Report to: Development Services Committee Report Date:
SUBJECT: RECOMMENDATION REPORT
Applications
by 1691126 Ontario Inc. for Official Plan and Zoning By-law Amendments to
permit high density residential, retail and office commercial uses at 7171
&
File Nos. OP 06 127138 & ZA 06 127273
PREPARED BY:
RECOMMENDATION:
THAT the staff report entitled “RECOMMENDATION REPORT, Applications by 1691126 Ontario Inc. for Official Plan and Zoning By-law Amendments to permit high density residential, retail and office commercial uses at 7171 & 7161 Yonge Street, northeast corner of Yonge Street and Meadowview Avenue, Thornhill, File Nos. OP 06 127138 & ZA 06 127273”, be received;
THAT the applications be approved, subject to the applicant submitting the following:
a) Revisions to the Official Plan and Zoning
By-law Amendment applications and accompanying development concept plan, to the
satisfaction of the Director of
o Reductions in proposed building heights as discussed in this report;
o Reductions in proposed development density to a maximum total density of 3.5 FSI and a maximum residential density of 2.5 FSI, in accordance with the recommendations set out in the Yonge Steeles Corridor Study;
b) Submission of:
§
A Development Phasing Plan, to the satisfaction
of the Director of
§ A Travel Demand Management (TDM) Plan, to the satisfaction of the Director of Engineering, outlining how the Town’s TDM objectives will be met;
§ Revisions to the Transportation Study, as discussed in this report, to the satisfaction of the Director of Engineering in consultation with the Region of York;
§ Revisions to the Municipal Servicing Study, as discussed in this report, to the satisfaction of the Director of Engineering in consultation with the Region of York;
§ Suitable financial arrangements for infrastructure improvements to support the proposed development.
THAT staff report back to Development Services Committee with a final Recommendation Report, including draft implementing Official Plan and Zoning By-law Amendments, when the applicant has revised the proposal and submitted the revised reports, as set out above.
THAT the implementing Zoning By-law Amendment contain holding provisions, establishing interim development limits, in accordance with the approved Transportation Study, TDM Plan, Municipal Servicing Study, financial arrangements for infrastructure improvements, Development Phasing Plan, and the anticipated availability of Regional Servicing Allocation for the residential component of the application.
THAT staff continue to work with
the applicant to determine the amount of parkland dedication and/or
cash-in-lieu of parkland for this project, and the potential for contribution
to community facilities pursuant to the Section 37 Bonusing provisions of the
AND THAT staff be authorized and directed to do all things necessary to give effect to this resolution.
EXECUTIVE SUMMARY:
In July
2006 applications for Official Plan and Zoning By-law Amendments were submitted
by 1691126 Ontario Inc. to permit high density residential, retail and office
uses at 7171 &
The subject
properties are approximately 4.0 hectares (9.88 acres) in area and are located
at the northeast corner of
In November 2006, staff prepared a preliminary report which identified a
number of concerns with the proposal and issues to be resolved. The report recommended that Town staff initiate a land use and urban
design study for the Yonge-Steeles corridor and
that the applications be referred back to staff for consideration within the context
of this study. Work on the Yonge-Steeles
Corridor Study (YSCS) began in March 2007.
Since that time, staff and the study consultant team have held four
public open houses, four meetings with the Working Group and a series of
meetings with the Steering Committee.
Staff presented the draft recommendations of the YSCS on
- A maximum density of 2.5 FSI for residential plus an additional commercial/office incentive of 1.0 FSI;
- Directing
tall buildings to the western (
- Mandatory
requirement for grade-related retail uses along the
- Provision for public (or publicly accessible) open space on the site.
In December 2007, the applicant appealed
the Official Plan and Zoning By-law Amendments to the Ontario Municipal
Board. A pre-hearing was held in May
2008, to outline procedural matters and establish a hearing date. A second pre-hearing has been scheduled for
The applicant and staff have worked together to revise the proposed Development Concept Plan for the subject properties in keeping with the emerging recommendations of the Yonge Steeles Corridor Study. As a result of these discussions, the applicant submitted a revised Development Concept Plan in April 2008, which incorporates many urban design components that staff support. However, there are two key elements of the April 2008 Development Concept Plan (density and height/built form) that require further revision in order to comply with the recommendations of the Yonge-Steeles Corridor Study. Staff propose to continue working with the applicant to resolve these matters.
In April 2008 and May 2008, the applicant submitted a Transportation Study and a Municipal Servicing Study. Town staff, as well as staff from the Region of York, have reviewed these studies and have raised a number of technical matters that need to be resolved. Staff have also requested the applicant to submit a Development Phasing Plan and a Transportation Demand Management Plan.
Staff recommend that the subject
applications be approved, subject to the revisions and conditions outlined in
this report, and that a final recommendation report and implementing documents
be brought forward once these matters have been resolved to the Town’s
satisfaction.
1. Purpose 2. Background 3. Discussion 4. Financial
5. Others (Strategic, Affected Units) 6. Attachment(s)
PURPOSE:
The purpose of this report is to review the history of the above-noted applications and to recommend approval, subject to the revisions and conditions outlined in this report.
BACKGROUND:
Property and area context
The subject properties comprise
approximately 4.0 hectares (9.88 acres) and are located at the northeast corner
of
Land uses on the west side of
§
Low-rise commercial retail and auto sales
between
§ High and medium density mixed use residential and retail, in a variety of high rise (approximately 20 storey) and medium rise buildings north of the CN Rail line;
§ Low density residential further to the west;
Land uses on the east side of
§
Low rise commercial fronting
§ Low density residential neighbourhoods to the south east and north east of the site;
§
Commercial industrial uses east of the site
between
Preliminary Report Initiated Yonge Steeles Corridor Study
The applications for Official Plan and Zoning By-law Amendments were submitted in July 2006. In November 2006, staff presented a preliminary report which identified a number of concerns with the proposal and issues to be resolved. The report recommended that staff initiate a land use and urban design study of the Yonge Steeles Corridor and proceed with consultant selection; that Council endorse the terms of reference for the Yonge Steeles Corridor Study (YSCS), which were attached to the preliminary report; and that staff call a public meeting on the applications once they had been considered within the context of the YSCS and the issues identified in the report had been addressed to staff’s satisfaction.
Work on the YSCS began in March
2007. Since that time, Town staff and
the study consultant team have held 4 public open houses, 4 meetings with the
Working Group, which includes residents, landowners and developers with
interests in the study area, and a series of meetings with the Steering
Committee which includes representatives from
Statutory Public
Meeting held on
On
At this meeting, the applicant’s legal counsel presented three alternative
development concept plans: the original (July 2006) submission; the proposal
the applicant presented at the June 28, 2008 Open House for the Yonge Steeles
Corridor Study; and, a third alternative similar to the current submission,
which showed a park on Doncaster, a park on Yonge St. and a 19 storey building
at the south east corner of the site, which is lower than that shown in the
current proposal. The applicant did not
commit to any of these alternatives at the public meeting, although a revised
development concept plan was formally submitted by the applicant in April 2008,
and it was also presented to the OMB at the May pre-hearing. The April 2008 revised concept plan is the
subject of this report.
A number of members of the public addressed the committee. Members of the Development Services Committee
encouraged both staff and the applicant to continue working together to address
the outstanding matters, and referred the applications back to staff for
further review and a final recommendation report.
High density mixed use development proposed
The applicant is proposing to demolish the existing buildings and redevelop the site as follows:
|
April
2008 Submission (Fig. 4) |
GFA |
Density |
|
2 condominium
residential towers (22 and 27 storeys) fronting |
46,813
m² |
|
|
2 condominium
residential towers (32 and 34 storeys) fronting |
59,815
m² |
|
|
Total
Residential: |
106,628
m² (1300
units) |
2.65
FSI |
|
1 mixed
commercial-retail building situated at the northwest corner of the site comprised
of 1 storey of retail, 10 storeys of offices and 10 storeys of hotel – 173 suites
(Building C) |
24,419
m² |
|
|
Retail
commercial in podium at base of residential towers A1 & A 2 and in 2 storey retail plaza
(Building D) at northeast portion of the site |
23,862
m² |
|
|
Total Non-Residential: |
48,281
m² |
1.2
FSI |
|
OVERALL TOTAL: |
154,909 m² |
3.85 FSI |
Note: Statistics extracted from site plan as
provided in Figure 4
July 2006 Submission (Fig. 5) |
GFA |
Density |
|
Two 39-storey (fronting on to Yonge St.) and two 32-storey (fronting on to Meadowview Ave.) condominium residential towers with at-grade service and retail uses in the towers fronting onto Yonge Street. |
Residential 128,931 m² (1,380 Units) |
3.21 FSI |
|
A ten-storey commercial office building at Yonge Street with at-grade service and retail uses and a 3-storey office at the rear property line. |
Office 14,792 m² |
0.37 FSI |
|
Retail uses are proposed in a low-rise building abutting the rail lands and framing a central courtyard parking area north of the residential buildings. |
Retail 11,165 m² |
0.28 FSI |
|
TOTAL |
154,888 m² |
3.86 FSI |
Note: Statistics extracted from the development
concept plan as provided in Figure 5
Applications appealed
to the Ontario Municipal Board by the Applicant
In December 2007, staff received correspondence from the applicant’s
legal counsel advising of the Notice of Appeal that the applicant filed to the Ontario
Municipal Board (OMB), citing the length of time the Town was taking to process
the applications as the reason. A
pre-hearing was later held in May 2008, to outline procedural matters and
establish a hearing date. At this pre-hearing
it was determined that a further pre-hearing conference was necessary. This second pre-hearing is scheduled for
Key study recommendations presented to Development Services Committee
The Yonge Steeles Corridor Study was initiated with the intention of fulfilling a number of key objectives for the area. These include the following: providing a gateway to Markham; encouraging mixed use infill development; respecting adjacent land-uses (e.g. stable residential communities); encouraging high quality parks and open spaces; creating a great street environment; taking advantage of planned transit corridor system; and promoting Markham’s green (sustainability) agenda. These objectives have played an important role in the study process and are reflected in the final study recommendations.
On
- An
average density of 2.5 FSI for residential uses, plus an additional 1.0
FSI incentive for commercial/office uses;
§
A requirement for mixed use (residential, office
and retail) development within the southern section of the corridor between
Steeles Avenue and the CN Rail line, with a more predominantly residential
character north of the rail line (although at-grade commercial would be
permitted, it will not be required along Yonge Street north of the CN line);
§
A “transition strategy” for the redevelopment
blocks between
o Limiting building heights through the application of an “angular plane” that is lowest towards the low-rise neighbourhoods and increases in height away from the existing low-rise neighbourhoods at a 1:2 ratio (i.e. 1 m of height for every 2 m of horizontal distance)
o
Achieve a medium-rise street wall, with taller
point towers in accordance with the angular plane, along the length of each
block fronting
o
Buffering the eastern edge of the redevelopment
blocks (adjacent to
o
The study also included a review of servicing
and transportation capacity in the surrounding area. Currently, both of these infrastructure
elements are close to, or at capacity, and will require significant upgrading
to accommodate redevelopment and intensification;
§ In addition to the above, the study has recommended the provision of public (or publicly-accessible) open space on the subject site, in the form of an at-grade park or urban square. This space is intended to provide a transition and buffer with existing residential neighbourhoods to the southeast of the site, and also addresses the need for outdoor amenity space for the surrounding residential neighbourhood (as well as residents of the new development itself).
OPTIONS/ DISCUSSION:
Revised Development Concept Plan generally meets the emerging policy
vision for the Yonge Steeles Corridor
There are a number of key planning policy initiatives and infrastructure projects which will have a significant impact on future development patterns on the Yonge Street Corridor. These include:
§
The Provincial Policy Statement and the Places
to Grow Plan, which require that a minimum 40% of new development be directed
to existing urban areas, particular along designated transit corridors and in
designated growth centres;
§
The Regional Official Plan which identifies
§
The proposed extension of higher order transit
(originally a dedicated busway, more recently a subway extension to Langstaff)
along the Yonge Street Corridor.
§
The Yonge Steeles Corridor Study, undertaken by
the Town of
The proposed development on this site, which incorporates
high density, mixed use development, in the form of residential apartments,
grade related retail, a significant office component and a hotel meets the
Provincial and Regional policy directions for intensification along the Yonge
Street Corridor, as well as the policy vision articulated by the Town of
Markham in the Yonge Steeles Corridor Study.
The provision of office
uses is particularly important as it will provide live-work opportunities for
residents, as well as encouraging reverse commuting along the Yonge Street
corridor.
Revised Development Concept Plan, submitted in April 2008, addresses a
number of key urban design principles set out in the Yonge Steeles Corridor
Study
The applicant’s consulting team, Town Staff, and the Town’s consultants for the Yonge Steeles Corridor Study have been working since the fall of 2007 to refine the Development Concept Plan in concert with the emerging recommendations of the Yonge Steeles Corridor Study.
As a result of these discussion, the Development Concept Plan has evolved substantially since it was originally submitted in August 2006, and staff support many of the urban design components of the revised April 2008 Development Concept Plan, including:
§ Providing an internal,
publicly-accessible street system, as shown in the revised Development Concept
Plan, which enhances pedestrian and vehicular permeability from surrounding
streets and will help to integrate the development with the surrounding
neighbourhood;
§ Providing grade-related,
pedestrian-oriented retail and commercial uses along the
§ Accommodating virtually all of the
parking in an underground parking garage, with only a minimal amount of
at-grade parking in the interior of the site;
§ Incorporating publicly-accessible
open space along the
§ The open spaces proposed on the site
will be linked by a publicly accessible internal street system, bordered by
grade-related retail uses, which will provide the opportunity in the future to
link with a reconstructed mid-block pedestrian walkway over the CN rail
corridor. Staff propose to continue working with the applicant to explore
opportunities to continue this walkway northward across the CN rail line in the
future, over a rebuilt pedestrian bridge, possibly through the use of Section
37 bonus provisions.
However, there are two key elements of the April 2008 Development
Concept Plan that require further revision in order to comply with the density
and height/built form recommendations of the Yonge Steeles Corridor Study.
Proposed development
incorporates a number of innovative sustainable development initiatives
The proposed development will incorporate a number of innovative green
strategies including:
§ An extensive green roof system;
§ Minimum LEED Silver certification
for all proposed buildings;
§ Use of innovative storm water
retention and reuse strategies;
§ Potential district heating and
cooling/co-generation.
The Town is currently undertaking a study to develop sustainability
guidelines for new development. This
application will be subject to the requirements of the sustainability
guidelines once adopted.
Building heights proposed in the April 2008
Development concept plan exceed the angular plane and height recommendations of
the Yonge Steeles Corridor Study.
A key
planning and urban design objective of the YSCS is to ensure that redevelopment
within the Yonge Steeles Corridor Study boundaries incorporates a transition
between the highest development densities along the Yonge Street frontage and
the existing low-rise residential neighbourhood on the east side of Dudley
Avenue. The YSCS recommends that this
objective be implemented through the use of a 1:2 angular plane (1 metre
increase in building height for every 2 metres of horizontal distance),
measured from the east side of Dudley Avenue (i.e. the boundary of the existing
residential neighbourhood), to govern the heights of “tall buildings” (i.e.
buildings in excess of 10 storeys). The Yonge
Steeles Corridor Study recommends that the 1:2 angular plane be further refined
by the use of the following additional measures:
§
Use
of a 100 metre building height cap on Yonge Street to limit the height of tall
buildings on the Yonge Street frontage to approximately 30 storeys;
§
Provision
of a public open space corridor along the west side of
§ Use of a 125 metre-wide “transition
zone” measured from the eastern edge of the
§ However, the subject site, which is
bounded on the north by the CN rail line and commercial/industrial uses further
to the north; industrial uses to the east; and a redevelopment blocks on the
south side of Doncaster Avenue; is not located directly adjacent to the
existing low density residential neighbourhood.
Consequently, there is merit in exempting the subject site from the 30
metre high “transition zone” area. At
the same time, building heights on the subject site should continue to be governed
by the 1:2 angular plane, measured from the limit of the established
residential neighbourhood on the east side of Dudley and the 100 metre height
restriction along the Yonge Street frontage.
§
Applying
the 1:2 angular plane (with the additional restriction of 100 metre building
heights on the
o
The
office/hotel tower, and residential towers A1 and A2 all of which are located
along the
o
Applying
the 1:2 angular plane to the remainder of the property results in the following
height ranges:
§
Maximum
building heights for residential tower B1 (located mid-way between
§
Maximum
building height for residential tower B2 (located near the eastern boundary of
the site) of 14 storeys at the south east corner and 21 storeys at the
o
Discussions
continue with the applicant in this regard.
Revisions
to the heights of the buildings proposed in the April 2008 Development Concept
are needed to comply with the intent of the Yonge Steeles Corridor Study height
strategy.
Development densities proposed in the April
2008 Development Concept Plan exceed the maximum density recommendations of the
Yonge Steeles Corridor Study
The Yonge Steeles Corridor Study recommends a
maximum total residential site density of 2.5 FSI. plus and additional 1.0 FSI
incentive for commercial uses on the subject site (note that commercial density
above 1.0 FSI is permitted, provided that the total site density does not
exceed 3.5 FSI). The purpose of the 1.0
FSI commercial incentive is to encourage mixed use development, and in
particular the provision of employment uses, such as offices, as an integral
component of new development.
The April 2008
Tall residential
building floor plates in the April 2008 Development concept Plan exceed the
maximum floor plate recommendations of the Yonge Steeles Corridor Study
The Yonge Steeles Corridor Study recommends the
following floor plate sizes for residential high-rise towers:
§
900
m2 between the podium and a height of 65 metres;
§
650
m2 above 65 metres;
The purpose
of these floor plates standards is to ensure that high-rise development is
built in the form of “point” towers, rather than “slabs”. Staff are of the opinion that point towers
are visually less imposing than slabs and have fewer negative impacts such as
showing.
In
addition, the Yonge Steeles Corridor study recommends that buildings with
facades less than 25 metres wide should be located a minimum of 25 metres
apart, and buildings with at least one façade greater than 25 metres should be separated
from each other, at a minimum, by the width of the widest building façade. The site plan for the proposed development
will have to comply with these requirements.
Revisions to Transportation Study and Municipal
Servicing Study required
In April
2008 and May 2008, the applicant submitted a Transportation Study and a
Municipal Servicing Study respectively. Comments
on the Transportation Study have been received from the Town’s Transportation
Section and from the Region of York. The
municipal servicing study has been reviewed by Town staff, but Region of York
comments are still outstanding.
With regard
to the Transportation study, both Region and Town staff have raised a number of
technical matters that need to be resolved.
Both have requested that the study be revised and resubmitted. The Town has raised concerns about:
§
Traffic
capacity at the Yonge Steeles intersection, prior to the construction of higher
order transit infrastructure (i.e. subway and/or dedicated busway on
§
Potential
for traffic infiltration into adjacent residential neighbourhoods, and the need
for securities at the time of site plan approval, to cover the possibility that
future mitigative measures may be required.
With regard
to the Municipal Servicing Study, the surrounding Thornhill community has very
limited local sanitary and storm water servicing capacity and has experienced
surcharging of both the sanitary and storm water systems during severe
storms. The municipal servicing study
has examined a number of stormwater management strategies and recommends the
following:
§
Storm
water quality control for the Yonge Steeles Corridor Study area and subject
site can be provided by Oil/grit separators in combination with grassed swales
within landscaped areas;
§
Storm
water quantity control can be provided by various on-site storage techniques
including rooftop storage, underground storage, pipe storage);
§
Existing
storm sewers within the community do not have capacity to convey the storm
water runoff captured by existing catch basins beyond approximately 2 year
storms;
§
A
reduction in peak flow within the existing municipal storm sewers can be realized
with the implementation of storm water quantity control within the Study Area,
including the Subject Site;
§
Improvement
to the local system are required to mitigate local flooding;
§
Stormwater
pond or oil/grit separator can potentially be retrofitted into the existing
community;
§
Strong
emphasis on at-source control.
With regard
to sanitary servicing, the study:
§
Confirms
that the existing sanitary system is at or near capacity;
§
Examines
sewer twinning, flow control (storage), pumping and flow diversions into the
York Region system as alternative means of accommodating the sewer flows from
the proposed development;
§
Recommends
that the most beneficial solution to service the study area is to divert flows
directly into the York Region Southwest collector at
§
Identifies
that 458 additional people can be accommodated by the existing system which is
equivalent to 45,800 m2 of retail floor space. Additional allocation of 1,068 people or 10.8
ha of commercial floor area can be provided by utilizing a low flow control
system.
The Town
has provided detailed technical comments on the storm water, watermain and
sanitary servicing components of the Municipal Servicing Study, and has
requested that the study be revised and resubmitted. As noted above, comments from York Region
have not yet been received.
It should
be noted that the servicing study covers and area that extends beyond the 7171
and 7161 Yonge Street site. The overall
servicing study must demonstrate that there will be no adverse impact to
existing downstream development.
Generally,
the Town’s intent is to ensure that the servicing infrastructure improvements
needed to accommodate redevelopment in the Yonge Steeles Corridor also address
the existing surcharging of the sanitary and stormwater system in the
surrounding neighbourhood.
The
conclusions of both the Transportation Study and the Municipal Servicing Study
will have a direct impact on the amount of development that can be accommodated
on the site in the first phase, prior to the construction of enhanced
transportation infrastructure and municipal services. Both of these studies must be revised to the
satisfaction of the Town of
It should also be noted that the proposed development will incorporate a
number of innovative green strategies including:
§ An extensive green roof system;
§ Minimum LEED Silver certification
for all proposed buildings;
§ Use of innovative storm water
retention and reuse strategies;
§ Potential district heating and
cooling/co-generation.
Detailed Phasing Plan required
An
acceptable phasing strategy for the proposed development is required, given the
significant transportation and servicing constraints in this area; the
large-scale intensification that is being proposed; and the potentially long
lead times involved in constructing the required higher order transportation
and servicing infrastructure. Staff have
therefore requested the applicant to provide a detailed phasing plan showing
the proposed interim stages of development and a schedule of how these stages
will be coordinated with the provision of the upgraded servicing and
transportation infrastructure needed to support the full extent of the proposed
development. This phasing plan, to be
developed to the satisfaction of the Town and the Region, will serve as a basis
for establishing holding provisions in the implementing Zoning By-law Amendment.
The
applicant must therefore submit a detailed phasing plan, to the satisfaction of
the Town of
Incorporate initiatives to explore
Transportation Demand and Parking Demand Measures
As part of
§
Opportunities
for reduced parking supply;
§
Before
and after studies for trip generation;
§
Exploration
and assessment of a variety of TDM initiatives, such as bicycle parking,
shuttle bus service to subway stations, etc.
§
The
use of enclosed bus shelters with seating areas, and provision of priority
parking for carpooling.
Regional Servicing Allocation for the
residential component is not available
There is no
Town reserve servicing allocation to 2011 available for the residential
component of this project. Therefore,
the residential component cannot proceed until after 2011 and will be subject
to Council decisions on the distribution of future servicing allocation from
the Region. The office, hotel and retail
components are not subject to Regional servicing constraints and can proceed as
earlier phases, within the constraints of the transportation and local
servicing infrastructure previously discussed.
The implementing Zoning By-law Amendment will contain separate holding
provisions for the residential component of the development, which will not be
released until servicing allocation has been granted for the proposed
residential component of the development.
The matter of phasing will also need to be addressed in the context of
transportation and servicing infrastructure.
Noise Study Under Review
In July
2008 the applicant submitted a noise study, which is currently under peer
review. Revisions to this report, if
required, must be completed to the Town’s satisfaction prior to the preparation
of a final recommendation report.
Cash-in-lieu of parkland will be required to
satisfy parkland requirements
Area
Through the
course of research undertaken as part of the Yonge Steeles Corridor Study it
has been determined that the supply of parkland within the study area is not
sufficient. The study identifies that
areas south of the CN Rail Corridor are not well-served with parkland and that
the area does not meet current Town of
The
Official Plan states that it is the objective of the Town to achieve parkland
dedication at a rate of 1.2141ha (3 acres) per 1,000 people for neighbourhood
parks. The Town’s parkland dedication
By-Law 74-94 establishes that, in lieu of requiring the conveyance of land, the
Town may require the payment of money equal to the value of the land to be
conveyed, or a combination of land and money as Council may require. It is the current practice of the Town of
The site
plan submitted in April 2008 for the purposes of a rezoning and official plan
amendment provides two open spaces. An
interior open space with a frontage on
School capacity appears to be available, but
further review required at time of site plan approval
Comments
from the school boards indicate that with projected declining enrolments in
schools in the area, the school yields for the Yonge/Steeles Corridor
redevelopment area will be able to be accommodated in the existing Thornhill
district. These assumptions are based
on a number of factors to be confirmed at the time of site plan approval when
more detailed information is available regarding the composition and size of
the proposed units.
The Town is reviewing Official Plan bonusing
provisions
The Town
has recently hired a consultant to undertake a review of the Section 37
Bonusing Provisions in the Official Plan.
Within the emerging context of this study, staff will continue
discussions with the applicant regarding the provision of enhanced community
amenities and facilities as part of this development.
The Town is undertaking a traffic infiltration
study for the
In various
public meetings relating to both this application and the larger Yonge Steeles
Corridor Study, residents have expressed concerns about possible traffic
infiltration into the
Final recommendation report and draft
Implementing Official Plan and Zoning By-law Amendments to be prepared once the
above noted matters have been resolved
There are a
number of matters that require further consideration before staff can prepare a
final recommendation report and draft Official Plan and Zoning By-law
amendments. These matters include:
o
Revising
the development concept plan to the satisfaction of the Director of
o
Revising
the transportation study and servicing study to address staff comments, to the
satisfaction of the Town of
o
Revising
the noise study (if required) to the satisfaction of the Director of
Engineering;
o
Submitting
a detailed Phasing plan, as set out in this report, to the satisfaction of the
Director of
o
Submitting
a Transportation Demand Management Plan, to the satisfaction of the Director of
Engineering.
Significant
improvements to the transportation infrastructure, municipal services and
Regional sanitary services will be required to accommodate the full extent of
the development proposed in this application.
The provision of this infrastructure, and the availability of Regional
servicing allocation for the residential component of the proposal, will be
implemented over a multi-year time frame.
As a result, a detailed phasing strategy must be developed, to the
satisfaction of the Town of
Staff
recommend that a final report, containing implementing Official Plan and Zoning
By-law Amendments be prepared once these matters have been resolved to the
Town’s satisfaction.
Not applicable
ALIGNMENT WITH STRATEGIC PRIORITIES:
The proposed development aligns with a number of strategic priorities including: growth management by promoting intensification with the existing urban area and transportation and transit by promoting transit-supportive forms of development.
DEPARTMENTS CONSULTED AND AFFECTED:
The application has been
circulated to all relevant departments and agencies. The comments received to date have been
incorporated into the recommendations of this report.
RECOMMENDED
BY: ________________________ ________________________
Valerie Shuttleworth, M.C.I.P, R.P.P. Jim Baird, M.C.I.P, R.P.P.
Director,
_____________________________
Alan Brown
Director, Engineering Department
Lezlie Phillips
Liberty Development Corporation
(1691126 Ontario Inc)
505 Highway 7,
Tel: (905) 731-8687 ext 226
Fax: (905) 731-6826
Peter Walker
Walker, Nott, Dragicevic Associates Limited (Planning Consultants)
Tel: (416) 968-3511 ext. 130
Fax: (416) 960-0172
ATTACHMENTS:
Figure 1: Location Map
Figure 2: Area Context and Zoning
Figure 3: Aerial Photograph (2005)
Figure 4: Proposed Site Plan (April 2008 submission)
Figure 5: Original Site Plan (July 2006 submission)
\\MARKHAM.CA\APPS\AMANDADOCS\PLANNING\SAVEPATH\21892836003.DOC