Report to: Development Services Committee            Date Report Authored: May 18, 2010

 

 

SUBJECT:                         Built Form, Height and Massing Study

PREPARED BY:              Raj Mohabeer  Ext. 2685

 

 

 

RECOMMENDATION:

1)                  That the guidelines presented in the Markham Built Form, Height and Massing Study be received and endorsed in principle.

 

2)                  That the guidelines presented in the Markham Built Form, Height and Massing Study be addressed through the Growth Management Strategy and Draft new Official Plan being prepared by Town of Markham Planning and Urban Design Department.

 

3)                  That Planning and Urban Design staff have regard for the guidelines in the formulation of studies and plans, and in the process of development review and approvals.

 

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

 

EXECUTIVE SUMMARY:

This document is a guide for regulating future built form within Markham’s intensifying areas through the proposed Official Plan.  It provides guidance for the preparation and review of Secondary Plans, Precinct Plans, Urban Design Guidelines, and Zoning By-laws to achieve a desired and context appropriate outcome.

 

The study responds to the hierarchy of intensification areas within Markham that describe where growth can occur within existing built-up areas as shown in the Town’s Growth Management Strategy. This hierarchy is based upon the Provincial “Places to Grow” structure of “Regional Centres”, “Key Development Areas”, “Major Corridors”, and “Local Centres and Corridors”.

 

The Markham Built Form, Height and Massing Study assembles a number of “best practices” that can be employed in creating walkable, connected, and transit supportive neighbourhoods and communities. It is organized into seven chapters: Public Realm; Streets and Blocks; Building Location; Built Form; Tall Buildings; Transition; Parking & Loading. Each chapter is subdivided into a series of Key Principles. The first four chapters have been arranged to follow the normal sequence of city-building processes, with consideration given to the scales of planning, urban design and architecture. The following describes the individual sections:

 

  1. Public Realm: an explanation of how the public realm creates a sense of place on commercial main streets, establishes connections between and within residential neighbourhoods, and can be used as transition between different land uses and densities. Other pertinent issues include utility coordination and microclimate considerations.

 

  1. Streets and Blocks: provides guidance for street layout and hierarchy, and provides criteria for block size and structure.

 

  1. Building Location: highlights site plan issues, including the relationship of built form to streets, and to other elements within the property such as outdoor amenities and provision of services.

 

  1. Built Form: describes approaches to architectural design related to building height and massing, transition between areas of different intensities, and relationships between buildings and open spaces.

 

  1. Tall Buildings: is a subset of Built Form that provides specific guidance for the location and evaluation of tall buildings.

 

  1. Transition: describes an appropriate transition zone between high, medium, and low-rise neighborhood environments.

 

  1. Parking and Loading: general principles for achieving positive built form and streetscaping in parking and loading areas.

 

Examples of implementation are shown in the final section of the report.

 

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

 

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

PURPOSE:

The Town of Markham selected the consulting firm &Co. to complete a Built Form, Height and Massing Study to be applied to development in intensification areas as part of the Town’s Growth Management Strategy.  The guidelines and principles developed in the study will provide consistent Town-wide criteria for urban design staff:

 

·         During pre-consultation meetings for site plan agreements

·         While reviewing Official Plan amendments and rezonings

·         To develop urban design guidelines for precinct plans and secondary plans

·         As a reference in cooperation with the policy planning group for the urban design section of the new Official Plan

 

The principles and guidelines have been created for mid-rise and high-rise buildings related to location, placement and separation, orientation, lot coverage and footprint, with measures to address impact on the public realm, on pedestrian safety and comfort, and on adjacent existing residential neighbourhoods. The principles and guidelines support mixed-use, pedestrian friendly communities that are transit supportive within intensification areas. 

 

Together with the development of a compact built environment, the Town expects the creation of a high quality, continuous and clearly identifiable pedestrian friendly public realm that forms the network of public open space in the community, linking streets, parks, squares and other open spaces as a result of this study.

 

 

 

BACKGROUND:

The Built Form, Height and Massing Study provides guidance for development that will occur in intensification areas identified within the Growth Management Strategy.

 

The Growth Management Strategy identifies the Town’s expectations and requirements regarding the amount, location and pace of population and employment growth within the Town through to 2031. It will also identify the infrastructure and financial requirements needed to support growth. The recommendations of the Growth Management Strategy, including intensification policies and guidelines, will form the basis of a new Official Plan for the Town of Markham.

 

An Intensification Analysis is a key component of Markham’s Growth Management Strategy.  The analysis of potential intensification opportunities is based on York Region’s Residential Intensification Hierarchy of Urban Growth Centres/Regional Centres, Regional Corridors, GO Stations, Local Centres and Corridors, Other Major Corridors and Local Infill.   As such it includes the identification of potential intensification opportunities in key development areas of the transit corridors and large infill sites, and local and regional centres associated with identified Metrolinx mobility hubs.

 

The intensification analysis does not promote intensification in established residential areas, natural areas or designated Business Parks. However, the intensification analysis does consider non-residential intensification in certain Business Parks located within close proximity to the major transit corridors. 

 

The Built Form, Height and Massing Study identifies more specific intensification opportunities and more detailed principles that need to be considered as part of the Growth Management Strategy, the new Official Plan, and other area specific master plans, and development review processes. 

 

The consultant provided a number of presentations to Development Services Committee through the course of the study.

 

 

CONCLUSION:

Staff will address principles and guidelines developed within the Built Form, Height and Massing Study in the context of the proposed new Official Plan. There will be a public consultation program for the new Official Plan commencing in 2011.  Staff will also have regard for the guidelines in the formulation of studies and plans and in the process of development review and approval.

 

 

FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)

None at this time.

 

 

HUMAN RESOURCES CONSIDERATIONS

None at this time.

ALIGNMENT WITH STRATEGIC PRIORITIES:

The Built Form, Height and Massing Study contributes to the Growth Management Strategy and Environmental Sustainability.

 

 

BUSINESS UNITS CONSULTED AND AFFECTED:

The Built Form, Height and Massing Study aligns with the Greenprint strategies of: 1. Complete Neighbourhoods as the Foundation of a Great Community, 2. Robust and Resilient Infrastructure, and 3. Continuing Health and Prosperity as it contributes to the shape of neighborhoods, neighborhood infrastructure, and their impacts on health and shelter.

 

 

RECOMMENDED

                           BY:    ________________________          ________________________

                                      Ronji Borooah,                                  Jim Baird,

                                      Town Architect                                 Development Services Commissioner

 

 

 

ATTACHMENTS:

DSC Meeting June 15, 2010 PowerPoint Presentation

Markham Built Form, Height and Massing Study