Report to: Development Service Committee Date of Meeting: May 16, 2006

SUBJECT: No Frills / Loblaws Properties Ltd.,

Application for Site Plan Approval to permit a supermarket at 9301-9311 Highway 48

SC 05 010866

PREPARED BY: Geoff Day, Planner East Development Team ext. 3071

RECOMMENDATION:

That the report dated May 16, 2006, entitled “No Frills / Loblaws Properties Ltd., Application for Site Plan Approval to permit a supermarket at 9301-9311 Highway 48” be received;

That the Site Plan Control application (SC 05 010866) submitted by No Frills / Loblaws Properties Ltd., to permit a 3,657 m² (39,363 ft²) supermarket at 9301-9311 Highway, be endorsed in principle subject to the conditions included in 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.

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 recommend that Development Services Committee endorse an application for Site Plan Approval for a proposed No Frills supermarket on the east side of Highway 48, north of 16^th Avenue, municipally known as 9301-9311 Highway 48 (Figure 1).

BACKGROUND:

Property and Area Context

The subject property has an area of 2.38 hectares (5.89 acres) and is located on the east side of Highway 48, north of 16^th Avenue (Figure 1).

To the north is a commercial building occupied by automotive uses. To the south is a multi-tenant commercial development (McDonald’s, The Beer Store and the Salvation Army Thrift Store). To the west, across Highway 48, are vacant lands within the Wismer community that were recently zoned for retail/commercial use. To the east across the Go Rail line is the Mount Joy Community Centre.

Official Plan and Zoning

The subject property is designated “COMMUNITY AMENITY AREA” in the Official Plan. This designation permits the proposed use. The property is zoned Community Commercial (CC) under Zoning By-law 88-76, as amended, which permits a supermarket (Figure 2).

Proposal

The Owner proposes to construct a No Frills supermarket having a total gross floor area of 3,657 m² (39,363 ft²) on the property. The proposed 1 storey building will be faced primarily with stucco. The plans show a future 292 m2 (10,000 ft2) addition to the front of the building.

The Owner has an agreement with the Owner of the adjoining property to the south (McDonald’s, etc.) to integrate the parking areas of the two developments. The two Owners are entering into a Reciprocal Operating Agreement, which will be registered on title, to allow the patrons of each development unimpeded right to the other’s parking lot.

OPTIONS/ DISCUSSION:

Development responds to the Highway 48 Urban Design Study

In October 2005, Council endorsed the recommendations of the Highway 48 Urban Design Study. This study outlines a vision for the section of Highway 48 from 16^th Avenue to Major Mackenzie Drive as a pedestrian-friendly main street lined with street oriented commercial and mixed-use (commercial-residential) developments. On-street parking bays are to be contemplated, wherever possible, to encourage the commercial uses to address the street rather than on-site parking lots.

The proposed development needed to respond to a number of issues; including:

• The recommendations of the Urban Design Study;
• The Coordination and integration with the adjoining development to the south (McDonald’s, etc.), which was developed under a different urban design vision; and,
• The regulations of the Ministry of Transportation, which required the driveway onto Highway 48 be located near the midpoint of the site.

The west elevation facing Highway 48 consists of a blank stucco wall.  In keeping with the Highway 48 Urban Design Guidelines, at least 60% of a façade fronting onto a public street should feature windows, entrances and/or outdoor patios.  Staff have advised the applicant that the west elevation which fronts onto Highway 48 must be further articulated with windows and or display cases, pedestrian signage and additional decorative stucco pilaster and horizontal bands.

The southern elevation must be modified to bring the main two storey building façade forward and remove the front cart enclosure area.  As is currently proposed, the stucco facade mainly serves as cart storage and yet functions as the main front entry to the store. This type of façade creates a bland and uninviting environment for customers.  The main building front is recessed behind this “boxed-in” entry.   The overall front elevation must be upgraded with additional glazing, a heavier cornice line, window sills along the base and integrative signage design.  For the sections of the front elevation where glazing cannot be achieved, Staff will require additional landscape plantings to be incorporated within a wider pedestrian apron area. This will enhance and soften the building edge.

The access constraint, mandate the building to be located on the north half of the site, with the parking area to the south, as proposed by the Owner. The building will be setback roughly 5.0m from Highway 48 once the future addition has been constructed. This is in accordance with the vision of the design study. The overall siting is acceptable within the context of the MTO access constraints and the integration with the existing development to the south.

Conifers being assessed by the Owner’s Landscape Architect/Arborist

There are a number of existing trees on the subject lands (Figure 3). Staff have inspected the trees and find that the majority are in declining health. Several trees including a group of conifers are being assessed by the Owner’s Landscape Architect/Arborist for the opportunity to preserve or relocate them on the site.     

The proposed site plan includes a generous landscape strip along the Hwy 48 frontage, which incorporates large groupings of trees, shrubs and a decorative metal fence, with masonry columns to screen the parking area and create a strong urban edge to the street line.  Wide landscape islands with trees, shrubs and perennials are provided at the end of each parking aisle within the site to break up the parking area.   Substantial landscaping with trees is proposed at the rear of the site, to provide screening and buffering from the loading area.

Technical studies need to be finalized

Required technical studies addressing stormwater management and traffic impact have been submitted and are currently being reviewed by the Town and the Ministry of Transportation. Any required revisions to the plan to implement the studies will be incorporated into the final drawings.

Integration with the adjoining property

Seamless vehicular circulation to and from adjoining commercial properties is a key objective of the Highway 48 Urban Design Study. The proposed plan fully integrates the parking area of the proposed development with the parking area of the adjacent development to the south (McDonald’s, Beer Store, Salvation Army Thrift Store). This necessitated the relocation of a row of parking spaces (32 spaces) from the adjoining property onto the subject property resulting in a parking deficiency on the McDonald’s site. On March 29, 2006 the Committee of Adjustment approved the 32 space minor variance adding a condition that the Owners of both properties enter into reciprocal operating agreement registered on title, to secure the parking arrangement.

Phasing is acceptable, subject to interim landscaping

The Owner is proposing to construct the development in two phases – a first phase of 3,657 m² (39,363 ft²) and a second phase comprising a 929 m² (10,000 ft²) single storey addition, which will bring the building up to desired setback from the Highway 48 frontage. While staff would have preferred the future addition be to the rear of the building, this would force the “back of house” facilities (loading docks, etc.) to be relocated, a significant additional expense, and forcing the store to close during construction of the addition. The proposed phasing is acceptable subject to the provision of a high quality interim landscaping treatment of the area to be occupied by the second phase.

The Owner is seeking approval of the first phase at this time. The second phase will be subject to a future site plan application to be submitted at a later date.

FINANCIAL TEMPLATE (Separate Attachment):

Not applicable

ENVIRONMENTAL CONSIDERATIONS:

Not applicable

ACCESSIBILITY CONSIDERATIONS:

Parking spaces for disabled persons will be provided in appropriate locations with curb depressions and ramps.

ENGAGE 21^ST CONSIDERATIONS:

Not applicable

BUSINESS UNITS CONSULTED AND AFFECTED:

The proposal has been circulated to other Town Departments and agencies and all comments have been addressed and complied with.

RECOMMENDED BY:

________________________ ________________________

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

Director, Planning & Urban Design Commissioner, Development Services

File Location: AMANDA\SC 05 010866\DOCUMENT TAB\RECOMMENDATION REPORT

ATTACHMENTS:

Appendix ‘A’ – Endorsed Site Plan Conditions

Figure 1: Location Map

Figure 2: Area Context/Zoning

Figure 3: Air Photo

Figure 4: Proposed Site Plan

Figure 5: Elevations

APPENDIX A

1. That final site plan, building elevation and landscape drawings be submitted to the satisfaction of the Director of Planning and Urban Design, including:

a. any revisions required to implement the recommendations of the required stormwater management report, traffic impact study, and urban design study;

2. That a Landscape and Tree Preservation Plan, prepared by a Landscape Architect having O.A.L.A. membership, be submitted to the satisfaction of the Director of Planning and Urban Design;

3. That the Owner enter into a site plan agreement with the Town containing all the standard and special provisions and requirements of the Town and public agencies including the Ministry of Transportation;

4. And that a site plan agreement be executed prior to final site plan approval;

5. And further that this endorsement shall lapse and final approval will not be issued, after a period of three years commencing May 16, 2006 in the event a site plan agreement is not executed within that period.