Report to: Development Services Committee Report Date:
SUBJECT: Preliminary Information Report
Anagni
Homes Limited
Application
for Zoning By-law Amendment to permit a mixed-use residential development and
grade related townhouses at the
File
Number ZA 09-115049
PREPARED BY: Doris Cheng, Senior Planner – East District ext. 2331
RECOMMENDATION:
1) That the report dated June 16, 2009 entitled “Preliminary Report, Anagni Homes Limited, Application for Zoning By-law Amendment to permit a mixed use residential development and grade related townhouses at the north west corner of Edward Jeffreys Avenue and Markham Road (Highway 48), File Number ZA 09-115049” be received;
2) And that Staff be authorized and directed to do all things necessary to give effect to this resolution.
Not Applicable
PURPOSE:
The purpose of
this report is to provide preliminary information regarding the application by
Anagni Homes Limited for Zoning By-law amendments for the lands at 9462 Highway
48 to permit a proposal consisting of a 23 storey, mixed-use building with 260
residential units with grade related retail and underground parking, forty 3-storey
townhouse units and the relocation of the Albert Wideman heritage house. A memo provided to Development Services
Committee dated
BACKGROUND:
Property and Area Context
The subject
lands include two properties with a combined area of 2.62 hectares (6.47
acres). The lands are located at the
northwest corner of Highway No. 48 and
The property presently supports an existing heritage house designated under Part IV of the Ontario Heritage Act, known as the Albert Wideman House, which has been relocated to its final location. The northerly portion of the lands contain approximately 0.2 hectares (0.49 ac.) of a 2.2 hectares (5.4 ac.) woodlot (The “Matrundola Woodlot”). Also on the site is a sales trailer and a number of mature trees located.
Adjoining the
subject lands to the west are low density residential dwellings forming part of
the Wismer Commons Community.
Immediately to the north is the woodlot as well as vacant lands along
Highway No. 48 intended to be developed by others for a mixed use development
fronting onto Highway No. 48. To the
east, across Highway No. 48, are existing industrial/commercial uses. To the south, across
The application has been deemed complete
The zoning
amendment application subject to this report was submitted by Anagni Homes
Limited on
Official Plan and Zoning
The Official Plan and the Wismer Commons Secondary Plan designate the subject property “Major Commercial Area”. The intention of this designation is to provide for large scale multi-use, multi-purpose centres offering a diverse range of retail, service, community, institutional and recreational uses serving a major portion of the municipality and/or broader regional market. This designation is also intended to accommodate medium and high density housing at appropriate locations. The designation provides for the proposed mixed-use development, subject to good urban design considerations; having regard for matters such as siting, massing, landscaping, pedestrian-friendly streetscape, and good pedestrian connections.
The subject property is currently zoned Major Commercial (MJC) under By-law 177-96, as amended, except for the northwest quadrant of the property, which is zoned Open Space One (OS1) to protect a portion of the larger wood lot to the north. The Major Commercial zoning permits the proposed mixed use development.
Highway 48 Urban Design Study
The Highway 48
Urban Design Study, endorsed by Council in October 2005, provides urban design
and development guidelines to be used in the evaluation of development
applications within the Highway 48 corridor between
The subject
lands are located within the ‘Transition and Intensification’ district of the
Highway 48 Urban Design Study. The study
envisions that the lands between
- Well-defined street wall incorporating a high proportion of glazing and primary building entrances which front onto Highway 48.
- Residential buildings with grade related commercial uses.
- Buildings which range in height between 2 and 8 storeys
- At least 70% of the useable street frontage on Highway 48 to be occupied by buildings.
- Surface parking to be well screened from the streets to reduce visual prominence.
With the exception of height, the development is consistent with the vision for the Highway 48 corridor which is to create a highly pedestrian-friendly environment that supports street oriented retail and mixed use, higher density development, including residential.
This site was subject to a previous
application
In May, 2008, Development
Services Committee endorsed a site plan for 260 apartment units in two
buildings with retail/commercial uses at grade on the applicant’s property at
the northwest corner of Highway 48 and
The revised proposal intensifies development along the Highway 48
frontage
Since Council directed Staff to
proceed with the Highway 48 Urban Design Study, Anagni Homes has considered a more
intensive development on their property, which is the subject of this zoning
amendment application. The first phase
consists of a 24-storey, 260 unit apartment buildings with retail/commercial
uses at grade fronting Highway 48, and 10 townhouse units to the west of the
building. Future phases include a second
24-storey, 260 unit apartment building with retail/commercial uses at grade, fronting
Highway 48, and 30 townhouse units in the westerly portion of the
property. Allocation for 210 apartment
units has been approved by Council as part of the 2008 site plan approval. The remaining 50 units of allocation will
need to be achieved through the Region’s “Sustainable Development Through LEED”
program.
OPTIONS/ DISCUSSION:
Town has Initiated Official Plan/Secondary
Plan and Zoning By-law Amendments to implement the Highway 48 Urban
On
It was staff’s intention to bring
forward a final recommendation report together with draft Official Plan and
Zoning By-law Amendments in the fall of 2008. However, a significant
number of residential proposals have come forward in this corridor which
involves density increases and changes to the built form. To properly
address these changes, comprehensive transportation and servicing studies are
required for the entire corridor as well as the review of community services
such as schools and parks. These matters as well as developers group
arrangements need to be addressed in the Official Plan and Secondary plan
amendments for the area. Staff will
continue with the finalization of the process and necessary revisions to the
draft Official Plan, Zoning By-law amendments and site plan control
application.
POTENTIAL BENEFITS OF THE PROPOSAL:
§
Is generally in keeping with and furthers the
vision of Urban
§ Provides high density residential development within close proximity to the Mount Joy GO Transit station.
§ Provides alternative housing options for the surrounding communities.
Concerns/Issues to be resolved:
The following is a brief summary of concerns/issues raised to date. These matters, and any others identified
through the circulation and detailed review of the proposal, will be addressed
in a final report, if required at a later date:
- Applicant will be required to enter into a Heritage Easement Agreement with the Town for the heritage house and provide two Markham Remembered plaques.
§
The appropriate density for the site requires
further consideration.
§
Comprehensive traffic and servicing studies for
the
§ Ensure conformity with the Highway 48 Urban Design Guidelines and the vision for the area.
§ The scale and massing of the buildings, streetscape design and open space require further review by Staff.
§
A site plan is required.
FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)
Not Applicable.
HUMAN RESOURCES CONSIDERATIONS
Not Applicable.
ALIGNMENT WITH STRATEGIC PRIORITIES:
The application
needs to be considered in the context of the Town’s strategic priorities of
Growth Management and Transportation and Transit.
BUSINESS UNITS CONSULTED AND AFFECTED:
The application has been circulated to various Town departments and external agencies and is currently under review. Requirements of the Town and external agencies will be reflected in the preparation of the Zoning By-law amendment.
CONCLUSIONS:
Staff
recommend that a statutory public meeting be held to consider the proposed
amendments.
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
Development Services Commission
ATTACHMENTS:
Figure 1 –
Location Map
Figure 2 – Area
Context/Zoning
Figure 3 – Air Photo 2007
AGENT: Mr.
Anagni Homes Limited
Tel: 416-661-5329 Fax: 905-669-0443
Email: joe@greenparkgroup.ca
FILE PATH: Amanda\File 09 115049\Documents\Preliminary Report
Figure 1: Location Map
