Report to: Development Services Committee                       Date of Meeting: October 17, 2006

 

 

SUBJECT:                          RECOMMENDATION REPORT

                                            Markville Chevrolet Cadillac.  Application for site plan approval to permit an expansion to the existing automobile dealership at 5336 Highway No. 7 (North side of Highway No. 7, east of McCowan Road)

                                            File No. SC 06 110407

                                           

PREPARED BY:               Nilesh Surti, Planner, ext. 4190

                                            East District Team

 

 

RECOMMENDATION:

That the site plan application by Markville Chevrolet Cadillac to permit an expansion to the existing automobile dealership at 5336 Highway No. 7 (North side of Highway No. 7, east of McCowan Road), be endorsed in principle, subject to the conditions attached as Appendix “A”.

 

EXECUTIVE SUMMARY:

Not applicable

 

FINANCIAL CONSIDERATIONS:

Not applicable

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

 

5. Others (Environmental, Accessibility, Engage 21st, Affected Units)             6. Attachment(s)

 

PURPOSE:

The purpose of this report is to recommend endorsement of a site plan application submitted by Markville Chevrolet Cadillac to permit an expansion to the existing automobile dealership located on the north side of Highway No. 7, between McCowan Road and Laidlaw Boulevard, municipally known as 5336 Highway No. 7.

 

BACKGROUND:

Property and Area Context

The 1.67 ha (4.13 ac) property is located on the north side of Highway No. 7, between McCowan Road and Laidlaw Boulevard (See Figure 1).  Adjoining the subject property to the north are existing multi-tenant industrial buildings.  Immediately to the east is a recently constructed Toyota automobile dealership and adjacent to the west is an existing single-storey multi-tenant commercial building fronting onto Highway No. 7.  To the south, across Highway No. 7, are existing low density residential dwellings, revised to Highway No. 7 (See Figures 2 & 3).

 

The property contains a 1,145.96 m2 (12,335.4 ft2) two-storey automobile dealership.  The site features a few nature trees and other vegetation along the perimeter of the property.  The site has three existing driveway entrances from Highway No. 7. 

 

Proposal involves an expansion to the existing automobile dealership

The applicant has submitted an application for site plan approval to permit an expansion to the existing automobile dealership.  The proposal consists of demolishing the rear portion of the existing two-storey structure and retaining approximately 198 m2 (2,131 ft2) of the existing building.  The applicant proposes a 2,607 m2 (28,062 ft2) addition to the retained portion for a total gross floor area of 2,805 m2 (30,194 ft2).  The proposed addition is intended for the sale and service of both Chevrolet and Cadillac vehicles and the retained portion of the existing dealership is planned to be utilized as a Used Car Sales Office (See Figure 4, 5 & 6).

 

OPTIONS/ DISCUSSION:

Official Plan and Zoning

The Official Plan designates the subject property Major Commercial Area, which provides for commercial development offering a diverse range of retail, service, community, institutional and recreational uses serving a major portion of the municipality and/or broader regional market.

 

The property is zoned Service Commercial (C3) by By-law 1229, as amended.  The Service Commercial (C3) zoning permits the automobile dealership.

 

Site Plan and Building Elevations are acceptable

The proposed two-storey high structure will be sited generally close to the street providing a strong building presence along Highway No. 7.   The exterior building treatment will consist of two-storey high curtain wall glazing with aluminum fascia at the top, on the Highway No. 7 façade.  This treatment wraps around onto the east and west elevations.  The height of the building from the finished grade to the top of the roof is 7.4 metres (24.3 feet). 

 

A 6 metre wide landscape strip has been provided along the entire frontage of Highway No. 7.  At the request of staff the applicant has provided a landscape island in the parking lot parallel to Highway No. 7, to visually break up the parking area.  Also, located within the front yard landscape area are three vehicle display areas.  The proposed site plan shows two loading spaces, one loading space located at the rear of the building and the other space located in the westerly side yard to accommodate loading and unloading of vehicles.  The proposed site plan shows two full moves accesses from Highway No. 7. 

 

Staff are generally satisfied with the site layout and building elevations.

 

Sufficient Parking provided

The parking By-law requires the proposed automobile dealership parking supply be calculated at a rate of 1 parking space per every 25 m2 of the net floor area.  Based on the submitted plans, the development will require a total of 112 parking space; whereas, 311 parking spaces are proposed, for a total surplus of 199 spaces.  Approximately, 240 spaces of the total parking spaces provided will be reserved for on-site storage of new and used vehicles and the remaining 71 spaces will be set aside for employee and customer parking.   

 

 

 

Concerns raised by the adjoining property owner to the west

As indicated above, adjoining the subject property to the west is an existing single-storey multi-tenant commercial building fronting onto Highway No. 7.  The owner of this property met with staff to discuss his concerns with respect to the proposal.  The owner was concerned that the proposed location of the new addition, as well as the proposed landscaping treatment, fencing and the existing flag poles along the west property line would significantly reduce the visibility of his building from the west bound traffic on Highway No. 7. 

 

Staff advised the adjoining landowner that it is the Town’s practice to bring buildings closer to the street in order to improve the streetscape.  However, in order to address his concerns, staff will ensure that low profile landscape treatment such as shrubs and other similar planting materials are provided along the mutual property line.  The proposed site plan shows that the existing flag poles are to be removed.  However, the applicant is currently proposing a 1.8 metre high black vinyl chain link fence along the entire length of the west property line; staff will require that the applicant remove a portion of the fence between the proposed security gates and the front property line.  Staff are satisfied that these measures should help to reduce any impact from the proposed development on the adjoining land owner to the west. 

 

Tree inventory and preservation plan has been submitted

The applicant has submitted an arborist report as well as a tree inventory and preservation plan, both prepared by a certified arborist, which shows a few mature trees along the perimeter of the property.  The arborist report has noted that fifteen freshly cut tree stumps were observed in the northeast corner of the property.  It appears that these trees were removed in late August 2006 and that majority of the trees were alive prior to being cut.  Diameters of the stumps ranged from 10 to 30 centimetres.  Species observed included Manitoba Maple, Poplar and Green Ash. 

 

The applicant removed the existing trees at the northeast corner of the property prior to staff receiving the arborist report.  The applicant was under the assumption that the proposed site plan showed that these trees would have been removed in order to accommodate additional parking on-site.  Staff had conveyed to the applicant at previous meetings that an arborist report as well as a tree inventory and preservation plan will be required to determine whether any of the trees on the site warranted preservation.  Staff will ensure that the applicant provides larger caliper trees on the site as well as additional planting of materials, over and above the normal practice, to compensate for the loss of the existing trees on the site.  

 

Illumination Plan is being peer reviewed.

Concerns were raised with respect to the potential impact of outdoor and signage lighting from the proposed automobile dealership on the existing residential properties to the south, across Highway No. 7.  The applicants have submitted an illumination plan, which is currently being peer reviewed.  The applicant will be required to revise the illumination plan and/or site plan as recommended by the peer reviewer to ensure that the residential properties located on the south side of Highway No. 7 are not negatively impacted by the lighting from the proposed development. 

 

Conclusion

Staff are satisfied with the proposal and recommend that it be endorsed in principle, subject to the conditions attached in Appendix “A”.

 

FINANCIAL TEMPLATE:

Not Applicable

 

ENVIRONMENTAL CONSIDERATIONS:

The issue with respect to the tree cutting at this site has been addressed in this report.

 

ACCESSIBILITY CONSIDERATIONS:

The site plan shows a total of six parking spaces for the physically disabled, in accordance with the Parking By-law, located close to an entrance.  In addition, barrier free pedestrian connections leading from the building entrances to the parking area have been provided.  However, the applicant will also need to provide barrier fee pedestrian connections leading from the building entrances to the municipal sidewalk on Highway No. 7.

 

ENGAGE 21ST CONSIDERATIONS:

Proactive growth management is identified as a goal of the Town and good urban design is seen as critical to this.  The siting of the proposed building creates a strong building presence along Highway No.7 and the design of the proposed building is consistent with the Town’s high quality design requirements.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

The application was circulated to all Town departments and external agencies, and their recommendations/concerns have been incorporated into this report.

 

RECOMMENDED BY:

 

 

 

 

________________________________            _________________________________

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

Director of Planning and Urban Design                  Commissioner of Development Services

 

ATTACHMENTS:

Figure 1 – Location Map

Figure 2 – Area Context/Zoning

Figure 3 – Air Photo 2005

Figure 4 – Site Plan

Figure 5 – Elevations

Figure 6 – Rendering

Appendix “A” – Site Plan Conditions

 

AGENT:

Mr. Tarvo Eistrat

R.H. Carter Architects Inc.

5040 Dundas Street West

Toronto ON  M9A 1B8

Tel: 416-233-5583 ext. 248

Fax: 416-233-5585

 

File Path:    Q:\Development\Planning\APPL\SITEPLAN\06 110407 Markville Chevrolet Cadillac\Recommendation Report.doc