Report to: Development
Services Committee Report
That the report dated
That the application for Site Plan approval (SC 08 110712) be endorsed in principle, subject to the conditions attached as Appendix ‘A’;
That Site Plan approval be delegated to the Director of Planning and Urban Design, or her designate, to be issued following execution of a Site Plan Agreement. Site Plan approval is issued only when the Director has signed the Site Plan;
And that Staff be authorized and directed to do all things necessary to give effect to this resolution.
Site plan application has been submitted by St. Mark’s Coptic Church to permit
a three-storey cathedral at
The applicant has submitted several technical studies in support of the proposed development. A Stormwater Management Report, Traffic Impact Study, Grading and Servicing Plans and a Concept Master Plan are currently under review. Preliminary comments have been received and are being addressed by the applicant. The applicant has been working with staff to implement appropriate sustainable development and traffic demand management practices for the proposed development.
The proposed development is generally acceptable, subject to the resolution of the outstanding issues identified in this report. The applicant has revised and upgraded the site plan in response to comments from staff. There is a parking shortfall of approximately 211 parking spaces for the proposed development. The applicant will be exploring alternative methods of addressing the parking shortfall including the implementation of travel demand management practices (TDM), shared parking with adjacent property owners and other appropriate measures which can assist in mitigating the parking shortfall.
The subject property is bounded to the south by
St. Mark’s Coptic Church is proposing to construct a three-storey cathedral (Figure 5). In total, the cathedral will include five floors (two levels will be located below grade). The two lower levels will consist of offices associated with the place of worship, a church hall, bakery, gift shop and recreational and educational facilities (including a gymnasium, class rooms, fitness rooms and library). The ground floor and two gallery levels above will function primarily as a place of worship. There is an anticipated 1,394 seat capacity for the place of worship which is expected to increase to approximately 1,820 seat capacity in the future.
gross floor area of the cathedral is 7,077 square metres
(76,176 square feet). The place of worship and accessory uses will comprise
approximately 70% of the proposed building with the remaining 30% dedicated to
recreational and educational facilties. 395 surface
parking spaces are provided. The location of the parking spaces will occur to
the rear of the cathedral along
There is a centrally located open space to the north of the cathedral and an exterior main plaza to the west of the building. Both are illustrated on the attached site plan (Figure 4). The open space area to the north will be utilized for ceremonial events including weddings and funerary services. The main plaza to the west will also be used for ceremonial purposes, as a fire access route, and for temporary drop-off. The applicant has worked with staff to enhance the design of this space by discouraging vehicular access and improving pedestrian connectivity and circulation through the balance of the site.
accesses are proposed on
The applicant has provided a master concept plan and phasing plan to assist with the review of this site plan application (Figure 6). The anticipated phasing includes the proposed cathedral (2008), an office building (2012), a day care centre and a seniors residence (2014), a private school (2015), a community centre (2017), a museum and papal quarters (2019), a small place of worship (2020) and a theatre (2022).
The site plan application review and technical studies conceptually take into consideration the future contemplated uses and overall functioning of the master concept plan, including, but not limited to, the servicing of the multiple components, traffic impacts and the provision of adequate parking. Site plan approval will be required for each subsequent phase of development. Revised technical studies will be required as part of any future site plan approval process.
The applicant is proposing to construct an underground parking structure as future phases are developed and there is an increased demand for parking. Ultimately, all of the parking for the overall campus type development will be provided underground.
OPA 111 redesignated the subject property from Industrial-Business Corridor Area to Commercial-Community Amenity Area which provides for the place of worship as the primary use, and the future uses functioning as a part of the religious campus. The intent of the Community Amenity Area designation is to provide for a multi-use centre offering a diverse range of services, such as community, institutional and recreational uses and to function as a significant and identifiable focal point for the area.
By-law 2003-199 rezoned the subject property from Business Corridor (BC) to Community Amenity with a Hold provision [CA(H)] (Figure 2). The site-specific CA(H) zone permits the proposed cathedral which will function as a place of worship and community centre. The proposed Phase 1 site plan application meets the site-specific development requirements. However, the proposed site plan does not comply with the Town’s parking requirements (discussed further below). 606 parking spaces are required to accommodate the place of worship and associated facilities within the cathedral. The applicant is proposing 395 surface parking spaces. The applicant will be exploring alternative methods of addressing the parking shortfall. A minor variance application will be submitted once the parking shortfall is addressed in a manner satisfactory to the Town.
The Hold provision appended to the zoning of the property can only be removed if Traffic, Parking and Servicing studies have been completed and a site plan agreement executed to the satisfaction of the Town. The applicant is required to apply to lift the Hold provision. Staff will bring forth a By-law for consideration to lift the Hold once the required conditions have been satisfied.
In 2003, Council adopted a By-law (2003-301) to deal specifically with parking requirements for places of worship. Parking for the place of worship, including any accessory uses (including the recreational and educational facilities) is calculated at 1 parking space per every 9 m2 of the net floor area of the worship area and any accessory uses. Based on this standard and the information provided by the applicant, 606 parking spaces are required. The applicant is providing 395 parking spaces.
A parking analysis was submitted as part of a Traffic Impact Study provided by the applicant. However, the parking analysis was based on a blended parking calculation of 1 space per 4 seats of the worship area capacity and 1 space per 40 square metres for the community centre uses. The parking analysis based on this interpretation of the By-law, has resulted in a parking shortfall of 211 parking spaces.
The applicant is providing 395 parking spaces on the surface which occupies a large portion of the site. Increasing the extent of the surface parking area is less than desirable from an urban design perspective. The Town has requested that the applicant explore alternative methods of addressing the parking shortfall including the implementation of travel demand management practices (TDM), shared parking with adjacent property owners to accommodate peak demand, providing a portion of the parking underground and/or any other appropriate measure which can assist in mitigating the parking shortfall. A combination of some of these methods should be examined and implemented to the satisfaction of the Town. The Traffic Impact Study should be revised to address the proposed measures and parking shortfall to the satisfaction of the Town before submitting a minor variance application to permit a reduction of the required parking and before execution of a site plan agreement (Appendix ‘A’).
has recently provided a memorandum to the Town summarizing the proposed TDM
implementation strategy. The Town has become more active in promoting and
supporting the implementation of TDM strategies to new development. The subject
property is ideally located within close proximity to major arterial roads (
The TDM memorandum prepared by Giffels recommends that the St. Mark’s Coptic Church become a member of the “smart Commute 404-7 Markham, Richmond Hill” Transportation Management Association (TMA) and implement TDM measures such as a commuter rideshare program which involves preferential carpool parking and a ride-matching program, promotion of transit use, provision of shuttle service to transit nodes, and facilitation of a pedestrian-friendly environment. The implementation of a TDM strategy to assist in mitigating the parking shortfall to the satisfaction of the Town will be included in the site plan agreement. The TDM strategy must be provided to the satisfaction of the Town prior to the submission of a minor variance application.
Impact Study has been submitted and is under review by the Town and City of
NORR Limited Architects and Engineers have proposed several sustainable design building practices and ecological landscaping strategies which will be applied to the proposed development. Some of the proposed initiatives are as follows:
The unique design of the cathedral will provide a landmark built form in a prominent location. All exterior walls will be brick and light tan in colour. Most walls and some windows will be capped with tan coloured precast concrete. The west façade which serves as the main ceremonial entrance will feature oak wood doors with tall wood transoms above. The roof membrane will be a light tan colour to match the brick. Reflective or colour tinted glass will not be used due to the possible future introduction of stained glass. A coloured rendering is attached to this report.
has provided the Town with a landscape plan for review and approval. The
landscape plan concentrates tree and shrub planting towards the front of the cathedral,
planting and an urban plaza space all create a focal point at the
south east corner of
plan does not reflect any treatment or tree planting along
Staff are of the opinion that the proposed site plan and building elevations are generally acceptable subject to further revisions identified in this report. The design of the cathedral represents a unique and attractive built form. The applicant has worked with staff to provide a more pedestrian-friendly environment with improved pedestrian connectivity and exterior open spaces and plazas which will create an appropriate development for the subject property with the high prominence which the St. Mark’s Coptic Church is seeking.
development will incorporate a travel demand management strategy and implement
sustainable development practices to assist in minimizing the impact of the
development on the environment. The travel demand management strategy will
promote transit usage. The proposed development introduces an urban plaza at
the north east corner of
1. That the owner enters into a site plan agreement with the Town, containing all requirements of the Town, City of Toronto, TTC and other public agencies, including providing any financial securities and conveyances of land required;
2. That this endorsement shall lapse and site plan approval will not be issued, after a period of three years commencing June 17, 2008, in the event that the site plan agreement is not executed within that period of time;
3. That prior to approval of the site plan, the owner shall address any concerns identified by the Town, City of Toronto, TTC and any other external agencies resulting from a review of the Traffic Impact Study, Stormwater Management Report, Servicing Plans and other studies, or revise the studies accordingly, to the satisfaction of the Town and any other authorized public agencies;
4. That prior to approval of the site plan, the Owner shall submit final drawings, including but not limited to, site plan and elevation drawings, landscape plans, grading and servicing plans, and lighting plans that comply with all requirements of the Town, City of Toronto, TTC and any other authorized public agencies, to the satisfaction of the Town;
5. That the grading plans and engineering drawings be revised to show sidewalks along Ferrier Street and Acadia Avenue to Town standards, removal of burming in the Town’s right-of-way and any additional requirements by the Town and City of Toronto;
6. That the landscape plan be revised to incorporate additional tree planting along the perimeter of the entire site and around the open space on the north side of the Cathedral, to the satisfaction of the Town;
7. That the owner provide additional information on proposed hard and soft landscaping, signage, outdoor furniture and lighting, and details of the urban plaza at the north east corner of Steeles Avenue and Ferrier Street to the satisfaction of the Town;
10. That prior to approval of the site plan, the owner provides a written submission and revised Traffic Impact Study outlining proposed alternative methods to address the parking shortfall to the satisfaction of the Town;