Report to: Development Services Committee                             Report Date:  January 13, 2009

 

 

 

SUBJECT:                          PRELIMINARY  REPORT

                                            Best Homes Canada Inc.

                                            Applications for Zoning By-law Amendment and Site Plan Approval to permit a mixed use development consisting of one apartment building with at-grade retail/commercial space and townhouses

                                            West side of Hwy. 48, south of Bur Oak Ave.

                                            9582 Hwy. 48

                                            File No.’s: ZA 08 120818 and SC 08 119426

 

PREPARED BY:               Gary Sellars, Senior Planner – East Development District

 

 

RECOMMENDATION:

That the report dated January 13, 2009 entitled “Preliminary Report, Best Homes Canada Inc., Applications for Zoning By-law Amendment and Site Plan Approval  to permit a mixed use development consisting of one apartment building with at-grade retail/commercial space and townhouses at 9582 Hwy. 48, File Numbers ZA 08 120818 and SC 08 119426  be received;

 

That Staff be authorized to schedule a statutory Public Meeting to consider the proposed zoning by-law amendment application once a comprehensive traffic study for the Markham Road corridor from 16th Avenue to Major Mackenzie Drive has been submitted to the satisfaction of the Commissioner of Development Services.

 

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

 

EXECUTIVE SUMMARY:

Not Applicable

 

1. Purpose       2. Background         3. Discussion        4. Financial      5. Others (Strategic, Affected Units)       6. Attachment(s)

 

 

PURPOSE:

The purpose of this report is to provide preliminary information regarding applications for Zoning By-law Amendment and Site Plan Approval to permit a mixed use development consisting of one apartment building with at-grade retail/commercial space and townhouses. 

 

The report also seeks authorization to hold a statutory Public Meeting with respect to the proposed Zoning By-law amendment application.

 

BACKGROUND:

Property and Area Context

The subject lands consist of 1.53 hectares (3.77 acres).  The lands are located on the west side of Highway No. 48, south of Bur Oak Avenue. (Figure1).  There is an abandoned former retail/commercial building on the lands (Figure 3). 

To the west are vacant lands; a proposed residential plan of subdivision has been submitted for these lands.  To the north and south are vacant lands; mixed use residential/commercial-retail developments are proposed for these lands, but applications remain to be submitted.  The “Matrundola Woodlot” is located on the lands to the south.   Further to the south at Edward Jeffreys Avenue are lands on which a mixed use residential/commercial-retail development was recently approved (Anagni Homes), although a revised development proposal to increase building height is expected.  To the east, across Highway 48, are existing industrial/commercial uses and the Mount Joy GO Transit station.  (Figures 2 & 3).

 

Official Plan and Zoning

The Official Plan and the Wismer Commons Secondary Plan designate the majority of the subject lands “Major Commercial Area”.  The intention of this designation is to provide for large scale multi-use, multi-purpose centres offering a diverse range of retail, service, community, institutional and recreational uses serving a major portion of the municipality and/or broader regional market. This designation is also intended to accommodate medium and high density housing at appropriate locations.  The designation provides for mixed-use development, subject to good urban design considerations; having regard for matters such as siting, massing, landscaping, pedestrian-friendly streetscape, and good pedestrian connections.  A small portion of the lands at its westerly boundary (abutting a future extension of Hammersly Boulevard) is designated Urban Residential – Low Density.

 

The subject lands are currently zoned Rural Residential (RR2) under By-law 304-87, as amended,

 

Proposal

The applicant is proposing a mixed use development consisting of one apartment building with at-grade retail/commercial space and townhouses on the portion of the lands designated “Major Commercial Area”.  Applications for Zoning By-law Amendment and Site Plan Approval have been submitted.  The proposal includes the following:

 

Building Type

Height

Units

Gross Floor Area

10 storey apartment building (terraced)

29.9 m (98 ft.)

(grade to top of roof)

99

11,270 m2 (121,313 ft2)

3.5 storey stacked townhouse units

13.9 m (46 ft.)

(grade to peak of roof)

72

28,500 m2 (306,781 ft2)

Total

 

171

39,770 m2 (428,094 ft2)

 

The proposed density is 111.8 units per hectare (45.4 units per acre) and the development will have a Floor Space Index (F.S.I) of 2.6.  The proposed density is consistent with the High Density II provisions in the Official Plan [net site density of 99 to 148 units per hectare (40 to 60 units per acre)]. The proposed F.S.I is greater than the current maximum F.S.I of 1.75 permitted by the Wismer Commons Secondary Plan.

 

OPTIONS/ DISCUSSION:

 

Highway 48 – 16th Avenue to Major Mackenzie Drive Urban Design Study

The Highway 48 Urban Design Study, endorsed by Council in October 2005, provides urban design and development guidelines to be used in the evaluation of development applications within the Highway 48 corridor between 16th Avenue and Major Mackenzie Drive. The vision for Highway 48 is to encourage a mixed-use, pedestrian-oriented district that incorporates new forms and trends in development that better support mixed retail and residential uses as well as provide a community focus. These guidelines are intended to be implemented progressively over many years as development and re-development proceeds.  Hence, the purpose of the guidelines is to steer development towards the vision of a high quality, mixed use and pedestrian friendly district and to prevent undesirable built form and developments that may preclude the long-term fulfillment of the Town’s vision for the Highway 48 corridor.

 

The subject lands fall within the identified Transition and Intensification district.  The study envisions that the lands between Edward Jeffreys Avenue and Bur Oak Avenue will perform a transition between the developments to the south and to the north, and should consist of more intense development in the form of multi-storey buildings with grade related retail, service and office uses.  Guidelines for this district call for:

 

  • Well-defined street wall incorporating a high proportion of glazing and primary building entrances which front onto Highway 48.
  • Residential buildings with grade related commercial uses.
  • Buildings which range in height between 2 and 8 storeys
  • At least 70% of the useable street frontage on Highway 48 to be occupied by buildings.
  • Surface parking to be well screened from the streets to reduce visual prominence.

 

The proposed mixed use development is consistent with the vision for the Highway 48 corridor which is to create a highly pedestrian-friendly environment that supports street oriented retail and mixed use, higher density development, including residential.

 

Town has initiated Official Plan and Secondary Plan Amendments to implement the Highway 48 Urban Design Study

On October 17, 2006, Development Services Committee authorized staff to prepare Official Plan, Secondary Plan and Zoning By-law amendments to implement the approved land use and urban design vision for the Highway 48 corridor between 16th Avenue and Major Mackenzie Drive, as established in the Highway 48 Urban Design Study.  On February 19, 2008, a meeting was held with landowners in the Highway 48 corridor to discuss the implications of the proposed amendments on their properties and to receive their input.  A statutory public meeting was held on April 22, 2008. 

 

It was staff’s intention to bring forward a final recommendation report together with draft Official Plan and Zoning By-law Amendments in the fall of 2008.  However, as recently presented at a Part A session of Development Services Committee, a significant number of residential proposals have come forward in this corridor which involve requested density increases and changes to the built form contemplated in the urban design study.  To properly review and address these changes, a comprehensive transportation study is required for the entire corridor, a comprehensive servicing study is required for the east side of the corridor, and the review of community services such as schools and parks is required.  These matters as well as developers group arrangements need to be addressed in the Official Plan and Secondary plan amendments for the area.  Staff will continue with the finalization of the process and necessary revisions to the draft Official Plan and Secondary Plan amendments.

 

Moreover, as noted below, the subject proposal involves an increase in density over and above what is identified in the current Official Plan.  It is staff’s recommendation that a comprehensive traffic study should be completed prior to the scheduling of a public meeting in order to consider whether the proposed density can be supported.  Staff has requested that the developers initiate a comprehensive traffic study for the area. The time frame for completing this study remains to be determined.

 

Staff’s vision for the Bur Oak Avenue to Edward Jeffreys Avenue section of Highway 48

Staff presented a vision for the Bur Oak Avenue to Edward Jeffreys Avenue section of Highway 48 to Development Services Committee on October 14, 2008.  This vision includes a park of approximately 0.75 ha. (1.85 acre) on the westerly portion of the subject lands.  The applicant is in the process of revising the proposed site plan to reflect this vision.    

 

POTENTIAL BENEFITS OF THE PROPOSAL:

§         Is generally in keeping with and furthers the vision of Urban Design Study for the area.

§         Provides high density residential development within close proximity to the Mount Joy GO Transit station.

§         Provides alternative housing options for the surrounding communities.

§         The applicant intends to comply with the Region’s Sustainable Development Through LEED Program.

 

CONCERNS / ISSUES TO BE RESOLVED

The following is a brief summary of concerns/issues raised to-date.  These matters, and any others identified through the circulation and detailed review of the proposal, will be addressed in a final staff report, if required, at a later date.

§         Parkland needs to be provided in accordance with Staff’s vision for the area

§         The proposed development has an F.S.I. of 2.6, whereas the Wismer Commons Secondary Plan permits a maximum of 1.75.

§         Comprehensive traffic and servicing studies for the Markham Road corridor from 16th Avenue to Major Mackenzie Drive are to be undertaken;

§         Ensure conformity with the Highway 48 Urban Design Guidelines and the vision for the area.

§         The scale and massing of the buildings, streetscape design and open space (including a 10m buffer associated with the “Matrundola Woodlot”) require further review

§         Need to examine the integration of transit supportive opportunities with the residential and mixed commercial-retail development

§         Need to review the proposal comprehensively (including street and block pattern) with the other proposed mixed-use residential and commercial–retail developments between Bur Oak Avenue and Edward Jeffreys Drive

§         The rear portion of lands abutting the future extension of Hammersly Boulevard should be included in the mixed-use development proposal

 

ALIGNMENT WITH STRATEGIC PRIORITIES:

The application needs to be considered in the context of the Town’s strategic priorities of Growth Management and Transportation and Transit.

 

DEPARTMENTS CONSULTED AND AFFECTED:

The application has been circulated to various Town departments and external agencies and is currently under review.  Requirements of the Town and external agencies will be reflected in the preparation of the final report, if required.

 

CONCLUSIONS:

Staff recommend that a statutory public meeting be held to consider the proposed Zoning By-law amendment once a comprehensive traffic study for the Markham Road corridor from 16th Avenue to Major Mackenzie Drive has been submitted to  staff’s satisfaction.

 

RECOMMENDED BY:  

 

 

 

_______________________________                      ___________________________

Valerie Shuttleworth, M.C.I.P, R.P.P                            Jim Baird, M.C.I.P, R.P.P

Director, Planning & Urban Design                               Commissioner, Development Services

 

 

 

ATTACHMENTS

:Figure 1 – Location Map

Figure 2 – Area Context and Zoning

Figure 3 – Air Photo 2007

Figure 4 – Site Plan

Figure 5 – Building Elevations

 

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