Report to: Development Services Committee                         Report Date: December 14, 2009

 

 

SUBJECT:                          Vetmar Neighourhood Design Brief

PREPARED BY:               Elizabeth Wimmer, Senior Planner Urban Design

                                            West District Team

 

 

RECOMMENDATION:

1)                  That the Development Services Commission Report dated December 14, 2009, Entitled “Vetmar Neighbourhood Design Brief” be received;

2)                  That the “Vetmar Neighbourhood Design Brief”, attached to the December 14, 2009 report, prepared by STLA Design Strategies be approved in principle;

3)                  That all development applications within the Vetmar Neighbourhood be reviewed to ensure compliance with the “Vetmar Neighbourhood Design Brief”;

4)                  That the following additional changes be incorporated into the “Vetmar Neighbourhood Design Brief”, to the satisfaction of the Commissioner of Development Services:

  • A revision to the Design Brief Land Use Plan to reflect the layout in the approved plan of subdivision, to the satisfaction of the Commissioner of Development Services.
  • A revision to the Built Form Section – Community Amenity Area section to revise the text to indicate that the materials and character of development should respond to the vernacular of the area to the satisfaction of the Commissioner of Development Services.
  • A revision to the Open Space System Section under “Hedgerow” to include a reference to the approved Tree Preservation Plan to the satisfaction of the Commissioner of Development Services.

5)                  That the Commissioner of Development Services be authorized to approve any future required revisions to the Vetmar Neighbourhood Design Brief;

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 the Vetmar Neighbourhood Design Brief is to establish a design vision for the residential portion of the community which will be implemented through the application of principles and guidelines.  The industrial lands with the 404 North Employment District is subject to a separate urban design study. (The OPA149 Open Space and Streetscape Master plan).

 

 

 

 

 

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 lands within the Residential Neighbourhood immediately north of the Cathedral Community are designated Low Density Housing with a small Community Amenity Area at the north east corner of the plan. The intent is for this area to develop as a Mixed Use Residential/Commercial node developed at moderate densities.  The primary landowner is Vetmar. 

The development lands south of this community are Low Density Housing and have been developed as per the requirements of the West Cathedral Community Design Plan.

 

Location and area context

The subject lands are located south and east of the future Woodbine Bypass and are bounded by Woodbine Avenue to the east. The majority of the subject lands are comprised of agricultural cropland.  There is a mature hedgerow running along the south boundary of the property which will be integrated into the plan. The Cathedral Town Community is located directly to the south.

 

DISCUSSION

Key Objectives of the Community Design Plan 

As outlined in the Secondary Plan, one of the key objectives of the study is to identify the key elements of the community and identify how they relate to the principles of design established in the existing Cathedral Community to the south.

 

Mature Hedgerow

The mature hedgerow which exists along the south property boundary of the site will be preserved.  The hedgerow extends westward to connect with the major woodlot on the Cathedral lands on the west side of the by-pass.  The hedgerow will be incorporated into the rear yards of the proposed residential lots and will also be preserved within the context of a park block in the centre of the plan. Lot depths on both the Monarch lands and on the Vetmar lands have been increased in depth to accommodate tree preservation.

 

Individual specimen trees

Individual specimen trees were not preserved on the site.  Draft plan conditions will require a detailed tree inventory and analysis plan along with a recommended tree replacement schedule based on the “Trees for Tomorrow Streetscape Manual”.

 

 

Multi-use trail

A 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 street “B’ boulevard running south into the Vetmar Community will provide for a wider sidewalk connection from the park north to the By-Pass. Pathways will connect southward through the park block into the existing Cathedral Community.  A multi-use trail will ultimately extend the length of the By-Pass from Major Mackenzie Drive northwards to intersection of the By-Pass and Woodbine Avenue.

 

Parkland Dedication

Parkland dedication for the residential lands will be provided as a combination of land and cash-in-lieu.  The park land is centrally located in the plan and will provide an extension to approved parkland in the existing Cathedral Community.  Residential development will dedicate parkland based on 1ha per 300 units, capped at 1.2ha per 1000 population.  Community Amenity lands will contribute parkland at the rate of 2% of the total land area. 

 

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 promote an environment that prioritizes pedestrian accessibility through the provision of pedestrian friendly sidewalks on municipal boulevards, linear street tree planting, supportive built form with porches and living spaces fronting onto local roads and the accommodation of mixed use lands within the plan of subdivision to provide retail amenities.  Corresponding sidewalks, lighting and landscaping on private development lands further enhance the environment.

·        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 street “B”. A single row of trees will be installed by the developers through the subdivision agreement and a second row will be planted just inside the private property line, directly abutting the R.O.W. 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 built form will conform to the requirements of the standard provisions of the Town endorsed Architectural Control Guidelines.   It is anticipated that the siting and design of the built form in the community amenity area will address the street and create an attractive presence within this community and the village of Victoria Square. A revision is recommended to the text which suggests that the materials and character of development should respond to the vernacular of the Victoria Square Community and the adjacent Cathedral Town Community.

 

Open Space System

The objectives of the Open Space system are to ensure continuity of the system throughout the 404 North Employment and Residential Lands (OPA 149) and to establish parks and open spaces as focal points with in the community.

 

Future Updates to the Community Design Plan

The Town of Markham is working with the developer to finalize the plan.  Minor amendments will be made to the plan to bring the layout into conformity with the approved Draft Plan.

 

FINANCIAL CONSIDERATIONS:

There are no financial issues pertaining to this plan.

 

ALIGNMENT WITH STRATEGIC PRIORITIES:

The Vetmar Neighbourhood Design Brief, 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 Vetmar Neighbourhood Design Brief was circulated to the West District Development Planner and the West District Engineer. The comments have been incorporated into the final draft of the document.

 

RECOMMENDED BY:  

 

 

 

________________________                                    ________________________

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

Town Architect                                                             Commissioner, Development Services

 

 

ATTACHMENTS:

Appendix A – Study Document

Figure 1 – Key Map

 

Q:\Development\Design\WEST\Vetmar\CDPReportfinal.doc