Report to: Development Services Committee Report Date:
SUBJECT: PRELIMINARY REPORT: Applications by Crown of Markham Inc. for Zoning By-law Amendment and Draft Plan of Subdivision Approval to permit medium density live-work units, townhouses and single detached dwellings on Part of Lot 23, Concession 3 of the West Cathedral Community (Crown of Markham Phase II)
Files ZA 09 120148 and SU 09 120124
PREPARED BY: Ron Blake, Development Manager
West District Team
RECOMMENDATION:
1) That the report entitled: “PRELIMINARY REPORT: Applications by Crown of Markham Inc. for Zoning By-law Amendment and Draft Plan of Subdivision Approval to permit medium density live-work units, townhouses and single detached dwellings on Part of Lot 23, Concession 3 of the West Cathedral Community (Crown of Markham Phase II); Files ZA 09 120148 and SU 09 120124” be received;
2) That a public meeting be held to consider the applications by Crown of Markham Inc. for Zoning By-law Amendment and Draft Plan of Subdivision approval;
3)
And that Staff be authorized and directed to do all
things necessary to give effect to this resolution.
PURPOSE:
The purpose of this report is to provide preliminary information regarding the applications for zoning by-law amendment and subdivision approval.
BACKGROUND:
Site and Area Context
The subject lands comprise 6.86 ha (16.95 acres), located between the existing Cathedral on the east and the proposed Woodbine Avenue By-pass on the west. The site is generally flat and contains no significant vegetation or other natural features.
Surrounding uses include:
o the existing Cathedral to the east and the mixed use precinct (still awaiting development) proposed to surround it;
o a predominantly low density residential subdivision to the north, that is undergoing revisions to the approved draft plan of subdivision;
o vacant prestige employment lands to the west;
o additional low density residential development to the south
Proposed Development
Medium density mixed use live-work units, are proposed to front onto High Street, which bisects the subject lands in an east-west direction and is intended to serve as one of the key ceremonial access routes to the Cathedral. Additional lower density single detached and townhouse units are proposed south of the High Street Blocks, to complete the proposed residential subdivision to the south.
The following chart provides a statistical summary of the proposed development:
|
|
|
Hectares |
Acres |
|
Gross Site Area: |
|
6.86 |
16.95 |
|
Roads and laneways |
|
1.63 |
4.03 |
|
Open Space (incl. landscape buffers &
walkways) |
|
0.18 |
0.44 |
|
0.3 m reserve Future Development |
|
0 0.28 |
0 0.69 |
|
Net Residential Area: Medium Density Low Density |
|
4.77 3.88 0.89 |
11.79 9.59 2.20 |
|
Net Non-residential Area |
|
2.09 |
5.16 |
|
Units: Single Detached Units Townhouse Units Medium Density Total Residential Units |
|
10 19 155 184 |
|
|
|
|
|
|
|
Net Residential Density: Low Medium |
|
32.58 39.95 |
|
Existing Official Plan and Zoning By-law
The subject lands are designated
The intent of the Cathedral Community Secondary Plan (OPA 42), as
amended, with regard to the Community Amenity Main Street designation (which
applies to the portions of the mixed use/medium density Blocks fronting onto High
Street) is to develop this area as a true mixed use main street, with
commercial and retail uses at grade, and medium density residen
The remainder of the lands are designated Urban Residential Medium
Density and Low Density. The proposed
net densities comply with the density ranges for these designations set out in
the Official Plan.
The lands are currently zoned Agricultural One [A1] by By-law
304-87. Amendments are required to
delete these lands from By-law 304-87 and incorporate them into appropriate
zones in By-law 177-96.
OPTIONS/ DISCUSSION:
Advantages of the proposed development
The proposed draft plan reflects the general road and block pattern set out in the Cathedral Community Secondary Plan and the associated Community Design Plan. The proposed densities are within the ranges provided for in the Official Plan and Secondary Plan, and provide opportunities to create a compact, mixed use shopping, commercial and residential core for the Cathedral Community, which will complement and build upon the presence of the Cathedral.
Precinct Plan required prior to draft plan approval
The layout, conceptual design, streetscape and parking facilities for the High Street area will play a key role in the long-term success of this main street area. The Community Design Plan provides general urban design guidance for this area, but the original intent was for a more detailed “Cathedral Precinct Plan” to be developed and approved prior to approval of any draft plan. While work on the Precinct Plan was begun by the original owner, it has not yet been finalized. Since the initial work was done, the subject lands have been sold to the present owner, and the Cathedral Precinct is now under two separate ownerships. Staff recommend that a comprehensive Precinct Plan be completed to the Town’s satisfaction, prior to draft plan approval. The Precinct plan should address:
o building massing and design,
o
gradation of building heights, densities and
uses from the core area around the Cathedral outward to Old Woodbine and the
Woodbine By-pass, as well as the developing low density residen
o the design of High Street and other ceremonial roads surrounding the Cathedral;
o a comprehensive parking strategy for the Cathedral Precinct, including parking provisions for the mixed use blocks fronting High Street.
Staff have discussed this approach with the applicant, who has advised that a single comprehensive precinct plan is not feasible due to the differences in anticipated development timelines between the two landowners. However, staff continue to recommend that a comprehensive Precinct Plan for the subject lands, and the entire Cathedral precinct area be prepared prior to draft plan approval. Such a plan will address the above point, and, where appropriate, provide reasonable assumptions about the lands to the east surrounding the Cathedral. The Precinct Plan can also speak to phasing of development of both ownerships.
Refinements to draft plan required
These include:
o Introducing public walkway blocks to provide enhanced north-south and east-west pedestrian access through the medium density blocks (Blocks 25, 26, 27 and 28) fronting High Street, which are intended to evolve into the residential and commercial core of the Cathedral Community;
o Rationalizing the terminus of Street ‘B’ in relation to Street ‘C’ and lane ‘AA’
o Providing at least two public walkway blocks between Woodbine By-pass and Street ‘C’ to provide pedestrian access between the townhouse units for visitors parking on Street C and for residents;
o Ensure that the servicing block (Block 30) is a minimum 7.5 metres wide to accommodate underground services and a multi-use trail.
o
Increase the width of Street A between Street B
and the northern boundary of the subdivision to 18.5 metres to reflect the
right of way width of this street at the south end of the subdivision
Additional Studies required
Staff have identified that additional studies must be submitted and reviewed prior to draft plan approval, including:
o Servicing Study;
o Stormwater Management Study;
o Traffic Impact Study;
o Tree Inventory and Precinct Plan;
o
Precinct Plan.
CONCLUSION
Staff recommend that a public meeting be held to consider this application.
FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)
Not applicable.
HUMAN
RESOURCES CONSIDERATIONS
Not applicable.
ALIGNMENT WITH STRATEGIC PRIORITIES:
The proposed development promotes a compact, mixed use, pedestrian supportive urban form.
BUSINESS UNITS CONSULTED AND AFFECTED:
All relevant Town departments and external agencies have been circulated and their comments will be incorporated into final recommendations.
RECOMMENDED
BY: ________________________ ________________________
Biju Karumanchery, MCIP, RPP Jim Baird, MCIP RPP
Senior
Development Manager Commissioner of
Development Services
ATTACHMENTS:
Figure 1 – Location Map
Figure 2 – Area Context
Figure 3 – Aerial Photo
Figure 4 – Proposed Draft Plan of Subdivision
File path: Amanda\File 09 120124\Documents\Recommendation Report
OWNER : Joanne Barnett
Vice President Planning Operations
Crown of Markham Inc.
Unit 3
416-733-2202
jbarnett@kerbal.ca
AGENT: Diana Santo
Sr. Planning Director
MMM Group Ltd.
P: 905-882-1100
F: 905-882-0055
SantoD@mmm.ca