A P R I L
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PLANNING & RATIONALE PRECINCT: Future Families & Complete Communities 7282 HIGHWAY 7 MARKHAM, ON
Prepared By : Kazi Musaddique Hossain
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Prepared For : Proffessor: R. Keeble | PLE655 Site Planning II
PREPARED BY: KAZI MUSADDIQUE HOSSAIN PREPARED FOR: RYERSON UNIVERSIT Y || THE SCHOOL OF URBAN AND REGIONAL PLANNING
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TABLE OF CONTENTS 1.0 IN TRODUCT ION 1.1 SI T E LOCATION + DESCRIP TION ......................................................................................................4 1.2 DEVELOPMEN T OVERVIEW ..............................................................................................................6 1.3 DEVELOPMEN T RATIONALE SUMMARY .............................................................................................7 2.0 BUILT FORM OVERVIEW ...........................................................................................................................8 3.0 SUBDIVISION PLANS ............................................................................................................................14 4.0 PROPOSAL DETAIL 2.1 RESIDEN TIAL ZONES ........................................................................................................................16 2.2 COMMERICAL/EMPLOYMEN T LANDS ...............................................................................................19 2.3 MIXED USE ........................................................................................................................................22 2.4 CIRCULATION ..................................................................................................................................24 2.5 PARKS / OPEN SPACE / ECOLOGICAL ZONES / HERI TAGE ..........................................................26 2.6 SERVICING & LANDS SET ASIDE ............................................................................................29 5.0 PLANNING JUST IFICATION/RATIONALE ................................................................................................30 6.0 SCHEDULE OF LAND USE .......................................................................................................................32 7.0 REF ERENCES.....................................................................................................................................33 [All renders and visuals are produced using Adobe Photoshop, Adobe Illustrator, AutoCAD, Google Sketchup and Vray unless otherwise sourced]
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1.0
Site/Base Map
1.1 INTRODUCTION
Circulation
The 25.76-hectare Subject Site is located South-West corner of the Donald Cousens Pkwy in the City of Markham under the York Region. The site has two heritage buildings located on the lands: 7625 Highway 7 – Abraham Reesor Farmhouse and 7323 Highway 7 – Frank Albert Reesor House. These properties are listed in the Markham Inventory of Heritage Buildings. A woodlot occupies the primarily agricultural site. Land uses surrounding the site and subject lands include Highway 407 and an existing stormwater management pond that sits south of an already developed and established single-family low-density residential community to the West. To the north past, Highway 7 are vacant lands that are currently undergoing significant residential development with further proposals of commercial retail and residential uses, office development and higher density mixed-use developments proposed even further north of the site. East of the site, across Donald Cousens Pkwy, are vacant lands designated for
Density and Land uses
Employment/Business uses. The City of Markham has stated specific interest in protecting employment lands. To the South lies, Highway 407 are existing supermarkets, banks, schools and well established suburban residential communities. The site falls under Cornell Secondary Plan boundaries. The lands surrounding the site can primarily be characterized by the changing land uses interests with significant residential and employment development interests at play. Our site sits on a regional corridor and center as zoned by the City of Markham, on the edge of the city and among the last pieces of land that face strong development interests. The planning is in various stages, and some developments have been approved and granted for mixed-use communities.
Site Context Explosion 4
Aside from the residential areas, a considerable expanse of green space and open space exist. As mentioned, the site exists in an open, vacant green space. Furthermore, the southern portion of the site holds a significant watershed that serves as a runoff for rainwater and melted snow. Stormwater
Proposed Site Massing
management facilities will likely be required on-site as the site elevation will pool water together to the south of the site, stormwater management ponds already exist east of the site and serve the already existing neighbourhood there. The site can be easily accessed by car, as it is adjacent to Highway 7 and Highway 407. The Community of Cornell is adequately serviced municipally. Fire stations, police stations and Markham-Stouffville hospital are within walking distance of the site. The surrounding communities are adequately serviced by the school board; there exist five schools within a 500m radius of the site. The site is in near proximity to many drugstores, banks, clinics and grocery/shopping facilities. However, they are not within a short walking distance. For example, the nearest shopping center is across a busy highway south of the site.To the west of the site, is a complex system of ravines, which serves as a watershed and habitat for local flora and fauna, to the east, the sites sit in close proximity to the Rouge Valley National Urban Park. This regional open space is a major natural heritage asset for southern Ontario. This importance is reflected in a recent federal government decision to identify Rouge Park as a new National Park. The proximity of Rouge Park to Cornell is unique as it will be the only National Park close to other more traditional parks and “suburban woodlots,� services and amenities.The development of Cornell Centre will implement the following principles in relation to Rouge Park, the park should be visible and accessible from the adjacent communities, and our proposal aims to do such. Moreover, the City of Markham is seeking to revitalize the area along Highway 7, which will act as a green boulevard and a gateway to the park for the residents of the communities within distance. PREPARED BY: KAZI MUSADDIQUE HOSSAIN
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1.2 Development Overview Numbers show that the City of Markham is thriving, the median age of residents in the City is 41.1Years of Age, which is lower than the national average, the City is comprised of a strong, diverse mix of ethnic backgrounds (Statistics Canada, 2019). Furthermore,The Projections for growth in the population of Ontario to 2046 under high and low references expected to experience growth over 20.4% at the very least,or 2.9 million new Ontarians;a projected growth of 38% (ON Ministry of Finance,2019).In projection estimates,both seniors and children populations are expected to grow,and the most important factor is that older age structures will be prevalent as the years continue.This is only offset in the GTHA with the result of strong migration patterns and infant birth rates (ON Ministry of Finance,2019). In preparation for a development proposal, the subject site (South-West of the Donald Cousens Pkwy & Highway 7) was analyzed by the demographics of its surrounding populations. Falling Under Ward 8 in the City of Markham, the areas surrounding Cornell are about half (53%) recent Immigrant’s 45% being non-immigrants, 81% of whom originating from Asia. The Minority community in Ward 5 is present by almost three quarters (78%). 63% of the ethnic origins are from Asia in the Ward. 45% of the Ward’s residents are over 40 years of ager, with almost 33% being in the 40-64 age category. Children 0-19 make up almost 28% of the population. Average Private Household Incomes are at $111,500 in the Ward (Markham, 2016). This Proposed Plan will propose redevelopment is supportive of policy directions articulated in the Provincial Policy Statement, the Growth Plan for the Greater Golden Horseshoe, which promotes intensification on sites well served by municipal infrastructure, including public transit. While the site is located in an auto dominated area, it is the hope that the proposal will connect a community through walkable means to work and play. It is also close to major recreational and commercial amenities, and employment uses. In this regard, the residential population to be added through the proposed redevelopment will be able to take advantage of these amenities and opportunities. It is our opinion that the proposed development represents good planning and urban design
Intensity & Mixed Uses
7282 HIGHWAY 7 | FINAL PROPOSAL APRIL 2020
Walkability & Transit
Family Oriented
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1.3 Development Rationale Summary
With the Statistics in mind and the alarming state of housing affordability in the Toronto and its neighbouring municipalities and a shortfall of housing stock, “Toronto’s housing market may head back to 2017” (Kalinowski, T., 2020). Single Family Homes are the most expensive in the Greater Golden Horseshoe, and the costs remain high in the resulting demand and population dynamics. A lack of a wider variety and higher density of housing options that support policy directives laid out in the provincial plan is our proposal’s primary goals. In stating so, and considering Markham’s population and age dynamics, the proposal on the subject site envisions a community in which the highest density mixeduse building will be positioned along Highway 7 and be home to employment, commercial and living spaces transitioning into an Employment Zone supporting the area. Further leading to lowest intensity residential uses and recreational space. (See; Proposed Site Massing) With a large employment district and a rapidly growing regional hospital, Cornell Centre will be home to thousands of high-quality jobs in the long term. The hospital is an existing and growing employment cluster that will continue to be nurtured. Health and wellness-related employment opportunities will be supported in areas surrounding the hospital, and convenient regional transit will facilitate access. A diversity of employment types is envisioned in the large southeast employment district. Highway 7 will accommodate mid-rise office-type buildings and residential buildings to reinforce this street’s significance and maximize transit potential. Campus-like office environments will develop in the Employment Districts with at grade community amenities such as retail or office uses.
The target group of our proposal is aimed at young families in the GGH region that are amidst an affordability crisis by creating a complete neighbourhood and community that fosters the well-being of children in a community that is pedestrian oriented and hosts amenities and employment opportunities on site and within distance.
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2 .0
BUILT FORM OVERVIEW
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Built Form Massing & Zoneing Intensity Diagram
Character Fitting, Residential Row Houses concept
Midrise Residential Apartment buildings concept PREPARED BY: KAZI MUSADDIQUE HOSSAIN
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STACKED TOWN HOUSES
BLOCK 86 OPEN SPACE S.W.M.
ROAD PATH
ROAD
PATH
Site Elevation Profile: Looking West (Left of Site)
Site Massing Section: Looking East From Proposed Road (Right of Site)
7282 HIGHWAY 7 | FINAL PROPOSAL APRIL 2020
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STACKED TOWN BLOCK 10 APARTMENT/ HOUSES
MULTI UNIT RESIDENTIAL
ROAD PATH
ROAD
ROAD
BLOCK 10 APARTMENT/ BLOCK MULTI UNIT 7 RESIDENTIAL EMPLOYMENT /
BUSINESS ZONE
ROAD
ROAD
BLOCK 3 BLOCK 7 BLOCK 3 MIXED USE RESIDENTIAL / EMPLOYMENT / BUSINESS ZONE MIXED USE COMMERCIAL RESIDENTIAL /
COMMERCIAL ROAD
ROAD
ROAD
0
25
50
75
100 125m
1:2500
0
25
50
75
100 125m
1:2500
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Site Massing Section; Looking West from Donald Cousens Pkwy (Left of Site)
Site Massing; Looking North from Highway 407 (Rear of Site)
7282 HIGHWAY 7 | FINAL PROPOSAL APRIL 2020
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PREPARED BY: KAZI MUSADDIQUE HOSSAIN
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PREPARED FOR: RYERSON UNIVERSIT Y || THE SCHOOL OF URBAN AND REGIONAL PLANNING
3.0
3.1 SITE PLAN
BLOCK 4 MIXED USE RESIDENTIAL / COMMERCIAL BLOCK 4
BLOCK 3 MIXED USE RESIDENTIAL / COMMERCIAL
MIXED USE RESIDENTIAL / COMMERCIAL
BLOCK 3 MIXED USE RESIDENTIAL / COMMERCIAL
BLOCK 2 MIXED USE BLOCK 1 RESIDENTIAL / MIXED USE RESIDENTIAL / COMMERCIAL BLOCK 2 COMMERCIAL
MIXED USE BLOCK 1 RESIDENTIAL / MIXED USE RESIDENTIAL / COMMERCIAL COMMERCIAL
BLOCK 6 EMPLOYMENT / BUSINESS ZONE
BLOCK 5 EMPLOYMENT / BUSINESS ZONE
BLOCK 7 EMPLOYMENT / BUSINESS ZONE
BLOCK 6 EMPLOYMENT / BUSINESS ZONE
BLOCK 5 EMPLOYMENT / BUSINESS ZONE
BLOCK 8 MIXED USE RESIDENTIAL / COMMERCIAL
BLOCK 8 MIXED USE RESIDENTIAL / COMMERCIAL
BLOCK 7 EMPLOYMENT / BUSINESS ZONE BLOCK 10 APARTMENT/ MULTI UNIT RESIDENTIAL
BLOCK 9 APARTMENT/ MULTI UNIT RESIDENTIAL
7C7C7C
14 15 13 16 17 12 BLOCK 9 APARTMENT/ MULTI UNIT RESIDENTIAL
BLOCK 10 19 20 21 MULTI 22 23 APARTMENT/ UNIT RESIDENTIAL
18
7C7C7C
BLOCK 11 APARTMENT/ MULTI UNIT RESIDENTIAL
BLOCK 11
24APARTMENT/ MULTI UNIT 25 26
RESIDENTIAL
27 28
12
13
14
1537
38 17 39 16
BLOCK 83 MIXED USE
42
19
51
52
53
54
40
41
42
43
BLOCK 5284 53 MIXED USE
54
38
43
20
44
45
21
46
22
47
23
48
49
50
24 25
26
62
63
29 30
27
BLOCK 83 MIXED USE
37
4018 41
39
64
51
65
44
66
56
55 75
56
55
45
67
57
76
57
46
68
58
77
58
69
59
78
79
60
59
47
61
48
49
70
71
72
60
61
62
80
81
82
50
73
63
28
31 32
29 33 30 34 74
31 35 32 36 33 34
64
65
66
67
68
69
70
71
72
BLOCK 84 MIXED USE
73
74
35 36
BLOCK 75 85 76 OPEN SPACE RECREATIONAL
77
78
79
80
81
82
BLOCK 86 OPEN SPACE S.W.M.
BLOCK 85 OPEN SPACE RECREATIONAL BLOCK 86 OPEN SPACE S.W.M.
0
30
1:3000
60
90
120 150m
14
40.68
37
30.83
20.58
6 .4 0
52.52
51
18.39
38
19.61
14
4.33
18.28
40.46
18.50
53
18.32
40
19 . 9 5
16
12.51
64
30.81
52
1 8. 3 2
39
19.47
15
48.77
18.16
18.32
55
76
21.34
18.44
20.83
18
42
66
40.36
77
1 8 . 44
67
56
1 8 .4 1
1 8 .8 8
57
18.32
44
68
78
18.44
15.64
19
12.93
12.51
43
18.51
12.93
48.67
49.20
80
18.87
70
59
18.51
46
21
18.63
81
19.51
71
60
1 8 .5 1
47
22
18.20
82
18.59
72
61
18.45
48
23
18.55
39.80
18.24
73
62
18.26
49
24
18.63
74
20.53
63
17.20
50
25
19.1 8
BLOCK 86 OPEN SPACE S.W.M. AREA = 59594.2246
79
19.18
69
58
18.40
45
20
18.63
BLOCK 10 APARTMENT/ MULTI UNIT RESIDENTIAL AREA = 7406.5525
BLOCK 7 EMPLOYMENT / BUSINESS ZONE AREA = 12735.92
50.04
75
27.77
40.38
65
54
1 8 . 32
41
18.72
17
23.64
19.34 40.35
14.09
40.71
80 17.
18.19
14.40
50.75
BLOCK 85 OPEN SPACE RECREATIONAL AREA = 8200.89
BLOCK 84 MIXED USE AREA = 7933.55
BLOCK 83 MIXED USE AREA = 6199.84
13.90
13
56.59
12
56.48 48.33
30.10
56.44 48.15
89 12.
BLOCK 9 APARTMENT/ MULTI UNIT RESIDENTIAL AREA = 8843.08
BLOCK 5 EMPLOYMENT / BUSINESS ZONE AREA = 8138.86
56.52 48.54
6 10.7
56.30 47.88 48.90
56.27 47.76
42.04
BLOCK 6 EMPLOYMENT / BUSINESS ZONE AREA = 9050.87
65.45
56.08 47.71
18.32
26
62.79
31
62.65
30
6 2. 79
29
63.22
36
67.85
35
65.18
34
63.97
33
76.00
63.72
28
.05 68
32
27 R199.65
BLOCK 11 APARTMENT/ MULTI UNIT RESIDENTIAL AREA = 7879.52
BLOCK 8 MIXED USE RESIDENTIAL / COMMERICAL AREA = 15169.97
R574.80
BLOCK 1 MIXED USE RESIDENTIAL / COMMERCIAL AREA = 9927.64
.32
8
59
22.2
49.47
63.88
4
BLOCK 2 MIXED USE RESIDENTIAL / COMMERCIAL AREA = 8077.87
3.3 R4
BLOCK 3 MIXED USE RESIDENTIAL / COMMERCIAL AREA = 10227.49
47.58
BLOCK 4 MIXED USE RESIDENTIAL / COMMERCIAL AREA = 11770.48
18.58
19.53 40.95 56.03 49.74
41.33
56.06 47.29
42.42 55.63
47.02
41.69 55.93 47.18 50.31 42.64
55.70
46.79 50.72
55.80 47.12 50.43
35.43
47.03
18.53
18.40 18.62
43.75
61.89
19.29
0 40.62
18.79
18.1 40.56
18.28
15.95
18.90
PLE 655 FINAL SUBMISSION KAZI MUSADDIQUE HOSSAIN 42.56
45.59
10.33
3.2 BLOCK PLAN & MASTERPLAN RENDER 19.73
54.67
70.53
31.8 6
4.0
4.1 RESIDENTIAL & APARTMENT
Private Households by Occupancy
Commonly Cornell’s neighbourhoods are characterized by a plethora of housing types, encapsulated by a well-connected network of roads and streets. Cornell has seen development focused in residential areas; several acres of land is still undeveloped despite this. This Plan’s contents will remain faithful to the character of the existing boundaries of the wider Cornell Community. Our Plan will forward intensification targets, development interests, and critical transit imperatives that will create a complete community that the City of Markham Envisions. (City of Markham, 2012). Density targets for York region are 50 residents and jobs per hectare; these targets are the goals that drive the development plan. The proposal aims to exceed density targets. Deeper into the parcel of land, the density will decrease from mixed-use mid-rise condominiums towards apartment buildings, stacked townhouses and rowhouses. The strategic utility of the gradual decrease in built form intensity will create a vibrant highway 7 while also encouraging intensity along the highway and keeping true to Cornell’s
Households by Type
neighbourhood focused character. The residential built form of Markham is primarily semi-detached taking up 70.5 percent of the overall types of households followed by row houses (14.2 percent) and apartments (3.3 percent). Furthermore, the numbers of people per household are relatively even. Ultimately, the development of our site will introduce a 1,346 increase in population. Overall, the Secondary Plan anticipates that Cornell Centre will develop with predominantly high-density housing and will accommodate approximately 10,000 residents and 10,000 jobs. Deeper into the parcel of land away from Highway 7, lower density uses bordering Naturally sensitive areas in the style of Stacked or Back-to-Back Townhomes that fit into the character and context of the already established communities around the site. In doing so, our proposal also is supportive of Provincial policy directives to create complete communities within transit accessibility. Our proposal’s target group is to invite the young families in the GGH region that are amidst an affordability crisis by creating a complete neighbourhood and community that fosters the well-being of children in a community that is a short walk from amenities and within distance of employment opportunities.
7282 HIGHWAY 7 | FINAL PROPOSAL APRIL 2020
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CONCEP T RENDER 1
7282 HIGHWAY 7 PROPOSAL Massing view of townhome style rowhouse neighbourhood situated towards the rear of the site and safe pedestrian crossings by use of traffic calming measures such as stop sign intersections, narrow roads and landscaped streets
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7282 HIGHWAY 7 PROPOSAL
CONCEP T RENDER 2
The Apartment Block Massing Render reveals a trainsit oriented cyclist street infrastructure and pedestrian street life
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4.2 COMMERCIAL/EMPLOYMENT LANDS
This plan will consolidate commercial activity within Highway 7 and its nodes. The areas will be characterized by
an increase in building heights and overall intensity. This will ensure the success of retail developments and further align commercial development and employment districts with major Markham initiatives to build significant infra-
structure. Commercial activity in neighbourhood districts will be embedded in civic and institutional neighbourhood activities that increase vibrancy and help complete the highly residential communities surrounding the development.
The Donald Cousens Pkwy and Highway 7 frontage intersection will host mixed-use retail at grade and residential and Office intensity above grade. The Commercial Employment lands designated on-site will still allow large format
retail uses to serve the community situated further south from the highway, allowing for services in a walkable mixed-
use setting. The changes will support vitality in the community and create precincts that will help create functioning streets and neighbourhoods in Cornell, Built form guidelines will make sure that appropriate transitions, lights, views and shadowing impacts are observed in a smooth transition to the south of the site towards lower density townhomes.
Render of Commercial uses mixed with larger density Employment offices that serve ideal buisness parks and are situated away from street frontages Source: Sahuri + Partners Architecture, 2016
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CONCEP T RENDER 3
7282 HIGHWAY 7 PROPOSED RENDERS The Buisness Zone massing render reveals well lit streets, transit routes, integrated parking and servicing routes on sites and campus like buisness parks that serve at grade retail uses and amenities to neighbouring residents.
7282 HIGHWAY 7 PROPOSED RENDERS Another Massing View of Buisness Park District on proposed site hosting at grade retail uses and podium office towers
CONCEP T RENDER 4
4.3 MIXED - USE Given a large employment district and a regional hospital at the centre of an employment cluster in the Context of our Surrounding Site; Our site will prove many viable employment opportunities on-site. Employment opportunities will be supported in the area as the transit infrastructure will facilitate access. A diversity of employment types will be proposed. Highway 7 frontage will accommodate mid-rise office-type buildings and podium-style residential midrise units; Campus-like office environments will develop along the site’s northernmost edge. The sites surrounding contexts are flexibly planned to allow for future integration with new developments surrounding the site. Stacked Townhome style developments pending future needs and city employment + density targets have been given regard, and the lowest intensity uses are situated away from the Highway 7 Frontages.
Midrise Residential Units
Landscaped Pedestrian Setbacks fronting Highway 7
Site Massing View; South from Highway 7 7282 HIGHWAY 7 | FINAL PROPOSAL APRIL 2020
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The site’s northern boundaries will host a mix of office buildings and midrise condominiums, parking and access will be integrated through underground parking and behind built from, not visible from Highway 7. With respect to Cornell Secondary Plan, tower tops have been minimized with respect to streets and residential zones, midrise buildings do not exceed 24 stories, and podiums do not exceed six storeys.
Mixed Use Buildings fronting a green boulevard adjacent to a neighbourhood community Source: WA Architects, 2020
Mixed Use Buildings with street level retail space fronting Highway 7
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4.4 CIRCULATION The site sits on a transportation corridor that meets between two significant arterials, and a major
highway, accessibility via automobile is exceptional. In terms of Transit, as referenced in the circulation
commercial employment zones to more residential and community zones. The highway is under funda-
diagram, the site is serviced by Viva and YRT bus lines making the site accessible by public Transit. The
mental changes and envisioned as a grand, green boulevard with a unique character that accommodates
site does provide a good amount of cyclist infrastructure. However, the area most lacks in walkability.
traffic, regional Transit, bicycle lanes, and enhanced pedestrian ROW’s. The Proposed Development aims
The nearest amenities and shopping centers are not within general walking distance of the site, typical
to enhance the vision by situating higest intensity uses and grade retail along Highway 7 Frontage.
suburban communities.
Highway 7 is the Primary Arterial that provides adequate access, and egress on and off the site’s
The Proposal will react to and support policy directions outlined by Provincial Policies and the
The movement network is designed to ensure seamless connectivity for pedestrians, cyclists, transit us-
Growth Plan. Highway 7 will accommodate significant growth pressures providing some of the highest
ers and drivers. A grid-like network of streets and blocks will provide porosity and connectivity across
densities that will be allowed to accommodate growth and intensification. The Subject Site Plan aims
Highway 7, and throughout the site, egress and access have been strategically considered to minimize
to deliver a grid network on-site witch access to Highway 7 that will break down the effects of heavy
spillover traffic that bypasses intersections of Highway 7 and the Parkway. Rapid transit investment on
traffic, a greenway open space street network, and the highest density land uses on the northern Hwy 7
Highway 7 will provide regional connectivity and serve as a backbone for local transit service. On and
frontage.
off-street trails and bikeways will ensure safe and convenient connectivity for pedestrians and cyclists. Laneways will play an integral role in the function of the movement network, providing access to load-
Pedestrian and Cyclist Infrastructure
ing, servicing and parking areas. These services are to be planned to minimize impacts.
Support for pedestrian and bicycle movement is in our Plan’s goals and interests. A continuous
network of sidewalks will be provided on both sides of all streets, with wider sidewalks in higher foot Highway 7 and a Grand Boulevard
traffic areas. Traffic calming measures will reduce vehicle speeds and volumes on local roads close to the
townhome developments. Pedestrian intersections will ensure greater visibility and safe links to com-
Highway 7 is the primary street on which the site is structured. It provides access from other
parts of rural regions of Markham to the GTA. Our Proposal will aim to advance the vision of Highway
munity amenities, open spaces and other amenities. A continuous network of on and off-street bicycle
7 as a large, urban street that is walkable and pedestrian-friendly. While continuing to accommodate
routes will be provided in accordance with the City of Markham’s 2007 Cycling Master Plan. Bicycle
the highest vehicular traffic volumes within its right-of-way, the pedestrian experience will be enhanced
parking will be provided as policy dictates.
through wide sidewalks, landscaped setbacks from the lanes, and street furniture improvements. The Proposal will provide porosity for pedestrians, bicycles and vehicles. The connected grid-like road net-
Transit will play a role in future developments in the sites adjacent area as evident land-use
work will also support effective future transit plans.
changes are in the process surrounding the site. The Plan will support and build frameworks to allow
for implementation and integration of future Transit opportunities with the provision of weather protection along planned routes in connection to pedestrian access with secure bicycle parking.
7282 HIGHWAY 7 | FINAL PROPOSAL APRIL 2020
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Envisoned Infrastructure for Cyclist Friendly Bus Stations along Highway 7 and Major roads on Site Source: Alta Planning + Design, 2017
Circulation Diagram Highway 7 Frontage; Looking Southwest of Site PREPARED BY: KAZI MUSADDIQUE HOSSAIN
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4.5 OPEN SPACE & ECOLOGICAL ZONES
7282 HIGHWAY 7 PROPOSED RENDERS Proposed site render of an open space storm water managment pond that serves community recreational purposes rear of the residential zone
Plan of a Storm Water Managment Pond that serves recreational purposes; Source: (Wade Trim Cons., 2019)
Parks/Open Space/Natural Heritage
and pedestrian areas that link to the larger community. The large stormwater area along the Highway
407 corridor will be developed with extensive path networks and passive recreation opportunities
Neighbourhood parks are some of the most used open spaces within communities. Highly
accessible to the immediately surrounding neighbourhoods, they support various public space ame-
in an urban setting. Urban open spaces, enhanced street corners and publicly accessible private open
nities and activities for all residents. The provision of park facilities and infrastructure will be geared
spaces are an essential element of the open space network, and they are placed where appropriate
toward all age groups and all abilities.
on publically accessible employment lands as well as parks and stormwater areas
The open space network, including woodlots, and SWM facilities will be implemented to
support a connected network of natural heritage features and functions, contribute to and enhance
Environmental Protection Areas
character, provide areas of play and recreation for all community members. Natural heritage features
identified in the site will continue to be protected, including large woodlots. The stormwater manage-
ural heritage features that provide many environmental functions and benefits, including supporting
ment ponds to the south, and related open spaces will remain open for recreational paths and pro-
biodiversity, contributing to water balance and acting as a carbon sink. New Development will pro-
tected. The Frontages of Highway 7 will serve as greenways, with extensively landscaped boulevards
vide a substantial setback that acts as a buffer from woodlots to ensure continued health and vitality.
7282 HIGHWAY 7 | FINAL PROPOSAL APRIL 2020
One large woodlot sits adjacent to the site south of Highway 7. Woodlots are important nat-
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CONCEP T RENDER 5
Elevation (5m) on Site and S.W.M. Flood Plains Trail connections and passive recreational uses in and around woodlots will be implemented with no
tion link. We will connect and build a precinct for connectivity to these resources. Residential zones
adverse impacts on the health of the woodlot.
are aligned to create an open park that serves the community and provides easy access (see; Above Render).
Stormwater Management Stormwater management facilities will be required on-site as the gradient will pool water together
The Southern portion of the site will host an integrated dedicated watershed that acts as a Storm
to the south of the site, stormwater management ponds already exist east of the site and serve the
Water Management Facility. The pond will be adjacent to Highway 407, which connects to another
already existing neighbourhood there; Integrated with our Plan will be a stormwater management
significant natural watershed south of the highway, Total Lands set aside will be 36,653.21326 m^2.
strategy. They are open spaces that play the dual role of providing places for amenity and recreation
This will mitigate the negative effects of water run-off and provide an integrated natural environment
while also providing space for stormwater management. The stormwater management ponds, and
for the community.
the landscape in which they are set, at the southern edge our site are lands that serve as natural stormwater management, habitats for fauna and flora off Highway 407, recreational and a transporta27
PREPARED BY: KAZI MUSADDIQUE HOSSAIN PREPARED FOR: RYERSON UNIVERSIT Y || THE SCHOOL OF URBAN AND REGIONAL PLANNING
Site Massing Section illustrating site slope and proposed SWM management pond
28
4.6 SERVICING & LANDS SET ASIDE Parking and Loading The Proposal aims to provide parking for uses that are not residential in structures below grade to favour pedestrian life. Should the Proposal or any onsite uses require surface parking, lots will be situated to the rear of buildings to light up street life. Loading and service functions will be from a laneway that does not create adverse impacts on road traffic. Accessibility Our plan’s goal is to target families, and the design and implementation of the development proposal will respect all ages and abilities, and provide accessible urban space for children, adults, and the ageing. Accessibility standards in accordance with Ontario and Markham will be evaluated to create effective Public realms designed with regard to disabilities and age. Measures such as textured paving patterns, audible pedestrian crossing signals, seamless sidewalk connections and appropriate grading represent the first steps to ensuring an inclusive public realm. Planting, fencing, lighting, signage and street furniture are also suitable ways to create Public Realms. Public spaces and the entrances will be oriented toward the street while loading docks and the such will not be located near pedestrian foot traffic or be of least impact possible situated along laneways or integrated with buildings. Lands Set Aside Lands allocated to the right of ways are to be developed accordingly. Roughly 25% of lands will be dedicated Right of Ways with varying widths to accommodate pedestrians, public transit stops and vehicular traffic. The width of major roads are 22 metres aprx. And the sidewalks being 2.5 m abutting either sides.
Example of Midrise/Highrise building with integrated Loading & Service Functions that wrap around development and dont impede accessability functions and street frontages Source: Urban Strategies, Cornell Precinct Plan, 2012
PREPARED BY: KAZI MUSADDIQUE HOSSAIN
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PREPARED FOR: RYERSON UNIVERSIT Y || THE SCHOOL OF URBAN AND REGIONAL PLANNING
5.0 JUSTIFICATION This Planning Rationale report has been prepared in support of the Official Plan and Zoning By-law
Housing to pursue Section 47. The policies mentioned in the York Region Official Plan act as a tool to
amendments would permit the redevelopment of the Site that is currently sitting vacant. Our plan aims
and implementation of the Plan (York Region, 2019). The site development plan adequately responds to
amendment applications concerning 7282 HIGHWAY 7. The requested Official Plan and Zoning By-law to establish a comprehensive vision for a mixed-use, transit-supportive neighbourhood that delivers
connectivity, amenities and growth to the surrounding community. The redevelopment of underutilized lands will contribute to the intensification guidelines outlined by numerous provincial policies near major transit station areas.
The Provincial Policy Statement (PPS) sets out guidelines on subjects relating to land use planning that are of provincial interest (Ministry of Municipal Affairs and Housing, 2014). Under section 3 of the
Planning Act, it is mandated that decisions relating to planning matters “shall be consistent with policy statements. Ultimately, the PPS dictates land use patterns and future growth. The proposed develop-
ment remains in conformity to sections regarding intensification and high-density goals in a developed
manage growth environmentally, community improvement, economic vitality, servicing the population Sustainable environments, Housing, Transportation and Urban Design.
The Site’s development plan proposal will include five new public roads through the Site connecting the Site in a porous manner, transform the existing barren Site into a highly porous open space area, and create new pathways and linkages for the adjacent communities and families. The proposed develop-
ment will become a precinct for family-oriented development, and address affordability concerns and
growing a community for young individuals amidst an affordability crisis by creating a complete neighbourhood and community that fosters the well-being of children in a community that is a pedestrian-oriented and in walking distance from amenities and employment opportunities.
location, which is identified by the Growth Plan. The property proves the prime redevelopment opportu-
In particular, the development balances the appropriate needs for the intensification and responds to
roads; Highway 7, Highway 407 and Donald Cousens Parkway.
ity, opportunities and needs of the community, the development optimizes land use and infrastructure
nity of unutilized green space. Additionally, the Site is conveniently serviced by three adjacent major
A Place to Grow: Growth Plan for the Greater Golden Horseshoe is initiated by the Province of Ontario that supports “economic prosperity, protects the environment, and helps communities achieve a high
quality of life” in the regions of the Greater Golden Horseshoe. The policies under the Growth Plan that are related to the site development include policies 2.2.1 “Managing Growth”, 2.2.3 “Urban Growth
provincial, municipal and secondary plan policies regarding the need for housing. Concerning connectivwith built form and provides a public realm designed to create a pedestrian-oriented site with community amenities. The proposed development looks at key design principles and guidelines, including
appropriate setbacks, angular planes and the overall tall building guidelines. From a massing perspective, the proposal provides appropriately scaled development heights going south from Highway 7.
Centre,” and 2.2.7 “Designated Greenfield Areas.” The proposed development supports these policies
The height, massing and density that would be permitted on the Site pursuant to the existing Zoning
services surrounding the Site such as community centers, schools and hospitals.
to amend the Zoning By-law to bring the existing zoning into conformity with the Growth Plan and
and advances them by providing housing developments that are already developed with sufficient
The Regional Municipality of York Official Plan was ratified by the Minister of Municipal Affairs and 7282 HIGHWAY 7 | FINAL PROPOSAL APRIL 2020
By-law permissions that would result in an underutilization of the Site. In this regard, it is appropriate Official Plan and to be consistent with the Provincial Policy Statement. From a land-use perspective, the proposal meets numerous policy directions supporting intensification and infill on underutilized sites
30
within built-up urban areas, particularly in locations well-served by municipal infrastructure. Non-resi-
municipal policy objectives, the report recommends 20% or 307 of the developments 1535 units
and employment opportunities within walking distance.
The report and masterplan presented achieve the objectives of numerous provincial policies regarding
dential uses, including retail and office space, will add vitality to the community, improving shopping
The proposed redevelopment of the Site would result in attractive buildings along the frontage of
Highway 7 that are complementary to the existing built forms in the surrounding areas. The proposal
should be offered as affordable rental housing.
intensity on underutilized sites, typically serviced by municipal infrastructure, the City of Markham, the Cornell Center Secondary Plan and the adjacent Cornell community.
will intensify and improve an underutilized site, provide adequate housing opportunities for the City of
Good Planning
trian realm. From a housing perspective, the development responds to the cities’ ever-growing need for
conducted, it is evident that there is a shortage of places where residents can go grocery shopping,
Markham, improve the streetscape, deliver community amenities, and enhance the community’s pedesmore housing choices and affordable below-market-rate choices laid out in the More Homes, more choice; Bill 108 Act, and consolidated in the 2020 Provincial Policy Statement.
Accordingly, it is the professional opinion that the proposed redevelopment of the Site and its applicable Zoning By-law and Official Plan amendments conform with the Official Plan designation. The
mixed-use proposal represents desirable and good planning that creates a precinct for future development respects the public realm, and the need for housing in the city. The redevelopment is consistent
with the Provincial Policy Statement’s planning framework, the Growth Plan for the Greater Golden, York Regional Official Plan Horseshoe and the Town of Markham Official Plan. Final Recommendation’s
The recommendations presented throughout the report support the implementation of a complete
community at a transit-oriented development. A major key to this development’s approval and successful implementation is a community engagement strategy that leverages community expertise through collaboration and empowerment.
The recommendations presented integrate research on the creation of complete communities, achieving human scale at a high density, placemaking, and municipal design guidelines. They also support broader
It is essential and good planning to ensure that there is no one type of use in the area. From research among other necessities. The Site aims to incorporate retail, grocery and other amenities that residents and others can access. The Federation of Canadian Municipalities exemplifies that safe and affordable
housing is needed to ensure our communities can attract newcomers, who will enrich the area and drive economic growth. The plan’s goal is to ensure that it was accessible and welcoming to people of different socio-economic backgrounds. For that reason, the development will dedicate 20% - 30% of the
units in the Site affordable below-market rates. When planning the Site, it was important that the plan would become a complete community and add vibrancy to the area. The Site incorporates commercial and residential uses and open space, to encourage people to walk through the Site and use the area.
The street connectivity will aid existing community members to use the Site, as well as those new to the area. Due to the proximity of the Site to future transit imperatives, the Site’s design must encourage
new residents to use existing transit, instead of adding vehicular traffic. It is essential that the Site has a gradual transition into the community and that the surrounding community feels connected to the
Site, and it is respected with appropriate setbacks and land use zonings. The retail space will accomplish will be located at ground level and will draw people to the area. The on-site parkland will also act as a
community amenity that will attract members of the neighbouring community. The use of the differing building heights was one of the many decisions that allowed for cohesion into the existing community.
provincial and municipal objectives, including the development of affordable housing, mitigating the effects of climate change and increasing resiliency for transit-oriented development.
The recommendations presented will increase connectivity, green transportation and pedestrian activity by introducing a fine-grained network of roads, pathways, Privately Owned Public Space and the
conveyance of a new public road connecting the Site. Finally, in support of key, imperative provincial and 31
PREPARED BY: KAZI MUSADDIQUE HOSSAIN PREPARED FOR: RYERSON UNIVERSIT Y || THE SCHOOL OF URBAN AND REGIONAL PLANNING
6.0 LAND USE SCHEDULE BLOCK 4 MIXED USE RESIDENTIAL / COMMERCIAL AREA = 11770.48
15.95 BLOCK 3 MIXED USE RESIDENTIAL / COMMERCIAL AREA = 10227.49
18.32
BLOCK 2 MIXED USE RESIDENTIAL / COMMERCIAL AREA = 8077.87
8
22.2
18.19
18.51
14.40
BLOCK 1 MIXED USE RESIDENTIAL / COMMERCIAL AREA = 9927.64
14.09
0 17.8
BLOCK 5 EMPLOYMENT / BUSINESS ZONE AREA = 8138.86
BLOCK 8 MIXED USE RESIDENTIAL / COMMERICAL AREA = 15169.97
BLOCK 7 EMPLOYMENT / BUSINESS ZONE AREA = 12735.92
BLOCK 6 EMPLOYMENT / BUSINESS ZONE AREA = 9050.87
18.90
19.34
19.53
12.93
12.93
19 . 9 5
19.47
38
39
18.20
18.63
18.55
18.63
19.1 8
24
25
3.3 R4 45.59
23
26
59.3 2
22
42.42
41.69
21
27
1 8 .8 8
12.51
12.8
20
42.04
40.71
19
4
R574.80
20.83
18.72
9
19.61
18.63
15.64
18
40.36
17
40.35
16
40.46
40.68
20.58
15
BLOCK 11 APARTMENT/ MULTI UNIT RESIDENTIAL AREA = 7879.52
42.56
14
40.56
13.90
40.62
43.75
13
40.38
2 3 .6 4
12
40.95
30.10
41.33
0
18.1
BLOCK 10 APARTMENT/ MULTI UNIT RESIDENTIAL AREA = 7406.5525
BLOCK 9 APARTMENT/ MULTI UNIT RESIDENTIAL AREA = 8843.08
5
68.0
30.83
28 50
55.63
49
R199.65
63.72
29
55.70
55.93
55.80
48
18.58
47
56.06
56.08
56.03
56.30
46
45
44
43
42 56.27
56.52
41 56.44
61.89
56.59
40 56.48
37
6 2. 79
47.18
18.53
30
17.20
62.65
31
63
18.40
18.26
62
61 47.12
47.29
18.45
1 8 .5 1
60
62.79
32
18.62
18.51
59
47.02
18.40
58
47.03
18.32
57
46.79
1 8 .4 1
56
47.71
18.32
55
47.58
54
47.88
1 8 . 32
53
47.76
52
48.15
48.54
52.52
51
18.32
1 8. 3 2
18.39
6 .4 0
48.33
BLOCK 83 MIXED USE AREA = 6199.84
71
72
73
50.72
70
50.31
69
50.43
49.74
48.90
68
50.75
67
50.04
66
49.20
48.77
65
74
19.29
33
18.79
63.97
34
64
BLOCK 84 MIXED USE AREA = 7933.55
49.47
6 10.7
20.53
65.18
35
18.28
18.50
30.81
10.33
6 3 .2 2
18.28 4.33
67.85
18.44 19.18
54.67
78
18.87
79
48.67
70.53
65.45
18.44
77
80
19.51
81
39.80
35.43
1 8 . 44
76
42.64
21.34
75
18.24
36 76.00
82
63.88
27.77
18.59
19.73
18.16
12.51
BLOCK 85 OPEN SPACE RECREATIONAL AREA = 8200.89
BLOCK 86 OPEN SPACE S.W.M. AREA = 59594.2246
6
31.8
32
7.0 REFERENCES
Statistics Canada. 2017. Canada. Census Profile. 2016 Census. Statistics Canada Catalogue no.
98-316-X2016001. Ottawa. Released November 29, 2017. https://www12.statcan.gc.ca/census-recensement/2016/dp-pd/prof/index.cfm?Lang=E (accessed February 26, 2020).
Kalinowski, T. (2020, February 18). Is Toronto’s housing market headed for a repeat of 2017?
A supply shortfall is pushing house prices north, again. Retrieved from https://www.thestar.com/news/ gta/2020/02/18/is-torontos-housing-market-headed-for-a-2017-like-bubble-a-supply-shortfall-is-pushing-
Ministry of Municipal Affairs and Housing. (2014). Provincial Policy Statement, 2014. Queen’s
Printer for Ontario. Ministry of Municipal Affairs and Housing. (2014). Provincial Policy Statement. Toronto: Ministry of Municipal Affairs and Housing. Ministry of Municipal Affairs and Housing. (2019). A Place to Grow: Growth Plan for the Greater Golden Horseshoe. Toronto: Ministry of Municipal Affairs and Housing.
house-prices-north-again.html
More Homes, More Choice Act, 2019. (2019). Retrieved from https://www.ola.org/en/legislative-business/bills/parliament-42/session-1/bill-108
html.
Markham. (n.d.). Markham Ward Profles. Retrieved from https://www.markham.ca/wps/portal/
home/about/city-hall/facts-stats/facts-stats
Smithfield History. (2014-2015). Retrieved from http://www.etobicokehistorical.com/smithfield.
Statistics Canada. 2017. Etobicoke North [Federal electoral district], Ontario and Ontario [Province] (table).
Ministry of Finance. (n.d.). Retrieved from https://www.fin.gov.on.ca/en/economy/demographics/
projections/#s3
City of Markham. (2012, November 26). Cornell Center Precinct Plan. Retrieved from Markham:
City of Markham. (2014). Planning Markham’s Future: City of Markham Official Plan. Markham.
City of Markham. (2020). About the City of Markham. Retrieved from The Official Site of The
http://www3.markham.ca/Markham/aspc/lrgfiles/20121126_CCPP.pdf
Census Profile. 2016 Census. Statistics Canada Catalogue no. 98-316-X2016001. Ottawa. Released November 29, 2017, https://www12.statcan.gc.ca/census-recensement/2016/dp-pd/prof/index. cfm?Lang=E (accessed September 29, 2019). Steer Davies Gleave. (2009). Benefits Case Sheppard Finch. Benefits Case Sheppard Finch. Metrolinx. Retrieved from: http://www.metrolinx.com/en/regionalplanning/projectevaluation/benefitscases/Benefits_Case-Sheppard-Finch.pdf Investment in Affordable Housing for Ontario (2014 Extension) Program Guidelines . (n.d.). Retrieved October 24, 2019, from http://www.mah.gov.on.ca/AssetFactory.aspx?did=15117.
City of Markham: https://www.markham.ca/wps/portal/home/about/city-hall/facts-stats/facts-stats [All renders and visuals are produced using Adobe Photoshop, Adobe Illustrator, AutoCAD, Google Sketchup and Vray unless otherwise sourced]
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A P R I L
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7282 HIGHWAY 7 | FINAL PROPOSAL APRIL 2020
KAZI MUSADDIQUE HOSSAIN - 500833906 PLE 655 - PROFESSOR: RON KEEBLE 34