Report to: Development Services Committee                             Date of Meeting: June 20, 2006

 

 

SUBJECT:                Woodbine Business Centre Inc.

                                    Application for Site Plan Approval and

                                    Zoning By-law Amendment

                                    8787 Woodbine Avenue

                                    SC 06-108432 & ZA 06-110257

 

PREPARED BY:       Richard Kendall, Manager of Development Central District

                                    Extension 6588

 

 

RECOMMENDATION:

That the report dated June 20, 2006, entitled “Woodbine Business Centre Inc., Application for Site Plan Approval and Zoning By-law Amendment” be received;

 

That the site plan control application submitted by Woodbine Business Corridor Inc., be endorsed in principle, subject to the conditions attached as Appendix ‘A’;

 

That site plan approval be delegated to the Director of Planning and Urban Design or her designate, to be issued following execution of a site plan agreement.  Site Plan approval is issued only when the Director has signed the site plan;

 

That a Public Meeting be held to consider the zoning by-law amendment application; and

 

That the owner submit a Parking Demand and Utilization Study to the satisfaction of the Director of Planning and Urban Design, prior to the scheduling of the public meeting.

 

EXECUTIVE SUMMARY:

Not applicable

 

FINANCIAL CONSIDERATIONS:

Not applicable

1. Purpose                2. Background         3. Discussion             4. Financial         5. Environmental

 

6. Accessibility       7. Engage 21st             8. Affected Units       9. Attachment(s)

 

 

PURPOSE:

The purpose of this report is to provide information and recommendations regarding applications by Woodbine Business Centre Inc. for a property municipally known as 8787 Woodbine Avenue, located on the east side of Woodbine Avenue, south of Apple Creek Blvd.  The zoning amendment application is to allow for the introduction of medical use/general practitioner and chiropractor type uses in conjunction with the currently permitted uses, and related amendments to parking requirements.

 

The site plan application is to allow three, two-storey mixed-use buildings.  The report recommends that the site plan be endorsed in principle and final approval be delegated to the Director of Planning and Urban Design, and also recommends that a public meeting be held to consider the Zoning By-law application.

 

BACKGROUND:

Property and Area Context:

The 1.47hectare (3.63 acre) vacant property is located on the east side of Woodbine Avenue, south of Apple Creek Boulevard, as shown on Figure 1.  The lands to the north of the site include a Tim Horton’s/Wendy’s combination restaurant.  To the east, west and south are commercial and industrial offices.

 

These lands were formerly joined with the Tim Horton’s/Wendy’s site to the north, but have since been severed.  Access to the property will be from a shared driveway between the Tim Horton’s site and this site that runs from Woodbine Avenue through to McIntosh Drive.  A second independent access to McIntosh Drive is also proposed. 

 

Proposal is for three, mixed-use buildings with office, retail and restaurant space

The proposal consists of three, two-storey mixed-use buildings to accommodate office, retail and restaurants (Figure 2).  Buildings ‘A’ and ‘B’ are situated toward the east side of the property facing McIntosh Drive.  Buildings ‘A’ and ‘B’ will each have a gross floor area of approximately 701 m2.  Building ‘C’, which faces Woodbine Avenue, will have a gross floor area of approximately 2237m2.  The proposed Building ‘C’ will have a mix of retail and office on the first floor with second floor office space.

 

The proposed elevations consist of a mix of elements, including cast stone arches, face brick veneer and asphalt shingles.  The west elevation (building ‘C’) fronting onto Woodbine Ave. has additional architectural detail consisting of a raised peak roof and large window section in the centre of the building, and extensive glazing with individual access to each unit at-grade.  These elements tie in with a smaller peaked roof on either end of the building as indicated in elevations attached (Figure 3).

 

A total of 225 parking spaces, 7 of which are for the physically disabled are proposed.

Based on the available parking supply and proposed floor area, only office uses can presently be accommodated on-site.  Consequently, the applicant is seeking By-law relief to introduce additional uses at this location (see below).

 

Official Plan and Zoning

The subject property is designated ‘Industrial/Business Corridor Area’ in the Official Plan.  This designation provides for a range of office, retail and restaurant uses.

 

The lands are zoned Business Corridor – BC by By-law 165-80, which permit a range of office retail and restaurant uses.  A Zoning By-law amendment is required to accommodate the proposed medical use/general practitioner and chiropractor uses that are being requested by the applicant.  In addition the applicants are seeking relief to parking requirements pertaining to retail and restaurant uses in the context of a mixed commercial development with shared parking for a variety of uses with different peak demand parking characteristics.

 

 

 

Zoning relief/requires a parking demand study

The applicant has applied to amend the By-law to permit medical clinic uses.  The Town’s Parking By-law requirements for medical clinic uses are the same as those required for traditional business offices.  However, it is staff’s experience that medical clinic uses typically generate additional demand for parking.  The applicant is also seeking adjustments to the parking ratios to accommodate limited restaurant and retail uses given the proposed shared, mixed-use nature of this project.  Staff have requested submission of a parking demand and utilization study, which will evaluate the proposed unit mix and determine an appropriate parking standard. 

 

In the interim, the applicant is seeking site plan approval on the basis of traditional office use only.  The parking utilization and demand study, may recommend a cap be included in the zoning to limit the G.F.A. of medical clinic, retail and restaurant uses.  This will be addressed at the public meeting and in the implementing by-law.

 

OPTIONS/ DISCUSSION:

Departmental Comments

The Fire Department has identified their requirements for this project which have been addressed in the conditions of approval.

 

The Engineering Department requires a Drainage/Site Servicing Study, grading and stormwater management reports prior to final approval. 

 

With respect to the site plan, staff continue to work with the applicant to address issues related to the placement of the refuse enclosures, internal pedestrian circulation, location of accessible parking spaces, and landscaping elements.

 

Development is within the Woodbine Corridor Area

In April 2001, Council endorsed the Woodbine Corridor Urban Design Study.  It provides urban design guidelines and discusses appropriate land uses for the redevelopment of the designated portions of Woodbine Avenue.  The study identifies lands in the vicinity of this site as an important opportunity to strengthen the quality and role of the Woodbine Corridor through a high standard of design and appropriate land uses.  Key recommendations of the Woodbine Corridor Study include:

 

·        Woodbine frontage will have extensive landscaping

 

The applicant’s proposal addresses many of these recommendations by placing buildings adjacent to Woodbine, locating parking behind the Woodbine building and landscaping the Woodbine and McIntosh frontages.  These recommendations will be implemented through the submission of detailed building elevations, landscape and site plans.

Site plan can proceed in advance of zoning amendments

Staff have reviewed the site plan and are satisfied with the configuration and design of the buildings.  This application can proceed on the basis of the existing zoning, permissions for office uses.  Staff recommend a Public Meeting be held on the applicant’s request to introduce medical clinic as a permitted use and potential parking relief.  The final distribution of uses in the project (office space verses other uses having higher parking demand) will be subject to provisions in the implementing by-law, following review of the required Parking Demand and utilization Study.

 

FINANCIAL TEMPLATE (Separate Attachment):

Not applicable

 

ENVIRONMENTAL CONSIDERATIONS:

A tree preservation plan has been requested to asses the size, location and quality of trees at this location.

 

ACCESSIBILITY CONSIDERATIONS:

Accessibility consideration will be addressed through the building permit process and through the provision of and placement of accessible parking spaces.

 

ENGAGE 21ST CONSIDERATIONS:

The proposal aligns with the following key Town of Markham Corporate Goals: Managed Growth, Quality Community and Infrastructure Management.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

These applications have been circulated to all relevant external agencies and internal departments.  All comments and requirements have been included as conditions of approval and will be reflected in the final plans and site plan agreement.

 

Conclusion:

The proposed Site Plan application will facilitate construction of the three, two- storey office buildings.  Staff recommend the proposal to Development Services Committee for site plan endorsement subject to the conditions outlined in this report.  Staff further recommend that a public meeting be held on the proposed zoning amendments.

 

RECOMMENDED BY:  

 

 

 

 

 

________________________                            ________________________

Valerie Shuttleworth, M.C.I.P., R.P.P.           Jim Baird, M.C.I.P., R.P.P.

Director of Planning & Urban Design                Commissioner of Development Services

 

 

 

 

ATTACHMENTS:

Figure 1: Location Map

Figure 2: Area Context and Zoning

Figure 3: Aerial Photo

Figure 4: Site Plan

Figure 5: Elevations

 

APPENDIX ‘A’ – Conditions of Site Plan Approval

 

 

APPLICANT/AGENT:            Jonathan Mueller                          

                                                Mady Development Corporation 

                                                1875 Leslie Street, Unit 11

                                                Toronto, ON M3B 2M5

                                                Tel: (416) 920-0907 x 106

                                                Fax: (416) 920-0916

 

                                                Shakir Rehmatullah

                                                Flato Design and Management Inc.

                                                5 McIntosh Drive

                                                Markham, ON L3R 8C7

                                                Tel:  (905) 479-9292

                                                Fax:  (905) 479-9165

 

APPENDIX ‘A’ – Conditions of Site Plan Approval

 

  1. That the Owner enter into a site plan agreement with the Town, containing all standard and special provisions and requirements of the Town, Region of York and other public agencies, including PowerStream and the specific requirements identified in the staff report;
  2. That the site plan agreement include provisions for the payment by the Owner of all applicable fees, recoveries, development charges, cash-in-lieu of parkland and financial obligations related to applicable Developers Group Agreements;
  3. That prior to the execution of the site plan agreement, the Town shall ensure satisfactory arrangements have been made to satisfy all obligations related to the development, financial or otherwise;
  4. That prior to the execution of the site plan agreement, the Owner shall submit final drawings including but not limited to site plans and elevation drawings, tree preservation and landscape plans, and engineering drawings that comply with all requirements of the Town and authorized public agencies, to the satisfaction of the Commissioner of Development Services;
  5. That the Owner submit a Landscape Plan, prepared by a Landscape Architect, having O.A.L.A. membership, for approval by the Commissioner of Development Services, prior to the execution of the site plan agreement.  The landscaping shall be installed properly cared for and maintained to the satisfaction of the Town;
  6. That the owner provide enhanced landscape treatments along Woodbine Avenue in conformity with the Woodbine Corridor Study guidelines;
  7. That the location, size and construction of all internal refusal storage areas be approved to the satisfaction to the Town of Markham Waste Management Department;
  8. That provisions for Fire Routes, yard hydrants, Siamese connections and other emergency access requirements be to the satisfaction of the Fire Department;
  9. That the Owner comply with all requirements of the Town and authorized public agencies, including Power Stream to the satisfaction of the Commissioner of Development Services;
  10. That the Owner shall revise the site plan to comply with the applicable zoning, or shall obtain relief from the requirements of the by-law to accommodate the building programme, as described in this report.