RECOMMENDATION
That the site plan application (SC.02110607),
submitted by Tenstone Developments Inc. to permit Phase 1 of a phased mixed use
development at the northwest corner of Highway 7 and Town Centre Boulevard, be
approved, subject to the following conditions:
A. Prior
to Final Approval:
1. THAT the Owner shall revise their site
plan to comply with the applicable zoning, or shall obtain variances for relief
from the setback requirements along Cox Boulevard, Town Centre Boulevard and
Highway 7 to accommodate the building articulation, as described in this
report;
2. THAT
the Owner will enter into a site plan agreement and development agreement with
the Town, prior to final site plan approval or any land severance coming into
full force and effect;
3. THAT
the requirements of Hydro One Inc., as set out in their letters dated July 15,
2002, and May 6, 2003, shall be met;
4. THAT
the Owner agrees to enter into an easement agreement respecting access, egress,
parking and other related shared facilities prior to occupancy of the northerly
high rise tower to the satisfaction of the Commissioner of Development
Services;
5. THAT
the Owner agrees to enter into an easement agreement respecting public access
to the Highway 7/Town Centre Boulevard corner amenity feature, to the
satisfaction of the Commissioner of Development Services
6. THAT the Owner agrees to prepare an
overall utility plan (Composite Utility Plan) to the satisfaction of the Town
for Phase 1, as a condition of site plan approval. The plan shall comply with
the approved streetscape design criteria for Markham Centre, and minimize the
exposure of above grade service structure/equipment to the satisfaction of the
Director of Engineering and the Town Architect;
7. THAT the requirements of the Region of
York Engineering Department shall be satisfied;
8. THAT the Owner will demonstrate,
through a traffic impact study, how access will be co-ordinated with Rapid
Transit operation at this location prior to final regional approval of the
Highway 7 access to the site;
9. THAT
the requirements of Transport Canada, as set out in their letter dated July 22,
2002, shall be met;
10. THAT
the Owner shall design the site so as to eliminate any permanent underground
encroachment onto the municipal road rights of way;
11. AND THAT an additional 85 units of water allocation be granted
to Tenstone for the purpose of servicing the townhouses west of the new
north/south public road, for a total water allocation for this project of 546
units. To ensure a fair and equitable
distribution of the remaining water allocation in Markham Centre, all future
requests for water allocation to this project shall only be considered in the
context of an approved Developer’s Group Agreement.
B. Prior
to Execution of the Site Plan Agreement for Phase 1:
1. THAT
the final site plan, building elevations and underground parking plans for
Phase 1 (northerly highrise building, amenities building, and the townhouses)
be submitted to the satisfaction of the Commissioner of Development Services;
2. THAT
the Owner submit detailed Landscape Plans, Streetscape Plans, Parks Plans,
Planting Plans and Landscape Details, for Phase 1, prepared by a Landscape
Architect, with all changes identified in this report and to the satisfaction
Commissioner of Development Services;
3. THAT
the Owner enter into a site plan agreement with the Town containing all the
standard and applicable special provisions and requirements of the Town and public
agencies to the satisfaction of the Commissioner of development Services;
4. AND
THAT the Owner execute a Development Agreement with the Town to the
satisfaction of the Commissioner of Development Services.
C. Site
Plan Agreement to provide:
1. THAT
payment be made by the Owner of all applicable fees, charges, rates,
recoveries, cash-in-lieu of parkland, Developer’s Group obligations and local
service contributions;
2. THAT
the Owner comply with all requirements of the Town and authorized public agencies,
to the satisfaction of the Commissioner of Development Services;
3. THAT
appropriate phasing provisions are included for the development and an
acknowledgement that all zoning requirements will ultimately be complied with;
4. AND
THAT site plan approval will lapse after a period of three years commencing
July 7, 2003, in the event that a site plan agreement is not executed within
that period.
PURPOSE
The purpose
of this report is to recommend site plan approval for Phase 1 of a phased,
mixed use development at the northwest corner of Highway 7 and Town Centre
Boulevard. The applicant has also requested that water allocation be approved
for an additional 85 townhouse units, to allow for development of all of the
townhouse units, as well as the northerly high rise tower and amenity building
as part of Phase 1, for a total water allocation of 546 units.
EXECUTIVE SUMMARY
Applications
for Official Plan Amendment, Zoning By-law Amendment and approval of a Precinct
Plan were submitted for the subject site in 2001. In July 2002, Tenstone
applied for site plan approval. On November 13, 2002, Council approved the
Official Plan and Zoning By-law amendments and Precinct Plan for this
development. Water allocation was granted for 461 units, which would allow only
for development of the northerly high-rise building and the townhouses east of
the new public road. Council also directed that the applicant enter into a
Development Agreement with the Town, prior to the execution of any individual
site plan or condominium agreements, to provide the framework for the delivery
by the applicant of the key elements of public infrastructure to support this
development.
Site plan
approval and additional water allocation is recommended for Phase 1 (the
northerly highrise tower and amenities building and all townhouse units) of the
Tenstone Developments Inc. proposal subject to approval of an additional water
allocation for 85 units.
Site plan
approval of Phase Two (southerly high rise building), Phase Three
(senior’s/office building) and Phase Four (2 office buildings) will be dealt
with at a future date, subject to site plan amendments and future water
allocation. There is a Hold provision appended to the current zoning of the
lands and an application to remove the Hold for Phase 1 will be required prior
to issuance of building permits.
The Owner is required to
enter into a Development Agreement with the Town covering the applicant’s
entire holdings prior to execution of a site plan agreement. The purpose of entering into a Development
Agreement with the applicant is to provide a framework for the delivery of the
key elements of public infrastructure to support this development. A report on
the proposed development agreement will also be presented to Development
Services Committee at the July 7, 2003 meeting.
BACKGROUND
Site Description and Area Context of the
subject property
The property is 7.47 ha. (18.5
acres) in size and is located on the north side of Highway 7 between the Hydro
One corridor lands and Town Centre Boulevard (Figure 1). It does not include
the Hydro lands to the west.
Description of the overall proposed Development
The proposed development contains a mix of land uses, including a 780
unit high rise residential apartment development, 155 townhouses, two office
buildings, and a future office or senior’s residential building (approximately
150 units), as shown on Figure 3, Precinct Plan. There is a linear park through
the development of varying width, which will link Millennium Park and the Civic
Centre to Highway 7. The overall park area shown on the plan is approximately
1.09 hectares (2.7 acres). The parkland is to be conveyed to the Town and
subsurface rights conveyed back to the applicant for the construction and
operation of a below grade parking facility. The zoning by-law requires that
the park area be no less than 1.0 hectare (2.5 acres) in size.
A new north/south public road (Circa Boulevard) connects Highway 7 to
Cox Boulevard and will serve the office/senior’s housing building and the
office buildings on Highway 7, as well as providing access to the townhouse
development, and accessing the underground parking for the apartment buildings.
Parking spaces are proposed above ground for the townhouses while the parking
for the remainder of the site will primarily be underground. The underground
parking garages extend below the park area. The
following section includes a detailed description of Phase 1 development for
which site plan approval is recommended.
Description of Phase One Development
Figure 4 – Master plan shows the phasing of the entire development. The Phase 1 development is shown on Figure 5
and consists of:
·
northerly high rise and amenity
building/townhouses east of the public road and, townhouses west of
public road, subject to water allocation
- construction of north/south road and
signalization of intersection at Highway 7
- signalization of Cox Boulevard and Town
Centre Boulevard
- signalization of Cox Boulevard and Rodick
Road
·
a portion of the parkland identified as “Park
Phase 1” on Figure 4 - Master Plan Landscape, will be completed when Phase 1
construction is complete. The balance of the parkland will have interim
landscaping until each of Phases 2, 3 and 4 are constructed at which time the
balance of the park will be completed. Timing for development of the parkland
will be set out in the Development Agreement
- roadway and streetscape improvements along Cox Boulevard and Town
Centre Boulevard, including on-street parking and signalization of the
intersection and traffic calming as required shall also be completed in
this phase
- fencing and treatment of the Hydro corridor and resolution of
linkage to corner of Rodick Road and Highway 7
The following chart provides the statistical
information on the building components of Phase 1.
|
Phase 1 Statistics - Tenstone
|
|
|
Highrise Building
|
Townhouses
|
|
Building Heights
|
up to 16 storeys
|
two and a half to three storeys
|
|
Number of Units
|
390 (northerly building)
|
East of North/South public road – 69 units
West of North/South public road –86 units*
|
|
Gross Floor area
|
highrise – 40,354m2
amenity bldg.- 1,899m2
|
165m2 to 300m2 per unit (approx.)
|
|
Max. Parking
Permitted
|
@1.3sp./unit and .2sp./unit for visitors) maximum 585 spaces
|
n/a
|
|
Minimum. parking
required
|
n/a
|
2 spaces/unit
|
|
Parking Provided
|
514
|
2 spaces per unit
|
|
Landscaping
|
44%
|
18% (approx.)
|
*provided additional water allocation for the
additional townhouse units is granted as part of this approval
DISCUSSION:
Official Plan
and Zoning permit uses subject to Lifting Hold
Applications for Official Plan
Amendment, Zoning By-law Amendment and a Precinct Plan were submitted for the
subject site in 2001. In November 2002, OPA No. 96 and Zoning By-law 2002-251,
were adopted and these planning documents are now in full force and effect (See
Area Context/Zoning –Figure 2). They permit the proposed development, however,
the zoning is subject to a Hold provision.
The hold provision will not be lifted and development cannot proceed
until:
·
a Development Agreement for the entire development has
been executed
·
a site plan agreement for each applicable phase of
development has been executed; and,
·
water allocation for each applicable phase of the
development has been granted.
Application to lift the hold has not been received at this time.
Highrise Building
There are 391 units proposed in the northerly building that is part of
the first phase of development. Of the 391 units, 364 are high rise units and
27 are ground-oriented “walk out” units at the base of the building. These 27
units face and have access onto Cox Boulevard, Town Centre Boulevard, and the
courtyard area.
The high rise building (see Figure 6-site plan) is served by 2 levels of
underground parking that will ultimately extend across the entire block and
under the first phase of park development with a limited number of above ground
spaces. The limit of construction for the underground parking garage in both
Phase 1 (northerly tower and amenity building) and Phase 2 (southerly tower) is
shown on Figures 11 and 12. Ultimately, the parking garage will extend under
the second, southerly highrise building and the balance of the park when the
second tower is complete. The two towers will share parking and access, and
other related shared facilities, and, as a result, an easement agreement is
required as a condition of site plan approval for Phase 1. With the construction of the second
apartment building, secondary access to the two apartment buildings will be
provided to the new north/south road.
The service functions for both towers are located in the centre of the
development and include loading areas, a ramp to the underground parking
garage, drop off/pick up area, garbage and moving access areas and visitor
parking.
Zoning staff has identified some adjustments required to the building
wall articulation to meet the zoning setbacks, for the northerly tower along
the Cox Boulevard, Town Centre Boulevard and Highway 7 streetlines. These minor
changes are required for issuance of the building permit. A technical variance
is also required so that the setback requirements of the Phase 2 building is
consistent on both schedules to the By-law. Staff support these requested minor
variances.
To facilitate this application, a condition of site plan approval is
recommended that: prior to execution of the site plan agreement, the applicant
must either revise their plans to comply to the zoning by-law, or obtain the
necessary variances to the zoning by-law. The applicant made application for
the variances on June 20, 2003.
Amenity Building
The gross floor area of the amenity building is 1,899m2 and it is 4 storeys
in height. The 1st floor will consist of a pool and lobby area,
the 2nd floor is an amenity area, and the 3rd and 4th
floors contain 14 suites. The applicant is working with engineering Department
staff to develop a green roof on the top of this building in accordance with
the goals of the green infrastructure program.
Townhouses
There are 69 units proposed east of the future public north/south road
and 86 units proposed west of the road (See Figures 13 and 14). The units are
designed to front onto public spaces (either Cox Boulevard, publicly accessible
parkland or the hydro corridor so that the garages are oriented to face onto
rear lanes. The private open space amenity in the centre of the development, onto
which many of the units face, is generally 10 metres in width and provides
pedestrian connections between the units and through the development.
The site plan shows the units along the westerly border of the site to
link into the hydro corridor. That design is not supported by Hydro 1 or Town
staff, and so the landscape treatment for the front of these units and along
the hydro corridor boundary must be revisited prior to final approval.
The roadway width that serves these units is 7.5 metres in width, which
is consistent with Town standards.
Building Elevations
The applicant has worked closely with the Town to ensure that these
buildings are consistent with the Precinct Plan and to address issues raised by
the Markham Centre Advisory Committee in the course of review of the
application. The following is a brief description of the elevations shown on
Figures 7-10 and 15-19.
Highrise and Amenity Building Elevations
The highrise and amenity building elevations are attached to this report
as Figures 7-10. Figure 7 is the typical street elevation that shows how the
building will appear from Town Centre Boulevard. The amenity building is 4
storeys in height and has a vertical element (colonnade) on the roof to provide
an impression of added height. The base of the high rise building has been
developed in a townhouse format with terraces and entrances facing onto
Town Centre Boulevard and Cox Boulevard at street level which are intended to
provide added pedestrian activity, visual interest and street animation.
Figure 10 shows the view of the high rise from the courtyard and again
there are townhouse-type units at ground level. Similarly, elevations Figures 8
and 9 show various elevations on the courtyard side of the building and along
Town Centre Boulevard.
The applicant has worked with staff to improve the elevations by:
·
focusing
attention on the building on the grade related “brownstone” component of the
development through detailing, building materials, colour and ornamentation
·
extending the
base materials and detailing up into the building elevations to promote a
strong mid rise building presence on the street edge,
·
reducing the
visual impact of the penthouse elements through the use of lighter glazing and
cutting down the upward extension of the circular corner treatments and
integrating them into the building elevations,
·
creating a more
symmetrical building using repetition of building structural elements,
horizontal banding of materials and projections of the exterior walls
·
creating interest
and variety in the design by introducing shadow casting edges
The exterior building materials for this development include a mix of
precast, glass, brick, and curtain wall panels. The applicant has worked with
staff to select colors that create a more traditional red brick at the base,
combined with a beige precast, while the upper levels of the towers are a
combination of blue and gray glass which gives the building a lighter effect
towards the top.
Townhouse Elevations
Typical townhouse elevations are appended to this report (see Figures 15
– 19). These are split level two and a half and three storey units with single
and double-parking garages below the unit.
Along Cox Boulevard, the townhouses (see typical elevations - Blocks 1
and 14 - Figures 15 & 18) are designed so that the entrance to many of the
units is raised above street level with steps to the front door which creates
added privacy for the owners and a varied, attractive and more interesting
streetscape. The façade of the units include: a manufactured stone block
treatment along the base of the units capped with a manufactured stone banding;
clay brick in the middle portion, again capped with a manufactured stone
banding; and finally a stucco treatment near the eaves. Decorative painted wood
panels, wood columns, recessed entrances, bay windows, balconies and a variety
of design details complement these elevations. Similarly, more complicated
façade treatments have been used in all the units facing the public parkland
areas and the hydro corridor (see typical Block 10 and 15 – Fig.17 & 18a).
The units facing onto the central public park feature raised and shared
entrances with balustrades that are also featured on the balconies above (see
typical elevations Block 9 –Fig.16).
The units facing the interior courtyards are primarily of clay brick
with stucco, again featuring decorative wooden panels, brick soldier courses,
consistent with the balance of the development (see typical elevation Block 17
– Fig.19).
The rear elevations of all townhouse dwellings are shown for the typical
townhouse blocks and are composed of clay brick with one and two car garages
facing the interior lanes.
Parkland Provision
The applicant is proposing a linear park of varying width through the
development that will link Millenium Park and the Civic Centre from Highway 7.
The overall park area shown on the plan is approximately 2.7 acres (1.09
hectares) and is proposed to be a surface strata park owned by the Town with
subsurface rights conveyed to/owned by the applicant for the construction and
operation of below grade parking facilties. Terms of that arrangement and
details of the parkland cash in lieu contribution will be resolved as part of
the Development Agreement for this project which is the subject of a separate
report on this Agenda.
Landscaping
There are a number of landscaping components to this Phase 1 development
including the landscape design for:
·
northerly
highrise building and amenity building
·
townhouse
development
·
Phase 1 park
Northerly Highrise Building and Amenity Building Landscaping
Landscape design for this phase is shown on Figure 20. It provides for a
mixture of coniferous and deciduous trees, shrubs and planting beds, as well as
various paving treatments and features, such as outdoor seating for residents,
entrance fountains, trellis structures and a Circa identity feature.
The applicant has worked with staff to develop a landscape treatment
that highlights the corner of Town Centre Boulevard and Highway 7 and provides
a suitable urban form and design where public and private open spaces meet. The
proposed design (see Figure 23) features a highly urban treatment with a
combination of hard landscape, including concrete pavers, bollards, decorative
concrete piers, natural stone paving and trees installed in grates in the
publicly accessible area. There is a planting bed with trees combined with a
decorative screen that separates the public area and provides privacy for the
pool terrace of the amenity building. Urban design staff will approve the final
landscape plan and planting details.
Townhouse Development Landscaping
The proposed landscape plans for the townhouse development are shown on
Figures 21 and 22.
There is a central, privately owned open space amenity area that runs
through the site (see Figure 13 and 14. The interior townhouse blocks face onto
that space and back onto Carriage Lane. The landscaping for the central open
space amenity area is a mixture of hard and soft landscaping and has a strong
urban feel as a result of formal planting blocks and walkways and connections.
Pedestrian access is linked from Circa Boulevard through this corridor to the
west end of the site and potentially across the hydro lands, or along the west
boundary to Highway 7.
A better pedestrian linkage between the two
townhouse phases across Circa Boulevard (the new north/south public road)
should be considered to ensure safety and ease of pedestrian crossing. This
will be reviewed in detail by Urban Design staff, prior to approval of the
final landscape plans.
As well, the plan identifies a north/south
walkway along the hydro boundary that links the walkways from the townhouse
units from Cox Boulevard to Highway 7. This treatment is different than what is
shown on the site plan and should be resolved. Fencing must also be specified
along this boundary to the satisfaction of Urban Design staff.
Phase 1 Park Landscaping
The treatment for the Phase 1 park is shown on Figure 20- Landscape Plan
L1. That plan shows a row of deciduous tree plantings along this linear stretch
of parkland and a pathway linking Cox Boulevard to the future play area.
Interim landscaping will be provided within the Park Phase 2 in accordance with
plans to the satisfaction of Urban Design staff as part of the Development
Agreement.
Treatment along the hydro corridor
The applicant advises that there will be fencing along the length of the
west boundary of the townhouse portion of the development (see Figure 22).
Walkways to the units will connect to a sidewalk running along the westerly
boundary linking to the sidewalk at Cox Boulevard to Highway 7. The applicant
has agreed to amend their plans to show fencing and make changes to the
landscape treatment to the satisfaction of Urban Design staff.
Bicycle storage and pathways
The matter of bicycle storage and amenities has been raised at Steering
Committee. The applicant will be required to provide bicycle storage facilities
and bicycle racks as part of this development.
Construction access
To minimize the impact of construction on existing residential
neighborhoods, the applicant has agreed to limit construction access to Highway
7 and Rodick Road (across the hydro corridor if approval can be secured). This
will be a requirement included in the Development Agreement and subject to
Regional Engineering approval.
Development is Consistent with the Precinct Plan
Official Plan amendment No. 21 requires that a Precinct Plan be prepared
by the landowners on a sub-district basis to establish guidelines for detailed
land use, built form, pedestrian and vehicular access and landscaping which
meet the intent of the Secondary Plan. A Precinct Plan for the Tenstone
Developments Inc. mixed-use proposal was approved in November 2002, and staff
is satisfied that Phase 1, as proposed, is consistent with that Plan, as well
as the overall site plan that the applicant prepared (Figure 3-Precinct Plan).
Consent
The
applicant has submitted applications for consent to sever the lands to create
separate parcels for the various components of the project. Execution and
registration of the Development Agreement and Phase One site plan agreement
against the entire land holding will be required prior to division of the lands
to ensure that all owners are bound by the terms of the agreements prior to
division of the property. The Site Plan Agreement shall provide for specific
requirements for the shared use of the amenities building, accesses, parking
and other facilities in Phase 1, to the satisfaction of the Town solicitor.
Markham Centre Advisory Committee has reviewed the proposal
The applicant has presented their proposal to the Markham Centre
Advisory Committee for their input and guidance on three occasions (October 3,
2002, April 10, 2003 and most recently on June 12, 2003). The overall proposal
was discussed prior to approval of the official plan and zoning amendment. The
green infrastructure program, parkland contribution and elevations have also
been discussed. Changes have been made to address many of the concerns and
comments raised by the Advisory Committee as the application has progressed,
and staff is satisfied that this proposal can now proceed for approval.
Development Services Committee and the Markham Centre Steering Committee
have also reviewed this site plan proposal. Committee Members discussed a
number of issues including: the amount of parkland, maintenance of hydro lands
to the west; the space between the rows of townhouses; and, building massing.
These items have been addressed in this report.
Municipal Infrastructure
Municipal servicing
The applicant has provided acceptable storm calculations and drainage
drawings, as well as correspondence confirming the availability of sewer
capacity and watermain pressure to service the site. On this basis, Engineering
staff has no objection to approval of the final site plan proposal for Phase 1,
subject to the Town receiving detailed calculations substantiating sanitary
sewer capacity and execution of a Development Agreement to the satisfaction of
the Director of Engineering.
Given the underground structure and the proximity of the building to the
street line, building construction will require special shoring techniques
adjacent to the public right of way. The Town does not permit below grade
construction to encroach into the public right of way. The applicant will bring
forward engineering design/solutions that do not rely on encroachment into the
Town roads, to the satisfaction of the Director of Engineering.
If however, appropriate design/engineering solutions cannot be achieved,
the applicant may propose and the Town may consider alternate solutions that
minimize encroachment into the public right of way, to the satisfaction of the
Director of Engineering.
Transportation
All additional traffic information and detailed studies respecting the
site specific traffic impacts have now been provided to Town Transportation
staff, as well as an assessment showing that the proposed improvements and have
been determined to be satisfactory. On this basis, Transportation staff has no
objection to approval of the final site plan proposal for Phase 1, subject to
execution of a Development Agreement to the satisfaction of the Director of
Engineering.
Region of York comments
The Region of
York has provided their comments to the Town. Their conditions will be included
as conditions of the site plan agreement between the Owner, the Town and the
Region of York. Region of York staff has advised
verbally that they will allow a full turn movement access on Highway 7 at Circa
Boulevard with signalization, provided that the applicant will demonstrate,
through a traffic impact study, how access will be co-ordinated with Rapid
Transit operation at this location in the future.
Water Allocation
Markham Centre has a water allocation of 2,000 units. In November 2002,
Council gave its approval to the Tenstone project, subject a water allocation
for 461 units of which the applicant intended to service the 391 units in the
northerly tower and 70 townhomes (east of the north/south public road).
In a letter dated March 17, 2003 (see Appendix A), the applicant
subsequently requested water allocation for the additional 85 units (west of
the north/south public road) so that the entire townhouse component of the
development can be completed as part of the first phase, together with the
northerly highrise building and the amenities building.
In support of their request for the additional water allocation, the
applicant provided letters from major land developers in Markham Centre: Ruland
Properties Inc. on behalf of itself and Liberty Developments, together with a
letter from Lonsmount Construction Co. Ltd., advising that they have no
objections to the additional 85 unit water allocation. Staff also has no
objection to additional water allocation being granted, since this application
is well advanced in the approval process and the applicant has the concurrence
of major Markham Centre developers.
However, since there are other potential future applications in Markham
Centre and limited water allocation remaining, this is the appropriate time to
set the terms for any future water allocation.
In this regard Staff recommend that to ensure a fair and equitable
distribution of the remaining water allocation, future requests in Markham
Centre should only be considered in the context of an approved Developer’s Group
Agreement, as is the general practice for the balance of the municipality.
Composite Utility Plan
The applicant shall prepare
an overall utility plan (Composite Utility Plan) to the satisfaction of the
Town for Phase 1, as a condition of site plan approval. The plan shall comply with
the approved engineering and streetscape design criteria for Markham Centre,
and minimize the exposure of above grade service structure/equipment to the
satisfaction of the Director of Engineering and the Town Architect.
FINANCIAL
CONSIDERATIONS
None at this
time.
BUSINESS
UNITS CONSULTED AND AFFECTED
This application was circulated to
internal departments (Fire, Building, Engineering, Design, Legal and Waste
Management) and external agencies. All comments/requirements of these
departments and agencies are either reflected in the site plan, landscape plans
and elevations attached to this report, or will be reflected in the final plans
and site plan agreement.
CONCLUSION
This application has been the subject of extensive review, by staff,
Members of Council and the Markham Centre Advisory Committee. This review has resulted in changes to the
design to address issues of building siting and massing, building elevations,
landscape treatment and green infrastructure requirements. The project introduces significant built
form at an identified ‘Major Intersection’ within the Markham Centre Secondary
Plan, and is consistent with the vision for Markham Centre both from a land use
and density targets perspective. The
architectural and urban design elements have been the subject of considerable
negotiation with the applicant and revisions made to the extent that the
project can now be recommended for site plan approval.
|
|
|
|
|
Jim Baird, M.C.I.P., R.P.P.
Commissioner of Development Services
|
|
Valerie Shuttleworth, M.C.I.P., R.P.P.
Director of Planning & Urban Design
|
FIGURE 1
DOCUMENT #: Q:\Development\Planning\APPL\SITEPLAN\02110607\siteplan agreement report.doc
ATTACHMENTS:
General
Figure
1 - Location Map
Figure 2 – Area
Context/Zoning
Figure 3 - Approved
Precinct Plan
Figure 4 Master
Phasing Plan
Overall Site Plan
Figure 5- Master
Plan showing Phase 1 (Dwg. A01)
Site Plan and Elevations
High rise/Amenities Building
Figure 6 Site
Plan (dwg. A02)
Figure 7 Elevations -Street elevations (facing Town Centre Blvd.
& interior courtyard)
Figure 8 Elevations - (dwg, A11a) (facing Town Centre Boulevard)
Figure 9 Elevations - (dwg. A11b) (courtyard and corner
elevations)
Figure 10 Elevations - (dwg. A11c) (courtyard and corner
elevations
Underground
Parking Plans
Figure
11 Level 1
Figure
12 Level 2
Townhouses
Figure 13 Site
Plan (East of N/S Road)
Figure 14 Site
Plan (West of N/S Road)
Figure 15 Elevations - Block 1 typical units for Cox Boulevard frontage –east of
future public road
Figure 16 Elevations - Block 9 typical units facing the public
park
Figure 17 Elevations - Block 10 typical units facing the public park phase 1 at
easterly end of townhouse development
Figure 18
&18a Elevations - Blocks 14, 15 typical units for Cox
Boulevard frontage –west of future public road and the units facing Hydro corridor
Figure 19 Elevations - Block 17 typical units facing open space
amenity area
Landscaping
Plans
Figure
20 Landscape plan for High-rise
(northerly building/amenities building) (dwg. L1)
Figure
21 Landscape plan for Townhouses
east of north/south public road (dwg. L1)
Figure
22 Landscape plan for Townhouses
west of north/south public road (dwg. L2)
Figure
23 Corner treatment at Town
Centre Boulevard and Highway 7
Appendix
‘A’ – Correspondence respecting Water Allocation
FIGURE 1 cont’d
APPLICANT/AGENT: Mr.
Steve Upton
4800
Dufferin Street
Toronto,
Ontario
M3H
5S9
Telephone: 416-736-2541
Fax: 416-661-0978
LOCATION PLAN
