subject preliminary report - markham · the subject lands are zoned “markham centre downtown one...
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Report to: Development Services Committee Report Date: May 5, 2015
SUBJECT: PRELIMINARY REPORT
Ruland Properties Inc. (The Remington Group)
Application for Zoning By-law Amendment to permit a high
density residential development comprising 523
condominium units with ancillary retail uses, north of
Enterprise Boulevard, east of Warden Avenue
File No. ZA 15 244500
PREPARED BY: Sabrina Bordone, M.C.I.P., R.P.P., extension 8230
Senior Planner, Central District
REVIEWED BY: Richard Kendall, M.C.I.P., R.P.P., extension 6588
Manager, Central District
RECOMMENDATION:
1) That the report titled “PRELIMINARY REPORT, Ruland Properties Inc. (The
Remington Group), Application for Zoning By-law Amendment to permit a high
density residential development comprising 523 condominium units with ancillary
retail uses, north of Enterprise Boulevard, east of Warden Avenue, File No. ZA
15 244500,” be received.
2) That a Public Meeting be held to consider the application submitted by Ruland
Properties Inc. for Zoning By-law Amendment; and
3) And that Staff be authorized and directed to do all things necessary to give effect
to this resolution.
EXECUTIVE SUMMARY:
Not applicable.
PURPOSE:
The purpose of this report is to provide preliminary information on the application
submitted by Ruland Properties Inc. and to seek authorization to hold a statutory Public
Meeting. This report contains general information in regards to applicable OP or other
policies as well as other issues and the report should not be taken as Staff‟s opinion or
recommendation on the application.
Application deemed complete
The proposed Zoning By-law Amendment application was deemed complete by staff on
March 25, 2015. A companion site plan application was also submitted with the Zoning
By-law Amendment application.
Report to: Development Services Committee Report Date: May 5, 2015
Page 2
BACKGROUND:
Subject Property and Area Context
The subject lands are located north of Enterprise Boulevard on the east side of Warden
Avenue and front onto Rouge Valley Drive West (Figure 1). The subject lands are
approximately 1.21 ha (3 acres) in size and are vacant (Figure 3).
Surrounding uses are as follows:
To the north are City owned lands intended for a future public park;
To the east, across Rouge Valley Drive West are the 10 storey “Rouge Bijou”
building and 3½ storey townhouse dwellings;
To the south, is the Viva Transitway and Station and Enterprise Boulevard; and,
To west, are Warden Avenue and Viva‟s Rapidway “Jug Handle”.
The subject lands were formerly occupied by a temporary stormwater management pond,
which is no longer in use. The Applicant will be required to re-grade the subject lands to
accommodate the proposed development.
Proposal
The proposed development consists of 523 condominium units located in three residential
buildings (Figure 4). Building 1, located north of Enterprise Boulevard on the east side
of Warden Avenue, has a maximum height of 15 storeys and transitions to a height of 9
storeys along its Warden Avenue frontage. Building 2, located north of Enterprise
Boulevard on the west side Rouge Valley Drive, has a height of 13 storeys and is linked
to Building 1 by a podium. Building 2 is proposed to contain 217 m2 (2,338 ft
2) of retail
uses at-grade. Lastly, Building 3, located north of Building 2, on the west side of Rouge
Valley Drive West, has a height of 7 storeys.
The proposed development will be serviced by two driveways off Rouge Valley Drive
West. The first driveway, which is a proposed service access, is approximately 24 metres
north of Enterprise Boulevard. The second driveway is located approximately 70 metres
north of Enterprise Boulevard, and will accommodate full-moves to and from the site.
Parking for the proposed development (a total of 602 spaces) is located below grade in a
one level parking garage (296 spaces), above grade in a three-storey parking structure
internal to the towers, which is screened from view of the adjacent public street system
and future public park (259 spaces) and covered at-grade for limited visitor and
convenience uses (47 spaces). The amount of parking proposed, relative to the
requirements of the Markham Centre Zoning By-law, are discussed later on in this report.
The roof of the above grade parking structure is to be partially landscaped and functions
as an outdoor amenity area. As previously mentioned, Towers 1 and 2 are linked by a
podium, which contains an indoor amenity area. The indoor amenity space is directly
accessible to the outdoor amenity area located on the roof of the above grade parking
structure.
Report to: Development Services Committee Report Date: May 5, 2015
Page 3
The subject lands are situated at a prominent intersection considered to be a gateway into
Markham Centre. As previously indicated, a companion site plan application was
submitted with the Zoning By-law Amendment application. The proposed elevations are
comprised of pre-cast concrete panels, dark grey metal panels, spandrel glass and vision
glazing. While the contemporary design and materials represent a departure from the
existing building vocabulary in the area, the massing and built form is compatible. The
elevations for the proposed development will be subject to a future site plan report to
Development Services Committee. A conceptual perspective from Warden Avenue
looking north at Towers 1 and 2 is provided (Figure 5).
Official Plan and Zoning
Current Official Plan
The subject lands are designated “Commercial – Community Amenity Area” in the in-
force Official Plan (1987 Revised), as amended. The planned function of the
“Commercial – Community Amenity Area” designation is to provide for a multi-use,
multi-purpose centre offering a diverse range of retail, service, community, institutional
and recreational uses serving several residential and/or business areas”. Medium and
high density residential uses are also contemplated in this designation subject to the
review of a site specific development proposal and rezoning.
Markham Centre Secondary Plan (OPA 21)
The subject lands are further designated “Open Space” and “Secondary School” in the
Markham Centre Secondary Plan (OPA 21). Section 4.5.1 (b) of the Secondary Plan
states:
“Certain lands contributing to components of the Open Space System are
identified schematically or symbolically on Schedule „AA‟ – Detailed Land Use
System and Schedule „CC‟ – Open Space System of the Secondary Plan. (The
underlying use designations are shown on Schedule „A‟ – Land Use of the
Official Plan). The locations, configurations and boundaries of these lands shall
be confirmed through Precinct Plans and implementing development plans and
may be revised in the process of development approval without further
amendment to this Secondary Plan, to the satisfaction of the Town and authorized
agencies.”
The policies of the Markham Centre Secondary Plan also recognize that the school sites
may not be required and permits alternate uses. Section 4.4.1 (j) of the Secondary Plan
defers to the Community Amenity Area policies in the event that the secondary school
sites are no longer required by the School Board or for open space or institutional uses.
The Markham Centre Secondary Plan identifies the subject lands as being within the
Centre West Precinct. The Precinct is a smaller area within a District which is an
appropriate scale and size for detailed planning studies. A Precinct Plan for the Centre
West Precinct and a corresponding draft plan of subdivision were approved by Council in
July 2003 and revised in 2007. The approved Precinct Plan and implementing zoning
provided for a redistribution of the parks and school sites within the plan area, consistent
Report to: Development Services Committee Report Date: May 5, 2015
Page 4
with the foregoing discussion of Official Plan policies. Accordingly, the subject lands
were rezoned for a mix of uses, primarily employment, as discussed below.
New Official Plan 2014 (not yet in force)
The subject lands are designated “Mixed Use High Rise” in Markham‟s new Official
Plan 2014 (not yet in force). Lands designated “Mixed Use High Rise” are priority
locations for intensification and will provide retail and service functions for large
populations intermixed with high density residential and office uses.
Existing Zoning
The subject lands are zoned “Markham Centre Downtown One (Hold)” [MC-D1 (H1, H2
and H5) by Markham Centre Zoning By-law 2004-196, as amended. This zone category
permits a wide range of business uses including office buildings with accessory retail and
restaurants uses, hotels with banquet and convention facilities and medical offices. The
Applicant is requesting the subject lands be rezoned to an appropriate zone category
within By-law 2004-196, as amended, allowing for residential and retail-commercial uses
and incorporating any required site specific exceptions. The zone category most
appropriate for the proposed development would be the “Markham Centre Downtown
Two Zone” [MC-D2], which permits apartment dwellings and retail-commercial uses.
Addendum to Planning Justification Report has been requested
In requesting the proposed residential use, the Applicant has advised that the subject site
is not a preferred location for office uses for several reasons, including but not limited to,
its limited visibility from Highway 407, its interface with the proposed City park block to
the north and existing residential to the east, and its lack of direct access from Warden
Avenue or Enterprise Boulevard, which compromises its ability to attract major office
users. Conversely, attracting office employment to the other lands within the Precinct
Plan, particularly south of Enterprise Boulevard, east of Warden Avenue, has been
successful. Staff have asked the Applicant to provide an addendum to the Planning
Justification Report submitted with the application, detailing how the employment uses,
originally contemplated for this site, will be accommodated within the balance of the plan
area as a result of the proposed Zoning By-law Amendment.
Applicant is proposing a Parking Reduction
The required number of parking spaces for the proposed development is 635 spaces in
accordance with the Markham Centre Zoning By-law 2004-196, as amended. This is
based on a parking standard of 1 space per dwelling units plus 0.20 parking spaces per
unit for visitors (523 units x 1.2 = 628 spaces), plus 1 per 30 m2 for retail uses (217 m
2/30
m2 = 7 spaces). The Applicant is proposing a total of 602 parking spaces (reduction of 33
spaces) based on a parking standard of 1 space per dwelling unit plus 0.15 parking spaces
per unit for visitors, to be shared with the retail component. A Traffic Impact Study,
which includes a parking justification, has been submitted with the application, which
supports the shared use of the 79 visitor and retail parking spaces. The justification for
this parking reduction is being reviewed by Transportation Planning staff.
Report to: Development Services Committee Report Date: May 5, 2015
Page 5
OPTIONS/ DISCUSSION:
The following is a brief summary of concerns/issues raised to date. These matters, and
others identified through the circulation and detailed review of the proposal, will be
addressed in a final staff report to Committee or through the processing of the site plan
application:
1) Staff are reviewing the Planning Justification Report, and the requested
Addendum, prepared by Bousfields Inc. and submitted with the application;
2) The Region of York has jurisdiction over Warden Avenue. Accordingly, the
applicant is required to address the Region of York‟s requirements. Formal
comments from the Region of York are pending.
3) The subject lands are located within a regulated area of the Toronto and Region
Conservation Authority (TRCA) and the Applicant will be required to address the
TRCA‟s requirements. Formal comments from the TRCA are pending.
4) Staff are evaluating the proposed development‟s compatibility and integration
within its surrounding context, including co-ordination with the City owned park
block to the north and existing residential to the east.
5) Engineering Staff are examining the grade relationship between the Viva
Transitway and Station and the subject lands, as well as the park block to the
north, to ensure the grades are matched and any impacts on pedestrian and
vehicular access between the properties are minimized.
6) Transportation Planning staff are reviewing the functionality of the proposed
accesses to the development from Rouge Valley Drive West, as well as the
proposed parking reduction.
7) Urban Design staff are examining the proposed building design and treatments
given the prominent location of the site along a Regional road and as a gateway
into Markham Centre, as well as its relationship to the park block to the north and
existing community to the east.
8) Site plan matters including built form, building setbacks, access, parking, loading
and landscaping are under review by staff.
9) Review of technical studies including, but not limited to, Shadow Impact Study,
Traffic Impact Study (including Parking Study and TDM Plan), Noise Study, and
Functional Servicing Study, are underway.
10) There is no servicing allocation for this site. Formal servicing allocation will be
assigned by Council and through the Group Trustee at the site plan stage.
Minimum LEED Silver accreditation and connection to Markham District Energy
will be required as part of the formal allocation at the time of site plan approval.
11) A Public Art contribution has been identified, but not yet addressed by the
Applicant.
12) The Applicant will be required to make a presentation on the proposed
development at an upcoming Markham Centre Advisory Meeting, and the
applications will be evaluated in the context of the Markham Centre Performance
Measures, City‟s Bird Friendly Design Guidelines and sustainability measures.
FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)
Not applicable.
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ND 34
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0-85"
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ND 20
14-13
8"
" AME
ND 20
02-25
1"
" AME
ND 20
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8"
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ND 20
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ND 20
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D 10
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ND 20
07-1
60"
"AME
ND 20
05-1
97"
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ND 20
05-1
97"
"AME
ND 20
14-13
8"
AMEN
D 22
3-200
0
"AME
ND 20
07-2
87"
"AME
ND 20
04-1
96"
"AME
ND 20
13-1
50"
"AME
ND 20
11-16
1"
"AME
ND 20
13-1
48"
"AME
ND 20
14-13
8"
"AME
ND 20
1-19
99"
282-8
1
"AMEND 2006-153"
"AME
ND 17
1-93
"
"AME
ND 20
14-13
8"
"AME
ND 17
9-95
"
" AME
ND 20
05-5"
"AME
ND 55
-98"
" AME
ND 20
05-5"
" AME
ND 20
02-25
1"
"AME
ND 22
7-88"
"AME
ND 20
07-3
6"
"AME
ND 20
12-2
8"
SEE
SECT
ION
1.3
"AME
ND 20
10-2
05"
"AME
ND 20
13-6
5"
"AME
ND 20
10-2
05"
"AME
ND 20
04-1
97"
"AME
ND 20
07-2
87"
"AME
ND 20
08-1
58"
AMEN
D 11
2-94
"AME
ND 20
04-1
96"
"AME
ND 20
14-13
8"
"AME
ND 20
08-1
72"
"AME
ND 75
-98"
56-96
"
"AMEND-2006-237"
"AME
ND 20
13-1
50"
"AMEND 2011-86"
AMEN
D "20
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84"
AMEN
D 24
7-90
AMEN
D
AMEN
D 16
1-88
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ND 4-
83"
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ND 20
04-1
96"
"AME
ND 20
04-1
96"
"AME
ND 20
14-13
8"
"AME
ND 20
14-13
8"
"AME
ND 25
7-88"
"AME
ND 20
03-1
79"
" AME
ND 20
05-5"
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ND 25
7-88"
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ND 30
2-97
"
"AMEN
D 201
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"
AMEND
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ND 20
06-2
43"
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ND 20
10-2
05"
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ND 20
10-2
05"
SEE
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ION
3
"AMEND 2013-65"
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ND 20
14-13
8"
"AME
ND 20
14-13
8"
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ND 20
08-1
72"
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ND 20
08-1
58"
"AME
ND 20
08-1
58"
"AME
ND29
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END
200
6-15
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SEE
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9
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ND 20
08-1
58"
AMEN
D 37
5-85
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D 23
0-86
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D 42
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ND 20
14-13
8"
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ND 25
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ND 20
02-2
69
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D 20
05-18
5
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ND 20
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AMEN
D 20
06-12
9
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ND 20
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ND 23
8-89"
"AME
ND 20
04-1
97"
"AME
ND 20
04-1
96"
AMEN
D
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ND 20
06-2
36"
"AME
ND 20
07-5
8"
"AME
ND 20
08-1
58"
AMEN
D 20
13-5
4
"AME
ND 20
11-16
3"
"AME
ND 20
12-2
63"
"AME
ND 20
04-1
96"
"AME
ND 20
08-1
58"
"AME
ND 20
10-1
84"
AMEN
D 2005
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ND 20
08-1
58"
SEE
SEC
TIO
N 5.
21
AMEN
D 19
7-91
"AME
ND 23
23-6
8"
"AME
ND 20
07-1
23"
AMEN
D 20
02-26
8
"AME
ND 95
-97"
"AME
ND 20
14-13
8"
AMEN
D 42
5-87
"AME
ND 10
0-85
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AMEN
D 20
02-89
" AME
ND 20
03-33
8"
"AME
ND 20
14-13
8"
AMEN
D 59
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SEE
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ION
6.5
2007-178
"AME
ND 20
04-1
97"
"AME
ND 10
0-85"
"AME
ND 20
14-13
8"
"AME
ND 91
-87"
"AME
ND 20
05-3
15"
"AME
ND 20
08-1
72"
"AME
ND 20
08-1
58"
285-8
8
"AMEND 2013-152"
"AMEND 2013-152"
"AME
ND 20
14-13
8"
"AME
ND 20
12-2
47"
"AME
ND 20
11-89
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"AME
ND 27
6-89"
"AME
ND 19
9-20
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AMEN
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ND 20
04-1
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END
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6-15
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D 11
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D 28
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ND 26
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"AME
ND 25
7-88"
"AME
ND 30
7-88
"
AMEN
D 20
10-19
0
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ND 20
11-19
3"
"AME
ND 20
14-13
8"
"AME
ND 88
-88"
" AME
ND 20
05-5"
"AME
ND 20
05-1
97"
"AME
ND 20
01-4
5"
"AME
ND 22
6-88
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AMEN
D 20
01-5
SEE
SECT
ION
6.6
"AME
ND 83
-93"
"AME
ND 20
06-2
92"
"AME
ND 20
06-9
2"
"AME
ND 20
14-13
8"
"AME
ND 20
05-5
"
"AME
ND
"AME
ND 20
08-1
58"
"AME
ND 91
-87"
"AMEND 2007-281"
"AMEND 2013-152"
"AME
ND 2
74-9
4"
"AME
ND 20
13-1
90"
"AME
ND 20
13-1
48"
"AME
ND 20
14-13
8"
"AME
ND 20
11-1
63"
AMEND 2001-295
"AME
ND 20
08-1
58"
"AME
ND 64
-96"
"AME
ND 25
59"
"AME
ND 20
06-5
2"
AMEN
D 20
02-13
9
AMEN
D 20
10-19
0
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ND 20
02-2
68
AMEN
D 16
-87
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ND 20
02-25
1"
"AME
ND 20
12-2
8"
"AME
ND 20
11-24
2"
"AME
ND 16
7-19
99"
"AME
ND 20
14-13
8"
"AMEND 2012-28"
"AME
ND 20
13-2
8"
"AME
ND 20
4-84
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AMEN
D "2
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"AME
ND 20
13-1
90"
"AME
ND 20
10-1
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END
77-8
8
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ND 20
14-9
"
"AME
ND 33
-95"
252-9
4
AMEN
D 19
-91
"AME
ND 20
08-1
58"
"AMEN
D 201
4-9"
"AME
ND 20
14-13
8"
"AME
ND 59
-89"
"AMEND 2006-153"
AMEND 2005-5
"AM
END
201
4-13
8"
"AME
ND 41
3-86"
AMEN
D 31
7-87
AMEN
D 20
03-19
0
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ND 20
05-5"
"AME
ND 20
05-1
97"
SEE
SECT
ION
6.4
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ND 2
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111
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ND 20
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"AME
ND 66
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AMEN
D 14
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0
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ND 20
14-8
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ND 20
13-6
7"
"AME
ND 95
-86"
"AME
ND 20
14-13
8"
"AME
ND 20
10-1
84"
AMEN
D 13
0-90
AMEN
D 38
0-85
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ND 20
08-1
58"
AMEN
D 11
4-200
0
"AMEND 2006-237"
AMEN
D "20
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84"
"AME
ND 20
14-9
1"
"AME
ND 20
10-1
84"
SEE
SECT
ION
6
SEE
SECT
ION
6
"AME
ND 2
73-9
4"
"AME
ND 20
04-1
96"
"AME
ND 15
0-88"
AMEN
D 20
11-1
59
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ND 20
14-9
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AMEN
D 14
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SEE SECTION 5.9
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AMEN
D 20
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7
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AW 30
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BY-L
AW 16
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BY-L
AW 16
5-80
BY-L
AW 20
04-19
6
BY-L
AW 17
7-96
BY-L
AW 17
7-96
BY-L
AW 11
8-79
BY-L
AW 16
5-80
BY-L
AW 22
84-68
BY-L
AW 30
4-87
BY-L
AW 20
04-19
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