Report to: Development Services Committee                           Report Date: December 1, 2009

 

 

SUBJECT:                          OPA 149 Open Space and Streetscape Master Plan

PREPARED BY:               Elizabeth Wimmer, Senior Planner Urban Design

                                            West District Team

 

 

RECOMMENDATION:

1)                  That the Development Services Commission Report dated December 1, 2009 report, Entitled “OPA 149 Open Space and Streetscape Master Plan” be received;

2)                  That the OPA 149 Open Space and Streetscape Master Plan, attached to the December 1, 2009 report, prepared by Todhunter Associates be endorsed in principle;

3)                  That all development applications within the Highway 404 North Planning District be reviewed to ensure compliance with the OPA 149 Open Space and Streetscape Master Plan;

4)                  That the following additional changes be incorporated  into the OPA 149 Open Space and Streetscape Master Plan, to the satisfaction of the Commissioner of Development Services:

  • A revision to the plan to provide a conceptual location for a possible future Highway 404 overpass to the satisfaction of the Director of Engineering, and to be subject to confirmation through a future Environmental Assessment process.
  • A revision to the plan to identify a revised location for the storm water management pond at the south-east corner of the plan subject to approval of Ontario Hydro and Director of Engineering.
  • A revision to Section 2.0 Demonstration Plan, Section 2.5 – Frontages - to revise the text to suggest that the elevation treatment of the front or street façade should be continued along facades located in exterior side yards.
  • A revision to Section 3.0 Open Space Plan, Sections 3.3, 3.4, 3.6 to specify that the multi-use trail which is 1.5m beyond the width of the regular sidewalk along the future Woodbine By-Pass is to be funded from development charges (14%) and grants and/or developer funding of 86%.  A second multi-use trail will extend northward along the east side of Honda Blvd. This trail will be provided by the subdivision developer at its sole cost. 
  • A revision to Section 1.2.3 Site Characteristics and Surrounding Uses, to include wording that identifies compensation for the loss of any existing vegetation on the site as per the “Trees for Tomorrow Streetscape Manual” approved June 2009.
  • A revision to Section 4.0 - Streetscape Master Plan, Section 4.3 to specify that the subdivision developer will be responsible to provide a single row of trees on each boulevard within the municipal right-of-way throughout the plan of subdivision and a second row of trees on each boulevard along Honda Blvd in addition to a row of trees on private lands directly abutting the blvd.  A single row of trees will be installed under the By-Pass construction and will be funded by the developers under the “Tri-Party Agreement”.

5)                  That the Commissioner of Development Services be authorized to approve any future required revisions to the OPA 149 Open Space and Streetscape Master Plan;

6)                  And that Staff be authorized and directed to do all things necessary to give effect to this resolution.

 

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 satisfy the Secondary Plan Requirement (Section 9.0, OPA 149 Highway 404 North Planning District) for the provision of a Community Design Plan.  The purpose of this plan is to establish a design vision for the community which will be implemented through the application of principles and guidelines.

 

BACKGROUND:

The Secondary Plan

The Highway 404 North Planning District Secondary Plan (Official Plan Amendment No. 149, adopted by Council on September 21, 2006 and approved by the Region October 19, 2006) has two primary functions:

  • To designate the majority of the lands for prestige employment uses and provide detailed development policies.
  • To complete the northern portion of the Cathedral Town residential communities north west of Victoria Square.

 

Land Use

The majority of the study area lands are designated “Business Park Area” and “Business Corridor Area” by OPA 149.  A small piece at the south east corner of the plan is designated Community Amenity area. Currently, the primary landowners are the Rice Group, Honda Canada and Vetmar. 

The development lands south of the by-pass are primarily residential and the approved West Cathedral Community Design Plan will be amended to include these lands.

 

Location and area context

The subject lands are located along the future Woodbine Bypass and are bounded by Woodbine Avenue, Highway 404 and 19th Avenue, the future Woodbine By-pass and a major woodlot to the south. The majority of the subject lands are comprised of agricultural cropland.  A small amount of significant natural features exist within the area.  These are the West Berczy Creek, several small streams and hedgerows. The residential community of Cathedral Town is located to the south of the Woodbine By-pass.

 

DISCUSSION

Key Objectives of the Open Space and Streetscape Master Plan 

As outlined in the Secondary Plan, one of the key objectives of the study is to preserve and enhance the natural features and cultural heritage resources in the study area. In addition, it is also our objective to establish a comprehensive streetscape plan which presents an enhanced public realm through the regular planting of street trees and the provision of a continuous pedestrian network.  It is also critical that the built form positively reinforces the public realm and establishes a quality streetscape.  In order to achieve these objectives it is important for Urban Design to continue our collaboration with the Engineering Department to address and consider their operational requirements and design standards in order to insure that the full implementation of the plan can be achieved.

 

 

 

 

Existing Woodlot on the West Cathedral Lands

The open space master plan supports the preservation of the existing large woodlot on the West Cathedral Lands.  A 10.0m environmental buffer will be provided for on the north side of the woodlot.  The report recommends that buffer planting occur in this area.

 

Individual specimen trees

Individual specimens and hedgerows will be incorporated into development sites and open space where grading is supportive through the site plan process.

 

Multi-use trail

Two multi-use trails are proposed for OPA 149.  The first multi-use trail will extend northward from the West Cathedral Woodlot along the north side of the future Woodbine By-pass. The trail will be located in the Woodbine By-Pass R.O.W. and will extend to the intersection of the By-Pass and the “Old Woodbine Avenue” right of way.  The additional 1.5m width beyond the standard sidewalk width will be funded from development charges (14%) and grants and/or developer funding of 86% which has been budgeted at $59,400.00.  A second trail will extend northward along the east side of Honda Blvd. This trail will be constructed by the subdivision developer at the time of subdivision agreement.  The approved portion of the 3.0m trail in the West Cathedral Community will ultimately extend the length of the By-Pass, from Major Mackenzie Drive, northwards to the major woodlot.  These trails have been identified in the Town of “Markham Pathways and Trails Master Plan”.

 

Maintenance of Multi-use Trails

In consideration of the anticipated completion of several new multi-use trails proposed for the Woodbine By-Pass, Major Mackenzie Drive and Don Cousens Parkway in 2009, the Operations Department has advised that additional maintenance costs have been included in the 2010 budget.

 

Parkland Dedication

Parkland dedication for the employment lands will be provided at the rate of 2% of the total land area.  The dedication will be required in the form of cash-in-lieu.  At a future date when the lands become available, it is recommended that the cash-in-lieu monies be applied towards the acquisition of the most westerly portion of the “major woodlot” to the south of these lands.  A large portion of this woodlot is in the ownership of the Town of Markham as dedicated previously by the Cathedral Developers Group.  Additional funds may be required to be allocated from the “Cash-in-lieu account” to support the purchase of these lands should the cash-in-lieu received not fully cover the cost of acquisition. (See Appendix B)

 

Heritage Sites

There are no heritage buildings in this study area.

 

Streetscape

The following points represent the key streetscape objectives for the study area;

·        To establish a streetscape design framework that will ensure the development of an attractive and distinctive Business Park.

·        To promote an environment that prioritizes pedestrian accessibility and accommodation through the integration of pedestrian friendly sidewalks on municipal boulevards and sidewalks, lighting and appropriate landscaping on private development lands.

·        To ensure appropriate integration with adjacent land uses through the co-ordination of streetscape design.

·        To ensure the development of attractive architecture along streets and the establishment of architectural landmarks at key locations.

 

The study is recommending that a double row of trees be incorporated into the street design for both the Woodbine By-Pass and Honda Boulevard.  The Region of York has confirmed that the double row of trees will not be achieved on the By-Pass as it does not meet Regional Standards. A single row of trees will be installed under the By-Pass construction and will be funded by the developers under the “Tri-Party Agreement”. On Honda Boulevard a double row of street trees will be provided, with the second row to be planted just inside the private property line, directly abutting the R.O.W. The trees are to be provided and maintained by the developer.  A single row of trees will be planted on all other boulevards throughout the plan by the subdivision developer. 

 

Built Form and Siting Requirements

The following points represent a select list of key built form objectives within this community;

  • Both the front and rear elevations of buildings located along the Highway 404 frontage will be considered to be architecturally significant and will be subject to a higher standard of façade design.
  • Parking areas should be located to the side or rear of buildings.
  • Buildings fronting the By-Pass are to be oriented so that principal building elevations face onto the By-Pass.  Principal building elevations should include enhanced architectural elements and entrance features, as well as canopy structures and arcades.

A revision has been requested in Section 2.5 Frontages, to extend the front façade elevation treatment to exterior side yards. 

 

Open Space and Streetscape Master Plan establishes framework for reviewing draft plans of subdivision

The Open Space and Streetscape Master plan, as endorsed by Council, will be used as a basis for the review and approval of site plan and plan of subdivision applications for all new development in this area.   Subdivision applications have been received for “Rice Group Industrial Developments” and the Vetmar neighbourhood to the south. The Draft plans are being reviewed in the context of these guidelines.

 

Future Updates to the Community Design Plan

The Town of Markham is working with the Town of Richmond Hill and the Region to review the feasibility of a mid block crossing between Elgin Mills Road and 19th Avenue.    On the Markham side, “The Rice Group” has agreed to protect lands south of the Honda campus and east of Highway 404 in the event that this crossing may be realized.

 

 

 

 

 (North-west corner of the By-pass and Woodbine Avenue) has been approved as an interim pond.

The Community Design Plan will require revision pending finalization of the pond location and the mid-block crossing.

 

FINANCIAL CONSIDERATIONS:

The Operations Department has included $85,000.00 in additional maintenance costs for the multi-use trail in the 2010 budget.  The additional cost of $59,400.00 for the increase in sidewalk width from 1.5m to 3.0m will be developer funded at the time of subdivision agreement.

 

ALIGNMENT WITH STRATEGIC PRIORITIES:

The Open Space and Streetscape Master Plan, as endorsed by Council, will support many of the Town’s strategic priorities including Growth Management, Transportation/Transit, Environmental Sustainability, Parks and Recreation, Diversity, and Accessibility.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

The OPA 149 Open Space and Streetscape Master plan was circulated to the West District Development Planner and the West District Engineer. The Operations Department, Director of Engineering and the Finance Department have also been consulted.  The comments have been incorporated into the final draft of the document.

 

RECOMMENDED BY:  

 

 

 

________________________                                    ________________________

Ronji Borooah, Town Architect                                    Jim Baird, M.C.I.P., R.P.P.

                                                                                    Commissioner, Development Services

 

 

ATTACHMENTS:

Appendix A – Study document, Appendix B – Context Map

 

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