Report to: Development Services Committee Report Date:
SUBJECT: PRELIMINARY REPORT
Neamsby Investments Inc. Zoning By-law Amendment to amend the existing
Hold provision on certain lands near the northwest corner of
File No. ZA 08 107413
PREPARED BY: Nilesh Surti, Senior Planner, ext. 4190
RECOMMENDATION:
That the report dated April 8, 2008 entitled “PRELIMINARY REPORT, Neamsby Investments Inc. Zoning By-law Amendment to amend the existing Hold provision on certain lands near the northwest corner of Markham Road and Steeles Avenue” be received.
And That Staff be authorized to schedule a statutory Public Meeting to consider the Zoning By-law Amendment application.
EXECUTIVE SUMMARY
Not applicable
1. Purpose 2. Background 3. Discussion 4. Financial
5. Others (Environmental, Accessibility, Engage 21st, Affected Units) 6.
Attachment(s)
PURPOSE:
The purpose of
this report is to provide preliminary information regarding this application
and to recommend that a statutory public meeting be held.
BACKGROUND:
The 4.1 ha (10 ac) property is located near the northwest corner of Markham Road and Steeles Avenue with frontage on Markham Road and Marydale Avenue (See Figure 1). The lands are vacant.
Surrounding the
subject lands to the west, across
Previous applications
Rezoning and site plan control applications were approved by Council in 1989 to permit the construction of two 15-storey apartment buildings connected by a recreational facility. Servicing allocation for the 614 approved units has historically been assumed for this project. In February 2005, the applicant submitted a revised site plan application for four apartment buildings ranging in height between 12-storeys and 15-storeys and consisting of 574 apartment units. Servicing allocation for this property was revised to 574 units to reflect this application. Presently, this project is on hold at the request of the owner.
Due to the servicing allocation moratorium initiated in place in the Spring of 2004, the applicant wished to transfer some of the allocation to expedite another project. Accordingly, the applicant requested that approximately half of the servicing allocation (275 units) assigned to the subject lands be transferred to a proposed 275 unit apartment development at the southeast corner of Kennedy Road and Denison Street within the Milliken Main Street study area. This request was granted and a zoning amendment was approved by Council in April 2005 to place appropriate hold provision on the zoning. The remaining servicing allocation of 299 units assigned for these lands were intended to be used towards the construction of two apartment buildings.
Proposal is to amend the existing Hold
provision to facilitate further transfer of servicing allocation
The applicant
is requesting that the remaining servicing allocation for these lands (299
units) be transferred to Phase 1 of Remington’s Downtown Markham project, which
is under the same ownership. The current proposal is to amend the existing Hold
provision on the subject property to prevent development until new servicing
allocation is available and assigned to the project.
OPTIONS/ DISCUSSION:
Official Plan and Zoning
The subject lands are designated “Urban Residential” in the Town’s Official Plan. The Armadale East Secondary Plan (PD 24-2) designates this property “Urban Residential – High Density II”.
The property is zoned (Holding) Second Density – High Density Residential [(H)RHD2] in By-law 90-81, as amended. The zoning on this property permits the owner to use the remaining servicing allocation (299 units) assigned to these lands. The Holding provision was placed on the zoning to prevent additional development until servicing allocation is confirmed for the subject lands.
Potential Benefits of Approval of the
Proposal:
The transfer of the servicing allocation will allow further development of Phase 1 of Remington’s “Downtown Markham” project in Markham Centre to continue.
Conclusion
Staff recommend that a statutory public meeting be held to consider this application
FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)
None at this
time
ENVIRONMENTAL CONSIDERATIONS:
There is no significant vegetation or natural features on site.
ACCESSIBILITY CONSIDERATIONS:
Not applicable
ENGAGE 21ST CONSIDERATIONS:
The proposal to transfer the
remaining assigned servicing allocation to Phase 1 of Remington’s
Downtown Markham project will assist with the implementation of the following key Town of
BUSINESS UNITS CONSULTED AND AFFECTED:
All Town departments and external agencies have been circulated.
RECOMMENDED BY:
_______________________________ _________________________________
Valerie Shuttleworth, M.C.I.P., R.P.P. Jim Baird, M.C.I.P., R.P.P.
Director of Planning and Urban Design Commissioner of Development Services
ATTACHMENTS:
Figure 1 – Location Map
Figure 2 – Area Context/Zoning
Figure 3 – Air Photo 2007
AGENT: Jason Sheldon
Neamsby Investments Inc.
Tel: 905-761-8200; Fax: 905-761-2137
File Path: Q:\Development\Planning\APPL\Zoning\ZONING\08 107413 (Neambsy Investments Inc)\Preliminary Report.doc