1. Some Normandale Concerns
Michael Morris, NCRA, 17 April 2018

2. Density in units per hectare
North
York Downs Development
~ 19
(excluding red area)
West of YD development
~ 5
Beckett Farms
~20
~ 60
16th Avenue
Normandale Community
9.5

3. Density in units per hectare
The planned red area will have the highest density
on 16th Avenue from the 404 to Cornell
~ 60
16th Avenue
Normandale Community
9.5

4. Traffic Impact already peak hour traffic is gridlocked despite traffic signalization
York Downs Development
Larger than Ganonoque or Parry Sound
>7,000 people
Bulk of the traffic will flow onto and from
16th Avenue
16th Avenue
Normandale
Community
Only exit for
Normandale
Only exit for
Normandale

5. Condos in the red area of the development
High-Rise Condominium Block
167 units
1.34 hectares
High-Rise on a small parcel of land,
estimate 10 to 12 storeys
277 units in small area
directly
opposite
Normandale
Mid-Rise Condominium Block
110 units
3.43 hectares
Area includes retail – very high density town houses
Not like Angus Glen!!!!
(source: Gatzios, West Draft plan of subdivision)

6. 12 storey condos on Sheppard
Problem: high density with limited transit (16th avenue is not a designated Rapid transit corridor even in Major Mac is.)
Currently Markham has located
high density around transit
nodes and routes e.g. Downtown Markham.
York Downs Condos to…..
Unionville GO km
Mount Joy GO – 6.6 km
Markham GO – 6.5 km
VIVA – 3.5 km
12 storey condos on Sheppard
Next to subway station!

7. Window streets – 16th Avenue (Separate Street Parallel To 16th Street)

8. Window street / setbacks – cary, nc (cary is markham’s twin city)
Even the McDonald’s looks pleasant!

9. And the nicest window streets?..........
The streets done by Kylemore in Angus Glen
adjacent to Kennedy

10. Suggestions and conclusions
We understand that development must go ahead.
We understand that there are population growth pressures
We understand land development is a business with profit needs
We understand there is pressure on the Council
But….
We don’t understand why the concerns of residents are seemingly ignored.
We respectfully request the planned density opposite Normandale be reduced
by a significant percentage and retail be moved to Kennedy (retail has not been
successful on 16th).
Density reduction will also partly reduce the traffic problem.
And we urge Kylemore to implement lovely Window Streets opposite Normandale
just like they have done elsewhere.