Report to: Development Services Committee                                  Report Date: April 21, 2009

 

 

SUBJECT:                          PRELIMINARY REPORT

                                            H and W Development Corporation

                                            East side of  South Town Centre Boulevard between Clegg Road and Cedarland Drive

                                            Application for zoning by-law amendment to adjust the

                                            development standards for a proposed residential development

                                            File ZA 08 106754

 

PREPARED BY:               Scott Heaslip, Senior Project Coordinator

                                            Central District, ext. 3140

 

 

 

RECOMMENDATION:

 

  1. That the staff report dated April 21, 2009 titled “H and W Development Corporation, East side of South Town Centre Boulevard between Clegg Road and Cedarland Drive, Application for zoning by-law amendment to adjust the  development standards for a proposed residential development,” be received.

 

  1. That a public meeting be held to consider the zoning by-law amendment application (ZA 08 106754) once the applicant has submitted detailed project plans addressing the issues outlined in the staff report.     

 

  1. That Staff be authorized and directed to do all things necessary to give effect to this resolution.

 

 

EXECUTIVE SUMMARY:

 

Not applicable.

1. Purpose                     2. Background                      3. Discussion                        4. Financial        

 

5. Others (HR, Strategic, Affected Units)                                   6. Attachment(s)

 

 

PURPOSE:

 

The purpose of this report is to provide preliminary information regarding an application for zoning by-law amendment and to recommend that a public meeting be scheduled to consider the application once the applicant has submitted detailed plans addressing the issues outlined in this report.  

 

 

BACKGROUND:

 

Subject lands and Area Context

The subject application applies to the westerly portion of the block bounded by Clegg Road to the north, South Town Centre Boulevard to the west, Cedarland Drive to the south and Warden Avenue to the east. (Figure 3) This block is Phase 2 of Liberty Development’s Markham Centre project and comprises two development parcels (Blocks 2 and 4 on registered plan 65M-3998), which have been acquired by the applicant from Liberty, two park parcels (Blocks 3 and 5), which are owned by the Town, and three “park wing” parcels (Blocks 8, 9 and 10), which are owned by Liberty. (Figure 5) The subdivision agreement provides for the surface strata of the park wing parcels to be integrated into the adjoining parks following completion of below grade parking garages proposed to serve the adjoining development blocks.

 

The subject lands of this application comprise the westerly development parcel (Block 2), the adjacent “park wing” (Block 8), and a portion of Park Block 3.   

 

Official Plan and Zoning

The subject lands are designated “Commercial” in the Official Plan and “Community Amenity Area – Major Urban Place” in the Markham Centre Secondary Plan (OPA 21).  Development Block 2 is zoned “Markham Centre – Downtown One” (MC-D1) by the Markham Centre Zoning By-law (#2004-196).  Park Block 3 and the “park wing” Block 8 are zoned “Markham Centre – Public Space One” (MC-PS1).   (see Figure 2)

 

The MC-D1 zone includes site specific provisions for Block 2, including:

  • maximum building heights of 30 metres on the east portion,  35 metres on the south-west portion and 45 metres on the north-west portion.
  • maximum of 623 dwelling units. 

The zoning is subject to a holding provision to be removed after servicing allocation has been assigned and the owner has entered into a site plan agreement with the Town.  

 

 

OPTIONS/ DISCUSSION:

 

Rezoning application originally submitted for Blocks 2 and 8

The plans initially submitted with the subject application showed four interconnected apartment buildings, ranging in height from 14 to 16 storeys, contained within development Block 2 and “park wing” Block 8.

 

The rezoning application initially requested the following:

  • rezoning “park wing” Block 8 from MC-PS1 to MC-D1 to facilitate the inclusion of this block in the development. 
  • rezoning the easterly 4.3 metres of Block 2 (equivalent to the area of the “park wing” block) from MC-D1 to MC-PS1 to facilitate the incorporation of this land into the park to compensate for the area of the “park wing” block.
  • increasing the maximum number of dwelling units from 623 to 663.
  • adjustments to the maximum height and building setback provisions of the by-law.
  • permission for “live/work” units.  (two-storey “live/work units are proposed at the base of the buildings)
  • an increase in the maximum permitted number of parking spaces from 796 to 808.  

Opportunity identified to extend Courtyard Lane through adjoining Park Block 3 to Cedarland Drive

In reviewing the original project plans, an opportunity was identified by Town staff to enhance the road grid in this precinct by extending Courtyard Lane, which currently ends at Clegg Road, south through the west portion of Park Block 3 to Cedarland Drive. This would enhance connectivity for pedestrians and vehicles, and would also divide the rather large block between Clegg Road and Cedarland Drive into two more appropriately scaled blocks. The road extension would displace approximately 0.2 ha (1/2 acre) of Park Block 3, leaving approximately 0.5 ha (1.3 acres) to the east for the park and approximately 0.025 ha (0.06 acre) to the west of the road to be incorporated into the proposed development.   Although the park would be slightly smaller in area, it would gain much better exposure and access from the additional street frontage. 

 

Courtyard Lane extension supported by Development Services Committee

Before committing to redesign the project to incorporate the Courtyard Lane extension,  the applicant requested the opportunity to obtain feedback from Development Services Committee on the concept of extending this street through the park block.  

 

On February 3, 2009, the applicant presented the project to Development Services Committee.  Committee was supportive of the road extension, but did express concern with the appearance of the buildings and requested the applicant to ensure that the development incorporates appropriate Fatal Light Awareness Program (FLAP) components to ensure bird-friendly buildings.

 

Public Meeting should be scheduled once more detailed project plans have been submitted.

The applicant has submitted a concept site plan (Figure 4) incorporating the Courtyard Lane extension and is working with Town staff to address the design issues raised by Committee.  The revised proposal will require modifications to the by-law amendment application which will need to be confirmed prior to the scheduling of a public meeting. Staff  recommend that Committee authorize the scheduling of a public meeting to consider the requested amendments to the zoning by-law once detailed project plans have been submitted addressing Committee’s concerns. Town and public agency requirements, including provisions for the construction of the road, parkland dedication, etc., will be addressed as a condition of Hold (H) removal and through the site plan approval process.   

 

 

FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)

 

Not applicable.

 

 

ALIGNMENT WITH STRATEGIC PRIORITIES:

 

Not applicable.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

The project plans have been circulated to Town departments and public agencies for review and comment. 

 

 

 

RECOMMENDED BY:

 

 

 

________________________________             ________________________

Biju Karumanchery,  M.C.I.P. R.P.P.                 James Baird, M.C.I.P., R.P.P.

Senior Development Manager                            Commissioner, Development Services

 

ATTACHMENTS:

Figure 1 - Location Map

Figure 2 – Area Context/Zoning

Figure 3 – Air Photo

Figure 4 – Concept Site Plan

 

File path: Amanda\File 08 106754\Documents\Recommendation Report