The Town of Markham is undertaking a study of the Yonge-Steeles Corridor within the Thornhill Community (Study Boundary -  214k/1p). The Thornhill Secondary Plan, approved in 1997, sets out redevelopment policies for this part of Thornhill. New Provincial and Regional land use policies now mandate the need for intensification and growth within this corridor. This study is intended to establish a vision for the Yonge-Steeles corridor which will enhance the physical quality and retail strength of the corridor, respect the existing character of established neighbourhoods, within the context of the new Regional and Provincial policies. The Town has retained a consulting team of planners, urban designers, landscape architects, engineers, and retail analysts led by the consulting team, DuToit Allsopp Hillier to undertake the study.
Little development has occurred in recent years; however redevelopment pressure is growing and will likely intensify in the future. The Region of York has made a commitment to improve transit service, through the introduction of the proposed Yonge Street bus transit way (VIVA  ).
The final recommendations of this study will lead to an updated Secondary Plan Amendment for the Yonge Steeles Corridor area. The study will build on the existing Thornhill Secondary Plan and introduce new policies to encourage a vibrant, mixed-use, pedestrian and transit-oriented development in this area. The updated Secondary Plan which will set out new land use policy initiatives, appropriate building heights and densities, updated requirements for parkland, open space, other community facilities, and appropriate phasing of development within the context of existing transportation and servicing infrastructure and planned/required improvements.
Council directed staff to proceed with the study in November 2006. The contract was awarded in March of 2007 and the study began in April 2007. The final report was presented to Development Services Committee on October 7, 2008. Staff are now preparing an implementing Official Plan Amendment, which will be presented to the public in the fall of 2009.
The final public open house meeting was held on September 17, 2008 to present the final recommendations of the study. The purpose of the open house was also to engage discussions and to provide background information to the public on the study and to address some of their concerns. You can view the presentation and display panels from the September 17, 2008 Open House under Reference Materials.
The Yonge-Steeles Working Group
The Yonge-Steeles Working Group will consist of approximately 15-20 representatives are within the Thornhill community, including landowners, businesses, residents and various interest groups.
The Yonge-Steeles Working Group will advise and assist the Town of Markham Staff and the consultants in creating the new vision for the Yonge-Steeles area. The Advisory Group will:
- Be familiar with the planning and design principles for an urban corridor;
- Assist in developing criteria to achieve the principles and objectives for developing the Yonge-Steeles Corridor;
The responsibility of each member will be to attend and participate in order to:
- Become familiar with the principles, objectives and policies of the Yonge-Steeles Corridor and its current context in the provincial, regional, and local setting.
- Participate in workshops, focus groups and public events/activities on the Yonge-Steeles Corridor Study.
- Assist in providing feedback, information and enhanced opportunities for residents, business and associations represented by the Yonge-Steeles Working Group.
The focused work of the Yonge-Steeles Working Group will be valued input during the consultation process and provide an excellent opportunity for the staff and consultants to have a clear understanding of the needs and objectives of the local Thornhill community through further stakeholder/public input.
| Liberty Development Application - Northeast corner of Yonge and Doncaster |
Liberty Development Inc. has submitted an application for a high density mixed use residential, office, retail and hotel development at Yonge and Doncaster. This application was considered in the Yonge Steeles Corridor Study. Town staff and the applicant have been working closely to refine the development within the planning and design guidelines of the Yonge Steeles Corridor Study. The Town has reached agreement with the applicant on the proposed building heights and densities. A community information meeting was held on March 24, 2009 to review the current status of this development and the applicant’s proposed plans and elevations. Copies of the staff and applicant’s presentations can be viewed here.
The applicant has appealed the Official Plan and Zoning By-law to the Ontario Municipal Board. The hearing is scheduled to begin on May 5, 2009. Staff are continuing to work with the applicant to refine the site plan and building designs.
| Frequently Asked Questions |
- Why are we doing this study?
- I heard there was a proposal for the old Hy and Zels plaza at the north east corner of Yonge Street and Doncaster. What is the proposal for?
- What will this study do to address traffic issues?
- Why do we have to intensify the population in this area?
- What is the Town doing about the low water pressure, stormwater and sanitary servicing capacity in this area?
- What are the benefits of redevelopment and intensification for the local residential and business community?
- Is the province coming forward with any financial support to help fund these infrastructure improvements?
- How can we ensure the unique character of Thornhill is preserved?
- The increase in population will sure to have an impact on the existing community services in the area. How does the Town intend to address parkland, school capacities and the level of community services?
- I heard there was some talk about a subway. Why are we building bus rapid transit instead of putting the financial resources into a subway instead?
- Why are we doing this study?
Since the approval of the Thornhill Secondary Plan (OPA #1) in 1997, several new land use policy directives have been approved by the Province and the Region of York to promote intensification within key transit-oriented corridors. The Yonge-Steeles corridor has been identified as one of these areas. The purpose of these policies is to promote more efficient and compact development patterns in existing urban areas, to reduce sprawl and to preserve agricultural and environmentally sensitive areas.
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- I heard there was a proposal for the old Hy and Zels plaza at the north east corner of Yonge Street and Doncaster. What is the proposal for?
The proposal is to demolish the existing buildings (gas station, free standing restaurant and single storey plaza) to facilitate new development. The proposed development is outlined below:
| Proposal |
GFA |
Density |
| Two 31-storey (fronting on to Yonge Street) and one 27-storey and one 18-storey (both fronting on to Meadowview Ave.) condominium residential towers with at-grade service and retail uses in the towers fronting onto Yonge Street. |
Residential
94,230 m²
(1,231 Units) |
2.34 FSI |
| A 22-storey hotel/office building at Yonge Street with at-grade service and retail uses plus retail uses in a low-rise building abutting the rail lands and framing a central courtyard parking area north of the residential buildings |
Non-residential
42,241 m² |
1.05 FSI |
| Total |
136,471 m² |
3.5 FSI |
The total amount of parking provided for this development is 2,377 parking spaces, 41 of which will be on the surface, the rest in an underground structure. One of the objectives of the Yonge Steeles Corridor Study is to provide the Town with a more up to date framework for reviewing the application on the Hy & Zels plaza at 7171 Yonge Street.
- What will this study do to address traffic issues?
A component in the Yonge-Steeles Corridor Study will analyse and evaluate the traffic issues related to the level of service for both the existing condition and the future intensification in the area. Recommendations will be provided in the study for improvement opportunities to the road network. Both the Region and the Town recognize the issues surrounding the transportation matters, therefore, in addition to the traffic analysis in this study, the Region of York is also conducting a Transportation Master Plan for the entire region, as well as the Town of Markham is commissioning a Town-wide Transportation Master Plan to address the issues at both the Regional and Municipal levels respectively.
- Why do we have to intensify the population in this area?
A number of recent Provincial and Regional land use policy directives require the Town to provide for intensification within the Yonge Street corridor. Other designated intensification areas include Highway 7 corridor and Markham Centre.
The Provincial Growth Plan for the Greater Golden Horseshoe (2006) establishes a policy framework for urban growth and intensification. The Plan directs growth to existing urban areas and transit corridors, such as Yonge Street. The Growth Plan also limits greenfield development and promotes compact, transit oriented development patterns. The Town of Markham will be developing a Growth Management Strategy to ensure conformity to the Provincial Growth Plan.
Regional Official Plan Amendment No. 43-Centres and Corridors (2005) also encourages intensification, mixed use development and transit supportive densities along designated regional nodes and corridors in the York Region Official Plan, including Yonge Street.
These policies set out an average target density of 2.5 FSI along regional corridors, encourage mixed-use development along these corridors, and favour more compact residential forms over single and semi-detached dwelling types. The policies stress the importance of high quality urban design and the need to integrate new development with existing development to maintain and enhance main streets.
- What is the Town doing about the low water pressure, stormwater and sanitary servicing capacity in this area?
The Town recognizes the issues related to the capacity limitation of the existing servicing infrastructures in the Thornhill area. In addition to the servicing analysis which is being completed as part of this study, the Town staff will be recommending to Markham Council that a more comprehensive and detailed investigation and analysis be undertaken for the entire Thornhill area to analyse the infrastructures related to the storm, sanitary, and water to support development growth. The Town, subject to Council approval, will retain a professional consulting team to work with Town staff to conduct this comprehensive study which will define the servicing constraints, review options, prepare cost estimates, and review funding options. The study findings will then be presented to Council for consideration. The Town will ensure that any new development in the area will not have negative impact on the existing infrastructure and will also strive to achieve net improvement to the system by implementing state of the art development criteria.
- What are the benefits of redevelopment and intensification for the local residential and business community?
Redevelopment and intensification within this area will promote transit use; provide an opportunity for more stores, restaurants and activities; provide a more attractive pedestrian environment on Yonge Street; and provide an opportunity to secure more community and recreational facilities as a condition of development.
- Is the province coming forward with any financial support to help fund these infrastructure improvements?
The Town will establish Development Charge By-law to collect funds from the developers as part of the development process to fund the infrastructure improvements required to accommodate development growth in the Thornhill area. The federal and the provincial governments had provided funding for improvement to the Bus Rapid Transit system and the Region of York is pursuing future funding for the subway system extension.
- How can we ensure the unique character of Thornhill is preserved?
Every person has their perceptions of what defines the character of Thornhill. Some believe it’s the long standing, low density residential community, others believe it’s the historical district and open spaces. By participating in the public consultation process, your voice and perceptions of Thornhill will be heard and integrated into the final study recommendations. That is one of the main purposes of this study – to establish what is appropriate redevelopment in Thornhill within the context of these new provincial and regional policies.
- The increase in population will sure to have an impact on the existing community services in the area. How does the Town intend to address parkland, school capacities and the level of community services?
Redevelopment attracts more people, but it also provides the Town with an opportunity to secure new facilities through the approval process. Another objective of this study is to identify where key facilities are lacking and to identify how this can be addressed through redevelopment.
- I heard there was some talk about a subway. Why are we building bus rapid transit instead of putting the financial resources into a subway instead?
The Town of Markham and the Region of York recognize the need to extend the Yonge Street subway system to Highway 7 and as such a Subway Task Force comprised of senior politicians from the Region, Markham, and Vaughan has been established to advance this project. The recent election promise by the provincial government for $17.5 billion towards the transit improvement in the Golden Horseshoe area includes the extension of the Yonge Street subway extension to Highway 7 is encouraging. The Region of York and the Town of Markham will continue to work towards its implementation.
The Planning and Urban Design Department is interested in hearing from you. You can complete and submit the comment sheet or directly forward your comments to the Planning and Urban Design Department to the contact information below:
Mr. Ron Blake, West District Manager
101 Town Centre Boulevard
Markham ON L3R 9W3
Planning and Urban Design Department, Town of Markham
Phone: 905-477-7000 ext. 2600
Email: rblake@markham.ca
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- Presentation from the March 24, 2009 Community Information Meeting
- Panels from the public open house
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