Report to: Development Services Committee Report Date:
SUBJECT: RECOMMENDATION REPORT
E. Manson Investments et. al.
Application
for site plan approval to permit a Phase 2, 6 storey residential building (
SC.05-021950
PREPARED BY: Teema Kanji, Senior Planner - West Development District
RECOMMENDATION:
That the report dated
That the Site plan Application
(SC.05-021950) submitted by E. Manson Investments et. al. to permit a Phase 2, 6 storey residential building (
That site plan approval be
delegated to the Director of
That Site Plan Endorsement of
That the site plan conditions
relating to the Site Plan Endorsement of
That site plan approval shall not
be issued prior to
And that Staff be authorized and directed to do all things
necessary to give effect to this resolution.
EXECUTIVE SUMMARY:
The subject property is
approximately 0.65 hectares (1.62 acres) in area and is located on the north
side of
The proposed development consists
of two 6 storey apartment buildings (Figure 4).
The first phase (
In May, 2006 Council endorsed in
principle the Phase 1 apartment building (
Site plan endorsement of
The Region of York recently
introduced a Green
The applicant has committed to
implementing sustainable development practices in order to qualify for a
minimum LEED silver certification. Inclusion
of these measures in the project will be secured through the site plan
agreement.
Staff are generally satisfied with
the site plan and elevations and recommend site plan endorsement of
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
recommend site plan approval to permit a Phase 2, 6-storey residential building
(
The subject property is approximately 0.65 ha (1.62 acres) in area and is located on the north side of Bur Oak Avenue, west of McCowan Road, or more specifically at the northeast corner of Hillwood Street and Bur Oak Avenue (Figure 1). The lands are generally flat and unvegetated.
The subject property was previously part of a larger 1.26 ha (3.1 acre) block (Block 12, Plan 65M-3632) owned by the E. Manson Investments et. al. The property was severed and Imperial Oil obtained a zoning by-law amendment and site plan approval to permit the construction of a service station on the easterly 0.6 ha (1.4 acre) portion of the property.
Adjoining the property are the following uses (Figure 3):
Official Plan and Zoning
The subject lands are designated Community Amenity – Arterial in the Berczy Community Secondary Plan. This designation provides for medium and high density residential uses, subject to the review of a specific development proposal, ensuring that the planned function of the lands is maintained and that the location is appropriate.
The lands are zoned Community
Amenity One - Hold [CA1 (H)*152] under By-law 177-96, as amended (Figure 2),
which permits the lands to be developed with apartment buildings. In 2006, Council approved By-law 2006-128
which increased the maximum Floor Space Index permitted on the property from
1.0 to 1.45. The Hold provision will
only be removed once servicing trigger timeframes have been met as discussed
later in the report.
The subject property is proposed
to be developed with two 6-storey residential buildings. In May 2006, Council endorsed in principle a
6 storey residential apartment building (Phase 1 –
Applicant requesting extension of site plan endorsement for
The site plan agreement process
has been initiated for Phase 1, but no site plan agreement has been
executed. Site plan endorsement of
Site plan endorsement of
Proposal for a 6 storey residential apartment building (Phase 2)
The applicant is now seeking approval of Phase 2. Phase 2 consists of a 6-storey residential apartment building with 113 units at the north end of the site (Figures 4 & 6), comprising a gross floor area of approximately 10,700 m² (115, 178 ft²).
Full vehicular access to Hillwood Street is proposed at the north limit of the subject lands and a second emergency access to Hillwood Street, blocked by knock down bollards is proposed between building A and B. A right-in/right-out access to Bur Oak Avenue is also proposed (Figure 4).
To improve the relationship of the
apartment buildings with the adjacent semi-detached and townhouse dwellings to
the west, across Hillwood Street, the applicant proposes to step the building
along the west side from 4 to 6 storeys (Figures 4,6 and 7).
Sufficient parking to accommodate proposed development
Parking spaces are proposed within two levels of underground parking. This includes 237 resident spaces and 47 visitor parking spaces. The site will contain a total of 7 spaces for the physically disabled. The Parking By-law requires 280 parking spaces, whereas a total of 284 parking spaces are proposed, for a surplus of 4 parking spaces.
OPTIONS/ DISCUSSION:
A public meeting was held in February, 2006
On February 21, 2006, a public
meeting was held to obtain public input for a zoning by-law amendment and site
plan application to permit the two proposed apartment buildings (
Compatibility with the adjacent
uses
The proposal is adjacent to a gas
station to the east and semi-detached and townhouse dwellings to the west. As indicated above, the apartment buildings
are stepped from 4 to 6 storeys to reduce the impact on adjacent residents to
the west across
Congestion and traffic
A concern was raised with respect
to traffic and congestion that may be generated by the proposed apartment
buildings. Staff have reviewed the
Traffic Impact Study submitted for this proposal and are satisfied with the
findings of the study. The study
concludes that at full build out of the site the intersection of
Sufficient Parking to be
provided
The Parking By-law requires 280
parking spaces, whereas 284 are proposed for a total surplus of 4 parking
spaces.
Servicing allocation available for both buildings in 2011
As indicated previously, the
underground parking garage is combined for both
Process for approving high density development with conditional
assignment (2011)
Recently, the Region revised its
servicing allocation trigger system to recognize the differences between high
rise residential development and low density grade related housing in terms of construction
times and approval processes. The Region
of York is recommending the following servicing trigger timeframes for high
density development:
(a) Servicing
allocation must be confirmed prior to site plan approval.
(b) A
Hold Zone provision must be applied to the property.
(c) Condominium
registration, lifting of Holds and building permits can occur 18 months prior
to infrastructure completion.
(d) Owner
must enter into an indemnity agreement with the Region of York.
A no pre-sale agreement is not required
for high density development (unless specifically a condition of the Town for
servicing allocation/phasing of large multi phase projects). Unlike plans of subdivision, there are no
provisions in the
The property is currently subject to a Hold provision and the remaining servicing triggers have been incorporated as conditions of site plan approval in Appendix ‘A’.
Region of
The Region of York, in response to
a
Staff are recommending a 35% LEED credit to the proposed development, which will generate a credit of 65 units (147.6 people). This credit will be made available to the Town for redistribution to other developments. This process will be further outlined in an upcoming servicing allocation report to Council in the near future.
At this time, the applicant has
not applied to the Region of York to receive a servicing allocation
credit. This will be a condition of site
plan endorsement (Appendix A).
Implementation of sustainable development practices
The applicant has committed to
implementing sustainable development practices within the proposed development
which will include but not be limited to the following:
§ Minimum LEED Silver
certification
§ High efficiency air conditioning and
heating systems
§ Use of low emitting materials (i.e.
sealants, paint, carpet systems etc.)
§ Individual light and thermal control
systems by unit
§ Divert 50% of construction waste
from disposal
§ Use of regional materials, rapidly
renewable materials and certified wood
§ Three stream waste management system
In order to qualify for the York Region servicing allocation credit, the
applicant must include sustainable development practices related to water
efficient landscaping, water efficient fixtures, and separate water meters for
each unit. The above noted sustainable
development practices are based on an initial review and water efficiencies for
this project remain to be finalized.
Inclusion of these measures in the project will be secured through the
site plan agreement process.
The applicant will be required to incorporate appropriate Fatal Light Awareness Program (FLAP) components into their development to ensure more bird friendly buildings. Town staff will review the final plans to incorporate appropriate bird friendly development measures and the Owner will be required to implement sustainable development practices, to the satisfaction of the Town (Appendix A).
Site Plan and elevations are acceptable
Staff are generally satisfied with
the building position and internal pedestrian and vehicular circulation. The proposed massing and built form is
acceptable to staff. As indicated above,
the west elevation has been stepped from 4 to 6 storeys to improve the
relationship of the apartment building with the adjacent semi-detached and
townhouse dwellings to the west, across
Conclusion
Staff are of the opinion that the
proposed site plan and elevations are acceptable and recommend site plan
endorsement of
FINANCIAL TEMPLATE (external link):
ALIGNMENT WITH STRATEGIC PRIORITIES
The proposed development aligns
with Council’s strategic priorities of Growth Management and
Transportation/Transit.
BUSINESS UNITS CONSULTED AND AFFECTED:
All Town departments and external agencies have been circulated with this application and all comments have been addressed and incorporated into the site plan.
RECOMMENDED
BY:
_______________________
________________________
Biju Karumanchery, M.C.I.P,
R.P.P Jim Baird, M.C.I.P, R.P.P
Senior Development
Manager Commissioner,
Development Services
Figure 1 – Location Map
Figure 2 – Aerial Photo
Figure 3 – Area Context/Zoning
Figure 4 – Proposed Site Plan
Figure 5 – Elevations –
Figure 6 - Elevations –
Figure 7 – Elevations –
Coloured Renderings
Appendix ‘A’ – Conditions of Site Plan Endorsement
AGENT/CONTACT INFORMATION:
Emery Investments Tel: (416) 630-6927, ext 272
c/o Mai Somermaa Fax:
(416) 630-6997
File
path: Amanda\File 05 021950\Documents\Recommendation Report
The following conditions of site
plan endorsement shall apply to
1.
That site plan approval be delegated to the Director of
2.
That site plan approval will not be issued prior to
3. That prior to site plan approval, the Owner shall address any concerns identified by the Town, and other external agencies, and revise any studies or plans accordingly, to the satisfaction of the Town.
4.
That prior to site plan approval, the Owner shall submit
detailed architectural elevations demonstrating appropriate bird friendly
development measures, to the satisfaction of the Director of
5. That prior to site plan approval, the Owner shall submit final drawings, including but not limited to, site plan and elevations drawings, landscape plans, grading and servicing plans, composite utility plans, pavement marking and signage plans that comply with all requirements of the Town and other public agencies, to the satisfaction of the Town.
6. That prior to site plan approval, the Owner shall provide a revised LEED Registered Project Checklist which commits to incorporating sustainable development practices including but not limited to water efficient landscaping, water efficient fixtures and separate water meters for each unit, to the satisfaction of the Town.
7.
That prior to site plan approval, the Owner shall apply
for and receive servicing allocation credits through the Region of York’s Green
8. That the Owner enter into a site plan agreement with the Town of Markham containing all standard provisions and requirements of the Town and public agencies including but not limited to the following:
a) Provision for payment by the Owner of all applicable fees, recoveries, development charges and financial securities;
b) Provision
for satisfying all requirements of Town Departments and external agencies,
including the Regional Municipality of
c) That
the Owner shall covenant and agree in the site plan agreement to pay their
proportionate share of the Highway 48 flow control measures, to the
satisfaction of the Director of
d) That the Owner shall covenant and agree to implement sustainable development practices, to the satisfaction of the Town;
e) That the Owner shall covenant and agree to achieve minimum LEED Silver Buildings;
f)
That the Owner shall covenant and agree to enter into
an indemnity agreement with the Region of York.
g) That
the Owner shall covenant and agree to apply and comply with the requirements of
the Green
h) The
Owner shall acknowledge and understand that any servicing allocation credits
received from the Region of York through the Green
9. That site plan endorsement of residential buildings A and B (186 units) shall lapse and final approval will not be issued, after a period of three years commencing March 24, 2009, in the event that the site plan agreement is not executed within that period.