Report to: Development Services Committee Report Date:
That the Development Services Commission Report
entitled “Recommendation Report,
That Council has no objection to the demolition of the
existing non-heritage building located at
That the Site Plan Application (SC 09 111099) submitted
4) That site plan approval be delegated to the Director of Planning and Urban Design, to be issued only when the Director or her designate has signed the site plan;
5) That the development be allocated 142 units (322.3 people) of servicing allocation from the 152 units (345 people) that was originally assigned to this project and that 7 units (15.9 people) be returned to the Town’s Servicing Allocation Reserve;
6) And That Staff be authorized and directed to do all things necessary to give effect to this resolution.
The owner of
The project was introduced to the Development Services Committee by the applicant and Heritage Staff on June 23, 2009 as a Part A presentation, and to the public and neighbouring property owners at a Public Information session hosted by the Wards 4 and 5 Councillors on September 14, 2009. Generally, the proposed redevelopment has been well received as it is an attractive design, and much more compatible with the historic character of downtown than the existing development. However, neighbouring property owners have expressed concerns regarding the potential impact that this project might have on downtown traffic flow over the long term, and while the building is being constructed. The Engineering Department has reviewed the traffic impact study and does not foresee any long term negative effects resulting from the traffic generated by this development. The Town’s Engineering Department has also requested the applicant to produce a Parking Utilization Study and a Traffic Management Plan, prior to site plan approval to provide information and recommendations on how certain potential negative impacts might be eliminated or mitigated.
In order to construct the proposed development, the owner
required six variances to the zoning By-law related to development standards
and parking requirements. The Committee
of Adjustment approved the requested variances, with conditions, and there were
no appeals of the Committee’s decision. One
of the conditions of the Committee’s approval was for the applicant to illustrate
an alternate access route to the site and the neighbouring property to the west
The proposed redevelopment of the property is to achieve a minimum LEED silver certification through measures such as the green roof and the architectural treatment of the facades is inherently bird friendly as there is a high proportion of masonry to glass, and the windows have smaller, traditional, pane divisions that are not easily confused as open sky by birds.
Servicing for the proposed building has been secured, and the re-development proposal is supported by Staff and Heritage Markham (See Appendix A). Approval of the site plan application is recommended, subject to the required studies, final plans and other conditions as outlined in Appendix ‘C’..
The purpose of this report is to
seek Council’s approval for the demolition of the existing one storey building
The subject property is addressed as
There are 10 storey and 4 storey apartment buildings located
on properties behind the subject lands and there are 2 storey, 19th
century commercial buildings on the properties immediately to the north and
south. Directly across the street there
are 1 ½ and 2 storey heritage and non-heritage commercial buildings. Vehicular access to the site is provided by a
private road that runs along the southern boundary of the property, and by a
private road to the north that connects to
A mixed use development comprised of 142 condominium apartment units and ground floor retail is proposed
The applicant proposes to demolish
the existing development and replace it with a U-shaped building arranged
around a south facing landscaped courtyard/piazza. The eastern portion of the building that
Parking for residents is to be provided by two levels of underground parking containing 202 parking spaces. There are an additional 22 parking spaces provided above ground for patrons of the retail stores. The 22 above ground parking spaces are located on abutting properties over which the applicant has easements that permit parking and vehicular access to the site. Patrons of the retail stores and visitors can also utilize on-street parking, and public parking lots located nearby.
A Public Information Meeting was held on September 14, 2009
Following a (Part A) presentation
by staff and the applicant to the Development Services Committee on
Variances were obtained to address zoning by-law requirements
The applicant applied to the
Committee of Adjustment for a number of variances to address setback issues,
lot coverage, building height and parking.
There were no objections to the requested variances and they were
approved subject to conditions on
The variances for setbacks and lot
coverage were supported by staff as they were consistent with the historical
development and urban context of
The parking variance obtained permits 198 parking spaces whereas the By-law required 272 parking spaces. There are 202 parking spaces provided underground, and another 22 parking spaces provided above ground on adjacent properties that the applicant has easements on, which allow vehicle parking. These 22 above ground parking spaces are not counted as they are not on the subject property. It is assumed that the underground parking spaces will primarily service the residents and their visitors, with some parking for the commercial shop owners. Shoppers will likely use the surface spaces as well as on-street parking and public parking in the area. The applicant has also dedicated 4 of the 202 parking spaces provided underground to autoshare vehicles.
Autoshare vehicles are vehicles
that are provided by a third party for the condominium owners to rent as
needed, so they can forgo personal vehicle ownership. A consultant report, recently prepared for
the City of
A condition of the Committee of Adjustment approval was the provision of a parking utilization study to address the discrepancy in the amount of parking spaces provided, taking into account access to public transit, on-street parking, and public parking lots. The study prepared by URS Canada Inc. concluded that there is a sufficient number of onsite parking spaces provided for the retail customers of the proposed development and that the deficiency in the number of residential parking spaces is justified given the unique Main Street condition and urban characteristics of the subject property.
The proposed uses are supported by the Official Plan and do not require re-zoning
The subject property is designated
The existing building is not complementary to the Heritage District and demolition is supported
Although located in the commercial heart of the Markham Village Heritage Conservation District, the existing building’s architecture, form and massing are not considered to be complementary to the heritage character of the district, and the existing development has struggled to remain financially viable. The Markham Village Heritage Conservation Plan classifies the existing building as a Group C building, or a building that does not relate to the heritage character of the district. (See Figure 9) Heritage Section Staff and Heritage Markham have no objection to its demolition.
The proposed development has been designed to be complementary to the heritage character and urban context of the historical downtown core
Heritage Section Staff and
Heritage Markham have worked closely with the project architects to ensure that
The six storey portions of the
development take their inspiration from the historical industrial uses of the
lands formerly located in behind Main Street, by employing a stripped down
industrial aesthetic that is characterized by the use of exposed steel, subtle brick
masonry detailing, and slightly larger expanses of multi-paned windows. The materials of this portion will be
selected to complement the architecture of the
The proposed development is intended to achieve LEED silver certification
The development is to achieve a minimum LEED silver certification through design features such as the green roof and through the provision of autoshare vehicles and reduced parking standards. The architects are working with a LEED consultant to ensure a minimum LEED silver certification through potential measures such as geothermal heating, greywater recirculation, rain water capture and reuse, increased insulation, heat recovery ventilation, construction waste management, white roofs and drought tolerant plantings. Servicing allocation is contingent upon obtaining LEED silver certification. In addition to helping the development achieve LEED silver certification, the green roof and landscaped piazza will provide a valuable amenity areas for the building’s residents and introduce green to a property that has long been devoid of any significant green space. (See Figure 14)
Potential bird collisions with the proposed development should be minimized
The architectural treatment of facades of the proposed development, decrease the potential for fatal collisions with birds because there is a high proportion of masonry in relation to windows and because the smaller traditional pane divisions of the windows eliminate large expanses of glass that can appear as sky to birds.
The proposed development will increase the vitality of
The proposed development will
increase the vitality of
Local residents and businesses are concerned about the development’s
potential impact on
As noted above, at the public
information session held on
The developer acknowledges that
the demolition of the existing building and the construction of the new
development will have some negative impacts on local traffic and business, and
estimates that the development can be completed in 18-20 months after a
demolition period of about 2 months. The
developer is confident that he can address and overcome any obstacles that
present themselves as he has experience in redeveloping more restrictive urban
properties in downtown Toronto. The
applicant proposes to use
BIA and local residents request alternative access route through the site
One of the issues raised by members
of the community is how local residents will be able to obtain access to the
neighbouring, residential apartment buildings when
Servicing allocation is available for this project
This project originally consisted of 152 units. Applying the Region’s LEED Benefit program (ie. 35% water/sewer reduction =53 bonus units), required a servicing allocation of 99 units. The project has been revised and now only consists of 142 units. Therefore, the project should be allocated 92 units (208.8 people) of servicing allocation with 50 units (113.5 people) to be gained through LEED Benefit for a total of 142 units (322.3 people). This will result in 7 units (15.9 people) being returned to the Town’s Servicing Allocation Reserve.
The proposed development aligns itself with four of the Town’s six areas of strategic focus. The proposed development addresses Growth Management and Transportation/Transit by providing intensification to an area that is well serviced by Public Transit. The proposed development strives to achieve this goal in one of the Town’s heritage conservation districts without compromising the historical character of the downtown core.
The proposed development aligns itself with the Town’s Environmental goals by achieving LEED silver certification through features such as the planned green roof.
The proposed development addresses the Town’s Accessibility goals by creating 10 completely accessible retail units that are at street level which is an improvement to the existing building which has a podium that is only accessible at the north end.
The application was circulated to internal departments and to Heritage Markham for comment.
Biju Karumanchery, M.C.I.P., R.P.P.
Senior Development Manager
Jim Baird, M.C.I.P., R.P.P.
Commissioner of Development Services
Recommendation for City of
Appendix ‘C’ Conditions of Site Plan Endorsement
Figure 1 Location Map
Figure 2 Area Context/Zoning
Figure 3 Air Photo
Figure 4 Site Plan
Figure 5 East Elevation
Figure 6 South Elevation
Figure 7 West Elevation
Figure 8 North Elevation
Figure 9 Photo of Existing Building
Figure 10 Street Section Sight Line Study
Figure 11 Street Elevation
Figure 12 Street Perspective looking North
Figure 13 Street Perspective looking South
Figure 14 Plan of Green Roof
Markham Village Shoppes Limited