LANGSTAFF GATEWAY SECONDARY PLAN

Transcription

Report No. 6 of the Planning and Economic Development Committee
Regional Council Meeting of June 23, 2011
8
AMENDMENT NO. 183 AND 184 TO THE TOWN OF MARKHAM OFFICIAL PLAN
(LANGSTAFF GATEWAY SECONDARY PLAN)
The Planning and Economic Development Committee recommends:
1. Receipt of the following communications:
(a)
Ana Bassios, Commissioner of Planning and Regulatory Services,
Town of Richmond Hill, dated June 15, 2011; and
(b) Christine Hyde, Planner, York Catholic District School Board, dated
June 15, 2011; and
2. Adoption of the recommendations contained in the following report,
undated, from the Commissioner of Planning and Development Services.
1.
RECOMMENDATIONS
It is recommended that:
2.
1.
The Commissioner of Planning and Development Services be authorized to issue the
Notice to approve Amendment No. 183 and 184 to the Official Plan of the Town of
Markham, subject to the modifications set out in Attachment 1 to this report.
2.
A request be sent to the Minister of Municipal Affairs by the Commissioner of
Planning and Development Services to amend the Parkway Belt West Plan to either,
delete lands from the Parkway Belt West Plan or to amend the Parkway Belt West
Plan to clarify that the policies of the Growth Plan prevail.
PURPOSE
The report recommends the approval of the Langstaff Gateway Secondary Plan that
implements the Provincial Places to Grow Growth Plan and Regional Centre policies of
the Regional Official Plan. The Town of Markham Official Plan amendments 184 and
183 create the new Langstaff Gateway Planning District and the new Secondary Plan to
implement the vision of the Town of Markham’s Langstaff Land Use & Built Form
Master Plan and the Regional Centre policies in the York Region Official Plan.
3.
BACKGROUND
Langstaff Gateway Secondary Plan
forms the southern portion of the
Richmond Hill/Langstaff Gateway
Regional and Urban Growth Centre
and provides a Community
Structure dependant on transit
The Langstaff Gateway Secondary Plan
Area, in the Town of Markham, forms the
southern portion of the Richmond
Hill/Langstaff Gateway Regional and
Urban Growth Centre (UGC) in the Yonge
Street and Highway 7 area, as shown in
the following map. The UGC is focal
point where 5 major transportation modes
are planned to intersect (Viva rapid transit,
GO Rail, Highway 407, future Yonge
Street Subway extension, and the future
407 Transitway). This context and the
planning policies of the Langstaff Plan provide for a vibrant, high density, transitdependant, mixed use urban centre for living, working, shopping, entertainment, cultural
identity and human services supporting the broader UGC. The community structure of
the Langstaff Plan adopted by Markham Council provides for a particular focus on transit
as shown on the map in Attachment 2.
The Secondary Plan contemplates and allows for a variety of densities in keeping with
the higher order densities set out in both the Regional Official Plan and the Provincial
Urban Growth Centre Policies in a sustainable form connected to a central green spine
that links existing open spaces (Pomona Mills Creek and the Langstaff Woodlot), transit,
retail, employment, civic and residential uses. Langstaff Gateway is intended to be a
complete, integrated, and transit dependant community with a mix of land uses,
including: commercial, cultural, institutional, office, open space, recreational, residential
and retail, designed to make the development most accessible to transit, pedestrian and
other non-auto modes of transportation.
Markham initiated studies for Langstaff in 2008
The process that led to the Langstaff Gateway Secondary Plan began in May of 2008,
when the Town retained Calthorpe Associates (lead) and Ferris + Associates (landscape
architecture & urban design) to create a new Master Plan for the Langstaff area. IBI was
retained by the Town to provide professional advice regarding transportation, and the
MMM Group was retained by landowners to provide input regarding servicing.
The Calthorpe/Ferris Langstaff Land Use & Built Form Master Plan, dated October 2009
was received by Markham’s Development Services Committee and endorsed as the basis
for amendments to the Town’s Official Plan and a new Secondary Plan for the Langstaff
area of Thornhill by Development Services Committee and Council in December 2009.
An extensive series of workshops, open houses and consultation sessions with the public,
agencies and developers was an integral part of Markham’s process over the 2 year
period prior to adoption of the Secondary Plan by Markham Council.
Markham adopted OPA 183 and 184 in June 2010
The Official Plan amendments that create the new Langstaff Gateway Planning District
and the new Secondary Plan to implement the vision of the Langstaff Land Use & Built
Form Master Plan which was adopted by Town of Markham Council on June 8, 2010.
Official Plan Amendment 184 is the technical amendment that removes the Langstaff
Gateway area from the existing Thornhill Planning District in the Markham Official Plan.
Official Plan Amendment 183 provides the detailed Official Plan and new Secondary
Plan policies for the new Langstaff Gateway Secondary Plan area.
Markham is a partner with Richmond Hill, Vaughan and the Region in the
Urban Growth Centre Process
Since April of 2009, York Region has led a process examining opportunities to create a
cohesive and integrated Urban Growth Centre with staff from Markham, Richmond Hill,
Vaughan and public agencies. Four teams were brought together, from affected
municipalities and agencies, of specialized staff to examine specific planning and
implementation issues related to the development of the Urban Growth Centre. The
focus areas of the four teams were:
• Physical Infrastructure
• Planning and Design
• Community Facilities and Services
• Financial Tools and Models
A number of Urban Growth Centre-wide studies were commissioned as a result of the
work done by the teams which are outlined in the concurrent report to Planning and
Economic Development Committee regarding the Summary of Region-Led Studies and
Regional Official Plan Amendment (ROPA) 4.
The studies provided the basis to modify the proposed Secondary Plan by recommending
specific transportation, servicing, and human service provisions. These provisions will
be included as requirements for each phase of development.
ROPA 4 will ensure future co-ordination of UGC as a whole
A Regional Official Plan Amendment will ensure that co-ordination, phasing and
connectivity of the Langstaff Gateway area with the Richmond Hill Centre area, to the
north, occurs over the long term for the Urban Growth Centre as a whole. The ROPA
provides complementary policies that strengthen the ROP (2010) policies in terms of the
coordinated function of this Centre as a single Urban Growth Centre in two separate local
municipalities.
A final ROPA 4 is planned to be brought forward for consideration by Council in
September 2011. It is intended to provide a strong level of support and clarity in planning
implementation at the local municipal level through the Secondary Plans.
The key components of the proposed ROPA 4 are included in the Langstaff Gateway
Secondary Plan, as modified, with policies that ensure Regional interests are addressed.
4.
ANALYSIS AND OPTIONS
CONFORMITY WITH PROVINCIAL AND REGIONAL POLICIES
The Langstaff Gateway Secondary Plan, as modified, is consistent with the
Provincial Policy Statement (2005)
The Langstaff Gateway Secondary Plan is consistent with the Provincial Policy
Statement (PPS). The Plan is a progressive document with policies that reflect the intent
and major policy directions of the PPS.
The Provincial Policy Statement (PPS) provides direction on matters of provincial
interest related to land use planning and development. The PPS provides for appropriate
development while protecting resources of provincial interest, public health and safety
and the quality of the natural environment. According to the Planning Act, decisions
affecting planning matters “shall be consistent with” policy statements issued under the
Act.
Given the urban setting and role of the Langstaff Gateway Secondary Plan area, the most
germane policies of the PPS are found within the “building strong communities” policies.
The Secondary Plan provides for intensification lands to accommodate a mix of
employment and residential land uses meeting and exceeding minimum intensification
targets set out in the Provincial Growth Plan.
The Plan sets out affordable housing percentage targets and promotes social housing as a
community benefit. The Plan also has strong urban design guidelines to ensure public
spaces, parks and opens spaces are well designed, and contribute to strong, vibrant
walkable streets that are framed by human-scaled built forms and attractive people
places.
Sustainable development policies are a core element of the Langstaff Plan. These policies
exceed Provincial requirements and provide for a high degree of energy and water
conservation, green development standards, as well as provisions for district heating and
cooling facilities.
The coordination, promoted by the PPS through an integrated comprehensive approach to
planning, has been paramount in the planning of this area with extensive coordination
between the local municipalities, Region and Province. There has been a high degree of
coordination of Centre-wide studies that have been undertaken, and resulting phasing
policies incorporated in the Plan.
The Langstaff Gateway Secondary Plan, as modified, is consistent with the
Provincial Growth Plan for the Greater Golden Horseshoe (2006)
Markham Council has been at the forefront of innovative growth and has developed
policies for compact, efficient and connected growth within the Centres and Corridors.
This has been demonstrated through the Markham Centre Plan and continues with this
new Langstaff Gateway Plan. The Growth Plan supports and emphasizes the need to
grow the urban centres with vibrant, compact development with a diversity of
opportunities for living, working and enjoying culture.
The Langstaff Gateway area is designated as the southern part of the Richmond
Hill/Langstaff Gateway Urban Growth Centre (UGC) by the Growth Plan which has been
planned to accommodate and support major transit infrastructure (Viva, GO, future
subway and 407 transitway), and a significant share of population and employment
growth.
The Growth Plan provides the minimum targets but promotes higher densities in the
UGCs that achieve vibrant communities with a high degree of transit use, pedestrian
activity and bicycle use. Langstaff has been planned to achieve, prior to 2031, the
minimum density target set out in the Growth Plan for this UGC. In the Growth Plan, a
mix of both employment and residential is promoted to create complete communities,
reduce trip length and provide a healthy work-live balance. Langstaff is designed as a
complete community with both employment and residential uses which will be supported
by planned community resources within the Secondary Plan area.
The Provincial Mobility Hub Guidelines issued through Metrolinx are
implemented through the Secondary Plan ensuring the Provincial interest
is achieved
Given the designation as a UGC and the level of higher order transit planned for the area,
the Province has a significant interest in this area particularly regarding the future Yonge
Subway Extension, the 407 Transitway, and GO Train expansion. Given the level of
transit proposed, the Province has also identified the UGC as a Mobility Hub. A
Mobility hub consists of major transit stations and the surrounding areas with significant
levels of transit service planning for them and high development potential. The main
themes set out in the Mobility Hub Guidelines, recently released by the Province, are
seamless mobility, place making and successful implementation. Seamless integration of
modes at the rapid transit station is a key objective of the Guidelines. The main transit
station, accommodating the seamless connection of the Viva rapid transit buses, GO train
service, future subway service, and future 407 transitway service, is located in the
Richmond Hill portion of the UGC. The Langstaff Plan area supports the connectivity to
the transit terminal with plans for a multi-use corridor linking transit from Langstaff to
the Richmond Hill station as well as an enhanced pedestrian concourse connection to the
station under Highway 407. The Langstaff Plan policies provide for a transit dependent
community which meet, and exceed, the objectives set out for Mobility Hubs by the
Province.
To ensure the levels of development are phased in a manner that recognizes the transit
capacity available and the transit dependent nature of the development, the Langstaff
Plan identifies the Yonge Subway extension as the major trigger to move beyond Phase 1
of 5,000 residential units. Similarly, the 407 Transitway is identified as the major trigger
to move beyond Phase 2 of the Plan. In keeping with the Mobility Hub Guidelines, the
Langstaff Plan is proposed to be amended to include monitoring of modal splits, among
other matters, to inform the release of development phases.
Regular monitoring, especially monitoring of transit use and modal splits throughout the
centre as development progresses, will provide Markham and Regional Council, as well
as the Province, the data required to make decisions regarding the adjustment of any of
the phasing if needed to achieve both the Municipal and Provincial goals for this UGC.
Any adjustments of this nature will require Regional approval and Provincial input.
The Langstaff Gateway Plan, as modified, conforms to the existing 1994
Regional Official Plan (ROPA), as amended by ROPA 43, and with the new
ROP (2010)
The Regional Official Plan in 1994 envisioned a series of Regional Centres connected by
Regional Corridors supported by transit. A Regional Centre was identified in the Yonge
and Highways 7/407 area at that time. Regional Centres are directed to be the focus of the
most intensive and higher-order land uses in the Region optimizing the use of
infrastructure and creating transportation choices. These policies included criteria for
Secondary Plans directing built form and land use that promoted public transit ridership,
fine grain street networks, a pedestrian-friendly environment, phasing plans, resident-toemployee balance, and enhanced urban design for both the public and private realms.
The ROP (2010) enhances the vision for vibrant Centres and Corridors as the focal points
for development, transit and economic activity in the Region. More specific density
targets were established in the ROP (2010) for this Regional Centre with a minimum
requirement of 3.5 Floor Space Index (FSI). In addition, more details were included in
the ROP (2010) regarding sustainability and achieving transit supportive development,
and specific affordable housing targets for the Centres were introduced.
The Langstaff Plan meets and exceeds the minimum densities set out in the ROP (2010),
and provided for sustainable development through policies that envision a sustainably
designed, mixed use, transit dependent, walkable community at the forefront in
sustainable practices for urban development. The Langstaff Plan also required the
development of an affordable housing strategy through the preparation of the more
detailed Precinct Plans to achieve the affordable housing target of 35% in Regional
Centres for low to moderate income households.
While the Langstaff Plan was adopted prior to the approval of the new Regional Official
Plan in 2010, it contains policies consistent with the visions and objective of both the
ROP (1994) and the ROP (2010). Minor modifications are proposed to ensure clarity and
wording consistency with the Regional Official Plan (2010).
Langstaff Secondary Plan provides an excellent approach for building a
transit supportive sustainable Regional Centre with a long term vision
The Langstaff Plan provides a bold vision for the future of city building with transit
dependent development. This is a long term plan that recognizes the critical importance
of phasing development and supporting infrastructure and human services in order to
build a new Centre. The initial structure set out in Phase 1 provides a comprehensive
foundation for implementing the plan over the long term with the introduction of a fine
grain street network, and transit and road connections to the balance of the UGC.
Policies for implementation of sustainable development are an integral part of the
Secondary Plan. District energy, green development standards, reduced water
consumption, and low impact development are all provided for within the Plan. A
Sustainable Development Strategy is required prior to any development occurring and the
policies set the stage for more innovative, sustainable urban development.
Long term densities and mix of uses support vision for transit dependent
Centre
Key principles for the development of Regional Centres Plans include: achieving a
balance of residential and employment, working towards a 1:1 resident-to-employee
ratio, and providing for the highest densities in the Regional Centres within the broader
hierarchy of Regional Centres and Corridors across the Region. The implementation of
these principles in the Secondary Plan presents initial challenges and has been a focus of
discussion by the Planning & Design team.
In order to achieve these principles, the Langstaff Plan has provided for residential
maximums and non-residential minimums requirement for each phase of development
which are shown in Table 1. Based on the thresholds of the Plan, a minimum resident-toemployee ratio of 2:1 will be achieved with potential for a 1:1 ratio to be achieved over
the longer term. A mix of residential and non-residential uses, at each phase is important
to create a healthy live-work balance to reduce the need to travel outside the community.
Table 1 – Development Phasing Thresholds
Langstaff Gateway
Phase
1 - Pre-subway
2 – Subway
3 – 407 Transitway
Totals
Maximum
Residential
(Units)
5,000
3,650
6,514
15,164
Minimum
Employment
Office GFA(m2)
33,600
132,700
126,555
292,855
Minimum
Employment
Retail GFA(m2)
21,600
20,300
24,400
66,300
Minimum
Civic Uses
GFA(m2)
6,100
5,350
1,775
13,225
The densities proposed in the Plan and phased implementation concurrent with
infrastructure and human service are appropriate for a Regional Centre over the long
term. The densities proposed are in the range of 1000 people and jobs/ha which are
similar to the densities being achieved in other UGCs such as North York Centre in
Toronto and slightly lower than the some of the newly developing areas of downtown
Toronto such as the Bathurst-Strachan District (between the Gardiner and Lakeshore
Avenue west of Bathurst). These densities are not, however, in the range of those in the
immediate core of Toronto in areas such as King Street and John Street which are at least
double to those proposed in Langstaff. A brief summary of density comparisons is found
in Attachment 3.
The densities of this Secondary Plan have been examined through the Secondary Plan
process and provide an appropriate level of development for this new Centre over the
longer term, provided the required infrastructure and human services are implemented
and ongoing monitoring takes place to inform Council.
Phasing of development linked to the provision of Local, Regional and
Provincial infrastructure and services
The Secondary plan establishes an integrated program of planning approvals and
infrastructure commitments to ensure that development is linked to the delivery of a mix
of land uses (e.g. space for community facilities, employment, retail), as well as
transportation and servicing infrastructure to ensure that the community is liveable during
all phases of development. It is anticipated that the three phases will be constructed, and
that full build out will extend well beyond the 2031 time horizon of the Town’s Growth
Management strategy/new Official Plan exercise. This requires the Secondary Plan
policies to anticipate, as much as possible in the early phases, a complex policy regime to
support the longer term growth.
Key infrastructure has been identified for each phase of development based on the
findings of the Centre-wide study completed for the Region by Genivar Consulting and
the internal servicing study completed by Regional infrastructure planning staff.
Improvements and implementation of transportation demand management measures,
transit service levels, and pedestrian and cycling improvements detailed in the Genivar
study will inform the more refined “Mobility Plans” required by the Secondary Plan
through the Precinct Plan process.
Precinct Plans will provide a high level of implementation detail to further
guide development
The Precinct Plans will provide a high level of implementation detail on matters such as
transportation, phasing, housing mix, type and location, non-residential type and location,
human services, and affordable housing. Precinct Plan are required for the West, East
and Central development areas and will establish the specific details required to assess
each individual development application and determine its conformity with the secondary
plan policies. They are similar to the Block Plan process used in Vaughan.
Of considerable significance are the policies in the Langstaff Gateway Secondary Plan
that link development phasing to infrastructure delivery. Because of the importance of
the success of both the phasing and infrastructure delivery, both Town Council and
Regional Council approval will be required to change the minimum non-residential
requirements, maximum residential caps or key infrastructure requirements in any of the
phases. An amendment to the Secondary Plan for these any of these items would also
only be considered with the provision of detailed monitoring data regarding land use mix,
and transportation modes and modal splits that supports the integrity of the broader
Regional Centre and its planned function as a transit dependent community.
The phases and the precincts (outlined in table in Attachment 4 and shown on the map in
Attachment 5) provide for key linkages to the broader UGC and improved transportation
facilities including transit priority measures on Bayview Avenue in Phase 1 of the
development (regardless of development starting on the west or east sides).
A new Regional Trunk Sewer is required for Phase 1 development to occur
in the Langstaff area
In addition to the transportation improvements, a new Regional Trunk Sewer is required
for any new development to occur in the Langstaff area. As per the concurrent Richmond
Hill/Langstaff Gateway studies and ROPA report, this trunk sewer will need to be
incorporated into the Regional capital plan, development charge by-law and Regions
Water/Wastewater Master Plan. This will recognize the need for the project and also
provide a framework for advancing the works by the developers should they wish to
proceed in advance of the capital delivery schedule.
Modifications are proposed to implement the findings of the Region-wide studies and
ensure appropriate phasing and infrastructure delivery is achieved and to ensure any
changes to these critical elements are subject to both local and Regional Council
approval.
Yonge Subway is a key piece of infrastructure needed to move beyond
Phase 1 and achieve long term vision for Urban Growth Centre
The extension of Yonge Subway is absolutely vital to the long term vision of the
Langstaff Gateway and UGC as a whole. The Langstaff/Longbridge Station will be
located adjacent to the Langstaff Gateway and the Multi-use Corridor and future covered
concourse will provide a connection from Langstaff to the Richmond Hill Centre
Terminal.
In April 2009, the Ontario Ministry of the Environment unconditionally approved the
Environmental Project Report for the Yonge subway extension. In the fall of 2009, a
conceptual design contract was awarded to look at specific engineering elements.
Funding has not yet been secured for this project which would provide a critical link to
the regional transit system and respond to the increasingly important role the Yonge
Street Corridor has in the GTA. Until the subway is funded and construction begins, a
residential maximum of 5,000 units has been set for the Langstaff Plan.
Langstaff Gateway Planning District should not be included in the Parkway
Belt West Plan
A small part of the Langstaff gateway area, at the south-east corner of Highway 407 and
Yonge Street, and another small part at the south-west corner of Highway 407 and
Bayview Avenue, are subject to the Parkway Belt West Plan. Markham staff have
requested that lands associated with Langstaff Gateway Planning District portion of the
Urban Growth Centre should either be removed from the Parkway Belt West Plan, or
identified in the Parkway Belt West Plan as forming part of an Urban Growth Centre.
Should these lands, within the Urban Growth Centre, remain in the Parkway Belt West
Plan, a policy should be added to Parkway Belt West Plan to clarify that if there are any
conflicts between the policies of the Parkway Belt West Plan and the Growth Plan, then
the Growth Plan policies will prevail.
As this is a Provincial matter, it is recommended that a request be sent to the Minister of
Municipal Affairs to amend the Parkway Belt West Plan to either, delete lands from the
Parkway Belt West Plan or to amend the Parkway Belt West Plan to clarify that the
policies of the Growth Plan prevail.
CONSULTATION
Comprehensive, complete and transparent public engagement process
undertaken in the preparation of the Secondary Plan
An extensive series of workshops, open houses and consultation sessions with the public,
agencies and developers was an integral part of Markham’s process over the 2 year
period prior to adoption of the Secondary Plan by Markham Council. This process is
complemented by the broader Region-led consultation process and work of the
specialized teams.
In addition to this comprehensive public engagement process, the application was
circulated to the Province, adjacent municipalities and agencies for comment. The Town
of Markham held a public meeting on Tuesday March 2, 2010 which also provided an
opportunity for input.
The key issue that was raised at the Town public meeting was traffic generated by Phase
1 development, prior to the Yonge Street subway extension. Further work was needed to
address this issue and Markham supported the undertaking of the Centre-wide
transportation study by the Region. Both Richmond Hill and Vaughan raised the issue of
density and traffic impacts early in the process through written comments on the
preliminary studies, and the supporting transportation studies in addition to their ongoing
input a part of the Centre-wide teams.
Richmond Hill provided additional comments on the transportation study
Richmond Hill has participated through the inter-municipal team work and has provided
additional comments on the final Centre-wide Transportation Study consultant study
reported on to Council in May. Richmond Hill has emphasized the importance of
ensuring critical infrastructure is implemented in the appropriate phase based on traffic in
the area and given the city-building densities. The study completed by the consultant had
recommended additional infrastructure be moved forward to Phase 1 especially in terms
of increasing east-west transportation capacity, with the inclusion of the CN Rail grade
separated crossing at Langstaff Road and widening to 4 lanes and included in the
Secondary Plan modifications. Richmond Hill staff have specifically suggested that the
consultant recommendation for the timing of the Garden Avenue extension (on the
Richmond Hill portion of the UGC) be re-examined and potentially advanced to Phase 1.
Further work is required for the implementation of the detailed transportation
improvements in terms of funding, ownership and timing within each phase in both the
Langstaff Gateway secondary plan and the future Richmond Hill Centre Secondary Plan
and the Garden Avenue extension timing and related monitoring of traffic will be a
priority to be reviewed through this process.
In regard to the density proposed in Langstaff, a review of densities has been undertaken
for comparable centres to determine if the proposed level of density is appropriate for this
area. The Langstaff densities are comparable to centres such North York which also has
a high level of transit and transportation service, but is located outside the Toronto
downtown core where densities are up to 3 times as high as those proposed in Langstaff.
Ongoing monitoring of development and transit usage and modal splits, and strong links
to phases, will also assist in determining if adjustments to either the development levels
or provision of infrastructure are required over time.
Province has been involved through the Provincial Facilitators Office,
Metrolinx and the Ministry of Municipal Affairs and Housing
The Province has been involved in the process through the Provincial Facilitator’s Office,
Metrolinx and the Ministry of Municipal Affairs and Housing (MMAH). Metrolinx
indicated that the Secondary Plan “supports mobility hub objectives through the planning
and design of a pedestrian-, cycling-, and transit-friendly community ensuring
connectivity between places and along corridors that support the urban structure and
intensification objectives of the Growth Plan for the Greater Golden Horseshoe”. In
addition, the Province, through the Office of the Provincial Development Facilitator,
initiated its own strategic study for the Centre, in connection with the Region’s process,
in recognition of the strategic importance of the Centre and associated range of issues. A
draft of the Provincial study is anticipated in the summer 2011. The Province has
expressed an interest in the Region-led studies and has been consulted throughout the
process especially given the long term transit of a Provincial nature proposed in the UGC,
as mentioned earlier in the report. Further input was provided by the Province through a
letter received on June 3, 2011 (Attachment 6). The table found in Attachment 7 provides
an overview of the Regional responses. The Province reiterated their interest in ensuring
a comprehensive and coordinated approach to achieve the successful development of this
UGC.
Other external agencies have generally had no further comments
Bell Canada has requested a further change to the adopted amendment to allow for utility
and telecommunications services to be permitted in limited circumstances in the park and
open space designations. Upon further discussion with the Town, it was determined that
the parks and open space should not be further encumbered, as the road allowances
provide for these services and the utilities may conflict with other proposed facilities such
as cisterns. Therefore a modification to the utility section has not been included.
As to the other external agencies circulated such as CN, TRCA, and the school boards, no
further written comments were received. The external agencies will continue to be
consulted through the implementation process, and further engaged as needed.
Continued collaboration between the Region and the Towns of Markham
and Richmond Hill is important to make the centre successful
Partnerships and collaboration with the local municipalities are critical to the success of
the Centre and the Secondary Plan areas. The Region and the Towns of Markham and
Richmond Hill have the opportunity to continue the momentum and positive results from
the planning coordination process, which has been ongoing since mid-2009. It is
proposed that such collaboration continue, since the implementation of the Secondary
Plans, once planning policies become approved, will rely heavily on detailed plan
including those for phasing, mobility, urban design, sustainable development, and
community energy. Furthermore, the development of the Centre will need to be
monitored jointly by the Region and the local municipalities, with the participation of the
developers, to ensure that the vision and related infrastructure requirements are being
implemented as planned and required.
Continued work through the Centre-wide teams, set-up with staff from Markham,
Richmond Hill, Vaughan, and York, will assist in ensuring that the implementation
details are well co-ordinated and all impacts are thoroughly assessed.
MODIFICATIONS TO THE ADOPTED SECONDARY PLAN
There are a number of recommended modifications arising from the
Centre-wide studies and from local Planning staff to add further clarity to
certain policies
Council Attachment 1 contains the proposed modifications to the Town of Markham
Official Plan Amendments No. 183 and 184 introducing a new Secondary Plan for the
Langstaff Gateway area. These modifications include those discussed earlier in this
report, and those originating from local and Regional staff. The key areas addressed by
the modification are:
• Reinforcing transportation infrastructure delivery and phasing releases,
• Ensuring Servicing Infrastructure is in place prior to Phase 1 development
completion,
• Directing the phased implementation of Human Services & Facilities to support
population,
• Conformity with the Accessibility for Ontarians with Disabilities Act (AODA),
•
Provision of Affordable Housing in keeping with the 35% target for Regional
Centres,
• Enhancing the public realm with public art,
• Emphasizing the importance of achieving Sustainable Development, and
• Technical changes to provide clarity
The modifications do not alter the intent of the policy direction, but provide for clarity for
implementation and embed the finding of the Centre-wide studies undertaken. Many of
the modifications are considered technical and minor in nature.
Relationship to Vision 2026
The Langstaff Gateway Official Plan Amendment further enhances the Region’s goals
established through Vision 2026. It provides for quality communities for a diverse
population, enhances the environment, promotes a vibrant economy, responds to the
needs of residents, increases housing choices, manages and balances growth, and ensures
timely provision of infrastructure and facilities.
5.
FINANCIAL IMPLICATIONS
Finance Study completed for UGC will provide a high level financial
strategy in building the Centre over time for municipal partners
A broad-based and strategic financial study of the Centre is underway in collaboration
with Richmond Hill and Markham staff. The project is being conducted by the firm of
UrbanMetrics Inc.
The Study is being undertaken in order to obtain a broadly expressed understanding of
the financial challenges of building such a Centre, overtime, from the perspective of both
our local municipal partners, Richmond Hill and Markham, and the Region, and the
mechanisms and tools that would assist in supporting the Centre’s development. The
Study has begun to incorporate the recent findings of the supplementary Studies related
to transportation, community services, and water and wastewater facilities, and will also
address alternative funding sources that should be pursued to promote and assist all the
parties in achieving fiscally viable development.
Initial work by the consultant suggests that the Richmond Hill/Langstaff Centre, due to
its unique function and location, requires broader financial instruments, upper level
government funding, and new innovative funding tools. The work is assessing how the
traditional development model needs to be revised to reflect the longer timeline for build
out and complexities of developing in the Richmond Hill Langstaff Centre.
This work will assist in the comprehensive Development Charge Bylaw review currently
being undertaken by the Region.
6.
LOCAL MUNICIPAL IMPACT
The Langstaff Gateway Official Plan Amendments were adopted by Markham Council
on June 8, 2010. The approval of the Plan is consistent with the Town’s position and the
proposed modifications have been reviewed and supported by Town staff.
7.
CONCLUSION
The Langstaff Gateway Secondary Plan represents a progressive policy document that is
consistent with the Provincial Policy Statement, conforms to the Growth Plan for the
Greater Golden Horseshoe and conforms to both the 1994 and 2010 York Region Official
Plans. It represents good planning and achieves the city-building objectives set out by
the Provincial, Region and Town. The long term vision for the UGC and Regional
Centre is also supported by comprehensive infrastructure improvements in a phased and
managed framework.
The Langstaff Gateway Secondary Plan Amendment, through an extensive public
consultation process and review, provides a bold vision to achieve a vibrant community
as part of a unique urban growth centre area which is at the convergence of five major
transportation facilities. The Secondary Plan provides for a complete, integrated,
sustainable, vibrant and well designed high density urban centre to serve as a portion of
the Regional Centre and the Richmond Hill/Langstaff Gateway Urban Growth Centre.
For more information on this report, please contact Heather Konefat, Director,
Community Planning Branch, at (905) 830-4444, Ext. 1502, or Karen Whitney, Manager
of Planning and Infrastructure Integration, at Ext. 1505.
The Senior Management Group has reviewed this report.
(The seven attachments referred to in this clause are attached to this report.)
Council Attachment 1
Town of Markham Official Plan Amendments No. 183 and 184 YORK REGION MODIFICATIONS MODIFICATIONS TO OPA 184: Technical Amendment 1.
Modify new section 15.2 g), formerly 15.2 f),to ensure cross‐reference to correct section of section 14.4.7 by deleting the reference to “14.4.9.1 i), ii), iii)” and replacing it with the reference to “14.4.7 a), b), c)” to ensure reference is made in the Holy Cross Holding and Phasing policies in the implementation polices. MODIFICATIONS TO OPA 183: Secondary Plan for the Langstaff Gateway Planning District Modify Part II – The Official Plan Amendment as follows: 2.
Modify Section 1.13 by changing the second occurrence subsection numbering “ii)” to “iii)”, and modifying the first Section 1.13 ii) by adding the reference “(Multi‐use Corridor/ Pedestrian Concourse)” after the words “under Highway 407”. 3.
Modify Section 1.6 by deleting paragraph 3.16.2 (b) and replacing it with the following: “b) Conversion of lands subject to a Regional Centre employment designation may only be considered at the time of a Regional municipal comprehensive review through an Official Plan Amendment.” 4.
5.
Modify Figure RC to expand the delineation of the “Regional Centre and Urban Growth Centre Boundary Within the Town of Markham”, shown by the black solid line, eastward to match the boundary of the “Boundary of Area Covered By This Amendment”, shown by the hashed red line. Modify Schedule ‘D’ – Amendment to Schedule ‘G’ – Site Plan Control by adding all the rights‐of‐way noted in Section 8.1.6.1 and 8.1.6.2 of Part III‐ The Secondary Plan to the Schedule. Further modifying Schedule ‘D’ by showing Cedar Avenue north of Langstaff Road at 26 m rather than south of Langstaff Road. Modify Part III ‐The Secondary Plan as follows: 6.
Modify Section 4.4.2 by adding the words “active transportation” after the words “water and energy efficiency and conservation,” in the third bulleted paragraph. 7.
Modify Section 4.4.7 a) by adding the words “and public” after the words “accessible community”, such that the paragraph reads: “ 4.4.7 a) To provide visible locations for accessible community and public facilities that contribute to excellence in urban design to serve the needs of all residents and employees.” 1
8.
Modify Section 4.4.8 c) by adding the word “, restoration” after the word “preservation” such that the paragraph reads: “4.4.8 c) To ensure the preservation, restoration and enhancement of significant existing environmental features within the open space system.” 9.
10.
11.
Modify Section 4.4.9 c) by deleting the words “and archaeological resources” and the end of the section such that the section reads: “4.4.9 c) To preserve, enhance, and restore existing cultural heritage features including buildings and properties of cultural heritage value and interest.” Modify Section 4.4.11 a) to add the words, “as adjusted by the subsequent Richmond Hill/Langstaff Centre‐wide Transportation Study (2011) consultant reports prepared for York Region” after the“(2009)”. Modify Section 4.4.11 f) by adding the words “providing transit services that include”, after the words “To encourage transit usage, by”, such that the paragraph reads: “To encourage transit usage, by providing transit services that include locating transit stops generally within a 5‐10 minute walk of the majority of the population.” 12.
13.
14.
Modify Section 4.4.11 j) by deleting the Section and replacing it with the following: “j) To provide a Multi‐use Corridor under Highway 407 adjacent to the CN Rail Line with a separate busway and bicycle/pedestrian trail from Langstaff Road north to the Richmond Hill Centre Transit Terminal in the earliest phase of development, and subsequently providing a covered, weather protected Pedestrian Concourse for the safe and comfortable passage of pedestrians, cyclists and transit users between the Langstaff Gateway and Richmond Hill Centre area in the same general location.” Modify Section 4.5 c) by deleting the second paragraph and replacing it the following paragraph: “Development will be based on a program of sustainable community and building design (i.e. through the use of LEED development standards or equivalent with appropriate certification) and will demonstrate the use of green infrastructure technologies and best practices in sustainable building and open space designs, the use of energy efficient materials, building facilities and design that maximizes the use of walking, cycling and transit in travelling to and from the building, and landscaping and district energy opportunities, with an emphasis on air and water quality, water and energy efficiency and conservation, and waste management practices.” Modify Section 4.5 e) by adding the phrase “which incorporate art, culture and heritage creating a clear identity and sense of place.” to the end of the second paragraph such that the paragraph reads: “Building, structures and public spaces will be located and configured to enhance and define a safe, attractive and enjoyable public realm which incorporate art, culture and heritage creating a clear identity and sense of place.” 2
15.
16.
17.
Further modify Section 4.5 e) by adding the following sentence to the end of the third paragraph, “Langstaff Gateway will be developed to include a way‐finding system that ties together verbal and visual cues to support a variety of navigation preferences including signage, online and mobile device tools.” Modify Section 4.5 f) by adding the words “,pedestrian and cycling” after the words “prioritises transit” in the last paragraph of the section, such that the paragraph reads: “ “To apply a Transit Oriented Development approach through techniques such as, addressing transit through orienting building entrances to the street, creating human scale of development in proximity to transit stations, and providing built form that prioritises transit, pedestrian and cycling access and use.” Modify Section 4.5 g) by deleting the last paragraph and replacing it with the following: “A comprehensive Travel Demand Management Plan will be developed to reduce trip distances and travel times, reduce reliance on single occupancy vehicle use and encourage and promote the use of transit, cycling and walking.” 18.
19.
20.
21.
22.
Modify Section 6.1 r) by deleting the words “Schedule ‘HH’” and replacing them with the words “Schedule II” to ensure the paragraph references the Schedule ‘II’ ‐
Development Phasing and Precinct Plan. Modify Section 6.1 s) by adding the words “and the policies of Section 11.5.2 of this Secondary Plan” to the end of the first sentence, such that the sentence reads: “The Langstaff Gateway Development Phasing Plan, shall be approved by Council and amended from time to time in accordance with the provisions thereof and the policies of Section 11.5.2 of this Secondary Plan.” Modify Section 6.1.1 p) by deleting and replacing with the following: “ p) banquet halls, retail, and day care centres unless integrated as part of a mixed use building.” Modify Section 6.1 General Policies – All lands and 6.1.1 Schedules by moving Sections 6.1.1 m) through p) to follow Section 6.1 s) and renumber the Sections accordingly as 6.1 t), u), v), w) as these provisions are general policies applying to all lands and are not Schedules. Modify Section 6.1.2 d) by deleting the paragraph in its entirety and replacing it with the following new paragraph: “d) The distribution of housing units throughout the Langstaff Gateway may be adjusted without amendment to this Secondary Plan, within the context of a Precinct Plan, provided the overall maximum residential unit projection for the Langstaff Gateway community is maintained, as set out in Section 11.5.2 for each major phase, and any boundary adjustments to the specific phase are limited, contiguous and minor and do not exceed the residential unit maximums for the phase.” 3
23.
24.
Modify Section 6.1.2 by deleting paragraph Section 6.1.2 f) in its entirety and renumbering the subsequent subsections accordingly. Modify the new renumbered Section 6.1.2 f), formerly 6.1.2 g), by deleting the section and replacing it with the following: “6.1.2 f) An affordable housing strategy will be developed through the preparation of Precinct Plans. The affordable housing strategy will provide details of the implementation mechanisms necessary to achieve the Regional affordable housing target of 35% for Regional Centres. The strategy will include policies to achieve a mix and range of housing types within each level of affordability, and consideration of locations for affordable, and special needs housing. Where required, recommendations forthcoming from the Town’s Affordable and Special Needs Housing Strategy Study will be incorporated into the respective Precinct Plans.” 25.
Modify Section 6.1.3 e) by deleting the section and replacing it with the following: “e) The distribution of employment space throughout the Langstaff Gateway may be adjusted without amendment to this Secondary Plan, within the context of a Precinct Plan, provided the overall minimum employment opportunities projection for the Langstaff Gateway community is maintained, as set out in Section 11.5.2 for each major phase, and any boundary adjustments to the specific phase are limited, contiguous, and minor and the non‐residential minimums are met for the phase.” 26.
Modify Section 6.1 by adding the following new subsection 6.1.5 entitled “Community Services and Facilities” as follows: “6.1.5 Community Services and Facilities a) It is the intent of this Secondary Plan to provide a broad range of human services needs, including educational, social, health, arts, culture, and recreational facilities, where permitted in accordance with the Langstaff Land Use and Built Form Master Plan. b)
A Community Services and Facilities Implementation Strategy will be developed through the preparation of Precinct Plans to deliver the range of human services. The phasing and specific types of facilities and services will be guided by the criteria set out in Appendix III. The Precinct Plan will identify locations for human services facilities in accordance with the following: i) located in close proximity to pedestrian, cycling and transit systems ii) co‐location of human services with other uses 4
c)
That community facilities and human services delivery are designed in a manner that ensures inclusivity and accessibility for residents, workers and visitors. Modify Section 6.5 by adding a new subsection 6.5 c) as follows: “c) The provision of community services and facilities will be set out in the Precinct Plans and will be guided by criteria set out in Appendix III.” Add Section 7.1.5 to the end of Section 7.1 Public Realm as follows: “7.1.5 Public Art i) encourage the inclusion of public art in all significant private sector developments and public spaces; and ii) require the dedication of 1% of the capital budget of all major Regional and local municipal buildings to public art.” 27.
28.
29.
Modify Section 8.1.1 d) by adding the words “as adjusted by the subsequent Richmond Hill/Langstaff Centre‐wide Transportation Study (2011) consultant reports prepared for York Region” after the words “Langstaff Gateway Land Use and Built Form Master Plan Transportation Report (2009)”. 30.
Modify Section 8.1.2 f) and g) by changing the words “Transit Concourse” to “Pedestrian Concourse, as part of the Multi‐use Corridor”. 31.
Modify Section 8.1.2 Transit, by adding a new subsection between 8.1.2 j)v) and 8.1.2 j)vi), as follows: “vi) provision of cycling facilities such as covered and secured bicycle storage, lockers, and shower facilities;” and renumbering the original 8.1.2 j)vi) and 8.1.2 j)vii) to 8.1.2 j)vii) and 8.1.2 j)viii) respectively. 32.
Modify the renumbered subsection 8.1.2 j)viii) by deleting and replacing the section as follows: “viii) Review and comply with the following to create an accessible environment for individuals that are mobility impaired. • design and placement of newspaper boxes, garbage containers and other street furniture at of transit stops; • design of sidewalks, including curb cuts to provide a continuous barrier‐ free path to transit service • Town’s Accessibility Guidelines, as amended from time to time; • The Accessibility for Ontarians with Disabilities Act (AODA).” Modify Section 8.1.4 Transportation Studies, by deleting and replacing the section as follows: “8.1.4 Transportation Studies a) The Langstaff Gateway Land Use and Built Form Master Plan Transportation Study (2009) as adjusted by the subsequent Richmond Hill/Langstaff Centre‐wide Transportation Study (2011) 5
consultant reports prepared for York Region, identified specific improvements related to the internal and external transportation system during proposed phases of development as established in Section 11.5. The transportation component of the Langstaff Gateway Development Phasing Plan, established in Section 11.3, shall identify required construction/delivery of roads, road widening, transit services or other infrastructure, in sufficient detail to support the advancement of development beyond a certain phase or sub‐phase. b) The Ministry of Transportation, 407ETR, York Region and/or the Town may require the preparation and approval of area/site specific Transportation Impact Studies in support of applications for draft plan of subdivision or condominium approval or site plan approval. Each study shall reflect the approved Langstaff Gateway Land Use and Built Form Master Plan Transportation Study (2009) and the Richmond Hill/Langstaff Centre‐wide Transportation Study (2011) consultant reports and Schedule ‘FF’ – Transportation Plan and Schedule ‘GG’ – Transit Plan, and shall be completed to the satisfaction of the Ministry of Transportation, 407ETR, York Region, and/or the Town in accordance with the approved Ministry of Transportation, York Region and Town standards and guidelines for Transportation Impact Studies. 33.
c) A comprehensive mobility plan to implement the transportation components, referred to in subsections a) and b) above, will be developed through the preparation of Precinct Plans. The mobility plan will be completed to ensure: i) communities are designed to have interconnected and accessible mobility systems with an emphasis on pedestrian movement, cycling and transit use; ii) the early integration of transit into the community; iii) the implementation of parking management, travel demand management measures, and trip reduction strategies; and iv) the provision of facilities necessary to support the mobility systems including the delivery of a weather‐
protected system of pedestrian and cycling paths.” Modify Section 8.1.5 a) by adding the following new paragraph to the end of the section: “The Multi‐use Corridor with separate busway and bicycle/pedestrian trail from the Richmond Hill Centre Viva Terminal to Langstaff Road shall be opened to permit transit, bicycle and pedestrian access north to Richmond Hill.”, such that the subsection reads: “a) The Official Plan Amendment provides for, and this Secondary Plan accommodates, the extension of certain streets to connect with the Town’s existing road network. 6
34.
35.
36.
37.
38.
The Cedar Avenue underpass shall be opened to permit automobile, transit, bicycle, and pedestrian access north to Richmond Hill. The Multi‐use Corridor with separate busway and bicycle/pedestrian trail from the Richmond Hill Centre Viva Terminal to Langstaff Road shall be opened to permit transit, bicycle and pedestrian access north to Richmond Hill.” Modify Section 8.1.5 b) by deleting the word “this” after the words “achievement of” and add an “s” to the word “extension”, such that the paragraph reads: “b) Development approvals will be phased and monitored to ensure that the transportation system is adequate to accommodate proposed development and will be phased in accordance with the provisions of Section 11.5, dependent on the achievement of these road extensions, amongst other matters.” Modify Section 8.1.7.1 by adding the words “and Richmond Hill/Langstaff Centre‐
wide Transportation Study (2011) consultant reports” at the end of the second paragraph and adding an additional subsection d) as follows: “d) A bicycle station placed near the Langstaff/Longbridge subway station shall be implemented as part of the opening of the subway.” Modify Section 8.1.8.1 a) by adding the words “where appropriate” to the end of the sentence. Modify Section 8.1.8.2 b) by adding the words “Parking management strategies and standards should include policies that addresses shared parking requirements between complementary uses and preferential locations for carpooling and car‐
sharing spaces.”,such that the Section reads: “b) Access locations, specific parking provisions and standards for the various land uses found within the Langstaff Gateway will be incorporated into the applicable Zoning By‐law consistent with the Langstaff Gateway Urban Design and Streetscape Guidelines and a transit dependent Regional Centre. Parking management strategies and standards should include policies that addresses shared parking requirements between complementary uses and preferential locations for carpooling and car‐sharing spaces.” Modify Section 8.1.9 Travel Demand Management by adding the words “,to the satisfaction of the Town and Region,” after the words “each development proponent”, and adding the word “,institutional,” after the word “residential”, such that the paragraph reads: “A comprehensive Travel Demand Management plan, will be prepared by each development proponent combined with the Transportation Studies outlined in Section 8.1.4, to the satisfaction of the Town and Region, and shall include initiatives, developed and implemented by the Langstaff Gateway residential, institutional, and business communities, that will 7
reduce the number of trips, trip length, and reliance on single occupancy vehicles and promote a shift from automobile use to other modes of transportation.” 39.
40.
41.
42.
43.
44.
45.
Modify Section 8.2.2 by adding the following sentences: “The York Durham Sewage System extension to service the Richmond Hill/Langstaff Gateway Urban Growth Centre will be provided through a new Regional trunk sewer flowing to the existing Richmond Hill Collector Trunk to the east of the area as determined through the Environmental Assessment process.” Modify Section 8.2.7 by adding the following two new subsections as follows: “b) Waste generated during demolition and/or construction within the Langstaff Gateway will be reduced and diverted from landfill. c) New multi‐unit residential buildings will incorporate three‐stream waste collection capabilities.” Modify Section 9.2 a)i) by adding the following to the end of the subsection: “The Performance Measurement Targets will include: • a minimum water conservation target of 10% greater than the current Ontario Building Code for all new buildings; • grade‐related (3 storeys or less) residential buildings achieve a minimum performance level that is equal to an ENERGY STAR® standard; • mid‐ and high‐rise (4 storeys and greater) residential and non‐residential buildings shall be designed to achieve 25% greater energy efficiency that the Model National Energy Code for Buildings.” Modify Section 9.3 c) by adding the words, “on all residential buildings for uses such as outdoor irrigation and outdoor water use, ” after the words “reuse of rainwater”, such that the paragraph reads: “c) rainwater harvesting and reuse of rainwater on all residential buildings for uses such as outdoor irrigation and outdoor water use, and,” Modify Section 9.7.1 (e) by adding the following sentence to the end of the subsection: “Any development on brownfield sites shall be remediated to an acceptable level as per the Environmental Protection Act that is suited to the proposed use and ensures that there will be no adverse effects.” Modify the title of Section 9.8 by deleting the word “and” and replacing it with a comma and adding the words “,and Air Emission” after “Vibration”, such that the title reads: “9.8 Noise, Vibration, and Air Emission Attenuation” Modify Section 9.8.1 by adding a new subsection b) as follows: “b) sensitive uses such as schools, daycares and senior’s facilities will not be located adjacent to significant known air emissions sources such as controlled access 400‐series highways and/or mitigation measures are included as needed.” 8
46.
47.
48.
49.
50.
51.
Modify Section 10.0 Cultural Heritage Policies, by add 2 new subsections at the end of the Section as follows: “j) Where burial sites are encountered during any archaeological work or land disturbing activity, all work must immediately cease and the site secured. The appropriate provincial and municipal authorities shall be notified by the proponent and the required provisions under the Cemeteries Act, Ontario Heritage Act, along with other applicable protocol or policy must be followed to provide for culturally appropriate and respectful treatment of the discovery. A licensed archaeologist(s) shall be required to assess and/or monitor the property, and recommend conservation strategies. k) If the archaeological resources pertain to First Nations and/or Métis heritage, a protection and/or management plan will be developed in consultation with appropriate First Nations and Métis communities. Where the appropriate cultural affiliation cannot be identified, the closest First Nation or Métis shall be consulted. In circumstances where archaeological resources are to be preserved on a site, the Town shall consider regulatory tools such as zoning restrictions and heritage easements.” Modify Section 11.1 c) by adding the following sentence to the end of the section, “In particular, comprehensive monitoring of transportation system performance and usage is required as part of phasing implementation conditions.” Modify Section 11.3 e) by adding the following subsections: “x) An Affordable and Special Needs Housing Implementation Strategy xi) Community Services and Facilities Implementation Strategy xii) Mobility Plan” Modify Section 11.3.1 by deleting subsection d) in its entirety. Modify Section 11.5.1 by deleting the first words of the first sentence “The Town has prepared a phasing strategy” and replacing them with the words “A Development Phasing Plan for the Langstaff Gateway shall be prepared”. Modify Section 11.5.2 by deleting the word “generally” in the first sentence. 52.
Further modify Section 11.5.2 Development Phasing Plan, by deleting and replacing the second paragraph as follows: “Given the lengthy build out expected, it is anticipated that the location and sequencing of development may be adjusted over time. Therefore the Langstaff Gateway Development Phasing Plan and Schedule ‘II’ may be modified by Council to accommodate limited, contiguous, and minor boundary adjustments to specific phases, without amendment to this Secondary Plan, provided the overall residential unit maximums for each phase, as outlined in section 11.5.2 b) c) and d) below are not exceeded, and the minimum retail and service, community services and facilities (civic uses), offices, and public parks and open space for each phase are met, and the corresponding infrastructure is 9
53.
provided. If the minimums cannot be met, and/or the maximums are to be exceeded, and/or infrastructure cannot be provided as required, an amendment to the Secondary Plan is required and is subject to Town Council and Regional Council approval. Further modify Section 11.5.2 Development Phasing Plan, by adding the following new paragraph following the second paragraph and prior to 11.5.2 a) as follows: “Monitoring, to ensure consistency with the development phasing and sequencing requirements, land use mix including residential and employment, and transportation modes and modal splits, will be undertaken to the satisfaction of York Region and the Town of Markham throughout the planning and development approvals process, and which will inform the release of development phases.” Further modify Section 11.5.2 Development Phasing Plan, by deleting subsection 11.5.2 b) and replacing it with the following: Based on these modifications Section 11.5.2 b) will read: b) Phase 1 of the development of Langstaff Gateway shall be limited, as per the above noted paragraphs, to those areas depicted on Schedule ‘II’ – Development Phasing and Precinct Plan as Phase 1 for the Langstaff Gateway West and East lands delineated by CNR tracks. Phase 1 shall include the following: i) Up to 5,000 residential units; ii) A minimum of 21,600m2 of retail and service floor space; iii) A minimum of 6,100 m2 of community services and facilities (civic uses); iv) A minimum of 33,600 m2 of office; and v) 4.83 ha of public parks and open space. Phase 1 for the Langstaff Gateway West shall include the development and acquisition of Pomona Mills Creek Park, and transit circulator connection north to Richmond Hill Transit Station through the Highway 407 underpass (Multi‐use Corridor) adjacent to the CN Rail line, Langstaff Road as a 4 lane major collector with a grade separation at the CNR tracks, Cedar Avenue extension north from Langstaff Road in Markham to High Tech Road in Richmond Hill, and transit priority measures on Bayview Avenue, amongst other requirements established in the Langstaff Gateway Development Phasing Plan. Phase 1 for the Langstaff Gateway East shall include completion of the Langstaff Woodlot Management Plan, and development and acquisition of parklands associated with Woodland Park and Linear Park East, and completion of the Cedar Avenue extension north from Langstaff Road in Markham to High Tech Road in Richmond Hill, Langstaff Road as a 4 lane major collector east of the CNR tracks, and transit priority measures on Bayview Avenue, amongst other requirements established in the Langstaff Gateway Development Phasing Plan. 10
The transportation improvements may be implemented incrementally throughout Phase 1 in accordance with the Richmond Hill/Langstaff Centre‐
wide Transportation Study (2011) consultant studies prepared for York Region and will include transit service improvements, active transportation, and Travel Demand Management Measures in addition to the specific requirements outlined above.” 54.
55.
Modify Section 11.5.2 c) to delete the word “commercial” in subsection 11.5.2 ii), and delete the words “the completion of the north boulevard (Langstaff Road) grade separated crossing of the CN Rail line,” in both occurrences in the third and fourth paragraphs and replace with “the completion of the south boulevard grade separated crossing of the CN Rail line,”. Modify Section 11.5.2 d) by inserting a new paragraph after the first paragraph as follows: “Phase 3 shall include the following: i) Up to 6,514 residential units, ii) A minimum of 24,400 m2 of retail and service floor space; iii) A minimum of 1,775 m2 of community services and facilities (civic uses); iv) A minimum of 126,555 m2 of offices; and v) 0.5 ha of public parks and open space.” Further modify Section 11.5.2 d) by adding the words “,the completion of the covered, weather‐protected Pedestrian Concourse enhancement to the Multi‐use Corridor, and CNR grade separation for Main Street” after the words “Highway 407 Transitway” in the last and second last paragraphs of the Section. 56.
57.
58.
59.
Modify Section 11.6.2 b) iv) by adding the word “additional” prior to the word “affordable”, such that the paragraph reads: “iv) The provision of additional affordable and special needs housing including housing for senior citizens;” Modify Section 11.9.1 b) by adding the words “in consultations with the relevant Provincial Ministries, Regional Departments, and agencies” after the words “satisfactory to the Town”. Modify Section 11.10 Land Dedication and Acquisition by adding the words “at no cost and free of all encumbrances” after the words “The Town shall require land to be conveyed”. Modify Section 11.12 by deleting the Section and replacing with the following: “A financial strategy and plan will be developed for the Langstaff Gateway Planning District by the Town, in consultation with the Province and Region of York, to support the delivery of higher standards of infrastructure, transit, active transportation, travel demand management, and sustainable development practices in the Langstaff Gateway.” 11
60.
61.
62.
Add new policy to Section 12.0 INTREPRETATION as 12.3 Technical Changes “12.3 Technical Changes An amendment to this Plan is not required where a change to a policy, designation or Schedule is technical in nature and the intent of the Plan is maintained. Changes may be made during office consolidations for the purpose of: a) Altering the numbering, cross‐referencing and arrangement of policies, text, tables, figures, schedules and appendices in this Plan; b) Altering punctuation, and language to obtain a uniform mode of expression, grammar and/or correcting typographical, grammatical, mathematical or technical mapping errors; c) Updating the base mapping or adding technical information to the Schedules or Appendices to show existing and approved infrastructure; and/or d) Changing format or presentation.” Modify Schedule ‘FF’ – Transportation Plan by deleting the words “Planned Link (Transit Pedestrian Concourse)” and replacing them with “Multi‐use Corridor”. Modify Schedule ‘FF’ – Transportation Plan by adding all of the trails and lanes within or connected to the Langstaff Gateway area that not already shown on the Schedule as shown on the attached Diagram 1 (Exhibit 39 – Recommended UGC Cycling Network). 63.
Modify Schedules ‘FF’ – Transportation Plan and ‘GG’ – Transit Plan by adding all the rights‐of‐way noted in Section 8.1.6.1 and 8.1.6.2 of the Secondary Plan to the Schedules. 64.
Modify Schedule ‘GG’ – Transit Plan by deleting the word “Transit Concourse” and replacing it with “Multi‐use Corridor”. 65.
Modify Schedule ‘II” – Development Phasing and Precinct Plan by including all of Langstaff Road East from Bayview Avenue to Yonge Street in Phase 1 and adding the follow text to the Schedule “The transportation, servicing, and community services and facilities, minimum non‐residential floor area and public park and open space requirements for each phase shall be met prior to approval of development in any subsequent phase.” 66.
Add Appendix III as a non‐operative section to the end of the Secondary Plan, Part IV – The Appendices, as attached: 12
APPENDIX III
Community Facilities and Human Services Needs
The following is intended as a guide to determine and to implement the various
community facilities and services needs at each phase, through the development review
and approvals process, in consultation with the appropriate parties and agencies.
Requirements are subject to change. Due to the long-term nature of the Centre, future
facility and service requirements will be affected by evolving legislative requirements,
and demographic market changes.
Requirements by Development Phase
1
2
3
Services and Facilities
Public Library Community library Additional library
Full library
space
Comment
Phase
Recreation
Facilities
Culture
Multi-purpose
Dedicated space Small pool and
space with
for seniors.
fitness center.
capacity to host a
This may be
variety of activities,
provided by the
including meeting,
private sector
recreation and
cultural programs.
Public Art
Public Art
Public Art
Cultural community
spaces
Fire Services
Office space for
community and
small business
Outdoor
performance and
event space
As required
Cultural
community
spaces
Office space for
community and
small business
Outdoor
performance and
event space
As required
Incorporation of artist’s spaces, opportunity to live and
work and support the creative economy.
Outdoor performance and event space
As required
Regional
Services Hub
Office space
Office space
Information
Office Space
kiosk/small office
Office Space
Senior
Housing
Potential for co-location.
Office space for community and small business
Indoor and
Outdoor Space
as required
Regional and
Community
Health
Services
Other
Community
Services
A large amenity, such as an arena and aquatic facility,
may be required in the surrounding area to service this
location. A sportsfield should be considered through the
school development.
Cultural community spaces
Day Care/Child Indoor and
Indoor and
Care/After
Outdoor Space as Outdoor Space
School Care
required
as required
Office space
Population growth triggers library space requirements. The
delivery of library space is to be phased in with population
growth.
Fire service requirements will be identified in the Master
Fire Plan.
Demographic makeup and the number of jobs will impact
the requirement of day care space.
Flexible space to be shared and adapted to multiple
purposes.
Public Health Office, clinic space.
Office and Agency
Space
N/A
Office and
Agency Space
Office and
Meeting Rooms for non-profit agencies and community
Agency Space groups. E.g. Settlement Services, emergency drop in
centres.
13
School
Requirements
One
One
One
School to accommodate 550 pupils
Gym,
Library,
Flex space for future expansion,
Hard Surface Play Area,
Soft surface Play area,
Parking and traffic circulation
Parent and Bus Drop-off
14
Diagram 1 (Exhibit 39 – Recommended UGC Cycling Network) 15
Density Comparison Analysis Summary Development Area Area (ha) 47 70 170 8.6 Proposed Residential Units 15,140 7,900 48,482 4,992 Langstaff Gateway Richmond Hill Centre North York Centre Bathurst‐ Strachan District (downtown Toronto) South Financial District (downtown Toronto) TIFF Bell Lightbox @ King & John (downtown Toronto) 7.0 1.4 Residential Population 32,248 15,800 96,965 8,986 Proposed Non‐Res GFA 359,155 433,000 2,102,600 1,639 14,587 15,693 70,087 36 996 450 983 1,050 4,217 6,656 308,525 13,426 2,869 1,435 2,251 17,261 536 1,990 Employees Res/Emp per ha Council Attachment 4
Key Hard Infrastructure Required by Phase
Langstaff Gateway
Precinct
Key Hard Infrastructure Requirements
(in addition to fine grain road system, pedestrian and bike links and Travel Demand Management (TDM))
West
East
Central
Phase 1
- Cedar Avenue Extension
- Multi-use Corridor under 407
- Bayview Transit Priority Measures
- Langstaff widening to 4 lanes & CN
Railway overpass
- new Regional Trunk Sewer
Phase 2
- Yonge
Subway
Extension
- CN Railway
overpass at
South Blvd.
Phase 3
- 407 Transitway
- Cedar Avenue Extension
- Bayview Transit Priority Measures
- Langstaff widening to 4 lanes to
CN Railway
- new Regional Trunk Sewer
- local sewage pumping station
- Yonge
Subway
Extension
- CN Railway
overpass at
South Blvd.
Build out complete in Phase 2
- No Phase 2
development
- 407 Transitway
- Pedestrian Concourse (covered,
weather protected concourse in
Multi-use Corridor)
- CN Railway overpass at Main St.
- No Phase 1 development
All of Langstaff Road to be included in Phase 1 through modification Council Attachment 6
Response to Provincial Letter of June 2/11 (received June 3/11) for Langstaff Gateway Secondary Plan Topics Raised by Province Coordination of Cross‐jurisdictional Issues (pg. 2) Coordinated and comprehensive approach with OPA 183 approval prior to ROPA 4 approval Minimum Gross Density Targets (pg.2&3) Impact of proposed densities on other UGCs in York – Vaughan Metropolitan Centre, Markham Centre, Newmarket Centre Regional land budget YORK‐#3402321‐v4‐
PED__8_(7)_Amendment_No__183_and_184_to_the_Town_of_Markham_Official_Plan_(Langstaff_Gateway_Secondary_Plan)_Attach
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Commitments to major transit infrastructure investments Regional Response The key components of ROPA 4 have been integrated into OPA 183 through modifications: OPA 183 held to tests of ROPA 4 principles • Regional approval required for changes to maximum or minimum development levels in each phase or infrastructure requires • Monitoring of centre required to ensure achievement of Regional objectives and to inform decisions on any amendments to plan, Regional approval, or infrastructure delivery change • Coordination with the Province is also key for the delivery of the UGC vision – support from Province in terms of new tools, funding, infrastructure delivery and ongoing engagement throughout the implementation process is important for success • Each UGC has a unique role and transportation infrastructure components; they all have different density and land use characteristics which are intended to complement the specific setting and also the broader Centres and Corridors Structure • Intend to meet and exceed 200 people/jobs combined per ha by 2031 for each UGC as per the Provincial Growth Plan • Build out of Langstaff Gateway will be over the longer term (2051) • Proposed phasing plan protects for the longer term build out of the plan at densities appropriate for a unique centre serviced by a subway, provincial transitway, Viva, GO and Highway 407 • If any of these key infrastructure components are removed, the plan will need to be comprehensively reviewed and the necessary adjustments made by amendment. • Region and Metrolinx have made commitments to the Viva system • Viva Rapidway on Yonge from Hwy 7 to Major Mackenzie funded – construction start 2012 with completion in 2015 • Viva Rapidway on Highway 7 from Yonge to Warden funded – construction started 2010 with completion in 2014 Topics Raised by Province If gross density targets not achieved Resident to employment mix of 32,000 people to 15,000 jobs and 1:1 ratio target in Regional OP Transportation (pg. 3) Impacts on Highway 400, 401 and 404 Overall transit modal share inclusion in each phase Yonge North Subway Extension approval status Regional Response • GO Train service is in place – increases in service level are anticipated based on input from Metrolinx • Both the Yonge Subway Extension and 407 Transitway have Environmental Assessment approval in 2009 and 2011 respectively • Phasing of development tied to delivery of infrastructure • Plan protects for the long term development of area, if minimums cannot be met, review and amendment of the plan is required • Langstaff Plan has provided for residential maximums and non‐
residential minimums requirement for each phase of development • Minimum resident‐to‐employee ratio of 2:1 will be achieved with potential for the long term 1:1 target ratio to be achieved over time within the Centre and along the Yonge Corridor. • Expected that impacts on broader 400 series highway system were anticipated when UGCs were identified through the Growth Plan • Langstaff is also planned to be transit‐dependant reducing impacts in the future • Mobility plans are required prior to any development occurring which are to include early introduction of transit into the community • Modal splits were recommended in the Centre‐wide Transportation study which will be the basis of the mobility plans • Monitoring of modal splits is required to move from one phase to the next. • Both the Yonge Subway Extension and 407 Transitway have Environmental Assessment approval in 2009 and 2011 respectively • Alignments are reflected in Centre‐wide Transportation Study which will be the basis for the mobility plans • Yonge Subway alignment and entrances locations are in accordance with approved Environmental Assessment • Funding and timing still to be determined YORK‐#3402321‐v4‐
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Topics Raised by Province Regional Response Modification of minimum and maximum levels of development if • Plan protects for the long term development of area (40 year+ plan any of higher order transit not approved? for build out), if infrastructure cannot be provided, minimums and maximums to be reviewed in future and refinement of the plan is required Phasing (pg. 4) • As per Section 11.5.2(e) – minimum of 75% of residential units Moving from phase to phase must be completed and all non‐residential floor space and required infrastructure completed for the phase in order to move to next phase. Timing for large infrastructure such as Yonge Subway • Plan protects for the long term development of area (40 year+ plan for build out), if infrastructure cannot be provided, minimums and maximums to be reviewed in future and refinement of the plan is required Criteria for considering an amendment to Secondary Plan • Monitoring of development levels, modal splits, infrastructure regarding maximum, minimums or infrastructure requirements delivery, community service delivery will inform decisions on amendments Implementation and financial policies to ensure and coordinate • Precinct Plans supported by a variety of specific implementation shared infrastructure and common service costs plans are required prior to development in addition to a financial strategy and plan linked to each phase Richmond Hill/Langstaff Centre‐wide Transportation Study • Reference included through modifications; mobility plans must be (2011) consistent with findings in study for each phase Process to ensure Regional and Provincial input to changes in • Official Plan Amendments to minimums, maximum or phasing plan that impact regional or provincial interests infrastructure requirement require Regional Council approval with Provincial input • Continuing engagement with Province is important for important to ensure goals and objective for UGC can be achieved – support required from Province through new tools, appropriate funding and timely delivery of infrastructure • ROPA 4 re‐enforces the need for Regional Council approval – consider adding specific reference to Provincial interest through ROPA 4 YORK‐#3402321‐v4‐
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Topics Raised by Province Provincial Approvals (pg. 5) Parkway Belt West amendments required Building and land use permits required under Public Transportation and Highway Improvements Act Regional Response • Recommend letter to request Province to amend Parkway Belt West plan or clarify that Growth Plan prevails • Circulation to MTO will be part of development approval process – mediation must be used, as required, to achieve UGC goals and objectives • Engagement of Province important through continued planning and implementation stages Easement needed from ORC with respect to hydro lands • Any required easements from ORC or other parties will be addressed through development approval process and Provincial engagement process Suggested modifications to OPA 183: 1. 3.16.2(b) – consistent with Section 2.2.6.5 of the Growth Reviewed suggested modifications by the Province and recommend Plan, this policy should be revised to read: “Conversion of inclusion of modifications in Regional approval as follows in Attachment 1 to this staff report: lands subject to a Regional Centre employment 1. added as modification 3 designation may only be considered at the time of an 2. addressed by modification 6 Official Plan Review.” 3. addressed by modification 35 2. 4.4.2 – this section should be further developed to 4. addressed by modification 37 explicitly highlight sustainable development as it relates to infrastructure. For example, a policy should be added 5. added as modification 36 6. added as modification 43 to promote active modes of transportation. 3. 8.1.7 – to encourage active modes of transportation, this 7. added as modification 57 section could be strengthened by adding an additional policy which emphasizes the importance of pedestrian and bike path connections to transit stations. The policy should focus on the importance of connections to, and appropriate facilities at, community and public facilities 4. 8.1.8 – in order to promote alternate modes of transportation, this section should include a policy to emphasize preferential parking for Transportation Demand programs, such as car‐sharing and carpool programs. YORK‐#3402321‐v4‐
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Topics Raised by Province Regional Response 5. 8.1.8.1 (a) – with regards to on‐street parking we recommend adding, “…where appropriate” at the end of this policy 6. 9.7.1 (e) – Consistent with section 3.2.2 of the PPS, this policy should include appropriate wording to ensure that remediation of brownfield sites occurs to an acceptable level that is suited to the proposed use and ensures that there will be no adverse effects. 7. 11.9.1 (b) – this policy should be modified to read: “Prior to the final approval of a plan of subdivision or condominium, siting and design review satisfactory to the Ministry of Transportation, 407 ETR and the Town shall be prepared for all development with the Langstaff Gateway Planning District.” YORK‐#3402321‐v4‐
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LANGSTAFF GATEWAY SECONDARY PLAN

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