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TO: |
Mayor and Members of Council |
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FROM: |
Valerie Shuttleworth, Director of Planning &
Urban Design Jim Baird, Commissioner of Development Services |
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PREPARED BY: |
Margaret Wouters, ext. 2758 Senior Planner, South District |
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DATE OF MEETING: |
July 7, 2003 |
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SUBJECT: |
MILLIKEN MILLS MAIN STREET URBAN
DESIGN STUDY: FINAL REPORT |
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RECOMMENDATION:
That the final report by Marshall Macklin Monaghan Ltd, entitled “Milliken Mills Main Street Urban Design Study Final Report: Implementation Study”, dated June, 2003, be received and endorsed;
That the land use and urban design vision and guidelines outlined in the final report by Marshall Macklin Monaghan Ltd, entitled “Milliken Mills Main Street Urban Design Study Final Report: Implementation Study”, dated June, 2003, be used in the evaluation of development applications within the study area;
That the Milliken Mills Main Street study area be identified as a high priority for property standards compliance and by-law enforcement;
That staff be directed to initiate the following actions recommended in the Implementation Strategy:
a) Review of zoning compliance for all properties within the study area, and recommend actions to be taken against non-compliant property owners, for the consideration of Council;
b) Preparation of required Official Plan and Secondary Plan amendments and an implementing zoning by-law to give effect to the study recommendations;
c) Preparation of a by-law to designate the study area as a Community Improvement Area.
That a Public Meeting be held in the fall of 2003 to consider the Official Plan and Secondary Plan amendments and the zoning amendment;
And that the tendering process be waived in accordance with Section 14(1)(c) of purchasing by-law 143-2000;
And that the current contract with consultants Marshall Macklin Monaghan Ltd be extended to undertake any or all of the following actions recommended in the implementation study for a fee not to exceed $50,000 (including 3% GST), and based on a detailed work program:
a) Preparation of a Servicing Plan;
b) Preparation of infrastructure and community design cost estimates for use in the Development Charges Study;
c) Initiation of a Development Charges study for the study area as background to the preparation of a Development Charges By-law;
d) Preparation of a Community Improvement Plan;
e) Identification of additional tools for facilitating and promoting development and redevelopment within the study area and provision of a cost-benefit analysis of these tools.
And that the consultant fees be paid from the 2003 Capital Budget account “Main Street Milliken Implementation Strategy Plan”, account number 080-5399-5189-005.
PURPOSE:
The purpose of this report is to endorse the land use and urban design vision for lands in the vicinity of Old Kennedy Road, between Steeles Avenue and Denison Street, as proposed in Marshall Macklin Monaghan Ltd’s final report for the Milliken Mills Main Street Urban Design Study, and to provide recommendations for the implementation of this vision. The consultant’s final report is attached under separate cover. This report also recommends that the current contract with Marshall Macklin Monaghan Ltd be extended to undertake the next phase of the study for an amount not to exceed the $50,000 (including 3% GST) allocated in the 2003 Capital Budget for the implementation phase of the study.
DISCUSSION:
Background
The Milliken Mills Main Street Urban Design Study was undertaken with the purpose of developing a “Main Street” focus for the Milliken community in south Markham and to develop urban design guidelines for the redevelopment of the area in keeping with this vision.
The study area consists of approximately 35 hectares of land in the vicinity of Old Kennedy Road between Steeles Avenue and Denison Street, as shown on Figure 1. The lands north of Victory Avenue contain several dwellings fronting Old Kennedy Road but are otherwise largely vacant. A small woodlot is located in the central portion of this area. The lands south of Victory Avenue are characterized by predominantly industrial uses, automotive-related commercial and contractors yards.
The current study has built on a vision for the area which has been evolving over the past several years, beginning with a Council-appointed Task Force in 1989 which culminated in a draft Master Plan and Urban Design Guidelines in 1994/1995. However, there has been little significant redevelopment activity within the study area since the development of the 1994 Master Plan. The focus of the current study, therefore, was to identify the impediments to development, provide an updated land use and urban design vision for the area, and develop an implementation strategy to encourage the realization of this plan.
Funding for the study was approved in the 2001 Capital Budget. A consulting team led by Marshall Macklin Monaghan Ltd was retained to undertake the study in March, 2002. In May, 2002, Council enacted an Interim Control By-law to freeze development in the study area until the completion of the study. The interim control by-law has been extended until May, 2004.
Background
analysis completed in initial phase of the study
The first phase of the study, as documented in the November, 2002 Issues & Opportunities Report, involved an examination of the key community planning issues including existing land use, current planning policy, servicing and transportation issues, broad market factors, landowner objectives and urban design considerations. This report also included recommendations regarding road realignments and the overall approach for redevelopment of the study area. The preliminary findings of this background analysis were presented to a Working Session of Development Services Committee in May, 2002.
Urban
Design Concepts Plan and review of implementation tools prepared in second
phase
The second phase of the study involved the preparation of a draft Urban Design Concepts Plan (Urban Design Plan) which illustrates the proposed vision for the area including the potential community structure, road pattern, land use, and important streetscape elements.
This phase also included a review of a variety of planning, regulatory and financial tools available to the Town to implement the Plan. The draft Urban Design Plan and a set of pro-active options for implementation were endorsed by the Milliken Mills Sub-Committee in September, 2002 and by Development Services Committee in October, 2002 (see Appendix ‘A’). The draft Urban Design Plan was presented to area landowners in October, 2002 and to the general community in early November, 2002.
Urban
design guidelines and implementation strategy prepared in final phase
The final phase of the study involved the finalization of the Urban Design Plan, the preparation of detailed urban design guidelines to implement the Urban Design Plan, and the preparation of a detailed implementation strategy to outline the recommended program for realizing the vision for the area.
In general, the Urban Design Plan (Figure 2) provides for a new urban community within the study area, including medium and high density residential development in the lands generally north of Victory Avenue, commercial development along Steeles Avenue, a ‘Main Street’ along the southern portion of Old Kennedy Road, medium density residential uses east of Old Kennedy Road, and a mix of uses to the west of the ‘Main Street’. New road alignments include a realignment of Old Kennedy Road in the north to ultimately intersect with Kennedy Road at Gorvette Drive, an extension of Midland Avenue northward to ultimately intersect with Old Kennedy Road, and a north-south link along the rail line between Thelma Avenue and Victory Avenue. An open space system centred on a central park around the existing woodlot is also proposed. A potential location for an LRT station and pedestrian connection across the rail line are also shown.
A strong pedestrian streetscape, involving building placement close to the street edge, direct pedestrian access to the street and upgraded landscaping, is proposed for certain streets within the study area including Old Kennedy Road, the extension of Old Kennedy Road to Gorvette Drive, a semi-circular road south of the central park, and a proposed north-south road extending southward from the central park. Gateway treatments are also proposed at important entry points to the new community including the Steeles Avenue/Old Kennedy Road, Steeles Avenue/Midland Avenue extension, and Old Kennedy Road/Kennedy Road intersections.
The Urban Design Plan will be used as a basis for Official Plan and Secondary Plan amendments for the study area.
Recommended
Implementation Strategy
A number of tools to promote revitalization of the Milliken
Mills study area are identified in the consultant’s Final Report including: the
enforcement of property standards and zoning by-laws, adoption of a Secondary
Plan, removal of undesirable zoning permissions, direct investment in
infrastructure and beautification, incorporating alternative development
standards, introducing flexible/permissive zoning, and the preparation of a
Community Improvement Plan which can be used to identify specific projects for
municipal funding. The recommended
implementation strategy entails the use of all of these tools.
The flowchart attached as Figure 3 demonstrates the
recommended process to advance the implementation strategy. Additional work is required to confirm the
specific manner and extent to which each of these revitalization tools will be
applied, however a number of actions can be initiated immediately. It is recommended that staff be given
direction to initiate the following actions:
· Identify the study area as an area of high priority for property standard compliance;
· Review zoning compliance for all properties within the study area, and recommend actions to be taken against non-compliant property owners, for the consideration of Council;
· Prepare the required Official Plan and Secondary Plan amendments and an implementing zoning by-law; and
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Prepare a by-law to designate the
study area as a Community Improvement Area.
The inclusion of adjacent commercial areas in the proposed Community Improvement Plan area will be considered, in particular the commercial area at the southwest corner of Denison Street and Kennedy Road. It is recommended that the Pacific Mall commercial area to the west of the rail line not be included as part of the Community Improvement Plan area. This commercial centre has developed relatively recently and additional development or redevelopment in this centre is not anticipated. However, staff will continue to monitor developments within this centre to assess when, and if, elements of the Milliken Mills Main Street urban design guidelines can be applied.
Additional work required to advance the implementation strategy includes the preparation of a servicing plan, preparation of a development charges study leading to a development charges by-law, preparation of a community improvement plan, and assessment of various financial tools available to the Town to advance redevelopment of the study area. An amount of $50,000 was approved under 2003 Capital Budget account 080-5399-5189-005, to implement the recommendations of this study.
Staff recommend that the current contract with Marshall Macklin Monaghan Ltd be extended as per Section 14(1)(c) of purchasing by-law 143-2000, to undertake this additional work for an amount not to exceed $50,000 (including 3% GST), subject to a detailed work program to be approved by staff. Section 14(1)(c) allows for the negotiation of a contract for the supply of goods and services, for approval by the Chief Administrative Office, when the extension of the existing contract would prove more cost-effective or beneficial. Given the amount of work undertaken by the consultants in the first phase of the study, it would be beneficial and cost-effective for Marshall Macklin Monaghan Ltd to continue with the next phase.
Informal community advisory committee
to continue
An informal advisory committee consisting
of interested residents has been organized by the ward councillor to provide
input on developments within the Milliken Mills study area. It is recommended that this committee
continue to function on an informal basis at the discretion of the ward
councillor.
FINANCIAL
CONSIDERATIONS:
As discussed above.
BUSINESS UNITS CONSULTED AND AFFECTED:
Internal departments and external agencies have
been involved throughout the study to date and will continue to be involved as
required.
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Valerie Shuttleworth, M.C.I.P., R.P.P. Director of Planning & Urban Design |
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Jim Baird, M.C.I.P., R.P.P. Commissioner of Development Services |
DOCUMENT: Q:\Development\Planning\Teams\South\Old Kennedy Road\DSC July 7 Milliken Mills
ATTACHMENTS:
Figure 1 Milliken Mills Main Street
Study Area
Figure 2 Urban
Design Concepts Plan
Milliken
Mills Main Street Urban Design Study Final Report: Implementation Strategy is
available under separate cover
CONSULTANT: Marshall
Macklin Monaghan Ltd
80 Commerce
Valley Drive East
Thornhill,
Ontario
L3T 7N4
