The GO rail line is located immediately west of the school.  South of the site are lands owned by Sylmatt Investments (Kopansky family).  The future extension of Enterprise Boulevard to Main Street Unionville is located just south of the Sylmatt Investments’ lands (Figure 3).  To the east, across Main Street Unionville, is an existing residential dwelling.

 

Unionville sub-committee meeting

A meeting of the Unionville Sub-Committee  was held last summer to discuss larger block issues with the abutting property owner (Kopansky). This resulted in a concept being prepared which provided for potential future joint access opportunities with Kopansky’s lands to the south.  Staff will continue to work through these issues as part of the review of the current zoning amendment application and the future site plan application.

 

Lands recently acquired by The Rockport Group

The subject property was formerly owned by the Co-Operators Development Corporation.  In 2006, a zoning amendment application was submitted by the Co-operators to permit three 8 storey residential condominium buildings with a total of approximately 319 units.

 

The Rockport Group has recently acquired the subject property and is proposing the development of retirement residences

 

Proposal

This application for a zoning amendment has been submitted to facilitate the development of retirement residences on the subject property.  The proposed development consists of 3 phases and is very similar in scale and built form to the previous Co-Operators proposal.  Phase 1 (Building ‘A’) contemplates a 9 storey building (3 storeys abutting Main Street Unionville) with approximately 144 units.  Phase 2 (Building ‘B’) contemplates a 9 storey building with approximately 139 units.  Phase 3 contemplates a future building (Building ‘C’), on the west side of the site, adjacent to the High School (Figure 3).  Detailed plans on this phase will be submitted at a later date.  If the application is approved, a HOLD provision will be placed on the Phase 3 lands to reflect this.

 

Parking will be provided mostly below grade with some surface parking.  A total of approximately 195 parking spaces are proposed for Phases 1-3.  Approximately 140 parking spaces will be provided underground with approximately 55 surface parking spaces abutting the proposed future street ‘A’ (Figure 4).  Based on the proposed parking ratio of 0.4 per unit, 114 spaces are required for phase 1-2 whereas, 151 spaces will be provided.  This represents a surplus of approximately 37 parking spaces for phase 1-2.

 

OPTIONS/ DISCUSSION:

Official Plan and Zoning

The property is designated “Commercial – Community Amenity Area (General)” in the Markham Centre Secondary Plan (OPA 21).  This designation provides for institutional uses including community facilities and government services compatible with and complementary to the planned function and policies of the category of designation.  The lands are zoned Rural Residential One (RR1) (Figure2).  The zone category does not permit the proposed retirement development and therefore, a zoning amendment is required.

 

East Precinct Plan

The Markham Centre Secondary Plan (OPA 21) requires that Precinct Plans, a non-statutory guideline document, be endorsed by Council, prior to approval of any development application.  The purpose of the Precinct Plan is to provide a planning context in which to evaluate future development applications.  A draft Precinct Plan was presented to Council in June 2006, however, formal endorsement was deferred pending resolution of land ownership issues and on-going discussions regarding the proposed CSIO facility.

 

Staff have prepared a report to the Development Services Committee (September 16, 2008) recommending a further review of the East Precinct.  The review has been recommended particularly as it relates to the CSIO, the recent designation of the Unionville GO Station as a future mobility hub and integration with the Remington Group’s plan, to the west across the GO line.  It is not anticipated however, that this review will impact on the road network or built form criteria established in the draft East Precinct as they relate to the applicant’s lands.

 

Markham Centre Advisory Group

This application will be presented to the September 25th Advisory Group Meeting to discuss matters such as District Energy connections and evaluation of the Markham Centre Performance Measures. 

 

Enhanced notification procedures for Markham Centre applications

Expanded notice procedures for statutory public meetings to better promote Markham Centre meetings were adopted by Council in February, 2003.  These enhanced procedures include:

Given the nature of the proposal (minor revision for use to previous application submitted by the Co-Operators) and conformity with the Official Plan, staff recommend that the expanded notice procedure not be applied to this application.  Staff note  that the notice for the original public meeting was based on a 1 km radius and recommend that notice for this meeting be based upon the statutory requirement of 120 metres, expanded to include lands within the East Precinct on the west side of Kennedy Road to the GO line, south of Highway 7 and north of highway 407.  In addition it is recommended that notice include a direct mailing to members of the Markham Centre Advisory and those on record as requesting notice.

 

Community information meeting

Councillor Virgilio will be holding a Community Information Meeting on Monday October 6, 2008 to discuss the proposal further with interested community members.  The Rockport Group and staff will be present to provide additional information on the proposal and to answer any questions.

 

Servicing Allocation Not Required

The Owner is proposing to develop the property for retirement residences.  These residences will consist of one and two bedroom units with a living room area.  Kitchens will not be provided in the individual units.  A centralized dining area and kitchen will be provided for the residents to have their meals.  Servicing allocation for the proposed development is not required as there will not be any kitchen and cooking facilities within the units. 

 

The zoning by-law will have to be carefully drafted to ensure that the proposed retirement residences cannot be converted to residential condominium units at a later date without the need for a zoning by-law amendment and servicing allocation.

 

Potential Benefits of Approval:

Approval of this application will provide for the development within the East Precinct of Markham Centre.  The proposal is consistent with the draft East Precinct Plan and the overall vision of for Markham Centre which promotes the development of a more compact, transit supportive, pedestrian friendly, urban environment. 

 

The recent acquisition of the property by the Rockport Group and the revised development proposal for retirement residences will serve the needs of our aging population and community while potentially reducing future impact on the surrounding road network.

 

Issues/Concerns to be Resolved:

 

 

 

 

FINANCIAL TEMPLATE (external link):

Not applicable

 

ENVIRONMENTAL CONSIDERATIONS:

The subject lands are adjacent to the school site which encompasses the Rouge River valleylands along the northerly property boundary.  A 10m environmental buffer has been provided along this property line.  Approval from the TRCA will be required prior to the By-law being brought forward to Council.

 

ACCESSIBILITY CONSIDERATIONS:

Not applicable

 

ENGAGE 21ST CONSIDERATIONS:

This application aligns with the Town’s corporate goals of Managed Growth and Environmental Focus by proposing a balance between urban growth and the protection of the natural environment surrounding it.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

This application has been circulated internally and externally for comments.

 

 

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 and Zoning

Figure 3 – Air Photo

Figure 4 – Proposed Site Plan

Figure 6 – Draft East Precinct Plan

 

 

File path: Amanda\File 06 120486 001\Documents\PreliminaryReport